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Home My WebLink AboutPCP 07-06-2005 Chair ~ 1245 W. Highway 96 David Sand ~HlLLS Arden Hills, MN 55112 ommissioners 651.634.5120 Ken Bezdicek Arden Hills www.ci.ardenMhills.mn.us Clayton Larson Dave McClung Planning Commission Liz Modesette Roberta Thompson Wednesda , Jul 6,2005 CIa ton Zimmerman City Vision A strong community that values our unique environment, our ftscal soundness, and our tradition as a desirable city in which to live, work, and la . Agenda Planning Commission Convenes 7:00 PM CaD to Order 1. AGENDA 2. MINUTES A. June 1,2005 Meeting 2.5 INFORMATIONAL ITEM A. MnDOTlRamsey County Radio Tower Reconstruction Project (across Lake Valentine Road from MVHS) 3. PUBLIC HEARINGS A. Planning Case 05-17: Presbyterian Homes, 2845 Hamline Ave. N. #100, Roseville, MN; SUP Amendment for McKnight Care Center Addition (3220 Lake Johanna Blvd.). 4. UNFINISHED AND NEW BUSINESS A. Planning Case 05-12: Royal Oaks Realty, 1000 County Road E West, Shoreview, MN; Master and Final PUD and Preliminary Plat for Old City Hall and Public Works Site (1440-1450 Highway 96). 5. REPORTS 6. ADJOURNMENT A quorum of the City Council may be present at this meeting. . e ~ ~HILLS MEMORANDUM DATE: July 6,2005 PC Agenda Item 3.A TO: Planning Commission FROM: Peter Hellegers, City Planner fi. SUBJECT: PC #05-17, Senior Housing Partners (for Presbyterian Homes) 3220 Lake Johanna Boulevard - McKnight Care Center AdditionIRemodeling SUP Amendment Requested Action Consider the requested Special Use Permit Amendment for an addition to the south end of the McKnight Care Center on the Presbyterian Homes property in Arden Hills. , Background I . Surrounding Area North Low Density Residential R-2: Single & Two Family Single Family Detached Residential Residential South Public & Institutional R-2: Single & Two Family Multiple Family Residential Residential East Lake Johanna I Low Density Lake Johanna I R-I: Single Lake Johanna I Single Family Residential F amil Residential Detached Residential West Low Density Residential R-2: Single & Two Family Single Family Detached Residential Residential Site Data Public & Institutional Multiple Family Residential R-2: Single & Two Family Residential 26.02 acres (1,133,254 square feet) Slopes downward from west to east toward Lake Johanna. . \\Earth\Planning\Planning Cascs\2005\05+ 17 Pres Homes SUP Amendment McKnight Care Ctr Addition (PENDING)\07-06-QS PC Report Pres Home McKnight Care Center Addition SUP Amend PC-05~17.doc Page 1 of7 Svecial Use Permit Amendment The applicant has requested that the Planning Commission review a Special Use Permit e Amendment to allow a 13,156 square foot addition to the south end of the McKnight Care Center. Overview The applicant is proposing a Special Use Permit (SUP) Amendment to allow for an addition to the south end of the McKnight Care Center. Currently the McKnight Care Center houses 208 skilled care residents. The State of Minnesota granted an exception to the Nursing Home Moratorium to allow for the changes to occur. The proposed addition would allow Presbyterian Homes to eliminate twelve (12) 3-bed rooms and move to a configuration of single bed rooms and 2-bed rooms, allow for separate dining areas, and add a fourth floor rooftop garden. While the addition work would take place Pres. Homes would also take the opportunity to update the look ofthe interior spaces. The addition is proposed to maintain the existing west building line or in some places come two feet closer to Lake Johanna Boulevard, still meeting the City's setbacks, and would use exterior materials that coordinate with the existing building. The number of residents at the McKnight Care Center would not change; they would simply be in different room configurations. Also, the number of employees would stay the same. There would be excavation along the west side of the building into the hill to allow for adequate space and light to resident rooms. The trees along the west property line should not be affected; any other trees that would be affected and cannot e be moved would be replaced with new plantings. No new exterior signage would be added as part ofthis project. Following are some tables with pertinent information: Resident Bed Count Floor Number of Existing Beds Number of New Beds First Floor 16 28 Second Floor 60 61 Third Floor 60 61 ---------~- Fourth Floor 70 58 Total 208 208 BuildinJ! Area Existing Gross S.F. Addition Total Gross S.F. First Floor 26,956 4,125 31,081 Second Floor 25,788 4,125 29,913 Third Floor 25,788 4,125 29,913 Fourth Floor , 22,264 781 23,045 Total 100,796 13,156 113,952 \\Earth\Planning\Planning Cases\2005\05-17 Pres Homes SUP Amendment McKnight Care Ctr Addition (PENDING)\07-06-05 PC Report Pres . Home McKnight Care Center Addition SUP Amend PC-05-] 7.doc Page 2 of7 . Special Use Permit A Special Use Permit is required for institutional housing in the R-2: Single & Two Family Residential District. Special Use Permit (SUP) #70-52 approved a building addition to the main Presbyterian Homes building (Lakeview Residence). SUP #75-17 approved the Geriatric Center (McKnight Care Center). Plan Review 1. Zoning - Meets Requirements Institutional housing is listed as a special use in the R-2: Single and Two Family Residential Zoning District. Building Setbacks Following is a comparison of the proposed setbacks as compared with the setback standards established by the Zoning Ordinance. ! Front Yard . (Lake Johanna Blvd.) 2. Special Use Permit Analysis - Finding Required Special Use/Special Use Permit - Since institutional housing is listed as a special use in the R-2: Single and Two Family Residential District, review ofthis item requires that the Planning Commission (and City Council) consider certain nuisance characteristics. Section 8, D, 3, b of the Arden Hills Zoning Ordinance states that the City Council and Planning Commission: "...shall consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: existing and anticipated traffic and parking conditions; noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; drainage; population density; visual and land use compatibility with uses and structures on surrounding land; adjoining land values; park dedications where applicable, and the orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the City." . \\Earth\Planning\Planning Cases\2005\05-17 Pres Homes SUP Amendment McKnight Care err Addition (PENDING)\07-06-05 PC Report Pres Home McKnight Care Center Addition SUP Amend PC-05-17.ctoc Page 3 of7 e 3. Landscaping-Does not include trees in the 3.5-4.0 caliper inch category. (The upper end of the proposed range meets the minimum total caliper lnch landscaping requirement; does not meet requirement for percentage of caliper inches; additional caliper inches of existing mature trees may be preserved but have not been included in these calculations) Minimum Landscaping Requirements Under the City's landscape plan design requirements 41.11 caliper inches of trees are required (the minimum total caliper inches required for trees can be arrived at by dividing the gross square footage of all floors ofthe building [13.156 by 320) for this case. The applicant has proposed 37.85-45.32 total caliper inches of new trees, the upper end of that range would meet the requirement per the minimum landscaping requirements. In the 4.5 to 5 Inch Caliper Inch category the proposed landscaping does not meet the required 3.48 caliper inches. However, this is offset by the proposed landscaping being more than 4 times the required total amount. Caliper Inches of Trees (required / proposed) Required for buildings of 1-2 50 % (20.56) 30 % (12,33) 20 % (8.22) . Stories Proposed # of (14.50-20.32) (0,00) (20,85-25.00) Caliper Inches 4. Aesthetics/Building Materials - Meets Requirement. Face brick is proposed to coordinate with the existing exterior ofthe McKnight Care Center. Trim materials would also match the building to provide a consistent look to the building, like it was all built at the same time. A knee wall would be used around the fourth floor garden with a 6-foot high prefinished metal fence above. The fence would likely be a vinyl coated f~nce, tan in color to blend with the building but open enough to allow residents to view the outdoors. The rooftop garden would also include some plantings to make the area more attractive for residents but would also help create a better view from the street as well. 5. Height of Buildings - Meets Requirement The addition is proposed to maintain the existing building height and at the southern end of the addition would be shorter since part of the area is the rooftop garden. The rooftop garden area at the top of the fence is still not as tall as the existing roof height. . \\Earth\Planning\Planning Cases\2005\05-17 Pres Homes SUP Amendment McKnight Care efT Addition (PENDING)\07-06-05 PC Report Pres Home MCKJlight Care Center Addition SUP Amend PC-05-17.doc Page 4 of7 . 6. Screening - Meets Requirement. The existing trees along the west property line are proposed to stay. The shrubs behind those trees would likely be removed to make way for the new retaining wall. Several of the large coniferous trees at the south end of the existing building which currently help to screen the building would be affected by the addition. The applicant has proposed to relocate these trees if possible, and replace the trees if relocation is not feasible. The preservation of as many existing trees as possible will help screen the building addition from the residential properties to the west. The applicant will need to verify that all mechanical equipment is screened, consistent with Section 6E4j of the City's Zoning Ordinance, including the transformer (shown as site plan note #21). 7. Lighting - Meets Requirement. General requirements for lighting state that the source oflighting shall be concealed or hooded and also that lights shall not cast light exceeding a meter reading of 1.0 foot candle on the tr<lvellanes of adjoining public streets or 0.4 foot candles on adjoining residential property. The applicant has proposed a total of5 wall pack style light fixtures along the west and south . sides of the building. These lights would be below the grade of Lake Johanna Boulevard and should therefore not be visible from neighboring residential properties. The applicant should confirm that the lighting will meet the City's lighting requirements. 8. Grading, Drainage, and Utilities - Revised plans to address the comments and questions of the City Engineer regarding Grading, Drainage, and Utilities should be submitted. The City Engineer has reviewed the applicant's plans and has indicated areas for revision of plans and areas where additional details are required. The Planning Commission should review the plan review comments below and determine if they are comfortable with the City Engineer's recommendations as they relate to the grading, drainage and utility plans. If the Planning Commission is comfortable with the plans subject to the City Engineers recommendations, a condition should be added directing the applicant to submit revised grading, drainage, and utility plans to the City Engineer for review and approval prior to the issuance of building permits. The applicant shall also be required to obtain the necessary permits from the Rice Creek Watershed District in regard to drainage, erosion control, and storm water; and from Ramsey County in regard to work within the Ramsey County right-of-way. . \\Earth\Phmning\Planning Cases\2005\05-17 Pres Homes SUP Amendment McKnight Care Ctr Addition (PENDING)\07-06-05 PC Report Pres Horne McKnight Care Center Addition SlJP Amend PC-05-] 7.doc Page 50f7 9. Additional Plan Review Comments - Plan review comments received from City staff, the . City Engineer, and the Lake Johanna Fire Department. I. Applications for building permits shall be submitted two weeks prior to the planned date of construction. Building permits approved by the Building Official shall be required prior to the start of any construction. 2. Please revise watermain connection to existing. Wet tap is not feasible with this design, Watermain will have to be cut. How many residents will be out of water? Will temporary water services be required? What time will the relocation be done? Will this be night work? How many services will be relocated as a result of relocating watermain? How will watermain be disinfected prior to turning on? 3. Ask Operations and Maintenance Superintendent ifhe would want the additional gate valves the relocation areas. 4. Remove the old watermain pipe. 5. Show profile of proposed watermain pipe. 6. The City uses CEAM spcc for watermain installation; please include this in the plan. 7. Contact Ramsey County for their approval on proposed watennain location, geogrid in the ROWand bit. patching section. 8. Construct railing or fence along top of wall. 9. Bit. patching section for Johanna Blvd should match existing section (consult Dan Soler at Ramsey County). 10, Please note sidewalk grades on the plan. 11. Geogrid should be located on property. May need encroachment permit from County. . 12. Provide erosion control plan for project. 13. Where does the existing storm sewer go? 14. Obtain watershed permit. 15. Provide traffic control plan. 16. Who will be responsible for the storm sewer after construction? Staff Recommendation In Planning Case #05-17 staff recommends approval of the Special Use Permit Amendment for the Presbyterian Homes, after making a finding that the special use will not have an adverse impact on the surrounding properties or on the community as a whole; subject to the following seven (7) conditions: A. Revised Final Plans. The applicant shall submit revised plans, responsive to the comments from the Plan Review Comments section of this report (9), contained in City Planning File #05-12, for review and approval by the City Planner, City Engineer, and City Building Official, prior to issuance of building permits. B. Landscaping Plans. The applicant shall submit a revised landscape plan for review and approval by the City Planner prior to the issuance of an occupancy permit. C. Screening of Mechanical Operating Equipment. All mechanical operating equipment shall be screened to meet City regulations. . \\Earth\Planning\Planning Cascs\2005\05-17 Pres Homes SUP Amendment McKnight Care Ctr Addition (PENDlNG)\07-06-05 PC Report Pres Home McKnight Care Center Addition SUP Amend PC-05-17.doc Page 60f7 ----..--------- ---..--- I I D. Noise Level of Mechanical Operating Equipment. All mechanical operating e equipment shall meet the City regulations for noise levels. If the City Council determines that the noise level from the mechanical operating equipment is not meeting City regulations for noise levels; the applicant shall be required to reduce the noise levels from the mechanical operating equipment. E. Protective Fencing on the Retaining Wall. Protective fencing shall be erected at the top of the retaining wall. Fencing may be decorative (wrought iron) or a vinyl coated chain link style fencing (suggest black, brown, or dark green). F. Execution of an SUD Amendment Permit. Execution of an SUP Amendment Permit drafted by the City Attorney and approved by the City Council prior to the issuance of a Building Permit. G. Necessary Approvals from Other Agencies. The applicant shall obtain all necessary permits from the Rice Creek Watershed District, Ramsey County, the State of Minnesota Department of Natural Resources and any other governing agencies where applicable. Options 1. Recommend approval as submitted. 2. Recommend approval with conditions. 3. Recommend denial with reasons for denial. If the City denies the petitioners request, "...it must state in writing the reasons for the denial at the time it denies the request." 4. Table for additional information. . Deadline for Agencv Actions - July 29, 2005 The City of Arden Hills received the completed application for this request on May 31, 2005 Pursuant to Minnesota State Statue, the City must act on this request by July 29, 2005 (60 days), unless the city provides the petitioner with written reasons for and additional 60 day review period. The City may with the petitioners' consent extend the review period beyond the 120 days. Attachments 3a-1 Location Map, other pertinent maps 3a-2 Plans and statement of request submitted by the applicant 3a-3 Neighborhood Meeting Flyer for McKnight Care Center Addition 3a-4 SUP #75-17 A with plan information and SUP #70-52. . \\Earth\Planning\PJanning Cases\2005\05-17 Pres Homes SUP Amendment McKnight Care Ctr Addition (PENDING)\07-06-05 PC Rep0l1 Pres Home McKnight Care Center Addition SUP Amend PC-05-J7_doc Page 70f7 r-- , I , . Planning Commission Meeting July 6, 2005 Attachment 3a - 1 . . 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Planning Commission Meeting July 6,2005 Attachment 3a - 2 . . : . j ~ For Office Use Only . ~HILLS Planning Case No. 05- Submittal Date 1245 West Highway 96 Application Accepted By- Arden Hills, Minnesota 55112 Receipt Number Telephone (651) 634-5120 Council Decision Fax (651) 634-4137 Council Decision Date www.cLarden-hills.mn.us 2005 LAND USE APPLICATION Applicant Information Applicant: 30n"" l'JI..-e h,,\c.-ir.s - 'S-el'\IOY"" ~W.l t"\.5 'Por-+Mr-.s Address: '2~4~. ~_\h\.o. A".. N. ~ (00) iCos,.('u: II., t'\\..v SS'l/1 - Telephone No,: CJ,~/- (..31'-(;.31'3 Fax No,: (,S 1- (.,31- (., So 1 Email Address: :nn~h....\c.~I"\s. G S4i"\\O.... pe<M-I\..c>r-s . c"","" Property Information Property Owner ?f"f':5.b-yl-trlo.", tto~~so~ Ard.('fo ~;\~ Owner Address 3220 \..eo. lc.e Jvha,,~e.. {3\ "0. . Address of Property Involved: A,.A.."" I.l:\h} l'(\N .5":"$ tl't- Legal Description: SPe Cl.:.\4.o.. c.. "'--€ d Property ID No,: 'It.. 33 - '50 z. ~ - \...\ 'J - 0002. - 3 Current Zoning: 'R'2.. Type of Use: S '(.\\-to. I ~.KlSt..tt \ \ "ll (\.J OS.e l"\."\ (/'r Cc;...'(Z Property Acreage: 30. Ie.. e of Re uest* . Applicants are responsible for Apportionment of Assessments ($30) reimbursement of consultant o Comprehensive Plan Amendment ($300) fees associated with filing, reviewing. and processing of o Final Plat (including in Preliminary Plat) this application. Such fees are to o Minor Subdivision (iot split/consolidation) ($300) be paid in escrow up front or o Planned Unit Development ($600 + escrow) upon receipt of statement from o Preliminary Plat ($400 + $25 per lot + escrow) the City of Arden Hills. Fees include costs for consultants o Rezoning ($300) retained by the City and include o Site Plan Review ($400) consultant planning services, 111 Special Use Permit or Amended Special Use Permit ($300) attorney, and engineer. o Vacation of Easement ($250 + escrow) Payment of park dedication . fees, established by City o Variance (Sign Ordinance) ($250) Ordinance, are required with o Variance (Zoning Ordinance) ($250) certain procedures. o Zoning Ordinance Amendment ($300 + escrow) Page 1 of3 .- " Brief Description of Request (please also include a detailed letter exolalninq the orolect): . A n., \S-~ So/') \LCA.r... fOel.\. o..J.J..~ 10,,", I.,~ r-- f'.oucJ.1 0'" \-0 ~ ('{\..c..\(t\, ~I....:I- CeJ.f-t (' ~ ",.\-t r- - pD..~ of ?r~.~ b1~"'" cAr'- \-\ q-'\'H'S 04 A('c\....'" B;\k t"cA ~ pu. 3- -+0 1 "'^ pW'rht ~ ~\,1. -4- t:l\ lAa..\ '-~y ,.,.(:. ('"""5; \ (\........-1- C"rl. "..Il . ~ FilinQ Requirements and Payment of Fees The City requests that you make a pre-application meeting with the City Planner to discuss the application process, requirements, and deadlines. The undersigned acknowledges that she/he understands that before this request can be considered, all required information and fees (including all deposits) must be paid to the City in advance. If additional fees are required to cover costs incurred by the City, the City Planner has the right to require additional payment from one or more of the . undersigned, who shall be jointly liable for such fees. Such expenses may include (but are not limited to) direct city payroll and overhead costs, fees paid to consultants and other professionals, and the cost of printing, mailing, and supplies. The City may withhold final action on a land use application and/or rescind prior action until all miscellaneous fees have been paid. Applicants are advised that an escrow deposit Is required at the time of the submittal of the Land Use Application to offset costs associated with the proposed project. Required Submittal Information The City of Arden Hills requires the following submittals for all Land Use Applications: . A certified land survey. . Site plan(s) (for all development projects). . Five (5) large scale copies, folded in sets no larger than 8 Yo" x 14" with the print side facing out, . Fifty (50) copies of 11" x 17" reductions of ALL PLANS MUST BE 3.HOLE PUNCHED AND Z- FOLDED. . Mailing labels of all properties within 350 feet of the property (this information may be obtained from Ramsey County). True and accurate representation of the requirements outlined in the procedural form for the specified type of request is the responsibility of the applicant. Complete/Incomplete Applications An incomplete application will delay the processing of land use requests. The application approval time . commences and an application is considered officially filed when the City Planner has received and examined the application and determined that the application is complete. A decision on whether the application is complete or incomplete shall be made within fifteen (15) days following the submittal of the application. When the application is deemed to be "complete" it shall be placed on the agenda of the first possible Planning Commission meeting occurring at least thirty (30) days from the date of official submission of the application. Page 2 of3 I ""'- '. , I Notice of Meetina Attendance . In order for the Planning Commission and the City Council to consider any application, the applicant or a designated representative must be present at the scheduled meeting. If not, the matter will be tabled ,until the next available agenda. . AQenda Deadline and MeetinQ Schedule The deadiine for submittal of land use applications is required according to the schedule outlined below. There are no exceptions. All Planning Commission meetings are held on the first Wednesday of each month at 7:00 PM. City Council meetings are held the last Monday of the same month at 7:00 PM. Meetings are held in the Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills, Minnesota 55112, unless otherwise stated. Applicants are advised that additional meetings and/or workshops are scheduled wh~n necessary upon approval of the Planning Commission. 