HomeMy WebLinkAboutPCP 08-02-2006
Chair ~ 1245 W. Highway 96
David Sand ~HlLLS Arden Hills, MN 55112
Commissioners
Ken Bezdicek 651.634.5120
Clayton Larson Arden Hills www .ci .arden~hills.mn.us
Dave McClung Planning Commission
Liz Modesette
Roberta Thompson Wednesda , Au ust2,2006
Cia on Zimmerman
City Vision
A strong community that values our unique environment, our fiscal soundness,
and our tradition as a desirable cit in which to live. work, and la.
Agenda
Planning Commission Convenes 7:00 PM
Call to Order
1. AGENDA
2. MINUTES
A. July 12. 2006 Meeting
3. PLANNING CASES
A. Planning Case 06-021; Minor Subdivision & Variance; Bruce & Kathy Haglund; 3300 & 3294 Lake
Johanna Blvd - Public Hearing
B. Planning Case 06-022; Site Plan Review; Greg Peterson; 1105 Amble Drive - Not a Public
Hearing
C. Planning Case 06-024; Planned Unit Development Amendment & Site Plan Review; Boston
Scientific; 4100 Hamline Avenue N - Public Hearing
D. Planning Case 06-023; Master Planned Unit Development & Preliminary Plat; Royal Oaks Realty,
Inc; 1440 -1450 West Highway 96 - Public Hearing
4. UNFINISHED AND NEW BUSINESS
A. Zoning Code Update - Verbal Update
B. Blue Cross/Blue Shield Grant - Verbal Update
5. REPORTS
A. Report from the City Council
6. ADJOURNMENT
A quorum of the City Council may be present at this meeting.
. Planning Cases are available online at
http://www.ci.arden-hills.mn.us
Message Page 1 of 1
Jackie Freppert
. From: Jaekie Freppert
Sent: Thursday, July 27, 2006 11 :03 AM
To: timesaver02@aol.com; bob. fletcher@co.ramsey.mn.us; bulletin@lillienews.com;
cwilson@ctv15.org; dorrick@pioneerpress.com; dprobst@mspmac.org; foeus@mnsun.com;
kmaltman@msn.com; mlsmith@startribune.com; smoran@startribune.com;
ssch roeder@smithmierotech.com
Subject: CC & PC Agendas for Upcoming Meetings
Jackie Freppert, Office Support Specialist
City of Arden Hills
Phone 651.634.5120
Fax 65] .634.5137
v>lww.ei.arden-hills.mn. us
.
.
7/27/2006
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~
. ~~ILLS
Approved:
CITY OF ARDEN HILLS, MINNESOTA
PLANNING COMMISSION
WEDNESDAY, JULY 12,2006
7:00 P.M. - ARDEN HILLS CITY HALL
CALL TO ORDER
Chair Sand called the meeting to order at 7:00 p.m.
ROLL CALL
Present were Commissioners Elizabeth Modesette, Clayton Larson, Roberta Thompson,
David McClung, and Chair David Sanel.
Absent: Commissioners Ken Bezdicek and Clayton Zimmennan.
. Also present were Councilmember David Grant, City Planner James Lehnhoff, and
Recording Secretary Kathleen Altman.
A. APPROVAL OF MINUTES FROM PLANNING COMMISSION MEETING
IIELD ON .JUNE 7~ 2006.
The Minutes were approved as prepared.
PUBLIC HEARINGS
A. PLANNING CASE 06-019: SPECIAL USE PERMIT AMENDMENT AND SITE
PLAN REVIEW, CELESTICA; 4300 ROUND LAKE ROAD
Mr. Lehnhoff stated the applicants were requesting a Special Use Pennit (SUP)
Amendment and Site Plan Review to Planning Case No. 06.019 to install a second
12,000 gallon nitrogen tank. Staffrccommcndcd approval with the following conditions:
I. The applicant shall continue to abide by the conditions of approval listed in
Special Use Permit #96.12, 97-23, 00-40, 01.08, 02-33, 06-003, and any other
approved pennits. (Permits 01.12a and 01-12b have expired and do not apply.)
2. The applicant shall be required to obtain all necessary building pemlits before
construction begins.
3. The fencing around the additional nitrogen tank shall be installed as proposed
. immediately after installation of the nitrogen tank.
ARDEN HILLS PLANNING COMMISSION - JULY 12, 2006 2
Commissioner McClung askcd if the Fire Marshal had reviewed this application for the .
hazardous material that would be added to the site. Mr. Lehnhoff responded they had
not, but if there was a concem, the Fire Marshal could look at this prior to the Council
meeting.
Chair Sand opened the public hearing at 7:07 p.m.
Chair Sand invited anyone for or against the request to come forward and make
comment.
Thcre were no public commcnts.
Chair Sand closed the public healing at 7:08 p.m.
Commissioner Thompson noted in the conditions they indicated the fencing around the
tank should be installed immediately after installation. She asked if there was a
definition of immediate. Mr. Lehnhoff responded the fence would need to be put in
within a couple of days, but if the Commissioner wanted to clarify the time frame in the
conditions, they could do that.
Commissioner Larson moved, seconded by Commissioner Modesette to recommend
approval of Planning Case No. 06-019 Special Use Permit (SUP) Amendment and Site .
Plan, subject to the three conditions as noted in staff s June 29, 2006, report and adding a
fourth condition to read: The SUP Amendment and Site Plan shall be reviewed by the
Fire Marshal for his approval and/or recommendation.
The motion carried unanimously (5-0).
B. PLANNING CASE 06-020: SITE PLAN REVIE\V, CITY INSULATION OF
MADISON; 3755 DUNLAP A VENUE
Mr. Lehnhoff stated thc applicant was requesting a Site Plan Review to modify the
cxterior of the existing bllilding at 3755 Dunlap Avenue in the B-4 Zone to add four
loading docks to the south side of the building. Staff recommended approval of the Site
Plan Review subject to the subject to the following conditions:
1. The project shall be completed in accordance with the plans submitted. Any
signifieant changes to these plans, as determined by the City Planner, shall
require review and approval by the Planning Commission.
2. The applicant shall obtain the necessary building permits before beginning
any modifications to the extcrior of the structure.
Allhough the applicant is only proposing to add the four loading bays, the rust stained
walls, visible dumpsters, and broken lighting detract from the appearance of the site.
Therefore, these additional conditions are proposed to further enhance the site: .
, ARDEN HILLS PLANNING COMMISSION - JULY 12, 2006 3
. 3. Any materials stored outside of the building shall be removed or placed inside
of the building. No outdoor storagc shall be pennitted,
4. The dumpsters shall be moved to the rear of the property and screened from
the pub lie right.of.way.
5. Any damaged outdoor lighting shall be repaired or replaced.
6. The exterior of the building shall be washed and/or painted to remove rust
stains, to repair any damage that may be caused during construction activities,
and to fix any other pealing area. If the building is painted a new color, the
paint shall be compatible with the brick on the office arca of the building and
other buildings in the B-4 Zone.
Commissioner McClung asked if with the addition of the bays, would the City see less
trucks parked in the area. Mr. Lehnhoff responded he believed that was part of the
purpose of adding the additional bays. The primary reason was to have a more el1lcient
operation and make it easier to access the warehouse portion of the building.
Commissioner Larson stated that conditions 3-6 were exeellent conditions and he was
pleased to see them in the report. Those conditions will help upgrade thc look of the site.
Commissioner Modesette agreed the conditions were warranted. She indicated the metal
brackets on the outside of the building were rusty and if they were painted, she believed
they would continue to rust. She asked ifthese were outdated, would they stay, or would
. they be removed.
Keith Glenn, Penhall Company on behalf of thc applicant, stated the brackets would be
removed and all holes would be patched.
Commissioner Larson asked if the owner was in agreement with thc four conditions
rcgarding the exterior of the building. Mr. Lehnhoff stated a copy of the report was
always forwarded to the applicant and he had not heard from the applicant.
Keith Glenn rcsponded he did not believe the owncr would have any problem with the
eonditions as outlined in staff s report.
Commissioner Larson asked since the four eonditions upgradcd the exterior of the
building, how would they be enforced. Mr. Lehnhoff responded as part of the site plan
review, the building would be inspected and the four conditions would need to be met.
Commissioner McClung moved, seconded by Commissioner Thompson to approve
Planning Case No. 06-020, Site Plan Review to modify the exterior of 3755 Dunlap
Avenue, subject to thc six conditions as noted in staff's Junc 28, 2006, rcport.
The motion carried unanimously (5-0).
.
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ARDEN HILLS PLANNING COMMISSION - JULY 12,2006 4
C. PLANNING CASE 06-013: V ARlANCE AND PRELIMINARY PLAT; AMITIES
COAST LLC; 3685 & 3695 NEW BRIGHTON ROAD (CONTINUATION) .
Mr. Lelmhoff stated the applicant was requesting a revised preliminary plat application to
reconfigure two existing lots at 3685 and 3695 New Brighton Road into four lots. The
request also includes a variance from the Zoning Ordinance to allow Lots I and 2 to
partially share a driveway and an access point to New Brighton Road. He noted the
preliminary plat is not contingent upon approval of the variance. He indicated in
Plalming Case 06.013 staff recommends approval of the preliminary plat based on the
eight findings of fact and submitted plans, provided that the City Council approves a
partial vacation of the utility easement for the proposed driveway on Lot 3, and lots in the
subdivision meet or exceed all ofthe requirements of the underlying R-2 Zone.
He indicated while the requested variance is unlikely to have a negative impact on the
adjacent properties or the City, staff cannot recommend approval of the variance due to
the lack of a bona fide hardship. Staff did speak with Dan Soler from Ramsey County
prior to the meeting, and they were not in support of the variance. If the Planning
Commission does reeommend approval of the variance, findings supporting the approval
should be eited.
Once the preliminary plat is approved by the City, no additional conditions related to the
design of the preliminary plat can be added. The final plat is simply a review process to
ensure that the changes required in the preliminary plat have been made. Staff proposes
the following sixteen conditions if approval of the preliminary plat is recommended to .
the City Council:
I. The preliminary plat shall be contingent upon approval of a request to vacate a
portion of the utility easement from the driveway on proposed Lot 3.
2. The applicant shall comply with applicable provisions of the City Code and related
ordinances.
3. The applicant shall submit the final plat and application to thc City of Arden Hills
within three months of the preliminary plat approval date or the approval shall expire
unless an extension is granted by the Platming Commission. The final plat shall
reflect all changes required in the conditions of approval for the preliminary pial.
4. The project shall be completed in accordance with the plans submitted as part of the
preliminary plat application. Any significant changes to these plans, as determined
by the City Planner, shall rcquire review and approval by the Planning Commission.
5. The applicant shall include a 12-foot drainage and utility easement along the right-of-
way.
6. The applicant shall pay a park dedication fee as determined by the City Council at the
time the final plat is approved.
7. The applicant shall amend the final plat to be in confomlance with all of thc
comments from the July 3,2006 memo from the City Engineer.
8. Any extension of City serviccs for the new lot shall be subjeet to review and approval
by the City Engineer and all associated costs shall be the responsibility of the
applicant. .
. ARDEN HILLS PLANNING COMMISSION - JULY 12,2006 5
. 9, Erosion control measures shall be install cd before any grading or construction begins
and shall be maintained and remain in plaee until groundcover is reestablished and
construction is finished.
10. All non-eon forming structures shall bc removed as indicated on the site plan before
the final plat is filed and before any building permits are issued. If, however, this is
not possible, the developer shall post a financial surety with the City to ensure
removal within one year from the approval of this final plat.
II. The applicant shall submit an approved road access permit from Ramsey County
before the final plat is approved.
12. Any changes to the grading or erosion control plan shall be subject to approval by thc
City Engineer.
13. 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 goveming agencies where applicable before the final plat is approved.
14. The applicant shall provide an as.built survey upon completion of the project.
15. The address for the existing dwelling Lot 4 shall be changed to a Thorn Drive address
from the current New Brighton Road address.
16. The applicant shall work with the Ardcn Hills City Planner and Arden Hills City
Forester to save as many existing quality, well placcd, and healthy trees as possible.
Ifthe variance is approved, staff would recommend the following additional condition:
1. The applicant shall prepare a maintenance agreement for the shared driveway and
. aceess point for Lots I and 2.
He indicated staff has not receivcd any official letters or telephone calls from property
owners or occupants in regard to this planning case.
He stated he had spoken with the applieant after his report had been prepared. The
applicant indicated he would contemplate withdrawing the variance and eliminating the
shared driveway and instead have two driveways.
Chair Sand asked if the variance was only for the shared driveway issue. Mr. Lehnhoff
responded that was eorrect.
Chair Sand asked if the applicant was considering deviating from the proposal for the
shared driveway and instead have two driveways. Mr. Lehnhoff responded he had
spoken with the applicant's engineer who had indicated the applicant was willing to put
in two separate driveways, but the variance application has not been withdrawn so the
Commission would still need to consider the variance request, unless the applicant
withdrew that request at tonight's meeting.
Commissioner McClung asked if a permit would have to be approved by Ramsey County
to construct the two driveways. Mr. Lehnhoff responded Ramsey County would grant
the shared driveway if it was insisted upon, but Mr. Soler did not see the need for a
. shared driveway because it was possible to construct two driveways.
ARDEN HILLS PLANNING COMMISSION - JULY 12, 2006 6 ,
Commissioner Larson stated since they have two driveway accesses now onto New .
Brighton Road, separate driveways on Lots I and 2 would have no net gain and he did
not believe the County would have any objection to have these two accesses.
Commissioner Larson noted in prior discussions, Lot 1 was a problem lot because of all
of the retaining walls. He asked with this new proposal, would all of the retaining walls
be replaced or only sclected walls. Mr. Lelmhoffresponded he was not sure which walls
were being kept and replaced, but he knew the applicant had been in discussions with the
neighbors to address their cone ems. He stated the applicant should be able elaborate
more on their discussions with the neighbors.
Commissioner Thompson asked if the preliminary grading and crosion control plan had
been approved by the City Engineer. Mr. Lehnhoff responded the City Engineer had
approved this.
Commissioner Thompson asked if Rice Creek Watershed had reviewed the application
but had approved it yet. Mr. Lelmhoff responded it had not been approved yet, but after
his review of the information, it did not appear there were any major obstacles.
Chair Sand opened the public hearing at 7:35 p.m.
Chair Sand invited anyone for or against the request to come forward and make .
comment.
Mr. Gilbert, 3707 New Brighton Road, property owner to the north of this development,
stated he has spoken with the applicant regarding the rctaining wall and he believed all of
the ideas they came up with would work. He summarized the ideas they had looked at
with respect to the retaining walls. He indicated the applicant had gone through a lot of
effort to address his concerns and he believed this plan was a great improvement over the
first plan and he believed it would work. He stated he was not in opposition to this
proposal.
Commissioner Thompson asked if Mr. Gilbert had any concerns with respect to timing as
to when the retaining wall would be addressed. Mr. Gilbert stated if this wasn't
addressed as part of the project itself, that would be a concern because the new
homeowner might not have an agreement with him as to what was going to be done, and
if the wall was tom down, there would be erosion.
Mr. Lelmhoff noted that regardless of any conditions, the applicant could not cause
erosion damage to the adjacent properties.
Chair Sand noted there were no conditions with respect to the retaining wall. He asked if
they needed to address it. Mr. Lehnhoff responded this could be added as a condition.
He suggested the following language: Applicant shall submit a signed agreement with
the property owner regarding the retaining wall plan. .
. ARDEN HILLS PLANNING COMMISSION - JULY 12,2006 7
. Phil Littlefield stated the retaining walls in the central part of the property wonld be
removed. He stated one of the things that would make sense would be to take the garages
out and see the eonditions of the wall and what needs to be replaced, which Mr. Gilbert
was in agreement with. He stated they were happy to work with Mr. Gilbert.
Commissioner Larson asked if he would agree to occupancy of new structure subject to
approval ofthe grading. Mr. Littlefield responded they would bc in agreement with such
a condition.
Commissioner Modesette asked how the maintenance on the drainage pond would get
handled in the future. Mr. Lehnhoff responded it would require a maintenance agreement
filed with the final plat. He indicated that Rice Creek Watershed maintains those types of
agreements.
Mr. Paul Chrervey, Pioneer Engineering, stated Rice Creek Watershed does have a
maintenance agreement that would get filed with the County as a part of their approval
and they would share this with the City once it was approved. He noted they had
previously made a submittal to Ramsey County regarding the driveway issue and had
been infonned that they did not object to the two driveways. He believed it would be
better to have two separate driveways for this proposed development.
Chair Sand asked if they were looking at a shared driveway or not. He asked the
. applicant to speak about this. Mr. Littlefield stated they would be willing to withdraw
their application for the variance for the shared driveway. The variance application is
withdrawn.
Chair Sand closed the public hearing at 7:49 p.m.
Commissioner McClung thanked the applicant for talking to his neighbors and addressing
their concerns and he believed this was a vastly improved plan.
Chair Sand also thanked the applicant for working on this with the neighbors.
Commissioner Modesette stated she would abstain from voting beeause she had a
conflict.
Commissioner McClung stated he would like a condition with respect to the retaining
wall.
Commissioner Larson stated the grading was the only issue he had a concern with as well
as the next door neighbor and he believed review by the City Engineer of the drainage
and grading plan should be contingent on the occupancy of any of the new dwellings
construeted. He asked this be added as condition 17. Mr. Lehnhoff suggested the
following wording: The certificate of occupancy for Lot I shall be continent upon
.
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ARDEN HILLS PLANNING COMMISSION - JULY 12,2006 8 .
successful implementation of the drainage and grading plan as determined by the City .
Engineer.
Commissioner McClung moved, seconded by Commissioner Thompson to approve
Planning Case No. 06-013, Amities Coast, Inc., Preliminary Plat, 3685 & 3695 New
Brighton Road, subject to the sixtecn eonditions as noted in staffs June 26, 2006, report
and adding condition 17 to rcad: The certificate of occupaney for Lot I shall be continent
upon successful implementation or the drainage and grading plan as determined by the
City Engineer.
Thc motion carried (4-0.1 Commissioner Modesette abstained).
.
.
. ARDEN HILLS PLANNING COMMISSION - JULY 12, 2006 9
. PLANNING CASES
A. SIGN CODE
Mr. Lehnhoff stated at the June 26, 2006 City Council meeting, Council unanimously
voted to approve the new Sign Code. The new Code will be published on July 5, 2006,
and go into effect on July 6, 2006. The Sign Code will bceome Chapter 12 in the City
Code of Ordinances. The sign moratorium will lift once the new eodc goes into effeeL
Commissioner McClung thanked staff for being proactive in revising the Sign Code.
UNFINISHED AND NEW BUSINESS
None.
REPORTS
A. Planning Commissioners
None.
E. Staff
.
Nonc.
e. Council Member
Council Member Grant updated the Commission on recent City Council actions.
ADJOURNMENT
Commissioner Modcsette moved, seconded by Commissioner Thompson to adjourn the
meeting at 8:30 p.m. The motion carried unanimously (5.0).
.
"
~.
. ~HILLS
MEMORANDUM
DATE: July 10, 2006 PC Agenda Item 3.A
TO: Planning Commission
FROM: James Lehnhoff, City Planne/ f
SUBJECT: PC #06-021
Bruce & Kathy Haglund
1450 Skiles Lane
Arden Hills, MN 55112
Minor Subdivision & Variance - 3300 & 3294 Lake Johanna Blvd.
Requested Action
The applicant is rcquesting a minor subdivision and variance to shift a portion of the lot line
between 3300 and 3294 Lake JohaJma Blvd to the north to increase the lot size and shoreline
. width of the 3294 Lake Johanna Blvd property. The variance is requested because the shoreline
width for the 3300 Lake Johanna Blvd property would decrease from 95 feet to 75 feet, which is
less than the minimum 85 foot shoreline width requirement.
Back!:!round
1. Overview of Request
The applicant is requesting a minor subdivision and variance to adjust the lot line between
two existing lots at 3300 Lake Johanna Blvd (Parcel A) and 3294 Lake Johanna Blvd (Parcel
B). The lot line adjustment will decrease the shoreline width on Parcel A by twenty feet and
subsequently increase the shoreline width on Parcel B by twenty feet. Parcel B will also
increase by 1071 square feet. No new buildable lots will be created with this proposed minor
subdivision.
The applicant has submitted a full explanation for the request (Attachment 3A- 1). In sum,
for a number of years, the owner of Parcel B has been maintaining a portion of Parcel A
based on the belief that the land was actually part of Parcel B. However, when Parcel A was
City of Arden Hills
Planning Commission Meetingfor August 2, 2006
. \\Melro-inef.us'lardenfri!lsIP!anningiPlanning Cases12006106-02/ Haglund Variance & LOf Splir (PENDING)\07 J 106 - PC Reporl- Haglund
Variance & Lor Splil.doc
Page 1 of9
_.
i
sold and a survey was conduetcd, it was found that Parcel B was smaller and had less
shoreline than was previously believed. .
To resolve the misunderstanding and since the dwclling on Parcel B overlooks the
landseapcd area on Parcel A, the applicants have come to an amicable agreement to split a
portion of the land from Parcel A and consolidate it with Parccl B. In cffect, the adjusted lot
lines would reflect the orientation ofthe dwelling on Parcel B, the existing landscaping, and
the previously believed location of the lot line.
However, the proposed lot split reduces the shoreline width on Parcel A from 95 feet to 75
feet. The minimum shoreline width is 85 feet. The shorcline width on Parcel B would
increase from 44.5 to 64.5 feet. Since the shoreline width does not conform to the Shoreland
Ordinance, a variance is required to approve this subdivision request. If the minor
subdivision and variance is approved, Parcel A would become a legal, non-conforming lot.
Parcel B is already a legal, non-conforming lot duc to inadequate shorclinc width; however,
the non-conformity would be reduced with this application.
Parcel A does not have a completed dwelling on it at this time. The previous dwelling was
demolished prior to submitting this application and a new dwelling is under construction.
The accessory structure on Parcel A is a legal, non-conforming structure. The structure on
Parcel B would remain on the property.
2. Site Data
Futut~LalJdllseJ1l~n:,' Low Density Residential .
Existing UlldUse: Single Family Residential
ZAtllillg: R-2: Single and Two Family Residential
Parcel A: 20,430 square feet. Parcel B: !5,946 square feet.
Both properties have a fairty flat area near the road then slope steeply toward Lake
Johanna.
3. Surrounding Area
Direction Future LalldUse Plan Zoning Existing Land 'Use
North Low Density Residential R-2: Single & Two Family Single Family Detached
Residential Residential
South Low Density Residential R-2. Single & Two Family Single Family Detached
Residential Residential
East -- -- Lake Johanna
-'-. --._--
West Low Density Residential R-2: Single & Two Family Single Family Detach~
Residential Residential
City of Arden Hills
Planning Commission Meetingfor August 2, 2006
\',Melro-inet.uslardenhillslPlanning\Plmming Cases',2006i06-02J Haglund Variance & Lol Split (PENDfNG)!07 1 106 - PC Report - Haglund .
V{{I"iance & Lot ~p1it.doc
Page 2 of9
Plan Evaluation: Ordinances
. 1. Zoning Ordinance
Minimum Lot Area ls
(SF er Dwelling Unit)
Single Family ]] ,000
3. Minimum Lot Size (fl,
width/depth/ shoreli ne
width
Single Family 85/]20/85
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4. nei ht (ft.) 35
5. Floor Area Ratio
F.A.R. 0.3
6. Lot Covered by
Structure 25%
7. Min. Landseape Lot
Area 65%
8. Minimum Building
Setbaeks ft)
Front ard 40
. ___l3:~~_~'yard (Principle) 30
Rear Yard (Accessorv) ]0
Side Yard Interior-
Principal (Min/total hoth
yards on lot) 5/15
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Side YaId Interior -
Accessory 10
Side Yard Corner 40
A. Lots Size - Meets requirements
--,'------
Lots Existing Lot Size Proposed Lot Size
(feet) -,,_.~.-- (minimum = 11,000 s.f.)
Parcel A 20,430 19,359 I
[Parcel B u
15,946 17,Q17
City of Arden Hills
Planning Commission !l4eetingfor August 2. 2U06
. IIMetro-incl,uslardenhills\PinnningIPlanning Cases120061.06-021 Haglund Variance & 1.01 Split (PENDLVG)I071 106 - T'C Reporl- /laglund
Variance & J.Of Split, doc
Page 3 of 9
B. Minimum Lot Depth - Meets requirements
- I Proposed Lot Depth --..--.-". .
Lot Existing Lot Depth
(feet) I (minimum = 12Jl feet)
Pareel A 206 - 268 206 - 268
Parcel B 268 - 280 268 - 280
-. ---
Lot depths are approximate.
C. Minimum Lot Width - Meets requirements
Lot Existing Lot Width Proposed Lol Width I
(feet) (minimum = 85 feet)
Parcel A 90 90
Parcel B 50 50 I
-
Lot width is measured at the front yard setback.
D. Minimum Shoreline 'Vidth - Does not meet requirements
-
Lot Existing Shoreline Proposed Shoreline Width
Width (minimum = 85 feet)
--
Parcel A 95 75
_.
Parcel B 44.5 64.5 .
Shoreline width is measured at the ordinary high water mark.
F:. Impervious Coverage - A/eets requirernents
I Lot ----~
Existing Structure Proposed Structure Coverage
Covera e (25% maximum)___
Parcel A 22.5 % 24 % (with the proposed new dwelling)
Parcel B 17.6 % 16.5 % I
Lot Total Existing Total Proposed Impervious Coverage I
1m ervious Covera c (35% maximum)
Parcel A 32.5 % 34 % (with the proposed new dwelling) I
Parcel B 32 % 30%
Any new structures or impervious surfaces on Parcel A or Parccl B would not be
permitted to exceed the impervious coverage limits. The appJiCaJlt has submitted
a detailed impervious coverage worksheet (Attachment 3A-l).
City of Arden Hllls
Planning Commission /l1eetingjor August 2, 2006 .
'l'IMerro-ine'-uslardeflhi!h',Pl(l/lIlin~',pillnl1ing Cases',2006106-021 Haglund Vari(mce & Lor Splir fJ>ENDfi'/G)I071 j()6 PC Reporf Haglund
Variance & Lo! Split.doc
Page 4 of 9
F. Other Setbacks - Meets requirements
. As noted above, the dwelling on Parcel A was demolished prior to submission of
this application. A dwelling is under construction that would meet the required
setbacks and impervious coverage requircments of the modified lot lines and
sizes. The accessory structure, a garage, is still on the property. Like several
other properties along Lake Johanna Blvd, the garage is within the front yard .
setback and is a legal, non-conforming structure.
