HomeMy WebLinkAbout04-27-26-RMayor:
David Grant
Councilmembers:
Brenda Holden
Emily Rousseau
Tena Monson
Kurt Weber
City Council
Agenda
April 27, 2026
7:00 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651-792-7800
Website:
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting, strong residential
neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our
long-standing tradition as a desirable City in which to live, work, and play.
Members of the public may attend a
meeting in -person at City Hall or they
may view the meeting remotely on the
City's website using the below link.
Meetings are also broadcast on Cable
Channel 16 for those that live in Arden
Hills.
https://cityofardenhills.org/320/`Watch-
City-Meetings
Some Councilmembers may be
participating in this meeting by
interactive technology/remotely.
This meeting will be streamed live on local Cable Channel 16 and available for playback on our
website.
CALL TO ORDER
1. APPROVAL OF AGENDA
2. TCAAP/Rice Creek Commons Update
Jessica Jagoe, City Administrator
3. PUBLIC INQUIRIES/INFORMATIONAL
This is an opportunity for citizens to respectfully bring to the Council's attention any
items which are relevant to the City. In addressing the Council, you must first state
your name and address for the record. Comments shall be limited to three (3) minutes
or less. Written documents or other materials should be handed to the City Clerk for
distribution to the Council prior to or during the meeting. Council will generally not
respond at the same meeting where an issue is initially raised by a member of the
public but the Council may refer the issue to staff for further research and possible
report or action at a future Council meeting.
4. RESPONSE TO PUBLIC INQUIRIES
5. PUBLIC PRESENTATIONS
5.A. Twin Cities North Chamber Of Commerce
Mike Dvorak, President
Documents:
MEMO.PDF
ATTACHMENT A.PDF
6. STAFF COMMENTS
6.A. Transportation Update
David Swearingen, Public Works Director/City Engineer
Documents:
MEMO.PDF
7. APPROVAL OF MINUTES
8. CONSENT CALENDAR
Those items listed under the Consent Calendar are considered to be routine by the
City Council and will be enacted by one motion under a Consent Calendar format.
There will be no separate discussion of these items, unless a Councilmember so
requests, in which event, the item will be removed from the general order of business
and considered separately in its normal sequence on the agenda.
8.A. Motion To Approve Claims And Payroll
Pang Silseth, Accounting Analyst
Joua Yang, Finance Director
Documents:
MEMO.PDF
8.13. Motion To Approve 2027 Budget Calendar
Joua Yang, Finance Director
Documents:
MEMO.PDF
ATTACHMENT A.PDF
8.C. Motion To Approve Amended 2025-27 Collective Bargaining Agreement For Central
Pension Fund Contribution
Jessica Jagoe, City Administrator
Documents:
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
8.D. Motion To Approve Appointment Of Building And Code Enforcement Inspector
Jessica Jagoe, City Administrator
Documents:
MEMO.PDF
B.E. Motion To Authorize Purchase Of Residential Recycling Carts From Cascade
Engineering
Jen Estling, Deputy Clerk
Julie Hanson, Assistant to the City Administrator/City Clerk
Documents:
MEMO.PDF
ATTACHMENT A.PDF
8.F. Motion To Accept Resignation Of Kate Olson From The Parks, Trails And
Recreation Committee (PTRC)
Jess Skalicky, Parks and Recreation Manager
Julie Hanson, Assistant to the City Administrator/City Clerk
Documents:
MEMO.PDF
8.G. Motion To Approve Resolution 2026-025 Appointing Clara Bitzer To The Parks,
Trails And Recreation Committee
Jess Skalicky, Parks and Recreation Manager
Julie Hanson, Assistant to the City Administrator/City Clerk
Documents:
MEMO.PDF
ATTACHMENT A.PDF
8.H. Motion To Approve Professional Engineering Services Proposal From I&S Group,
Inc. - Chatham Trail Area And Miscellaneous Storm Sewer Improvements
David Swearingen, Public Works Director/City Engineer
Documents:
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
8.1. Motion To Approve Cooperative Agreement With The City Of Roseville - Hamline
Avenue Watermain And Trail Improvements (Between County Rd C And Snelling
Avenue)
David Swearingen, Public Works Director/City Engineer
Documents:
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
ATTACHMENT C.PDF
8.J. Motion To Approve Right -Of -Way Acquisition And Temporary Easement Costs -
Old Highway 10 Trail Improvements
David Swearingen, Public Works Director/City Engineer
Documents:
MEMO.PDF
9. PULLED CONSENT ITEMS
Those items that are pulled from the Consent Calendar will be removed from the
general order of business and considered separately in its normal sequence on the
agenda.
10. PUBLIC HEARINGS
10.A. Planning Case 26-006 - Amending City Code Chapter 13 - Zoning Code Related
To Requirements For Affordable Housing
Jake Reilly, Community Development Director
Documents:
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
ATTACHMENT C.PDF
ATTACHMENT D.PDF
11. NEW BUSINESS
11.A. City Code Chapter 13 - Zoning Code Amendments - Planning Case 26-006
• Ordinance 2026-007 Amending City Code Chapter 13 - Zoning Code,
Section 1320 to Include a New Section 1320.16 - Requirements for
Affordable Housing
• Authorization of Publication of Summary Ordinance
Jake Reilly, Community Development Director
Documents:
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
ATTACHMENT C.PDF
12. UNFINISHED BUSINESS
13. COUNCIL/STAFF COMMENTS
ADJOURN
PUBLIC PRESENTATION - 5A
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
FROM: Jessica Jagoe, City Administrator
SUBJECT: Twin Cities North Chamber of Commerce Presentation
Budgeted Amount: Actual Amount:
N/A N/A
Funding Source:
N/A
Mike Dvorak, President of the Twin Cities North Chamber of Commerce, will be providing the
attached presentation at the Monday, April 27 City Council meeting.
AttarhmPnt
Attachment A: Presentation
Page 1 of 1
Attachment A
H
0
Z
LLI
W
0
L)
0
M
W
lz
W
44
LU
J
CL
Q
LL!
W
W
Z
U!
m
W
Q
M
Cz
CL
ui
H
z
0
W
Z
0
0
W
N
0
N
N
f+
C
i
LL
-0 M
L L
M
3
M
N
N
3
O
E
W
C
M
0
M
113
i
m
i
E
or
L
C
M
0
H
C
2
M
9
m
c
O
L
V
m
m
-
c
O
40
m
4)
s
H
a�
U
Q)
W
c
O
z
0
W-1
c
O
.4--j
N
f�
O
a�
a�
V)
L—
Q)
M
LO
.>
O
J
m
.4—j
O
m
E
= w
� U N
zi W
J W
Z2at
0
0 J Z
CI) LLo2 W
W
-o
Q N U
W
Z w
Uw7nZ
Zm mo
C W U
C F
Q O
U a
say
7s-
yob
s
>-
(f)
a--+
L
Q)
^ ,
vW
.�
J
N
�
Ca
_
-0
o
N
N
!
N/
`v
• •
W
O
Q
0
a--j
•r
A
•�
Q�
a--j
W
U)
Q)
Fcr
.�
o
E
U
to
ate-+
E
.�
C
i
E
V
o
U
>
U
—
5
=
>
-0C
4 -►
o
>�
`�
`�
m
U
o
N
s
°
v
V
E=��
-0-
s
U)
oo
�
U)U
W
•—
o
c/)
p
•U)
c
(3)
—
L
o
v
o
IAZ)
cn
a--+
Q)
>
VU,WS--
i
N
,
---
E
o
.�
0
.o
=
SZ-
3
a--+
N
. —
-0
0
a>+
-�4��
V
Q
cn
._
._
0
W
i
W
W
a
0
�
w
Z
.J
a
0
0
J
W
7
Ww
L
o
N
-
IXz
W
Z
�
°D
W
=
V
a
a
U)
F•-
z
W
z
v
y
E�
N
o�
u
c�
N
O
4.0
4,
m
_
_
r
_
`�
3
vim,
2
y
o
W
%1..
E
0
0H
=
m
O
=
N
LL
u
d
•
o
E
•=
now
V
=
u=
O
U)
Lu
aO
0
__
3
_
o
u
O
o��
._
i
•i
O
i+
�•-
N
=
3
�+
._
O
=
w i
U
N=
3
=
O
3
i�
_
o
=
O
._
Nm
.
Q
o
m
=
a
A
A
a
i
s
u
O
.�
40
m
40
N
40
4)
L
L
�J
.4--J
U
00
C)
E
Q)
E
O
O
C�
I
s
a)
E
a)
I
Q
W
E
O
n
0
E
E
O
U
m
Q)
C—
M
m
C
O
C
06
C)
E
a)
4)
`O
T
N
w
Q
E
U-
U
0
CL
.0
CL
.
Q)
U
W
z
�
U
W
a
zo
�
W
ti
O
2
a w
o �
m
W Z
A
L)
L`JJ
r2
LL
(D
y CDr
U
Z 1-
- U
C�
w
=D z
m
Co Z
w O
Z
C
C
U
_
C
O
40
i
40
O
O
LL
4—J
C-
0
U
U)
a)
>1
.�
U)
+-j
c
�
U
U
v
0
Q
4041
ON,*
�M
Q in
s
E
0
U
0
�
o
LL
z
..
0
m
E
Q)
107
m
m
L
m
O
m
V)
O
(6
L
Q)
Q)
H
06
Q)
a--+
m
+-+
U)
i�
T
O
Q)
N
U)
o
',
U
N
c�
N
p
ate-+
cn
U
L
O
N
U
c�
E
Q
O
U
_4-j
U)
C
O
U
CL
la)
T
.t-_j
a)
U
0
m
.�
a)
E
E
O
U
4)
3
0
3
(A
Lm
O
m
CL
O ft
c
E
i
•�
Q
LL
.i
0
•=
V
H
c
'y
A
LJ
i
=
p
O
coQ
.0
a
N
Q
O
y
•—
.v
=
V
•—
p
a
A
A
A
A
A
c%•
s
�3
4A
M i
V -W
i m
.Ln
O j
_
Im
LL x O
oC���VOQ>LLI
C) AAAAAAAAAA
r
z
Q
m
w
OJ
Cl)
♦♦ W
V >
Lij `"
C) Ch
� z
V W N
Z m m
W
Cl)
W
z
0
c)
W
z
z
0
L)
LO
•
•
91
M
!!J
'ro
E
W
C
O
J
L
z
O
co
W
-I
W
u
(D
Z
w
a
W
W
w
w
i
L
a
C
O
o
u
o
a
CL
a
0m
o
0
■
7
V
O
9
O
Z Z
♦�••
v )
n,
O
�
V/
O
O
L N
N
_O
N w
N
>
O
U
O
E
E
>
c
-
D
O
N
E
O
N O
V)
N
O
"
�
r-
O
•-
U)�
O
u
U
s
O
W
O U
N
>O
>
O
-
U
-
U
'N
3:
O
U
N
N
zs
os
o
��
U
o
Q
U
T
a�
E
rn
q
I
m
-0
vi u c = 4 .
LL.
0 0 t 40
U 0,
E E
0
u
>
W 0
40
0 c J
LU L
IV
E
W
U)
W
W
G
O
a
W
Cl)J
Z
aP:
0
W
O
C.)
J
W
z
W
L
o�
—0
O
�
"
H
V
ix
W
W
Z
Cl)W
z
Z
m
m
L)
W
Q
O
=0
V
a
0 i W% •
M%k^ .%k. 0
N
A
W
0
I
m
F—
CC
OZ
OOOW*Ak
cc
a
cc
O��
�
w
m
Z�C/)
ICE
O
J
Q
aw�0=
c!�2%To
�.C)
t
cn
�
L
OL�
0
V
VJ
I
E
E
�
O �
�
Z E
.Assess
4A
014ilt-A!w.
"I
- 4:
Ll
N
IN
9
NZ
Sp AIIL- A
z
°o
Q
}'
a
o
v
+-+
U
E
N
E
Ln
v
Q
c
O
c
L
v
N
°
a
O
+�
>
O
u
o
ro
t
N
V1
V
a-J
un
>,
ru
N
Q
O
E
Q
�
cu
fu
�
a--+
Ln
Ln
Ln
L
Ln
N
(�
:3
O
Q)
ro
4)
C
-0
Q)
—
E
4J
—
Ln
Q)
C
O
N
Q)
r
E
v
v
r
Q)
C
N
(1)
E
N
O
o
N
L/)
Q)
L
Ln
L
Q)
4-
O
ao
U
O
�
>
.v
E
>
Q,
w
ru
u
—
E
O
Q
�
c
i-J C
ON
L
�,
Q
u
I--
Q
N
a)
L
Q) }'
Ln
C
O
—
Q
`;_
-
Q)
Q
v
c ro
G },
E
w
Q
Ln
U
C
r
I
o)
c o
n
E
o
}�
O
L
N
0
fV
OH
47
=
O
N
�
O
■
aJ
13
Ln
O
O
ra
Y /
QJ
c
a
o
�
0
� o
N N
o
0
=
L
a
0
l�
0
V
f+
bZOZ
EZOZ
ZZOz
TZOZ
ozoz
6TOZ
8TOZ
LTOz
91OZ
STOZ
bi0z
£TOZ
ZTOZ
TTOZ
oloz
600Z
SON
LOOZ
900z
SON
VOOZ
EON
zooz
TOOZ
000z
666T
8661
L66T
0 0 0 0 0 0
00 �.D c7 N O 00
O O O O O Qn
.-i .-4 1-4
9
CD
m
k
c
y
U)
c
Q)
a
a
0
U
x
v
m
N
0
N
i �1
411.
v
C t]!J
v0
N
M O
� --
x i1
+� v
-��
0 —
Ln
0) L-
O�
t.n >`
<u :tf
+' X
(Q �
� Q
cE
E0
U
cz
fp �
� N
C
0
+., 0
ruU
�CL
bA D
N np
L
v
Z �
V1
N
aJ N
dA �
QJ
0�
w N
0
4�
Ln
0 W
= U
(31
OO
a v v
I
W N
E
O l/1
c
. O
�
^W^
y
L
0
N
Q
N
O
N
00
0 Y
O
L iv
N
cu E
O
N
O
C
N
O
Q
O
O
0 }�
O) O
C
r
O
u
�V UU/�
CN
`Y
C
^,
W
O O
y
Z
m
4-0A
/ LE
7
O
N E
c
Q
� O
Q
' I
Q Q1 Q Q1 Q C1 Q C! Q 1 Q Q1
V1 GO 1l� fl� t0 t0 V1 u1 Q Q 1+1
00 0 d, o %A o J, o u, o 0 o J,
w n n 0 Iz wl V) Q Q M m N
Q Q1
N '+
o v+
N N
a1 Q
ul O
N
M
a
O
ch
cU
.to
cu
(j) O C6
T— O O },
O U O
oo Cll � c!j CUCP
.,
C6 co a--+ �
" CU C
Co E CU
O cn }' E i
co 0
O •� O �
C= cn CU
Oco Q
•0 CU Cll E
O C O O V
Co
I
N O E 2—
O CU +N
N 0 cc Q
� � 3: Cll U L—
O Qyi j � cu
O �
Li o� >
+r a�
. 'a O &- "
E
O
i
E
c6
U
E
M
co
L O
a) U)
� -
a� o.-'a
EU)_�
0 c
Ln
I 0
N O
U O
QLo
LO
U m
E E'q
O
t
4.1
O O
O) `D
c� (D
L C
N C
Gg
I CDID C)
U_CD
L
Q
ol
E
O cn
�U
Q �
CD
CU �
CD
_ m
E �� � -0 _
O C6 cn
_
cn �
I
O O
CU },
4-1 0N D
C: �) O O
c6 � �
Q =
o
E .� ° U a�
cu
O •< Q U) _
E
a� o
Q Z3 },
U O CU cn CU O cu
� CU � Cll � � Q
O C`. CU - Q E
C6 1 O I }, Co
0 CU O V co O
O
cn —
O Q C.. C
+�
Co ' — i cu i Cll fn >
O Z3 Co 0 c
0 9-
A A A A A A A A
L
0
�
CL
_s
0
A
i
C
s
m
W
V
WW
0
p2W
J
OJ
W
♦
V♦ LU
W_ W
L
O 0
cn
Ix z
C� W
Z m m
C W
� c F—
Cl)
W_
H
z
0
L)
c)
W
z
z
0
L)
10
co
75 Years
MEMORANDUM
DATE: April 27, 2026
STAFF COMMENTS - 6A
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: David Swearingen, Public Works Director/City Engineer
SUBJECT: Transportation Update
Budgeted Amount: Actual Amount: Funding Source:
A verbal update will be provided at the City Council meeting.