2005 SCHEDULE (*subject to change) TENTATIVE CITY COUNCIL MEETING DATE" (Generally held on last Monda at 7:00 .m. . Acknowledaementand SiQnature I acknowledge that I have read all of the Information listed In the City of Arden Hills Land Use Application and fully understand that I am responsible for all costs incurred by the City related to the processing of thlsapPlicati~.~~L ./ 5 /'3 I )0 -s;- ~ignature &> . Date Please contact the City Planner at (651) 634-5134 if you have any questions regarding your application, . **Additional copies of this application form are available on the City's website: hffo://www,ci.arden- hills, mn.us/Deoarlments/Communitv DeveJoomentlPlanninololannina forms,htm Page 3 on . " . I I PARCEL DESCRIPTION: I i (#33-3023-43-0002-3) All that part of Lot 5, Sect. 33, T. 30, R. 23 described as follows, to- wit: Beginning at a point on the W line of said Lot 4, 400 feet N. of ; the SW corner of said Lot; thence N. on the W line of said Lot 5 to i a point where the said N. line intersects the Fly line of said Lot 5; thence along the said Fly line of said Lit 5 to the intersection thereof with the N'ly line of that tract or parcel of land in said Lit 5 heretofore conveyed to Martin Hosli by Deed recorded in "494" Deeds 93; thence W along the said N'ly line of said tract of land heretofore conveyed to the said Martin Hosli to a point distant 884.8 feet due N. of the S. line of said Liot 5 and 935.8 feet due E. from the W line of said Lit 5; thence in a SW'ly direction 936 feet fa a point on the S. line of said Lot 5 distant 630 feet E. of the SW corner thereof,' thence . N. along the W line of said Lot 5 to the point of beginning,. excepting therefrom the following described property: The S'ly 400 feef of said Lot 5 which lies W'ly of a line which is 66 feet NWly of and parallel to the following described line: Beginning /:it. a point on the S. line of said Lot 5 5, 6:?0 feet E;. of the $W corner thereof: thence running NF/y in a straight line 936 feet to a point which is 884.8 feet due N. of the S. line of said Lit 5 and 945.8 feet due E. of the W. line of said Lot 5. . ,- I . Presbyterian Homes of Arden Hills McKnight Care Center City of Arden Hills . Special Use Permit Application Narrative Background Information Presbyterian Homes of Arden Hills is located in the City of Arden Hills, Ramsey County, Minnesota. It is the birthplace of Presbyterian Homes and Services. McKnight Care Center is part of the Presbyterian Homes of Arden Hills' campus and is home to 208 skilled care residents. The State of Minnesota has granted McKnight Care Center an Exception to the Nursing Home Moratorium. McKnight Care Center is one of five approved for the Exception out of38 applicants. This will allow McKnight Care Center to renovate the current facility and enhance resident quality of life by addressing current needs. The State of Minnesota will assist in this process by providing additional debt support. As the deadline for the Exception to the Nursing Home Moratorium is approaching we are seeking necessary City Approvals to move forward with the proj ect this summer. Weare committed to improving the quality of care for our residents by implementing the necessary steps to . successfully renovate and remodel McKnight Care Center. Current Needs . Eliminate twelve (12) three-bed rooms. Three-bed rooms are no longer acceptable to residents, their families or to experts in our field. We plan to eliminate the twelve three-bed rooms replacing them with private and semi- private rooms. . Reduce number of residents on the fourth floor from 72 residents to 58. This will decrease over stimulation that comes with larger resident groups and increase quality of life for our residents with dementia. Weare focused on decentralizing services such as dining and creating smaller family group areas. . Increase storage for resident equipment. The additional storage will increase staffs ability to comply with Federal, State and Fire Marshall regulations for keeping hallways clear. This will again increase quality of the resident environment by eliminating the need for equipment to be stored in resident common space. . Create confidential areas for use and storage of medical records. The creation of these areas will provide spaces for staffs ability to comply with HIPAA regulations. . . . - Building Additions/Renovations . Construction of a 13,156 square foot addition adjacent to the South end of the existing building. Consisting of new resident rooms, 4tl1 floor Dining Room, and 4tl1 floor RoofTop Garden. . Renovation of existing administrative offices to create new resident rooms . Renovation of current common areas to create equipment storage areas, employee work areas, and resident community areas. . Replace corridor carpet . Paint corridor walls . Replace aging furnishings. Site Impact . Exterior of the Building - materials to coordinate with existing . Traffic Impact - no change in traffic pattern - the number of residents and employees remains the same. . Landscape - retain/move existing trees replacing plantings unable to be moved. . Length of Building Construction -11-13 months . Property Line Set Backs - Building Addition will meet all required city property . line set backs. . Staffing - Current operations will remain the same related to deliveries, staffing patterns, parking and other related activities. We look forward to working with the City of Arden Hills during the Addition/Renovation of McKnight Care Center. Our partnership in this project will improve the dignity and quality of services and care delivered to the Arden Hills Senior Population. It is our intent to comply with all City Codes and Requirements in creating a successful addition to the City of Arden Hills. . - - I l ,....., .. ~ ~ / '''f ,.- .. ~3: :::a" c~ mZ z- :tQ _:Z: 1'""-1 ~n ~ >0 !::u of;'<' zm Zn mm ~Z ;!", ~ ::u , " , . I \ \ /' .~~::f'~ /" c'.,.,. 'J~ <II )> . '" ~ if' ~ ~ 0 " - . --,-~_.----"--.~--,~,-- ---.--.-----. lIE !o~:}.':l:) - ---:.,. I ~K. ~ ., I ~.~,,:.",.' I .; " I ;. I I ;:1 I \~ ~~o r"L I ~8"'~& , "''',.,p \1 I TH E. PRESBYTE.RIAN ' ,~S \ . a :,'~ t t I 3 \ (5)' (~ (r.) s" c.; 0 V T L Q T 5 (a) fl czm ~I ! i I. I ~ I ! ~ (Hoo , 11 ~ ~ (3) . ("'~~A'l , I ~, .I~.., (I"') 'n \ i~-a31 ,f;.Z.8..a.c. \ ~ .~ 1... tJ91'..4~ 500' _ ' . ... ., ~ ' 65) ~ .' , Oi '-0 ~~;t.l $t.a, 01'00 l.. 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',.1 i i~ ! 1 :'i"i=I::iit!h~;.b=;f1i ~ ~.! ~.j'" . ::'..a. ....;.;..,..,.t ; I; !'~ I ":u~!lh:ird ':0.;;, !1, I ______ ~..:1...1tt ..~ rr-1u- r'!'rlu :1..1.. :II"~ r'~ , I I '''1 . " r"'I" ,~i; ~, "-~::-- C.OVNTy -{--,;;,~;!':-~~~,"',."\':"::::-_.t-_.:.' ~.'ilt ~1\lh:;..!.~lh!~ ulr-i !....fi~1i''J:iP1.~:o '''-; 1 :~~_!.. i!~1:i~il"f ..1::':. .... I =::'-"..1 ...;.:1.1;..':...... , ;~~:~i ~iEi!:~!~!;il;~ '~'!I f ~ "'11:1:' . . f ~ ; t:'=:.;' 4 ~". sr::.,,!~~~ . , i~~~~ !~i~i!i:i;:f;~~ ~ ~ JU! " ," t! ~ .il Iii ;: ! ~ n:-il.. 1!.~r.:::~Jh-:. r!r . . - ... '"1" ~i "." I ~ ' > l!lll.\l!!;lmiim~t ! , ~ jl !i ! : ., r : .pf i " ! . i ;or ;: ~ ~ . t 4 ri.:; -~ -... - r f . . , i OWNERSHIP REPORT . . f . " Owners of Propertv Legal Name: Presbyterian Homes of Arden Hills Address: 3220 Lake Johanna Blvd. Arden Hills, MN 55112 Phone: (651) 631-6000 Corporate Contact Name/Title Dan Lindh, President/CEO Presbyterian Homes and Services Address: 2845 Hamline Ave. N. Suite 200 Roseville, MN 55113 Phone: (651) 631-6133 Applicant Name/Title John Mehrkens Deb Zarbok . Address: Senior Housing Partners 2845 Hamline Ave. N. Suite 100 Roseville, MN 55025 Phone: (651) 631-6313 (651) 631-6318 . e e e I I i ~ ____-~ 4 ~ --- '" .. ~~ ~ ::: ~ HI. -,,~" ~. .! ~ ~ ~ f~~, ~ , '-~ '!...,~~-;,.--~".:." ';, --'~!.,~"' ~!,' ~k": ~ I ,"ft,-llINOUS ......... ............. ~ / S!'''. t ~ NO-aJ'IJ-W"'ij'J.26 _; MAAI( lOr _? I 'rr :.z ! ! '-! ~\.. '" @ \-':~~~fEET\3 ~ ~ 1- ~,~,-A"'I I ~ _1....-; -~ ~ :~i'-.Il~",,~/.. t:~~.,;" "-,... ~'" "."T: ,_ / ~ .,(' _D 1- ~ __ ~'_.. r~--.., .."......,..., ~', ( , ......... ~- - '. 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Signage Plan - NI A no changes being made to current signage . . . ft LANDSCAPE UTILITY /DRAINAGE PLANS ~ . e e e 1 'I c- (_ 7'; I ~z go ~ ' )> , ~ ) m ! '/ ." ~ ) ~ I I . ." !, ( ~ II I . - n , " 'I I i' ' I .',,, l,--_~-= i . II "', 'I ~;j I, {l" Ii ,~ V " '. I ' " I . ". 'o' ~~ ' , . II ." I, ,,'- ~; ,; I I ~ ,-' I ''-.-,---- I, J I - ,- I- II ( I , I ' I I ' ~ , 1 " il I 'i I r p 7< m ,I <- II I 0 I I i I I I, p . , Z ' z Ii ,I P " CD I', --- ' I ~ 'II - o , I ' I[ 11,\ :1 ~ 11'- " I: ,- - I I " I 'I , , I ,--- -- i I' .- ----- . L ___ ,. I i \ ' -~~ ,!J J ,,' I _ ---- I 111\ I --.- ::; , I! !i __"-, ___c. 11 I i { I~---- ~~- t I ,,J-' I I~ ! ----- !i ill i __u I ,I '.." __.__ ~ I' 1 '\ f- -. -- <........"",,""~""'......"-,~,_....."'- ::r: . 'I' II~ r 0 l> e '" ,: ~ ~ fii "" ~ ~ ~ 'I" 0 tt '" C! I ~ - ~ I I:J (J) ~ ~ (j Z r . ' I ~ ~ [;lei'" ~ ~Q ~ ~ """"'" I " ~ ill ~ ~ ~ 0 iE ;:;j q ;:x> - , ' , " ' o..,~ -lr;<On mfi l> , .'1 ' " :zo ;>' r-' ~ ,,~ -< ,,' c , r ~ '" ,,~ ~!o ,~ I I :t> ~ ~ m rn ~ I:;;: '0 I Z ~ 9 1./'1 I - Planning Commission Meeting July 6,2005 Attachment 3a - 3 . . R I A e ,'v~RS Pi RE (, t':;;,"'-o'~-I ;"'_'C:~'; - -, '~'f Building Addition JUN 1 0 2005 I ~ - ;....., - ~.:;.... ~ Informational Meeting "" -~ ,y .... ,"' ' CITY OF ARDEN HillS I PRESRYTER[AN HOMES & SERVICES RE: McKnight Care Center 3220 Lake Johanna Blvd. Arden Hills, MN 55112 Date: June 14th, 2005 Time: 6:30 pm Location: Trinity Lutheran Church Senior communities 3245 New Brighton Road Arden Hills, MN 55112 designed with the hand of experience, a heart Presbyterian Homes would like to share with you information on our opportunity to increase the quality of life for our . residents at McKnight Care Center. The State of Minnesota has for excellence and an awarded McKnight Care Center an Exemption to the Nursing Home Moratorium. This will allow us to increase the number eye to the future. of rooms On our campus, eliminating the need for three resident rooms and improving dining and community spaces, providing service to the same number of residents with current staff. Construction of a 13,156 square foot addition adjacent to the South end of the existing building will allow the necessary room for these improvements. We are working with the City of Arden Hills for assurance all city codes and regulations will be followed. For additional information on the proposed addition/renovation of McKnight Care Center please join us on the 14th. . Alanay,ement 6' Seruius 2845 Hamline Avenue North, Suite 200, Roseville, MN 55113 Phone (651) 631-6100 Fax (65 t) 631-6108 e Planning Commission Meeting July 6, 2005 Attachment 3a - 4 e ~ ~;';'J;:';~ ~'-! -'7 t. , I c &-e I 'J, ~ , e STATE OF MINNESOTA COUNTY OF RAMSEY CITY OF ARDEN HILLS AMENDED SPECIAL USE PERMIT--Case The undersigned, Clerk-Administrator of the City of Arden Hills, does hereby certify that this Amended Special Use Permit is granted pursuant to the provisions of Ordinance No. 99, the Zoning Ordinance of the City of Arden Hills, in accordance with a public hearing duly held by the Planning Commission thereof on September 2, 1975 and subsequent approval by the Arden Hills City Council on September 8, 1975. Permission is accordingly given the applicant, THE PRESBYTERIAN HOMES OF MINNESOTA, a Minnesota non-profit corporation, hereinafter referred to as "Permittee", to develop, construct and operate upon the property hereinafter described, a geriatric care center and ten (10) townhouses for the elderly, along with appurtenant walkways and parking lot area, all in accordance with the various plans, drawings, renderings, pictures and documents as have been submitted to the City, dated August 19, 1975, have been reviewed, revised and approved by the Planning Commission after modifications made thereto by Herty, Elvig and Associates, the architects for the Permittee, dated September 4, 1975, and are on file with the Clerk-Administrator in the City Hall. e The property which is the subject of this Amended Special Use Permit is located at 3220 Lake Johanna Boulevard, is apparently owned of record by the Permittee, and is legally described as follows, to-wit: All that part of Lot 5, Section 33, Township 30, Range 23, according to United States Government survey thereof described as follows, to-wit: Beginning at a point on the west line of said Lot 5, 400 feet north of the southwest corner of said lot; thence north on the west line of said Lot 5 to the northwest corner thereof; thence east on the north line of said Lot 5 to a point where the said north line intersects the easterly line of said Lot 5: thence along the said easterly line of said Lot 5 to the intersection thereof with the northerly line of that tract or parcel of land in said Lot 5 heretofore conveyed to Martin Hosli by deed recorded in Book 491 of Deeds, Page 93; thence west along the said northerly line of said tract of land heretofore conveyed to the said Martin Hosli to a point distant 884.8 feet due north of the south line of said Lot 5 and 945.8 feet due east from the west line of said Lot 5, thence in a southwesterly direction 936 , feet to a point on the south line of said Lot 5 distant 630 feet east of the southwest corner of said Lot 5 ; thence west along the south line of said Lot 5 te the southwest corner thereofj thence north along the west line of said Lot 5 to the e . , (. point of beginning excepting therefrom the following described property, namely: (I) All that part of said Lot 5 described as follows: Conunencing at a point where the northerly line of said Lot 5 intersects the westerly shore of Lake Johannaj thence southwesterly 50 feet; thence at right angles and southeasterly 100 feet to the shore of Lake Johanna; thence along the shore of Lake Johanna to the point of beginning and excepting also (2) The southerly 400 feet of said Lot 5 which lies Westerly of a line which is 66 feet northwesterly of and parallel to the following described line: Beginning at a point on the south line of said Lot 5 630 feet east of the southwest corner thereof; thence running northeasterly in a straight line 936 feet to a point which is 884.8 feet due north of the south line of said Lot 5 and 945.8 feet due east of the west line of said Lot 5. AND all that part of Government Lot 5, Section 33, Township 30 North, Range 23 West, described as follows: Commencing at a point where the Northerly line of said Lot 5 intersects the Westerly shore of Lake Johanna; thence Southwesterly 50 feet; thence at right angles Southeasterly 100 feet to the shore of Lake Johanna; thence along the shore of Lake Johanna to the point of beginning; according to the Government survey thereof; together with all riparian rights acquired by the recession of Lake Johanna; AND ALSO a strip of ground 15 feet wide bounded on the South by the South line of Lot 27 in Auditor's e Subdivision No. 80, Ramsey County, Minnesota, on the West side by the Westerly line of said Lot 27; and on the East side by the Easterly line of said Lot 27: on the North by a line parallel to and 15 feet North of the South line of said Lot 27 in Auditor's Subdivision No. 80, Ramsey County, Minnesota, being the South 15 feet of said Lot 27; as extended to Lake Johanna, together with all riparian rights acquired by the recession of Lake Johanna; according to the plat thereof on file and of record in the office of the Register of Deeds in and for said Ramsey County~ This Amended Special Use Permit is issued not only subject to Permittee's compliance with the general conditions and documents mentioned hereinabove, but also subject to all the requirements, provisions and conditions set forth in the Special Use Permits issued to the Permittee on April 12, 1971 (Case No. 70-52) and April 9, 1973 (Case No. 73-10) , except as modified herein; subject to all the requirements and conditions set forth in Ordinance No. 99, the Zoning Ordinance, as amended, including Permittee's obtaining proper Building Permits; and subject to the following Special Conditions: l. None of the buildings to be constructed by Permittee shall exceed an elevation of 24 feet above the grade of the east right-af-way line of Lake Johanna Boule- vard. - - 2 - J ~ ~ . ~ ,. , e 2. The drainage plan of Permittee sha II be approved by the City Engineer. 3. The reee I v I og doors sha II be posted with a sign statIng that deliverIes wi I I not be acc61ltad prior to 7 :00 a.m. 4. landscaping of the subject premises sha II be performed in accordance with the landscaping plans f II ed by Permittee and sha II be completed before the City will a II ow occupancy of the structures to be constructed by Permittee pursuant to this PermTt. To assure the City that the landscapIng work will be done I n accordance with said landscaping plans and w I II be completed at the time of fInal completion of the construction of said structures, Permittee sha II post with the Clty--at the tIme It applies tor Building Permlts--a landscaping performance bond In the sum of one hundred twenty-five percent ( 125%) of the ant I re cost of said landscaping .work, as estimated by t~e Cl~y~s Planner or landscape Inspector, which sba II name the City as ob I t gee. The form, substance and execution of said performance bond, and "the sure"ty I ssul n9 "the same, sha II be:subJect to the City Attorney's approval. Permlt~ee sha II reimburse the CTty for costs incurred In reviewing Permittee's landscaping plans~ estimat- ing the cost of the work and the amount of e the performance bond, Inspecting the work, giving final approval thereof, and any other services performed by him with respect to Permittee's landscaping of "the subject premises. Oa"ted this 8th day of Septembe r, 1975. CI TY OF ARDEN HILLS By ai2NLri2d>iJlf)~ Charlotte McNlesh, Clerk-Administrator e -3- . e June 27, 1975 w: Arden Hills Planning Commission From: R. D. Fredlund, Planner Subject: McKnight Geriatric Care Center addition to Presbyterian Homes. Proposal The proposed special permit request is to add a 4 story (2 stories above street grade) geriatric unit to the existing home and convert the existing home into a 170 bed board and lodging home. The addition will include 60 skilled-care beds, 120 intermediate-care beds, 46 short term beds, a community services program, medical clinic and day care facilities. In addition to the above units and converstion of existing facilities, there is proposed 8 efficiency living units and two 1 bed living units. Comprehensive Plan The plan for the area recognizes the continuation of the service in the area of the home and has designated the site as a community facility site. ~ e such, density unlike TCCH which is located in a low density area, is more dependent upon zoning definitions of use and density than is TCCH. There is a proposed trails system along Johanna Boulevard - consideration might be given to include the trails system through the site instead of along the Boulevard. Such realignment might prove beneficial to residents of the home as well as the general public, and a possible linking of the trails system between the east and west sides of Lake Johanna might be more feasible. Zoning Ordinance The proposal (see attached information sheets) falls within the general re- quirements of the R-l zone, using the apartment building densities. Three areas of interpretation should be considered that mayor may not be at var- iance with the ordinance: (1) Unit size - the square footage of the units are less than the apartment units size, however, when considering that all services are not provided within the unit as is the case with an apartment, and that when the other service and support service areas are added to the apartment units, the resultant area falls within the ordinance requirements; (2) Parking (underground) is provided up to the property line on Lake Johanna Boulevard instead of ten feet from the line, however, in that the parking is underground and therefore does not fall subject to the intent of setbacks. e _______n_.___ . . . Parking is more similar in this case to underground utilities and the in- tent of the ordinance can be considered justified; (3) The ordinance has a maximum height requirement of 35', whereas the proposed building has a height of 4 stories or 48 feet from ground level on the east side, however, the building has only a 28' height on the street side or west side. This would give an average height of 38' or only slightly above the required maximum and considering that this is a community facility as opposed to a single family home, the increase over maximum isn't too far out of align. . - , " - . -- ~T ~(Pi104 . The proposed construction will include in The r~cKnighLGeF-i-atric Care Center facil ities for 60 skilled-care beds, 120 intermediate-care beds, 46 short-term beds, a community services program, a medical clinic, and day-care faci I it i es. The Unit Housing construction will include 8 etficiency- I iving units and 2 I-bed I iving units. The existing facilities will become 170 board & lodging beds. SUpport functions wi II be modified to acc~modate the proposed construction. This wi II includa central ization of the receiving, storage, waSTe areas~ and expansion within tr.e existing faci I ity of the kitchen and laundry functions. ~T~ PROPOSED BUilDING CARE CENTE.~ -1st level 31,226 sq.ft. -2nd level 25,672 sq.ft. - 3rd leve I 25,662 sq. ft. -4th level 21 . 128 so. it . 103,688 sq.ft. 103,688 sq.ft. . CONNECTING LINK & TUNNEL 4,440 sq.ft. DELIVERY & SUPPORT 7,770 sq.ft. 12,210 sq.ft. 115,893 sq.fi". UNIT HOUSING: -1st level with Connecting Link 10,588 sq.ft. -2nd level 2,105 sq.ft. 12,693 sq.ft. 128,591 sq.ft. EXISTING CONSTRUCTIO~I : -lo'rier l"vef 62,910 sq.ft. -1st Level 100,490 sq. ft. -2nd level 5.856 sq. ft. 169,256 sq.ft. 297,847 sq.ft. Total . u /...01 coJEJ.2.AD7e . (Arden Hi 115 Zoning Ordinance allowable lot coverage - 25%) lOT AREA - 18 acres = 784,080 sq. ft. CARE CENTER I ST level 31,226 sq.ft. Connecti ng Li nk 2,220 sq.ft. UNIT HOUSING 1st level & ConneCTing Link I 0,588 sq. ft . EXISTING CONSTRUCTION 100,490 so.ft. 144,524 sq.ft. TOTAL AT GRADE 144,524 sq.ft. = 18% lot coverage 784,030 . e -- fUVf2. AP~ ~TlO . (Arden Hi 115 Zoning Ordinance allowable - .5) F I oar Area , Lot Area LOT AREA - 18 acres = 784,080 sq. ft. CARE CENTER 115,898 sq. ft. UNIT HOUSING 12,693 sq.ft. EXISTING BUILDING 169,256 sq.ft. 297,847 sq.ft. 297,847 sq.ft. = .38 F.A.R. 784,080 . . , . (Arden Hills Zoning Ordinance does not have a category relating to health-care facilities. Therefore the fol lowing areas relate to those requirements stated for apartment bul!dings with 4 families or OVer in an R-I district. Efficiency units require 2000 sq.ft. per unit; one-bed units require 2800 sq.ft. per unit. In our calculations we assume beds to be efficiency units.) CARE CENTER 180 beds 360,000 sq.ft. UNIT HOUSING 2 efficiency units 4,000 sq.ft. 8 I-bed units 22,400 sq.ft. EXISTING 170 beds 340,000 sq.ft. Lot Area Required 726,400 sq.ft. Lot Area Available 784,080 sq.ft. Note: The St. Louis Park Zoning Ordinance under Section 6:100 . Residential-Business District requires 400 sq.ft. of site for each person accommodated in nursing homes, rest homes, and sim i I "r uses. These figures are presented as comparative gu idel ines. . fL.CD/2- Af2fJA faZuN IT . Arden Hil Is Zoning Ordinance does not have a category relating to health-care facilities. Therefore, the follo~ing areas relate to those requirements stated for apartment buildings with 4 families or over in an R-I district. Efficiency units require 500 sq.ft. per unit; one-bed unit requires 600 sq.ft. per unit. CARE CENTER 180 efficiency units 72,462 sq.ft. Support Functions 18,000 sa. ft. 90,462 sq.ft. = 503 sq.tt./unit UNIT HOUS ING 2 efficiency units 1,026 sq.tt. = 513 sq.tt./unit 8 I-bed un i ts 5,616 sq.ft. = 702 sq.ft./unit EXISTI NG 170 efficiency units 169,256,sq.ft. = 996 sq.ft./unit Note: The St. louis Park Zoning Ordinance under Section 6.048 -Minimum Usable Floor Area for Dwell ings states "eny dwell ing structure other than a single family dwelling shall contain not less than 400 sq.ft. for each dwell ing not having a separate bedroom and . 