The dwelling on Parcel B, which would remain, was approved with a variance
under Planning Case 90- 1 5. The attached garage on the dwelling encroaches
approximately ten feet into the frout yard setback from Sandccd Road.
Additionally, the dwelling encroaches approximately two inches into the northern
side setback and 1.6 feet into the southern side setback.
2. Subdivision Ordinance -iv/eets requirements with approved variance
A. Zoning Ordinance. As noted above, Parcel A and Parcel B do not meet the
minimum shoreline width requirement for lots on Lake Johanna. A variance is
needed to approve a minor subdivision that results in two lots with shoreline
widths less than the 85 foot requirement.
B. Park Dedication. Since no new lots are being created, the park dedication fee
would not apply.
. C. Existing Structures. The existing structure on the 3294 Lake Johanna Blvd
property conforms was approved under Planning Case 90- 1 5 and conforms to the
approved plans.
A new dwelling is under construction on Parcel A. There is a remaining legal,
non-conforming accessory structure on the property.
Any new structures on either property would be required to meet all requirements
of the R-2 Zone based on the new lot lincs and lot size.
3. Granting a Variance for a Subdivision
Section 334.04 Subd. lO (Shoreland Management Ordinance) states that variances shall be
processed in accordance with the procedures outlined in the Zoning Ordinance with the
impractical standard being applied.
A. Impractical Standard:
City of A rden Hills
Planning Commission Meeting for August 2, 2006
. IIAfelro-[nel.llS'lardcnhi!fsll'lanningIPlanning Casesi2006\06-02/ Haglund Variance & rol Splil (PENDfNG)I07 J 106 - PC Rcporl - Haglund
Variance & Lo/ Split.doc
Page 5 01'9
----
The Zoning Ordinancc and State Statutes do not provide a definition for "impractical .
standard." Thereforc, the City Attorney has recommended following the variance
criteria as written in the Zoning Ordinance and under State Statutes.
B. State Criteria:
Minnesota Statc Statue in Chapter 462.357, Subdivision 6, (2), defines "undue
hard ship" as:
".u means the property in question cannol be put to a reasonable use if used under conditions
allowed hy the official controls, the plighl of the landowner is due to circumstance unique to
Ihe property not created by the landowner, and the variance, if granted, wil/not alter the
essential character of the locality Economic consideratiom alone shall nol constilute an
undue hardship ifreasonable use of the property exisls under the lerms oflhe ordinunce..
Minnesota State Stature 462.357, Subd. 6, requires that Cities consider the following
five matters when hearing rcquests for zoning ordinance variances:
l. Are the circumstances for which the variance is requestcd unique to the property~
2. Would granting the variance bc in keeping with the spirit and intent of the City's
Zoning Ordinance?
3. Could the property in question be put to a reasonable use without the granting of i
the variance?
4. Was the hardship created by the owner? .
5. Would granting the variance alter thc csscntial character o[the neighborhood?
C. Local Criteria:
Scction 8.DA.c ofthc Arden Hills Zoning Ordinancc states:
Adherence to this provisions of this [zoning} ordinance is required except for special
cases, which arise because the configuration of a particular parcel. The condition
shall not have been created by the landowner. A variance or variances may be
grantedfrom s]Jecific provisions of this ordinance because such land factors as length
of a side of a lot, the shape of the 101 or the unusual terrain prohihit reasonable
development equivalent to that which would be permitted without variance on a
similar size lot located in the same district, but which lot has no unusual
configuration. Economic conditions alone shall not be grounds for a variance.
4. Additional Plan Review
The City Engineer and Building Official did not have any comments regarding this
application.
Oly orA rden Hills
Planning Commission Meetingfor August 2,2006 .
rIMerro-inet.us',ardenhillsIPlanningIPlanning Cases',2006106-02t Haglund Variance & Lor Spli! fPEND/NG)W7/ 106 - PC Report - Haglund
VarinIJce & LOI Spli!.doc
Page 60f9
"
Findin!:!s of Fact
. Zoning Ordinance Findings:
L The proposal meets or exceeds all of the requirements of the underl)~ng R-2 Zone,
including minimum lot size, lot width, and lot depth.
2. The proposal docs not mcct the required 85 foot shorcline width requirement for lots
on Lake Johanna. Parcel A would have 75 iCct of shorcline and Parcel B would have
64.5 fect of shoreline. A variance is required to approve this proposaL
Subdivision Ordinance Findings:
3. With a variance for nonconforming shoreline width, the proposal mcets all
requirements of the City's Subdivision Ordinance.
Variance Findings
4. It is not practical to apply the full 85 foot lot width requirement for Parcel A and
Parcel B in this particular situation. Since both lots are pre-existing, it is not
physically possible to provide both lots with at least 85 feet of shoreline.
5. The circumstances are fairly lmique. There was a misunderstanding on the location
of the lot line for a number of years, which may have led to the unusual orientation of
the home on Parcel B that overlooks the land on Parcel A that has been maintained by
the owners of Parcel B.
6. The variance is within the spirit of the Ordinance. The two lots are limited in the
amount of shoreline and it is not possible for both lots to have at least 85 feet of
shoreline. The variance would reduce the non-conformity of Parcel B. The reduction
. of shorC]ine on Parcel A would have no noticeable impact.
7. While thcre is reasonable use on the property, the request is reasonable and will have
no impact on the neighboring properties, the lake, or the City.
8. The variance proposal will not alter the essential character of the neighborhood or
have a detrimental impact on thc public health, safcty, or welfarc and is in the spirit of
the Zoning Ordinance and Shoreland Ordinance. Since no new lots are being created,
this proposal will not impact neighboring properties or the City.
Staff Recommendation
The lots in the proposed subdivision meet or exceed all of the requirements of the underlying R-2
Zone. Although creating a non-conforming lot is generally discouraged, which will happcn to
Parcel A in this case, the City will not be creating any new buildable lots with this proposal.
While Parcel A does become a legal, non-conforming lot, Parcel B will have its non-confomlity
reduced due to the increase in shoreline. While this may not be a traditional type of hardship,
Staff has been unable to find any discemable negative impact from this proposal. Moreover,
since the property owners have come to a mutually beneficial agreement in a potentially difficult
City of Arden Hills
Planning Commission Meetingfor August 2. 2006
. IIMetro-inerus'lartlen!JilIsIPlanllingiPfnnning Cases12006i06-021 fJaglulld Variance & Lot Split (PENDJj\/G)'.071 106 - PC Report flaglund
Variance & Lot Splil.JOC
Page 7 of 9
situation, Staff recommcnds approving Planning Case 06-021 bascd on the cight findings of fact
and submitted plans. .
Staff proposes the following five conditions for approval:
L The applicant shall file the minor subdivision with Ramsey County within sixty days
of the approval date or the approval shall expire.
2. Thc project shall be completed in accordaJlce with the plans submitted as part of the
preliminary plat and variance application. Any significant changcs to these plans, as
determined by thc City Plamler, shall require review and approval by the Planning
Commission.
3. Any new construction on Parcel A or Parcel B shall conform to all requirements of
the R-2 Zonc and the Shoreland Ordinance.
4. The applicaJlt shall obtain any required permits from the Rice Crcek Watershed and
supply the City with a copy before filing the lot split with Ramsey County.
5. The applicant shall comply with applicable provisions of the City Code and related
ordinanees.
Resident Comment
Staff has not received any official letters or telephonc calls from property owners or occupants in
regard to this planning casc.
Notice .
Notice was published in the Arden Hills/Shoreview Bulletin. A notice was also prepared by the
City and mailed to properties within three-hundred fifty (350) fcet of the subject property.
Options
L Recommend approval of the minor subdivision and variancc as submitted.
2. Recommend approval of the minor subdivision and variance with conditions.
3. Recommend denial with reasons for denial. If thc 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.
The variance and minor subdivision are contingent upon approval of each other and can he
included in one motion.
City of Arden Hills
Planning Commission .Meeting jor August 2, }OO6 .
'liA4erro-inel_us1ardenhiilsIPfannillglPlanning Cases'.200oI06-02/ Haglund Variance & rot Splir (PENDfNG) 107/ t06 - PC RE'{Jort llnglund
Variance & ror Split. doc
Page 8 of9
Deadline for A!:!ency Actions
. The City of Arden Hills received the eompleted application for this request on July lO, 2006.
Pursuant to Minnesota State Statute, the City must act on this rcqucst by Septemher lO, 2006 (60
days), unless the City provides the petitioner with written reasons for an additional 60 day review
period. The City may with the petitioners' consent extend the review period beyond the 120
days.
Attachments
3A-l Application and statement from the applicant
3A-2 Air Photo and photographs of the site
3A-3 Survcy and site plans from the applicant
.
City afArden Hills
Planning Commission A1eetingfor August 2,2006
. ','llvfelro-inet.us',nrdenhillslPlrmningIP[a!1nil1g CasesI200(i\06-021 Haglund Varjance & Lot Splir (PFNf)/NG) \071 106 - PC Report - Haglund
Variance & Lot Split-dO(
Page 9 of 9
.
Attachment 3A -1
Application and Supporting Materials
from the Applicant
.
. August 2, 2006, Planning Commission Meeting
~-, Planning Case No. 06.<7 U
~HILLS
. Submittal Date }fP I
1245 West Highway 96 Application Accepted By
Arden Hills, Minnesota 55112 \ Receipt Number I
Telephone (651) 634-5120 Council Decision
Fax (651) 634-4137 -~-j
Council Decision Date I
,
www.cLarden-hills.mn.us ~ _____1
2006 LAND USE APPLICATION
Applicant Information
Applicant: t)(7.IJU {!;.. '^- d K::..,,'-. --+-h '1 1-l-r.t~vAA
Address: I Ljc,O Sk:t"" L"'V\Q
Telephone No.: (;,5' {- (,l i. 0 i Lj ? (C",II 10< i-Ct. -;;-77"",;"'\
- ,.-. ':.1
Fax No.: (;"\1- '=>:Sq - \ J. Co )-
Email Address: bh,^~L'1q~oy e. Cl 01, nvv'\.
Property Information
Property Owner 1? f7 li( "- Q,^-c! k:;q'tH'-'l ~ G L-V, '0
Owner Address H.rO SKI L-f " L-AAI (.
. Address of Property Involved: 3300 Lll.K f ,\"HAlAJ.{JA ~l.-VP.
Legal Description: ,) E'" S'u rue '1
Property 10 No.: -, ''''--' ~ ~ ...., 4;;" OC) I -
-->->->u,,{,) . ()
Current Zoning: R-2-
Type of Use: R e..-.>. ~cI e"" +t.." \
Property Acreage: O,S-
Bpe of Request' 'Applicants are responsible for
reimbursement of consultant
Apportionment of Assessments ($30) fees associated with filing,
o Comprehensive Plan Amendment ($300) reviewing, and processing of
o Final Plat (including In Preliminary Plat) this application. Such fees are to
g Minor Subdivision (lot split/consolidation) ($300) 0/ 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,
o Special Use Permit or Amended Special Use Permit ($300) attorney, and engineer.
o Vacation of Easement ($250 + escrow) Payment of park dedication
o Variance (Sign Ordinance) ($250) fees, established by City
Ordinance, are
. :g::Variance (Zoning Ordinance) ($250) / certain procedures.
o Zoning Ordinance Amendment ($300 + escrow)
Page 1 of3
Brief Description of Request (please also include a detailed ietter explaininq the project):
_G"Le... lA \ie , ('<2 K \ Vb c-,- C.).- "P t. t- n -f ~ l-f-rl b Lv"''.', .
i' \<".\',.,,-k, 0 T~ ~ ~ \ S ~ i v\ \JQ i,,~. '" f; e.,<:; V\ c, pe.d --pa vet:. r
/,J,"t"k. .20 -f'e'L:t- ,,-{- IllKnhon:__ ~t" r"vce( (^, U
-p.. '" d ~ Q d +- ~ ( oJ t-. f)( ,l) VI J b /. Sr. n 11 CA t/\Ui'lJI Me.
-Cl)V^"" ,CoV\ l-h.~1 0. vc ~ S Cd '+'h, (' :d(L 111<> i~ to. b()v(
~ ~ kJ..~ I u ^ rl r:p 'r'" r <' ,,-+ '1' (, )r 0_1 ~ t, .--c.g U " \ <1-
f)... \'fi...Vll'\V'\C'~ ~, 't-~ t..:..ttA(-I.,)A.i" I~k::'""(>'..h{),." L0~t\ 've.j.G\...I-t-
\ V'-. "'- f \ '-r+ .+,. < ,"T- (, h; ( h. I \ i () -t... .' 'f S k. Qy"'" ,.,'f- 'f--/I6i-
f:>/de.or-.. h:hlll r~\,^-fuV''''';d {c,.t- YC'i)"-"'-CVV\"""y':i-
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 ;>" x 14" with the print side facing out,
o Fifty (50) copies of 11"x17" 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.
Completellncomplete 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 officialsubmission of the application,
Page 2 of 3
-~ - .- .-
Notice of MeetinQ 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 deadline 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 when necessary upon approval of the Planning Commission.
2006 SCHEDULE ('subject to change)
TENTATIVE
CITY COUNCIL
MEETING
APPLICATION DATE'
DEADLINE (Generally held on
DATE' last Monda at 7:00 .m.
':::.:. :. Oecernber:5:2005
Janua 3
. March 6
Jul 3
Se tember 5
November 6 December 6 December 11
December 4 Januar 3 (2007) Januar 29 2007
Acknowledqement and Siqnature
I acknowledge that I have read all of the information listed in the City of Arden Hills Land Use Application
"cO '"'" ""'""mo' <c", , om =0'"""" '"' ," en," '"'"~ 0, '" c'" ,,'"'" '" <C, ,'OC""",", "
/'" thiS application . "
~( I, 'it { C
, r L --' -(ctLLeL........ (. I (,L-d 0- Z (, -()(.
t--" Applicant Signaturt: _ .,.' . . 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:
htto://wv...w.ci .arden-hjfls.mn. us/OeoartmenfslCommunitv Oevelooment/Plannina/olannina forms. htm
Page 3 on
. 1) Request for Minor Subdivision and Consolidation
Wc, Bruce and Kathy Haglund, purchascd the property at 3300 Lake Johanna
Blvd. and are proposing to sell 20 ft. of that lakeshorc to the adjoining property owners,
Scott and Diane Bronson. This proposed lot split restores land to thc Bronson lot which
they were told belongcd to them whcn they purchased the lot six years ago.
The previous owner of the Bronson property had pointed out an incorrect property
line to them at the time of their purchase. This division seemed logical, as the orientation
of the house looked directly across the 20 ft oflakcshore. The previous owner of the
Haglund lot had not used her lakefront for many years and had not informed the
Bronsons that they were, in fact, maintaining twenty feet of her property.
Aftcr the 3300 lot was surveyed and sold last summer, the Bronsons were
surprised enough by the new property line that they assumed a mistake had been made
. and hired their own surveyor. Unfortunately the property line as surveyed cut across
their front yard, but was the true property line.
The Haglunds do not rcquirc thc full 95 feet frontage and have madc thc twenty
fcct oflakeshore available to the Bronsons. Thc Bronsons will beneJit from having this
property "returned", as it restores their property to its previously assumed location. Thc
Haglunds would feel uncomfortable maintaining and landscaping a piece of property that
runs partly across the front yard and directly into the Bronson's view of the lake.
We would appreciate approval this lot split as it neither benefits nor negativcly
impacts any other Arden Hills residents. It is, however, a logical solution to a
misunderstanding created by the well-meaning individuals who no longer own cithcr of
these properties.
.
2) Request for Variance .
A variance is being requestcd for the previously described lot split This is
required as the 3300 Lake Johanna Blvd (Haglund) property is currently a
"conforming lot" according to Arden Hills guidelines. It has 85 feet or more of
lakeshore (actually 95 feet). If the lot splil is approved the Haglund lot would bc
75 feel allhe lakeshore lot line making it a "non-conforming" lot.
For the reasons mentioned in thc lot split narrative we request that a
variance bc granted to allow the lot split. Though the lot split causes the Haglund
lot to be non-eonforming it does bring the Bronson lot closer to being a
conforming lot.
Thank you for your considcration of thesc requests,
Bruce and Kathy Haglund
And
Scott and Diane Bronson .
.
. IMPERVIOUS SURFACES July 6, 2006
(Mostly Lot 17, Aud. Sub. No. 80)
HAGLUND PARCEL
Square Feet
Garage 811
Proposed House 3352
Bituminous (By old garage) 49
Proposed Bituminous Driveway 1737
Proposed Porch 384
Old Retaining Walls 56
Proposed Retaining Walls 193
6652
Old Lot Area 20,430
New Lot Area 19,359
OLD NEW
Structures (Code 25%) 4.617 22.5% 24%
Impervious Surface (Code 35%) 6,652 32.5% 34%
Note: Proposed deck allows water to flow through it
. BRONSON PARCEL (Mostly Lot 18, Aud. Sub. No. 80)
Square Feet
House and Garage 2819
Bituminous on East 320
Main Drive - Bituminous 1092
Brick Patio, Concrete Wa1Js and
Wood Steps 896
5127
Old Lot Area 15,946
New Lot Area 17,017
OLD NEW
Structures (Code 25%,) 2,819 17.6% 16.5%
Impervious Surface (Code 35%) 5,127 32% 30%
Note: The deck allows water to flow through it.
206534 Haglund
.
.
Attachment 3A- 2
Air Photo Map and
Photographs of the Site
.
. August 2, 2006, Planning Commission Meeting
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Attachment 3A - 3
Survey
.
. August 2, 2006, Planning Commission Meeting
.- . . .
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.
. ~
~~HILLS
MEMORANDUM
DATE: July ]7, 2006 PC Agenda ltem 3.B
TO: Planning Commission
FROM: J ames Lehnhoff, City Planner
SUBJECT: PC #: 06-022
Greg Peterson
11 OS Amble Drive
Site Plan Review
Requested Action
The applicant has requestcd a site plan review to construct a six foot high fence in thc front yard
setback area along Lexington Avenue and near the northwestern corner of Lexington Avenue
and Amble Drive.
.
Back!:!round
L Ovcrview of Request:
The applicant's property, 1105 Amble Drive, is located at the northwestern corner of Amblc
Drive and Lexington Avenue. The front of the house faces south toward Amble Drive and
thc eastern side of the house is adjacent to Lexington A venuc. To increase privacy and
decrease noise from Lexington Avenue, the applieant is proposing to construct a six foot
high, 100 percent opaque fence along the eastern side of the property facing Lexington
Avenue. According to the proposal, the fence would angle into the property at a 45 degree
angle (toward the southwest) twenty from the Amble Drive curb and would extend for
approximately twcnty feet facing Amble Drive.
When Lexington Avenue was reconstructed in 2005, a number of large trees that helped
protect the privacy of 1 105 Amble Drive werc removed. The widening of Lexington Avenue
and the addition of a turning lane brought the road closer to the subject property. The
setback from the Lexington Avenue right-of.way was reduced from 42 feet to 30.5 feet due
Cay of Arden Hills
Planning Commission .Meetingfor August 2,2006
. \IMetro-inCI,fls1ardenhill,sIPlanningIPlwming Cases\20()6\()6~022 Peterson Fence Site Plan Review (PENDINGj\07J406 - PC report Peterson
Site Plall Rel'icw,doc Page 1 of7
to the road project. The applicarlt has drawn the approximate new lot lines on the air
photograph (Attachment 3B- 1). .
Although the eastern side ofthc house that faces Lexington Avenue is the de facto side lot,
the Zoning Ordinance requires comer lots to maintain front yard requirements on both
frontages (Section 2.D.79). While six foot high fcnces are permitted along side and rear lot
lines, Section 6.EA of thc Zoning Ordinance limits fences in the front yard to no more than
threc feel in height and requires fences to be 30 percent open for light and air.
Under unusual circumstances, the Zoning Ordinance has a provision to allow deviations from
the fence regulation through the site plan review process. Section 6.EAn of the Zoning
Ordinance states:
Deviations from [the] requirements for fences, walls, and landscape scrcening may be
pcrmitted after Planning Commission review and Council approval of a site plan with
documentation showing the unusual circumstances justifying the proposed deviation
and plans for the proposed fence, wall, or landscape screening. This provision is
intended to allow flcxibility in meeting the purpose and intent of this paragraph 4
without the necessity of providing a hardship as is required in the variance procedure.
The objective of this provision is to improve the livability, appearance and security of
properties and their relationships to one another.
In June 2006, the PlaJming Commission and City Council approved a similar request for a
fence immediately across the street at 1104 Amble Drive (PC 06-017). The proposed fence .
in this planning case will be similar in style to the fence approved in planning case 06-017.
2. Surrounding Area:
North Low Density Residential R- t: Single Family Residential Single Family Residential
South Low Density Residential R-I: Single Family Residential Single Family Residential
_.._.~ -
East Lexington A venue Right-of-Way Single Family Residential
West Low Density Residential R-I: Single Family Residential Single Family Residential
--~,--
3. Site Data:
F'utureLand Use PIau: ... ..... Low Density Residential
ExistingLand Use: Single Family Residential
ZOniug: .. ..... R-I: Single Family Residential
Size: .. ..' .38 acres (16,553)
Jropography: The property is generally flat.
City of Arden Hills
Planning Commission Meetingjor August 2, 2006
I\Melro-inel.u:,!araenhillsIP!milling1Pianning Cnses'12006106-022 Peterson Fence Site Plan Review (PENDING)107/406 _ PC report - Peterson .
Site Plan Review.doc Page 2 01'7
Plan Evalnation: Ordinances
. 1. Applicable Fence Regulations (Section 6.EA)
b. Height ofFences, Solid Walls, and Hedges in Front yards - Seetion 6.EA.b
Regulation: Fences, solid walls, and hedges in excess of thirty-six (36) inches in height
in the minimum front yard building setback area are prohibitcd in all R-I and R-2
Residential Districts.
Proposal: Thc proposed fence would be six feet in height and located in the front yard
setback area on the eastem side of the property. The fence is proposed to extend along
the length of the property facing Lcxington Avenue. Approximately twenty feet from thc
Amble Drive curb, the fcnce would continue at a 45 degree aJlgle into the property for an
additional twenty feet facing Amble Drive.
c. Openness of Fence - Section 6.E.4.c
Regulation: All fenccs shall he at least thirty (30) percent open for passage of light and
air, except screcning for mechanical equipmcnt
Proposal: The proposed fencc would he 100 percent opaque. According to the applicaJlt,
this will help reduce noise and increase privacy.
. f. Direction of Fence Facing - Section 6.E.4.f
Regulation: The side of the fence considered to be the face (facing as applied to fence
posts) shall face toward adjoining property.
Proposal: The proposed fence meets this requircment. The face of the fencc will face
toward Lexington Avenue and toward Amble Drive.
g. Fences in Public Rights-of-way - Scction 6.EA.g
Regulation: No fence, wall or hedge may be placed in a public right-of-way.
Proposal: The proposed fence will be located outside of the public right-of-way.
1. Traffic Visibility - Section 6.EAl
Regulation: On all lots, nothing shall be placed or allowed to grow in such a manner as
to matcrially impede vision between a height oftwo and one-half (2-1/2) and ten (10) feet
City of Arden Hills
Planning Commission iV/eeting/or August 2, 2006
. IIAfetm-inet,us'liIrdcnhiils'IP{(Jllfling'IP/(llIning Cases'12006106-022 Peterson Fence Site Plall Revielv (PENDING)',071406 PC reporl Pelermn
Site Plall RCl'lelv.rfoc Page 3 of 7
above the center line grade of any adjaccnt street if within fiftcen (15) feet of any
intersection traveled roadway. .
However, Section 6.C.2.c states that on comer lots, nothing shall be placed or allowed to
grow in such a manner as to impede vision between a height of two and one-half and ten
feet above the center line grades of the intersecting streets within fifteen feet of the
intersecting street rights-of-way. Measuring from the right-of-way, as opposed to the
intcrsection as stated above, would provide a greater sight line. Staffs interpretation is
that the more stringent standard of measuring from the right-of-way would apply.
Proposal: The fence will be twenty feet from the edge of the intersection. The portion of
thc fcnce along Lexington A venue will bc close to the lot line.
Although the proposed fcnce may be meeting the basic requirements for maintaining
sightlincs, the fence in this application would be closer to the intersection than the
reccntly approved fence at 1104 Amble Drive (PC# 06-017). In PC 06-017, the fence
bcgins to angle into the property from Lexington A venue approximately twenty feet from
the front corner lot line or right-of-way. In this plaJ1Jling case, the applicant is proposing
to have the fence angle into the property from Lexington Avenue approximately twenty
feet from the edge of the intersection. To maintain consistcncy with Planning Case 06-
017 and to more adequately protect sightlines, Staff recommends that the fence be
constructed no closer than twenty feet to the lot line comer that is near the intersection of
Lexington Avenue and Amble Drive.
2. Special Use Permit Evaluation .
Section S.D.3.b of the Arden Hills Zoning Ordinance lists the criteria for evaluating a Special
Use Permit, which is also used for site plan reviews. The Planning Commission and City
Council shall consider the effect of the proposed use upon the health, safety, convenience and
general welfare of the owners and occupants of the surrounding land, in particular, and the
community as a whole, in general, including but not limited to the following factors:
L Existing and anticipated traffic and parking conditions;
2. Noise, glaJ'e, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste,
and other nuisance chaJ'acteristics;
3. Drainage;
4. Population density;
5. Visual and land use compatihility with uses and structures on surrounding land;
6. Adjoining land values:
7. Park dedications where applicable; and the
8. Orderly development ofthe neighborhood and the City within the general purpose
and intent of this ordinance and the Comprchensive Development Plan for the City.
City of Arden Hills
Planning Commissiol1/vleetingfor Au[;ust 2,2006
1,',kfetm-inct.fls',nrdenhillsIPlnn/lingiPfanl1ing Cases'.2006W6-()22 Peterson Fence Site Plan Review (PF:NDfNG)W7 1406 - PC report Peterson .