Page 1 of 1
CONSENT ITEM 8A
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: Joua Yang, Finance Director
Pang Silseth, Accounting Analyst
SUBJECT: Claims and Payroll Listing
Budgeted Amount: Actual Amount:
N/A N/A
Council Should Consider
Motion to approve, table or deny the following:
• Claims and Payroll Listing
All items need a simple majority for action unless otherwise noted.
Funding Source:
N/A
Background
Payroll is processed biweekly and accounts payable is processed weekly.
Budget Impact
N/A
A
2026 Payroll #9
Paid Claims - 4/4/2026-4/17/2026
(Check Nos. 54119-54146 and ACH Checks)
Total Payroll
$119,650.61
$119,650.61
$127,178.96
Total Accounts Payable $127,178.96
Total Claims $246,829.57
CITY OF ARDEN HILLS
PAYROLL # 9
CHECKS DATED:
Biweekly:
04/24/26
04/04/26 - 04/17/26
EMPLOYEE DEDUCTIONS
AMT.
CITY BENEFIT
Payment Method
FIT
8,226.84
EFT
FICA Oasdi
6,123.98
6,123.98
EFT
FICA Medicare
1,432.24
1,432.24
EFT
SIT
4,071.23
EFT
TOTAL TAXES 1
19.854.291
7.556.22
Family Medical Leave -ER Add'1
Family Medical Leave -ER
Family Medical Leave-EE
AL PFML PREMIUMS
h Premium
al Premium
Health Care Reimb.
Dependent Care Reimb.
AL FLEXIBLE SPENDING
155.58
A/P Check*
A/P Check*
A/P Check*
A/P Check*
A/P Check*
A/P Check*
A/P Check*
456.35
456.35
456.351
611.93
791.43
0.00
316.28
0.00
162.50
156.25
426.461
0.00
HSA Health Savin
1,620.741
0.00
EFT
TOTAL HEALTH SAVINGS
1 1,620.741
0.00
EFT
EFT
A/P Check*
EFT
EFT
A/P Check*
A/P Check*
A/P Check*
A/P Check*
A/P Check*
ERA
6,730.22
7,765.63
lissionSquare
2,969.11
0.00
entral Pension Fund -Union
1,920.00
IN State Retirement System
1,412.30
OTAL RETIREMENT
13,031.631
7,765.63
FLAC
22.76
ife/Addl/Dep Life
114.34
0.00
ife/Addl non -tax
28.96
TD/STD Insurance
20.00
ERA Life Insurance
140.00
JOE 49 Dues (Union)
0.00
OTAL VOLUNTARY
326.061
0.00
Total Employee Deductions
38,715.53
Net Payroll
0.00
Direct Deposit
64,928.59
Gross Payroll Tie -Out
103,716.83
Plus City Paid Benefit
15,933.78
TOTAL PAYROLL COST
119,650.61
FICA TIE -OUT
Gross Payroll
103,716.83
Less Total FSA
3,426.46
Less Total H.SA
1,620.74
Less Voluntary Ins
51.72
Net P/R Subject to FICA
98,773.49
FICA Oasdi @ 6.20%
6,123.98
FICA Medicare @ 1.45%
1,432.24
EFT
Accounts Payable
Checks by Date - Detail by Check Date
User: pang.silseth
Printed: 4/23/2026 8:42 AM
�RQEN HIILLS
Check No Vendor No Vendor Name Check Date Check Amount
Invoice No Description Reference
ACH 0234 MACQUEEN EQUIPMENT INC 04/10/2026
P71196 Parts 805.22
Total for this ACH Check for Vendor 0234: 805.22
ACH 0292 OXYGEN SERVICE COMPANY INC 04/10/2026
0003647600 March Rental 45.79
0008926555 Supplies 65.18
0008927598 Parts 142.96
Total for this ACH Check for Vendor 0292: 253.93
ACH
0327
STAPLES INC 04/10/2026
6058194029
Supplies
49.99
6058612839
Supplies
50.88
6058612839
Supplies
103.94
6059482612
Credit Memo
-49.99
Total for this ACH Check for Vendor 0327:
154.82
ACH
0387
MISSIONSQUARE #302482 04/10/2026
PR 26-08
PR Batch 00100.04.2026 MissionSquare EE Dec PR Batch 00100.04.2026 Mis;
2,580.00
PR 26-08
PR Batch 00100.04.2026 MissionSquare EE Peri PR Batch 00100.04.2026 Mis;
355.33
Total for this ACH Check for Vendor 0387:
2,935.33
ACH
0706
CERTIFIED LABORATORIES 04/10/2026
9556565
Eyewear and Gloves
496.69
Total for this ACH Check for Vendor 0706:
496.69
ACH
10268
DAVID SWEARINGEN 04/10/2026
04022026
Mileage Reimbursement Storm Pond Symposium
52.20
Total for this ACH Check for Vendor 10268:
52.20
ACH
10487
LUCAS MILLER 04/10/2026
04032026
Mileage Reimbursement-Stormwater Symposium
26.10
Total for this ACH Check for Vendor 10487: 26.10
ACH 10579 LEVANDER GILLEN & MILLER P.A. 04/10/2026
42000E-0326 March Legal 2,292.50
42000E-0326 March Legal 437.50
42000E-0326 March Legal 437.50
42000E-0326 March Legal 1,277.50
Total for this ACH Check for Vendor 10579: 4,445.00
ACH 10594 JENNIFER ESTLING 04/10/2026
040626 Mileage Reimbursement Jan -Mar 77.31
AP Checks by Date - Detail by Check Date (4/23/2026 8:42 AM) Page 1
Check No
Vendor No
Vendor Name Check Date
Check Amount
Invoice No
Description Reference
Total for this ACH Check for Vendor 10594:
77.31
ACH
1363
WATER CONSERVATION SERVICES IN( 04/10/2026
150802
Leak Locate: 1910 Stowe
576.64
Total for this ACH Check for Vendor 1363:
576.64
ACH
4889
COMMUNITY FOOTWORKS 04/10/2026
04012026
March Footcare Clinic
436.80
Total for this ACH Check for Vendor 4889:
436.80
ACH
8032
PACE ANALYTICAL FIELD SVC INC 04/10/2026
26123766
March Drinking Water Survey
1,596.45
Total for this ACH Check for Vendor 8032:
1,596.45
ACH
ADVS
ADVANTAGE SIGNS & GRAPHICS INC 04/10/2026
V0226-253
Reflective Decal
58.50
Total for this ACH Check for Vendor ADVS:
58.50
ACH
ALPI
ALLEGRA PRINT & IMAGING INC 04/10/2026
179087
Business Cards -CA
166.94
Total for this ACH Check for Vendor ALPL•
166.94
ACH
FAST
FASTENAL 04/10/2026
MNSPR211637
Supplies
102.47
Total for this ACH Check for Vendor FAST:
102.47
ACH
FPTC
FLEXIBLE PIPE TOOLS AND EQUIPME 04/10/2026
32571
Cerrmanic Insert
61.00
Total for this ACH Check for Vendor FPTC:
61.00
54119
0131
BEISSWENGERS HOMETOWN HARDY 04/10/2026
132890/6
Supplies
9.16
3783/6
Supplies
177.93
3821/6
Supplies
11.99
3847/6
Supplies
29.97
3865/6
Supplies
77.97
3867/6
Credit
-5.00
3877/6
Supplies
30.55
Total for Check Number 54119:
332.57
54120
10593
HYDRAULIC SPECIALTY INC 04/10/2026
090007916805
Cylinder Repair
614.84
Total for Check Number 54120:
614.84
54121
0257
MINNESOTA DEPT OF HEALTH 04/10/2026
2026 #12839
Water Operator Renewal #12839-2026
23.00
Total for Check Number 54121:
23.00
54122
0422
MINNESOTA POLLUTION CONTROL A 04/10/2026
2026 SC-3223
Wastewater Certificate Renewal 2026 SC-3223
23.00
AP Checks by Date - Detail by Check Date (4/23/2026 8:42 AM) Page 2
Check No Vendor No
Invoice No
Vendor Name
Description
Check Date
Reference
Check Amount
Total for Check Number 54122:
23.00
54123 10597
RYAN COMPANIES US INC
04/10/2026
RBS 18477
Toilet Repair
599.54
Total for Check Number 54123:
599.54
54124 3099
TRI STATE BOBCAT INC-LITTLE
CANT 04/10/2026
A61530
Chain Saw and Case
232.29
A61587
Chain Saw Case
58.29
Total for Check Number 54124: 290.58
Total for 4/10/2026: 14,128.93
ACH 0189
GOPHER STATE ONE CALL
04/17/2026
6030188
Locates -March
Locates 49.95
6030188
Locates -March
Locates 49.95
6030188
Locates -March
Locates 49.95
Total for this ACH Check for Vendor 0189: 149.85
ACH
0220
MINNESOTA DEPT OF LABOR & INDU 04/17/2026
ABR0373818X
Pressure Vessel Inspection
25.00
Total for this ACH Check for Vendor 0220:
25.00
ACH
0285
XCEL ENERGY
04/17/2026
971245420
2/17-2026-3/18/2026
1,764.26
971245420
2/17-2026-3/18/2026
2,659.34
971245420
2/17-2026-3/18/2026
56.75
971245420
2/17-2026-3/18/2026
1,113.74
971245420
2/17-2026-3/18/2026
1,281.66
971245420
2/17-2026-3/18/2026
1,776.15
971245420
2/17-2026-3/18/2026
219.54
Total for this ACH Check for Vendor 0285:
8,871.44
ACH
0320
HEALTH PARTNERS INC
04/17/2026
009591042599
May Insurance
25,132.21
009591042599
May Insurance
1,302.43
Total for this ACH Check for Vendor 0320:
26,434.64
ACH
0706
CERTIFIED LABORATORIES
04/17/2026
9533776
Supplies -Aerosols
868.85
Total for this ACH Check for Vendor 0706:
868.85
ACH
0731
MIDWAY FORD
04/17/2026
652424
Service-22 Ford F250 50844
144.24
930832
parts
15.07
Total for this ACH Check for Vendor 0731:
159.31
ACH
0761
ELECTRIC PUMP LLC
04/17/2026
037974
LS 14 Service
875.25
Total for this ACH Check for Vendor 0761: 875.25
AP Checks by Date - Detail by Check Date (4/23/2026 8:42 AM) Page 3
Check No
Vendor No
Vendor Name
Check Date
Check Amount
Invoice No
Description
Reference
ACH
10476
TWIN CITIES COMMERCIAL CLEANEI 04/17/2026
04261886
Janitorial Service -April
1,660.75
Total for this ACH Check for Vendor 10476:
1,660.75
ACH
10497
CINTAS CORP
04/17/2026
4265495422
April Mats
116.25
5327922101
First Aid
140.01
5327922101
First Aid
202.43
Total for this ACH Check for Vendor 10497:
458.69
ACH
10523
METRO-INET
04/17/2026
3388
IT Support -April
11,242.00
3425
VPN License
255.00
3426
Microsoft 365
200.00
Total for this ACH Check for Vendor 10523:
11,697.00
ACH
2279
NORMS TIRE SALES INC
04/17/2026
99774
Tires Tilt Deck & Hot Patcher
674.40
Total for this ACH Check for Vendor 2279:
674.40
ACH
5173
BADGER METER
04/17/2026
80232468
Beacon & LTE Sery Units -March
916.04
Total for this ACH Check for Vendor 5173:
916.04
ACH
7025
ON SITE COMPANIES -OSSTC INC 04/17/2026
0002051117
Restrooms 4/11-5/8
353.00
Total for this ACH Check for Vendor 7025:
353.00
ACH
7501
KELLY & LEMMONS PA
04/17/2026
67511
March Prosecution
4,128.38
Total for this ACH Check for Vendor 7501:
4,128.38
ACH
FAST
FASTENAL
04/17/2026
NINSPR211761
Supplies
98.98
Total for this ACH Check for Vendor FAST:
98.98
ACH
FPTC
FLEXIBLE PIPE TOOLS AND EQUIPME 04/17/2026
32524
Camera Trailer
116.35
Total for this ACH Check for Vendor FPTC:
116.35
ACH
TOII
TOKLE INSPECTIONS INC
04/17/2026
040126
Electrical Inspections -March
376.88
Total for this ACH Check for Vendor TOII:
376.88
54125
0131
BEISSWENGERS HOMETOWN HARD)A 04/17/2026
3739/6
Supplies
11.13
3748/6
Supplies
51.96
3750/6
Supplies
31.08
3901/6
Supplies
29.99
3983/6
Supplies
39.99
Total for Check Number 54125: 164.15
AP Checks by Date - Detail by Check Date (4/23/2026 8:42 AM) Page 4
Check No
Vendor No
Vendor Name
Check Date
Check Amount
Invoice No
Description
Reference
54126
10483
CENTRAL PENSION FUND
04/17/2026
401333.0326
March Apprenticeship Fund
321.60
Total for Check Number 54126:
321.60
54127
1033
COMCAST
04/17/2026
101030.0426
Service 4/3-5/2
108.35
98681.0426
Service 4/5-5/4
111.52
Total for Check Number 54127:
219.87
54128
10244
COMCAST BUSINESS INC
04/17/2026
267892244
April Service
511.31
Total for Check Number 54128:
511.31
54129
10633
COMPANION ANIMAL CONTROL
04/17/2026
03-2026
Animal Control -March
275.00
Total for Check Number 54129:
275.00
54130
0841
EHLERS & ASSOCIATES INC.