540 sq.ft. for a one-bed dwelling. These requirements are Dresented as comparative guidelines. . PA4Z~INGi . For some of the funcTions within the proposed facil ity there are no applicable requirements listed by the Arden Hills Zoning Ordinance. In such cases requirements by the St. Louis Park Zoning Ordinance have be9n used ~s guidal jnes~ The origin of the substituted criteria is I isted following thB calculations. CARE CENTER Skilled-Care & Intermediate Care 180 beds 41 spaces (ST. L.P.) Day-Care 46 beds 14 spaces (ST.LoP.) Community Services (Arden Hil Is, professional offices) '38 spaces ( I space per 400 sq. ft. ) CI inic (Arden Hi II s, cl inic) 5 spaces UNIT HOUSING (Arden Hi lis, 1-1/2 spaces per unit) 15 spaces . EXISTING BUILDING board & lodging 170 beds 39 spaces (St.L.P.) 152 spaces required 154 spaces available St. Louis Park Zoning Ordinance Section 6.172.4 Number of Required Off Street Parklnq Spaces: Subd. 15. SaniT3iiums,Convafescent Home, Rest Home~ Nursinq Home or Da'l Nursery Five (5) spaces plus one (I) for each fiVe (5) beds for which accommodations are offered. . E'.NP~ . Fol lowing construction or the proposed oroject the number of employees needed to operate th9 ~tire facility wi II be 175 over three shifts, but could include 227 J30ple per pay-period. This figure represents part~ time as wall as full-tj~e employaes--a total of 100 full-time equivalent employaas. These employees wil I ja divided into shifts epproximately as follows: 84 - 80rning shif~ 61 - afternoon shifT ~- night shift 175 . . -, I . 6Pfi~ ~ 7() 0/2. '::?O &B e;P M e:r2 eo 10 IW 7'4- 'L 70 :--L '111t)' L I I I J !....; " _ _ ' I 'I I I / I I / ' \ ! ': / / I'! ' I /. , if. / / /,.-. / /' I ,', i I /,' </' ,. " ' (J / ' ; , , ./ . I I I ~ ( '__________ ;' 1 , " -. ~ . , ::i I _~=~~ ~ : : '/ PE:1A/,till'-01 / '>. // 11:::, '. ~ -- ~ "~ '-~l- ,< I ~~ : ' " I '" !:! ~^..-"'" -7/J -, " ;; I _n.::;....~.~_ ~L- I "'-"'- l:, i "- ".1 'J- 1" '.'.J t!.' , i/ ~ "1' .f,-. .... ,j~T~~~~'" STATE OF ~INNESOTA ~ COUNTY OF RA~SEY VilLAGE OF AROEN HilLS SPECIAL USE PERMIT - CASE NO. 70-52 The undersigned, Crerk AdminIstrator of the Village of Arden Hllls', does hereby certify that this Special Use Permltlsgra:-nted pursuant to the provisions of Ordinance No. 99 of Arde,n Hlll~lfl" accordance ,with a publ Ie hearing duly held- on April 6,,:1971 by,th~ Planning Commission, and subsequent approval thereof by; the Arden Hills Cou"-cll on April 12, 197r. ' Permission 15 accordingly gi.....en for the cons,tructlonof faci'lltJes of thePresbyterran Homes, In accordance wlth plah,s mitted with Case No. 70...52, at 3220 Lake Johann~JloulevC)rd,_)n Hills, which pr'opert'Y Is legally -described as follows, to:...:.-It:. All that part of Lot 5, Sec. 33, T. 30,. R follows, to-wit: Beginning at a point on Lot 5, 4QOfeet N. of the SW corner of theW..' I :Ine of sa I d Lot 5 to the NW co oh the NI Ine o~ said lot 5 to a pofnt w sects the E'_ly line of said Lot 5; thenceaJ<:>"g line of sah;1 LotS to the Intersection thei"cepf line of that" tract or parcel of land In satd lot con'it~yed to, Mart In Hos I-t by Deed recorded In' u491 thence WaloJ'9_the sald"N'ly line of said tract 'fore conveyed to the sai"d Martin Hosll to a fe~t_,due' N.of:the S~ I tneof said lot 5 f rqm:the Wllfle of said lot" 5; In . ,936 feet to '8' point on the S line teet Eot, the SW corner of lot 5; of said LotS to the SW corner thereof; lIne of saJd Lots to the point of beg-ln from the,fqJ)owlng described p (I) All that part of sold Lot 5 mencl~Q,,'at _a point where the N' 5ect:~-"th€! WIly shore of lake thens~at right angles and SEt I Lal<.e,' "J,phanna; thence alon9 the pO'f:l"lJ':9f::beglnnlng and_ exceptIng (2) The S'ly 400 feet of sold lot 5 whtcr,.:Js 6-6_feet NW'ly of and para-I Je descr,lbe'd line; Beginning at a Lot 5630, feetE of the, SW corner 'In a straight line 936 feet to Not';:lb~S line of said lot 5 a Itn-e 'G.f;:s~jd Lot 5. Th':1~i:--'p6'rrn't is J ssued SU-bject to a,' I ~ltl,{)ns);~t ,forth in OrdIJ}~nce No. 99, tothe,9;pt,p"t:ntng of a proper bulldlng pe sold buildIng. Oa at Arden Hills, MI nnesota I th'l YllLAGE OF AROEN By ~ lor ra 1 neSt romq Clerk Admlrilst . . ~- '- , . ~ ~HlLLS MEMORANDUM DATE: July 6, 2005 PC Agenda Item 4.A TO: Planning Commission FROM: Peter Hellegers, City Planner ~ SUBJECT: PC #05-12; Royal Oaks Realty, Inc. Master and Final Plan PUD and Preliminary Plat for the Old City Hall / PW site 1440-1450 W. Highway 96 "Arden Hills Office Park" Requested Action Consider the requested Master and Final PUD and Preliminary Plat for the redevelopment of the old City Hall / Public Works property as a 7 building, 30 unit, office condominium complex. Update The Planning Commission held a public hearing and discussed the applicant's request at their . June I, 2005 meeting. Due to the amount of information, the changes as discussed on the staff report addendum, and a number of issues raised at the meeting, the Planning Commission determined that the case should be tabled to the July 6th meeting. Site Plan The applicant has submitted some additional plans to help clarify some of the requests and address some of the questions of the Planning Commission. Revised plans include a revised site plan showing the building with units 15-19 shifting ten (10) feet to the west to comply with Rice Creek Watershed District's requirements. Three parking spaces in this area were removed and the parking lot light from that parking area has been shifted to the north. Trail The existing trail on the west side of the property is now proposed to remain as would the trees to the west of the trail (with the exception of the box elders). A sidewalk connection to the property from the City trail, as recommended by staff, has now been included, Lighting Plan The lighting plan has also been revised and in now consistent with City Code. The parking lot light at the south part of the site has been shifted to the north, away from the neighboring townhome association property. . \\Earth\Planning\Planning Cases\2005\05-12 Arden Hills Office Park ~ Royal Oaks Realty - PUD, Preliminary Plat for Old City Hall & PW Site (PENDING)\07-06-05 PC Report Royal Oaks OS-12.doc Page 1 of8 t ~__,'i Building Exterior A revised building rendering has also been included in the revised plans. The rendering shows . the buildings as discussed at the June I st meeting, mostly brick with hardy board at the gables and dormers. I Signage Signage is being proposed to be limited to 30 square feet per unit which would be mounted on the wall sign band. None of this wall signage would be backlit or internally illuminated. Small external lights above the signage would illuminate the signs. In addition, each unit would have a uniform name and address plaque of approximately 1 square foot next to the entrance door. Finally, the applicant has requested that the building with units 26-30 be allowed to have one sign of 60 square feet facing Highway 96 (the north side of the building). An elevation has been included which shows an example of how the 60 square foot sign might look. Use The applicant has agreed that residential and restaurant uses not be allowed in the development. The applicant has also agreed that there will be no retail uses except for incidental/accessory sales. Plan Review of anv chanfles since the June 1 , 2005 meetinfl: A. Zoning - NB regulations call for developments to be reviewed in spirit and intent of the Planned Unit Development process, . As part of the PUD there are certain things which may not meet some City standards, In the spirit of the PUD process the applicant may offset some of these deviations from City standard by including additional elements. Following is a breakdown of the PUD issues: PUD Chart Deviations from City standard Additional Elements to Offset Deviations - Reduced parking setbacks from - A freestanding monument style Sign the northern roperty line. (versus ylonl ole mounted si - One sign that is 60 sf where 30 sf - landscaping approximately double of the is permitted. Cit ' s landscaping standards. - Wall sign lighting; internal for - Preservation of additional trees along the the 60 sf sign, external for other west property line (have not been included wall signage where the standards in the landscaping calculations). would call for no si lighting. - landscape lot area I % less than - Exceptional design and use of superior the City standard of35%. buiJdin materials. \\Earth\Planning\Planning Cases\2005\05-12 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary Plat for Old City Hall & PW Site . (PENDING)\07~06-05 PC Report Royal Oaks 05-12.doc Page 2 of8 - , The applicant has requested additional signage area, use of a building material which is not . included in the NB District building materials, and reduced parking setbacks along the northern portion of the site. The applicant has also proposed the following features to offset some of the aforementioned deficiencies: a monument style freestanding sign, superior building materials and design for the use, and a landscaping plan with caliper inches of trees greatly exceeding the requirements. B. Sign age - One sign of 60 square feet is requested for the Highway 96 side of the building with units 26-30 which does not meet City standard; unit signage is proposed with external or internal lighting which does not meet City standard; meets all other sign standards. Sienaf!e Type of Sign Sign District 8 Regulations Proposed Wall Sil!nal!e Max Area 30 sf *30 sfl#60 sf Max Height 14 ft 13 ft Lil!htinl! Not permitted External/#Internal Freestanding Signal!e Max Area 60 sf **50 sf Max Height 8ft 6ft (sign and support) Lightinl! External/Internal ***Internal Auxiliarv Sil!nal!e Wall 6 sf - . Freestanding 6 sf - Max Height Wall 6ft 1-2 ft/#4 ft (of Sign Face) Freestanding 6ft 3.5 ft * Section 333,9 of the Sign Ordinance: "in multi-tenant buildings or sites the permitted sign area and sign types, except for permitted freestanding signs, may be installed by each individual business establishment that has exclusive use of some portion of the street or othenvise primary level of the building and direct access to the outside," - Under the Sign Ordinance all 30 units could each have 30 sf of unlit wall signage. "The applicant's letter states that they are requesting a sign of 120 square feet which is the total sign mass. The 50 square feet sho'Wll above is the area of the sign face, which is what this provision regulates. ***The plans show PIN mounted letters on a metal panel. The assumption is that these aTe illuminated channel letters which would be permitted. The sign ordinance does not allow the face of the sign to he backlit in this sign district. #The applicant has requested that the building with units 26.30 (which the entire building will be occupied by one company) be allowed to have one wall sign on the Highway 96 side (north side) of the building with a 60 square foot internally illuminated sign. The remainder of the building would be limited to 30 square feet. The total signage for this particular building would be 90 square feet which is less than thel50 square feel of total wall signage that could be there if the building were occupied by 5 separate businesses. C. Aesthetics/Building Materials - Main building material meets requirement, secondary/trim materials are not included as permitted exterior materials. The primary building materials include brick, hardy board, and glass. The trim is a composite material painted "Manchester Tan". The decorative columns are fiberglass . \\Earth\Planning\Planning Cases\2005\05-J2 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary Plat for Old City Hall & PW Site (PENDlNG)\07-06-05 PC Report Royal Oaks 05-12.doc Page 3 of8 - t painted to match the trim. The roof is a "Georgetown Grey" asphalt shingle. Aluminum is used for the soffits and gutters (painted to match the trim), and a small precast concrete band . (color Anchor Block: Sahara) is used for the sill. The building materials are consistent on all four sides of the buildings with the brick extending to just above the doors and windows, just below the roofline. While not listed as a permitted material, hardy board (a fiber cement material which has the look of wood but is a maintenance free product like siding) has the appearar.ce of wood but is much more resilient than wood. Currently the Neighborhood Business District allows for natural wood products and since the hardy board has the I appearance of wood lap style siding, the hardy board should be an acceptable, ifnot I preferable, substitute. Composite (a recycled plastic material with the appearance of wood) and fiberglass are not listed as permitted exterior materials in the Neighborhood Business district; however these materials are only used as the secondary material or trim material. The main building material is brick which is a permitted building material. D. Parking I Parking Setbacks - Meets requirement for parking spaces; parking setbacks are 3.9 feet be/ow the standard. As part of the applicant's changes, the three parking spaces closest to the townhouse association property have been eliminated. This would bring the total number of parking spaces to 302 which meets the City's parking standard of 297 (assuming 74,480 square feet as the gross floor area), The total number of parking spaces includes ]5 ADA . spaces. Parking setbacks are 16.1 feet from the north property line and the Ramsey County right of way. The 3.9 foot parking setback deficiency to the north should have little impact on any other property owners. In addition, there is approximately another 45 feet of boulevard between the applicant's north property line and the south curb line of Highway 96. E. Traffic, Access, and Circulation - Meets requirement During the public hearing at the June I, 2005 meeting, several people raised questions about traffic and the impact to the road system and to their property. The traffic study indicates that the development would not have much of an impact on the road system or on neighboring properties, Potential delays in traffic from the project would be internal, people exiting the site onto Hamline Avenue (to go eastbound or westbound on Highway 96), and not on the roadways themselves. Furthermore, since there are two access drives it is likely that traffic that is either eastbound or westbound would exit the development directly to Highway 96 rather than Hamline Avenue, \\Earth\Planning\Planning Cases\2005\05-]2 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary Plat fOf Old City Hall & PW Site . (PENDlNU)\07-06~05 PC Report Royal Oaks 05-12.doc Page 4 of8 , 1 F. Lighting - Meets requirement. . Revised lighting plans have been submitted which meet tile City's lighting requirements. G. Plan Review Comments - Plan review comments received from the City Engineer, City Planner, Operations and Maintenance Department, City Building Official, and Lake Johanna Fire Department. Ramsey County Traffic Engineer comments are included as an mtachment. Final plans submitted for building permits should be revised as directed by the following comments: a. The hydrant that is in front of Unit 15 should be moved NE of Unit 12. b. There is a possible need to add a hydrant near the front of Unit 25. c. Each FDC needs to be within 150 feet of a fire hydrant. d. FDC will need to be on front / address side of the buildings. e. Two separate 2-hour fire walls are required at zero lot line, complying with !BC 503.2 f. All unitslbuildings to be sprinklered per State Building Code 1306. g. Eliminate impervious surfaces to address landscape lot area deficiency. h. Revised landscaping plans as per recommendation. 1. A small sign (similar to the park signs) could be added at the entrance to the City trail to help with identification. J. The road off of Hamline is tipped the wrong way. Refer to the last comment: . Please center the road along the southern part of the project in the easement. Consider tipping the road to the north and move CB II to the west, connect storm sewer along the roadway to the west and into the parking lot. Another CB would be needed at the parking lot entrance, which would connect to CB4, This would eliminate the storm sewer that flows north from CB9 to the pond. Construct a valley gutter or driveway apron at the day care entrance to facilitate drainage at this point. k. Developer must obtain proper Rice Creek Watershed permits and approval. 1. Developer must obtain approval from Ramsey County for access control to Highway 96. m. Please revise and submit final plans to the City of Arden Hills for approval. n. Ped (pedestrian) ramps on the sidewalk at the Hamline A venue entrance. 0, Need to construct a radius at the Hamline A venue and day care entrance. p, Please center roadway along the southern part of the project in the easement. Consider tipping the road to the north and move CBI west, connect storm sewer along the roadway to the west and into the parking lot. Another CB would be needed at the parking lot entrance, which would connect to CB4, This would eliminate the storm sewer that flows north from CB9 to the pond. Construct a valley gutter or driveway apron at the daycare entrance to facilitate drainage. . \\Earth\Planning\Planning Cascs\2005\OS.12 Arden Ilills Office Park - Royal Oaks Realty - pun, Preliminary Plat fOT Old City Hall & PW Site {PENmNG)\07-06-05 PC Report Royal Oaks 05-J2.doc Page 5 of8 I , Staff Recommendation In Planning Case #05-12 staff recommends approval ofthe Master and Final Planned Unit and . Preliminary Plat subject to the following IS conditions: 1. Revised Final Plans. The applicant shall submit revised plans, rcsponsive to the comments from the Plan Review Comments contained in City Planning File #05-12 for review and approval by the City Planner, City Engineer, and City Building Official, prior to issuance of building permits, 2. Development Timeline. The applicant's timeline for development shall be as follows: . Phase I: Summer 2005 - The developer may begin grading, installing utilities, and construction of storm water improvements. It is expected that construction on 3 buildingsl16 units (presumably units 15-30), will also begin at this time. The 3 buildings/16 units are expected to be ready for occupancy by the Spring of 2006. . Phase 2: Summer 2006 - The developer expects to begin construction on the remaining 4 buildings/14 units (presumably 1-14) with expected occupancy of these units by the Spring of 2007. Extensions beyond 2007 shall require application to the City Council for review and approval. At the time of application for extensions, the City Council may include such conditions of approval as they determine necessary for compliance with City Code. 3. Number of Businesses in a Unit. 30 office condominium uses have been proposed for development on individual lots. Only one business shall be permitted to occupy anyone lot within the development. 4. Retail Uses. Retail uses shall not be allowed to occupy any of the units in the proposed . development, except for incidental or accessory sales. 5. Restaurant Uses. Restaurant uses shall not be allowed to occupy any of the units in the proposed development. 6. Residential Uses. Residential uses shall not be allowed to occupy any of the units in the proposed development. 7. Landscaping Plans. The applicant shall submit a revised landscape plan for review and approval by the City Planner prior to the issuance of building permits. The revised landscape plan shall include a mixture of coniferous and deciduous trees along the west buffer yard of the development. The mixture of landscaping shall adequately screen the development from the residential properties to the west. 8. Tree Preservation. The applicant and their contractors shall work with the City Planner and City Forester to save as many existing, healthy, and well placed trees as possible in the areas designated as landscape space, 9. Sign age. One freestanding monument sign at the Highway 96 entrance shall serve for the development. Wall signage within the development shall include 30 square feet for each unit shall be permitted in accordance with the City's Sign Ordinance. Each unit shall have 30 square feet including the I square foot address and name plaque adjacent to the main entry for the unit. The 30 square feet of signage may be on the side of the building or the front but not on the rear of the building. The unit signage of 30 square feet may be illuminated by small decorative lighting fixtures which comply with the \\Earth\Planning\planning Cases\2005\05-] 2 Arden Hilts Office Park - Royal Oaks Realty - PUD, Preliminary Plat for Old City ITall & PW Site . (PENDING)\07-06-05 PC Report Royal Oaks 05-12.doc Page 6 of8 , , City's lighting standards. The building housing units 26-30 shall be permitted to have . one 60 square foot, internally illuminated sign which faces Highway 96 to the north. This building shall be limited to 30 square feet on either the west or south sides of the building, so that the total building signage would not exceed 90 square feet. 10, Screening of Mechanical Operating Equipment. All mechanical operating equipment shall be screened to meet City regulations. 1 L Decorative Fencing to Surround the Pond. Decorative painted fencing (like painted wrought iron fencing) shall be erected around the pond at the northeast comer of the property to protect pedestrians from falling into the pond. 12, Execution of a PUD Permit. Execution of a POO Permit drafted by the City Attorney and approved by the City Council prior to the issuance of a Building Permit. 