Sile {'{all RevicH'.doc
Page 4 of 7
Findings of Fact
. Staff offers the following eight findings offact:
1. The proposed use will not affect parking conditions and is unlikely to affect traffic
flow in the surrounding area. If the fence is at least twenty feet from the right-of-
way, there would be sufficicnt protection of sight lines.
2. The proposed use will not produce any additional noise, glare, odors, vibration,
smoke, dust, air pollution, heat, liquid or solid waste, or any other nuisance
characteristics. However, the fence is likely to reduce noisc, glare, dust, and other
nuisances for the subject property.
3. The proposed use will not affect drainage.
4. The proposed use will not affect the population density of the neighborhood.
5. The proposed use is compatible with adjacent properties and other properties along
Lexington Avenue. Many properties along Lexington Avenue between Highway 96
and Amble Drive already have a privacy fence, including the properties north and
south of the subject property. The fence on the subject property would be similar in
style and height to the other fcnccs along Lexington A venue. The other fences along
Lexington A venue are also 100 percent opaque. It is unlikely the fence would have
any negative impact on neighboring properties or the City.
6. The park dedication fce does not apply.
7. If the City finds that there are unusual circumstances in this particular application,
then the proposed use is in confonnance with the requirements of the Zoning
Ordinance. The Comprehensive Dcvelopmcnt Plan does not comment on fences.
. 8. The fence will likely increasc the livability and security of the applicant's property
without disrupting the adjacent properties or travelers on Lexington Avcnue. Based
on the facts of this case, it is determined that unusual circumstances do exist that may
warrant the proposed deviations from thc fence rcgulations based on the following:
a. High traffic levels on Lexington Avenue create unusually high noise and
reduce privacy compared to most other residential properties in the
neighborhood and City. The proposed fence would increase privacy and help
to reduce some noise;
b. The front yard requirements apply to two sides of the lot, which significantly
reduces the ability to reduce noisc and increase privacy with a fence; and,
c. The fences on the other residential properties along Lexington A venue arc
locatcd in the rear yard where a six foot high fence is permitted. Only one
other property, which is located across the street at 1104 Amble Drive, is in
comparable situation to the applicant's property. ^ site plan review for a
fence in the front yard setback at 1104 Amble Drive was approved in June
2006.
In order to approve deviations from the fence rcgulations, Section 6.E.4.n states that the Planning
Commission and City Council must find that unusual circumstances do exist An unusual
City of Arden Hzlls
Planning Commission AIeelingfor August 2, 2006
. II,Alelm-ifli?l_1IsiardenlrillsiPlanningWlanning Cascs12006106-022 Peterson Fence Site Plan Review (PFNDfNG)',071406 PC repurl- Peterson
Sire Plan Review,doc Page 5 of7
- __m__
,
circumstance is a lower standard than a hardship, which is required for a variance. For example,
it is not necessary to prove that no reasonable use of the property exists without the granting of .
the site plan review.
Resident Comments
Staff has not received any letters, e-mails, or telephone calls from propcrty owners or occupants
in regard to this plamling case. However, sitc plan reviews are not public hearings and do not
require public notice.
Staff Recommendation
Based on thc submitted plans and findings of fact, Staff recommends approval of Planning Case
#06-022 for the Site Plan Review for the six foot high fence in the front yard. Staff recommends
the following sevcn conditions be included with the approval:
L The fence plans shall be modified so that the fence is no closer than twenty feet to thc lot
line comer that is near the intersection of Lexington Avenue aJld Amble Drivc. Any
significant changes to these plans, as determined by the City Planner, shall rcquire review
and approval by the Planning Commission.
2. The applicant shall locate the utilities near the proposed fence before the fence permit is
issued. The applicaJlt shall comply with any sctbacks set by the utility company, though .
the fcnce shall not be moved any closer to Lexington A venue or Amble Drive than the
modified plans.
3. The fence shall not encroach on the public right-of-way. The applicant shall be
rcsponsible for locating the lot lines prior to the issuance of thc fcnce pemliL
4. Before the face of the fence is installed, the location ofthc posts shall be measured by thc
City Planner to confirm that the posts are in conformance with the fence plans as
modified by condition L The applicant shall be responsible for contacting the City
PlaJmer prior to the installation of the face of the fence.
S. The applicant shall keep the fence maintained and promptly repaired if any damage
occurs to the fence, including graiIiti.
6. The applicant shall maintain the vegetation on both sidcs of the fence.
7. The fencc shall not infringe on the lines of sight for Lexington Avenue and Amble Drive.
The fcnce pennit shall be subject to approval by Ramsey County to ensure that the lincs
of sight are protected. If upon inspcction the fence is found to impede sightlincs, the
fence shall be moved farther from the intersection.
City of Arden Hills
Planning Commission j\1eetingfor August 2, 2()()6
\1,Melru-inet.uslanlenhilis\PlanningWllllllling CiISC,110U6i06-(}22 f'eferSOIl Fence Site Plnn ReviCII<' (PENDING)I07/406 _ PC report Perm-son .
Size Plall Reviewdoc Page 6 of7
Options
. L 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 stale in writing the reasons for the denial at the time it denies the request."
4. Table for additional information.
Deadline for A!:!ency Actions
The City of Arden Hills received the completed application for this request on July J 7,2006.
Pursuant to Minnesota State Statue, the City must act on this request by September 17, 2006 (60
days), unless the city provides the petitioner with written reasons for and additional 60 day
review period. The City may, with the consent of the applieant, extend the review period beyond
the initial 120 days.
Attachments
3B-1 Application and supporting materials from the applicant
3B-2 Air photo and photographs of the site
3B-3 Survey and drawings from the applicant
.
City afArden Hills
Planning Commis:>iun lvJeetingfor August 2, 2006
. \IMerro.incl,us'lardenhifisW/MlI/ing\Plal1l1ing CasesI2006106-()22 Pacrson Fence Site Plml Review (PENDING) 107 1406 - PC report - Peterson
Site Plan Rel.'icwdoc Page 7 of7
.
.
Attachment 3B-l
Application and Supporting Materials
from the Applicant
.
. August 2, 2006, Plamling Commission Meeting
.
~ For Office Use Only
. Planning Case No.
~HILLS
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 I Council Decision Date
www.ci.arden-hills.mn.us
~ -- --
2006 LAND USE APPLICATION
Applicant Information
Applicant Greg Petcrson
- ---- _.
Address: 1105 Amble Drive
- -... -.- -'
Telephone No.: 651-556-8016
Fax No.:
Email Address: Gre g .pelerson(aJstate .Hm. us
Property Information & Jean Peterson
Property Owner Gregory Petcrson
- -_.
Owner Address 1105 Amble Drive
. Address of Property Involved: 1105 Amble Drive
----.--
Legal Description:
Property !D t'-Jo.: ",., ')(\ 'JJ 1 A ()(\'"1'7
L..L..JV.L~).l-'-t.VV.L, J
Current Zoning: _A-: I
~._-._-
Type of Use: -.fJiYj L~ *.t IV') ~II
~---
Property Acreage: _3$.__
Elpe of Request' 'Applicants are responsible for
reimbursement of consultant
Apportionment of Assessments ($30) fees associated with filing,
o Comprehensive Plan Amendment ($300) reviewing, and processing of
o Final Plat (including in Preliminary Plat) this application. Such fees are to
o Minor Subdivision (lot spliUconsolidation) ($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
"i1 Site Plan Review ($400) consultant planning services,
o Special Use Permit or Amended Special Use Permit ($300) attorney, and engineer.
o Vacation of Easement ($250 + escrow) Payment of park dedication
o Variance (Sign Ordinance) ($250) fees, established by City
Ordinance, are required with
. o Variance (Zoning Ordinance) ($250) certain procedures.
o Zoning Ordinance Amendment ($300 + escrow)
Page 1 of3
.
Brief Description of Request (olease also include a detailed letter exolaininq the oroiect): .
Summary Install a 6' high privacy fence along Lexington Avenue (property address is
1105 Amble Dlive). The fence will be consistent with all of the other fences installed
along the Lexington Avenne Reconstruction Corridor.
Specifics The fence is needed to provide limited privacy fi'om the very high traffic
volume along Lexington Avenue. It is also hoped some noise reduction will result from
the installation of this fence.
From the back of the property (northeast corner) the fence will ali'-'ll with the existing
co ~
fences (approximately 12 - 18" ofTlhe sidewalk). It will proceed on a line consistent
with the sidewalk (propel1y line) to approximately 20' Ii'om the curb (southeast corner).
At that point, the fence would proceed at approximately a 45 degree angle toward the
(southwest) for about 20'.
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 shail be jointiy 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, maiiing, 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) iarge scale copies, folded in sets no larger than 8 y," x 14" with the print side facing out,
. Fifty (50) copies of 11 "x17" 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/lncomplete 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 submittai 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 of~
. Notice of Meetinq 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 deadline 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 tllat additional meetings and/or
workshops are scheduled when necessary upon approval of the Planning Commission.
2006 SCHEDULE ('subject to change)
I "
TENTATIVE TENTATiVE
PLANNING CITY COUNCIL
COMMISSION MEETtNG
APPLICATION MEETING' DATE'
I~ DEADLINE (Generally held on (Generally held on
DATE' 1" Wednesday at 7:00 o.m.) last Mondav at 7:00 o.m.)
December 5 (2005) January 4 Januarv 30
,,.
January 3 February 1 F ebruarv 27
February 6 March 1 March 27 --
,
. Ma rch 6 April 5 April 24 I
April 3 May 3 May 22 _m
Mav1 June 7 June 26
-- - July 31
June 5 July 5
!'~,- July 3 August 2 Auqust 28
August 7 - September 6 Seotelllber 25
-
September 5 October 4 October 30
~m October 2 November 1 November 27
November 6 December 6 December 11
,
i December 4 January 3 (2007) January 29 (2007)
Acknowledqement and Siqnature
I acknowledge that I have read all of the information listed in the City of Arden Hills Land Use Application
and fully und~d that I am responsible for all costs incurred by the City related to the processing of
this Application Q
0/r'7ifF'it&~ 7//1//220&
Applica0)Signature Date i
Please contact the City Planner at (651) 634-5134 If you have any questions regarding your application.
. Additional copies of this application form are avaifable on the Cily's website:
htto://HIVVW. d. arden-hi/fs. mn. uslDeoartmenlslCommunitv DeveloomentlPlanninalotannina forms. htm
Page 3 of3
.
Attachment 3B-2
Air Photo Map and
Photographs of the Site
.
. August 2, 2006, Planning Commission Meeting
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. August 2, 2006, Planning Commission Meeting
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~HILLS
MEMORANDUM
DATE: July 11,2006 PC Agenda Item 3.e
TO: Planning Commission
FROM: James Lehnhoff, City Planner
SUBJECT: PC # 06-024
Boston Scientific (formerly Guidant)
4100 N Hamline Avenue
Master Planned Unit Development (PUD) 7th Amendment and
Site Plan Review Addition to Building N
Requested Action
Boston Scientific, formerly known as Guidant, is proposing to construct a lO,225 square foot
addition to the west side of Building N.
. Back!:!round
1. Overview of Request
The applicant is requesting a Master Plan PUD (7'h) Amendment and Site Plan Review to
construct a 10,225 square foot addition to Building N, which is located in the northwestern
portion of the Boston Scientific campus. The building was purchased just before the Master
Plan was approved in 2002, and the Master Plan does not reflect the proposed addition in this
application, which is the reason for the PDD Amendment
The proposal in this application would be the second addition to Building N. According to
the applicant, the addition will be used to integrate a new product component into an existing
manufacturing process and approximately ten employees would be added to Building N with
this addition. In 2003, Boston Scientific was approved to construct a 38,000 square foot
addition to Building N.
City of Arden Hills
Planning Commission Meetingfor August 2, 2006
. \\Metro-inet.us\arrJenhills\Planning\Planning Cases.\2006\06-o24 Boston Scientific PUD Amendment & Site Plan Review (PENDING)\071706-
PC Report - Boston Scientific pun Amendment fOf addition to Building N.doc
Page 1 of9
.
c
2. Site Data
ExIstllll,(LandUse ~'.
North Industria] 1-]: Limited Industria] Office
South ludustrial I-I: Limited Industrial Office I Utility
(across County F)
RL-Residential/ Office / PUD (Townhouses & Offices)! Single Family Detached
East (Shoreview) R-3:Multiple Dwelling Residential/Office / Multiple
RH- Residential Residential Family
West Low Density Residential R-1: Single Family Residential Single Family Residential
3. Surrounding Area
Industrial
Light Industrial/Office
1- J: Limited Industrial / PUD Overlay
92.8 acres (approx. 4,042,000 square feet, does not include the Arden Woods
office buildin' property)
N/A
Relatively flat
4. Past Boston Scientific Planning Cases
The City has reviewed the following requcsts for this property: .
Planning Request Comments CC Action
Case
-- Master Plan PUD 6'"
Construct new parking lot and 04/24106
06-010 Amcndment and Site alter parking lot to thc Arden (A)
Plan Review Woods office building
Master Plan PUD 5th ---,
Construct a nitrogen gas lO/25/04
04-18 Amendment and Site
Plan Review generator and distillation tank (A)
Master Plan PUD 4'" Altering cast parking area (along 07/12/04
04-17 Amendment and Sitc Lexington) and temporary south (A)
Plan Review parking area (by Xcel substation)
04-13 Special Use Permit Satellite antennae for Building L 07/12/04
(A)
04-04 Site Plan Review Temporary Walkway 02/23/04
(A)
City of Arden Hills
Planning Commission Meetingfor August 2, 2006
\\Mctro-inetus\ardenhills\Planning\Planning Cases\2006\06-024 Boston Scientitk pun Amendment & Site Plan Review (PENDTNG)\071706- .
PC Report - Boston Scientific pun Amendment fOT addition to Building N.doc
Page 2 of9
.
Master Plan PUD 3'0 Moving Addition J from Phase 2 02/23/04
04-01 Amendment and Final to Phase 1 and slightly larger (AJ
i . PUD Addition J
I Master Plan PUD 2nd Site layout change to allow for 09/29/2003
03-25 Amendment Building N Addition (AJ
----
03-24 Site Plan Revicw Building N Addition 09/29/2003
(A) !
03-23 Site Plan Review Parking Ramp #1 09/29/2003 i
(A)
03-07 Site Plan Review Building Addition I - Research 03/3 I/2003
Building (AJ
03-06 Site PlaJl Review Building L - Training Center 03/31/2003
(AJ
03-05 Master Plan PUD 15t Site layout changes to Buildings 03/31/2003
Amendment I, K, L, and M (AJ
03-04 Final Plat Final Plat and Vacation of i 06/30/2003
Fernwood Ave. ! (AJ
02-25 Master Plan PUD, Guidant 3-phase Master PlaJl and (11/12/2002
Preliminary Plat Preliminary Plat (AJ
f-- --.---.---'--
01-25 Sign Variances Lexington Avcnue Sign age and I 09/24/2001
"-. Water Tower Signage (A)
5. Guidant Master Plan
. The Master Plan, which was approved in 2002, proposed to construct 419,500 square feet of
building space in Phase I, which was tentatively scheduled to last from thc winter of2003 to
the spring of 2006. Due to the recent change in ownership and other market conditions, parts
of Phase 1 have bccn delayed. Phase 1 originally includcd two new buildings (L and K) and
an addition to building L Building L and the addition to building I, which added a combincd
166,000 square feet of building arca, have been constructed. Plans for building K have not
yet been submitted. At the end of Phase I, the Master Plan requircs a traffic study to be
completed.
The building J addition (90,000 square feet) was movcd from Phase 2 to Phase 1 in 2004;
however, construction for that building has not yet started. Two extensions for the building J
addition have been granted since it was approved. The first addition to building N was also
added to Phase 1 in 2003 and added 38,000 square feet to the Campus.
Since the Master Plan was approved in 2002, the City has approved 294,000 square feet of
new space for the Campus of which 204,000 square feet have been constructed. As noted
abovc, Phase 1 originally proposed 419,500 squarc feet of new space.
City ojArden Hills
Planning Commission Meetingfor August 2,2006
. \'\.l\1etro-inet.us\ardenl1i1ls\planning\Planning Cases\2006\06-024 Boston Scientific PUD Amendment & Site Plan Review (PENDING)\071706-
PC Report - Boston Scientific PUD Amendment for addition to Building Xdoc
Page 3 of9
--- ------
.
Master Plan Approved Size Built (sJ.) .
Planning Case # Buildin" (s.f.) (sJ.I
03-06 L 108,000 112,000 Yes
03-07 I 52,300 54,000 Yes
Not yet submitted K 259,200 0 Not Built
Original Phase 1 Subtotal 419,500 166,000 166,000
04-01 (moved from Phase 2 Approved but
to Phase 1) J 80,000 90,000 Not Built
03-24 N1 38,000 38,000 Yes
Amended Phase 1 Subtotal 118,000 128,000 38,000
Phase 1 and Amended Total 537,500 294,000 204,000
Proposed 2nd Addition to N 10,225 10,225 Proposed
Final Total 547,725 304,225 214,225
Plan Review and Findin!:!s
1. Zoning - Meets Requirement
The Boston Scientific Campus is located in an 1-1: Limitcd Industrial Zoning District and has
a Master Plan POD Ovcrlay which is thc governing document for the Campus, The proposed
addition meets the requirements of the underlying Zone, The Campus Master Plan requires
all structures to be at least 60 feet from the edge of the property line. The closest comer of .
the proposed building is approximately 64 feet from the edge of the property line.
Thc building will be approximately 32 feet tall, which is less than the 35 foot height limit in
the I-I Zone. The addition will be between eight and ten fcet higher than the existing
building.
2. I"andscape Lot Area - Does Not Meets Requirement
Landscaped Area and Impervious Surface
Guidant Campus: 92.8 Acres (4,042,646 square feet)
. 1-1 Cn lena Existing .... Proposed:
'. ; ..
(Square Feet) -
(%) (Square Feet) (%) (Square Fcct) (%)
--.
1,414,829 35% Min 2,157,802 53.3 2,147,577 52.6
Thc proposal m conformance with the landscaped and . . surface
IS area ImpervIOus
requirements for the 1- 1 Zone.
City of Arden Hills
Planning Commission /vfeelingjor August 2, 2006
\\Metro-inet.us\ardenhills\Planning\PJanning Cases\2006\06-024 Boston Scientific PUE) AmcndmCl1t & Site Plan Review (PENLJ1NCi)\071706- .
PC Report - Boston Scientific PUD Amendment for addition to Building N.doc
Page 4 of9
,
Landscaping
I . Since this proposal involves additional building space, the City's landscaping requirements
do apply (Zoning Ordinance, Appendix A: Procedural Manual). Based on 10,225 square feet
of new space, the landscaping requirements call for 32 caliper inches of trees. The applicant
is proposing 39.5 caliper inches oftrccs.
Tree Type Quantity Caliper Inches Total Caliper
Per Tree Inches Per Tree
---.,- -~-
Northern Blaze White Ash 2 4.5 9
Northern Blaze White Ash 3 3.5 1- 10.5
Black Hills Soruce (8 feet hiah) 3 3.3 10
River Birch 3 2 6
Redbud 2 2 4
Total Caliper Inches 39.5
Required 32
The landscaping regulations also require the landscaping plan to provide a certain percentage
oftrces in each size category:
Percent of Trees # of Trees
Tree Size Proposed Required Proposed Required
2" to 3" 62% 50% 8 6
c-=-.---.--
3.5" to 4" 23% 30% 3 4
. 4.5"105" 15% 20% 2 3
-
100% 13' 13'
*Tl1c applicant is proposing] 3 trees
Based on a landscaping plan of thirteen trees, there is a deficit of Olle tree in the 3.5" to 4"
and 4.5" to 5" caliper range categories. Although the applicant is providing more total
caliper inches in the landscaping plan than what is required by Ordinance, both standards
should be met.
3. Aesthetics - Meets requirement
The proposed addition would use building materials similar to the existing Building N (see
pictures in Attachment 3C-3). The addition will use EIFS as the primary exterior materiaL
The 1-2 Zone does not have guidelines for building materials.
4. Parking - Meets requirement with proofof parking
Boston Scientific acknowledges that there is a 557 parking stall deficit on the Campus per the
Zoning Ordinance requirements. With the proposed addition, the defieit would increase to
City of Arden Hills
Planning Commission lvfeetingjor August 2, 2006
. \\Metro-inel.us\ardenhills\Planning\Planning Cases\2006\06-024 Boston Scientific PUD Amendment & Site Plan Review (PENDlN(i)\071706 -
PC Report - Boston Scientific pun Amendment for addition to Building N_doc
Page 5 019
.
568 parking spaces based on slightly more than 10,000 square feet of new spacc and a
requirement of I space per 1000 square feet of floor area for "Other Business and Industry" .
space. No parking spaces would be rcmoved with the proposed addition.
Despite the deficit, Boston Scientific has indicated that there is a suffieient number of
parking stalls on the Campus for employees and visitors. Should the additional parking be
needed, the applicant has submitted proof of parking for an additional 635 parking spaces has
been submitted (Plan G003 in Attachment 3C-3). According to the proof of parking, there is
the potential for a new 415 space lot and a 220 space expansion of an existing lot.
The submittcd site plans are not clear on how many ADA parking spaces are being required.
Some of the site plans show two spaces and others show three spaces. Based on the sizc of
the building, at lcast four spaces should be provided.
5. Traffic, Access, and Circnlation - Meets requirement
The proposed addition is unlikely to have a significant impact on intcrnal circulation. Given
the existing traffic conditions in the vicinity of Boston Scientific, it is doubtful the additional
ten employees would have any notieeable impact on traffic movement or congestion.
Howevcr, Boston Scientific is a growing business and traffic in the area has been increasing.
According to the Master Plan, a traffic study is required beforc the start of Phase 2. Due to
the amendments to Phase 1 in the Master Plan since its adoption, it is not clear when Phase 2
begins. Ofthc 419,500 squarc feel of building space originally eontemplated in Phase I,
only 294,000 square feet has been approvcd and 204,000 square feet has been built. With the .
proposed addition to building N, the approved space would increase to 304,225 square feet of
approved space and 214,225 square feet of built space.
However, if Boston Scientific moves forward with building K, which was originally
proposed as part of Phase 1, the total amount of approvcd office space would increase to
563,425 square feet thereby cxceeding the original proposal of 419,500 squarc fcct of space
in Phase 1. Since the total amount of building space proposed in Phase 1 has not been
reached, it is unlikely the current proposal warrants a traffic study or road improvements.
However, a study to detcrmine ifroad improvements aJ'e necessary will be needed before
building K or any other addition that exceeds the original Phase 1 square footage total is
reviewed.
6. Lighting - Meets Requirement
There arc no proposed changes to the lighting on building N with the proposed addition. If
lighting is added to Building N, it must meet the standards in Section 6.E.3 of the Zoning
Ordinancc.
City of Arden Hills
Planning Comrnission Meeting/or August 2, ]006
\\Metro-inc1.us\mlc-nhills\Planning\Planning Cascs\2006\06-024 Boston Scientific PUD Amendment & Site Plan Review (PENDING)\071706 _ .
PC Report - l1os1on Scientific PUT) Amendment for addition \0 Building N.ooe
Page 60f9
7. Grading and Utilities - Meets Requirement with conditions
. The City Engineer has reviewed the grading, drainage, and utility plans for the proposal, and
those comments are attached. A condition rcquiring compliance with thc comments in thc
letter are included as a condition for approval that must be completed before any building
pernlits are issued.
The City Enginecr also noted that permits must be obtained from the Rice Creek Watershed
District (RCWD) before any building permits are issued.
8. Screening & Noise - Meets Requirements
The mechanical equipment for the building will be locatcd on the western side of the addition
facing the Campus. The mcchanical equipment will be located on a portion of the existing
building that is lower than the proposed addition, which means the addition will be screening
the mechanical equipment
The equipment, which will be more than 80 feet from the nearby residcntial properties, is not
expected to bc detectible from adjacent properties. Although thc mechanical equipment will
only bc visible from within the Campus, it may be visible from Cummings Drive and should
be screened.
9. Additional Review
. The Fire Marshal and City Attorney have reviewed the proposal and do not have any
comments. The City Engineer has reviewed the proposal and her comments arc in
Attachment 3C-2. The Engineer's comments are primarily technical and do not significantly
alter the proposed site plan.
The Building Official noted that the Grading Plan (CI.O) indicates three handicap parking
spaces arc provided for the building. However, the rest of the plans show two handicap
parking spaces. The ADA rcquirement for this building would be four spaces.
Staff Recommendation
In Planning Case #06-024, Staffrecommcnds approval of the Planned Unit Development Master
Plan (7th) Amcndment and Site Plan Rcview based on the submitted plans and findings of fact
subject to thc following thirteen conditions:
I. Thc applicant shall continue to abide by the conditions of approval as stated in the
approved Master Plan PUD except as amended by the six subsequent amendments.
City of Arden Hills
Planning Commission Meetingfor August 2, 2006
. \\Metro-inet.us\ardenhills\Planning\Planning Cases\2006\Q6-024 Boston Scientific PUD Amendment & Site Plan Review (PENDINC1)\071706-
PC Report - Boston Scientific PUD AmendmenL for addition to Building ;-.J.doc
Page 70f9
c-.
2. A PUD Amendment form, drafted by the City Attorney, shall amend the PUD and
encompass all seven amendments to the Master Plan PUD. A building permit may only .
be issued after the PUD Amendment document reccives the approval of the City Council
and is executed by both the City Council and the applicant
3. The project shall be eompleted in accordance with the plans submitted as part of the
master plan amendment and site plan review application. Any significant changcs to
thesc plans, as determincd by the City Planner, shall requirc rcview and approval by the
Planning Commission.
4. The master plan amendment and site plan review shall automatically expire and become
void onc (1) year from and after the date on which the Council granted such approval if
work on the project has not begun within that time period.
5. The applicant shall obtain any necessary permits from Rice Creek Watershed, the
Pollution Control Agency, and any other necessary permits before a building permit is
issued. The City shall be copied with all required permits.
6. Any changes to the grading, erosion, or drainage plans shall be submitted to the City
Engineer for approval.
7. The applicant shall comply with the conditions recommended by the City Engineer in the
July 24, 2006, memo to the City Planner. Updated site plans shall be submitted for
approval by the City Engineer and Fire Marshal before any building permits are issued.