04/17/2026
105784
TCAAP-March
568.75
Total for Check Number 54130: 568.75
54131
0390
INT'L UNION OPERATING ENGINEERS 04/17/2026
1200.0426
April Dues
280.00
Total for Check Number 54131:
280.00
54132
10596
LB CARLSON LLP
04/17/2026
255175
2025 Audit Services
1,053.00
255175
2025 Audit Services
932.00
255175
2025 Audit Services
932.00
255175
2025 Audit Services
489.00
255175
2025 Audit Services
932.00
255175
2025 Audit Services
932.00
Total for Check Number 54132:
5,270.00
54133
10486
MINNESOTA METRO NORTH TOURIST\ 04/17/2026
041326
SpringHill Suites March 2026 Lodging Tax
8,786.62
Total for Check Number 54133:
8,786.62
54134
DEED
MINNESOTAUI
04/17/2026
19402060
Q 12026 Unemployment Benefits
144.39
Total for Check Number 54134:
144.39
54135
10610
OUVERSON SEWER & WATER
04/17/2026
903655
Met Council I/I-1313 Karth Lake Cr
3,625.00
903676
Met Council I/I-1745 Crystal Ave
5,000.00
Total for Check Number 54135:
8,625.00
54136
AR-PRAI
PRAIRIE HOMES
04/17/2026
PC 2025-00411
Escrow Refund PC 2025-00411 1562 McClung
I
500.00
Total for Check Number 54136:
500.00
54137
1074
PRECISION LANDSCAPE & TREE INC
04/17/2026
AP Checks by Date - Detail by Check Date (4/23/2026 8:42 AM)
Page 5
Check No
Vendor No
Vendor Name
Check Date
Check Amount
Invoice No
Description
Reference
90383
Tree Removal 1335 Ingerson Rd
1,800.00
91312
Tree Removal509 Colleen Ave
945.00
Total for Check Number 54137:
2,745.00
54138
10566
PULSE ELECTRIC INC
04/17/2026
4061
Lift Switch
1,225.00
Total for Check Number 54138:
1,225.00
54139
6748
RELIANCE STANDARD
04/17/2026
04-26
MNL 1320001211
962.28
04-26
MNL 1320001211
1,290.33
Total for Check Number 54139:
2,252.61
54140
0335
SCHERER BROS LUMBER CO
04/17/2026
966870
supplies
185.88
Total for Check Number 54140:
185.88
54141
5576
SCHINDLER ELEVATOR CORP
04/17/2026
4626282395
Elevator Service 3/24/26
913.58
Total for Check Number 54141:
913.58
54142
10635
STEVEN TOKLE INSPECTIONS INC
04/17/2026
040126
Electrical Inspections -March
2,233.60
Total for Check Number 54142:
2,233.60
54143
3099
TRI STATE BOBCAT INC-LITTLE CANS 04/17/2026
A61529
Turfinaster
4,185.30
543133
Wacker
4,299.00
Total for Check Number 54143:
8,484.30
54144
1161
VALLEY -RICH CO INC
04/17/2026
35471
1917 Stowe Ave
10,393.61
Total for Check Number 54144:
10,393.61
54145
10568
VERIZON CONNECT
04/17/2026
631000082904
March Service
334.95
Total for Check Number 54145:
334.95
54146
1557
VIA ACTUARIAL SOLUTIONS
04/17/2026
ADH-2026-03
GASB 75- FYE 2025
150.00
ADH-2026-03
GASB 75- FYE 2025
150.00
ADH-2026-03
GASB 75- FYE 2025
150.00
ADH-2026-03
GASB 75- FYE 2025
150.00
ADH-2026-03
GASB 75- FYE 2025
150.00
Total for Check Number 54146:
Total for 4/17/2026:
750.00
113,050.03
AP Checks by Date - Detail by Check Date (4/23/2026 8:42 AM)
Page 6
Check No Vendor No Vendor Name Check Date Check Amount
Invoice No Description Reference
Report Total (61 checks): 127,178.96
AP Checks by Date - Detail by Check Date (4/23/2026 8:42 AM) Page 7
CONSENT ITEM - 8B
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: Joua Yang, Finance Director
SUBJECT: 2027 Budget Calendar
Budgeted Amount: Actual Amount: Funding Source:
N/A N/A N/A
Council Should Consider
Motion to approve, table or deny the following:
• 2027 Budget Calendar
Background
Staff is beginning the process of developing a preliminary 2027 Budget. As we proceed forward
and take the necessary steps, staff will be asking for general direction and guidance from the
Council during its July work session.
Discussion
In order to officially start the budget process, a budget calendar needs to be approved by the
Council. The draft budget calendar is attached for Council review and approval.
Budget Impact
None.
Attachments
Attachment A: 2027 Budget Calendar
Page 1 of 1
CITY OF HILLS Attachment A
2027 BUDGETGETCALENDAR
April 27, 2026 City Council Approval of Budget Calendar.
April — May Department Heads Prepare 2027-2031 CIP requests and background material.
May 22, 2026 Department Heads Submit CIP Requests to Finance Department.
May Forms Distributed to all Department Heads for 2027 Operating Budget.
June City Administrator and Finance Director review Department.
CIP Requests and confer with Departments.
June 2027-2031 CIP is drafted and distributed to City Council for review.
June Department Heads Prepare Budgets and Background Material.
June 19, 2026 Department Heads Submit Budget Requests to Finance Department.
July 13, 2026
City Council Work Session to discuss 2027 Operating Budget parameters and
2027-2031 CIP.
July
City Administrator and Finance Director review Department Budgets and Confer
with Departments.
ust
Finance Department completes Preliminary nary R� ue Estimates.
W
August
City Administrator Budget is drafted for Presentation to Council at Work Session
and distributed to Council for review.
August & September
City Council Work Sessions to discuss Preliminary 2027 Budget.
September
City Administrator's recommended Preliminary 2027 Budget distributed to
the City Council.
e temb City Council adopts the Preliminary 2026 Property Tax Lev (Pa able 2027).
September Council Certifies date for public (TNT) hearing and continuation hearing (if
necessary) to county.
September Finance Director submits preliminary 2026 Property Tax Levy (Payable 2027) to
County for certification.
October through City Council Work Sessions as needed.
November
Mid -November Truth in Taxation Notices and Public Hearings Schedule distributed by County.
Early December Public Hearing for Budget and Levy consideration.
Mid -December Continuation Hearing, Approval of Budget and Certification of Property Tax Levy
For submission to County.
Late December Finance Director Submits Final Levy to County and prepares Final
Budget Document.
MEMORANDUM
DATE: April 27, 2026
CONSENT ITEM - 8C
TO: Honorable Mayor and City Councilmembers
FROM: Jessica Jagoe, City Administrator
SUBJECT: 2025-2027 Collective Bargaining Agreement Amendment — IUOE 49
Budgeted Amount: Estimated Amount: Funding Source:
N/A N/A N/A
Council Should Consider
Motions to approve, table, or deny the following:
• 2025-2027 Collective Bargaining Agreement Amendment with the International
Union of Operating Engineers Local 49, effective May 1, 2026.
Background
On December 161h, 2024, the City Council approved the 2025-2027 Collective Bargaining
Agreement (CBA) with the International Union of Operating Engineers (IUOE) Local 49. In this
agreement, Article XXX and the Memorandum of Understanding (MOU) include the terms related
to Central Pension Fund participation.
The Union members have requested to increase their hourly contribution amount from $3.00 to
$3.90 effective May 1, 2026. Minnesota Statute§ 356.24, Subd. 1(10) expressly authorizes the
Employer to contribute public funds to the Central Pension Fund as a supplemental pension plan
for the employees of a governmental subdivision who are covered by a collective bargaining
agreement that provides for such coverage. The MOU within the CBA specifies that the
employee's wage is reduced by the contribution rate. This change has no budget impact since
it is the employee -elected amount that is funding the pension plan. It should be noted that the
Union members requested an increase from the original amount of $2.40 to the current
contribution amount of $3.00, which was approved by the City Council on February 10, 2025.
Page 1 of 2
The IUOE Local 49 Business Representative has indicated acceptance of the tentative agreement
with the proposed amendment, as it was initiated by the Union members. Staff has provided a
draft redlined of Article XXX of the 2025-27 CBA with the changes as reflected above in
Attachment A.
Budget Impact
This change has no budget impact since it is the employee contribution amount.
Attachments
Attachment A: Proposed Article XXX of 2025-27 CBA Amendment — Redlines
Attachment B: Proposed Article XXX of 2025-27 CBA Amendment - Clean
Page 2 of 2
Attachment A
LABOR AGREEMENT BETWEEN
THE CITY OF ARDEN HILLS AND
INTERNATIONAL UNION OF OPERATING ENGINEERS LOCAL NO. 49
JANUARY 1, 2025 THROUGH DECEMBER 31, 2027
AS AMENDED ON NOVEMBER 24, 2025APRIL 27, 2026
ARTICLE XXX - CENTRAL PENSION FUND
The City of Arden Hills agrees to participate in the Central Pension Fund of the International Union of
Operating Engineers and Participating Employers ("Central Pension Fund") in accordance with the
terms of the Restated Agreement and Declaration Trust of the Central Pension, the Plan of Benefits,
and this Memorandum of Understanding.
1. Minnesota Statute§ 356.24, Subd. 1(10) expressly authorizes the Employer to contribute public
funds to the Central Pension Fund as a supplemental pension plan for the employees of a
governmental subdivision who are covered by a collective bargaining agreement that
provides for such coverage.
2. Sections 4.1 of the Restated Agreement and Declaration of Trust of the Central Pension
Fund and 13.01 of the Plan of Benefits only permits Employer Contributions to the Fund.
3. The Parties agree that the agreed upon Employer contribution amount that would
otherwise be paid in salary or wages will be contributed instead to the CPF as a pre-tax
Employer contribution. Contributions from the Employer will not be funded from any
other source unless agreed upon by the parties.
4. The hourly contribution rate will be applied to every hour compensated (i.e. hours
worked, vacation, holiday and sick time) except for overtime hours worked. The
Employer shall remit this contribution directly to the Central Pension Fund at P.O. Box
418433 Boston, MA 02241-8433.
5. A contribution of $3.9000 per straight time hours compensated prevents annual Central
Pension Fund contributions on behalf of eligible Employees from exceeding $10,000.00 in
a year and therefore complies with the limitations set forth under Minnesota Statute,
§356.24, Subd. 1(10) as amended.
6. For purposes of determining future wage rates, the Employer shall first restore the
amount of the Employer Contribution, which is currently the CPF contribution rate of
$3.9000 per hour, then apply the applicable wage multiplier, then reduce the revised wage
by the Central Pension Fund contribution rate.
7. For purposes of calculating overtime compensation, the Employer shall first restore
the amount of the Employer Contribution $3.9000 then apply the applicable 1.5 wage
multiplier required under the Fair Labor Standards Act (FLSA) and the Collective
Bargaining Agreement, then pay the resulting amount for overtime worked.
8. The Parties agree that the Public Employees Retirement Association (PERA) interprets
Employer contributions to the Central Pension Fund as being included in determining
"salary" for the purposes of the public pension.
9. The parties agree to abide by the terms and conditions of the Restated Agreement and
Declaration of Trust and the Plan of Benefits of the Central Pension Fund.
10. Effective January 1, 2022, the contribution rate equals $2.40 and as amended effective
February 10, 2025, equals $3.9000 per straight time hour compensated.
11. Members, by majority vote, may change the contribution rate at any time during the
life of the Collective Bargaining Agreement. The Union and Employer will work
together to implement member approved changes as soon as is practicable.
ARTICLE XXI - DURATION
This AGREEMENT shall be effective as of the date of its signing and shall remain in full force and
effect January 1, 2025 through December 31, 2027. It shall continue in full force and effect from
year-to-year, unless terminated or renegotiated in the manner provided by the Public Employment
Labor Relations Act of 1971 as amended.
IN WITNESS WHEREOF, the parties hereto have executed this AGREEMENT on this day
of April, 2026.
CITY OF ARDEN HILLS
By: _
Mayor
INTERNATIONAL UNION OF OPERATING
ENGINEERS, LOCAL No. 49
Ryan Davies, Business Manager
City Administrator Ron Boesel, Business Representative
Union Steward
Attachment B
LABOR AGREEMENT BETWEEN
THE CITY OF ARDEN HILLS AND
INTERNATIONAL UNION OF OPERATING ENGINEERS LOCAL NO. 49
JANUARY 1, 2025 THROUGH DECEMBER 31, 2027
AS AMENDED ON APRIL 27, 2026
ARTICLE XXX - CENTRAL PENSION FUND
The City of Arden Hills agrees to participate in the Central Pension Fund of the International Union of
Operating Engineers and Participating Employers ("Central Pension Fund") in accordance with the
terms of the Restated Agreement and Declaration Trust of the Central Pension, the Plan of Benefits,
and this Memorandum of Understanding.
1. Minnesota Statute§ 356.24, Subd. 1(10) expressly authorizes the Employer to contribute public
funds to the Central Pension Fund as a supplemental pension plan for the employees of a
governmental subdivision who are covered by a collective bargaining agreement that
provides for such coverage.
2. Sections 4.1 of the Restated Agreement and Declaration of Trust of the Central Pension
Fund and 13.01 of the Plan of Benefits only permits Employer Contributions to the Fund.
3. The Parties agree that the agreed upon Employer contribution amount that would
otherwise be paid in salary or wages will be contributed instead to the CPF as a pre-tax
Employer contribution. Contributions from the Employer will not be funded from any
other source unless agreed upon by the parties.
4. The hourly contribution rate will be applied to every hour compensated (i.e. hours
worked, vacation, holiday and sick time) except for overtime hours worked. The
Employer shall remit this contribution directly to the Central Pension Fund at P.O. Box
418433 Boston, MA 02241-8433.
5. A contribution of $3.90 per straight time hours compensated prevents annual. Central
Pension Fund contributions on behalf of eligible Employees from exceeding $10,000.00 in
a year and therefore complies with the limitations set forth under Minnesota Statute,
§356.24, Subd. 1(10) as amended.
6. For purposes of determining future wage rates, the Employer shall first restore the
amount of the Employer Contribution, which is currently the CPF contribution rate of
$3.90 per hour, then apply the applicable wage multiplier, then reduce the revised wage
by the Central Pension Fund contribution rate.
7. For purposes of calculating overtime compensation, the Employer shall first restore
the amount of the Employer Contribution $3.90 then apply the applicable 1.5 wage
multiplier required under the Fair Labor Standards Act (FLSA) and the Collective
Bargaining Agreement, then pay the resulting amount for overtime worked.
8. The Parties agree that the Public Employees Retirement Association (PERA) interprets
Employer contributions to the Central Pension Fund as being included in determining
"salary" for the purposes of the public pension.
9. The parties agree to abide by the terms and conditions of the Restated Agreement and
Declaration of Trust and the Plan of Benefits of the Central Pension Fund.
10. Effective January 1, 2022, the contribution rate equals $2.40 and as amended effective
February 10, 2025, equals $3.90 per straight time hour compensated.
11. Members, by majority vote, may change the contribution rate at any time during the
life of the Collective Bargaining Agreement. The Union and Employer will work
together to implement member approved changes as soon as is practicable.
ARTICLE XXI - DURATION
This AGREEMENT shall be effective as of the date of its signing and shall remain in full force and
effect January 1, 2025 through December 31, 2027. It shall continue in full force and effect from
year-to-year, unless terminated or renegotiated in the manner provided by the Public Employment
Labor Relations Act of 1971 as amended.
IN WITNESS WHEREOF, the parties hereto have executed this AGREEMENT on this day
of April, 2026.
CITY OF ARDEN HILLS
By: _
Mayor
Lo
INTERNATIONAL UNION OF OPERATING
ENGINEERS, LOCAL No. 49
Ryan Davies, Business Manager
City Administrator Ron Boesel, Business Representative
Union Steward
CONSENT ITEM - 8D
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
FROM: Jessica Jagoe, City Administrator
SUBJECT: Hiring of Building and Code Enforcement Inspector
Budgeted Amount: Actual Amount: Funding Source:
$104,586 $40,820 General Fund
(Salary & Benefits, Full Year) (Salary Only, Half Year)
Council Should Consider
Motions to approve, table, or deny the following:
• The hiring of Isaac Davis to the position of Building and Code Enforcement Inspector at
Grade 12, Step 1, and at Year 0 on the PTO scale.
Discussion
The City Council authorized staff to post for a building and code enforcement inspector position at
their March 9, 2026 meeting. The City received a total of 13 applications and brought forward 8
candidates for a first round interview (only 7 were interviewed due to one candidate being a no-show
for their interview). Staff subsequently conducted a second interview with three candidates and it was
determined Isaac Davis is the best candidate for the position. He has been extended a conditional
offer letter that is pending Council approval. Isaac brings construction experience to this position as a
general contractor as well as assisting with nuisance and fire code related inspections while with the
St. Anthony Fire Department.
Budget Impact
This role is currently budgeted for and this hiring will not adversely affect the budget.
Attachment
N/A
Page 1 of I
CONSENT ITEM - 8E
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: Jen Estling, Deputy Clerk
SUBJECT: Authorizing Purchase of Residential Recycling Carts from Cascade Engineering
Budgeted Amount: Estimated Amount: Funding Source:
$20,000 Grant Award $100,000 Ramsey County PEIG
Council Should Consider
Motions to approve, table, or deny the following:
• Authorizing purchase of residential recycling carts from Cascade Engineering
Background
Ramsey County provides financial assistance to public entities for the purpose of creating and
implementing innovative programs to increase source reduction and residential recycling efforts,
initiate residential organic management programs, expand public space recycling and address
bulky waste management through the Public Entity Innovation Grant (PEIG). Eligible applicants
include municipalities, Independent School Districts, park boards, watershed districts, libraries
and other public entities in Ramsey County.