13. Park Dedication. Satisfaction of the park dedication requirements as approved by the City Council in the amount of$40,000.00. 14, Final Plat. The applicant shall submit an application for a Final Plat within six (6) months following City Council approval ofthe POO and Preliminary Plat. 15. Necessary Approvals from Other Agencies. The applicant shall obtain all necessary permits from the Rice Creek Watershed District and Ramsey County. Options I. Recommend approval as submitted. 2. Recommend approval with conditions. . 3. Recommend denial with reasons for denial. If the City denies the petitioners request, ".,.it must state in writing the reasons for the denial at the time it denies the request." 4. Table for additional information, Deadline for Al!encv Actions - PUD PUD - deadline July 15, 2005 The City of Arden Hills received the completed application for this request on May 16, 2005 Pursuant to Minnesota State Statue, the City must act on this request by July 15, 2005 (60 days), unless the city provides the petitioner with written reasons for and additional 60 day review period. The City may with the petitioners' consent extend the review period beyond the 120 days. Preliminary Plat - deadline September 13, 2005 With regard to subdivision applications, Minnesota State Statute 462.358 Subd. 3B indicates the following: A subdivision application shall be preliminarily approved or disapproved within 120 days following delivery of an application completed in compliance with the municipal . \\Earth\Planning\Planning Cases\2005\05-12 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary Plat for Old City Hall & PW Site (PENDING)\07-06-05 PC Report Royal Oaks 05-J2.doc Page 70f8 , , ordinance by the applicant to the municipality, unless an extension of the review period has been agreed to by the applicant. . This particular completed application was received on May 16,2005. As a result, the application must receive a preliminary approval or denial of the plat by September 13, 2005. Attachments 4a-l Revised site plans, elevation with example sign, color rendering. 4a-2 Staff Report to the Planning Commission, attachments 4b3-4b-6 were not included due to length, (Plus staff report addendum) - June 1,2005 4a-3 Planning Commission Minute Excerpt - June 1, 2005 4a-4 Comments from Ramsey County Traffic Engineer - May 20, 2005 4a-5 Comments/letters from residents since the June 1,2005 meeting. . \\Earth\Planning\Planning Cascs\2Q05\05-12 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary Plat for Old City Hall & PW Site . (PENDINCi)\07-06-05 PC Report Royal Oaks 05-12.doc Page 8 of8 e Planning Commission Meeting July 6, 2005 Attachment 4a - 1 . e - . , . ROYALI~~~ MEMORANDUM To: The City if Arden Hills From: Royal Oaks Realty Date: June 20, 2005 Subject: Arden Hills Office Park After the June 1 st Planning Commission meeting we asked our surveyors, E G Rud & Sons, Inc. to stake thewest property line, the south property line and the comers of proposed buildings/units 1-3 and 4-8. We then met on site with City staff (Public Works, Forester, Planners) on Tuesday June 7th. The purpose of our meeting was to look at the existing location of the bike path, to look at the trees on site, and to view the existing condition along the south . property line and the visibility of townhouse units to the south. It was the consensus of all that the bike path should remain in its present location and moving the path to the west would require the removal of natural screening along the back of the adjacent single family lots. The City Forester did recommend that the existing boxelder trees leaning over the pathway should be removed. Other existing trees along the west line would be left in place and the underbrush would be cleaned out. We would also work with City Staff in providing additional landscaping where necessary and appropriate to "fill in" screening along the west line. The existing bike path would be approximately eleven feet away from units 1-3 and approximately 20 feet away from the west property line. This pathway is an urban walking path with a variety of surroundings. South of the site the path adjoins the rear of existing residential lots and next to six foot privacy fences. The City Forester recommended that we try to save an existing sugar maple tree (30+ft.) on the property. The tree is now located west of the existing municipal building. The tree would be in the parking lot in front of unit 6. . We will attempt to move/ transplant the tree to the open area between Units 8 and 15. 1000 County Road E West, Suite 150' 5horeview, Minnesota 55126' (651) 483.5518' Fax (651) 483-5642 VVW\V, ray a I oak srea !ty. corn .. . . I . The existing conditions of the City property and the unkempt nature (thick under brush) of the adjacent townhouse property made walking the south property line very difficult. Very few townhouse units are visible from the City property. The largest opening or exposed area of the townhouse property is in the area south of units 15-19. We will work with the City staff and make appropriate changes to the landscaping plan to add evergreen trees in that area. The adjacent townhome association does not maintain their property along our common lot line. Much of the area has thick under brush and vegetation is left growing in its natural state. We have provided three revised exhibits for the July 6th Planning Commission meeting. They are; Site Plan, Lighting Plan and a Building Rendering. The changes/revisions to these exhibits are described as follows: SITE PLAN The major change to the site plan is a ten foot shift of units 15-19 to the west and the elimination of three parking stalls in front of unit 20. These revisions accomplish the zero encroachment/filling of wetland A as requested by Rice . Creek Watershed and it also moves the parking lot (and lighting) away from the closest townhouse units to the south. We are also showing more sidewalk connections near unit 26 and along side of units 1 1 and 12. We have also provided for a connection to the city trail way system at a location on the north side of unit one. This plan shows open space at 40.2%. We feel the open space and landscaping plan meets the spirit and intent ofthe Neighborhood Zoning District. LIGHTING PLAN The lighting plan was revised to show the latest building locations and parking areas, Adjustments were made to the number and location of fixtures in order to comply with the City's lighting regulations. The new plan does not show meter readings of 0.4 candles on the adjoining property lines. Hence, the adjacent residential properties will not be impacted by parking lot lights. BUILDING RENDERING We are providing a new color rendering of the proposed buildings. The exhibit portrays the exterior materials of brick and hardie board. Other . details shown on this rendering are the canopy above front entrances and a uniform name/address sign next to each entrance. Individual business wall sign will be limited to 30 sq. ft. and must be mounted on the wall sign band. ,-.--. - ,. . . . No internal or back lighting will be allowed. Signs will be illuminated by small light fixtures mounted to the wall above each sign. 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Planning Commission Meeting July 6, 2005 Attachment 4a - 2 . . , . ~ ~~HILLS MEMORANDUM DATE: June 1, 2005 PC Agenda Item 4.B TO: Planning Commission FROM: Peter Hellcgers, City Planner SUBJECT: PC #05-12; Royal Oaks Realty, Inc. Master and Final Plan POD and Preliminary Plat for the Old City Hall I PW site 1440-1450 W. Highway 96 "Arden Hills Office Park" ReQuested Action Consider the requested Master and Final PUD and Preliminary Plat for the redevelopment of the old City Hall I Public Works property as a 7 building, 30 unit, office condominium complex. Background Surrounding Area . , Direction Future Land Use Plan Zoning Existing Land Use ~ North Public and Institutional CC: Civic Center Public & Institutional South Medium Density Residential R.3: Townhouse aud Low Single Family Attached Density Multiple Dwelling Residential -..---- East Neighborhood Business NB: Neighborhood Business Neighborhood Commercial - West Low Density Residential R.I: Single Family Residential Single Family Detached Residential -,~- - Site Data Future Land Use Plan: Neighborhood Business Existing Land Use: Vacant (former City Hall / Public Works garage) Zoning: R.l: Single Family Residcntial (west half [City Council to consider rezoning this area on 5/31/05]) / NB: Neighborhood Business (east half) Size: Subject Property excluding Hwy 96 ROW: 6.83 acres (297,752 square feet) F.A.R.: 0,25 (0.27?) Topography: Slopes from west/southwest do\VJ1 to the east/northeast Master alld Filial Plalllled Ullit Develovmellt alld Prelimillarv Plat . N:\Planning Cascs\2005\OS-I2 Arden Hills Office Park - Royal Oaks Really - pu~, Preliminary Plat for Old City llall & PW Site (PFNOING)\06-01-05 PC Report Royal Oaks OS-l2.doc Page] of 18 , , The applicant has requested that the Planning Commission review two actions for this property . which are (listed in the order that they will be reviewed): . Master and Final Planned Unit Development (PUD) I Special Use Pelmit . Preliminary Plat Overview The applicant has proposed redeveloping the old City Hall I Public Works garage property into a 7 building, 30 unit office condominium complex. The property would utilize the existing driveway approach from Highway 96 and an existing access easement to Hamline Avenue. The plans show the 5 westernmost buildings (and units 1-19) as I-story and 2-story units with slab on grade construction. The remaiuing 2 buildings (units 20-30) would be 1 and 2-story walkouts which appear to be two stories from the front of the building, and the exposed basement makes the buildings appear to be 3 stories from the rear. Since the grade slopes downward to the northeast portion of the site, units 20-25 would have their front facing the west 8nd the rear (with walkout basements) facing the east. Units 26-30 would face to the south and have their rear with walkout basements facing the water retention pond and Highway 96. The exteriors of the buildings would be predominantly brick (on all four sides of the buildings, as per NB regulations), stucco on the upper gable roof ends, and wood pillars and columns. Roofmaterials are proposed as fiberglass shingles, The application also states that earth tone colors will be used (in the development). The applicant indicated the following proposed timeline for development: . Summer 2005 - Begin grading, installing utilities, and construction of storm water improvements, Begin construction on 3 buildings/]6 units (presumably units 15-30) Winter 2005/ Spring 2006 The 3 buildings/]6 units should be ready for occupancy Summer 2006 Begin construction on the remaining 4 buildingsl14 units (presumably units 1.14) (Wmter 2006/ Spring 2007'!) (Assuming occupancy for units 1.147 This is not stated in application) Master and Final PUD A Planned Unit Development (PUD) would be necessary for this proposal because it contemplates developing six pieces of property (subsequently consolidated into two tax parcels) in a unified manJ1er as 30 office condominiums with common area. In addition, the Neighborhood Business District section states that proposals should be presented in the spirit and intent of the Planned Unit Development provision of the Zoning Ordinance, The Planned Unit \\EarLh\Planning\Planning Ca,.es\2005\05-12 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary PIal for Old City Hall & PW Site . (PEND1NG)\06-01-04 PC Report Royal Oaks 05-12.doc Page 2 of18 , Development (PUD) process allows flexibility in reviewing the setbacks, layout, design, and . other aspects of development; to allow a development is in the best interest of both the applicant and the City. The applicant has requested additional signage area, use of a building material which is not included in the NB District building materials, and reduced parking setbacks along the northern portion of the site, The applicant has also proposed the following features to offset some of the aforementioned deficiencies: a monument style freestanding sign, superior building materials and design for the use, and a landscaping plan with caliper inches of trees greatly exceeding the requirements. Preliminary Plat The proposed plat would create would create 31 lots; one for each office condominium and one lot as the common area for the entire development. The common lot, Lot 31, would contain all of the parking, green spaces, access drives, trash enclosures, wetlands, stonn water facilities, and most of the landscaping. Lots I through 30 would include the office condominium uses and a ten foot clear space around all exterior walls. In addition the plat calls for vacating a pedestrian way in the middle of the property where no trail or walkway was ever built, and dedicates a 20- foot wide area at the west side of the property to relocate the existing City trail. Review of a Preliminary Plat encompasses many of the criteria whieh will already be covered by review of the other three actions requested, however they also have a slightly longer review . period. Therefore staff has included a separate Prcliminary Plat review section (after the Plan Review Comments) which will cover items that were not previously discussed, Plan Review lA. Zoning - NB regulations call/or developments to be reviewed in spirit and intent 0/ the Planned Unit Development process. Lot Size This proposal would require a preliminary plat. The mlmmum lot size for a single development in the NB district is 13,000 square feet with minimum lot dimensions of 100 feet by 130 feet. The proposed development totals about 297,752 square feet with a lot depth of277.66 feet and a lot width of 1072.90 feet. Building Setbacks Following is a comparison of the eXlstmg and proposed setbacks as compared with the setback standards established by the Zoning Ordinance. Minimum Setback Standards I C Requ:ment I Proposed J I . \\I:arth\Plal111ing\Planning Cases\2005\05-12 Arden] !ills Office Park - Royal Oaks Realty - PUD, Preliminary Plat for Old City Hall & P\I.,' Site (PE]\'-DING)\06-01-04 PC Repon Royal Oaks ()S~12.doc Page 3 of18 , Front Yard 20' 62' (unit 25) -----~-- . Rear Yard 20' *30' --...--- Side Yard Interior 5/15' **30' *NB regulations require buffer yards of 30 feet where development is proposed adjacent to residential areas. **The dedication of the pedestrian way at the west side of the property provides legal status for the City trail in this location (the existing trail is proposed to be straightened out and relocated slightly to the west), While having this pedestrian way dedicated is a desirable feature, it essentially shrinks the setback for the building housing units 1-3 from 30 feet to 10 feet. Use Thc use oflhe property is proposed as office condominiums. Office is a permitted use in the Neighborhood Business Zoning District Other permitted uses include: clinics not to exceed 3,000 gross square feet; financial institutions and services not to exceed 5,000 square feet (and only those that do not have a drive-thru facility nor an outdoor or detached automated kiosk); and certain types of retail sales and services, not to exceed 3,000 square feet, aud including only the following: antiques, art and school supplies, bakeries, bicycles (not motorized), hooks, 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 . fumiture sales), jewelry, locksmith shops, musical instruments, paint and wallpaper, shoes, sporting goods, tobacco, toys, and wearing apparel, and similar type uses. Special uses include restaurants not to exceed 3,000 gross square feet (exterior seating will be considered based on its impact to adjacent residential uses outside of the neighborhood business distJict) and dwelling units as part of a mixed use development including non- residential stJuctures, Automobile related businesses, liquor stores, and restaurants, exceeding 40 percent in gross liquor receipts of the total food and liquor receipts, would are prohibited in the Neighborhood Business District Consideration for special uses would require that the applicant retum to the Planning Commission and City Council for review of a special use pennit/amendment to the PUD, This process would involve a similar public hearing process to the One used for this planning case, Consideration for any prohibited uses could only be considered through a Zoning Ordinance Text Amendment, which again would require a similar public hearing process. While currently the use of the site has only been proposed as "office condominiums", it is important that the Planning Commission specify their expectations for current and future use of the site through conditions in the Planned Unit Development document Iffor example the Planning Commission did not want a retail use, which is otherwise pennitted in the NB district, a condition should be added to the PUD document Another way to address this \\E<lrth\Pbnning\Planning Casc.s\2005\OS-12 Arden Hills Office Park. Royal Oaks Realty PUD, PrelirnimlTY PIal for Old City Hal! & PW Site . (PI::N[)[NG)\06-01-04 PC Report Royal (lab 05-12.doc Page 4 of 18 ---- , issue would be to state that no morc than a certain pcrccnt ofthe dcvelopment could be retail, . clinic, OJ financial institution. If no such language is included in the PUD document, then it is possible that subsequent uscrs of the "office condominium" spaces could utilize the space consistent with thosc uses listed as permitted uses in the NB district. To clarify, the applicant has only proposed office condominiums for the site. Use of the office condominiums is assumed to be one user per space. However it is possible that individual owners would attempt to sublease part of their space to another user. If the desire of the Planning Commission is to maintain the units as onc user per unit, then a condition should be added to the PUD document to that effect. 2A. Building Area I Floor Area Ratio - Meets requirements The Floor Area Ratio (FAR) measures the total square feet of building area relative to the lot size. The floor area ratio requirement for the NB District is .70. The proposal shows a floor area ratio of .26 for the development NB Criteria Proposed -, (Square Feet) (%) (Square Feet) (%) ._-~ 208,426 70 % Max 76,000 appx, 26% ,-- . 3A. I~ot Covered by Structure - Meets requirements The lot coverage by structure measures the amount of the subject property covered by building footpJint (both principal and accessory buildings), The lot coverage requirement for the NB district is 35 percent. The proposal shows lot coverage of 15.6 percent. ,- NB Criteria Proposed (Square Feet) (%) (Square Feet) (%) 104,213 35 % Max 46,569 15.6% ., 4A. Laudscape Lot Area / Landscaping - Does not meet landscape area requirement; meets minimum total caliper inch landscaping requirement; meets buffer yard requirements; recommend modifications to buffer yard landscaping to include more coniferous. The landscape lot area of a property may consist of: natura]Jy vegetated areas, wctlands or ponding areas, planting beds, ground cover and mulch areas, decorative walkways (not to . \\Earth\Planning\Planning Cases\2005\05-J 2 Arden J-liils Office Park - Royal Oaks Realty - PlJD, Preliminary Plat fOf Old City ]]all & PW Site (PEND!0JG)'D6-01 -04 PC Reporl Royal Oaks OS-I2.doc Page 5 of 18 exceed 15% of the required landscape lot area), and outdoor recreation areas. The inverse of the landscape lot area also determines the amount of hard surface area a property may have . (i.e. 35% landscape lot area = 65% hard surface area), One ess;mtial point for calculating landscape lot area comes from Zoning Section 6Elc which states: "Areas less than ten (10) feet in width, or isolated and less than five hundred (500) square feet in size, shall not be included in landscape area requirements." Based on this regulation, small areas by the front doors of the office units and the isolated parking islands cannot be calculated into the overall landscape lot area. Landscape Lot Area NB Criteria Proposed (Squarc (%) (Square Feet) (%) Feet) 104,213 35 % Min 99,370 *33% *The applicant states that the amount of landscape lot area is approximately 40%; staffs calculations (taking into account Section 6E1c) indicate that the number is closer to 33%, or about 5,000 square feet below the requirement. "Minimum Landscaping Requirements Undcr the City's landscape plan dcsign requirements 237.50 caliper inches of trees are . required (the minimum total ca1ipcr inches required for trees can be arrived at by dividing the gross square footage of all floors of the building (76,000 by 320) for this case, Since this is a Neighborhood Business area, the special requiremcnts call for additional landscaping of 3 caliper inches per 40 feet of public street frontagc (3 x 26.82 [1072,90/40]) which turns out to bc 80.47 calipcr inches. The total required caliper inches of trees per these minimum landscaping requirements is 317.97 caliper inches. The applicant has proposed 375.5-433 caliper inches of deciduous and ornamental trees and 132.5 caliper inches of coniferous trees on the site. The result is 508-565.5 total caliper inches of new trees, which meets the requirement per the minimum landscaping requirements. It should be noted that 232.5 to 249 caliper inches of the landscaping is proposed for the area south of the Highway 96 trail in Ramsey County right of way, A condition should be included in the PUD document that the applicant shall require Ramsey County approve for planting in the right of way area. In addition, the condition should also require the applicant to replace this landscaping should it fail or be removed for any reason subject to approval of Ramsey County. The applicant has also proposed to preserve seven (7) existing trees which would equal 100 caliper inches. The preserved trees are fairly substantial and include: two 11 inch diameter Pines, one 10 inch diameter Pine, one 14 inch diameter Basswood, one 16 inch diameter Basswood, one 18 inch diameter Ash, one 15 inch diameter Ash, and one 5 inch diameter Spruce, The grand total of trees not in the buffer area is 603-660.5 total caliper inches (one 5 \\l-:anh\Planning\Planning C85(;5\200.5\05-12 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary rIal for Old Cil)' Hall & P\V Sile . (l'LNOL\'G)\Ofl-Ol-04 PC Report Royal Oaks 05" 12_doc Page 6 of 18 ---- . inch diameter spruce is not included in the table below as it is located within the 30' buffer . yard). The caliper inches of trees proposed are compared to the caliper inches of trees required per the City of Arden Hills Landscaping Plan standards on table below. Caliper fnches of Trees (required / proposed) P~rc~ntaa~ of Trees of Various Caliper Inches 2.0" B 3.0" , 3,5" B 4.0" 4;5" B5.0~~ Building Height Requir~d ' Reauired Require(j 1-2 Stories 50 % (158,99) 30 % (95.39) 20 % (63.59) I--- Proposed # of (240-285.5) (140-160) (203-215) Caliper Inches . Of total c<)/iver inches required .". '. ". **Thc coniferous trees are listed under the 2-3" caliper category (6' tree height/2.4 = 2.5 c.i.) Buffer Yards (Special Requirement of the Neighborhood Business District) In addition to the Minimum Landscaping Requirements the Neighborhood Business District also . requires buffer yards. Following is language from Section 5, H, 5, b of the Zoning Ordinance: "'Buffer yards 30 feet in width shall be provided adjacent to all residential uses outside the neighborhood business district. The buffer yard shall be landscaped with a combination of evergreen trees (six-foot high minimum) and deciduous trees (three-inch caliper minimum) such that the use is effectively screened from the adjacent residences. The buffer yard landscaping shall not be included into the minimum landscaping calculation (Section A, 5, A). " Based on this language additional landscaping material and green space should be provided to effectively scree!1lbuffer adjacent residential properties from the development. The residential properties here are to the south and to the west. The applicant has proposed landscaping of 337.5-368.5 caliper inches of landscaping in the 30-foot buffer yard areas. These an10unts could not be included in the table above. Staff would recommend a condition in the PUD document to modify the landscaping in the 30- foot buffer along the west property line from the current design of solely deciduous and ornamental trees (Spring Snow Crabapples and Amur Maples), to include coniferous trees. This will provide better year-round screening for thc properties to the west. In addition, staff would recommend that the Colorado Spruce and American Linden trees to the southeast of unit #20 (south of the trash enclosurc) be switched around to create a larger grouping of the Spruce. This should prevcnt the headlight glare from southbound traffic from becoming a nuisance for the residential properties to thc south. . \\Fanh\Planning\Planning Cases\2005\05-12 Arden lIills Office Park - Royal Oaks Realty PUD, Preliminmy Plat for Old City Hall & PW Site (PFNnr?