8. If noise from the building exceeds MPCA noise regulations for residential areas at the
property line, the applicant shall reduce noise by any means necessary to be in
compliance with MPCA regulations. If any complaints regarding noise are made to the
City, the applicant shall be responsible for providing decibel measurements from the
property Iinc.
9. A traffic study shall bc conducted and submitted to the City for review to determine if .
road improvements are needed prior to the submission of any application(s) that would
cause the total new square footage to exceed 419,500 square feet since the Master Plan
was approved in 2002.
10. The landscaping plan shall be modified so that at least 30 percent of the trees are in the
3.5" to 4" caliper range and 20 percent of the trees are in thc 4.5" to 5" caliper range.
The number of trees in the 2" to 3" caliper range shall not be more than 50 percent of the
trees in the landscaping plan. The modified plan shall be submitted prior to the issuance
of any building pelmits and is subject to approval by the City Planner.
11. The mechanical equipment shall be fully screened from all adjacent properties and the
public right-of-way.
12. The applicant shall provide four handicap access parking spaces per the Americans with
Disabilities Act requirements.
13. The applicant shall provide an "as built" survey upon completion of the project that
includes all required changes.
City of Arden Hills
Planning Commission !vleetingfor August 2,2006
\\Metro-inet.us\ardenhills\Planning\Planning Cases\2006\OG-024 Boston Scientific PUD Amendment & Site Plan Review (PEND]NG)\071706- .
PC Reporl- Boston Scientific PliD Amendment l'or addition to Building N_doe
Page 80J9
.
. Notice
Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City
and mailed to residents within three-hundred fifty (350) feet of the subject property.
Options
L Recommend approval as submittcd.
2. Recommend approval with conditions.
3. Recommend dcnial 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 A!:!cncy Actions
The City of Arden Hills received the completcd application for this requcst on July 14, 2006
Pursuant to Minnesota State Statue, the City must act on this request by September 14, 2006 (60
. days), unless the city provides the petitioner with written reasons for and additional 60 day
revicw period. The City may with the petitioners' consent extend the review period beyond the
120 days.
.
Attachments
3C-l Application and statement submitted by the applicant
3C-2 Plan review from the City Engineer
3C-3 Air photo map and photographs of the site
3C-4 Survcys and plans submitted by the applicant
City of Arden Hills
Planning Commission Meetingfor August 2,2006
. \\Mctro-inet.us\ardenhi!l~\Planning\P]anning Cases\2006\06-024 Bos.ton Scientific P{jD Amendment & Site Plan Review (PENDING)\071706"
PC Report - BasIOn Scientific pun Amendment for addition to Building N.dac
Page 9of9
,
.
Attachment 3 C-l
Application and Supporting Materials
from the Applicant
.
.
August 2, 2006, Planning Commission Meeting
~ For Office Use Only
~HILLS Planning Case No, 06-0Z/iC
. Submittal Date 7-1'( -c..(
1245 West Highway 96 Application Accepted By b-:t
Arden Hills, Minnesota 55112 Receipt Number ' ,
Telephone (651) 634-5120 Council Decision
Fax (651) 634-4137 Council Decision Date
www.ci.arden-hills.mn.us
2006 LAND USE APPLICATION
Applicant Infonnation
Applicant 17N'.[EJ.fHl t"
Address 5100 ~\Vf:
Telephone No . mfJl- ~~-fJ&fj
Fax No.: k!il - 7M - :) '2.~
Email Address: -.dah""J. ,..j,..hle @,9U,dant., t"Nn.
Property Information
Property Owner &-\5~ $rl a.krl Fk:-
Owner Address .:4\<':>0 N.---1+AM\ ~~"[LJJRIVt=_
Address of Property Involved: ~lf J3I. t) tJ { t-J
- lit I ,
. Legal Description: '
Property ID No.:
Current Zoning: _1-1
Type of Use: 1.\4l\f ItJ tIu<:,'{:l{ \ tJ I &USItJ E$$ i"JfFiCf "
Property Acreage: I
QZ,A CJ<u,,~u<;.
tJPe of Request- "Applicants are responsible for
Apportionment of Assessments ($30) reimbursement of consultant
o Comprehensive ptan 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 (lot spill/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"'"" ,,,",, retained by the City and include
Site Plan Review ($400) consultant planning services,
Special Use Permit or Amended Special Use Permit ($300) attorney, and engineer.
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 00
Brief Description of Request (olease also indude a detailed letter exelainino the oroieel):
6f"J:' Afl1rNlm .
FiJinQ 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 10 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 tand use application andlor .
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 Y," x 14" with the print side facing out,
. Fifty (50) copies 'of 11"x1l" 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
.j'"
Completellncomplete' 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
Notice of Meetinq 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 deadline 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 andlor
workshops are scheduled when necessary upon approval of the Planning Commission.
2006 SCHEDULE ('subject to change)
TENTATIVE TENTATIVE
PLANNING CtTY COUNCtL
COMMtSSION MEETING
APPLlCATtON MEETING' DATE'
DEADLINE (Generally held on (Generally held on
DATE' 1 <l Wednesday at 7:00 p.m.) lasl Mondav at 7:00 c.m.l
December 5 (2005) January 4 Januarv 30
January 3 February 1 Februarv 27
February 6 March 1 March 27
March 6 Aoril5 Anril24
. April 3 Mav3 Mav 22
Mav 1 June 7 June 26
June 5 Julv 5 Julv 31
Julv 3 AUQust 2 Auaust28
August 7 September 6 Seotember 25
Septembef 5 October 4 October 30
October 2 November 1 November 27
November 6 December 6 December 11
December 4 January 3 (2007) January 29 (2007)
Acknowledqement and Siqnature
7[&IOLQ
Dal
Please contact the City Planner at (651) 634-5134 if you have any questions re9arding your application.
Additional copies of this application form are available on the City's website:
. htto.//www. cr. arden-hills.mn. us/Deoartments/Communitv DevefoomentlPlannina!ofannina forms. htm
Page 3 of3
Boston Scientifie Corp.
Building N Cathode Addition
Land Use Application - Description Request
July 3, 2006
.
Description of Request (supplement)
Guidant is requesting a Master Plan PUD Amendment and a Site Plan Review to allow a 10,000
square foot addition to Building N. The addition would be placed along the west side of the
existing building. The purpose of the addition is to allow the integration of a new product
component into the existing manufacturing process. The new construction will support a couple
of tall pieces of equipment which will require a 25 foot clear height.
The building would b a single story stcel frame structure with the exterior materials matching the
existing newly remodeled facility.
Boston Scientific expects to add approximate 10 employees to building N with the additional
square footage.
The mechanical systems will be a typical roof top unit installation. The units will be set on the
east side of the new addition with at the lower, 23 foot roofJeveL This will allow the taller 30
foot new addition to screen the rooftop equipment from the residential neighbor hood to the west
We do not expect to add any additional perceivable noise to the neighborhood with the screening
arrangement of the taller addition.
.
.,
.
Page I of I
.
Attachment 3C-2
Plan Review from the City Engineer
.
.
August 2, 2006, Planning Commission Meeting
. ~
~ EN HILLS
MEMORANDUM
DATE: July 24,2006
TO: James Lehnhoff, City Planner
FROM: Kristine Ciiga, Civil Engineer ~
SUBJECT: Planning Case #06-024: Boston Scientific
The following are comments based upon a review "fthe plans dated July 3, 2006:
General/overall site design
. . The developer will be responsible for obtaining all necess8IY penuits. which may include. but are not
limited to, NPDES and Riee Creek Watershed District.
. Please include a benchmark on plan sheet C1,
. Please include a note addres.sing temporary erosion control requirements during construction.
. The plan sheet must he signed by Zl registered engjnccr.
Stoml Sewer
. Please provide a detail for the flared end section.
. Please add a note to clarify the stOTID sewer pipe proposed at the north end of the huilding; no inlet to
the pipe is shown.
.
'MelrO- inn us'.ardenhiik,PR&PW Engjnccring'1006\Planning Cascs'.06.02'-1_ Bll~loll Scienliflc doc
.
Attachment 3 c- 3
Air Photo Map and
Photographs of the Site
.
.
August 2, 2006, Planning Commission Meeting
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Attachment 3C-4
Survey & Site Plans
.
. August 2, 2006, Planning Commission Meeting
e e e .
.
.
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~HILLS
MEMORANDUM
DATE: July 27,2006 PC Agenda Item 3.D
TO: Planning Commission
FROM: James Lehnhoff, City Planner
SUBJECT: PC #06-023;
Royal Oaks Realty, Inc.
1440-1450 W. Highway 96
Master and Final Plan PUD and Preliminary Plat for the
Old City Hall /Public Works site
"Arden Hills Office Park"
Requested Action
Consider the requested Master & Final Planned Unit Development (PUD) and Preliminary Plat
e proposal to redevelop the former City Hall and Publie Works property into 62,432 square foot.
The office space would separate into 23 units in seven different buildings.
Table of Contents
Igoic Pae:e
Previous Plan Background & Information 1
Plan Comparison 2
Master and Final Planned Unit Development and Preliminary Plat 2
Project Overview 3
Planned Unit Development Review 4
Building Area / Floor Area 6
Lot Covered by Structure 7
Landscape Lot Area/Impervious Coverage 7
Landscaping 8
Signage 10
Aesthetics/Building Materials 11
Height of Buildings 12
Parking / Parking Setbacks 13
Traffic, Access, and Circulation 13
Screening 16
Lighting 17
Grading, Drainage, and Utilities 18
Retaining Walls 18
Plan Review Comments 18
Preliminary Plat Review 19
Staff Recommendation & Conditions 20
~ Attachments 3D-1 t03D-7
~ - , ..
ie
~HruLS
MEMORANDUM
DATE: July 27, 2006 PC Agenda Item 3.D
TO: Planning Commission
FROM: James Lehnhoff, City Planner
SUBJECT: PC #06-023;
Royal Oaks Realty, Inc.
1440-1450 W. Highway 96
Master and Final Plan PUD and Preliminary Plat for the
Old City Hall/Public Works site
"Ardcn Hills Office Park"
Requested Action I
Consider the requested Master & Final Planned Unit Development (PUD) and Preliminary Plat
proposal to redevelop the formcr City Hall and Public Works property into 62,432 square foot.
The officc space would separatc into 23 units in scven different buildings. e
Previous Plan and Back!:!round Information
In June and July of 200S, the applicant proposed a 76,000 square foot office condominium
dcvelopment that would be divided into 30 office condos in seven scparate buildings. In that
proposal, the property was proposed to utilize thc cxisting driveway approach from Highway 96
and construct an access across an existing access easement to Hamlinc Avenue.
At the July 2005 Planning Commission meeting, the Commission voted 6-1 to recommend
approval of the proposal suhject to a number of conditions related to landscaping, drainage,
access, and layont. The City Council reviewed the application in July 2005. A motion was made
to approve the PUD, which resulted in a vote of 3-2. Since a PUD approval requires a 4/5's
majority, the PUD was not approved.
The applicant has since submitted a revised application for less office space, fewer parking
spaces, and more landscaped area. The primary changes from the first plan submitted in 2005
include:
City of Arden Hills
Planning Commission Meetingfor August 2. 2006
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___ ____n_ ___n_
, , ,
Original 2005 Plan Revised 2006 Plan % Change
~ Office Space (Sq. fll 76,000 62.432 -18%
Floor Area Ratio .26 .21 -19%
Rear Setback (feet) 30 30.5 2%
West Setback (feet) 30 44.7 49%
East Setback (feet) 30 30.5 2%
Setback from Trail
(feet) 10 -25 150%
Impervious Coveraqe 67%* 54.7%** -18%
Landscaped Area 33%' 45.3%** 37%
Parking Spaces 306 250 -18%
'Calculated by Staff in 2005
"Revised by Staff Per Section 6.E of the Zoning Ordinance requirements
Revised Plan
Surrounding Area
North Public and Institutional CC: Civic Center Public & Institutional
South Medium Density Residential R-3: Townhouse and Low Single Family Attached
Densit Mnltiple Dwelling Residential
East Neighborhood Business NB: Neighborhood Business Neighborhood Connnercial
. Da care
West Low Density Residential R -I: Single Family Residential Single Family Detached
Residential
Site Data
Neighborhood Business
Vacant (former City Hall/Public Works garage)
Neighborhood Business
6.83 acres (297,752 square feet)
0.21
Slopes from west/southwest down to the east/northeast
Master and Final Planned Unit Development and Preliminary Plat
The applicant has requested that the Planning Commission review two actions for this proposal:
. Master and Final Planned Unit Development (PUD) I Special Use Permit
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. Preliminary Plat C> ,
The PUD sets the design, density, layout, and setbacks for the proposed development. The
preliminary plat is the legal mechanism to divide the property into smaller paree1s that can be -
individually sold. The preliminary plat is contingent upon approval of the PUD.
Project Overview
The applicant, Royal Oaks Realty, proposes to construct 62,432 square feet of office space on the
former 6.83 acre City Hall and Pub lie Works garage property. The total footprint of the office
would be 41,024 square feet. The office space is proposed to be divided into 23 for-sale condos
in seven separate buildings. The property is proposed to utilize the existing driveway approaeh
from Ramsey County Highway 96 and to construct a new driveway across an existing access
easement to Hamline Avenue. The applicant proposes to share the access road off of HaJJlline
with the daycare that is located at the intersection of Highway 96 and Hamline Avenue.
According to the proposal, the five westernmost buildings Building Overview
(units I-IS) are I-story and 2-story units. The second story Unit Stories Sauare Feet Elevation
on these units is described as a 900 square foot loft. 1 1 1.536 A
2 2' 2.500 A
The remaining two buildings (units 16-23) would be 2- and 3 1 1.536 A
3-story walkouts with the walkout side for units 16-18 4 1 2,400 B
facing east and the walkout side of units 19-23 facing south 5 2' 2,500 B
(toward Highway 96). The second floor on unit 17 and the 6 1 2,400 B
tbird floor on units 20 and 22 are 900 square foot lofts. 7 1 1,536 A
8 2' 2,500 A .
The primary building materials include brick, Hardie Plank 9 1 1,536 A
siding, and glass. The building materials are consistent on 10 1 1,536 A
all four sides of the buildings. The Hardie Plank siding, 11 2' 2,500 A
which is a fiber cement material and would be located 12 1 1.536 A
above the brick, has the appearance of wood. The color for 13 1 2,400 B
the Hardie board has not yet been determined. The units 14 2' 2,500 B
would also have decorative columns, The roofing material 15 1 2,400 B
would be asphalt shingles. 16 2w/o 4,800 C
17 3w/o* 4,100 C
If approved, the applicant indicated the following proposed 18 2w/o 4,800 c
timeline for the development: 19 2w/o 3,072 D
20 3w/o* 4,100 D
Fall 2006: Site grading and utility work 21 2w/o 3,072 D
22 3w/o" 4,100 D
FallJWinter 2006: Begin construction on the three 23 2w/o 3.072
westerly buildings (units 1-9) D
Total 62.432
2008: Project Completed .. Denotes the top floor is a 900 square foot
loft
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. ,
Master and Final PUD
.. The Planned Unit Development (PUD) provides a flexible process to develop land in a more
creative manner that is more responsive to land cover, adjacent uses, and City requirements. In a
PUD, the internal setbacks, internal lot sizes, layout, design, signage, building materials, and
other aspects of the development can be adjusted from the normal zoning requirements.
However, the development cannot exceed the impervious coverage limits or density limits.
The applicant has requested signage that somewhat deviates from the Sign Code in terms of
distribution and use of a building material that is not specifically included in the approved
Neighborhood Business (NB) District building materials list. To help offset these deviations, the
applicant has also proposed higher quality building materials and a landscaping plan with caliper
inches of trees exceeding the requirements.
Preliminary Plat
The preliminary plat proposal would ereate 24 lots; one for each office condominium aJld one
common lot for the development The common lot, Lot 24, would contain all of the parking,
green spaces, access drives, trash enclosures, wetlands, storm water facilities, and most of the
landscaping. The common area would bc managed by an association of the office condominium
owncrs and would be responsible for all maintenance. Lots I through 23 would include the
office condominium uses and a ten foot clear space around the exterior walls.
. A pedestrian way in the middle of the property would need to be vacated and an approximately
20-foot wide strip ofland along the west side of the property would be conveyed to thc City for
the existing City traiL
The Preliminary Plat review section (after the Plan Review Comments) will cover items not
discussed in the PUD review process. As noted above, preliminary plat is contingent upon
approval of the PUD. Once a preliminary plat is approved, no other eonditions related to the
design ofthc plat can be imposed.
Planned Unit Development (PUD) Review
1. Zoning - NB regulations call for developments to be reviewed in spirit and intent of the
Planned Unit Development process.
A. Lot Size and Dimensions -. Meets requirements
The normal minimum lot size for a singlc development in thc NB district is 13,000 square
feet with minimum lot dimensions of 100 fcet by 130 feet. The lot as a whole greatly
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exceeds these requirements with 297,752 square feet ofland (not including the Highw-ay96 '
right-of-way). Since this proposal is a PUD, the minimum lot size does not apply to each -
individual condominium unit, which ranges from approximately 2,240 square feet to 4,270
square feet.
The lot as a whole has a depth of277 .66 feet as measured from Highway 96 and a lot width
of 1072.90 feet. The minimum lot depth and width does not apply to the lots ereated inside
the PUD.
B. Building Setbacks - Meets requirements
The required setbacks from the edge of the property are as follows:
Minimum Setback Standards
Front Yard 20 70
Rear Yard* 20 30.5
West side: 44.7
Side Yard** 5/15 (-25 feet to the trail)
East side: 30.5
*NE regulations require buffer yards of 30 feet where development is proposed adjaccnt 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.
The setbacks between the buildings inside of the development do not apply. Zero lot lines
are permitted between the buildings within the property.
C Use
The proposed use of the office condominiums is for office space, which is a permitted use in
the NB zone. However, 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, and including only the following: antiques, art and school
supplies, bakeries, bicycles (not motorized), books, stationery, candy, camera and
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photographic supplies, carpets and rugs, china and glassware, clothing and costume
rental, convenience store, custom dressmaking, drugs, dry goods, florist, garden supplies
~ (year-round operation only), gifts, grocery, hardware, hats, hobby shops, household
appliance repair, interior decorating (no retail furniture sales), jewelry, locksmith shops,
musieal instruments, paint and wallpaper, shoes, sporting goods, tobacco, toys, and
wearing apparel, and similar type uses.
There are a number of speeial uses also permitted in the NB Zone. A special use permit
would require the applicant to return to the Planning Commission and City Council for
review of a special use pennit/amendment to the PUD. This process would involve a similar
publie hearing process to the one used for this planning case. 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
district) and dwelling units as part of a mixed use development including non-residential
structures. 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.
While the use of the site has only been proposed as "office condominiums", it is important
that the City specify their expectations for current and future use of the site through
conditions in the Planned Unit Development document. Particularly uses could be prohibited
or limited to a certain percentage of the units or office spaee on the site. During the 200S
review process of a similar development on the subject property, it was determined that
retail, restaurant, and residential uses were not appropriate for this site. A condition to that
. effeet has been included.
Although it is assumed that each unit would have only one occupant, it is possible that
individual owners eould sublease part of their spaee to another user. Again, during the 200S
process, it was determined that each office condo should not have more than one occupant,
though units could be combined for one occupant. A condition to that effect has been
included.
2. 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 indicates a
floor area ratio of .21 for the development.
(Square Feet) (%) (Square Feet) (%)
208,426 70 % Max 62,432 appx. 21%
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3. Lot Covered by Structure - Meets requirements
The lot coverage by structure measures the aJJlount of the subject property covered by ~
building footprint (both principal and accessory buildings).
(Square Feet) (%) (Square Feet) (%)
104,213 35 % Max 41,024 13.8 %
4. Landscape Lot AreaJImpervious Coverage - Meets requirements
The landscape lot area of a property may consist of: naturally vegetated areas, wetlands or
ponding areas, planting beds, ground cover and mulch areas, decorative walkways (not to
exceed 15% of the required landscape lot area), and outdoor recreation areas. Conversely,
the landscaped lot area also determines the aJJlount of hard surface area a property may have
(i.e. 35% landscape lot area = 65% hard surface area).
However, section 6.E.Lc of the Zoning Ordinance states: .
c. 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 buildings and medians in
the parking lots cannot be included in the overall landscape lot area. Excluding these small
areas reduces the landscaped area by approximately 7,290 square feet The aJJlended
landscaped area is as follows:
Despite the reduced landscaping area, the proposal still exceeds the 35 pereent landscaped
area requirement
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6. Lanliscaping - Does Not Meet Requirements
Landscaping Requirement
e A. Basic Requirements - Meets Requirement Caliper
Inches
According to the City's landscape plan design requirements, General
195.1 caliper inches of trees is required for a development Landscaping
of this size. The minimum total caliper inches required for Requirement 195.1
trees can be caleulated by dividing the gross square footage NB Special
(62,432 square feet) by 320. Since this is a Neighborhood Requirement 80.47
Business (NB) Zone, the special requirements call for Total 275.57
additional landscaping of three caliper inches per 40 feet of publie street frontage (3 x 26.82
[1072.90/40)), which increases the required caliper inches of trees by 80.47 caliper inches.
Therefore, the total required caliper inches of trees per these minimum landscaping
requirements is 27557 caliper inches.
The applicant has proposed 256.5 caliper inches of new deciduous and ornamental trees. The
applicant is also proposing 38 new coniferous trees, which is equivalent to 95 caliper inches
according to the landscaping plan requirements (tree height/2.4 = caliper inches). The result
is 351.5 caliper inches of new trees.
The applicant also proposes to preserve ten existing trees that would equal 124 additional
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, an 18 Elm, a 6 inch Spruce,
. and one 5 inch diameter Spruce. With the preserved trees, the total caliper inches in the
landscape plan are 380.5, which exceeds the base requirement by approximately 105 caliper
inches.
B. Caliper Inches of Trees (required / proposed) - Does Not Meet Requirement
Percent Required 50% 30% 20% 100%
# of Trees Required
by size based on 14 t 71 42 28 141'
proposed trees
# of Trees Proposed 107" 24 10' 141'
by size
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Based on the 141 proposed trees in the landscaping plan, the plan does not include a ;
sufficient number of trees in the 3.5" - 4.0" and the 4.5" or more caliper inch range based on --
thc number of new and preserved trees in the landscaping plan. More trees of a higher
number of caliper inches will need to be provided, which has been included as a
recommended condition of approval.
C Landscaping in the Right-of-way - Undetermined
According to the submitted plans, a portion of the landscaping would be located in the
Ramsey County Highway 96 right-of-way. The applicant may need to obtain approval from
Ramsey County to extend the landscaping into the right-of-way. The applicant would be
responsible for maintaining the landscaping and replacing any landscaping that does not
survive in the right-of-way. If the applicant is unable to obtain permits to place landscaping
within the County right-of-way, the landscaping plan would need to be revised to provide the
required caliper inches of trees on the site.
D. Buffer Yards (Special Requirement of the Neighborhood Business District) - Meets
Requirement
In addition to the minimum landscaping requirements, the Neighborhood Business Zone also
requircs buffer yards when adjacent to residential properties. The following is language from
Seetion 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 5.H.5.a).
The residential properties are to the south and to the west of the proposed development. Of
the 380.5 caliper inches oftrees in the landscaping plan, approximately 100.5 are located in
the 30 foot buffer. Since the buffer area is excluded from the landscaping calculation for the
rest of the propcrty, the total caliper inches oftrees outside the 30 foot buffer is 280, which is
slightly above the 275.5 caliper inch requirement
E. Additional Review
Staff is recommending the additional following three conditions in the PUD document to
enhance the landscaping plan:
I. The 3D-foot buffer along the west property line shall be supplemented with additional
coniferous trees to provide better year-round screening for the properties and trail to
the west.
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, 2. The Northwood Red Maple and the Honey Locust to the southeast of unit #16 shall
be supplemented with coniferous trees to reduce headlight glare from southbound
-- traffic.
3. The landscaping plan shall be modified to provide more trees of 3 .S-4.S caliper inches
and more trees that are greater than 4.S inehes to meet the requirements of the
landscaping regulations.
6. Sign age
The permitted sign types and sizes have not changed with the recently adopted Sign Code
(Chapter 12 of the City Code). Although the Sign Code does provide base regulations for
signs within the Neighborhood Business District, the PUD process permits deviations from
the Sign Code if deemed appropriate for the development.
District 8 . Sign Code
According to the Sign Code, the subject property is loeated in Permitted Signs
Wall
District 8. District 8 permits up to 30 square feet of wall signage Max Area 30 sf
for eaeh unit and a single freestanding sign that is up to sixty Max Heiaht 14ft
square feet in size. The wall signs are not permitted to be Liohtino Not oermitted
illuminated, but the freestanding sign can have external or Freestanding
internal illumination. Tvoe MonumenVpvlon
Max Area 60 sf
A. Freestanding Sign Proposal- Meets requirements Max Heiaht 8sf
Liahtina External/Internal
The applicant IS proposmg one freestanding SIgn at the
. southwestern comer of the entrance from Highway 96. The sign area is measured by the
smallest sqnare or rectangle around the text on the sign, which means the sign structure may
be larger than the sign area. The monument sign area is proposed to be ten fect long and 33
feet high for a total of 33 square feet, which is in conformance with the Sign Code. The Sign
Code permits up to sixty square feet for a monument sign in the Neighborhood Business
Distriet
B. Wall Sign Proposal- Not in Conformance with the Sign Regulations
The applicant has proposed a sign plan that would permit each individual office condo to
have one sign that is 2"xlO" (twenty square feet) and is uniform in size, location, and color.
The applicant has also proposed that units 1, 9, 10, and 18, which are end-units facing
Highway 96, be permitted to have an additional twenty square foot wall sign that faces
Highway 96. Finally, the applicant is requesting one sixty square foot sign on the rear side of
units 19-23 that faces Highway 96. At this time, the applicant is anticipating that units 19-23
will be rented as one office building. None of the signs would face south toward the
residential areas.