The City has been awarded PEIG funds in the amount of $100,000 to purchase recycling carts.
Per the City's Purchasing Policy, Staff received quotes from three vendors; Cascade
Engineering, Toter, and Rehrig Pacific Company. We asked for pricing on a full trailer with 3/4
of the delivery being 64-gallon carts and 1/4 being 96-gallon carts. Following a review of the
submitted quotes, Cascade Engineering is the most cost-effective option, maintaining the lowest
average unit price.
Page 1 of 2
Cascade Engineering
Size
Quantity
Avg Price Per Cart
Total
64 Gal I on
550
$ 45.99
$25, 294.50
96 Gal I on
190
$ 50.99
$ 9,688.10
740
Shi p p i ng
$ 1,995.00
$36,977.60
Rehrig Pacific Company
Size
Quantity
A/g Price Per Cart
Total
65Gallon
468
$ 52.30
$24,476.40
95 Gal I on
182
$ 56.59
$10,299.38
650
chipping
$ 1,500.00
$36,275.78
Toter
Size
Quantity
Avg Price Per Cart
Total
64Gallon
648
$ 54.50
$35,316.00
96 Gal I on
156
$ 61.00
$ 9,516.00
804
9iipping
$ 4,325.59
$49,157.59
Cascade Engineering is the same vendor we purchased the City's original municipal recycling
cart inventory from and they have a product warranty. Per our contract with Walters Recycling
and Refuse, they will serve as the City's agent for purposes of implementing cart warranty
service and replacements. Moreover, Cascade is the only vendor with a buy-back program. At
the end of their useful life, carts can be returned to Cascade to be recycled, processed and
manufactured into new carts. Cascade will buy back carts for the price of scrap polyethylene at
the time.
Walters has confirmed they have the storage space to accommodate cart fulfillment through the
grant funds. Staff recommends purchasing one full trailer from Cascade Engineering now and a
second full trailer before the grant term ends.
Budget Impact
The grant will cover up to $100,000 of the cost to acquire municipal recycling carts. The 2026
budget allocated $20,000 for recycling carts.
On April 13, 2026 Council directed Staff to complete a budget amendment to recognize
$100,000 in grant revenue and increase expenditures by $80,000, bringing the total project
capital outlay to $100,000. This action resulted in a $20,000 net positive impact on the Recycling
Fund's ending fund balance.
Attachments
Attachment A: Cascade Engineering quote
Page 2 of 2
CASCADE ENGINEERING
e.AscADE 5050 33rd Street SE
GRAND RAPIDS, MI 49512-2068
United States 616-975-4800
Attachment A
Quote Number Rev
Q45791 1 1 3/4/2026 4/10/2026 4/30/2026
Sold To Ship To Purchase Order
MU54381 MU54381 QUOTE
Sales Quote
Sold To
Ship To
CITY OF ARDEN HILLS
CITY OF ARDEN HILLS
ATTN: RYAN STREFF
ATTN: RYAN STREFF
1425 KIRKWOLD DR.
1425 KIRKWOLD DR.
ARDEN HILLS, MN 55112
ARDEN HILLS, MN 55112
United States
United States
Attention
Attention
Salesperson REGION #23-LAURIE SCHREINER Email: laurie.schreiner@cascadeng.com Phone: (612) 616-5089
Ship Via TL FOB Point ARDEN HILLS, MN
Remarks SOURCEWELL 120324-CEI Currency USD
Ln Item Number Due Date Qty Quoted Qty to Release
1 6490487 550.0 EA 550.0 EA
CART 64 BLK/CITY ARDEN HILLS/LID GRN MOSS/HS/NM
2 9696426-11-10STK 190.0 EA 190.0 EA
CART 96 BLK/ARDEN HILLS/ LID GRN MOSS/HS
QUOTE SUMMARY
Currency USD
Price Extended Price
45.99 25,294.50
50.99 9,688.10
Line Total
Shipping
Taxable -Shipping
Total Tax
Total
All sale transactions are subject to Cascade Cart Solutions, a Cascade Engineering Company, Standard Terms and
Conditions of Sale, published on our website https://www.cascadeng.com/sites/default/files/cascade-engineering-terms
and -con d itio ns-of-sa le_0. pdf
34,982.60
1,995.00
0.00
0.00
0.00
36,977.60
4/10/2026 1 / 1 2:05:09 PM
C
CASCADE
engineering
CASCADE CART SOLUTIONS PRODUCT WARRANTY
Cascade Cart Solutions, a division of Cascade Engineering, Inc. ("Cascade") warrants that the
products listed below shall be free from defects in materials and workmanship for the applicable
period. This warranty does not cover negligence, abuse or normal wear and tear, which include
but are not limited to the examples provided below. This warranty shall be voided by any
alterations, modifications, or unauthorized repairs to the product(s); or, as a result of any abuse,
neglect, misuse or the resale of the products.
Purchaser must make all warranty claims within the applicable period. Cascade shall, at its
option, repair or replace such defective product(s) or part(s) thereof, or refund the purchase
price of the product(s). Repairedor replaced product(s) or part(s) are warranted for the balance
of the original warranty period of the original product(s) or part(s). Purchaser shall be
responsible for any labor costs incurred to install replacement parts and reassembly, if required.
Replacement products and/or parts provided under this warranty are guaranteed only for the
remaining period of the original warranty.
Cascade reserves the right to inspect in person, or request photos, to verify the existence of a
covered defect. Purchaser shall promptly notify Cascade of any failures under this warranty by
completing a warranty request form, which is available at www.cascadecartsolutions.com.
THIS LIMITED WARRANTY IS GIVEN ONLY TO THE ORIGINAL PURCHASER; IT MAY NOT
BE TRANSFERRED OR ASSIGNED AND DOES NOT EXTEND TO ANY SUBSEQUENT
PURCHASER OR TRANSFEREE OF THE PRODUCT(S). THIS WARRANTY IS IN LIEU OF
ANY OTHER WARRANTY, EXPRESSED OR IMPLIED, INCLUDING BUT NOT LIMITED TO
ANY IMPLIED WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR
PURPOSE. WITHOUT LIMITATION TO THE FOREGOING, CASCADE SHALL NOT UNDER
ANY CIRCUMSTANCES BE LIABLE TO PURCHASER OR ANY THIRD PARTY FOR ANY
SPECIAL, INCIDENTAL, OR CONSEQUENTIAL DAMAGES BASED UPON BREACH OF
WARRANTY, BREACH OF CONTRACT, NEGLIGENCE, STRICT TORT, OR ANY OTHER
LEGAL THEORY.
EXAMPLES OF NORMAL WEAR AND TEAR (including but not limited to):
• Scratches, cuts or scores from any source.
• Accumulation of dirt or any other similar substance.
• Normal deterioration of metal parts during services.
• Normal discoloration due to atmospheric exposure or water conditions.
• Appearance of rust on steel parts.
• Damage caused by rodents, squirrels or other wildlife/animals.
EXAMPLES OF NEGLIGENT OR ABUSIVE USE (including but not limited to):
• Exposure to heat which may result in burns, scorches, melting.
• Exposure to chemicals such as solvents, petrochemicals, paints, or acids.
• Major impacts such as being hit by a vehicle.
www.cascadecartsolutions.com
C
CASCADE
engineering
Improper storage such as storage in stacks, on lids, near heat or chemicals, outside
uncovered withoutlid on, or in any area where damage may occur.
• Improper handling such as dropping cart stacks off delivery trucks, dragging over rough
surfaces, stacking with wheels on, forcing through narrow openings, allowing packer
mechanism to hit cartduring dumping cycle.
• Improper handling by automated arms such as any scratches, cuts, creases, scores,
cracks or breaks from a maladjusted automated lift arm or semi -automated dumper,
including squeezing lid with armand dropping cart into packer or possible wheel/axle
damage and including excessive lift speed including any lift speed faster than six
seconds for full lift -dump -down cycle.
• Failure to properly open or secure lids when emptying, handling or moving carts.
• Improper use such as any use other than for storage, transport, and dumping normal
single unit residential solid wastes and curbside recyclables collection, including such
improper use as: construction, industrial, landscaping, liquid storage/transport, bulk
solids storage/transport, recreational, commercial, food service and institutional
applications.
WARRANTY PERIODS AND OTHER PRODUCT -SPECIFIC DETAILS
STANDARD CARTS: Ten (10) years from the date of shipment to Purchaser. Specifically
excluded are carts: used as crew carts; dumped manually or with mechanical lifting/dumping
devices that do not meet ANSI requirements; or used for any purpose other than residential
solid waste and curbside recyclables collection.
BASIC BLACK CARTS: Three (3) years from the date of shipment to Purchaser. Basic Black
Carts are also warranted against insufficient resistance to weathering while in normal use. For
purposes of this warranty, "normal use" is considered to be the collection of residential solid
waste in conjunction with an approved semi -automated or fully automated mechanical lifting
device. If a dumping device other than one approved by Cascade is to be used for semi -
automated or fully automated dumping, written approval of that brand andspecific model of
dumping device must be obtained from Cascade prior to use. Adjustments or modifications may
be required for approval.
POLY DURA KAN REFUSE CONTAINERS: Three (3) years from the date of shipment to
Purchaser. Specifically excluded are any attached hardware, lids or casters. At temperatures
reaching -20F or below, precautions andrestrictions should be taken on containers during lifting
and/or dumping because the material becomes brittle, which could create breakage and
possible voiding of warranty.
CURBSIDE RECYCLING CONTAINERS: Five (5) years from the date of manufacture.
GRAVITY LOCKS: Five (5) years from the date of shipment. If Cascade chooses to replace the
gravity lock andthe original type is no longer available, a comparable gravity lock will be
provided instead.
www.cascadecartsolutions.com
BUY BACK PROGRAM
4CASCADE
cart solutions
a cascade engineering company
As one of the largest Certified B Corps in the world, the Cascade Engineering Family of Companies is
dedicated to the triple bottom line. At our core, we believe that business can have a profound and positive
impact socially, environmentally, and financially. Finding something good to do is not merely a cliche or
catch phrase, it is a driving force behind all we do. Within Cascade Cart Solutions, we apply this by taking
responsibility for the containers we produce.
BUY BACK: EXTENDED PRODUCER RESPONSIBILITY
Cascade Cart Solutions certifies that all Cascade carts are recyclable. At the end of the cart's useful life,
Cascade will buy back the cart per the price of scrap polyethylene at the time. Please remove all hardware and
wheels from the cart, and save for future replacement part needs. Embedded refuse must be removed from the
containers; the carts should be cleaned and stacked in preparation for transport. Cascade will arrange for
pick-up and transport to the recycling facility. Cascade will also accept other HDPE injection molded carts and
bins for this program.
CART RECYCLING: CLOSING THE LOOP
Recycled plastic comes full circle.
Cascade Cart Solutions helps haulers and municipalities reduce their environmental footprint by manufacturing
curbside carts for solid waste collection, and recovering and recycling those carts at the end of their useful
lives. As a triple bottom line company, our vision is to enable our customers to reach zero waste not only in the
recovery of materials, but also in their business operations. This includes retrieval of used carts to upcycle them
into new products.
Cascade carts offer exceptional durability, improve collection efficiency, and maximize landfill diversion - all
while being 100% recyclable. At the end of their useful life, carts can be returned to Cascade to be recycled,
processed, and manufactured into new carts that will be rolled to curbs across the country - closing the loop
on plastics recycling.
For more information contact your Regional Sales Manager or 800.968.2278.
RECOVER & RECYCLE
ro■-i�
•®RECYCLINOP
* 1�
ASSEMBLE & USE kv SHRED & PROCESS
IIIIIIIIIIIII
�l
PURCHASE & SHIP 11 MOLD & MANUFACTURE
CONSENT ITEM - 8F
-AX�EN HILLS
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: Julie Hanson, Assistant to the City Administrator/City Clerk
SUBJECT: Resignation of Kate Olson from the Parks, Trails, and Recreation Committee (PTRC)
Budgeted Amount: Actual Amount: Funding Source:
N/A N/A N/A
Council Should Consider
Motions to approve, table, or deny the following:
• Acceptance of Resignation of Kate Olson from the Parks, Trails, and Recreation
Committee (PTRC)
Background/Discussion
On April 15, 2026 Committee member Kate Olson submitted her resignation from the PTRC. The
City would like to recognize and thank Ms. Olson for her service to the residents of Arden Hills.
Budget Impact
N/A
Attachments
N/A
Page 1 of 1
CONSENT ITEM - 8G
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: Julie Hanson, Assistant to the City Administrator/City Clerk
SUBJECT: Resolution Appointing Clara Bitzer to the Parks, Trails and Recreation
Committee (PTRC)
Budgeted Amount: Actual Amount: Funding Source:
Council Should Consider
Motions to approve, table, or deny the following:
• Resolution 2026-025 Appointing Clara Bitzer to the Parks, Trails and Recreation
Committee (PTRC)
Backaround/Discussion
Clara Bitzer applied to serve as a member of the PTRC. Jess Skalicky, Parks and Recreation
Manager; SJ Julius, PTRC Chair; and Liz Johnson, PTRC member, conducted the interview.
Staff recommends appointing Clara Bitzer to the PTRC for a term ending December 31, 2028.
Attachment
Attachment A: Resolution 2026-025
Page l of 1
-dd
Qresent-�
4�
QaS ^P
Attachment A
b
NON
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION NO.2026-025
A RESOLUTION APPOINTING CLARA BITZER
TO THE PARKS, TRAILS AND RECREATION COMMITTEE (PTRC)
FOR A TERM EXPIRING DECEMBER 31, 2028
WHEREAS, the City Council appoints residents to serve in an advisory capacity to the
various Commissions or Committees; and
WHEREAS, the Parks, Trails and Recreation Committee (PTRC) currently has openings
for membership on the committee.
THEREFORE, BE IT RESOLVED that the Arden Hills City Council appoints Clara
Bitzer to serve on the PTRC with terms ending December 31, 2028.
ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN HILLS THIS
27TH DAY OF APRIL 2026.
David Grant, Mayor
ATTEST:
Julie Hanson, City Clerk
To view the final document, access adopted Resolutions via Arden Hills Public Laserfiche Weblink by visiting
cityofardenhills.org and clicking on Archived Documents under Helpful Links on our main webpage.
CONSENT ITEM - 8H
75 Years
lu 11111 Eel tIA-1011111u I
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: David Swearingen, P.E. Public Works Director / City Engineer
SUBJECT: Storm Sewer Rehabilitation Project — Professional Services Agreement with I & S
Group, Inc.
Budgeted Amount: Actual Amount: Funding Source:
$105,350 $21,500 General & Utility Funds
Council Should Consider
Motions to approve, table, or deny the following:
• Professional Engineering Services Proposal from I & S Group, Inc, for the Chatham
Trail Area + Miscellaneous Storm Sewer Improvements in the amount not -to -exceed
$21,500.
Backi!round/Discussion
Within the 2026 Public Works Maintenance Plan (PWMP), staff has identified several areas that
are in need of rehabilitation related to storm sewer. Attachment A consists of pages 28-30 and 32
of the 2026 PWMP showing the failing infrastructure around the Chatham Trails and the
Valentine Crest neighborhood. There is also a collapsed culvert in the Thom Drive/Court area
that needs to be addressed.
The rehabilitation work is beyond typical maintenance repairs and will require designed plans
and specifications to be competitively bid. City staff coordinated with I & S Group (ISG) to
provide a proposal for professional services provided as Attachment B.
Page 1 of 2
City Staff recommends the City Council approve the professional services proposal in the
amount not -to -exceed of $21,500 with ISG to begin with the project.