\G)\06-0T -04 PC Report Royal Oaks OS-12.doc Page 7 of 18 , 6A. Signage ~ Clarification needed on wall signage, clarification needed on freestanding sign lighting; meets all other sign requirements. . The plans do not indicate locations of sign age for the property. Signage for the property as permitted by the Sign Ordinance would include the following: Sign age Type of Sign Sign District 8 Regulations Proposed Wall Sign age Max Area 30 sf *#30 sf Max Height 14 ft - Lighting Not permitted #External/U nspecified Freestanding Sign age Max Area 60 sf **50 sf Max Height 8 ft 6ft (sign and support) Lighting External/Internal *** Internal/Backlit? Auxilia'1' Sil!nal!e Wall 6 sf Insufficient data Freestanding 6 sf Insufficient data Max Height Wall 6ft 1-2 Ii (of Sign Face) -., Freestanding 6ft 3.5 ft * Section 333.9 of the Sign Ordinance: "In multi~tenant huildings or sites the permitted sign area and sign types, except for permitted ji'eestanding signs, may be installed by each individual husiness establishment that has exclusive use of some portion of the street or othenvise primary level of the building and direct access to the outside," - All 30 units could have 30 sf of unlit wall signage, . **The applicant's letter states that they are requesting a sign of 120 square feet which is the total sign mass. The SO square feet shown above is the area of the sign face, which is what this provision regulates. ***The plans show PIN mounted letters on a metal panel. The assumption is that these are illuminated channel letters which would be pennitted. The sign ordinance does not allow the face of the sign to be backlit in this sign district. #The application is confusing in that it shows the "Typical Address Sign and Light" (sheet AL2) and also include areas on the walls for "Optional Signage" (on both sheets A2.1 and A2.2). It appears that every unit would have the externally illuminate '"Address Sign and Light" and W1it O\vners could purchase the "Optional Signagc." While it appears that a unit owner could have both signs and still meet Qur sign size criteria (total would be about 21 sf), the total amount of signage on the building conld be 126 sf (on the 6 unit building). Staff recommends a condition in the PUD document establishing a comprehensive sign plan for the development (as part of or an addendum to the PUD document) which would place restrictions on the location and design of signage. 7A. Aesthetics/Building Materials - Main building material meets requirement, secondary/trim materials are not included as permitted exterior materials. The site layout includes four buildings with 1 and 2-story units slab on grade. The remaining 3 buildings would be I and 2-story walkouts. The overall design of the buildings is supposed to give the impression of a residential townhouse development. Dormers are used above the 1- story units to give the impression of a second floor. The 2-story units include the gables where actual windows would bring light into the office condominiums, \\Eanh\j'lallning\Planning Cases\2005\05~]2 Arden Hills Office Park - Royal Oaks Realty - PLD, PrcliminalY Plat for Old City Hall & PW Site . (Pl:::NDINO)\06-01-04 PC Report Royal Oaks 05-12.doc Page 8 0118 ------ The two easternmost buildings would include the walkout units. The building containing units . 20-25 would face the west with the exposed walkout basement side to the east. The building containing units 26-30 would face the south with the exposed walkout side facing Highway 96 to the north. These buildings contain both I and 2-story walkout units; however the 2-story units are never the end units. Therefore, when looking from the south or east the view would be of a I-story walkout unit. The closest 2-story walkout unit to the south properly line is unit #22 which is 135 feet (unit to townhouse building) flOm the closest townhouse to the south. The closest 2-story walkout unit to the east property line is unit #29 which is 85 feet away from the day care center building. The closest I-story units to the property lines are setback 30 feet consistent with the NB district requirements. All ofthe units would meet the 35- foot height requirement. The primary building materials include brick, stucco, and glass, The trim is a composite material painted "Manchester Tan", The decorative columns are fiberglass painted to match the trim. The roof is a "Georgetown Grey" asphalt shingle. Aluminum is used for the soffits and gutters (painted to match the trim), and a small precast concrete band (color Anchor Block: Sahara) is used for the sill. The building materials are consistent on all four sides of the buildings with the brick extending to just above the doors and windows, just below the roof line. The gables are proposed to be stucco. Stucco, composite, and fiberglass are not listed as permitted exterior materials in the Neighborhood Business district; however these materials are used as the secondary material or trim material. The main building material is brick which is a permitted building material. . SA. Height of Buildings - Meets requirements. The exterior of the buildings are shown on the exterior elevations (sheet A2.1 and A2.2 in the applicant's submitted plans). The height of the buildings appear to be 26 feet or less along most faces of the building, 33 feet along the walkout faces of the buildings. Proposed Buildings and Building Additions ~ * Building height is defined in Zoning Section 2, D, 21 as: The vertical distance from the average elevation of the grade along a face of a building to the highest point of the roof surface of Hat roofs, the deck line of mansard roofs, or the average height between the eaves and the highest ridge of gable, hip, or gambrel roofs. The height of a stepped or terraced building shall be the height of the tallest segment of the building. 9A. Parking / Parking Setbacks - Meets requirement Applicable parking standards include the following: . \\Eanh\Planning\Planning Cases\200S\OS-12 Arden Hills Office Park - Royal 08ks Real!) - PUD, Prelimin<lfY Plat (or Old City Hall & PW Site (PFNDING)\06-0J -04 PC Report Royal Oaks 05-12.doc Page 9 of18 Business / Professional Office: 1 space for each 250 sq. feet of gross floor area . Assuming 76,000 square feet of office space the parking standards would call for 304 parking spaces (applicant's plans state City requirement is 298.6), The applicant has proposed 306 parking spaces including 15 ADA spaces (8 ADA spaces would be required). As noted in the number 4A of this report, the development does not appear to meet the landscape lot area requirement. One way to address the deficiency is to remove some of the impervious parking areas. Staff has identified three areas that could be removed which would allow the devclopment to meet the landscape lot area requirement. However, turning these areas over to landscape lot area would eliminate 15 parking spaces. Minimum parking setbacks are five (5) feet from adjacent side and rear property lines and twenty (20) feet from the right-of-way line of any public street. The applicant's proposal contcmplates parking setbacks of 18 feet from the cast, 20 feet from the south (the access drive to Hamline gets as close as 5 feet from the south property line), and 16.1 feet to the Ramsey County right of way, The 3.9 foot parking setback deficiency to the north should have little impact on any other property owners. In addition, there is approximately another 45 feet of boulevard between the applicant's north property liile and the south eurb line of Highway 96. lOA. Traffic, Access, and Circulation - Meets requirement . The City Engineer and the County Engineer have reviewed the applicant's plans and traffic study. The County Engineer has indicatcd that traffic generated by the development will not measurably impact existing traffic operations. The traffic study that was submitted indicates that development would generate and average of 868 daily trips with approximately 118 trips in during the peak A.M. hours and 15 trips out. During the peak P,M. hours, the traffic study indicates approximately 16 trips in and 98 trips out. At the April 19, 2005 neighborhood meeting for Planning Case #05-12, several residents raised concerns about the traffic to be generated by the development and in particular the impact at Hamline Avenue and also at Keithson Drive, The traffic study shows that large majority of traffic on Hamline during the peak A.M. hours is headed southbound, The year 2007 build and no-build forecasts show a difference of 20 more trips southbound on Hamline and into the development and 40 more trips northbound and into the development. During the peak P,M. hours when traffic is headed northbound, the 2007 forecasts show 30 more left turns onto nOlihbound Hamline to turn onto westbound Highway 96. This change should not impact the traffic on Hamline Avenue; it would be felt most by the traffic from the development. The alternative to this turning movement \vould be to exit from the Highway 96 access onto eastbound Highway 96 and make a U- \\Earth\Planning\PJanning Cases\2005\O.')-12 Arden Hills Office Park - Royal Oflks Realty - PLiD, Preliminary PIal for Old City Hall & PW Site . (PENDlNG)\06-0J -04 PC Report Royal Oaks OS-12.ctoc Page 10 of 18 turn onto westbound Highway 96 at the protect left turn at Hamline. This is a turning . movement the Ramsey County Traffic Engineer is comfortable with. Traffic at Keithson should not be impacted much at all. While it is possible that westbound traffic may attempt to make a U-turn at Keithson to reach the Highway 96 access for the developmcnt, the majority of westbound traffic would make a left turn at Hamline Avenue and then the right turn into the development The traffic study indicates that there will be approximately 20 more of these turning movements under the 2007 build scenano, Should westbound traffic attempt to make the U-turn at Keithson, the County Traffic Engineer indicated that thcre is sufficient roadway width and the sightlines (Keithson is at the crest of the hill) are good. A copy ofthe traffic study has been included in the attachments for your review, One additional access itcm is the provision of sidewalks/walkways. Currently, there are walkways which connect some of the buildings but there are no connections to the City trail to the west of the Highway 96 trail to the north. A condition should be added to the PUD document requiring a revised plan for review and approval by the City Planncr and City Engineer with connections to these trails and connections throughout the interior of the development prior to the issuance of building permits. Bike racks have been provided in four locations near the fronts of the buildings, making the site viable for bicycle access as per the requirements ofthe NB district . 11A. Screening - .Meets requirement for dumpster enclosures; see landscaping (4A) for landscape/screening recommendations; add condition relative to mechanical operation equipment. Screening (as stated in section SA, buffer yards) is required to be a minimum of60% opacity between this property and the neighboring residential properties to the north, In addition mechanical equipment is required to be screened from view and dumpsters are required to be placed within dumpster enclosures. The dumpster enclosures are proposed with a brick veneer to match the buildings and an asphalt shingle roof to match the buildings. A stained Cedar gate would provide access to the dumpsters. Mechanical operation equipment is not shown on thc plans. All such equipment shall be required to bc screened from view consistent with the City's Zoning Ordinance. A condition should be added to the PUD document reinforcing this requirement See Section 4A for recommendations relative to landscaping screening. 12A. Lighting - Does not meet foot candle illuminate requirements General rcquirements for lighting state that the source of lighting shall be conccaled or . \\Earth\PJanning\Planning Cases\2005\05-12 Arden HiJ]s Oflice Park - Ruyal Oaks Realty - PUD, Preliminary Plat for Old City 11<111 & PW Site (PFNDlNG)\06-01-04 PC Report Royal Oaks 05-12.uoc Page 11 of18 hooded and also that lights shall not cast light exceeding a meter reading of 1.0 foot candle on the travel lanes of adjoining puhlic streets or 0.4 foot candles on adjoining . resid.ontial property. Neighborhood Business District requirements state that parking lot lighting poles shall not he taller than 14 feet. Lighting shall not wash the building except for accent lighting to delineate the main entry to the building. Parking lot lighting is now proposed as 12-foot poles on a 2-foot base. The lighting plan shows lighting levels in excess of the City requirement of 0.4 foot candles along the south property line. The parking lot lights directly west of unit #20 and along the access road /Yom Hamline Avenue should have shields added to reduce the lighting levels to meet City regulations. Additionally, all lighting sources are required to be concealed. The elevation plans show an address sign with a light above it outside each ofthe unit entryways. These lighting fixtures should be included in the photometric plans so that the overall lighting levels can be determined. A condition should be added to the PUD document that lighting cut sheets and revised photometric plans shall be submitted to the City Planner for review and approval prior to the issuance of building permits. 13A. Grading, Drainage, and Utilities - Revised plans required as per comments of City Engineer regarding Grading, Drainage, alld Utilities. . The City Engineer has made several recommendations relative to grading, drainage, and utilities which are included in the Plan Review Comments section, The pond at the northeast corner of the site could be a hazard to people using the trail on Highway 96 if they lost control of their bicycle. A decorative fence (like the wrought iron fence at the CSM property located at Cummings Park Drive and Lexington) should eliminate the possibility of a pedestrian accidentally falling into the pond. A condition to this effect should be added to the POO document. The applicant would also be required to ubtain the necessary permits from the Rice Creek Watershed District in regard to drainage, erosion control, and storm water. 14A. Plan Review Comments - Plan review comments received from the City Engineer, City Planner, Operations and Maintenance Department, City Building Official, Lake Johanna Fire Department, and Ramsey County a. The hydrant that is in front of Unit l5 should be moved NE of Unit 12. b. There is a possihle need to add a hydrant near the front of Unit 25, c. Each FDC needs to be within 150 feet of a fire hydrant. d. FDC will need to be on front / address side of the buildings, \\F.:arth\Planning\Planning Cascs\200S\05-]2 Arden Hills Office Park - Royal Oaks Really - PIJD, Preliminary Plat for Old City Hall & PW Site . (PEi'.'DIN<i)\06-01-04 PC Reporl Royal Oaks 05-12_do<.: Page 12 of]8 e. Two separate 2-hour fire walls are required at zero lot line, complying with !BC . 503.2 f. All unitslbuildings to be sprinklered per State Building Code 1306. g. Sidewalks should be connected throughout the developmcnt and also to the City and County trails. h. The City trail at the west side of the property should remain (okay to straighten and shift slightly west). l. Development signage could be done in a similar style to thc AH park and gateway SIgnS. J. Eliminate impervious surfaces to address landscape lot area deficiency, k. Revised landscaping plans as per recommendation under 4A. L A small sign (similar to the park signs) could be added at the entrance to the City trail to help with identification. m. The County concurs with the methodology used for trip generation and trip distribution as discussed in the traffic study prepared by Traffic Data Inc. The development of Office Condominiums on the site is expected to generate 868 trips per day. n. Access to the site from the right i!1Iright out driveway on Highway 96 will operate adequately. The County agrees with the study recommendation to sign and mark the right turn lane from westbound Highway 96 into thc sitc. The developer will be required to add appropriate signs and markings to designate a right turn lane. o. The proposed access on Hamline A venue will be located at the existing access to the daycare with the daycare driveway connected into this new entrance road. . Left turns exiting onto Hamline Avenue in the p.m. peak hour will be problematic. Northbound Hamline A venue traffic frequently backs up past this entrance. This will result in delay for vehicles exiting the site onto Hamline Avenue. It is expected that if the delay here is too great, more vehicles will use the access on Highway 96. This may result in U-turns on Highway 96 and Hamline Avenue for drivers wishing to go west. This should not be a problem on a protected left turn phase. p. The County concurs with the other recommendations in the traffic study involving radius points on the Hamline Avenue access and stop signs at the daycare drivcway. q. The developer will be required to obtain a permit from Ramsey County for work within the right of way, This includes access points and utility connections. r. Please show a berm between the pond and the eastem property line with a 10 foot wide top and elevation of at least 963,5, This is to maintain 2 feet clearance between the floor elevation of the daycare and highwater level of the pond to avoid potential flooding of the daycare, s. Please revise control outlet structure to pond to inelude an overflow grate instead of relying on the overland overflow which will flood the trail and cause erosion problems, t. Curb - show outfall gutter locations. We would prefcr B618 except in outfall gutter locations, where B6l2 is acceptable, . \\Earth\Planning\J'bnning C<lses\2005\05-J2 Arden Hills Office Park - Royal Oaks Realty PUD, Preliminary Plat for Old City Hall & PVv' Sile (PENDING)\06-01-04 PC Repon Royal Oaks OS-12.doc Page 13 oI18 ------------- u. Please centcr roadway along the southern part of the project in the easement. Consider tipping the road to the north and move CBI west, connect storm sewer . along the roadway to the west and into the parking lot. Another CB would be needed at the parking lot entrance, which would connect to CB4. This would eliminate the storm sewer that flows north from CB9 to the pond. Construct a valley gutter or driveway apron at the daycare entrance to facilitate drainage. v. Measure all road width face to face, Back to back dimensions do not jive with face to face dimensions. w. Is proposed trail/pathway eascmcnt vacation ok? This to be addressed by the City. x. Move wall along southern edge of the property so that all geogrid is located within property. y. It is the assumption that the owner of the property will be responsible for the maintenance and repairs of all utilities (watermain, sanitary and storm including all pipes, valves, hydrants, structures) drainage (ponds, rainwater gardens and sediment traps) and roadway, z. Please update plans to reflect 42" RCP crossing Highway 96 instead of 24" RCP stom1 sewer. aa. Confirm watermain service on Highway 96. bb, Pleasc turn on utility pipe work on top survey sheet and show sanitary and water pipes on storm sheet. cc. Please provide detailed calculations on CB capacity, CB tributary areas, flow in pipes, etc. :\1ay need to consider additional CB at CB6 due to the large tributary area and sheet flow towards the structure. . dd. Use concrete pads for trash enclosures instead of bituminous. Ensure all trash enclosures are at high points. ec. Please move hydrant along eastern property line away from geogrid area, May consider bringing the watermain around to the rear of units 26-30 and then along the eastern property line to the watermain tap at Highway 96, Storm sewer must also be out of the geogrid (see comment u.). ff. The face of the retain wall along eastern property must be at least 2 feet from property line, gg. Need a valve at western watern1ain connection. hh, Attempt to average the sanitary sewer grade to avoid abrupt grade changes throughout the sanitary sewer run where possible, This is aimed at avoiding potential sedimentation. 