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For multi-unit developments, each unit that has direct access to the outside is permitted a '
wall sign of up to 30 square feet and an address sign of up to two square feet. .-
Wall Sign Plan
Units Dimensions eft) Area (sq. ft) Area by Sign Type (sq. ft)
Primary Signs 1 to 23 2x10 20 460
End Signs 1,9,10,18 2x10 20 80
Rear Sign 19to 23 undetermined 60 60
PrOPosed Total 600
Max Permitted Wall Sign
Area by Sign Code 23 Units 30 sq ftIunit 690
Assuming each condo has its own occupant and eaeh oeeupant used a full 30 square feet of
signage, the total wall sign area for the development would be 690 square feet; however, no
single sign could exceed 30 square feet The PUD process does permit the City to deviate
from the sign regulations if deemed appropriate for the development. The proposal of twenty
square feet of wall signage for each unit would be in eonformance with the general sign
regulations.
However, the additional end signs would increase the total wall sign area for units I, 9, 10,
and 18 to forty square feet, which exceeds the 30 square foot maximum for each individual
unit. Additionally, if units 19 - 23 are used as one condo unit, the sign regulations would
consider the building to be one unit. Therefore, units 19-23 would only be permitted 30
square feet of wall sign area. Ifthe front of the building is using one twenty square foot wall .
sign, the rear of the building would only be permitted ten square feet of wall signage under
the general sign regulations. As noted in the chart, the applicant has requested the rear sign
to be 60 square feet.
When the City Council reviewed a similar development at the subject property on July 11 lh,
2005, the Council voted to limit eaeh unit to a maximum of four square feet of signage plus
an additional one square foot sign for the address of each unit Since this topic will be a
point of discussion, the current conditions reflect the newest proposal from the applicant,
which is meant to act as an upper limit to the signage that eould be at the development.
7. Aestheties/Building Materials - Main building material meets requirement
Section 5.H.5. of the Zoning Ordinances provides the guidelines for development in the
Neighborhood District. Applieable regulations include:
d. Sloped Roofs shall be utilized on all principal and accessory structures. Roofing
materials and design shall be consistent with those found in adjacent residential
neighborhoods outside the neighborhood business district.
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, <0. Exterior Materials shall include only face brick, stone, glass, or natural wood
-- products. All walls shall be treated with the same exterior materials.
The site layout includes five buildings with 1 - and 2-story units slab on grade. The
remaining 2 buildings would be 2- and 3-story walkouts. The top floor in the second and
third story units are described as a 900 square foot loft. The overall design of the buildings is
supposed to give the impression of a residential townhouse development. Dormers are used
above the I-story units to give the impression of a second floor. The 2- and 3-story units
include the gables where actual windows would bring light into the office condominiums.
The two easternmost buildings would be walkout style units. The building containing units
16- ] 8 would face the west with the exposed walkout basement side to the east. The building
containing units 19-23 wonld face the south with the exposed walkout side facing Highway
96 to the north. None of the units exceed the 35-foot height requirement. The roofs on all of
the proposed buildings will be sloped.
The primary building materials include brick, Hardie Plank siding, and glass. The building
materials are consistent on all four sides of the buildings with the brick extending to just
above the doors and windows. The Hardie Plank siding, which would be loeated above the
brick, is a fiber cement material that has the appearanee of wood but is much more resilient
than wood. While Hardie Plank siding is not specifically listed as a permitted material in the
Neighborhood Business District, it is comparable to wood materials, which is permitted in
the zone. The color for the Hardie siding has not yet becn determined.
. Thc decorative columns on each of the units would be fiberglass that is painted "Manchester
Tan." Aluminum will be used for the soffits and gutters (painted to match the columns), and
a small precast concrete band (color Anchor Block: Sahara) is used for the sill. The roofing
material will be a "Georgetown Grey" asphalt shingle.
Although fiberglass and aluminum are not listed as permitted exterior materials in the
Neighborhood Business District, these materials are used as the secondary material or trim
material and would have little impact on the look of the development. The main building
material is brick which is a permitted building material.
8. Height of Buildings - Meets requirements Building Height
Style in feet
The exterior of the buildings are calculated using the exterior (35 max)
elevations (sheet ALl, A2.3, A2.6, A2.9 in the applicant's submitted A 22
B 22
plans). c 26
D 26
Building height is calculated according to the definition in Section
2.D.21 of the Zoning Ordinance as: The vertical distance from the average elevation of the
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grade along a face of a building to the highest point of the roof surface of flat rooft, thO! deck '
line of mansard roofs, or the average height between the eaves and the highest ridge of -
gable, hip, or gambrel rooft. The height of a stepped or terraced building shall be the height
of the tallest segment of the building.
The seven proposed buildings do not exceed the 35 foot height limit.
9. Parking I Parking Setbacks - Meets requirement
Section 6.F.l.j of the Zoning Ordinance requires I parking space for each 250 gross floor
area for Business and Professional Office. With 62,432 square feet of office space, the
parking standards would require 250 parking spaces. The applicant has proposed 250
parking spaces, which includes 13 ADA spaces (7 ADA spaces would be required).
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 (Section 6.F.l.d.(4)-(5
of the Zoning Ordinance). The applicant proposes parking setbacks of30.5 feet from the east
and 30.5 feet from the south (the access drive to Hamline gets as close as 5 feet from the
south property line).
Although the parking area is only 16.5 feet from the Ramsey County right-of-way, the 3.9
foot parking encroachment should have little impact on any other property owners. There is
approximately 40 feet from the edge of the parking area to the edge of the trail and an
additional 20 feet to the edge of Highway 96. The northern property line is approximately 45
feet from the edge of Highway 96. .
At the July 26, 2006, community meeting to discuss this proposal with adjacent properties,
thcrc was a suggcstion of removing an undetermined number of parking spaces to provide
spacc for landscaping within the parking area. For example, a median with trees or other
plantings could be eonstructed in the place of some parking spaces. Since the details of this
idea have not been diseussed with the applicant, eonditions have not been prepared to reduce
the number of parking spaces to increase landscaping.
10. Traffic, Access, and Circulation - Meets requirement
A. Access Proposal
The proposed office development would have one access on Highway 96 and a second access
on Hamline Avenue, which is the same as the 2005 development proposal. The Highway 96
access would be a right-in and right-out access only as the County will not permit a curb cut
to allow left hand turns onto Highway 96. The exact details for the Hamline Avenue access
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, have not yet been determined; however, the applicant would prefer to have a full access on
Hamline. The development would share the Hamline Avenue access with the existing
.. daycare.
B. Traffic Study
A traffic study was completed by Traffic Data Inc. in 200S that was submitted with the
original 76,000 square feet of office space proposal for this property (pC# 05-12). A copy of
that report has been included with this report. Although the traffic study is a little over one
ycar old, the underlying circumstances around the study have not significantly changed, and
the results of the study are, according to Traffic Data Inc., likely still valid. The conclusion
from page IS ofthe 200S traffic report was:
The Level of Service at the study intersections will not be significantly degraded by
adding traffic to the roadway network from the proposed office park development.
The existing roadway network can safely accommodate the addition of the
development's traffic if the following improvements are made:
. Change the signing and striping on eastbound Highway 96 at the site's
driveway (the existing old city hall driveway) to provide an exclusive right
turn lane.
. Construct a larger than required radius (SO foot radius if feasible) on the
northwest and southwest comers of the Hamline A venuelKarth Lake
Circle intersection to improve traffic flow in and out ofthe site.
. The day care center's new driveway will intersect the office park's
. driveway approximately 40 feet west of the Hamline Avenue/ Karth Lake
Circle/Site access intersection. The eastbound and southbound traffie
should be stop controlled so the office park traffic doesn't dominate the
day care center traffic. The westbound traffic should not be stop
controlled. Traffic should enter the site unimpeded.
In the traffic report, it was hypothesized that traffic may slightly decrease on Hamline
Avenue once the construction on Lexington Avenue is finished. In 200S, Lexington Avenue
was being expanded, whieh may have caused some drivers to temporarily use Hamline
Avenue instead of Lexington Avenue. A second traffic study has not been completed to
confirm that hypothesis.
At the 200S meeting, a Ramsey County Engineer, Dan Soler, agreed with the results of the
traffic study and stated that traffic generated by the development would not measurably
impact existing traffie operations on Highway 96 or Hamline Avenue. The report from
Traffic Data Inc. and the conclusions from Ramsey County were based on a development
proposal of 76,000 square feet of office space. Since the proposed office development has
decreased to 62,432 square feet, it is feasible that the traffic generated from the proposed
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development would decrease proportional to the reduction in office space. A new .traffic '
study has not been commissioned to verify that statement .-
In March 2006, Ramsey County completed a traffic study of Hamline Avenue between
Country Road F and Highway 96, which is included with this report. This report did not
focus on traffic that may be generated from the proposed office development; instead, the
report was a review of traffic conditions along Hamline Avenue between County Road F and
Highway 96. This report concluded that traffic was not significant enough at any particular
intersection, with the possible exception of County Road F, to warrant a new traffic control
signa! (stoplight).
C Hamline Avenue access corner radius
At the 200S meetings, it was ultimately determined that a 30 foot radius for the southwestern
and northwestern comers of the Hamline Avenue entrance would be sufficient instead of the
SO foot recommendation in the traffic study.
D. Ramsey County Review
A copy of this application was submitted to Ran1sey County. In sum, Ramsey County's
comments included:
. A 2S-30 foot radius should be provided at the northwestern and southwestern comer
ofthe Hamline A venue access.
. The development should use the existing Highway 96 entrance and exit.
. The County will not support a cut in the median on County Highway 96 to provide .
for left hand turns from the Highway 96 entrance and exit.
. The County supports a right-in and a right-out at the aceess road on Hamline Avenue
as well as a left-in from Hamline Avenue into the access road. The County supports
restricting or prohibiting a left-out from the access road to Hamline Avenue.
. Based on the trips generated from the proposed development, the County supports the
conclusions of the 200S traffic study that the development would have a negligible
impact on traffie. Furthermore, the reduction in office space would provide for a
proportional dcerease in traffic from the original proposal.
E. Hamline Avenue Access Discussion
During a number of City meetings in 200S, there was a discussion on whether the Hamline
A venue access should be right-in and right-out only or if the aceess should also permit left
hand turns into the development from northbound traffic on Hamline Avenue. Currently,
northbound traffic is permitted to turn left into the dayeare entrance. According to Ramsey
County, they would prefer to retain a left hand turn into the development from northbound
traffic on Hamline Avenue because it would be difficult to sign and enforce a no left turn
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. policy. Furthermore, northbonnd drivers on Hamline A venue would need to turn left onto
-. Highway 96 and then do a u-turn near Keithson Drive to get into the development, which the
County does not support.
The City will need to choose between the following options:
. Only right-in and right-out at the Hamline Avenue access, or
. Right-in and right-out at the HaJJlline Avenue access as well as a left turn into the
development from northbound traffic on Hamline Avenue.
In 2005, there was a discussion on removing access to Hamline Avenue from the
development. The County does not support that proposal.
F Sidewalks & Bike Racks
The Neighborhood Business District has the following regulations regarding sidewalks and
bike racks (Section 5.H.5.i-j):
1. Bicycle Racks shall be provided in an area that is convenient to the maiu entryway
into the building.
J. Sidewalks shall be provided adjaeent to all public rights-of-way.
The applicant is proposing three bike racks. One rack would be located between units 3 and
4, a second rack would be located between units 12 and 13, and the third rack would be
located across the parking lot from unit 17.
. Units 1-9 are proposed to be connected by a sidewalk, whieh is also conneeted to the City
trail along the western edge of the property. Units 10-15 will be connected by a separate
sidewalk as will units 16-18, and units 19-23. There is not a sidewalk connecting all of the
units on the property or eonnecting to the trail along Highway 96, though the trail along the
western border of the property does connect to the Highway 96 trail. The sidewalk plan
should be modified to have all ofthe building on the property connected by sidewalks.
11. Screening - Meets requirement for dumpster enclosures
Section 6.EA of the Zoning Ordinance requires that residential properties be screened from
non-residential property with screening that is at least 60 percent opaque and that mechanical
equipment be screened. Additionally, Section 5.H.5 rcquires dumpsters to be screened from
adjacent properties and the public right-of-way.
The proposed landscaping plan will work to meet the 60 percent opaque screening
requirement for business uses adjacent to rcsidential uses. Coniferous trees, which provide
year round screening, are a key ingredient of meeting this requirement Supplementary
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sereening may be needed after implementation and evaluation of the landscaping plan. ' ,
The applicant proposes two dumpster enclosures. One of the enclosures would be located .-
northeast of unit I, and the other enclosure would be located east of unit 16. The dumpster
enclosures are proposed to have a brick veneer and an asphalt shinglc roof to match the office
buildings (Attachment 3D-7 Sheet AL3). A stained Cedar gate would provide access to the
dumpsters. The enclosure plans do indicate that the area above the brick would have stueco
to match the office buildings; however, stucco is not being used on the office buildings. The
dumpster enclosures should use the Hardie Plank siding to be compatible with the look ofthe
office buildings.
Mechanical operation equipment is not shown on the plans. All such equipment shall be
required to be screened from view consistent with the City's Zoning Ordinance. A condition
has been added to the PUD document reinforcing this requirement.
12. Lighting - Does Not Meet Requirements
Thc lighting plan is required to meet Section 6.E.3 and 5.H.5.f of the Zoning Ordinance.
Section 6.B.3 states that:
. Light is to bc directed away from adjoining lots or public streets.
. The lighting source should be hooded, concealed, or eontrolled to direct lighting only
where lighting is intended to be. .
. The lighting should not exeeed a meter reading of one foot candIe on the travel lanes
of adjoining public streets or .4 candles on adjoining residential properties.
. No more than 25 percent of the fa<;ade should be illuminated with direct lighting
from spot lights or flood lights
Section 5.H.5.f states that lighting shall not be permitted to wash the building, except for
accent lighting to delineate the main entryway into the building, and lighting shall not exceed
14 feet in height.
The applicant is proposing 12 foot tall poles with a two foot base for the parking lot lights.
The lights would be hooded as required. The plan does not indicate if the facades of any of
the buildings would be lit. jfthe fa<;ade of the two easternmost buildings is lit, it may be
visible from neighboring properties. However, the landscaping will help reduce the impact
of any fa<;ade lighting.
Along the southern property line near the aceess road to Hamline Avenne, there are two
small spots where light is at .6 lumens, which exceeds the .4 lumens limit. The first area is
southeast of unit 16 near the curve in the access road. The second location is just south of the
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, middle/southern access to the parking area for units 19-23. Although the additional .2
-. lumens are unlikely to have a notieeable impact over .4 lumens, a condition has been added
to reduce lighting from .6 lumens to .4 lumens in the two loeations noted above.
All other lighting regulations in the Zoning Ordinance are met. Except along the access road
to Hamline Avenue, the lumens along the remainder of the property line are O.
13. Grading, Drainage, and Utilities-
The City Engineer has made several recommendations relative to grading, drainage, and
utilities which are included in the Plan Review Comments section. The City Engineer's
comments do not affcct the fundamental dcsign ofthe proposal.
The applicant is required to obtain the necessary permits from the Rice Creek Watershed
District in regard to drainage, erosion control, and stormwater.
14. Retaining Walls
In the 200S proposal, there were seven retaining walls: two walls along highway 96, a wall
near the wetland in the northeastern portion of the property, a wall near the daycare, two
walls southeast of unit IS (as numbered on the new proposal), and a wall east of unit IS (as
numbered on the new proposal).
. The revised proposal includes three retaining walls: a retaining wall southeast of unit 15 near
the wetland, a retaining wall northeast of unit 18 near the wetland, and a wall along the
eastern border of the property near the daycare. The revised proposal does not include a
retaining wall along Highway 96.
15. Plan Review Comments - Plan review comments received from the City Attorney, City
Engineer, City Building Official, Lake Johanna Fire Department, and Ramsey County
The City Attorney does not have any comments regarding this proposal.
The comments from the Building Official and City Engineer are in Attachment 3D-2.
The Fire Marshal did not submit comments in time for this report.
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Preliminarv Plat Review ,
1. Lots Size I Area. The minimum lot sizc for a single developmcnt 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. Lots for individual units range in size from about 2, I 00 square
feet to 2,800 square feet. The typieal interior lot has dimensions of32 feet by 70 feet.
The typical end lot has dimensions of 40 feet by 70 feet.
2. Easements and Right-of-Way. 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 ofthese
areas. Rather, the easement would allow access if it is ever necessary to enter these
areas. The plat should indicate these easements.
In conjunetion 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
pedcstrian trail at the west side of the property to the City. The existing pedestrian
walkway easement that runs north and south through the property will need to be vacated.
A public hearing with the City Couneil will be required for the vacation before the final
plat is approved.
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 aceess. Such easements
should be recorded with Ramsey County and a copy submitted to the City.
3. Utilities. See the Plan Review Comments listed above for the City Engineer's comments
relative to utilities in Attachment 3D-2.
4. 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.
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Staff Recommendation
.. In Planning Case #06-023, Staff recommends approval of the Mastcr & Pinal Planned Unit
Development and Preliminary Plat subject to resolving lhe Hamline Avenue access question and
the following 31 conditions:
L Final Plat. The applicant shall submit an application for a Pinal Plat within six (6)
months following City Couneil approval of the PUD and Preliminary Plat.
2. PUD Permit. A Planned Unit Development Permit shall be drafted by the City Attorney
and be subject to approval by the City Council prior to the issuance of a Building Permit.
3. Revised Plans. The applicant shall submit revised plans that are in conformance with the
plan review comments from the City Engineer Pire Marshal, the Building Official prior to
approving the Final Plat, and any other applicable conditions.
4. Timeline. The applicant's timeline for development shall be as follows:
. Phase l: Pall 2006 - The developer may begin grading, installing utilities, and
construction of storm water improvements.
. Phase 2: Pall/Winter 2006 - The developer may begin construction on units I - 9.
. Phase 2: 2008: Project completed.
Extensions beyond December 31, 200S, shall require an application and be subject to
City Council 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.
5. Bvlaws. The bylaws, covenants, deed restrictions, or any other similar documents shall
. be subject to rcview by the City Attorney and shall be submitted prior to filing the Pinal
Plat.
6. Occupancy. No more than one business shall be permitted to occupy anyone office
condominium within the development.
7. Uses. Retail, restaurant, fast-food, and residential uses shall not be permitted to occupy
any of the units in the proposed development. Retail uses may be permitted if they are
incidental or accessory to thc primary use.
8. Outside Storal!e. Outsidc storage shall not be permitted under any circumstanccs.
9. Landscapinl:! Plan Revisions. The applicant shall submit a revised landscape plan for
review and approval by the City Planner prior to the issuance of building permits that
conforms to the following:
. Additional coniferous trees shall be provided along the west buffer yard of the
development to increase screcning for the trail and residential properties.
. At least 30 percent of the trees shall be in the 3.5" to 4" caliper range and 20
percent of the trees are in the 4.5" to 5" caliper range. The number of trees in the
2" to 3" caliper range shall not be more than 50 percent of the trees in the
landscaping plan.
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The Northwood Red Maple and the Honey Locust to the southeast of unit #1-'6 ,
.
shall be supplemented with coniferous trees and/or other vegetation to reduce -
headlight glare from southbound traffic.
. The office condominium association shall be responsible for maintaining the
landscaping indefinitely. Diseased or dead landscaping shall be replaced within
six months. Significant changes to the landscaping plan, as determined by the
City Planner, shall require Planning Commission approval
. The landscaping shall be irrigated.
. The applicant shall be responsible for replacing any damage to the landscaping on
neighboring properties.
10. Landscapinl:! in the Ril:!ht-of-wav. The applicant shall be responsible for maintaining
the landscaping in the Highway 96 right-of-way. The City shall be provided with a copy
of the letter of permission for the landscaping in the Highway 96 right-of-way. If the
applicant is unable to obtain permission from Ramsey County to landscape a portion of
the Highway 96 right-of-way, the applicant shall submit a revised landscaping plan that
meets the City's landscape plan requirement within the boundaries of the property.
I L Landscapinl:! Bond. The applicant shall submit a performance bond or other surety
acceptable to the City Attorney for all landscaping or screening in the amount of 125
percent of the cost of the materials and installation. The bond shall bc provided prior to
the issuance of any building permits.
12. Screeninl:!. If the landscaping does not provide at least 60 percent coverage as viewed
from neighboring residential prpperties, as determined by the City Planner, the City may
require additional landscaping.
13. Dust and Noise. The applicant shall make reasonable efforts to reduce dust and noise .
during construction.
14. Construction Activities. The applicant shall comply with Section 630.01 of the City
Code limiting construction times to between 7:00 am and 9:00 pm on weekdays and 8:00
am and 9:00 pm on weekends and holidays. However, the City shall reserve the right to
further limit times in which construction may occur if a compliant is received and the
complaint is verified to be a nuisance by the City.
15. Dumpster Enclosures. The dumpster enclosures shall use Hardie Plank siding that
matches the siding of the office buildings in place of the proposed stucco.
16. 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.
17. Mechanical Screeninl!. All meehanical operating equipment shall be screened to meet
City regulations. Mechanical equipment shall not be visible from the neighboring
residential areas or the daycare.
18. Fencinl:!. Decorative fencing shall be ereeted around the pond at the northeast comer of
the property to increase pedestrian safety. The fence shall require a permit and shall not
exceed six feet in height.
19. Park Dedication. The applicant shall pay a park dedication fee of $40,000.00 prior to
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filing the Final Plat with Ramsey County.
20. Rice Creek Watershed. The applicant shall obtain all necessary permits from the Rice
. Creek Watershed District and Ramsey County prior to filing the Final Plat.
21. Hil!:hwav 96 Access. The Highway 96 access shall be right-in and right-out only. The
applieant shall be responsible for the signing and striping to provide a right turn lane on
eastbound Highway 96 to the development's driveway.
22. Hamline Avenue Access.
. The Hamline Avenue access shall pennit right-in and right-out access as well as
left turns into the access road from northbound traffic on Hamline Avenue, OR
. The Hamline Avenue access shall be a right-in and right-out access only. No left
turns shall be permitted
. To facilitate movement in and out ofthe development, a minimum 30-foot radius
shall be built on the northwest and southwest corner ofthe Hamline Avenue
intersection. Revised entrance plans shall be submitted to the City Engineer and
Ramsey County Engineer for approval prior to approving the Final Plat The
applicant shall be responsible for placing all necessary traffic signage.
23. Davcare Access. The applicant shall provide the daycare with a no-cost access easement
to allow vehicles to access the day eare from the office park's access on Highway 96.
24. Stop Si!:!ns. A stop sign shall be plaeed at the southbound exit to the access easement
from the daycare per the recommendation of the 2005 traffic study. A stop sign shall also
be placed at the eastbound exit to the access easement before the daycare exit/entrance to
the access easement per the recommendation ofthe 2005 traffic study.
25. Si!:!ns. The following shall apply to all signage in the development:
. Each unit shall be permitted one 2'xlO' sign on the front ofthe building centered
. above the entrallCe to the unit provided that these signs are uniform in color and
are not illuminated.
. If any units are combined for use by one occupant, the combined units shall be
considered onc unit in terms of sign age and shall be permitted one 2'xl0'sign
centered between the combined units provided that the sign is in conformance
with the other primary signs in the development as permitted in condition 20.a.
. Units 1,9,10, and 18 may be permitted one sign facing Highway 96 provided
each sign does not exceed twenty square feet, the signs are in a uniform location
on the end units, are uniform in color with other signs in the development, used
by only one occupant, and is not illwninated.
. If units 19-23 are combined into one unit, the combined units may have one
shared sign on the rear of the building provided that the sign is no greater than 60
square feet, is centered on the building, is only used by the single occupant of the
combined units, and is not illuminated.
. Each individual unit or combined units shall be permitted up to one square foot of
signage for address and business name adjacent to the door. The address and
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business name shall be uniforn1 throughout the development in size, placememt,
and color. These signs may be illuminated. ..
. Each sign shall require a separate permit.
. Off-premise advertising shall not be permitted under any circumstances.
26. Drainal:!e & Utility Easement. The applicant shall provide a 12 foot drainage and utility
easement along the exterior lot lines and the right-of-way.
27. Lil:!htinl:! Plan. The applieant shall amend the lighting to be in full compliance with the
City's lighting regulations prior to approving the Final Plat.
28. Sidewalks. The applicant shall submit revised site plans that include sidewalk
connections to each building, where feasible, within the development and to the City and
County trail systems. The plan shall be submitted to the City Planner and City Engineer
for review and approval prior to the issuance of building permits.
29. Trail. The trail along the western edge of the property shall be conveyed to the City in a
manner that is acceptable to the City Attorney.
30. Easement Vacation. The twenty foot wide pedestrian easement near the center of the
property shall be vacated prior to filing the Final Plat.
31. Sprinkliol:!. All of the units shall be sprinkled for fire suppression.
Resident Comment
Resident comments are included in Attachment 3D-3.
Notice .
Notice was published in the Arden HiIls/Shorcview Bulletin. A notice was also prepared by the
City and mailed to properties witbin one thousand (1000) feet of the subjeet property, which is
more than the normally required 350 feet.
The City hosted a community meeting on July 26, 2006, for the developer and adjacent residents.
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. Due to the conditions of the purchase agreement, this
application will be forwarded to the City Council at their August 28th, 2006, meeting.
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DeadliIre for A!:!encv Actions - PUD
. The City of Arden Hills received the completed application for this request on July 2S, 2006
Pursuant to Minnesota State Statue, the City must aet on this request by August 25,2006 (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
3D-I Land Use Application and statement from the applicant
3D-2 Plan Review Comments
3D-3 Letters from residents pertaining to this ease.
3D-4 Maps & Photos
3D-S 200S Traffic Study
3D-6 200S Site Plan Proposal (with a few revisions from the 200S process)
3D-7 2006 Survey, Site Plans, and Building Rendering
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City of Arden Hills
Planning Commission Meetingfor August 2, 2006
- \\Metro-inet.us\ardcnhills\Planning\Planning Cases\2006\06-023 Royal Oaks PUD & Preliminary Plat (PENDING)\071706 Royal Oaks PUD &
Preliminary Plat.doc
Page 24 of 24
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Attachment 3D-l
Application and Supporting Materials
from the Applicant
.
e August 2,2006, Planning Commission Meeting
.
.. ~ For Office Use Only
~_HILLS Planning Case No 06-0V
Submittal Date ?-Zs
1245 West Highway 96 Application Accepted By ~--
Arden Hills, Minnesota 55112 Receipt Number
Telephone (651) 634-5120 Counctl Decision
Fax (651) 634-4137 I CouncllDecislon Date
www.ci.arden-hills.tTln.us
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..~-~ ~~--- - ~- -.