Budget Impact
The total budget for engineering services is $105,350 for 2026, which is divided between the
General Fund and all Utility Funds.
Attachments
Attachment A — 2026 PWMP repair maps
Attachment B — ISG Proposal
Page 2 of 2
Attachment A
Televise the storm line within the south ROW of Red Fox Rd at International Paper. There is currently
a visible sink hole (shown below) over the storm pipe. Coordinate repair of the pipe and backfill the
sink hole.
X2
Investigate Arden Manor Park Drainage to MnDOT ROW 20 FTE labor hours required; 2 FTEs
required; high priority.
Locate and clear any debris from the outlet near MnDOT ROW/discharge area from Arden Manor. The
goal is to promote drainage with routine maintenance, if possible.
Culvert Rehabilitation at Chatham Open Space
Through inspections, Public Works has identified four culverts within the Chatham Open Space that
need rehabilitation. Below are the details for the maintenance project. ** All the locations will be
contracted as one project.**
Repair and clean weir; clean out culvert of debris; replace riprap and fabric; remove trees, debris, and delta of
sediment.1
Last edited by Lu—Miller6 on 2/26/2024, 1:41 PM.
28
Repair and clean weir; clean the culvert of debris; replace riprap and fabric; remove trees, debris, and delta of
sediment.
Last edged by Lucas.Miller6 on 2/26/2024, 1:39 PM.
Excavate to expose the FES for a buried 12" pipe. Clean the pipe and install new fabric/ rip rap.
Last ed,ted by Lucas.Miller6 on 2/26/2024, 2:03 PM.
29
Sleeve with new plastic pipe extend new pipe by 10 feet at both ends, install aprons and rip rap,
and stabilize the slope. Currently a 36" corrugated pipe, has holes in the bottom. Patch the trail
over the excavation as needed.
Inspection notes- Repair collapsed retaining wall; clean out culvert of debris; replace riprap and fabric; replace
entire pipe which is rotted out; rebuild trail.
Last edited by Lucas.Miller6 on 2/26/2024,1:32 PM.
Carryover Projects from 2025 (Priority scheduling for spring/early summer for these projects)
PW will review the missing SAFL baffle within the CB on Glenview Ave that discharges to Valentine
Park. (Carryover from 2024) 20 FTE labor hours required; 2 FTEs required; high priority.
30
✓ ✓ ✓ zo �, 1
✓ JAN,Er C; r
o� ok Y ,E
p�— ]tin�]n�, k 2025 Contract iN - W
JP
R inr tre �rC oficw ok U-
y kRole
�c doSho�s=_s
outh side of LVR will b dealt with by the ❑ - 2
^aRF on Ne Trail COnsWCUOn /�
• an] arc - `"
„1 a.] iC'IaaJ L E
.�\,Th� PW Storm Sewer Maint - 2023
v�.
Storm Structure Repair 20 FTE labor hours required; 2 FTEs required; low priority.
The map below outlines a project related to the 2024 PM that PW was unable to complete in 2024.
The structure highlighted is a possible contractor project that would be coordinated through PW.
32
Attachment B
April 10, 2026
David Swearingen, PE
Public Works Director/City Engineer
City of Arden Hills, Minnesota
1245 W Highway 96
Arden Hills, MN 55112
651-792-7847
dswearingen@cityofardenhills.org
RE: Professional Engineering Services Proposal
Chatham Trail Area + Miscellaneous Storm Sewer Improvements
Dear David,
Following our recent site meeting, I & S Group, Inc. (ISG) is pleased to provide this proposal to assist the City of Arden Hills with
preparation of plans and specifications for storm sewer improvements in the Chatham Trails area along with several additional
maintenance -related drainage repairs identified within the Public Works Annual Maintenance Plan.
The intent of this effort is to bundle multiple localized drainage repairs into a single construction contract to improve bidding
efficiency, reduce administrative effort, and address known system deficiencies in a cost-effective manner.
Improvements focus on restoring drainage function, stabilizing outlets, replacing failing pipe segments, and reducing ongoing
maintenance needs.
SCOPE OF SERVICES
Task 1 - Project Coordination and Field Review
ISG will review available record drawings, televising information, and observations from the recent site visit to confirm project
limits and develop practical repair approaches.
Coordination with City staff will ensure improvements align with maintenance priorities and available funding.
Task 2 - Preliminary Design
ISG will prepare plan sheets and quantity calculations for the scope of work on Chatham Trails area improvements along with
the following maintenance locations:
Chatham Trails Area
• Topographic survey of trail area from cul de sac to about 100 ft west of the culvert.
• Targeted storm sewer and drainage improvements identified by Public Works staff
• Repair or replacement of failing storm culvert.
• Review and design of replacement steps along existing trail.
• Spot grading to improve drainage conveyance
• Restoration as needed following improvements
Near 4109 Valentine Crest
• Remove accumulated sediment upstream of structure
• Repair apron and structure
• Install filter fabric and rip rap stabilization
I & S Group, Inc. 1 7900 International Drive + Suite 550 + Bloomington, MN 55425 + 952.426.0699 1
• Repair apron north of Valentine Crest
• Clean sump structure
• Clean downstream ditch to restore drainage capacity
1784 Janet Court
• Repair apron
• Install rip rap and filter fabric stabilization
• Excavation to improve drainage flowline and outlet conditions
• Tree removal within drainage easement as needed
Apron off Lake Valentine Road
• Repair undermined apron
• Install filter fabric and rip rap stabilization
2030 Thom Drive / Thom Court Area
• Remove and replace existing catch basin
• Replace failing corrugated pipe from catch basin to outlet apron (estimated 12-inch diameter)
• Replace outlet apron and stabilize discharge area
• Grading adjustments to provide positive drainage
• Field investigation to confirm pipe alignment and depths
• Limited topographic survey may be required due to lack of record drawings
Improvements will utilize standard details where possible to reduce design time and simplify contractor bidding.
Task 3 - Specifications and Construction Documents
ISG will prepare front-end documents, technical specifications, and construction documents necessary to bid the work as a
single package.
Bid documents will include:
• Bid schedule items and quantities
• Technical specifications for storm sewer repair, rip rap, fabric, excavation, and structure replacement
• Traffic control requirements where applicable
• Coordination notes for adjacent property considerations
• Standard construction notes
Task 4 - Bidding Support
We anticipate holding a public bid opening for this process, but if engineer's estimate is below the $175,000 we would
recommend sending out request for quotes directly to contractors.
ISG will assist the City during bidding by:
• Hosting bid documents on QuestCDN or site preferred by City.
• Responding to contractor questions
Architecture + Engineering + Environmental + Planning I ISGlnc.com 2
• Preparing addenda if needed
• Holding bid opening and assisting with bid tabulation review
ASSUMPTIONS + EXCLUSIONS
• Improvements are limited to maintenance -type repairs and localized storm sewer replacement.
• Survey effort is assumed to be limited in scope to locating storm structures and pipe alignment where record drawings
are not available.
• Full drainage study or modeling is not included.
• Easement acquisition is not included.
• Permitting is not anticipated but can be added if required.
• Construction administration services are not included.
• Geotechnical investigation is not included.
SCHEDULE
• April 2026 - Field Survey
• May 2026 - Preliminary & Final Plans
• June 2026 - Bid Opening
• August -October 2026 - Construction
COMPENSATION
ISG proposes to provide the scope of work described within this proposal for compensation in accordance with the following
schedule. Anticipated reimbursable expenses such as travel time, mileage expenses, and printing costs are included.
Project Coordination & Field Review $5,500
Preliminary Design $7,500
Specifications & Construction Documents $6,000
Bidding Support $2,500
ADDITIONAL SERVICES
ISG's goal for this proposal, like its services, is to be flexible in meeting the requirements of this project. Upon request, ISG can
provide a subsequent proposal to assist with additional professional design and construction phase services needed to support
this project as it moves forward.
Architecture + Engineering + Environmental + Planning I ISGlnc.com 3
ISG appreciates the opportunity to provide a solution tailored to the needs of City of Arden Hills. Upon acceptance, please sign
the acknowledgment box and return a copy of the proposal to our office. We look forward to providing you with responsive
service, a collaborative experience, and timely delivery.
Sincerely,
ake Guzik,
Civil Engineer
612.353.7042
Jake.Guzik@ISGInc.com
Applicable Contract
The General Terms and Conditions applicable to this Proposal are available at the link below and are hereby accepted
and incorporated herein by reference. Upon acceptance of this Proposal, the parties can proceed with the project based
on this signed Proposal, per its General Terms and Conditions, or for more complex projects, ISG, at its discretion, will
prepare and require the use of an AIA or EJCDC Contract that will govern the project. ISG's compensation does not
include sales or use taxes. Additional information can be found in our General Terms and Conditions.
bit. ly/202 6-te rms-isg
Acknowledgement of Acceptance
This proposal is valid for 30 days.
Accepted this day of 2026.
Company (Print):
Name (Print):
Title (Print):
Signature:
Architecture + Engineering + Environmental + Planning I ISGlnc.com 4
CONSENT ITEM - 8I
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: David Swearingen, P.E. Public Works Director / City Engineer
SUBJECT: Cooperative Agreement with the City of Roseville for trunk watermain upgrade
and trail improvements
Budgeted Amount: Actual Amount: Funding Source:
$800,000 (watermain) $1,089,713 (watermain) TCAAP
$80,000 (trail) $89,492 (trail) PIR — Parks
Total: $1,179,205 (engineer's estimate)
$299,205 Over Budget
Council Should Consider
Motions to approve, table, or deny the following:
Cooperative Agreement PW2026-09 with the City of Roseville and the City of Arden
Hills for watermain and trail improvements on Hamline Avenue between County Rd
C and Snelling Avenue.
Backaround/Discussion
On November 13, 2023, the City Council entered into a Cooperative Agreement for the
construction of watermain on Hamline Avenue with the City of Roseville. Since then, Roseville
added trail construction improvements to the project which then Arden Hills agreed to continue
the trail section from the Roseville border and connect to its existing trail system at Hamline
Ave. and Hamline Ave. N.
The project area is shown in Exhibit B within the Cooperative Agreement PW2026-09
(Attachment A). Arden Hills has an existing 16-inch diameter trunk watermain that extends from
Roseville at Hamline Avenue and Glenhill Rd that feeds both Arden Hills water towers. Within
Roseville, there is an existing 12-inch watermain that connects to the Arden Hill's 16-inch
watermain. The existing conditions are adequate for Arden Hill's current demand for water, but
Page 1 of 2
the purpose of this project is to upgrade the watermain within Roseville from 12-inch to 16-inch
to supply the required water demand for future development at Rice Creek Commons/TCAAP.
This project is anticipated to be constructed in 2026 or 2027. The timing is due to coordination
with Ramsey County's pavement rehabilitation project and the trail improvements along
Hamline Avenue from County Rd C to Snelling Ave. Ramsey County requested that the work be
completed prior to or concurrently with their project so the new pavement is not disturbed.
Cooperative Agreement PW2026-09, Attachment A, outlines the responsibilities for costs,
ownership, and maintenance of the project elements and is in addition to the previous
Cooperative Agreement with Roseville dated November 13, 2023. Cooperative Agreement
PW2026-09 is required for the project to move forward.
Budget Impact
The 2026 CIP has $800,000 budgeted for the watermain improvement portion of the project
(Attachment B) and $80,0000 is budgeted for the trail improvement portion of the project.
The engineer's estimate is provided as Exhibit A within the Cooperative Agreement, which
shows the total for the Arden Hills portion of watermain improvements at $1,089,713.67 and the
Arden Hills portion of trail improvements at $89,491.71, for a total project cost of
$1,179,205.38.
Roseville does not have a need to replace or upgrade this segment of watermain for their City
needs; therefore, the costs related to upsizing the pipe, valves, fittings, meter manhole and related
restoration will be fully funded by Arden Hills per the attached Cooperative Agreement. Related
to the watermain, Roseville has offered to take the costs of engineering design and construction
management, as well as other items directly related to Roseville such as hydrant replacement and
residential water service replacement. Related to the trail, Arden Hills will be responsible for a
percentage of engineering design and construction management as outlined in the Cooperative
Agreement.
The cost of this project will be incorporated into future charges relating to the Rice Creek
Commons/TCAAP Project and will be recouped when the development moves forward. A
separate Cooperative Agreement with Ramsey County is being negotiated as a source of
reimbursement to the City for the negotiated costs of the Roseville trunk watermain costs. To
manage the immediate cash flow need, the City will issue General Obligation Utility Bonds.
Staff will work with the City's financial advisor to provide a detailed bonding schedule to
Council for review and consideration when the project schedule is finalized. With that memo,
staff will provide scenarios for Council consideration on repayment of the debt service.
Attachments
Attachment A: Cooperative Agreement with Roseville
Attachment B: 2026 CIP detail sheet for watermain
Attachment C: 2026 CIP detail sheet for trail
Page 2 of 2
Attachment A
Agreement PW2026-09
RAMSEY COUNTY
COOPERATIVE AGREEMENT
WITH THE CITY OF ROSEVILLE AND THE CITY OF ARDEN HILLS FOR
Pavement Preservation and Trail Construction on Hamline Avenue (County State
Aid Highway 52) between County Road C and Snelling Avenue
State Aid Project (S.A.P.) 160-020-057, 187-020-027, and 062-650-017
Total Project Construction Cost: $3,719,000 Attachments:
City of Roseville Cost: $756,000 A — Engineer's Estimate
City of Arden Hills Cost: $1,179,000 B — Plan Title Sheet
Ramsey County Cost: $1,784,000 C — Storm Sewer Plans
This agreement ("Agreement") is between the City of Roseville, a municipal corporation
("Roseville"), the City of Arden Hills, a municipal corporation ("Arden Hills"), and Ramsey
County, a political subdivision of the State of Minnesota ("County"), each individually a
"Party" and collectively the "Parties," for pavement preservation and trail construction on
Hamline Avenue (County State Aid Highway 52) between County Road C and Snelling
Avenue ("Project").
RECITALS
The Project is identified in Ramsey County's 2026 — 2030 Transportation Improvement
Program.
2. Hamline Avenue, in the area affected by the Project, is designated County State Aid
Highway (CSAH) 52.
3. The Project has been designated by the Minnesota Department of Transportation
(Mn/DOT) as eligible for County State Aid Highway funds.
4. The Project has been designated as State Aid Project (S.A.P.) 160-020-057, 187-020-
027, 062-650-017 and County Project PW2026-09 .
5. A portion of the subject road segment is located within the City of Roseville and a
portion of the subject road segment is located within the City of Arden Hills.
/_TC]044Ji14LIk169
Responsibility for Design Engineering
1.1. Plans, specifications, and proposals will be prepared in accordance with Mn/DOT
State Aid requirements.
PW 2026-09 Page 1 of 9
Hamline Avenue Construction Cooperative Agreement
1.2. Roseville will prepare plans, specifications, and proposals for the Project, which
will include, among other things, the proposed resurfacing, multi -use trail,
alignment, profiles, grades, cross sections, paving, concrete curb and gutter, storm
sewer, pedestrian curb ramps, turf establishment, and utility replacement and
adjustments.
1.3. Plans for the Project showing proposed construction will be presented to the
County and Arden Hills for their approval, not to be unreasonably withheld, and will
be on file at Roseville's Public Works Department.
1.4. Any costs associated with Project revisions after the completion of plans and
specifications will be paid for by the Party requesting the revisions. Revisions are
subject to approval by Roseville and the impacted Party.
2. Responsibility for the Right of Way Plan and Acquisition
2.1. No permanent easement or right of way are needed for this project. Roseville is
responsible for acquiring any temporary easement or right of entry needed for
construction in accordance with Mn/DOT State Aid standards.
3. Procurement and Award of Contract
3.1. County and Arden Hills each appoint Roseville as agent to obtain bids, enter into
a contract for the design and construction of the work, and supervise the work
performed on the Project for compliance with the Project construction documents
and this Agreement.