11. Developer must obtain proper Rice Creek Watershed District permits and approval. JJ. Developer must obtain approval from Ramsey County for access control to Highway 96. Ide Please revise and submit final plans to the City of Arden Hills for final approval. Preliminary Plat Review \\Earth\Planning\Planning Cases\2005\OS-] 2 Aruen Hills Office Park - Royal Oaks Realty - PUD, Preliminary Plai for Old City Hall & PW Site . (PENDlNG)\06-01-04 PC Report Royal Oaks 05-l2.doc Page 14 of18 ---------- IB. Lots Size / Area. The minimum lot size for a single development in the NB district is . 13,000 square feet with minimum lot dimensions of 100 feet by J 30 feel. The proposed development totals about 297,752 square feet with a lot depth 01'277.66 feet and a lot width of 1072.90 feel. Lots for individud units range in size from about 2, I 00 square feet to 2,800 square feet. The typical interior lot has dimensions of 32 feet by 70 feet. The typical end lot has dimensions of 40 feet by 70 feet. 2B. Easements. City subdivision regulations require easements at least twelve (12) feet wide centered on lot lines for utilities and shall be dedicated to the City. It should be noted that the City will not assume responsibility for maintenance of these areas, Rather, the easement would allow access if it is ever necessary to enter these areas. The plat should indicate these easements. In conjunction with the plat, the applicant should dedicate for public use those areas that currently extend into existing right-of-way and streets. More specifically, the proposed preliminary plat should dedicate to Ramsey County the portions of property that currently extend into Highway 96 right of way. In addition, the applicant should dedicate the pedestrian trail at the west side of the property, It appears that the applicant will dedicate this pedestrian way, straighten out the trail, and will relocate the existing trail slightly to the west. The applicant may to grant the daycare center a cross access easement so that daycare center traffic can legally utilize the development's Highway 96 access, Such easements . should be recorded with Ramsey County and a copy submitted to the City, 3B. Utilities. See the Plan Review Comments listed above for the City Engineer's comments relative to utilities, 4B. Park Dedication. Since this property is currently owned by the City, the park dedication has been arranged through a purchase agreement between the City and the developer. The purchase agreement lists a park dedication fee of $40,000.00. Staff Recommendation In Planning Case #05-12 staff recommends approval of the Master and Final Planned Unit and Preliminary Plat subject to the following conditions: 1. The applicant shall submit revised plans, responsive to the comments from the Plan Review Comments section of this report (14A), for review and approval by the City Planner, City Engineer, and City Building Official, prior to issuance of building permits. 2, The applicant and their contractors shall work with the City Planner and City Forester to save as many existing (and healthy) tree;: as possible in the areas designated as landscape space. 3. The applicant's timeline for development shall be as follows: . \\[<Irth\Planning\PlaJlning Cases\2005\05-12 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary Plat for Old City lluJJ & PW Site (PENDING)\06-01-04 PC Report Royal Oaks 05-12_doc Page 15 of 18 . Phase I: Summer 2005 - The developer may begin grading, installing utilities, and construction of storm water improvements. It is expected that construction on . 3 buildings/16 units (presumably units 15-30), will also begin at this time. The 3 buildings/16 units are expected to be ready for occupancy by the Spring 01'2006. . Phase 2: Summer 2006 - Thc developer expects to begin construction on the remaining 4 buildings/14 units (presumably 1-14) with expected occupancy of these units by thc Spring 0 f 2007. Extensions beyond 2007 shall require application to the City Council for review and approval. At the time of application for extensions, the City Council may include such conditions of approval as they determine necessary for compliance with City Code. 4. 30 office condominium uses have been proposed for development on individual lots. Only one business shall be permitted to occupy anyone lot within the development. It is acceptable for one business to occupy more than one lot; however one business shall not occupy more than six (6) units within the development. 5, In the event that retail uses replace the office uses proposed for development, such retail uses as permitted through the Neighborhood Business District shall not occupy more than 30% of thc units in the proposed development. The hours of such businesses shall comply with Neighborhood Business District regulations for hours of operation. 6. Restaurants which are listed as special uses for the Neighborhood Business District shall require a Special Use Permit and shall be required to follow the standard publie hearing and Special Use Permit process prior to occupying any space within the development. 7. Residential uses shall not be allowed to occupy any of the units in the proposed development. 8, The applicant shall submit a revised landscape plan for review and approval by the City . Planner prior to the issuance of building permits. The revised landscape plan shall include a mixture of coniferous and deciduous trees along the west buffer yard of the development. The mixture of landscaping shall adequately screen the development from the residential properties to the west. 9, A comprehensive sign plan shall be established to address slgnage within the development and shall be ineluded with the Planned Unit Development document. The comprehensive sign plan will establish sign standards for all signage within the development. I O. Revi~ed plans showing sidewalk connections, throughout the development and to the City and County trail systems, shall be submitted to the City Planner and City Engineer for review and approval prior to the issuance of building peDllits. 11. All mechanical operating equipment shall be screened to meet City regulations. 12. A revised lighting plan shall be submitted to the City Planner for review and approval prior to the issuance of building permits. Such plan shall include any accent lighting on the buildings and also shall meet the City requirements [or levels of illumination on adjoining residential property. The applicant shall also furnish the City Planner with lighting cut sheets for lighting fixtures proposed in the development. 13. Decorative painted fencing (like painted wrought iron fencing) shall be erected around the pond at the northeast comer of the property to protect pedestlians from falling into the pond. \\Eanh\Planning'JJI,mning Cases\1005\05-12 Arden IJills Office P<lrk - Royal Gab. Realty PUD, Preliminary PIal for Old City Hal] & PW Site . (Pl~N[)IN(i)\06-0] -04 PC Report Royal Oaks 05-12.doc Page 16 of 18 14. Execution of a POO Permit drafted by the City Attorney and approved by the City . Council prior to the issuance of a Building Permit. 15. Satisfaction of the park dedication requirements as approved by the City Council. 16. The applicant shall submit an application for a Final Plat within six (6) months following City Council approval of the PUD and Preliminary Plat. 17. The applicant shall obtain all necessary pelmits from the Rice Creek Water Shed District and Ramsey County. Options 1. Recommend approval as submitted. 2. Recommend approval with conditions. 3, Recommend denial with reasons [or denial. If the City denies the petitioners request, ".,.it must state in writing the reasons for the denial at the time it denies the request." 4. Table for additional information, Dcadline for Al!encv Actions - PUD PUD - deadline July 15, 2005 . The City of Arden Hills received the completed application for this request on May 16, 2005 Pursuant to Minnesota State Statue, the City must act on this request by July IS, 2005 (60 days), unless the city provides the petitioner with written reasons for and additional 60 day review period. The City may with the petitioners' consent extend the review period beyond the 120 days, Preliminary Plat - deadline September 13, 2005 With regard to subdivision applications, Minnesota State Statute 462.358 Subd. 3B indicates the following: A subdivision application shall be preliminarily approved or disapproved within 120 days following delivery of an application completed in compliance with the municipal ordinance by the applicant to the municipality, unless an extension of the review period has been agreed to hy the applicant. This particular completed application was received on May 16, 2005. As a result, the application must receive a preliminary approval or denial by September 13,2005, . \\Earth\Pbnning\PJanning Cases\2005\05-12 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary PIal for Old City Hall & PW Sile (PENDING)\06-0 1-04 PC Report Royal Oaks 05-] 2_doe Page 17 of 18 Attachments 4b-1 Location Map and other pertinent maps . 'lb-2 Plans and statement ofrequest submitted by the applicant '1b-3 Traffic Study submitted by the applicant 4bA City Planner recommendation of impervious areas to eliminate in order to comply with the Landscape Lot Area requirements, 4b-5 Section 5H of the Zoning Ordinance: Special Requirements for the NB District '112:(> Letters from residents pertaining to this case, . \\Faflh\PJanning\Planning Cases\1005\05-12 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary Plat for Old City] Ian & PW Site . (P[NDJNCi)\06-{)] -04 PC Report Royal Oaks 05-12.doc Page 18 of 18 . PlannIng Commission Meeting June 1, 2005 Attachment 4b - 1 . . ~ I I - - . '\ I <:1z~ 1 \ c..., \.. I - ---. \\8 0 j 0 0 N' I \ ') '<D I en >- ~. ~ III ~ d~ ~ I 0 0 0 ~ , i , , i 0 C) , l!) , ! 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SQ~ (' \ ~ ~;fl~*~~~ , / '__. "'C",-,, I . ./ ,,0--"'" /,., co Q) c s- ~ <(,.',,' 0...",. ~ r. f ,q >' ,c" '. . .' " . '. .. W;~ . ro ~>~~~i Q.) ~t~; <..)',,"., 2",','.."", . '. - ~ ...-: 1 ~ ' :;::::; I' 0 if ,n.:.1t . Z .. ..:'C;L I !mllm ~ . ~~HILLS Legend Future Land Use c:J LOR: Low Density Residential c:J MDR: Medium Density Residential . - HDR: High Density Residential ! c:J MR: Mixed Residential - NB: Neighborhood Business - COM: Commercial c:J MB: Mixed Business [=-l IND: Industrial [~_~J PII: Public & Institutional L~-=:J Park - Park Preserve c:J Right~of.Way c:J Water n.w.J"''''''1 N Lake + Johanna -""',,,, 2000 0 2000 Feet . Map Dale April 13.2004 County Rd. D . Planning Commission Meeting .June I, 2005 Attachment 4b - 2 . . ROYAL.~OAKS . ~ REALTY, INC. ARDEN HILLS OFl<'ICE PARK DEVELOPMENT Royal Oaks Realty, Inc. is proposing to construct office buildings on the old City Hall site, The property is located on the south side of Highway 96 and a short distance west of Hamline Avenue. The subject property consist of six separate parcels ofland totaling 8.09 gross acres. The net area of the land, omitting the Highway 96 right of way, is 6.83 acres. The easterly portion of the land is currently zoned N-B Neighborhood Business, The westerly portion of the land is zoned Single Family Residential and is currently being considered by the City of Arden Hills for N-B Neighborhood Business zoning. The surrounding zoning is CC Civic Center District on the north side of Highway 96, Single Family Residential to the west along Keithson Drive, R-3 Townhouse & Low Density Multiple Density to the south(Arden Hills North Homes Association) and N-B . Neighborhood Business (Children's World Learning Center) to the east along Hamline Avenue. This development proposal is for thirty office units (in seven separate buildings totaling 76,000 sq. ft.) to be constructcd with a residential architectural design and appearance. Like townhomes, each unit will be subdivided and platted with an underlying lot and sold individually. The remaining property (lot 31) will be owned in common, All exterior buildings and grounds will be governcd and maintained by an Owners Association. A Planned Unit Development (PUD) is being requested mainly for the purpose of platting individual lots in the same manner as a medium density residential townhome development. A subdivision would not be necessary for one large office building to be constructed and leased. The PUD process also allows minor variations from the N-B zoning standards which are addressed latcr in this narrative. Access to the site is proposed to and from Highway 96 and Hamline Avenue, The existing driveway from Highway 96, fonnerly used for City hall, will be improvcd and used with right in right out movement only, A service drive will be constructed within an existing easement on the south side of the Children's World Day Care facility allowing full turning movement on and otTHamline Avenue. A traffic study has been done which concludes that with some minor improvements, the existing roadway network can safely accommodate the additional traffic to be generated with tbis development. . 1000 County Road F West, Suilel50 . Shoreview, Minnesota 55126- . (65]) /HU-S518 . FJX (651) 483-5642 \\,\,\,-'\lV. ray a I 0,1 ks rea It y. com . . The Arden Hills zoning code regulates thc "density" of development within a N-B neighborhood business zone in the threc following ways; floor area ratio, lot coverage by structures, and minimum landscape lot area. The Arden Hills Office Park development exceeds each of these standards. The floor area ratio is 0.25 (0.7 max.), the building lot coverage is 15.6% (35% max) and the landscape lot area is 40.2% (35% min). The City's zoning ordinance also limits the maximum height of the building to 35 feet. The highest height measurement taken from the lowest grade of a two story walkout building to the average height between the eaves and the highest ridge of a gable roof is 31 feet. Upon City approvals, our Company proposes to completc all necessary grading, install utilities and construct all storm watcr management improvements in the summer months of 2005. We would then immediately begin the construction of sixteen units or three buildings which would not be completed for occupancy until late winter or spring 2006. The remaining 14 units, four buildings, would be constructed in the summer of 2006. The use of the PUD ordinance allows our Company to propose a single development plan for the existing six separate parcels ofland. Tbe Arden Hills Office Park plan will conform to the spirit and intent of the Neighborhood Business zone. Minor modifications to the N-B zoning include a reduced parking lot setback of 16.1 feet (20 fL required) along Highway 96. It is noted that there is also approximately another 45 feet of distance . to the curb line of Highway 96. Hence, the parking lot curb will be 61 feet from the curb line of Highway 96, A second modification from the N-B standards is being requested for signage. We are proposing a free standing sign of 120 sq. ft. identifying the Arden Hills Office Park. The N-B zone restricts a free standing sign to 60 square feet. We believe this modification is justified because the site now ineludes six separate parccls of land which could each have frcc standing signs. This sign has also been carcfully designed to match the style and materials of the office buildings. We do agree to limit each of the thirty units to 30 sq. ft. of wall signage, The free standing sign and proposed typical wall signs are shown with the building elevations. The exterior of the buildings will be constructed mainly of the following materials; glass windows, brick (on all four sides), stucco on the upper gable roof ends, and wood pillars/columns. Roof material will be a fiberglass shingle. Earth tone colors will be used. The overall intent of the architectural design is to give the appearance ofresidential "townhouse" look to the offices. Our Company has been involved in the planning and/or construction of similar developments in the Cities of Little Canada, Vadnais Heights, Stillwater, Eden Prairie, and Lakeville. Like other sites, this is an excellent "transition" land use for vacant land along highly traveled roads like lIighway 96 and nearby adjacent residential properties, . ---- , . ROYALIQi~~ April 4, 2005 Scott Clark Community Development Director City of Arden Hills 1245 Highway 96 Arden Hills, Minnesota 55112 RE: Old City Hall Site Dear Mr. Clark; Today I am submitting our application and plans for the development of the old City hall site on Highway 96. We are proposing to construct 30 office/townhornc units which would be sold separately to individual businesses, The individual thirty units total approximately 76,000 square feet of gross office space. Depending upon the unit design (i.e. rambler vs. rambler with basement walkout vs. two story units) each one will consist . of 1600 to 4200 square feet of gross floor area. Like a residential townhouse area each unit would be sold independently and governed by an Association. We have named the development The Arden Hills Office Park. We look forward to your review and our approval process with the Planning Commission and City Council. Yours truly, ~ - Royal Oaks Realty, Inc. Marcel Eibensteiner, President . 1000 County Road [ West, Suite 150 . Shoreview, Minnesota 55126 . (651) '183-5518 . Fax (651 i 4H3-5642 www.raya[oaksreally.coll1 '~ \ , ~ e. I I __:1" .. I~) " ,,~~n5 ! ' I " , I" . ,-, II' I' I. . III ... " ':~. ~ ~!" . In l!o!. "' Y , 'i' i' I .....:;: ."" ",""I .. I,,'" S1~~'~ '%, ~".-:;," , I I I "'''I t'~ r-~l 1t;;'S '<...."'9~ \j""o.... g,tl f I I I' , 'II 11 , "< '\" " " " , I'll I "t'< J 'I ' () _ '-_ _ I ~ ~g __// ~ ~gl NOQ"3H'24"W '!S '" ~ii32866 ;- ~~,~I ,',".. ;_.':,: !" ill j{) ~ ;' \ ..,.{.{ ~'"- ... tn6~~' - '..- ~IO yo"~'::: ~;" I' ~ '-;<''',In'a'<I,.N[!/-falrh.Nwi/'Q'''~' " -r.. ' ~.{ ".' I' m ~ 5",- 1; r~p JO, R,," '.l . ,'- " , -.' ,-." " . I , ,"" , , . II !'::"PEDESTRIAN WArl, g " r;' ! IT' i.m.+, '05.',,'.''''~ -t (J> (fl "" ;U r . ,0::;0 .", ,. 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" . ~ " <:;"'l.'i .Jj~ . . . ~ ~~HILLS MEMORANDUM - ADDENDUM DATE: June 1, 2005 PC Agenda Item 4.B TO: Planning Commission FROM: Peter Hellegers, City Planner SUBJECT: PC #05-12; Royal Oaks Realty, Inc. Master and Final Plan PUD and Preliminary Plat for the Old City Hall! PW site 1440-1450 W. Highway 96 "Arden Hills Office Park" UPDATE Staff has met with the developer and after discussing the items in the staff report and other issues the following items have been modified to strengthen the design elements of the project: A. The current City trail meanders along the western end of the property proposed . for development. The developer has stated that they want to work with the City to locate the trail so as to save as many of the existing trees in this area as possible. Staff anticipates that the City Planner, Operations and Maintenance Director, and City Forester would meet with the developer to identify the best location for the trail that preserves as many trees as possible. B. After reviewing the staffs comments in the report to the Planning Commission, the developer has determined that changing the exterior building materials would better meet the City's criteria. The developer has proposed using a brick base v.'ith hardy board design (similar to the Lakeville design - see attached) instead of the currently proposed brick and stucco. The color scheme would still be earth tone colors, most likely similar to the Eden Prairie project. This design scheme is also very residential looking and an overall well designed product. C. The developer has indicated some interest in using small fabric canopies (without signage or nwnbers) over the entrances to the units. This again is similar to the Eden Prairie development. Staff is comfortable with this proposal. D. The developer has proposed using a higher quality design versa-lock retaining walls as opposed to the currently proposed bolder retaining walls. Staff is again comfortable with this proposal. . E. Finally, the developer has indicated that the building containing units 26-30 may be occupied by just one business. Currently the Sign Ordinance permits up to 30 . square feet of signage, and since this is of the nature of the multi-tenant developments each unit may install signs for "... each individual business establishment that has exclusive use of some portion of the street or otherwise primary level of the building and direct access to the outside." It is understood that the total signage for the building with 5 separate businesses could total 150 square feet. However, what the developer would like to do is to have a somewhat larger sign facing Highway 96. Staff has discussed this proposal with the developer and has arrived at the following language as a condition of approval: The building containing units 26-30 may be occupied by only one business; for this building the maximum wall signage may be 60 square feet, in addition the southerly facing wall shall have no more than 30 square feet. The total square feet of signage for this building would not exceed 90 square feet. Recommendation All of these items could be included as conditions of approval. Staff would suggest the following language for conditions; these conditions would be added to end of staff's proposal for conditions 1-17 as listed on pages 16 through 17 of the staff report to the Planning Commission date June I, 2005: 18. The developer shall work with the City when locating and platting the City . trail so as to save as many of the existing trees in this area as possible. 19. The development shall be of a Hardy-board lap style exterior with a brick base consistent with revised elevations which shall be submitted to the City for review and approval prior to the issuance of Building Permit. 20. The proposed canopies, similar to the style in the pictures presented to the Planning Commission at their June 1,2005 meeting shall be included on the revised elevations which shall be submitted to the City for review and approval prior to the issuance of a Building Permit. 21. Revised plans shall denote the change from a boulder style retaining wall to a versa-lock retaining wall. 22. The building containing units 26-30 may be occupied by only one business; for this building the maximum wall signage may be 60 square feet, in addition the southerly facing wall shall have no more than 30 square feet. The total square feet of signage for this building would not exceed 90 square feet. . . Planning Commission Meeting July 6, 2005 Attachment 4a - 3 . . ARDEN HILLS PLANNING COMMISSION - JUNE I, 2005 4 . comer of Highway 96 and Round Lake Boulevard subject to the conditions as outlined in staff s June I, 2005 report. The motion carried unanimously (6-0). Commissioner McClung moved, seconded by Commissioner Modesette to find the Planning Commission considered the effect of the proposed use of the health, safety, convenience and general welfare of the owners and occupants of surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: existing and anticipated traffic and parking conditions; noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; drainage; population den{3ity; visual and land use compatibility with uses and structures on surrounding land; adjoining land values; park dedications where applicable, and the orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the City. The motion carried unanimously (6-0). B. PLANNING CASE 05-12: ROYAL OAKS REALTY. 