2006 LAND USE APPLICATION
--.....- --- =--- -----~.- -----
Applicant Information
Applicant: J'jA.\ZLGL- [::/(7e i-kite I 1"-4 E-R.
-------- ------
Address: /000 CuGt!'l R..O. E- VlJe.~ri S()i~L5D ,7i~V'E:LJ L} 51 u,.
Telephone No.: (.51- IftF~n>5iP-,
Fax No.: cRS" I - </ G S -'7 &<i Z-,----
Email Address: ['/1 E'1E':>6t-i0llill--l~~ r~d-fft-L()At-Sg8(.i-f,r[. C::c:,~
Property Information
Property Owner Cut ~n.t>L1bLi2fa::LI-h Ub____
Owner Address 1;?~:51 W 6-7/ Iht-fhdv0,r"q_ C{ C
. Address of Property Involved' , D ct> C. i r:J ~ _""> i,~
Legal DeSCription ":::>~,L~. PLA:'i _ _ ____
--- -- ---- ----_._~~-_._-
Property 10 No: Z--? 7_ ;::3 CJ_ of41
-- L-- ~.>U
Current Zoning: dB 1:161 (/OI-I--&T't.:. (fyvJ) r~GldELz'::L__
Type of Use 8 L~~~-f;t-iL<-VOlnH('" /~i.i;;p..-nH7/A.,.9&
Property Acreage: gDW)
EIpe of ReQuest* ~ Applicants are responsible for
reimbursement of consultant
Apportionment of Assessments ($30) fees associated with filing.
o Comprehensive Plan Amendment ($300) reviewing, and processing of
o Final Plat (including in Preliminary Plat) this application. Such fees are to
~OO 0 Minor Subdivision (lot split/consolidation) ($300) be paid in escrow up front or
,00 J Planned Unit Development ($600 + escrow) upon receipt of statement from
the City of Arden Hills, Fees
---- , Preliminary Plat ($400 + $25 per lot + escrow) include costs for consultants
, 1000 . L;O l] Rezoning ($300) retained by the City and include
, 0 Site Plan Review ($400) consultant planning services.
o 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_
. LJ Zoning Ordinance Amendment ($300 + escrow)
Page 1 of3
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Brief Description of Request (please also include a detailed leller explaining the project): .
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C-- D VJIJ he-x or:- 'Z~ J l-f I 0;:>_. D7-I ~
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DLD ..~4f2.o6t-:l Ih LLt? Ci'G !~ .~--------
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Filing 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. Tile 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 nght 10 require additional payment from one or more ot 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 misceflaneous fees have been paid. Appllcants 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
Tile 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, fofded in sets no larger than 3 Y:1" x 14" with the print side facing out,
. Fifty (50) copies of 11"x17" reductions of 61"L PLAN~,-M..USTBE 3-HOLE PUNCHED AND Z.
FOLDED,
. Mailing labets 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 Ihe responsibility of Ihe applicant
Complete/lncomplete 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 complele or Incomplete shall be made Within filleen (15) days following the submitlal 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.
Page2of3
. Notice of Meeting 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 meeling. It not. the matter Will be tabled until
the next available agenda.
Aqenda Deadline and Meeting Schedule
The deadline 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 when necessary upon approval of the Planning Commission
2006 SCHEDULE (*subject to change)
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TENTATIVE TENTATIVE
PLANNING CITY COUNCIL
COMMISSION MEETING
APPLICATION MEETING' DATE' I
DEADLINE (Generally held on (Generally held on
1__" 0, ATE', , 1" Wednesday a,I,7:00 pm,L -. last Mon,d".a,yat ,700 pm,) 1
_ . December 5 (2005) January ~__ January 3.0__ ._
Januarv 3 Februarv-1 -- February 27 .. . .
February 6 March 1 March 27
. March 6 __ April 5 . April 24 _, -1
. ADril3 May 3 _ MayR_. _ .
__ May 1 June '1 . " June 26 i
June 5 July 5 Jul~ I
July 3 _ August 2 ._ _,', ;'\.ugust 28.__~
___ _ A_ugust 7 Septembe~.___ September 25 . I
September 5 October 4 ___ O"tober ~, .__. j,
October 2 November 1 November 27
November 6 December 6 --December 11- j
December 4 Januarv 3 (2007)-- -- - January 29QO-07L__ ' J
Acknowledgement and Siqnature
I acknowledge that I have read all of tl1e information listed in the City of Arden Hills Land Use Application
and fully understand that I am responsJble for all costs incurred by the City related to the processing of
this application.
Z01~dJ~k~~~. - '7.I'O.Q~_
Ap ieant Signature Date
(>1fTR.Le1.- 0'13u1 "':>rut/(!2/( I Pl2thl perlf
f!.<rjM-- ofI1t:~ r2uALT'J. jl'-IC,.
Please contact the City Planner at (651) 634~5134 if you have any questions regarding your application
a Additional copies of this application form am aVuilable un [he City's wobsile
. blJJ2jL~w~y.:ci (lgJon-hiflsmn. vs/Deoar!menl~,!Cofn.((I unity De vefgpfJl.cnU/-Jlanninq/Dfa(!!1ing forms_ h 1m
Page3of3
ROYAL.~OAKS
July 8, 2006 ~ REALTY, INC. .
Karen Barton
Community Development Director
City of Arden Hills
1245 Highway 96
Arden Hills, Minnesota 55112
RE: Arden Hills Office Park PUD
Written Statement
Dear Ms. Barton;
Royal Oaks Realty is submitting new PUD plans for the Arden Hills Officc Park
on the old City Hall site. This letter is our written statcment describing the new
development proposal.
The subject propcrty consists of 6.83 acres excluding thc Highway 96 right of
way. Our reviscd plan now shows 23 office lmits which will be sold to individual
businesses. The total office floor area is 62,432 square feet. The site's floor area
ratio is 0.2 L The site plan includes 250 parking spaces based upon the ordinancc
standard of 1 space per 250 sq.f!. of floor area. The site plan now includes 3.56 e
acres of impervious surface or 47.9% open space/green area.
The request for a Planned Unit Development is not to deviate irom the
Neighborhood Business zoning standards. In fact, this development meets or
exceeds all NB zoning standards. The need for a PUD is to accommodate the
development and sale of individual office townhouse units. This property will be
platted like any other residential townhouse development and will also be govern
by an Association and established by laws. Common areas and exterior units will
be maintained in a uniform manner through the Association.
Our desire is to seek City approvals in the near future and to begin site grading
and utility work in the fall of2006. We will begin the construction of the three
westerly buildings during the fall and winter of 2006/2007. Construction of other
units will follow there after and it is expected that build out will be through 2008.
Thank you for your assistance and we look forward to proceeding into
construction.
Sineerely,
1:1- /~) ~ /"' ---;4-~.
, - ..,/ t;.., /
'1!.~--L-"//C-<--~4L--L~____ _,
-'/
Marcel Eibensteiner, President e
Royal Oaks Realty,lnc.
woo County Road E West, Suite 150 . Shoreview, Minnesota 55126 . (65 I) 483.5518 . Fax (651) 483-5642
\......'\'I/W. roya I ad ks rea I tV. com
, , ROYALi~OAKS
. ~ REALTY, INC.
ARDEN HILLS OFFICE PARK
SIGNAGE DETAILS
Freestandill1!
A freestanding monument sign is proposed near the driveway
entrance off of Highway 96. The sign details are shown on sheet
A1.3 of the submittal. The sign area will be 10 feet long by 3feet
4inches high or 33 square feet. The total height ofthe structure is
six feet.
Wall
Address wall signs will be uniform in size and location. The details
., are shown on the various sheets exhibiting the exterior building
elevations (A2.1).
Business wall signs will be uniform in size (lOft.X2ft.) location
and color. All units will be allowed one sign and each end unit
(units 1,9,10 and 18) will be allowed one additional sign on the
north wall facing Highway 96. It is anticipated that the east
building (units 19, 20, 21, 22, and 23) will be occupied by Real
Estate Company. On that building only one 10ft.X2ft. business
wall sign will be allowed on south facing wall and one larger sign
on the north wall facing Highway 96 of 60 square feet.
e
1000 County Road E West, Suite 150. Shorcvicw. Minnesota 55126. (60,1) 4~3-,)o,18. fax (651) 483-5642
\vww. roya loaksrealty.com
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Attachment 3D-2
Plan Review Comments
-
e August 2, 2006, Planning Commission Meeting
. ~
~ EN HILLS
MEMORANDUM
DATE: July 24. 2006
TO: James lehnhoff, City PI31iller
"'ROM: KIlstine Giga, Civil Engineer .1jY
SUBJECT: Planning Case #06.023 :Arden Hills Offiee Park by Royal Oaks Realty
The following are comments based upon a review oflhe plans dated July 14,2006:
Generallover_alJsite desi~n
. TIle developer will be required to obtain necessary permits, including, but not limited to, NPDES,
Rice Creek Watershed District, and Ramsey County.
. The traffic impact report and analysis shall be reviewed and accepted by Ramsey County,
. . The Tadii at the site entrances shall meet Ramsey County requirements; a minimum of 20. IS
recommended.
. Any required street patching shall be per Ramsey County requirements.
. Please provide dctalls for proposed improvements (sanitaf)". watcmlain, stonn scwcr structures,
pavement design, etc.)
. Please include a benchmark on plan sheets C1 and C2,
. Please review sheet C3 for spelling/typographical enol'S,
. Retaining walls over four (4) feet in height need to be engineered.
. Construct a valley gutter or drivc\vay apron at the daycare entrance to faciIjtate drainage at this point.
. Please update the note to the Wi.:slc-mmost watcnnain COlIDcction 10 include "and valve'-. (Sheet C2)
. The existing easement on the property shall be vacated.
. The proper1y owner shall be responsible for the maintenance and repairs of all utilities, drainage and
roadway within the property_
. Contact the City's Operations and Maintenance Dep,U1ment prior to begilU1ing any utility \vork.
Stoml SeweJ
. Fnsure Ihat the stom] sewer proposed along the east propel1y line is located outside of the geogrid for
the retaining wall.
. Please adjust the ston11 sewer design from CI3 6 to Pond I to decrease the velocity of runoff from
9, I ft/s to less than 5 ftls,
. Please show an emergency overt1ow (EOF) for Pond I,
.
\\Melro-inCI.W;'-arckllhil1s'PR&P\V' EngillCcrirrg2006.Plarming Clses06-023 Royal Oaks_doc
~ .
~~HILLS
MEMORANDUM
DATE: July 26, 2006
TO: James Lehnhoff, City Planner
FROM: Dave Scherbe!, Building Official
SUBJECT: Arden Hills Office Park (1440 Highway 96)
Preliminarv Plan Review
I have the following comments regarding the Arden hills Office Park project. .
. The pedestrian way easement located towards the center of the property should be
vacated and reestablish the pedestrian way as an easement at the far westem edge of the
property were the trail is currently located.
. All of the buildings arc to be fully fire sprinklered to NFP A 13
. Comments are for preliminary site plan review only. Full revIew once construction
documents are received.
.
.
Attachment 3D-3
Letters from residents pertaining to
this planning case.
-
e August 2, 2006, Planning Commission Meeting
. Paul L. Malone
4374 Arden View Court. Arden Hills, MN 55112
Home (651) 636-9737 . Internet: plmilone@comcastnet
July 2], 2006
James Lehnhoff, City Planner
City of Arden Hills
1245 West Highway 96
Arden Hills, MN 55 I 12
ProJlosed DeveloJlment on Hil!hwav 96 near Hamline A venue
James Lehnhoff:
This letter is in support of the proposed development planned for the old eity hall
- property on Highway 96 near Hamline.
I am aware that some of my neighbors in the townhouses south of the site, plus certain
others around the eity, are eampaigning against this development.
I-laving examined the site plan, it is elear to me that this is a quality development for a
use that will be very compatible with the neighborhood and have a positive impaet in the
area, as well as the city as a whole. Other potential uses, such as high density housing or
retail, would likely result in worse circumstances in terms of trip generation and around-
the-clock activity. Office use, as proposed, should result in minimal impact upon nearby
residents,
The development would also return this property to the tax base, which is good, while
also providing a nice visual addition to the city,
In all, it looks like a good plan and one that should be supported by the planning
commission and counciL It certainly has my full support.
\jereIY,
'< O~ L vY1 c<-L..
e Paul L Malone
Message Page I of I
James Lehnhoff . .
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From: Lyn Lawyer [Iynlaw@comcastnet] ..
Sent: Thursday, July 27, 20069:50 AM
To: James Lehnhoff
Subject: Permeable Paving
Re PC#06-023, PUD & Preliminary Plat
Dear James,
I am attaching photographs I took this morning of the Lissnor Hall parking lot at Bethel College. I am asking the Planning
Commission to please ask the Royal Oaks development folks to use this kind of paving rather than asphalt You could talk
to Mr. Bruce Kunkel, vice president for campus services (638-6431) about where they found the paving stones and their
effectiveness.
This could in some ways benefit Royal Oaks as well. It would make the development more attractive, It would ease the
run-off ponding issue and cut down on possible mosquito ponds, I suspect it is easier to maintain than asphalt ( no
potholes !!) and it certainly is more environmentally friendly.
Sincerely, Evelyn V. Lawyer; 4539 Keithson Drive, Arden Hills
e
e
7/27/2006
--
James .Le~nhoff
.m: John Lawyer [Iawjoh@bethel.edu]
t: Thursday, July 27, 2006 11 :34 AM
James Lehnhoff
Subject: Note for Planning Commission
Hi James - thanks for your help in facilitating last night. Could you
please pass the attached on the the Planning Commission members? Many
thanks.
Dear AH Planning Commission:
Please keep a close limit on the size and style of the signage on the north
side of the eastern-most building of the proposed Royal Oaks complex. I
would like to see it limited to 50 sq. feet _ r enough for identification from
the highway, but not commercial size.
r understand the north side, facing Highway 96, will be three stories tall,
and that a single real estate office plans on occupying all five units.
This will give them a huge surface area with prime exposure to the highway
and major intersection. The incentive to put up a larger, more commercial
type sign will be as strong as it is undesirable, as signage there will set
the tone for the whole project (and neighborhood!) for everybody approaching
from the east. My guess is that they will go as prominent as you let them,
so please keep it small.
I regret that I cannot be at the meeting next week in person, but we will be
out of town. Many thanks for your consideration of the above.
en Lawyer
39 Keithson Drive
Arden Hills
e
1
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Attachment 3D-4
Maps & Photos
-
e August 2, 2006, Planning Commission Meeting
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Attachment 3D-S
2005 Traffic Study
e
e August 2, 2006, Planning Commission Meeting
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TRAFFIC IMPACT REPORT
FOR
ARDEN HillS OFFICE PARK
ARDEN HillS, MN
- Prepared for Royal Oaks Realty
by Traffic Data Inc.
May 2005
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Traffic Impact Study -
for
Arden Hills Office Park
Arden Hills, MN
Prepared for Royal Oaks Realty ,
I
I
!
by Traffic Data Inc.
May 9, 2005
I hereby certify that this plan, specification or report e
was prepared by me or under my direct supervision,
and that I am a duly Licensed Professional Engineer
under the laws of the Stale of Minnesota.
By: ---~_."-------------~--~----
Michael P. Spack, P.E.
License No. 40936
Date: -------------------------
Traffic Data Inc.
3268 Xenwood Avenue South
St. Louis Park, MN 55416
www,trafficdatainc.com
e
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1,_ ,
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- TABLE OF CONTENTS
I. Project Description........... ,.............. ....... .......... ... ",.... ..,........................1
II. Existing Conditions.............. .......... ....... ,...,..,...,. ....... ...... ......... ." .......1
III. Traffic Forecasts...,......,.....,..... ,...... ....... ...........,... ....0.........................6
IV. Traffic Analysis......... .....,.....,..' .............,.................,..................,........... 13
V. Conclusions and Recommendations.... ... .... .... ............................,....,......... 14
LIST OF FIGURES
Figure 1 ~ Location Maps...................... ....... ....................................... .....2
Figure 2 - Existing Lanes & Traffic ControL......... .............................................3
Figure 3 - Existing AM Peak Hour Traffic Volumes......... ............,.......... .........4
Figure 4 - Existing PM Peak Hour Traffic Volumes............ ............................5
Figure 5 - 2007 AM No.Build Peak Hour Traffic Volumes.................,.."..........8
Figure 6 - 2007 PM No-Build Peak Hour Traffic Volumes................................9
Figure 7 - Trip Distribution..........,..........., ........................ .................. ....10
Figure 8 - 2007 AM Build Peak Hour Traffic Volumes............. ........ ......,.......11
Figure 9 - 2007 PM Build Peak Hour Traffic Volumes........................ ...........12
~ LIST OF TABLES
Table 1 - Weekday Trip Generation................................,...... ,...................7
Table 2 - Forecasted Weekday 2007 AM Peak Hour LOS Results..........,...,......13
Table 3 - Forecasted Weekday 2007 PM Peak Hour LOS Results..,..................13
APPENDIX
Site Plan
Existing Turning Movement Counts
Level of Service Calculations
e .....,----.-_..---
Arden J-fjlls Office Park I Arden Hills; MN
Traffic Impacr Study May 2005
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I. PROJECT DESCRIPTION -
A 76,000 square foot office park is proposed in Arden Hills, MN (see Figure 1).
The office park will be comprised of 30 "town-office" style units. The site is
currently occupied by the old city hall, which is vacant. It is assumed that the
development will be fully developed by 2006. The purpose of Ihis report is to
determine if roadway or traffic control improvements need to be made to
accommodate the traffic generated by the development.
/I. EXISTING CONDITIONS
Vehicles will have access to the development from existing driveways on
Highway 96 and County Road 50 (Hamline Avenue). The driveway on Highway
96 is a right-in/right-out access for the vacant city hall. The driveway on Hamline
Avenue is a full movement access for the daycare facility, which is aligned with
Karth Lake Circle, The driveways are shown on the proposed development plan,
which is included in the Appendix.
Highway 96 is a four lane, divided roadway with a 50 mph speed limit. It is a
county road. The office park's right-infright-out access on Highway 96 will be
stop controlled. ~
Hamline Avenue transitions from a five lane roadway north of the site's driveway
to a three lane roadway south of the site. Hamline Avenue is County Road 50. It
has a 40 mph speed limit. The development's parking lot will connect to the
daycare's driveway, which is currently stop controlled. The existing lane
configurations and roadway network are shown in Figure 2.
The existing Highway 96fOld City Hall Driveway, Highway 96/Hamline Avenue,
and Hamline Avenue/Karth LakeCirclefDaycare Driveway intersections will be
critical in providing access to the development. TDI staff collected a.m. and p.m.
peak hour turning movement data at the two intersections on Hamline Avenue in
April 2005. The old city hall is not generating traffic because it is vacant. The
data is included in the Appendix. The existing a.m. peak hour traffic volumes are
shown in Figure 3 and the existing p.m. peak hour traffic volumes are shown in
Figure 4. Average daily traffic volumes for the area roadways are also shown on
Figures 3 and 4. These are 2002 volumes from MnfDOTs traffic flow maps.
~--~ ~ _m____ e
Arden Hitls Office Park I Arden iJiNs. MN
Traffic lmpacl Stzui.Y May 2005
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No Scale
Proposed Office Park
Arden Hills, MN
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Figure 1 -
Proposed 76,000 SF Office Park Site Location Maps
Arden Hills Office Park'
Arden Hills, MN I
e Prepared by TOI I
May, 2005
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No Scale
HIGHWAY 96
50 mph
- .....,.,.
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W PROPOSED OFFICE PARK LOCATION Care NOTUJ
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LEGEND
~ Stop Sign Figure 2 -
~ Signalized Intersection Existing Lanes &
- Through Traffic Lane Traffic Cont~ol
r Turning Traffic Lane Arden Hills Office Park
(Right or Left Lane) Arden Hills, MN
..... Channelized Right e
Turn Lane Prepared by TD!
I No Turn on Red May, 2005
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HIGHWAY 96
DAY
CARE
ill PROPOSED OFFICE PARK lOCATION eTR
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LEGEND Figure 3 -
o April 2005 A.M. Peak Existing A.M.
Hour Turning Movement Count
source: Tr",tlicDalalnc Traffic Volum~s
2002 Average- Annual Daily Arden Hills Office Park
II Traffic Volumes Arden Hills, MN
source MnlDOT Traffic nDW MLlpS
e Prepared by TOI
May, 2005
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t.6
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ILl PROPOSED OFFICE PARK lOCATION eTR
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lEGEND Figure 4 -
o April 2005 P.M. Peak Existing P.M.
Hour Turning Movement Count
source: TrafftcrJalalnc_
2002 Average Annual Daily Traffic Volumes
_ Traffic Volumes Arden Hills Office Park
source: Mn/rJOf Traffic Flow Maps Arden Hills, MN
Prepared by TDI e
May. 2005
,
" An intersection capacity analysis was conducted for the existing study
intersections per the Highway Capacity Manual. Intersections controlled by
traffic signals or all-way stop signs are assigned a "Level of Service" letter grade
based on the intersection geometry, traffic volumes, and traffic control. Level of
Service A (LOS A) represents light traffic flow (free flow conditions) while Level of
Service F (LOS F) represents heavy traffic flow (over capacity conditions). LOS
D is considered acceptable in urban conditions, although LOS C or better is
preferred.
Intersections that have no control for the main roadway and stop sign or yield
sign control for the side streets are not assigned an overall LOS grade. Usually,
an intersection that has side-street stop sign control has little delay because most
of the traffic is moving through without stopping. LOS grades are assigned to
each of the side street approaches and main line left turns based on the
intersection geometry and traffic volumes. It is common for the side street
approach to have a poor LOS during the peak hours. LOS F is considered
acceptable at stop controlled approaches as long as the approach volumes are
relatively light and there are no stacking problems. The LOS calculated at a stop
sign controlled intersection is different than the LOS calculated at a signalized
intersection. Motorists have more tolerance for delay at a traffic signal than they
do at a stop sign.
~ The Highway 96/Hamline Avenue intersection currently operates at LOS C in the
a.m. peak hour and LOS 0 in the p.m. peak hour. The stop sign controlled
eastbound approach to the Hamline Avenue/Karth Lake Circle intersection
operates at LOS E in the a,m. peak hour and LOS F in the p.m. peak hour. The
calculations are included in the Appendix.
111. TRAFFIC FORECASTS
A trip generation analysis was performed for the site based on the methods and
rates published in the ITE Trip Generation Manual, 7th Edition. The site is
currently zoned for neighborhood business uses, which includes offices. It is
anticipated that all of the units will be used as offices, but it is possible that a
business with a retail component could be allowed to occupy a unit under the
current zoning. The zoning would not allow high traffic generators (i.e.
McDonald's), but would allow small boutiques (i.e, antiques store). The uses
allowed would generate approximately the same amount of traffic that a normal
office would, so it is assumed all of the units would generate traffic as office unils,
The results are shown in Table 1,
e -_.~~
Arden /Jills Office Park 6 Arden Hills,MN
Traffic Impact Study May 2005
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e
Based on historical traffic counts on Highway 96 and Hamline Avenue, it was
determined that traffic has been growing with a 3% straight-line annual growth
rate in this area of Arden Hills. This annual growth rate was applied to the
existing traffic volumes to develop 2007 no-build traffic volume forecasts. These
are shown in Figures 5 and 6.
The directional trip distributions for the town-office units are shown on Figure 7.
The trip distributions are based on existing travel patterns in the area. The trips
generated by the proposed development, as shown in Table 1. were distributed
to the roadway system per the trip distributions shown in Figure 7, These
forecasts were added to the 2007 no-build traffic volumes to develop 2007 build
traffic volume forecasts, which are shown on Figures 8 and 9.
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Arden Hills Office Park 7 Arden Hills, MN
Traffic impact Stu{~v May 2005
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20 No Scale
o Q 0 ...... 1,190
N ~ ~
"'l~ r 1,030
10J ....t,.
820 .... o 0 0
m ~ ~
280~ ~
HIGHWAY 96
DAY
CARE
UJ PROPOSED OFFICE PARK lOCATION eTR
>
it
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z KARTH LAKE CIRCLE
0
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20_ N ~ <-
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lEGEND Figure 5 -
o Forecasted 2007 A.M. Peak Hour 2007 No Build
Turning Movement Count
A.M. Foreca~ts
II Forecasted 2007 Average Annual Arden Hills Office Park
Daily T raffrc Volumes Arden Hills, MN
Prepared by TDI
May, 2005
"
.
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1.. 10 S
...- 1,12{} No Scale
r210
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1,160 ....... 000
o ~ 0
110 "\ N ~
HIGHWAY 96
DAY
CARE
w PROPOSED OFFICE PARK LOCATION CTR
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t:
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~ ro ~
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LEGEND
o Forecasted 2007 P.M. Peak Hour Figure 6 -
Turning Movement Count
2007 No Build
II Forecasted 2007 Average Annual p .M. Foreca~ts
Dally Traffjc Volumes
Arden Hills Office Park
Arden Hills, MN
Prepared by TOl
May. 2005
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No Scale
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Figure 7 -
Trip Distribu~ion
Arden Hills Office Park
Arden Hills, MN
e Prepared by TOI
May. 2005
,
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000
N ~- .... No Scale
"'J"-
10j
1.1"10...... 820......
60~ 2BO~
I I
HIGHWAY 96
DAY
CARE
w PROPOSED OFFICE PARK lOCATtON eTR
2:
fY
0
z KARTH LAKE CIRCLE
0
<h ~
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o ~ 0
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JJ!.
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30~
LEGEND Figure 8 -
o Forecasted 2007 A.M. Peak Hour 2007 Build
Turning Movement Counl
A.M. Forecasts
II Forecasted 2007 Average Annual Arden Hills Office Park
Dally Traffic Volumes Arden Hills, MN
Prepared by TDJ e
May, 2005
.
.