3.2. Roseville will take bids in accordance with state law and Roseville procedures.
3.3. Roseville will prepare an abstract of bids and a cost participation summary based
on the lowest responsible bidder's proposal, and will provide the same to County
and Arden Hills for their approval, not to be unreasonably withheld.
3.4. Roseville will request and obtain County and Arden Hills's approval, not to be
unreasonably withheld, to award a contract to the lowest responsible bidder.
3.5. Upon approval by the County and Arden Hills, Roseville will award the approved
contract, and pay the contractor from Roseville Municipal State Aid Highway and
local funds identified for the Project.
4. Responsibility for Construction Engineering
4.1. Roseville shall perform or contract the performance of the construction engineering
for all elements of the Project, including required permitting.
5. Project Costs
PW 2026-09 Page 2 of 9
Hamline Avenue Construction Cooperative Agreement
5.1. Except as provided herein, the County, Roseville, and Arden Hills will participate in
the costs of construction in accordance with the Ramsey County Cost Participation
Policy and approved in the 2026 — 2030 Ramsey County Transportation
Improvement Plan. If there is a conflict between the Cost Participation Policy and
this Agreement, this Agreement will prevail.
5.2.A list of the construction pay items and percentages of funding responsibility as
well as the total estimated Project cost per Party is attached as Exhibit A, Cost
Participation Based on Engineer's Estimate. Quantities and unit prices in Exhibit A
are estimates. Actual costs shall be based on the contract unit prices and the
quantities constructed.
5.3. Mobilization, Erosion Control Supervisor, and Traffic Control, as listed on Exhibit
A, are defined collectively as the "Prorated Items." Each of Party's respective
percentage of the Prorated Items is calculated as follows:
% Prorated Items =
(respective Party's cost excluding the Prorated Items cost)
(total Project cost excluding the Prorated Items cost)
The costs in the Prorated Items calculation will be based on contract unit prices
and quantities at the time of contract award. No adjustments in the percentages
will be made if unit prices or quantities vary during construction.
5.4.As shown in Exhibit A, the full depth reclamation and associated curb construction
of and along Hamline Avenue are part of the County's Pavement Preservation
Plan and are not a full reconstruction. Costs of construction of the trail, and of
associated curb and storm sewer reconstruction or repair work required because
of trail construction, will be split evenly between the County and the respective city
Party within whose city limits such work occurs.
5.5. Design Engineering Costs
5.5.1. County shall pay Roseville a design engineering fee equal to 6% of the
County's share of the project items identified in Exhibit A (note 2). County's
estimated design engineering fee is $107,000.
5.5.2.Arden Hills shall pay Roseville a design engineering fee equal to 12% of
Arden Hills's share of the trail construction items identified in Exhibit A (note
3)
5.5.3. Design engineering fees shall be calculated based on the quantities and unit
prices at the time of contract award
5.6. Right of Way Acquisition Costs
PW 2026-09 Page 3 of 9
Hamline Avenue Construction Cooperative Agreement
5.6.1. Roseville will pay 100% of the cost to administer any temporary easement or
right of entry acquisition.
5.7. Construction Engineering Costs
5.7.1. County shall pay Roseville a construction engineering fee equal to 12% of
the County's share of the items identified in Exhibit A (note 2). County's
estimated construction engineering fee is $214,000.
5.7.2.Arden Hills shall pay Roseville a construction engineering fee equal to 12%
of Arden Hills's share of the trail construction items identified in Exhibit A
(note 3)
5.7.3. Construction engineering fees shall be calculated based on the final contract
quantities and unit prices.
6. Payment Schedule
6.1. Design engineering fees will be invoiced at the time of contract award.
6.2. Roseville will invoice County and Arden Hills for construction costs incurred on a
monthly basis or as determined by the payment schedule for the contractor.
6.3. Construction engineering fees will be invoiced at the time of substantial project
completion, as determined by Roseville.
6.4. Payment will be made within 30 days of receipt of an invoice.
7. Ownership and Maintenance Responsibility for Project Elements
7.1.Ownership and Maintenance Responsibility of the Roadway
7.1.1.The County will own and maintain the roadway and associated roadway
elements location within the County Right of Way, except as detailed below.
7.2.Ownership and Maintenance Responsibility of the Storm Sewer (catch basins and
leads, main, infiltration systems, ponding, water treatment). See graphical
depiction on Exhibit C.
7.2.1. Roseville and Arden Hills shall own the following components of the storm
sewer system within their respective city limits:
i. Trunk line
ii. Trunk line manholes
iii. Surface drains located outside of the County road right-of-way and
associated leads
iv. Trunk line outfalls, except as noted in 7.2.2.
PW 2026-09 Page 4 of 9
Hamline Avenue Construction Cooperative Agreement
7.2.2.The County shall own the following components of the storm sewer system:
v. Catch basins
vi. Catch basin leads
vii. Cross -culverts
viii. Surface drains located within the County road right-of-way
ix. Trunk line outfall to Lake Josephine near Hamline and Clarmar
intersection as addressed in Ramsey County agreement
#PUBW2024-14R.
7.2.3.The City and County shall each maintain the components of the storm sewer
system under their respective ownership.
7.3.Ownership and Maintenance of the Water Main and Meter Pit
7.3.1. Water main and meter pit construction related to this project is addressed in
the Construction Cooperative Agreement for Construction of Watermain on
Hamline Avenue between Roseville and Arden Hills dated November 13,
2023, including amendments.
7.4.Ownership and Maintenance of the Signal Systems, APS
7.4.1. Signals are addressed by the Primary Signal Agreements, and any
amendments, between the County and each of Roseville and Arden Hills.
7.5.Ownership and Maintenance of the Trail and Sidewalk
7.5.1.The County will own the trail being built with this project and is responsible
for future overlay or reconstruction improvements.
7.5.2. Roseville and Arden Hills will maintain the sidewalk and trail within their
respective city limits in accordance with their respective sidewalk and trail
maintenance practices, including snow clearing, sweeping, debris removal,
vegetation control, panel replacement, settlement adjustments, etc.
8. Arden Hills and County grant Roseville temporary construction permits over all rights -
of -way and property owned by each, within the limits of the Project, for use during
construction at no cost to Roseville.
9. Roseville, Arden Hills, and County shall indemnify, defend, and hold each other
harmless against any and all liability, losses, costs, damages, expenses, claims, or
actions, including attorney's fees, which the indemnified Party, its officials, agents, or
employees may hereafter sustain, incur, or be required to pay, arising out of or by
reason of any act or omission of the indemnifying Party, its officials, agents, or
employees, in the execution, performance, or failure to adequately perform the
indemnifying Party's obligation pursuant to this Agreement. Nothing in this
Agreement shall constitute a waiver by the County, Roseville, or Arden Hills of any
statutory or common law immunities, limits, or exceptions on liability.
10. Counterparts: The Parties may sign this Agreement in counterparts, each of
PW 2026-09 Page 5 of 9
Hamline Avenue Construction Cooperative Agreement
which constitutes an original, but all of which together constitute one instrument.
11. Electronic signatures: The Parties agree that the electronic signature of a Party to this
Agreement shall be as valid as an original signature of such Party and shall be
effective to bind such Party to this Agreement. The Parties further agree that any
document (including this Agreement and any attachments or exhibits to this
Agreement) containing, or to which there is affixed, an electronic signature shall be
deemed (i) to be "written" or "in writing", (ii) to have been signed and (iii) to constitute
a record established and maintained in the ordinary course of business and an
original written record when printed from electronic files. For purposes hereof,
"electronic signature" also means a manually signed original signature that is then
transmitted by any electronic means, including without limitation a faxed version of an
original signature or an electronically scanned and transmitted version (e.g., via PDF)
of an original signature. Any Party's failure to produce the original signature of any
electronically transmitted signature shall not affect the enforceability of this
Agreement.
12. This Agreement shall remain in full force and effect until terminated by mutual
agreement of the Parties or until its terms are fulfilled and the Project completed.
13. Notice: Any notice to be given hereunder shall be in writing and shall be deemed to
have been given when delivered personally or when deposited in the United States
Mail, postage prepaid, as follows:
If to ROSEVILLE:
City of Roseville
2660 Civic Center Dr
Roseville, MN 55113
Attention: Jennifer Lowry, City Engineer
IUOT_I V 012101:II11603
City of Arden Hills
1245 W. Highway 96
Arden Hills, MN 55112
Attention: David Swearingen, Public Works Director
If to the COUNTY:
Ramsey County Public Works
1425 Paul Kirkwold Dr
Arden Hills, MN 55112
Attention: John Mazzitello, Deputy Director of Public Works
THE REMAINDER OF THIS PAGE IS INTENTIONALLY BLANK.
PW 2026-09 Page 6 of 9
Hamline Avenue Construction Cooperative Agreement
CITY OF ROSEVILLE, MINNESOTA
IN
Date:
Daniel J. Roe, Mayor
Date:
Patrick Trudgeon, City Manager
THE REMAINDER OF THIS PAGE IS INTENTIONALLY BLANK.
PW 2026-09 Page 7 of 9
Hamline Avenue Construction Cooperative Agreement
CITY OF ARDEN HILLS, MINNESOTA
Date:
Mayor
Date:
Director of Public Works
THE REMAINDER OF THIS PAGE IS INTENTIONALLY BLANK.
PW 2026-09 Page 8 of 9
Hamline Avenue Construction Cooperative Agreement
RAMSEY COUNTY, MINNESOTA
Date:
Ling Becker, County Manager
Approval recommended:
Brian Isaacson, Director
Public Works Department
Approved as to form:
Assistant County Attorney
PW 2026-09 Page 9 of 9
Hamline Avenue Construction Cooperative Agreement
m
X
w
w= m M T 2
w.
=w _ w LL
Z °£€ ;� �W W w
gp i boo zw
> a w £ 5 0� h a d F
Q d� a° New w� z o_ 5W o w e w
LLoLLI
o ao ow w w >' ¢ ~ cs
w X Z. waw��> > wN ru; �'�� i 8m Z
w �o rc wz5 w < z w� mo wao 3H� w ai
y �m °w y z'<w
005 z
zda w `g `3Z6amzam o <y< wow O
z �U Z-' oLL5 im m �aosm�oo��aJ X �'a� w zc'�o $ awG C.) oa z
K �¢ ram` zwmmz any- 3�rc-c�iu x� W z a ° z`3 ¢w Z
w m= a� -w m. alma � , ° tiao ?'oar- 5w - o - $
> ow - o =� �_ jpfl°m zo _ a -goo °_
J� o° a°muoia�,u°`gz5'q"g3 0 Z` qq o�� j J �3z -a §qff LL a& °{
(09 °a o3 G� w Z8 �o ° e1.184Smun.-H d = t3a��_ j o$ �� fn Y i
m ;a �zy �a o»»omaww im ° as p' � � = ss
�- ° w g 0000aw 'oa�u =ow 3 's dqw �' _HS a8 a
���s=amaffiay�w�`d E z sswgomm� =ad u, su,mmYw �w�aYw wwww m 5 w
° m m a�a.mmm.HIH=_my� mh�zz❑mwwwww gqo �w� gw
F - o m w I' z 'di gz . 'z
CT
R$a86VF wmo wa o
T. =8�a wwnal 80 8� pm rca
N
_ o
d Io O
Lo
0 p
N
co
vsuwn w�w�aws iraw.o O (NO
O O
O
Oo
w Zo
j
W 2
o a Zwe.
Z z a�
Z uJ Q N m ,.. W�g��g
O ULu r m 0% I w ❑a
o rn " ae
J z O
J ❑ ° z
a w 0z QUWW w
oC Z w a m Q<
OF— J 7 J d =m ry " �x" N ����C.
a p m Z z W000�
QW CAje aNin N4
Z W~ Q Z rvnl Z.Z. zgom
Z QLLI ¢ w z¢ w � ��� $ 3 w• a z � = 4 < C< `n
O O ❑ ¢❑ z Z 4 w !� a ww �a aw,w o "
C7 K ¢ o ¢ cw�" w $z��
❑ zo
H U' ¢ _ w woo" zo> aam ¢a" oj�N-ax� ¢iaQ r
z anN �6s
LL O F- Z¢ z Z w��mN �z44,� w, zN<' �w spa+ I fOmvi� i LO
O �' o�d ❑ �,�" m Q
OU U oaaa uQNQ;— W�a`'°x", ow= dd WSJ H
LLI Z Z w w w �wu¢a? wx=-Wn' oo°d ❑<4W Nzay = O
J 2w2 N w 2Zw �zaaQ Nwaiy z v wrn� ��oc�Lo
ZJ O O F~ F NmaaN w.r wim+�+ sew � Z
H w m m w "' rrih �-'�N arco� Z
V-J U m m o o a za g �mz
LU m< Q h �n w NWgy 3 �a , Ld
Ld
,�•/�, I � g Q z w Q Q SNP
v I O � W .U. F V 4 J
/1/ Z Z w Z Z \wmw Nolxixaex �. erowamawa�o p asN O
�— W V' Q W Q 6 w�a �� i ' D-
W 1 s a n�
J Q 5 Z< Z ZLd
p m a < rvm >
w
o
a = Z 0000
p U w W� 6¢¢¢ al Z
Q o o o o U
(n 3 m ¢¢y
W Z C7 " N " $ u a I U
W o z o ZqZq g` o L
° y m >
Z> LL Q N °O ru60 Gwo °ZI U
Q 3 z �
�o�Z w o LLaa LLa =tt m= a
-� Ila rnrn'a 11a rn'a Cp
CH UJ a7 aF N rosin t�zo sin'v sz N
G Z z m < d a d h rc o oM = o�� z= <I❑
z 7 v v a m� o J _ O J u °z
c O ° e II�d� roll°¢mlCL
C uj
O z of �� w�U ° �� m� � 0
D Z"IO-� mOJ O� -mm0`i
Q � O O V
F f jdN�On~� WdNOOm¢Oi Z
= Z m O�oo� S o o�m cZl•q
0 % D O Z 0 m 2 N 0 F Z D Nm 2 N 0 w
f �V3 LEA°O Z w A°b\O Z
g �� x? z w finryI¢Q�I( m w om
4 N ¢ z m m O z a o �QII
c E p3xM NI�4 �� 3<`BzI �N w
o 3 w > g ❑ II II II Ii 11 11 o 11 11 11 11 11 II �
pm� a 30���� w�- Q Q w
> Z O N t° _ (A O
V N F O «O N O '� W Z
�n y N
N O N^
wyi w
EN O
00
III -All
a�=~�ymve�
gQ c f f>.iv> pQ c H H>.i.i>
2 vI�ZQQOOH¢ JvI�ZQQO❑H¢
a'aP'PN&gSlaa4waW.1\sw4aaPLLW�eVaM9111WS10214aafmdpyJ
U
L
N
09+g
3NIl HOltlW
a
1%1
III
_
z
j
�
U
e w
m zw
a
R w
$ �
am 'm
m
N Uo >F
O NO
OFU
fl
j-�
-
m�o Fp> >
W
W lA
aow�wa
WOODHILL DR.