1000 COUNTY ROAD E WEST. SHOREVIEW. MN: MASTER AND FINAL PUD AND PRELIMINARY PLAT FOR OLD CITY HALL AND PUBLIC WORKS SITE (1440-1450 . HIGHWAY 96). Mr, Hellegers stated applicant was requesting a Master and Final PUD and Preliminary Plat for the redevelopment of the old City Hall/Public Works property as a 7 building, 30 unit, office condominium complex. Staffrecommended approval of the Master and Final Planned Unit and Preliminary Plat subject to the following conditions: 1. The applicant shall submit revised plans, responsive to the comments from the Plan Review Comments section of this report (14A), for review and approval by the City Planner, City Engineer, and City Building Official, prior to issuance of building permits. 2. The applicant and their contractors shall work with the City Planner and City Forester to save as many existing (and healthy) trees as possible in the areas designated as landscape space. 3. The applicant's timeline for development shall be as follows: -Phase 1: Summer 2005 - The developer may begin grading, installing utilities, and construction of storm water improvements, It is expected that construction on 3 buildings/16 units are expected to be ready for occupancy by the spring of2006. -Phase 2: Summer 2006 - The developer expects to begin construction on the . remaining 4 buildings/14 units (presumably 1-14) with expected occupancy of these units by the Spring of2007. Extensions beyond 2007 shall require application to the City Council for review and approval. At the time of application for extensions, the City Council may include such conditions of approval as they determine necessary for compliance with City Code. ARDEN HILLS PLANNING COMMISSION - JUNE 1,2005 5 4. 30 office condominium uses have been proposed for development on individual lots, . Only one business shall be permitted to occupy anyone lot within the development. It is acceptable for one business to occupy more than one lot; however one business shall not occupy more than six (6) units within the development. 5. In the event that retail uses replace the office uses proposed for development, such retail uses as permitted through the Neighborhood Business District shall not occupy more than 30% of the units in the proposed development. The hours of such businesses shall comply with Neighborhood Business District regulations for hours of operation. 6. Restaurants which are listed as special uses for the Neighborhood Business District shall require a Special Use Permit and shall be required to follow the standard public hearing and Special Use Permit process prior to occupying any space within the development. 7. Residential use shall not be allowed to occupy any of the units in the proposed development. 8. The applicant shall submit a revised landscape plan for review and approval by the City Planner prior to the issuance of building permits. The revised landscape plan shall include a mixture of coniferous and deciduous trees along the west buffer yard . of the development. The mixture of landscaping shall adequately screen the development from the residential properties to the west. 9. A comprehensive sign plan shall be established to address signage within the development and shall be included with the Planned Unit Development document. The comprehensive sign plan will establish sign standards for all signage within the development. 10, Revised plans showing sidewalk connections, throughout the development and to the City and County trail systems, shall be submitted to the City Planner and City Engineer for review and approval prior to the issuance of building permits, II, All mechanical operating equipment shall be screened to meet City regulations, 12. A revised lighting plan shall be submitted to the City Planner for rcview and approval prior to the issuance of building permits. Such plan shall include any accent lighting on the buildings and also shall meet the City requirements for levels of illumination on adjoining residential property. The applicant shall also furnish the City Planner with lighting cut sheets for lighting fixtures proposed in the development. 13. Decorative painted fencing (like painted wrought iron fencing) shall be erected around the pond at the northeast corner of the property to protect pedestrians from . falling into the pond, 14. Execution of a POD Permit drafted by the City Attorney and approved by the City Council prior to the issuance of a Building Permit. ARDEN HILLS PLANNING COMMISSION - JUNE 1, 2005 6 . 15. Satisfaction ofthe park dedication requirements as approved by the City Council. 16. The applicant shall submit an application for a Final plat within six (6) months following City Council approval ofthe PUD and Preliminary Plat. 17. The applicant shall obtain all necessary permits from the Rice Creek Water Shed District and Ramsey County. 18, The developer shall work with the City when locating and replatting the City trail so as to save as many ofthe existing trees in this area as possible. 19. The development shall be of a Hardy-board lap style exterior with a brick base consistent with revised elevations which shall be submitted to the City for review and approval prior to the issuance of Building Permit. 20. The proposed canopies, similar to the style in the pictures presented to the Planning Commission at their June 1, 2005 meeting shall be included on the revised elevations which shall be submitted to the City for review and approval prior to the issuance of a Building Permit. 21. Revised plans shall denote the change from a boulder style retaining wall to a versa- lock retaining wall. . 22. The building containing units 26-30 may be occupied by only one business; for this building the maximum wall signage may be 60 square feet, in addition the southerly facing wall shall have no more than 30 square feet. The total square feet of signage for this building would not exceed 90 square feet. Vice Chair Zimmerman inquired about the lot size. He asked when they had multiple lots in a development, what were the underlying zoning requirements. Mr. Hellegers replied this parcel was a large piece of property and as a part of the PUD it did allow them to have flexibility to look at different configurations. Vice Chair Zimmerman stated since these were office condominiums sold as individual parcels, then they had to go back to the 13,000 square foot lot size, unless they chose to vary from that zoning requirement. Mr. Hellegers replied he did not believe the intent was to have individual units of 13,000 square foot lot size. Vice Chair Zimmerman expressed concern about density on a smaller piece of property than they would normally have. Mr. Hellegers directed him to page 5 of staffs report where it indicated the density ratio was considerable lower than the maximum. Commissioner Larson asked if it was customary that they look at the main building material covering as being what is controlled by the ordinance, or is it all materials, or did . they make exception for a minor use of that material. Mr. Hellegers replied at the time they were trying to do something similar to an Eden Prairie development in which it was brick all of the way up to the top of the windows with stucco above that. He noted it did not break down primary or secondary materials, but he wanted the Commissioners to know what they were looking at. He noted the design materials now being proposed were brick below the windows with hardy board above. , , I I I ARDEN HILLS PLANNING COMMISSION - JUNE I, 2005 7 Vice Chair Zimmerman stated hardy board in his opinion was less desirable building . material than stucco. Commissioner Larson noted hardy board was a cement board with a baked on finish and it was not a wood material, so it would not need to be painted. Commissioner Bezdicek inquired about the driveway off of Highway 96. Mr. Hellegers replied the applicant would put in a right turn lane in the shoulder and they would need to repaint that area to indicate the turning lane. Commissioner Bezdicek asked what was the expected use of the service road. Mr. Hellegers referred him to the traffic study and noted the primary access would be for those going westbound on Highway 96 as well as those going north on Hamline Avenue. Commissioner Larson stated in order to proceed east on Highway 96, they would need to use the Highway 96 entrance and the only problem would be going west on Highway 96. Mr. Hellegers replied more often than not in order to go west on Highway 96, they would need to make a "U" turn at the protected light at Hamline Avenue. Commissioner Larson asked if the 50-foot turn radius was standard, Mr. Hellegers responded applicant wanted a 50-foot turn radius, but he was not sure a 50-foot turn radius was possible because of the large power pole on the north side of the driveway. . Mr. Clark noted the traffic study addressed that concern on page IS of that report. Vice Chair Zimmerman opened the public hearing at 7:50 p.m. Vice Chair Zimmerman invited applicant to make comments. Mike Black, Royal Oaks Realty, thanked staff for their work. He indicated they agreed with all of the conditions in staffs report. He indicated there would be minor changes to the proposal, including the canopy. With respect to the hardy board, this was an upgrade, which was more expensive than the stucco work. He noted stucco was not an acceptable product in the Neighborhood Business district. He indicated the hardy board had a baked on surface, which would go all of the way up to the top of the window and they would only put the hardy board where the stucco is located on their elevations. He stated because this was a POO, they needed to determine if this fit into the neighborhood and location. He stated they were platting this like a townhouse where the individual business person will purchase a unit and a lot, but they would also use lot 31 as common land, which included the parking and green space area. He indicated the lot size per unit was small than they had in the normal neighborhood business, but in common they were below or within many of the standards, He noted the traffic engineer had requested they open the radius as wide as possible. He stated they might be able to shift the driveway a little to the south, but there was a problem with the large utility pole on the north side of . the driveway. He stated the right-of-way along Highway 96 was wide enough to accommodate the right turn lane - it just needed to be striped. ARDEN HILLS PLANNING COMMISSION - JUNE 1, 2005 8 e Vice Chair Zimmerman inquired about units 26-30 and the potential of one tenant being in the entire building. Mr. Black stated this was a large local real estate company that was looking to move. Vice Chair Zimmerman asked if it was the intent to sell each individual office condominium to individual businesses. Mr. Black replied that was correct, with the exception of units 26-30. Vice Chair Zimmerman asked if they had established any association rules yet. Mr. Black replied they had not work on those covenants yet, but they were very easy to put together. He stated they were okay with including no subleasing into their restrictions. He stated they could eliminate restaurants in this development as they were not intending on putting in any restaurants. He also stated he was not sure there would be any retail businesses in this building. He noted they intended to market this to professionals such as accountants, attorneys, real estate developers, etc. Mr. Black indicated there was one minor modification made on the south end of the development where the Rice Creek Watershed was requiring them to not encroach upon the wetland at all, so they needed to reduce some of the parking along the south line by eliminating four parking spaces to address the Rice Creek Watershed's concern, Michael Spack, Traffic Data, Inc., stated he had met with the Ramsey County Traffic . Engineer and they agreed on the parameters of the study. He stated they had addressed the proposed driveway on both Highway 96 and Hamline Avenue. He summarized parts of his report for the Commission. Commissioner Bezdicek asked how people going north on Hamline Avenue would get i into traffic. Mr. Spack replied they would need to sit in traffic at the stop light and there would be gaps in traffic to get onto Hamline Avenue. Commissioner Bezdicek asked how many parking spaces were there in this development. Commissioner Larson noted there were 306 parking spaces. Mr. Spack stated the County Traffic Engineer also believed that the traffic numbers would actually go down with the improvement of Lexington Avenue this summer, Vice Chair Zimmerman invited anyone for or against the variance to come forward and make comment. Audrey Guttersen, 1389 Arden View Drive, (by letter) stated: "I am writing in regards to concerns I have for the proposed office park. I will be in MI on June 1 so won't be able to attend the hearing on June 1. I am the owner of 1389 Arden View Drive. My unit is one of two closest to the proposed . PUD. I have several concerns about the planned lighting: The lighting pedestal closest to Lot 20 is very close to my residence and the illumination would be annoying. Is that light necessary for your adequate illumination? ARDEN HILLS PLANNING COMMISSION - JUNE 1,2005 9 I am also concerned about the removal of trees from AliNA common land on the south . boundary of the proposed office park. My residence now is a beautiful wooded lot and abounding with wildlife - deer, wild turkeys, ducks, fox, and birds. I would like you to investigate building a berm along the southernmost boundary next to the proposed road and have well established trees planted on this berm. This would improve the background appearance of the office park in addition to allowing AliNA to retain its wooded appearance. Thank you for your consideration." Elwood F. Caldwell, 1451 Arden View Drive, stated "The Arden Hills North Homes Association, which represents the owners of the 140 townhomes directly south of and adjacent to the proposed development, stands by its comments addressing to Planning Commission members dated May 24, 2005 and attached with other appendices to the staff memorandum dated June 1,2005 by Peter Hellegers, City Planner. The additional comments below apply first to the 17 specific conditions upon which the staffs recommendation is contingent, and then to other section of the memorandum. At the outset, many of the 17 conditions deal with the technical details of implementing a complex project, for which the staff is to be commended, and which call for no special comment from us, as interested as we are in the project. This applies to Nos. 1-3, 8, 10, 11, and 13-17. . Our comments on the other conditions are as follows: No, 4: Uses proposed for the development. We agree that only one business should be permitted to occupy anyone lot, but do not find it acceptable that one business may occupy as many as six lots. Although office uses are currently proposed, NB zoning includes clinics, a host of retail uses (specifically 33 are named in the ordinance), and restaurants with a Special Use Permit. The staff analysis on page 4 states "If.., the Planning Commission did not want a retail use, which is otherwise permitted in the NB district, a condition should be added to the POO document." We stronglv advocate the addition of such a condition, applicable to retail and restaurants. A retail business owning as many as six or even three units could occupy an entire building. Moreover, it is possible, indeed likely, that individual owners may attempt to sublease a part of their space to another business, especially with the eleven walkout units having separate lower entrances. We strongly oppose this and urge the Planning Commission to do the same. Note on page 5 it says "If the desire of the Planning Commission is to maintain the units as one user per unit, then a conditions should be added to the POO documcnt to that effect." No.5: Applied a 30% limit (i.e., 9 of the 30 units) to the replacement by retail of the . office uses now proposed. Since as indicated above we oppose any replacement of office use by retail, we regard this condition as irrelevant. Under it, and if the acceptability of a business occupying as many as six lots is not changed and retail is not prohibited, one whole six-unit building or ARDEN HILLS PLANNING COMMISSION - JUNE I, 2005 10 . two three-unit buildings could be occupied by what would effectively be one retail business. No.6: Points out that restaurants could occupy space within the development with a Special Use Permit. As with No.5 above, ifretail and restaurant uses are prohibited by a provision in the POO document, as we advocate, this condition is irrelevant. No.7: Prohibits residential use of any of the units in the proposed development. We agree with this condition. No.9: Recommends establishment of a comprehensive sign plan for the development. As pointed out in our previous comments dated May 24, we regard 30 square feet of wall sign permit unit as excessive, whether in the form of an upright panel about 3 x 5 with a light over it or the horizontal elongated "optional" panels about 2 x 10 shown on the building elevation sheet. A very similar development in Lakeville by the same company with substantially identical building elevations uses much more discrete wall signs, per the photographs we have submitted. If this works in Lakeville, it can work in Arden Hills. We strongly recommend that the Planning Commission specify that type and size of all sign (only) only for this development. . Notwithstanding the staff's interpretation of how the square footage of the free standing entrance monument sign would be calculated, it's the 30 wall signs and not the entrance sign that represent our concern, No. 12: Recommend submission of a revised lighting plan. As stated in our previous submission, we recommend elimination of the light pole and the southernmost three or more parkiug stalls adjacent to lot 20, which is the closest to residences at 1389 and 1390 Arden View Drive. As pointed out on page 12, the lighting proposed along the south boundary of the development is in excess of requirements for adjoining residential property. Comments on sections of the memorandum other than the 17 specific conditions: I) Access. As pointed out in the Plan Review Comments under item "0" on page 13, and notwithstanding the equivocal approval implied in the traffic study, access to the development from Hamline Avenue will be problematic and will contribute to congestion already existing as times south of Highway 96 at the Arden View Drive entrance. We direct the attention of Planning Commission members to the recommendation on page 15 of Attachment 4b-3, the Traffic Impact Report, to "Construct larger than required radius (50 foot radius if feasible) on the northwest and southwest comers of the Hamline Avenue/Karth Lake Circle/Site Access intersection . to improve traffic flow in and out of the site." No such radiuses are shown on the plat, and in fact, there is a very large wood utility pole right at the northwest comer. Among other things, we urge the Planning Commission to require the plat to show such radiuses and that they be constructed. 2) Landscape lot area, ARDEN HILLS PLANNING COMMISSION - JUNE 1,2005 11 In our May 24 comments under "Drainage," we questioned the applicant's claim of . "40.3% open space" and requested professional confirmation. As indicated in item 4A on page 13, staff has calcu]ated the landscape lot area to be closer to 33%, about 5,000 square feet below NB zoning requirements of 35% in view of the latter's exclusion of areas less than 10 feet in width or less than 500 square feet in area, Replacement of 15 parking spaces in three areas selected by staff but not specifically identified would increase landscape lot area to at least 35%, still well below the claimed 40%, If this is done, our identification of parking spaces adjacent to Lot 20 and closest to residences on Arden View Drive for removal should be included in the number. 