N
W'()E
S
000 No Scale
~ ~ N
Jt"-
,oJ' ~tr
1,260 ....... t,170 --+- 0.00
co ..-..<0
10 "" 11 0 "" N ~
r I
HIGHWAY 96
DAY
CARE
w PROPOSED OFFICE PARK lOCATION erR
>
ii'
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0
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>-
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o 11.. 10
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40"" m
LEGEND Figure 9 -
o Forecasted 2007 P.M. Peak Hour 2007 Build
Turning Movement Count
II ForCc8sted 2007 Average Annual p .M. Foreca~ts
Daily Traffic Volumes Arden Hills Office Park
Arden Hills, MN
I Prepared by TDI
May, 2005
IV. TRAFFIC ANAL YSIS -
A. CAPACITY AND LEVEL OF SERVICE
An intersection capacity analysis was conducted for the study intersections per
the Highway Capacity Manual. The traffic forecasts shown on Figures 5, 6, 8;
and 9 were used with the existing traffic control and lane configurations shown in
Figure 2 to calculate LOS grades for the study intersections. It is assumed the
driveway access to Highway 96 will be stop controlled and that an eastbound to
southbound right turn lane will be provided on Highway 96 at the site's access.
The curb and pavement currently exist for this right turn lane, but the striping will
need to be revised, The LOS results are shown in Tables 2 and 3.
AM Peak Hour LOS Results
~.I\l~~mll .;~yili
Hi hwa 96/Hamline Avenue Si nal C C
Hamline Avenue/Karth Lake Circle Side Street Stop Si n F F
Hi hwa 96/Site Access Side Street Stop Si n n-a A
Note: The LOS shown is the overall LOS at signalized intersections or it is the LOS for the worst
movement at an intersection with side street, stop sign controL
Table 3 - Forecasted 2007 Weekda PM Peak Hour LOS Results
~:~~~~ltl;lir ~rlilgfl~ ~
Hi hwa 96/Hamfine Avenue E E
Hamline Avenue/Karth Lake Circle F F
Highway 96/Site Access Side Street Stop Si n n-a C
Note: The LOS shown is the overall LOS at signalized intersections or it is the LOS for the worst
movement at an intersection with side street, stop sign conlroL
The Arden Hills Office Park traffic will have a negligible impact on the operation
of the Hamline Avenue corridor. There is no difference in the Level of Service
results between the build and no-build scenarios at the Highway 96/Hamline
Avenue intersection or the Hamline Avenue/Karth Lake Circle intersection. The
right-oul access to Highway 96 will operate at LOS C or better during the peak
hours. The Level of Service calculations are in the Appendix, They include LOS
calculations for each intersection approach.
Hamline Avenue provides an alternate access to Interstate 694 for vehicles that
normally access the Interstate from Lexington Avenue. The County is improving
Lexington Avenue this summer to alleviate congestion. A portion of the traffic
currently using Hamline Avenue as an alternate route to Lexington Avenue will
shift back to Lexington Avenue when it is improved. County staff plan on
reviewing the operation of the Highway 96/Hamline Avenue intersection when the
Lexington Avenue improvements are completed. The poor Level of Service
forecasted for 2007 can be alleviated by removing Ihe north/south split phasing
of the traffic signal. I
Arden Hilts Olfice Park 13 Arden Hills, MN
Traffic impact Snl(~r May 2005
" The amount of traffic coming in and out of the site at the Hamline Avenue/Karth
Lake Circle intersection does not warrant the addition of right turn lanes. These
would be difficult to add given the right-of-way limitations and the location of the
day care center's parking lot. To facilitate traffic movement at the intersection, it
is recommended that larger than standard radii be built on the northwest and
southwest corners of the intersection. This will allow separation of traffic for
traffic turning right into the site and traffic turning right out of the site. A 50 foot
radius is recommended on each corner if feasible.
B. TRAFFIC SAFETY
The study intersections are controlled with either stop signs or traffic signals and
have turn lanes to safely separate through traffic from turning traffic. It is
believed they will continue to operate safely with the minimal amount of traffic
being added by the Office Park. Area residents have raised concerns about
westbound to eastbound u-turns on Highway 96 at Keithson Drive to turn right
into the site. The forecasts anticipate approximately 10 vehicles doing this during
the a.m. peak hour. There is a separate left turn lane provided for westbound
Highway 96 at Keithson Drive. The intersection has clear sight lines and there is
a small amount of traffic generated by the 13 homes on Keithson Drive. It is
believed that this u-turn can be made safely. County staff agree with this
assessment, but they will ban u-turns at the intersection if a problem arises,
~ C. INTERNAL SITE CIRCULA TlON
The parking lots for the site will provide smooth traffic flow between the two
access points. Due to site constraints, the day care's driveway will be realigned
to access a shared driveway instead of accessing Hamline Avenue directly (see
the site plan fn the ,ll.~ppendix)_ To keep the office park traffic from dominat~ng the
outbound move to Hamline Avenue, it is recommended that the southbound
movement out of the day care and the eastbound movement out of the office
park be stop sign controlled at their intersection. The westbound movement
should remain uncontrolled to allow free flowing movement into the site.
e -,_.._--~--- .-----~-~----_.-
Arden Hills O./Jice Park 14 Arden Hills. MN
Traffic Impact 3fUd.v May 2005
.
,
V. Conclusions and Recommendations -
The Level of Service at the study intersections will not be significantly degraded
by adding traffic to the roadway network from the proposed office park
development. The existing roadway network can safely accommodate the
addition of the development's traffic if the following improvements are made:
. Change the signing and striping on eastbound Highway 96 at the site's
driveway (the existing old city hall driveway) to provide an exclusive right
turn lane.
. Construct a larger than required radius (50 foot radius if feasible) on the
northwest and southwest corners of the Hamline Avenue/Karth Lake
Circle intersection to improve traffic flow in and out of the site.
. The day care center's new driveway will intersect the office park's
driveway approximately 40 feet west of the Hamfine Avenue/Karth Lake
Circle/Site Access intersection. The eastbound and southbound traffic
should be stop controlled so the office park traffic doesn't dominate the
day care center traffic. The westbound traffic should not be stop
controlled. Traffic should enter the site unimpeded.
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Arden Hills Office Park ]5 Arden Hills, /vfN
Traffic impacl Study May 2005
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ApPENDIX
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I
Arden Hills qUiet' Park Arden Hills, MN
Tn~tfic impact Sfw6' May 2005
.
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Hamline'Ave.& Hwy 96 Arden HitlsOffice Park
2005 A.M. Peak Hour Arden Hills, MN
- ./ ...,. ... +- "- .... t I' \. ~ .;
-+
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Lane Configurations , tt rt " tt [f " ,,4' J" ,", .;4'"l
Ideal Fldw (\rp]lpl). "'.19QO!lQOO J900', J900 WOO 1'900. 19001900l900t9J~l!! J9QJ)I;;;;1~O
Total Lost time (s) 4.0 4.0 4,0 4.0 4,0 4,0 4.0 4,0 4.0 4.0 4.0
Lane Util Factor !1'IQ(l,!. 0.95:!>too' 0!971t95 l;Qo.' tt950.9.51;Q(l '>;if;mx:,;;J!Ilj()
- ">'-'"., '
Frt 1.00 1.00 0.85 1.00 1.00 0.85 1,00 1.00 0.85 1.00 0.85
Fit Protected 0.95 1.00 1.00 ti:95 >@61.00' \';;'}l}Jil~r HID
Satd, Flow (prot) 1770 3539 1583 3433 3539 1583 1681 1705 1583 1804 1583
Fij Pennitted 1.00. 0;95 1;00 .0.95 0.9(1 'Cl;oo 'Q;;97!;!;.li@
-~".. ., . "',,.", ,-
Satd. Flow (perm) 1770 3539 1583 3433 3539 1583 1681 1705 1583 1804 1583
Volume (Vph) .,;to'.' 775 266 970 l1l9 .' ',";23 69 10 . t2tr: 1:;1;;;;'}6,,';;};22
,.,....".,...... ok"
Peak-hour factor, PHF 0.96 0,96 0,96 0.96 0,96 0.96 0,96 0,96 0.96 0.96 0.96 0.96
Adj. Flow (vph) 277 1010 1166 24 7'2 10 125
RTOR Reduction (vph) 0 0 0 0 0 9 0 0 116 0 22
Lane Group FloW (vph) , .10 807 277 1010 1166 '.15 40 42 9 'if7,',..';B,
Turn Type Prot Perm Prot Perm Split Perm
Protected Phases 6 5 2 4 4
Permitted Phases 6 2 4 3
Actuated Green, G (s) 0,6 20.1 20,1 23,1 42.6 42.6 4,2 42 42
Effective Green, g (8) 0.6 22,1 22.1 23,1 44,6 44.6 5.2 52 5.2 3.6 3.6
Actuated g/C Ratio 0.01' 0.32 0,32 0.33 0.64 0.64 0.07 0.07 0.07 m15 0..(l5
Clearance Time (5) 4,0 6,0 6,0 4.0 6,0 6.0 5,0 5.0 5.0 4,0 4.0
Vehicle Extension(s) ,3.,0 3.0 3.0 3.0 3,.0 3,0 3.0 3.0 3,0 (3..0'''' 3:0
. Lane Grp Cap (vph) 15 1117 500 1133 2255 1009 125 127 118 93 81
v!s Ratio Prot 0;01 'c023 cO.29 0,33 0.02 cO.02
vis Ratio Perm 0,17 0,01 0,01 0.00
vlc Ratio 012 0.55 0.89 0.52 0.02 0.32 0,33 0.08 oHili.' 0:01,
Uniform Delay, dl 34,6 21.2 19.9 22,3 6.9 4.7 30.7 30,7 30,2 31.8 31.5
progression Factpr ,1.00 1:00 1.00 1.00 1.00 Lao 1,00 1J')O t.OO
Incremental Delay, d2 75,9 4.1 4.4 9.1 0,9 0,0 1,5 1.5 0,3 1.0 0.1
Delay (s) 110.5 25.3 242 31.3 7.7 4.7 32.2 32,3 30,5
level of Service F C C C A A C C C
Approach Delay (s) .25.8 18.5 312
Approach LOS C B C C
HCM Average Control Delay
HCM Volume to GiJP"clty'r~llo
Actuated Cycle Length (s) Sum of lost time (s) 16.0
Intersection Capacijy.l)bi,,,a\ioh ICU level of Service C
Analysis Period (min)
c Critical Lane Group
I 5/9/2005 Synchro 6 Report
Page 1
TDI
"
Hamline Ave & Karth Lake Cr Arden Hilts Office Park
2005 A.M. Peak Hour Arden Hills, MN ..
~ -')- f"- '-~ t ~ \. +..; ~
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L~~eConfigurat:?~~> " , ,4+ 4+ "i l> " or;.
8,j!i~~}f;\JI.!'mjJjiJ','jis:;:" ','. '" '\$t6p Stop Free ' , Frl'e
Grade 0% 0% 0% 0%
M(lr~lil'~l~~1!l1'i!jjfii:;:5, "I4"',Q "23 0 6 15 1995!. 41Z93 '35
Peak Hour Factor 0.87 0.87 0,87 0.87 0.87 0.87 0,87 0,87 0.87 0.87 0.87 0.87
HOOiR'1JflllWilifitjj('15ffiti"'is "1'6>\'(1' '26 8 0 7 17 229
..."'.~ :'.'"'~~'\>",,-..--.>. C:;h__'._;..".:~Yr:,)J>:,...; ,'".:.. ..
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p.~r$~tir:~l~'Y!Ii~i-f'Ji;":'>
Right turn flare (veh)
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U,' ",$jrealD'S'!' 'al;.z"f{\;;; .
.11:,." "". 'hra!.1,;~...l'",
pX, platoon unblocked
vs;'ffii;l~I~pqj,~i'l~r1'(~ 1 ~82 1681 711 993 1698 232 1423 234
vC I, stage 1 conf vol
\fQ2,', "iiiaqii'Z,CiQnf,il,',6J,:' "
_.._._.,','::'_".. "0"', .. ..
unblocked vol 1682 1681 711 993 1698 232 1423 234
6.9 7.5 6.5 6.9 4,1 4.1
, 4,0 3.5 4.0 3.3 2.2 2.2
100 96 100 99 96 100 .
80 88 771 474 1330
17 696
17 5
o 0
cSH 474 1330
VPlii@t(>(;kl~~ifjlj' 0.34 0.04 0.00
Queue Length 95th (ft) 34 3 0
C9riti()f~jay(i;')> 484 12.9 0.1
Lane LOS E B A
i\ppfqattl'O~Il'l:(f,;)' 4M 09 0,0
Approach LOS E
Illr~::,
Average Delay 1,5
Il1t~r,;EictidI"lCl'lP<icityUtiliZation 47,2% ICULevel of Service A
Analysi,; Period (rnin) 15
5/9/2005 Synchro 6 Report ,
Page 1
TDI
-- --
,~ .
. , Arden Hills Office Park
Hamlirle 'Ave, & Hwy 96
- 2005 P.M. Peak Hour Arden Hills. MN
.-J- "t ~ - '- '\ t ,. '. + ~
--+
~~'mP~Ui!n\t'mPfi~~~~1Jilii.l~I:~..~~~~~~~mtl-=411.~
Lane Canfigurations "i tt t " tt r" ,,"i,. ,4', r, '" '" ."".' ",.;, ,'" r
Ideal"floW(vpbp!j 1900 1900 1900 WOO 190.0 'li100}' tilOO' lQQO"'l@O,' "'l.~Oil.n'''li~1t~n1'~
Total Lost time (s) 4,0 4,0 4,0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
Lan!\ Utile Factor 1'00 0.95 1.00 ' lJ97
Frt 1,00 1.00 0.85 1,00
FtlWrateded 0.95 1~(Jlj. .1.M 0~95
Satd. Flow (prot) 1770 3539 1583 3433
Fl.tP~rfuiited 0.95 1.00 1.00 0,95
Satd. Flaw (perm) 1770 3539 1583 3433 3539
VOitlme(VpIJ) m 1092 100 202 1058 . '4. ".7,111'" 'l:H: 'i:'.f{lln'@,n}.,'11l!
"-----""""'-'--.-',,".'.
Peak.hour factor, PHF 0,98 0.98 0.98 0.98 0.98 0.98 0.98 0,98 0.98 0.98
,l\dKFlo"VNph) 10 1114 102 206 1080
RTOR Reduction (vph) 0 0 0 0 0 4 0 0 121 0 0
lAne G(WP flow (vph) 10 1114 102 206 1080 2 123 t27,~Q3 .:.i';::;6jQ';:;;t-::. ':K~~$J~~~h~j!Q
Turn Type Prot Perm Prol Perm Split Perm
Protected Phases 1 6 5 2 4
Permitted Phases 6 2 4
Actl.latedGreen, G (8) 0.4 25.4 25.4 6.0 31,0 31,0 36,0 36,Q 36,0
Effective Green, g (8) 0.4 27.4 27.4 6.0 33.0 33,0 37.0 37,0 37.0 3.6 3.6
Aduatedg/C Ratio 0,00 0.30 0.30 0.07 0.37 0.37 0,41 0.4'1 OAl
Clearance Time (s) 4.0 6,0 6,0 4.0 6,0 6,0 5.0 5.0 5.0
VehiCle Extensian (s) 3.0 3.0 3,0 3,0 3.0 3,0 3.0 3.0 3:0 '.~;{j
. Lane Grp Cap (vph) 8 1077 482 229 1298 580 691 694 651 63
v/s'Rati.oProt om cO.31 cO.06 0.31 OJ)? 0:08
vIs Ratio Perm 0.06 0.00 cO.38 0.00
vie Ratio 1.25 1,03 0.21 0.90 0.83 0.00 0.18
Uniform Delay, dl 44.8 31.3 23,3 41.7 26,0 18.1 16,8
Prpgre""jon Factor 1.00 LOa 1.00 l~OO 1.00 LOO 1,00
Incremental Delay, d2 416.4 36,7 1,0 33.4 6,3 0.0 0,1
Delay (8) 461.2 68.0 24.3 75.1 32.3 18.1 17.0
Level of Service F E C E C B B
ApproachDelay (8) 67,5 391
Approach LOS E D D
HCM Average Cantrol Delay 48,6 HCM Level of Service D
HCM Volume 10 Capacity ratio 0.94
Acluated Cycle Length (8) 90,0 Sum .of last time (s)
Intersection Capacity Utilization 81.5% ICU Level .of Service E
Analysis Period (min) 15
c Critical Lane Group
I 5/9/2005 Synchro 6 Report
Page 1
TDJ
.
(
Hamline Ave & Karth Lake Cr Arden HillB offiG~ Pa~k
2005 P.M. Pe.ak Hour Arden Hills, MN -
./' - '). .( - '- '\ t ~ \.. + ./
~1I11111lt~~1\Wlfi@i~Ml!~~
:,' " . _. " ~ .~ - .-. '.._" .- -'""-'-'~ -,-, -- '" "-~--~ - - - ," .:
Lane Configurations 4'> 4'> lj 1+ 4'1+
$ls!"\.;C;ont(iit..," '0 ., ';ili,$I~;;. . ,i- .." ~!9P';;; '''''',,<; ~'-_Freg:~:{' i~;;\{)Wl!:iM'_;E~;;:';:~t,it\~f:-~~~~~~i&~-iliit
Grade 0% 0% 0% 0%
'YQtl.!iJ1~)~~~Ih}'~%fi;;;;; ;126,.'1' .;:0'. ;..t3'.li.; ;.;;9'" 7 26;; _:g55~:<<t~~v~i~t0;1:W_11y~~~f~~(~~~l1m{l~lR~tw
Peak Hour Factor 0.87 0.87 0.87 0.87 0.87 0.87 0,87 0,87 0.87 0.87 0.87 0.87
t-i.qt.fIYll.OW;rifll<;{YPI'i): .,.,"30/' /0; ;1li." ,"pili' -,;;0'
Pedestria ns
k~J)e'\J\Iidi!J(ft); , ,
Walking Speed (ft/s)
Pe.fiifh!EllQi;\(age;: . '
Right turn flare (veh)
t,.Iei;liRlI:rtyR~ None
Median storage veh)
Up~tre~mSt~naJ.'{tl)..
pX, platoon unblocked
vC,pohflit;liiig,\!olu!l'le .1528 ,J527 174 1364. 1528',1101 348
vC 1, stage 1 conf vol
vC2, stage 2 ConfllQI
vCu. unblocked vol 1528 1527 174 1364 1528 1101 348
tQ.singte(s) 6.5 6.9 7.5 6.5 6.9 4,1
tC. 2 stage Is)
Iff:';) 3.5 4,0 3.3 3.5 22
pO queue free % 60 100 98 94 100 96 98 99 .
cMcaRacity( veh/h) 112
Volume Left 30 6 30 0 9 0
Vpltlfrle Right ,0 7
cSH 107 144 1207 1700 628 1700
VOlume toCaP'lGitY Oc4Z 0.10 0..02 0.65 QOt 0..10
Queue Length 95th (ft) 44 8 2 0 1 0
Control Oelay (s) 6006 32.6 8.1 0,0 0] 0.0
Lane LOS F 0 A A
ApproachQeti.'Y(s] 60.0; 32.6
Approi.'ch LOS F 0
l!R.~~~II_fth\11i'c1llJ1jl1l~j.illiilllf"~__1"i!!ih'iiillijry~.!~~
l,.,,,,.;."',,,,.... ."~.,:.,_~~'-"'.,""~"'.~=,. .. .,~A""",. ".1". Jt'h;:o,,.~,,i,,,,,,.,: .",=__,._W:;o3Y;,,~,. ,", ..! ,.t .4._,",_,.y,S~L..*""0ili'('1_~'hrrj1i'''~.,;~,,h'J. . .. ...._....3.. .. ..: _
Average Oeli.'Y 2,3
Intersection Capac'tyUtilization 60.9% ICU Levelol Service
Analysis Period (min) 15
5/9/2005 Synchro 6 Report I
Page 1
TOI
,
Harntine Ave & Hwy 96 Arden Hills Office Park
" 2007 A.M. Peak Hour. No-Build Arden Hills, MN
.J- ...,. .f ...- -\... .... t ~ \. ! ./
--..
~----~.."._".~.._~.~~
' - . . ~'.'ft,.:_'::- '. _ ' :-' " ': .".,.1j;f",~j':,i;~!;l,:,',. .', ,.--1'[-1'[:.,.':. ' : ."" : , ' ,
lane Configurations "i tt r "i"i tt r "i 4' r 4' r
1~~~JE!~Wi{\rpl)p11' l(i.oA';:'1(i.oOii ,1&.0.0 1900 1900 1900 '19(}(},'::'19lJU':"@ffffi;!19QO'ii1illE"i!fooo
_CO';'>',_'-,_:'; -,:' """:-.<<-_"_"-""',,:~i'c'_ ';...,:. ... ,.->:>,","';.,'. ""'@;L"",,,,h.,,.,,~
T otallost time (s) 4,0 4.0 4,0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
~!'\"~;t!tiI;:ltactQf' 1;O!):"OiS$ -.1.00 0,97 0.95 1.00" q'9$ii'0':9$i~;''I.)!.lP;F':!iii!i.i1,'jl!~~~:i:lti~
Frt 1.00 1.00 0,85 1.00 1.00 0,85 1.00 1.00 0.85 1.00 0.85
r!t!~t~tgd O.@.W' 'j:o'o'l(}O 0.95 1.00 1.00D.9$,6:96t::i:.::1;t<\Qf! .i:.t:::;j"i:q~~~ifIf:~~
Satd. Flow (prot) 1770 3539 1583 3433 3539 1583 1681 1702 1583 1817 1583
FW-R(;:W!\lgq 0.95 1.00 1.00 '0:95;' ,:a.(1l)'!...',~,~W;i:;W:"::!Ir!;:~,~~i.i'irtl!~
Satd. Flow (perm) 1770 3539 1583 3433 3539 1583 1681 1702 1583 1817 1583
V;fuftim~(vpli) . , '.' '1U"<lZo};.2801030 1190 2.0 '8(}'-.1A;[i:'J'1Qf:'1QWii\fl;~~t:\!i\:'~
Peak-hour factor, PHF 0.96 0,96 0.96 0,96 0.96 0.96 0,96 0.96 0.96 0.96 0.96 0.96
A{j~)'Fl<iW.(!llih)" 1073 1240 21 8~;j:i ,lQ.!;:146,i: ':1A';;ii.jl'!i2.ii'lrf,ii~ili
RTOR Reduction (vph) 0 0 0 0 0 7 0 0 134 0 0 2.0
l",ii", "Q(pU'p FlbW {VPh} 1Il::854 292 1073 1240 14 ,',,' '8......." ,',' """"jli('T"'"
45 4' '12' '9 """'-2 ......80..1
-'.',. ,- 'n :>:,L-i<: ~_'; ><\:f,,": :;:>^;'?:;:;_,<,.:1tfiirwd':'t",
Turn Type Prot Perm Prot Perm Split Perm
Ptbfe(;te~Ph"fl$eS 5 2 4
Permitted Phases 6 2 4
ActUat"dpreen, G (s) 0.6 20,9 20.9 26,1 46.4 46.4 5:,4
Effective Green, g (s) 0.6 22.9 22,9 26,1 48.4 48.4 6.4 6.4 6.4 3.6 3.6
Actu"tediJfC Riltio 0.01 0.31 0,31 9,35 0.65 0.65 0:09 0.09
Clearance Time (s) 4.0 6,0 6,0 4,0 6,0 6,0 5,0 5,0 5,0 4.0
V"f\icJeE;xlension, (s) 3..0 3.0 3..0 3.0 3.9 3.9 3.0CC3,O 3iO :'3.0 ;iIf.If3tl1
I Lane Grp Cap (vph) 14 1081 483 1195 2284 1022 143 145 135 87 76
v]i;,R"ftoiprof (XO} ,c9:24 cO.31 0.35
vis Ratio Perm 0,18 0.01
Vic'Riitio 0.71 .079 0.69 0,90 0.54 0.01
Uniform Delay, d1 37,1 23,8 22.2 23.2 7.3 4,8
Prqgre$'$ionFatJor 1.09 1.00 'LOO LOO 1.00
Incremental Delay, d2 100,1 5.9 5.5 9,1 0,9 0,0 1.3 1.3
DeliiY ($') 137:.2 29.7 27.7 32,3 8.2 4,8 33'!{33'.6
Level of Service F C C C A A C C
APproaci"J pelay(s) 39.2 19.2 32015
Approach lOS C B C
HCM Average Control Delay 23,6 HCM Level of Service C
HPr>1)1Qf!.ii11eto Capacityralib ' 0'75
ActuatedGycle length (s) 75,0 Sum of lost time (s) 16,0
Interse"tion Capacity. Utilization 7.1.2% ICU level of SerVice
Analysis Period (min) 15
c, Critical Lane Group
. 5/9/2005 Synchro 6 Report
Page 1
TDI
.
Hamline Ave & Karth Lake Cr Arden Hills Offic~ Park
2007 A,M. Peak Hour - No-Build Arden Hills, MN _
~ -""y -{"- '-~ t r ~+./
.~
' ,," '^' ,,'" , ,~' " ^' 0~ _ 'n ^" Jl1 ,,!t:
lane Config~ration~.. '" ", . +t. , , ,. +t. .. " "i . J>,. ' 4'l>
qigfi;-:9QJ;jtteK-:~:~r~~Yi~;i;~J1:;?;tl~~!?g:H:k;:~t~H?R?;{j~;:t;~+---/-~'~;f;~;D~@t~~,~~:$:~iW::;;~,~~~~'l:~l~i2:-_~f:!\>:i:~I-';;\~t~~j3\J'11;{~~~?;:;;: - - ~~\, ~ ;,'; Fre'e
Grade 0%' 0% 0% 0%
Vofillne fvenJl\}\' ~;:> ,. ";1jJ';~.,'.: <l~cl'i~?O;iS~;1.Il"i;c;.:;;;!Xt;"Hf!l' ;~;: ,?O: '?10'ssftq;". JQ 1270 40
Peak Hour Factor 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87
"'11' t460' 46
Pedestrians
lane Wi(jlfi flt};;;;s> . is'
Walking Speed (fils)
Percent I3loekage(' . .