ERR
wmm
�®
Oa¢f>O°
5
a
mrc_z
e a
No
s e
a
wrcz
—
e
I I
z�rcz3
mQ.y
Oiyr w
IUd
�•P
f~I)
WOOF
O
O n
z
1
_ rc' U1,
z m0°rc
N
°
O
—
�0�-
10
. a
P
o
f fl
3
I
P
Y
�
N
O
O N
N
U
y
b 8
1
rc Z
�UN�
�m
!Y
Li
gLL'_
Qm��z�2LLy'
ZNZyW
o a
B
I[
�yyY
KFU
K�z
U
allo�
I
�i
I
N
3
a yU
aim
�o
-F za_—
I
IS
coz
'■-�^°
aao
_o
�g»>
ygzzz
? �o
m- U
Z
h
I
fl
NQ_mo
U U S
m OWOi�
Q�K UO U�
I
a
■
n e
U
NUZ N F g
O
Qat;
UW< 'z
N
01
O
W W
oRy _
,
� �
_U
l N
w
Dog
IeI
k
m m
y
7j
K
a rc
�J
I
WA
_.z
v
III
wx
UU N
Fp h R.—
U ..W
H JQO
ZWz M
Utah
0
I
III
N
z
K
8 I < F3
O
z w
QFL m ox
e�� U
�,rc r � I y�O mmzU
FW I ^°� UW�KZOUn �
—
> m
EQKI o
0 0
� v
ui
Q
o U'
C9'PZ6 Lu =
9'4Z6 7 J
Z W
W
Q N
WO
M U
Z
0
Fg>
�
a: m
U
C
9'6Z6
W06
U
4'SZ6
LZ'SZ6
Fg»>
m�zzz
_
Z'SZ6
P"
U
L6'VZ6
F�°
m rc? 3
O'SZ6
F m
m rc?
4L'SZ6
m
r9Z6
---------
_-
Z
aCOUNTRDC Y
---- P A3
AA;* —t--
N /v
Z
0
U
� W
F- Z
(n Z
Z W
0�
Uw l i
of
Z
W <
(n _
0
O
0WE'lm
s
H >
U
o OlW
W
0.
J
} J 2
�aw>0
z
z
�Fz
--='r 2U)oW2
ui
0z
■ N QQ"Z
U 1 J^W OAF -Z
1 ZWz UNU
S Urwb �60
NU2
1
U
F
N
8 rL�S
w I H UNU
m^Z
C I U W Q
NI z-lz
-1m o
z
„ e JYQITH3AVE.
S
U — K
cmz w^^ZK O
■� _O~a NNW
UNW '.y"i
_ ❑oNw-W
■ N- 0--
4 o w
wi u
• ONE N(9iZz�
■ Ow¢ON
'1 ■� a
r L
■
I ■
Q w
N
� n
Q 2 N
�j
o=-Wo-N�—
® _,
r O UNU NZ Ntwq
X
rc<0 oRmWz
N¢ O 4 cai o w
w maw
ONE NS2T'wz N
O w zzo
I
I
K
EzO O_
wo wmm
b
N U�
z
ova U
K?
Y2 M U
mWW N��
ram >
> NrzZ
zw
8
>Ud
_
wWW
U
N�>
N�>
m�>
mRZ
z
U
K
3w
$n
Nfzz
F �»
N �zZ
oa
r�>
Nam?
O
O
0
0
0
0
ui
W Z
D
Z W
W
QU
W 0
Z U
J
2 }�
Z
0
0
U
� W
F- Z
(n Z
z W
U�
(.)Wof i!I
3Z
W <
(n =
0
Q
$ � o
rn $ rn
$ z rs> a
rc z
l6 L'b
r�»>
w �zzz 88'bl6 �}
a nia �
e
K K > H e
ZN
a-
7 zV s t
% n1
lS~I1 > K�W—UUy�— f B N N
0�6
Z�Z zW Q ^� g E Z Z
U
US
Z.z
UUNg 8 e __
I � F
I I
_ g
r. U' �
Z_ ?
O�NZ
X H Fm< P.
N _ Z Q2_Q
Q ! W ZWZ
N r Utanf
> U
Y U 1 V5 J w
Q�K \ H + e .°off ZW2
aN2 ; R Y �yf
Im
y E
I a
zNz I ! F U
U & UOg U r
NUU2 H � 2 (7
8 U
oN�
Sao
— -- Fz U
UIZ
fallg
TERRACE DR.
I i F ■�-■
c rJe >! '> > z �!�■i�
moo N I "I w
—
zaam�
F.LLZ
z-�
��
i ! rcoz
29U jNNyW
or ��oN Q�
s rc wl-4 0 e� ��
(W'l m¢U _ (7
Q Z UWSO ! 3� �y0
�W:�
N OpUx UUK s - Iw m
z e
% o
0
I I e
ED h}-
m Z
=) 8n
�<0J�
W> W } 2
> d W > Z
W 2 Qm U) o
�WKoQ
Z ■
OBI■
cA O
rcz
Fez
w
w�ZZZ
d
O O
H
w
w
W
Q
U
W�
7
Z W
Q ,n
W 0
� U
Qof
x�
Z
O
U
�i��IIIIIIIII
=
1111111
IIIII_I_I_IIIIIIM
IIII�IIIIIIM
�i�i1llllllllm
-
-.
IIIIILIIIIIII�
!�����IIIIIIII
. .
11lI.II�III
' .
I�����IIIIII�
ONE
=
-
IIIIIIIIIII�
i00000��ar:�
WOMEN
�:110o
sommm
I�
n
-
jF\ /
,z
I
z \
;
_
o
71
O
I F—
�sz II
L W
UHUUfR/
ez A LYDIAVE. a sz er M si
�— i hrc_
Lsa�g � �1 � i § ■ o
is
O' Itl.
w <�°��� I
o �ywZ,
1�N o i$N r
F �
lo
U O o I oa
� a
WO'Z Wl N a Al
o �a4
U Zf U_ a U2N
FFy rn
zU UOSw I N r~n Kii
N yzo 0 I m_
Uo O f 8
* Z -
a
a f_»
gwzz _
M a i• % o
rn
_ � l
a ww}�=
z
a w !,E
�l wco
OfZ ■
N O� ■ _
z s °4 U) 0 ■
o.
yz
O N u~i 8 Nz oo
Zm
zo I y .aa=z
Sao
o5z yU1Z O
M s oaQ rn
z.
O �
O n y -
N -T �
I I '
6
e I
rc
zy -
r-
UaWO Kzz
y-
\ zNZ L I O $ I N N�SZ
11 °o� , n I . iz. Z�
�I
hR»
=me�
COUNTY RD. C-2 i a1> — M�
a o n V
z
Z O
Lu
U, r
U co
U,
O O
95'LL6
9'LLfi
O
cE. La6 0
0
IIII
illllllllllllll�
I IIII
Ih
IIIIIIIIIIII�
Illlliiiiii�lll��lllll�
IIIIIII_I.I,II�IIIIIIIII
��!!����IIIIIIIII�IIIII�
IIIIIIIIIIIIIIIII
IIIII
!Illll'I'Illllllll'Illll
� Illl�lil�i
llllllllll
IIIIIIIIIIIIIIIIIIIII
�Illlliiilllilllllllll
IIIIIIIIIII=1111111111
IlllllllllliYlllllllll�
IIIIII
I
IIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIII�
��!!���Illllllllllll�
I'Illllllil�llllllllll�
IIIIIIIIIIII
IIIIIIIIM
I1llliillli
IIIIIIIIIM
IlIIIIIIIIlIIIIIIIIm
IlIIIII'IIhIIIIIIIIm
IlIIIIIIIh
IIIIIIIm
IlllllllFIIIIIIIM
IIIIIIIIII�11111111111�
IIIIII����Illlilllllll
IIII!':'__':_!!_"•-''IIIII
0
0
ui
Q
z
W
D
Z W Lu
¢(1)
w0
Z U
J
2 �
z
n
O
0
a
0o
a
z
w
W
wN
$
iz�
W�
zo
-
G
N°a3
Cad
-_z
l
O
o -,
ZFZNK � (// E N
Hon m I r
U4rK �anZ v d
�ZUwy
z rZM1
UU w .00
K U H E E
tt� `r �¢N
W 1
K U.z E v
w �a
X � B
w E
� v I
8
Q0Z i00.
�i 0 wZ0
W F Q
wZ ..wF ❑oWro
VDU
y 8
Iz
z az�3 D?w QUOZ ¢W¢
�af w0 NO ZO--Or¢R 8 I
8. U 0 N U 0 2 ro a E
a
N U2ZU K E I n I
om�.� a EI I
EMI 81 -
Im an
AV NdI000M _ a
s
� 1
n �
8 y I
_ Zf� dd I
d _
�yK OS CR I
U=H M I 8
U < ed
�6U T
NN, *
■I Oj� el I3l
ml y E
■ I I _ I
Q y}Yy 8
Q �mKz ry,K 78 8
z �zo,Ny�Ko ■■; yE
�OZ�WmZyO
U Z'U N��Oill r �p�
FWW 1.WOQ M W d f
R� 0 ■ I I8
zw0 >
O.z ZHO �¢ I I
� II
Z z 8
c^ • I
xx 9
a
\ U W
►MAR AVE.
» V I I I II a
$�Z
rc 11
ww< rl II
E
O wz �y
t~/1
$ o o
w z
r
w
W
2 co
U �
ui
Q
W Z
D
Z W
W
Q V)
W 0
Z U
J
z
O
U
U
z
a v
0
W
f
W
r
HY
m Z
rZ»
z wrc33
U
O
O
VOW
O�
M = D U)
W J
y
m
ZBOB
U W
_ Q.•x8
W W >-J =
rg>
WZ
3
_ �dLU w>z
-
an=
U)
Of
o¢
LLI
m
Qz ■
0 �: ■
I
V) 0 ■
0
I
Z o
M
o
vl m
0 U
11{I
Si
K
Il•1
a d'
r �»
spy
zt
l
m�zz
F
q
'R
N
bE'606
�o
E606
O
O
g H
a
g
o
—
7o
ZN
O
2
3
. Wo
^
Nod
>i m
rn
w
2
o
z
a
c
NK?
0
o
W
Iz
FN�1
U
�
3 W
a m m
_
ZS'908
S'906
ob'906
0
p
e
$
M
b'906
9EQ908
O +
O
Z =
m w
h �
e
M
O uS
z
UO
hw
¢ U
o<
_ x'¢¢m�a
LL O ¢ O
W
�m��rci
ooNN
J( W 0p
p
mo-
K
z
gK92
+
O'LO6 O
IN�
o�rc
�O�
� M1 Q
3
N U
ZO
Z
K
O
UK<
W W C
U
O
Uow
N
� (a9 KT
> > 3
I
�RZ
�> o
FMZ o+
M
yrc3
2026 thru 2030 Attachment B
Capital Improvement Plan
Arden Hllls, MN
Project # 26-W-005
Project Name Trunk Water Main Improvements - Roseville
Total Project Cost $800,000 Contact Public Works Director
Department Water Department Type Improvement
Category Utility Improvements Priority 1 Urgent
Status Active Useful Life 60 years
TCAAP Yes
Description
Proposed trunk watermain upgrade to 1,600 feet of existing 12-inch CIP to 16-inch DIP or PVC. Located within the City of Roseville along Hamline Avenue from Josephine
Road to Glenhill Road. These improvements will be in coordination with Ramsey County paving & trail construction project along Hamline Avenue. Meter pit and meter
improvements.
Justification
This upgrade is vital to support the future TCAAP development by allowing the future water tower to operate at appropriate water levels.
Expenditures
2026
2027
2028
2029
2030
Total
Construction/Maintenance
800,000
0
0
0
0
800,000
Total 800,000
0
0
0
0
800,000
Funding Sources
2026
2027
2028
2029
2030
Total
TCAAP -WAC/SAC Charges
800,000
0
0
0
0
800,000
Total 800,000
0
0
0
0
800,000
196
Produced Using Plan -It CIP Software Page 71 / 75
2026 thru 2030 Attachment C
Capital Improvement Plan
Arden Hllls, MN
Project #
26-Park-001
Project Name
Hamline Avenue N Trail Connection Improvement
Total Project Cost
$160,000
Contact
Public Works Director
Department
Parks Department
Type
Improvement
Category
Park Capital Improvements
Priority
3 Important
Status
Active
Useful Life
25 years
Description
Multi -use grade -separated 10-foot wide bituminous trail improvement approximately 500-feet in length along the East side of Hamline Avenue North from the City of Roseville
to the existing trail on Hamline Avenue North in Arden Hills.
Justification
This trail improvement has been identified as a high priority connection. Coordination with surrounding agencies provides cost effectiveness and anticipated 2026
Expenditures
Construction/Maintenance
2026
2027
2028
2029
2030
Total
160,000
0
0
0
0
160,000
Total 160,000
0
0
0
0
160,000
Funding Sources 2026
2027
2028
2029
2030
Total
Capital Improvement Funds (PIR)
Ramsey County
80,000 0 0 0 0 80,000
80,000 0 0 0 0 80,000
Total 160,000 0 0 0 0 160,000
169
Produced Using Plan -It CIP Software Page 44 / 75
CONSENT ITEM - 8J
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: David Swearingen, P.E. Public Works Director / City Engineer
SUBJECT: Old Highway 10 Trail Improvements — Right -of -Way acquisition and temporary
easement costs
Budgeted Amount: Actual Amount: Funding Source:
$300,000 $81,642 PIR, MSA
Council Should Consider
Motions to approve, table, or deny the following:
• ROW and temporary easement costs for the Old Highway 10 Trail Improvements in
the amount of $47,900.
Backaround/Discussion
On May 27, 2025, the City approved a professional services agreement (PSA) Amendment No. 3
with SRF Consulting Group, Inc. (SRF), which included the task to proceed with the Right -of -
Way acquisition and temporary easements administration.
The process for Right -of -Way (ROW) acquisition and temporary easement is a requirement of
State Aid process and construction needs. The primary PSA tasks are land -only appraisals, trail
easement, review of the appraisals, land title for the parcels, negotiation activities, file
preparation, field title, and staking of the parcels.
SRF has informed City staff that the actual ROW acquisition and temporary easement cost total
is $47,900. Staff is recommending the Council approve the total ROW acquisition costs of
$47,900.
Page 1 of 2
Budget Impact
ROW acquisition administrative fees per PSA Amendment No. 3 = $33,742
ROW and temp easement costs = $47,900
Total ROW acquisition costs = $81,642
The ROW acquisition costs are eligible to be funded by Municipal State Aid (MSA).
Attachments
N/A
Page 2 of 2
PUBLIC HEARING - IOA
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: Jake Reilly, Community Development Director
SUBJECT: Planning Case #26-006 — Public Hearing Required
Applicant: City of Arden Hills
Request: Ordinance Amendments to Zoning Code Section 1320.16 —
Requirements for Affordable Housing (inclusionary housing ordinance)
Budgeted Amount: Actual Amount: Funding Source:
N/A N/A N/A
Council Should Consider
Holding a public hearing for Ordinance 2026-007 amending Chapter 13 — Zoning Code,
Section 1320, to add a new Section 1320.16 — Requirements for Affordable Housing to
address affordability in new residential construction and rehabilitation projects. The City
Council will be asked to make a formal decision under New Business Item I IA.
Background
In the fall of 2025, the City Council requested staff begin developing an affordable housing policy
for new residential developments in the City of Arden Hills. Staff prepared several presentations
about the history of and existing market conditions related to construction, cost, and affordability
of new housing in the nation, state of Minnesota, the Twin Cities metropolitan region, Ramsey
County and Arden Hills.
At the October 2025 work sessions, the City Council received information about affordable
housing in Arden Hills and the housing market nationwide. The memos detailed root causes of the
nationwide housing crisis, the effect specific to Arden Hills and potential solutions.
The City of Arden Hills Planning Commission has review and recommendation authority over
proposed changes to Chapter 13 — Zoning Code and held a public hearing at the April 8, 2026,
regular meeting of the Planning Commission. Four residents commented at the public hearing.
Page 1 of 6
Staff received one written comment. The commission recommended approval of Ordinance 2026-
007 as amended by the Planning Commission and provided in Attachment A by a 7-0 vote.
The following definitions are used to frame the conversations:
• Affordable housing — any home that costs less than 30% of a household's income.
• Area Median Income (AMI) - the midpoint of household incomes in a specific
geographic area. Half of households earn more, and half earn less than this amount. The
AMI in the twin cities for a four -person family is approximately $132,400.
• Attainable housing - homes/condominiums purchasable by households earning 80-125%
of Area Median Income (AMI). This purchase price is about $306,500.