3) Other recommendation. In several cases other than identified above, staff has recommended inclusion of conditions in the PUD document that mayor may not be included in the 17 specific conditions of approval. Examples are the requirements in item 4A that Ramsey County approve planting in the right of way area (on page 6) and that landscaping in the buffer yard area include coniferous trees (on page 7.). We support all such recommendations." Jim Bhannal, 4540 Keithson Drive, stated he missed the May 24 meeting because he did not get the meeting notice. He indicated when he bought is house in 1990, he bought it thinking he was going to live in a residential neighborhood and the only structure by his house was the City office and public works building, which he was okay with, but now he . was looking at 300 parking spaces and a 30-unit office complex which he did not want He stated he felt betrayed by the City. He expressed concern about the number of buildings and he felt it would be an invasion of his privacy. He expressed concern about the lighting and the effect the lighting would have on his house. He stated he was 100 percent positive that the property values would decrease due to the increase in traffic because of this project. He indicated this project was not fit for this particular area and he requested they ensure that the people that lived on Keithson Drive that there would be proper steps taken prohibiting any retail or restaurants from coming into the development He expressed concern about the large parking area. He requested this development follow the rules and he did not want to be penalized as a homeowner. Ga]e Van Buskirk, 1390 Arden View Drive, outlined negative impacts not considered: Need for an additional office building in Arden Hills is not justified in proposal or marketing study. Is there a real market need for more office space in Arden Hills? Will poor traffic access both in and out of the development dissuade potentia] office building buyers? What are the negative impacts on the neighborhood and City of Arden Hills, if office buildings are not sold? Estimates for loss of property values and quality of life of surrounding residential properties not taken into account in the big economic picture. She asked the Planning Commission to look at the bigger details in their decision tonight. She proposed they ercct an 8 to 10 foot high berm along the southern border of the development with conifers on top of it. She stated the advantages for the developer would be to provide additional landscape (over 5000 square feet), without losing 15 . parking spaces; adds attractive setting to development; consistent with berm on eastern border of development; utilizes surplus soil from grading; no soil removal; eliminates retaining walls and their maintenance; promotes good water drainage with proper sloping; retains rolling hill appearance of Highway 96 developments; contributes to screening requirements of 60% opacity year-round without using fences. Advantages for ARDEN HILLS PLANNING COMMISSION - JUNE I, 2005 12 . Homeowners: Conceals partial view of development and Highway 96; tempers the sounds from parking lot and Highway 96; provides consistent landscaping with existing townhouse berms; reduces some loss of property values; prevents nuisance headlight glare from parking lot and south drive. She noted "good berms make good neighbors". Mike Giel, 4534 Keithson Drive, stated he had lived in his home for 15 years and he was not opposed to an acceptable development of this area, but expressed concern for the safety with respect to traffic for the residents on Keithson Drive and the townhomes. He expressed concern about having two "U" turns in this area. He noted this was not only dangerous, but it was a major imposition for the people coming out of Keithson Drive. He indicated he did not accept the traffic report because that engineer did not "live with this traffic experience", He stated this was a major safety concern and he did not understand why the County would accept a "U" turn on Hamline and then another "U" turn up the road. He noted Mounds View High School used this area as a major thoroughfare to getting to school. He stated he wanted a cut-through in the island so a "U" turn was not necessary. He also suggested they turn the buildings 26-30 to face the parking lot and eliminate the road onto Hamline. He stated it was the people who made Arden Hills and it was the people who had to stay in the City, not the businesses. John Lawyer, 4539 Keithson Drive, stated he had lived in his home since 1977, He indicated he did not oppose the development, but would like to see it better insulated from the neighborhood so it did not disturb the quality of neighborhood life. He . expressed concern about the pedestrian trail to the west of the property and that it not take the appearance of an alley way. He indicated they used the trail at least twice a day. He expressed concern about the fenced in trash dumpster and the brick wall of the westernmost units of the development, which was 10 feet from the edge of the foot trail. He suggested a berm along the western side. He requested the trash dumpster be located somewhere other than the western edge of the property. He expressed concern about the possibility of retail space in this development. He suggested they consider eliminating the possibility of retail space in this development. Cindy Owen, 4490 Hamline Avenue North, stated she lived one block south of Highway 96 and had lived in her home for seven years. She stated she had a teenage son who was going to Mounds View High School next year. She expressed concern about the traffic on the road and the noise that was generated by the traffic. She expressed concern about the safety of the kids that were waiting at the bus stops. She also expressed concern about the speed the County Sheriff uses on Hamline Avenue. James Pinckney, 1425 Arden View Drive, stated there appeared to be four areas of non- compliance in this development, and he did not see any variances from the developer. He asked for justification from the developer as to these non-compliances. He asked if the developer had looked at all of the possibilities for landscaping. He expressed concern about the traffic study and the potential future and existing traffic problems. He stated traffic from the TCAAP project was just starting to build and he believed Guidant was . less than half way into their expansion and hiring for a significant expansion of their facility. He believed the traffic study was flawed and it appeared to him that there were big issues related to this. He asked if a modification to Highway 96 was a possibility to allow better access, He acknowledged there will be an increase in traffic in the City in the next five years, but he was concerned they were not addressing two major projects that added to the traffic right now (TCAAP and Guidant). ---------- ARDEN HILLS PLANNING COMMISSION - JUNE 1,2005 13 Jim Clark, 4528 Keithson Drive, expressed concern about the traffic. He asked them to . take into consideration the winter months and the blind spot on the road. He believed there would be an increase in traffic accidents in the area with this development. He stated he liked the nice, low profile of the buildings on the north side of Highway 96 off of Hamline and suggested they have low profile buildings in this development also. He noted in the future he believed Hamline would be generating considerable more traffic once the TCAAP area was developed. He also expressed concern about his property value decreasing. He believed the development would look better and fit in better where the shopping center was located up on Highway 96, Jan Cather Weaver, 1435 Arden View Drive, stated she would also like a berm as previously suggested. She expressed concern regarding the landscaping on the front side of Highway 96. She asked how the buildings would be landscaped so they did not look like a shopping mall or rental units with all of the asphalt. She expressed concern about the wildlife and requested that the wildlife not be disrupted with this development. She asked who would manage any vacated unit. She believed there was a lack of interest in this type of a development in the City. She asked if the traffic study had taken into consideration the increase of traffic in the next five to ten years. She expressed concern that Arden View Court would be used as a "U" turn. She stated she bought her home because it was a quiet neighborhood and expressed concern about the human ecology of Arden View Drive and Arden Hills. Mike Black stated with respect to traffic, they had a report from a professional engineer . trained in traffic and there was a very detailed report done for this area. He stated based on this zoning, land use and development, the traffic being generated from this project would not have a significant impact to the traffic. He indicated during high traffic times, people would seek the easiest way in and out so there might be an occasional "U" turn. He stated this was no different than anywhere somebody went. He suggested the City have their engineer review the report. He noted the study had also been reviewed by the Ramsey County Engineer, who had also agreed that this was an appropriate traffic generated use for this location. He understood the frustrations the residents had with the traffic, but those conditions were there today and providing a second way of ingress and egress was a must to make this development a viable project. He stated it was better to provide for disbursement of traffic rather than having one access point and he did not believe they could get the County's permission to cut an access into Highway 96. He noted with the berm, they would need a minimum of 70 feet, which was not possible unless the residents wanted part of the berm on their property, He indicated they could look at a slight berm, but he was not sure it would work and there was a concern with proper drainage also. He suggested they walk along the buffer are and add more land~caping if needed. He stated landscaping was not an issue and if they wanted additional landscaping, they were willing to do that. He did not believe they would negatively impact property values and in fact, believed the property values would rise. He noted this was a high end, quality office development and the value of this development would increase the property values in the area. He stated they were willing . to discuss with staff with restricting retail and restaurants and it was their intention of having this strictly an office complex. With respect to the walkway along the westerly edge, they would look at that area and attempt to provide some curves in that walkway with additional landscaping, noting they were limited in space. With respect to the dumpster location, all of the dumpsters would be bricked and roofed with a wood gated ---.----- ARDEN HILLS PLANNING COMMISSION - JUNE I, 2005 14 . front. Those dumpsters would be small accessory buildings that would be visually pleasing. He stated if they could find another location, they would work with staff on that. With rcspect to quality of life, he believed one reason they were here tonight was because they recognized the quality of life in this area and they saw a strong market for this :ype of a development. He stated they have had a tremendous amount of calls regarding this development and knew that this development was going to be successful. He indicated with any development, the wildlife and neighborhood would be disturbed, but this area was ideal for this type of a development and it was a fiiendly, compatible use to the area. He believed once they were done with the development, the wildlife would come back into the area, He stated this development was only slightly modified from the ordinances. He noted they had 40 percent open space and he believed they were well within the spirit and intent of the Neighborhood Business zoning. He requested the Commission recommend this proposal to go forward to the City Council. He stated they were willing to accept all of the conditions noted in staffs report. Vice Chair Zimmerman asked about unit turnover. Mr. Black stated these units would be handled the exact same way as a townhome association would handle vacant units and the maintenance would be an ongoing responsibility ofthe association. Commissioner Bezdicek asked if they had completed a feasibility study. Mr, Black replied their feasibility study was their experience and being able to successfully build and close these types of developments, as well as a tremendous amount of phone calls . they had received. He noted they would complete this project in two years. Commissioner Bezdicek asked if they would have a certain amount of their Phase one sold prior to start of construction. Mr. Black stated they would not proceed with the project if they felt it would fail and they were confident that they would proceed with the first phase and did not see any reason why they would not start the second phase. He stated they have had 10 units that have already been asked about. Commissioner Larson asked if there would be any multi-tenant units. Mr. Black replied there would be no multi-tenant units and they were not proposing that type of a set up. Mr. Caldwell requested they not adopt this tonight unless they were going to include the provisions in the PUD document they were recommending. Vice Chair Zimmerman closed the public hearing comment at 9:32 p,m. Commissioner Larson stated he believed with the additional five recommendations given tonight by staff and the comments made by at this public hearing, this nceded to be tabled for further evaluation. He indicated he had studied this for a couple of days and there were a lot of things brought forward tonight that had not been considered and by tabling this would give everyone a better chance to understand how this project worked. . Commissioner McClung concurred with those comments. He stated he lived in this part of the City and the traffic has substantially changed in the past few years. He believed they had some serious traffic challenges that needed to be looked at. He expressed concern about the trail and having ten feet between the building and the edge of the trail was not user friendly. He suggested they provide more depth between the trail and the ARDEN HILLS PLANNING COMMISSION - JUNE 1,2005 15 building. He stated he was not comfortable approving this tonight due to the additional . conditions given by staff tonight as well as the comments received by the public. Mr. Clark stated they could continue this to the July 6 meeting and then turn this around to the July 11 City Council meeting. Commissioner Bezdicek moved, seconded by Commissioner McClung, to table the public hearing on Planning Case No. 05-12 to the July 6, 2005 Planning Commission meeting. The motion carried unanimously (6-0). Commissioner Larson moved, seconded by Commissioner Thompson, to move their July 13 Planning Commission meeting back to the original July 6, 2005 meeting date. The motion carried unanimously (6-0), UNFINISHED AND NEW BUSINESS None. REPORTS A. Planning Commissioners . Commissioner Larson asked if there was any way they could pull signage out of an approval and staff could approve sign age, unless there was a variance involved. Mr. Clark replied on a regular development, they could put in a provision that applicant had to adhere to the sign ordinance, but in a PUD it became complicated. He stated one of the struggles was the City had a very restrictive sign ordinance. B. Staff None. , I c. Council Member , Mayor Aplikowski updated the Commission on recent City Council actions, ADJOURNMENT Commissioner Bezdicek moved, seconded by Commissioner Larson to adjourn the meeting at 10:00 p.m. The motion carried unanimously (6-0). . . Planning Commission Meeting July 6, 2005 Attachment 4a - 4 . . I' , , - Department of Public Works Kenneth G, Haider, PE" Direelor and County Engineer -------..-"'....-..... ! 1425 Paul Kirkwold Onve RE(:1~1\1f""~', Arden Hills, MN 55112,3933. (651) 266.7100. Pax (65l) 266-7110 E-mail: Public,Works@co,ramsey.mn,us MAY 2 4 2005 CITY OF ARDEN HILLS MEMORANDUM TO: Peter Hellegers City of Arden Hills FROM: Dans02 Ramsey C nty Public Works SUBJECT: Arden Hills Office Park DATE: May 20, 2005 The Ramsey County Public Works Department has reviewed the Traffic Impact Report for the Arden Hills Office Park. The County previously provided comments to the City regarding the draft site plan on may 2,2005, Ramsey County has the following comments regarding this traffic . study. \. The Couuty concurs with the methodology used for trip generation and trip distribution as discussed in the traffic study prepared by Traffic Data Inc. The development of Office Condominiums on this site is expected to generate 868 trips per day. 2, Access to the site from the right in/right out driveway on Highway 96 will operate adequately, The County agrees with the study reconnnendation to sign and mark the right turn lane from westbound Highway 96 into the site. The developer will be required to add the appropriate signs and markings to designate a right turn lane. 3. The proposed access on Hamline A venue will be located at the existing access to the daycare with the daycare driveway connected into this new entrance road. Left turns exiting onto Hamline Avenue in the p.m, peak hour will be problematic. Northbound Hamline Avenue traffic frequently backs up past this entrance. This will result in delay for vehicles exiting the site onto Hamline Avenue. It is expected that ifthe delay here is to great, more vehicles will use the access on Highway 96. This may result in U-turns on Highway 96 and Hamline Avenue for drivers wishing to go west. This should not be a problem on a protected left tum phasc. 4. The County concurs with the othcr recommendations in the traffic study involving radius points on the Hamline Avenue access and stop signs at the daycare driveway, . Minnesota', First Home Rule County IHwt~d ,-,,, r("'ydfd pJ~er \\'ir,h ~ minimum Qf Woo po"l-cnnslImfl rr.ntent ~".:~ ), , , , . 5. The developer will be required to obtain a permit from Ramsey County for work within the right of way. This includes both access points and utility connections. Thanks for the opportunity to make comments regarding this issue. If you have any questions or need any additional information please give me a call at 266-7114, . . . . Planning Commission Meeting July 6, 2005 Attachment 4a - 5 . . . 1451 Arden View Drive . Arden Hills, MN 55112 June 8, 2005 Beverly Aplikowski, mayor Scott Clark, community development director Peter Hellegers, city planner City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 Thanks for the opportunity to meet this morning to discuss the proposed Arden Hills Office Park, and to clarifY the recommendations of the Arden Hills North Homes Association with regard to it. Attached is a list of the conditions, some modified from those presented June I, under which we would find approval of the PUD application by the Planning Commission acceptable. It follows in format the list of conditions applicable to the staff's recommended approval as shown on pages 15-17 of the major memo (Conditions 1-17) and in a subsequent update (Conditions 18- 22) dated June I, 2005, both addressed by Peter Hellegers to the Planning Commission. We will not object to a staff recommendation of approval at the next hearing July 6 if our . proposed modifications to the conditions are included. However, we reserve the right to do so if any are not included or are nullified by further conditions, We request receipt in writing of those recommendations and conditions and of any update or addendum thereto sufficiently prior to July 6 to provide a reasonable amount of time for study. Thanks again for the opportunity to meet for discussion, and (in advance) to do so again should Subsequent events call for it. Yours sincerely, t Q.. --.J.. - -- Elwood F. Caldwell cc: AHNHA president and board members . . . Conditions for approval of 0 5-12 (emphasis added): I): The applicant shall sublllit revised plans complying with the comments from the Plan Review Comments section of this report (14A), for review and approval. . , 2) and 3): No comment 4): Only one business shall be permitted to occupy anyone lot within the developmenl.1f a business owns and/or occupies more than one lot, the appearance of the building an those lots, including signage, shall not be altered to consolidate the appearance and use of the building as one business. [Explanation: We object to signage (other than the freeststanding entrance monument sign) on building 26-30 that can be read from Highway 96 just across the pond, and which, in our view, would detract from the "townhome" appearance of the development. ) 5): No retail use shall replace the office uses proposed for the development. 6): Restaurant which are listed as special uses for the Neighborhood Business District shall not be permitted 7): No comment. 8): Add the following sentence: Include three or more of the southernmost parking spaces adjacent to Lot 20 among the 15 parking spaces or other impervious surfaces to be eliminated to . bring the Landscape Lot Area to not less than 35%, as recommended in items 4A (page 6) and 9A (page 10) of the Plan Review by skiff. and under 14A, Plan Review Comments, as item "j" on page 13. 9): Add the following sentence: Among other stimdards, wall signage for individual units shall be limited to six square feet. 10) and II): No comment. 12): Add the following sentence: Specifically, the lighting pole west of Lot 20 shall be eliminated or moved to at least 60 feet from the south property line to limit its visibility from the residences at J 389 and 1390 Arden View Drive. /3) to 21): No comment. 22): With the provisions added to Condition 4 and Condition 9 as recommended under those numbers above, Condition 22 becomes irrelevant and should shnply be deleted. 23): Revise the plat to show the larger than standard radii (50-foot recommended) on the northwest and southwest comers of the Hamline Avenue/Karth Lake Circle/Site Access, intersection as recommended by the traffic study (Attachment 4b-3) on page 14 of that attachment, and stated to be concurred in by the County under 14A, Plan Review Comments, as item "p"' on page /3, and require those radii to be constructeq. . . , . June 29, 2005 To: City of Arden Hills Planning Commission City of Arden Hills City Council From: Gale E. Van Buskirk Re: Old City Hall and Public Works Department PUD, Planning Case 05-12 One hundred fifty four (154) citizens of Arden Hills have voiced their strong opposition to the Old City Hall and Public Works Department PUD, Planning Case 05-12, by signing the enclosed petition, This broad-based opposition includes residents from two townhome associations and twelve streets adjacent to the proposed development, as itemized below. . Number of Signatures Location 45 Arden View Drive (Arden Hills North Townhomes) 30 Arden View Court (Arden Hills Townhomes - "South Association") 12 Karth Lake Circle 10 Nursery Hill Lane 9 Keithson Drive 8 Amble Road 8 Wynridge Drive 6 Hamline Avenue North 6 Arden View Drive (west oftownhomes) 5 Arden Vista Court 5 Royal Hills Drive 4 Snelling Avenue North 3 Nursery Hill Court -L Wyncrest Lane 154 Total The typical initial comment from the signers of the petition was, "Why wasn't I made . aware of this proposed development by the City of Arden Hills Newsletter?" After this initial reaction, three major oppositions were voiced. . City of Arden Hills Planning Commission . City of Arden Hills City Council June 29, 2005 Page 2 The first major opposition was the traffic, such as the access road to Hamline Avenue, proposed u-turns on Highway 96, and increased traffic in a currently congested area. Typical comments from the signers of the petition were: "The City Council can not be serious about approving an access road to Hamline A venue;" "U-turns shouldn't be legal on Highway 96;" and "How many more accidents do we need on Hamline Avenue before the City Council will realize our problems and now they want to add more traffic!" The second major opposition was the use of more property for neighborhood business development, particularly in light of the current business development of Guidant and the future business development in TCMP. Typical comments included: "Can't we leave the south side of Highway 96 for residential development and the north s~de for business and governmental developments?" "Too much asphalt;" "Because of the poor traffic i access, no business development should be put in that property;" and "Don't we have I enough business offices in Arden Hills already?" The third major opposition was the impact on the environment and quality oflife in . Arden Hills. 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