Right turn lIare (veh)
Median type , ,..'..., ' ,
Median storage veh)
Upstream, slgnill'(It} 360'
pX, platoon unblocked
vC, conflictiliirvolur[.e, 1805: 18D5 753 1069' 1822 241 1506 253
. ., ,n__ ',,_ ___ ,.
vC 1, stage 1 coni vol
vC2, slage 2 coni vol '
vCu, unblocked vol 1805 1805 753 1069 1822 247 1506 253
IC, single (s) 7.5 6.5 6.9 7.5' 6.5 6.9. 4.1 4.1
IC,2 stage (s)
tF (s)3.5 4.Q 3.3 3.5.3;3;, 2.2 2.2 I
~~ :~~~i~e~:~Ih). ,~~, 1~~_3;~. \1;~i1~~; 1:; 4:~ 1~~
~~~~If~--'~~~--A~'~--~
V~lu~e 'tctl"Y ., · ~,:~';w:" 23"' :'2;"2~a.;;1741 ," 7"&: '~f: iX~' :;iL "j1'ilb',
Volumelelt 11 11 23 0 11 0
Volume Right 23: .11 . :D. .', ,;1:1:.--:, .. ".0,' . 46'" .
cSH 111 259 441 1700 13091700
Volume to Capacity; 0.31 0..09 Oi05.. {J.15' . .0;01' 0.46
Queue length 95th (II) 30 7 4 0 1 0
Control Delay (s) .5-1.6. .20.2 1a.,6 . 0;0: 0:2.: O;D '
Lane lOS F C B A
Approach Delay (s) 51..6 20.2
Approach lOS . F C
1.5
53'.4% . ICU. Level 01 Service A
15
5/9/2005 Synchro 6 Report .
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,
.' " '"
Hamlfne'Ave & Hwy 96 Arden Hills Office Park
2007 P,M. Peak Hour" No-Build Arden Hills. MN
tI y. --'t"-+- '-"\ t".. '. J,";
~, ""'__~~':ili.~"'"/~ili''''''''..'''''''''''.''.''''.'''.''''n'''
.." ...... _ _ ';s' ,'*', - , m < - " c:, -',,~_:__: ~tt~mlll$f!th2;;-', ::~If?~'i!M?~,*j#~~~\!l-}lf~~
LaneConfiguration~, , ., ,,', ",tt ,.",( '1'1, ++"J ,'I +t l' +t l'
tg'~j;~(~l~xil~~W..;i;;":ij'!;t~~\;~~()~i!\"\i..!~.@~~j!l1.Q~:j";3jil'i'l~:i,i1900'1900, 1900 1900 1900 1900 1900
Total Lost time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4,0 4.0 4,0 4,0 4.0
lir"'~"'i:,t"~ ..'.E""ai""''''..:,.,v........''',','......'......'....../9'..!!Jl''..iIU.. ..,..,''''''11/'';''"".....:''..'..".'''''' "
i5a!\e...."..~,i...."""'v'..:'i,..:,}l....jll(IDi,,::1':Di; ",..,., 'tJ:Q"iIL;,O"""x:!:i'..ll,95:..:,l..00 Q.95 Q.95 1.00 1,OQ 1.0Q
.c'",,_, '~" ,_,'"",.,,,_ __',.,",_".,_._,.__-,.,',"_-_~_"-":N ".c-,.. -:0;. -"", ,_,'_""'""-'''d~?,."'i'._'_'",.,'",,,,. "_,', ">_"_,m~_m___"_.',_",_~~.,*_, '",,",',__"" ','_ ". ". __ '^' . ..,
Frt ,... 1.QO"1.00 O..85"'ioo.1..()Q 0.85 1.00 1'QO Q,85 1.0Q Q.85
f_~~t_~)!1$;~?~~11~~~~H;/\,(;ffm~.~~!~l~7L~~mk~~~~I~~~~'i:"~1I;FfJ~~t)!!:\". m95' '1196 1~OO 0.97 1.00
Satd, Flow (prot) 177Q 3539 1583 3433 3539 1583 1681 1691 1583 1803 1583
l'1i~g~~llf~\t[:;\~j\ili\';'t\'"<1i.~.j\.!!jgg;'ii~'t1.~'j'iM~~~?i'>;'t1.!lf9..:1'1.QQi 0,.9,5 0.96 1.00 Q97 1.0Q
Satd. Flow (perm) 177Q 3539 1583 3433 3539 1583 1681 1691 1583 1803 1583
~!i!i.!m~(lY~~lmi,~mi~l'iiii\f\i..~~jm:1~~~~,:i'mjiJlfjfJ~[2t'l'~\1i:1'!i1i~Qi!i:l(j 260 10 750 2Q 10 1 Q
P<;~k~~ourfactor,PHF. 0.98 0.98 '0"98 0.98eO..98 Q98 Q.98 0.98 0.98 0,98 Q98 Q.98
f'i.!!f!'JiJ~~~ljiii";;3jji:"c'i2'i1~cilj!~i{Mii\fli~'Iiii~~itiJ!j'#'>'*i'iall; 26?" 10 765 2Q 10 1 Q
RTOR Reduction (vph) Q Q Q 0 0 6 0 0 98 Q Q 10
14~Qe.i'G,'~~pi[jQ\!1i{'l!Rft};',,'*'1(jiici1..t~,..f,iiiti1il~~ii'21:i1'iiiiJJ4!:jj'4 134 141 667 Q 30 0
Turn Prot Perm Prot Perm Split Perm Split Perm
4 4 3 3
624 3
52.0 52.0 52.0 3..6 3..6
0..4 39..4 39..4 53,0 53..0 53..0 3,6 3,6
OA4 0.44 0.44 0.03 0.03
Clearance (s) 4,0 6,Q 6,0 5,0 5.0 5.0 4.0 4,0
Whii;f~j"i\~siQt\-Cs),,3.,O .,3;\! (:(1:\ ;; '3".0 ':W 30 3..0 3.Q 3,0 3,0
. Lane Grp Cap (vph) 6 1162 52Q 229 1386 62Q 742 747 699 54 47
;'0..:3,,,,.,,,:;,:;,;<0:'0<;1<,':('> .... :f": '."', ,;; 'c"- ,'::'~,";"/;';;'<:c'Ff~';i'-.":': ;'-:":'<'<':;'''c--._', ;
~~;BaljO~:~"",03;)1 CO\,;:!3.'i~;g~i;0<;1.1;l)l;!0"'!J...32 0..08 OeQ8 c0..42 cQ.02 000
0,18 0.19 0,95 Q.56 0.01
20.3 2Q..4 32.3 57..4 56.5
1.00 1,00 1.00 1,00 1,00
0,1 Q.1 23.2 11.8 0.1
20.4 2Q.5 55,5 69.2 56.5
C C E E E
46.2 66.0
D E
HCM Average Control Delay
r-l~M'\I~.i~itlg1\:,C',ip:a(;jtyr~\i<:!' "
Actuated Cycle Length (s) . time (s) 16.0
Inte"''''GtlQ!l~p@tY.lJli~i~tib~ 91ol'\'?(>,,!i)etJLevel afService F
Analysis Period (min) 15
c::,' "'C;iiticaltaireGrol.lp
. 5/9/2QQ5 Synchro 6 Report
Page 1
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,
"
Hamline Ave & Karth Lake Cr Arden Hills Office Park
2007 P,M. Peak Hour - No-Build Arden Hills, MN -
.-J- --- 't .f - ...... ~ t !' '. + ..;
4't.
Fr~~';t;;": ~.>
0%
3D 980 10 10 q,io'& !'YS~&!
0.87 0.87 0,87 0.87 0,87 0.87
34 1126 11 11
36Q
1132 368 1138
stage 1 vol
vCz/st?ge2conlvol
vCu, unblocked vol 1414 1592 1132 368 1138
tC,single(s! 6.5 6.9 4.1 4,1
tC, 2 stage (5)
tIT (5) 3.3 2.2 2.2
pO queue free % 94 97 98 .
<:;Mp<lpacity'(\'eh/h)i 197 1187 610
Volume Left
V6JurneRight
cSH
VOIUmetoCapacit}f
Queue Length 95th 60 16 2 0 1
Control oel,,\,,(s)
Lane LOS F
Approach Delay(s)
Approach LOS F
!lI'!~~-:,
Average Delay 3.4
IntersectiqnCapacily Oiiliiilfron ....112,;5% . ICU Level 01 Service B
Analysis Period (min) 15
5/9/2005 Synchro 6 Report .
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I
,
,
-- ----..----
,
I ~
H~mlihe'Aveand Hwy 96 Arden Hills Office Park
.. 2007 A.M. Peak Hour - Build Arden Hills, MN
.. ~-'). .(-'-.... t ~\.~ ~
~'lF';;Y!J~>B~:if;~~~~~~J!IIl~
. . _ .~ ~" ".,. - _ _~_w _ ~~ t~R!'.\lllif'!L.."_,, _..-_"""_-,_,"_._Jt~-1?~.,_-..",,,c,,,, _ _,,, ____..,*, ',. . __ ,', '"" _> __ ~
lane Configurations ,tt r " tt r , 4' r 4' r
iR~i:lI_;WB!;11;IJfJi.;;;;;jj.ici90Q,5,j~(l0\ 1$J0 ' 1900 1900 1900 1900 190(h1900 1900'190lL"1:$JP
Total lost time (s) 4,0 4.0 4,0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
.;06'k'Ff~h'-~i"""''';)"f''''''';'J'''''''''''''1''~' 0 97 095 100 095 095' '1 ~ ' "1 AA"-1'.""
N~~~~z!E;E!~'Fr7i:-'W~~rt~;~%~:pLFt~'?:"?#;? ->;_USJ:_~} _ ~ - -- . _ ~- - - ~ - - _ <>-\ 'i. :;\J:Y'" "-::':}'~-J;;{-"-:_,\~
Frt ., .. . 1.60 1.00' 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.85
F,i~~~~;.;0:i';;)';';lii~~'lj;t~J.l\i) jUlU', 0.95 1.00 1,00 0,95 0.96 11.00' . ,q;~il:f.1:Q{j
Satd, Flow (prot) 1nO 3539 1583 3433 3539 1583 1681 1702 1583 1817 1583
fi~R~I'i:jli!.filq:~~j"".,:i:;::~tj',95i;'Ji:OO'; 1inO; 0.95 1.00 1,00 0.95 0.96 1.00 .... ,OJ~W'1,;oO
Satd. Flow (perm) 1770 3539 1583 3433 3539 1583 1681 1702 1583 1817 1583
\l~tll;!i€iI<YI;>]l)~l;;:\;ii;', .:'i':;~!f;":WO' 280 1050 1200 20 80 10 15010'1.0.0' 20
Peak-hour factor, 'PHF 6.96 0 0.96 0.96 0,96 0.96 0,96 0.96 0,96 0.96 0.96 0.96 0.96
l\aj;~F!\l.~i\li?:~li!" :;isf'";~-1~.t1.lJi; 854..., 292 1094 1250 21 83
RTOR Reduction (vph) 0 0 0 0 0 7 0
Ui[ie;[jrq~~,H~.(\lpl1);";.';01'!l;;'8!W .292 1094 1250 14 45 ,.,1
Turn Type Prot Perm Prot Perm Split Perm Perm
I1'rbleJ;t~(!J~li~rl",: i' · "1' , . 6 5 2 4
Permitted Phases 6 2 4 3
A~\uaje(f'G[eeltfg; (s)" 0:,6 20,5' 205 26.5 46.4 46.4 5.4
Effective Green, g (s) 0,6 22,5 22,5 265 48.4 48.4 6.4 6.4 6.4 3.6 3.6
ACtuatiid"91GiRa!ig;., '0,01 Oi.30 0.30 0,35 0.65 0.65 0.09 0.09 0.09 0,05 ,O:Q5
Clearance Time (s) 4.0 6.0 6,0 4.0 6,0 6.0 5.0 5.0 5,0 4.0 4.0
. r;~:a~~~:s~~~~t: ,3;~ 1:~~43~~ 12~'~ 223~ 1:2~ 1~~ 1~~ 1~~ ~~.' ~~
vrs:Ratr~l?rot..,.,.,. ;0.01' <;0:24cO.32 0,35 0.03
vis Ratio Perm 0.18 0.01 0,01
vm:Ra~o."o" :., '0;11 ' 0.80 0.61 0.90 0.55 0,01 0.31 0.33 0.10 0.23'.-/),01
Uniform Delay, d1 37.1 24.2 22,5 23,0 7,3 4,8 32,2 32.3 31.6 34.4 34.0
l;::\.Og,ess\Oi}'f?ctpr.' .1.00 1,00 1 JJO 1.00 1,00 1,00 1.00
Incremental Delay, d2 100.1 6.5 5.8 9.4 0,9 0,0 1,3 1,3 0,3
rjlilay.{s) , 137.2 30.7 28.4 32.5 8.2 4,8 33.5 33.6 32,0 34:1
level of Service FCC C A A C C C C
Appt-qapl1'QeJay(s) 31;0 19.4 32.6
Approach lOS C B C C
~"~~_illi!l_'f."" .df+0ii0:;;:0',-#""c;:,':/!J;i!ii1Mk\f1':F:"'_1itlC\11li'ffilli:"f""__~ iIlIIllIliIl
fJiJ~~ . ."'." - '_ ,~?b'B~~&~;;;;~~_::xxr#j(:.2302.*<>2'::G",;Jh~?0~*!lffifi1!~t'ralqWWi.1l&U$$gf;~ _' ~__ l~ _ Tif;:;:. _
HCM Average Control Delay 24.0 HCM level oj Service C
HGM,:\(6tU/Iie,19 Capacity ratio 0.76
Actuated Cycle length (s) 75,0 Sum of lost time (s) 16.0
Iri!erseCl;on Capacity Utilization '71.8% ICU leveJ of Service C
Analysis Period (min) 15
C" Critical lane Group
I 5/9/2005 Synchro 6 Report
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HamlineAve & Karth Lake Cr Arden Hills Of11ce Park
2007 A.M. Peak Hour - Build Arden Hills. MN -
~ - ..,. of ...- "- "\ t r '. ! ~
.'"'Ifll.111I1Igil.II.III~!II'__1~T!N~i~~Yl!l_~m_~1I!~~'I~
_'.. ..' ~""."" -. ....".1.. ",. ....-."""'."""'''.'''''.",,'. _, ..0*L~>~..-3'~',,;;,'_,_^~_._"_n ",. _~_~,w______''''_ ',' _'__'~'''_''~_ ___ li _ __'_''',m
Lane Configurations ,f. 4- lj +ft.
~ill'DII~~K9RI\III"':,yj Stop Stop Free
Grade 0% 0% 0%
~_~~III' ' /:20 0 30 10 0 10 6021~ 10 10 1270 60
Peak Hour Factor 0.87 0,87 0,87 0,87 0,87 0.87 0,87 0.87 0.87 0.87 0,87 0.87
:~~mwf!i~~~,{~phJ ' 23 0 34 11 0 11 69 ' 241 69
Pedestrians
.~y!i[~llt~Jll;
Walking Speed (ft/s)
fJ~6Jl~1~~~9_~5l
Right turn flare (veh)
~~~~~p~llil,""'j None None
Median storage veh)
lfIf[~IR~~~~)~i'l'~IRj't) , 360
pX, platoon unblocked
~~.f;P!1!i1~tjQg::vglyrne . 1908 1908 764 1172 1937 247 1529 253
vCl, stage 1 conI vol
V.~?,S.1:3;9~?i1(lril'1lol
vCu, unblocked vol 1908 1908 764 1172 1937 247 1529 253
t(j}ms.!i;;glg{s) 7,5 6.5 6.9 7.5 6.5 6.9 4.1 4.1
tC, 2 stage (s)
tFJ(~)/""'" " 3.5 4.0 3,3 3.5 4.0 3.3 2.2 2,2
pO queue free % 35 100 90 90 100 98 84 99 .
()#ii()iipii\iilYi(\i~11Jh ) 36 56 346 116 54 753 432 1,309
11 69 0 11 0
11 0 11 0 69
77 201 432 1700 1309 1700
ytiiUm""itiQi'lpacllY 0.74 0.11 0,16 0.15 0,01 0,47
Queue Length 95th (1I) 89 10 14 0 1 0
C)'Ql;;t~Cl!~jiiy(~)"'" 131,.9 25.3 14.9 0,0 0.2 0.0
Lane LOS F D B A
~.pt(lii'~hjb.l:'!if'y' ($) 131,9 25,3 3.2 0.1
Approach LOS F D
ICU Level 01 Seivice B
5/9/2005 Synchro 6 Report I
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1
HWY 96and Site Driveway Arden Hills Office Park
fI 2007 A.M. Peak Hour - Build Arden Hills, MN
,. f' - '\ /'"
-+
Lane Configurations
$lgl1Cbntrol
Grade
.IlPlljnje(veh/h) 111.0
Peak Hour Factor 0,92
HpurlYflOw,rate (yph} 1207
Pedestrians
L~l1eWidlh(f1)
Walking Speed (ft/s)
pijrc~nt BlOCkage
Righllurn flare (yen)
MecJianlype
Median storage yeh)
l.fJ:lstr"am signal (ft)
pX, platoon unblocked
YC,conflicling yolUrne
vC 1, stage 1 conf vol
vC2.stage 2 conf VOl
vCu, unblocked vol 1272
IC, single(s) 4.1
IC, 2 stage (s)
IF (s)
. pO queue free %
eM capacity (veh/h)
Volume Left 0 0 0 0 0 0
Volume Right 0
cSH 1700 1700 1700 1700
volume to Capacity 0.35 0.35,
Queue Length 95th (f1) 0 0 0 0 0 0
C"nlr()1 Delay (s) 0.0 0.0 0.0
Lane LOS A
Approach Defai' (s) 0.0
Approach LOS
Intersection IciJLeve1i5,tslirvice A
Analysis Period (min)
, 5/9/2005 Synchro 6 Report
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, ,
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.
Hamline Ave and Hwy 96 Arden Hills Office Park
2007 P.M. Peak Hour - Build Arden Hills, MN -
"J- ". -(' +- '- ~ t ~ '. * .;
-
~~~"".
lane Configurations ,',,' "~" tt,t ,t;"I , tt, , l' ,,' 'I ,4' ,1' 4' l'
Ideal Flow(vphpl)';':rjip{),'~f,:wg{)~:if1il.i;1~;'f9,ill9i<.19l)Q', 1900. ,.1900' 1900 'l!lOO 1900 1900 1900
Total lost lime (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
lime Utili i=act<:lr "!)H.~;!:lQ;HrIl';~~;,'t{fl!!;0it'~:,\t~i: )0:.115. 1;00/ OJl$ 0(95 1.00 1.00 1.00
Frt 1.00 1.00 0.85 1.00 1.00 0,85 1.00 1.00 0.85 1,00 0,85
Fit Protected "p.\tqji~Nl:;Ql!f;':ii~{fl!!jr',;Qi9,!.>'.'it;~'Q';, too" Oi!lS OcOO, 1.00 0.97 1.00
Satd. Flow (prot) 1770 3539 1583 3433 3539 1583 1681 1691 1583 1803 1583
FU Pennitted ',i,:o,~;j('itfl!!i,!j,i~;Hr(l,:llq HiQif!(j,! . too 0,95 0,96 1.00 0.97 1.00
Satd. Flow (perm) 1770 3539 1583 3433 3539 1583 1681 1691 1583 1803 1583
Volume (vph) ';'~(J;iB't~,,:O,,"';i.11;'1)!jHi;';ej~'!1jg() ',' 'jo;; 280 10 760 20 10 10
Peak-hour factor, PHF 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0,98 0.98
Adj. Flow (\/Ph) " "'eo<i'1'19!1j"ijl'-12",;:g,'1'1\.1143,'tO 286 10 77.6 20 10 10
RTOR Reduction (vph) 0 0 0 0 0 6 0 0 98 0 0 10
lane Group;FIQw(vPb'Y, 26j,j'\filfj';i'i!ij~E ,jgW4;;1143 "4 144 152 678 0 ;30 0
Turn Type Prot Perm Prot Perm Split Perm Sptit Perm
protected Phases 2" 4 4 3 3
Permitted Phases 2 4 3
Actuated Green, G(s) 42;6 53.0 53.0 53.0 3,6 3,6
Effective Green, g (s) 1,8 44,6 54.0 54.0 54.0 3,6 3.6
Actuated giC Ratio 0;02 '" O;3!!' (t37 0.45 0.45 0.45 0,03 0.03
Clearance Time (s) 4,0 6.0 6.0 5.0 5,0 5,0 4.0 4,0
Vehicle Extension (s) 3'0" 3,\0' 3Jl 3,0 3,0 3.0 3,0 3,0 .
lane Grp Cap (vph) 27 507 588 756 761 712 54 47
vis Ratio- Prol 0.09 0.09 cO,02
vis Ratio Penn 0.00 cO,43 0,00
vie Ratio Oi74 . j,!:l$;:;ijige:;6i93.6.87 0.01 0.19 0;26 0.95 0,56 0.01
Uniform Delay, dl 58.9 40,8 29.9 55.7 35,0 23.7 19.9 19.9 31,7 57,4 56.5
Progression Factor 1:66,1',9.9 'ji6Q.it:oo ,1':00 1.00 1.00 1.00 1.00 1,00 1.00
Incremental Delay. d2 70.7 42.4 1.0 41.4 8.0 0.0 0.1 0.1 22.5 11,8 0,1
Delay(s) 43.0 23.8 20..0 20.1 54.2 69.2 56.5
level of Service F D C B C D E E
Approach Delay (s) 51.3 44,8 66,0
Approach LOS D D E
fB'"
..., ~:~
HCM Average Controt Delay 59.5 HCM level of Service E
HCM 'Volu(T1etocapaCiIY~atio
Actuated Cycle length (s) Sum of lost time (s) 16.0
Inters"ction Capacity Utilization 9zt% ICU level ofServi~ F
Analysis Period (min) 15
G Critical Lane Group
5/9/2005 Synchro 6 Report ,
Page 1
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----- ------- ...-
"
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Hamline' Ave. and Karth Lake Cr Arden Hills Office Park
- 2007 P.M. Peak Hour c Build Arden Hills, MN
.-J --. .- - , ..... t ~ \. ~ .;
.....
~!~~_.~~~~l!f~1IlIIl!IIil~!\~_~!II
". ..,,,,,*,"ML'~='.",,.,llih,,,,..1~,,~~~ ...,1",~""~",_"~",,,_,, _"". "'" .', ~,=__'."_._m_'_~.,,.."'.. _""l'. ",._,""~-;:"L_,w """."..'
Lane Configurations 4> 4> "'i 1+
i';ighCOi:\iit.if ",Wp "'topS' Pref:
Grade 0% 0% 0%
VpJU~e!vel:iJ!)) O' 40 :10 10 40 980
Peak Hour Factor 0.87 0,87 0.87 0.87 0.87 0,87 0.87
H!?[,rrYf!Owfilt~.N'ph) 46 11 46 1126
Pedestrians
~~l1fiWklth(M
Walking Speed (ftIs)
f'\ercel1tE3fgc)iagii
Right tum flare (veh)
tv\~tl!aritYpii ., None NOn~
Median storage veh)
8pstre,amsigri;"I:'(It) 360
pX, platoon unblocked
vC,coriflicting volume 1615 1615 184 1471 1615 1132 368 1138
vC 1, stage 1 conI vol
vC2, stage 2conf vol
vCu, unblocked vol 1615 1615 184 1471 1615 1132 368 1138
tG. singl€; (s) 7,5 6.5 6,9 7,5 6.5 6.9 4.1 4,1
te, 2 stage (s)
tF{s) 3,5 4.0 3.3 3:5 4.0 3.3 22 2.2
. pO queue free % 0 100 94 86 100 94 96 98
cM capaCity (veh/h) 62 97 827 ,80 197 1187 610
Volume Left 69 11 46 0 11 0
Vblume Right 46 11 0 11 0 11
cSH 99 114 1187 1700 610 1700
voturniiw Capacity 1.16 0.20 0.04 0.67 0.02 CUi
Queue Length 95th (ft) 191 18 3 0 1 0
Control O"Ii1Y(S) , 221.2 44.5 8.2 0.0 0.9 0.0
Lane LOS F E A A
Appr();j(:hQBIi1)/(s) 221.2 44.5 0,3 OA.
Approach LOS F E
Average Delay 15,9
Intersection Capacity Utilization 66.6% ICULe\ielof Service C
Analysis Period (min) 15
I 51912005 Synchro 6 Report
Page 1
TDI
Hwy 96 and Site Driveway Arden Hilfs Office P~rk
2.007 P.M. Peak Hour - Build Arden Hills, MN -
--.. .f - ..... ~
-
~.~~..~
,. i_ ._w~. .2:/? ._,,~_=;:;_" ._",*, _.' _. .:,..: ~_ _ -. _=__~." "'-." ~ _ . '. _,~_", - .
Lane Configuratfons H ., <.t~~..~\()f'W' ' X ~.;j';G'~";..TI';{~\i\':'
Sig1.l;Go?frotl :Fret' - i_~.:::;>::;j';/.~'- ;ZS~~;(; .-.:;:':~,[i';;:;:;Ji<
Grade 0% 0% 0%
Voltirlj"tyehih)
Peak Hour Factor
liburffflo,^" (ilf'e(Vph)
Pedestrians
'-"heVVidt~;'ft)
Walking Speed (ftIs)
P~I'~D\i!3fo(;k<lge
Right turn flare (veh)
M!';dif'iitlype Nolie'
Median storage veh)
t.Jp~trei\lr\)si9r\<JI(It) , 1086
pX, platoon unblocked 0.69
vC~_conmGtlrygVoIUrh€ '1380 )2136 685
vC1, stage 1 coni vol
vC2, sfag" Z conf vol
vCu, unblocked vol ,1380 2196 685
tC,single(s) 4.1 6,8 6,9
tC, 2 stage (s)
tF(s) 22 3.5
pO queue free % 100 100 89 .
cMc<,p'ar;iiytyehlh} 192
Volume Lelt 0 0 0 0 0 0
VOluroeRighF 0 0 " '0.
cSH 1700 1700 1700 1700 1700 391
Volumeto;cfipacily 0.40 0.40 0.01 GA5 0.45, 0.11,
Queue Length 95th (It) 0 0 0 0 0 9
Cohtf{)I~I<lY(s) 0.0 0.0 0.0 0.0 15.4
Lane LOS C
Approa<;J1[)eI<,y;(s} 0.0 0.0 15.4
Approach LOS C
Aver1lge Del1lY 0.2
,Intersection Capacity Utilization 44.8% IC U Level 01 SerVice
Analysis Period (min) 15
51912005 Synchro 6 Report .
Page 1
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.
.
Attachment 3D-6
Site Plan from 2005 Proposal
,
, August 2, 2006, Planning Commission Meeting
.,
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Attachment 3D-7
2006 Survey, Site Plan, and
Building Rendering
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~ August 2, 2006, Planning Commission Meeting
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