• Workforce housing — serves households earning 60-80% AMI. This represents an hourly
wage between $38 and $50.
• Subsidized and deeply affordable housing — serves households at or below 60% and 30%
of AMI respectively, often through government assistance programs.
• Naturally Occurring Affordable Housing (NOAH) - describes older homes and/or rental
units that are affordable to lower income families due to age or condition.
• Missing middle housing — industry term to describe duplexes, triplexes, and small (up to
10 units) apartment buildings compatible with single-family neighborhoods. This type of
residential housing has been severely underbuilt since the 1980s.
For context, Arden Hills' home values and rents are higher than surrounding communities,
driven in part by limited net tax capacity, limited transit options, demand for homes within the
Mounds View School District, and constrained supply. Arden Hills homeowners have the benefit
of paying lower property taxes than owners of similarly valued homes in neighboring cities.
At the December 8, 2025, and January 12, 2026, work sessions, the City Council received
additional information about local housing market dynamics and discussed various approaches to
increasing the supply of affordable places to live in Arden Hills. That information focused on three
market -driven, largely no -cost approaches to increasing Arden Hills' housing supply, set in the
context of the affordable housing need the Metropolitan Council estimates Arden Hills must
accommodate by 2050, or 221 households earning not more than 60% of AMI (approximately
$79,400/year). At the January 12, 2026, City Council work session, staff were directed to bring
back a draft ordinance or policy to address requiring affordable units in project proposals.
A draft ordinance tailored to Arden Hills' market conditions was developed for discussion
purposes. Both new residential construction and rehabilitation of existing multi -family homes are
included in the ordinance which is intended to be market -sensitive, avoid negative impacts to the
tax base, and address stated concerns about community character. Following discussion and some
revisions to draft language at the February 9, 2026, City Council work session, staff were directed
to bring a draft to the Planning Commission for public hearing.
Table I shows the percentage of required affordable units by affordability level for three versions
presented on different dates to the City Council and the Planning Commission represented as: A
(provided 2/9/2026 — CC WS); B (provided 3/8/2026 - PC); and C (provided 4/27/2026 — CC Reg).
Page 2 of 6
The draft ordinance being considered is included as Attachment A and reflects the discussion at
the Planning Commission on March 8, 2026 (represented by C in Table 1).
Table 1: Difference in required units by version of draft ordinance
Options
Income
Maximum
Minimum % of Units
(Choose one)
Standard
household income
A
B
C
1
Extremely Low
30% AMI
-
-
5%
Income
2
Very Low
50% AMI
5%
-
5%
Income
3
Low Income
60% AMI
7.5%
5%
7.5%
4
Workforce
80% AMI
10%
10%
10%
Housing
Discussion
Four people spoke at the Planning Commission public hearing on March 8, 2026. Speakers
generally expressed support for affordable housing programs and policies in Arden Hills. Speaker
comments included several requests for Accessory Dwelling Units to be allowed to be constructed
on existing residential properties in Arden Hills; a request to consider lower income thresholds
than 60% AMI and seeking homes affordable for people who are retail or manufacturing workers
and therefore earn less than 80% of the area median income. Comments about having more
affordable housing, including for those who are cost -burdened and are paying more than 30% of
their income on housing costs, were also made, including suggesting the city evaluate the potential
for other policies and programs. Other comments included support for streamlining the application
process, increasing the allowable density in residential areas, considering working with a land trust
and generally taking a comprehensive approach to ensuring housing remains affordable.
The Planning Commission discussed the impact of these types of ordinances. Commissioners
expressed interest in knowing how these policies affect the communities where they have been
adopted. Commissioners also spent time discussing the merits of adding levels of affordability to
the list of options a developer can choose from and ultimately asked staff to include options to
support the construction of extremely low (30% AMI) and very low income (50% AMI) housing
units. Planning Commissioners stated an interest in having the City of Arden Hills policy align
with Shoreview's inclusionary zoning ordinance, adopted in 2022.
Subd. 6.A (Attachment A, page 4) identifies the options for required percentages of affordable
units recommended by the Planning Commission. The recommended language and percentages
are substantially similar to the Shoreview policy with choices to include 10% of units at or below
80% Area Median Income, 7.5% at or below 60% of Area Median Income and 5% at or below
50% of Area Median Income. In addition, which is not included in the Shoreview policy is an
option to provide 5% of the units affordable to those at or below 30% of the AMI. The Planning
Commission recommendation also includes two density bonus options in Subd. 8.A (Attachment
A, page 6) modeled after Shoreview's requirements that was brought forward by Staff for
consideration. The Council February discussion only included one density bonus option. The
Page 3 of 6
Planning Commission also requested modifications to the required number of "family size" units
in Subd. 6.C.3 (Attachment A, page 5) to be more in line with that adopted by Shoreview. The
recommendation reduces the number of required family -size units seen by the Council in February.
The motion to recommend the ordinance was passed, 7-0.
Several cities in the region have adopted inclusionary housing policies or ordinances, sometimes
referred to as inclusionary zoning ordinances or affordable housing ordinances. The tables on the
next page show where and what sort of inclusionary zoning policies and/or ordinances have been
adopted in the Twin Cities (Table 2a) and how other cities with populations between 3,000 and
50,000 approach affordable housing (Table 2b).
Table 2a: Twin Cities suburban communities with adopted inclusionary housing policies
Minimum % of Units (Rental)
Standard
Income
Shoreview
Bloomington
Eden
Edina
Golden
Hopkins
Minnetonka
St. Louis
limit
Prairie
Valley
Park
Ext. Low
30% AMI
-
5%
-
-
5%
Income
9%
or
or
Very Low
50% AMI
5%
10%
10%
10%
5%
5%'
10%
Income
or
or
or
or
or
or
Low
60% AMI
0
7.5 °
15%
20%
15%
10%
10%2
20%
Income
or
Workforce
80% AMI
10%
-
-
-
-
-
-
-
Housing
1. If no subsidy or if no zoning or comprehensive plan amendment requested
2. If no subsidy and with zoning or comprehensive plan amendment requested
Table 2b: Status of other suburban communities between 3,000 and 50,000 population
Municipality
Inclusionary housing tool status
Maplewood
No inclusionary housing policy; considering establishing housing trust fund
Roseville
o inclusionary housing policy; established housing trust fund; partnership with land
trust; market study underway
New Brighton
Inclusionary policy considered at 4/7/2026 council work session; low-income home
rehab program recently started
North St. Paul
None found
Little Canada
Density bonus in zoning code; substantial work on funding manufactured home
im rovements
Falcon Heights
None found
Mounds View
None found
Vadnais Heights
None found
White Bear Lake
None found
Cottage Grove
o inclusionary housing policy; density bonuses allowed in PUD when public purpose
met
Oakdale
No inclusionary housing policy; housing study underway
Forest Lake
No inclusionary housing policy; density bonus up to 15% for affordable units
Page 4 of 6
Stillwater
None found
Hugo
None found; housing policy study complete
Anoka
None found
Andover
None found
Fridley
No inclusionary housing policy; low-income home rehab programs recently started
Ramsey
None found
Lino Lakes
None found; affordable housing trust fund under consideration
Attachment A is the draft inclusionary housing ordinance as recommended by the Planning
Commission. Substantive changes from the Council's discussion include changes to percentages
of required affordable units as shown in Table 1 above, as well as language designed to clarify the
approach and identify additional opportunities to meet the intent of the ordinance, as follows:
• Clarifying that developers may choose one or more affordability options
• Adding definitions for affordable rent, density bonus unit, and tenant paid rent.
• Clarifying that the replacement requirement related to Naturally Occurring Affordable
Housing does not require the same percentages as new construction.
• Clarifying and refining the distribution and integration section of the draft ordinance for
legibility.
• Removing erroneous language/typographical errors.
• Adding projects developed on property purchased from the City of Arden Hills to the list
of qualified projects.
• Clarifying the payment -in -lieu option for developers wishing to produce market -rate -only
projects, known as a "Total Buy In" fee, an option that has the potential benefit of offering
the city the opportunity to direct non -tax -levy funds to the production of affordable homes,
• Clarifying and identifying regulations for how parking shall be provided.
• Clarifying and identifying what fees or services comprise the sum total of an affordable
payment.
• Adding a second option for a density bonus for units affordable to those at 60% of AMI
(this rental rate targets those who may work retail, are entry-level teachers, firefighters
and/or are other essential workers).
• Adjusting the number of family size units in each structure to be aligned with Shoreview's
adopted policy.
Public Comments
The City of Arden Hills Planning Commission has review and recommendation authority over
proposed changes to Chapter 13 — Zoning Code and held a public hearing at the April 8, 2026,
regular meeting of the Planning Commission for the proposed changes to Chapter 13. Four
residents commented at the public hearing. One written comment was received from the Twin
Cities Housing Alliance. At that time, the commission recommended approval of Ordinance
2026-007 as amended by the Planning Commission and provided in Attachment A by a 7-0 vote.
Notice was also published in the Pioneer Press on April 17, 2026, in advance of this meeting.
The city has not received any public comments since the Planning Commission reviewed this
application at the April 8, 2026, meeting.
Budget Impact
Page 5 of 6
N/A
Attachments
• Attachment A: Draft Ordinance 2026-007 Requirements for affordable housing
• Attachment B: Planning Commission Memo dated April 8, 2026
• Attachment C: Draft Planning Commission Minutes, April 8, 2026
• Attachment D: Presentation
Page 6 of 6
Attachment A
Public hearing draft ordinance
April27, 2026
,!It
-AR�EN HILLS
ORDINANCE NO.2026-007
CITY OF ARDEN HILLS
RAMSEY COUNTY, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 13,
ZONING CODE, SECTION 1320
OF THE ARDEN HILLS CITY CODE TO INCLUDE A NEW SECTION 1320.16
REQUIREMENTS FOR AFFORDABLE HOUSING
THE CITY COUNCIL OF THE CITY OF ARDEN HILLS, MINNESOTA, ORDAINS:
SECTION 1. Chapter 13 - Zoning Code, Section 1320 is hereby amended by adding a new
subsection 1320.16 Requirements for Affordable Housing and the underlined language as
follows:
1320.16 Requirements for Affordable Housing.
Subd. 1 The City Council of Arden Hills finds and declares the following:
A. The health, safety, and economic welfare of present and future residents of Arden
Hills depends on the availability of housing choices affordable to people and
families at various income levels, including those earning less than 80% of Area
Median Income (AMID
B. Stable, safe, and affordable housing provides measurable health and economic
benefits for individuals, families, and the community as a whole.
C. There is a demonstrated need to encourage the development of affordable housing
for Arden Hills' workforce and families.
D. New residential development can accommodate existing demand for affordable
housing for service workers, teachers, public safety personnel, and other essential
community members.
E. The preservation of naturally occurring affordable housing_(NOAH) is critical as
market pressures increase rents and threaten the displacement of existing
affordable units.
F. Economic integration of affordable housing within market -rate developments
creates diverse, stable neighborhoods and prevents the concentration of poverty
and the concentration of wealth.
Subd. 2 Purpose. The purpose of this ordinance is to:
Page 1 of 9
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
A. Maintain a balanced community that provides housing opportunities for
households at all income levels.
B. Ensure housing opportunities for employees of businesses located in Arden Hills
and the surrounding region.
C. Implement affordable housing goals and policies contained in the City's
Comprehensive Plan.
D. Promote economic integration by including affordable units within market -rate
developments.
E. Create affordable housing without requiring public subsidies or tax increment
financing.
Subd. 3 This ordinance is adopted pursuant to:
A. Minnesota Statutes & 462.358, subd. la, which authorizes municipalities to adopt
ordinances for the purpose of increasingthe he supply of affordable housing using
land use mechanisms.
B. Minnesota Statutes § 462.358, subd. 11, which authorizes municipalities to enter
into agreements requiring affordable housing with established pricing and long-
term affordability controls; and
C. Minnesota Statutes � 473.859, which requires municipal comprehensive plans to
promote creation of affordable housing for low- and moderate -income individuals
and families.
Subd. 4 Definitions. The following terms shall have the meanings indicated:
AFFORDABLE. Housing is affordable when a household pays no more than 30% of
gross household income for housing costs, including rent or mortgage payment, utilities
fees, and charges.
AFFORDABLE RENTS. The rent and utilities for the affordable housing units will be
based on payment standards by Zip code using Small Area Fair Market rents, as
established by the Metro HRA or, as applicable, MN Housing income limits, US
Department of Housing and Urban Development income limits, the Multifamily Tax
Subsidy Projects (MTSP) Income Limits are used to determine qualification levels as
well as set maximum rental rates for projects funded with tax credits or tax exempt
housina bonds authorized under the Internal Revenue Code as adiusted annuallv.
AFFORDABLE HOUSING UNIT. A dwelling unit that has income and rent restrictions
pursuant to this ordinance to ensure affordabilitv for eliizible households.
AREA MEDIAN INCOME (AMI). The median household income as most recentlX
determined by the U.S. Department of Housing and Urban Development (HUD,) for the
Minneapolis -St. Paul -Bloomington, Minnesota -Wisconsin Metropolitan Statistical Area,
adiusted for household size and number of bedrooms.
DENSITY BONUS UNIT. A unit as a result of an increase in density permitted above the
per acre limit established by the city code
Page 2 of 9
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
DEVELOPMENT. A new residential or mixed -use development, including construction
in phases or stages, for which city approvals are being or have been sought.
DWELLING UNIT. One or more rooms designed for residential use by a single
household, containing cooking, living, iving, sanitary, and sleeping facilities.
ELIGIBLE HOUSEHOLD. A household with annual income at or below 80% of AMI
for rental units, or at or below 110% of AMI for ownership units.
MARKET -RATE UNIT. A residential dwelling unit not subject to affordability
restrictions under this ordinance.
NATURALLY OCCURRING AFFORDABLE HOUSING (NOAH). Existingrental
ental
housing that is affordable to households at or below 60% of AMI without public subsidy,
typically_ constructed between 1940 and 1990 and classified as Class B or C real estate
pro e
SUBSTANTIAL REHABILITATION. Improvements to a property where the cost
exceeds 20% of the grope . value excluding land, after improvements.
TENANT PAID RENT. The monthly rent for an affordable dwelling unit shall include
rent, utility costs and any other non -optional monthly occpancy charges.
WORKFORCE HOUSING. Housing affordable to households earning between 60% and
80% of AMI, typically needed by teachers, public safety_ personnel, healthcare workers,
and other essential workers.
Subd.5 Applicability.
A. This ordinance applies to the followingdevelopment evelopment types:
1. New multifamilv residential developments creating 20 or more dwelling units.
2. Mixed -use developments with a residential component of 20 or more dwelling
units.
3. Substantial rehabilitation or reconstruction of existing buildings containing 20
or more dwelling units.
4. Conversion of non-residential buildings to residential use creating 20 or more
dwelling units.
5. Those developed on property_ purchased from the City of Arden Hills unless a
waiver is recommended by the Arden Hills Planning Commission and
approved by the Arden Hills City Council.
6. The development must comply with this Inclusionary Housing Ordinance as
amended and approved by the city council as of the date the development
enters into a development agreement with the city_
B. Calculation of Units/Payment in Lieu
For phased developments, the affordable housing requirement shall be calculated
based on the total number of units in all phases. Affordable units shall be
provided proportionately across phases.
Page 3 of 9
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
When calculating the number of affordable units required, any fraction of 0.5 or
greater shall be rounded un to the nearest whole number: fractions less than 0.5
shall be rounded down.
It is the strong preference of the city that each new qualifyin dg evelopment
provides its proportionate share of affordable housing. However, the city
recognizes that it may not be economical or practical in all circumstances to do
so. The City Council may waive this requirement, if and when circumstances so
dictate, as determined by the city. In lieu of providing affordable housing in each
new development, the city may consider a cash payment in lieu of providing
affordable housing units, known as a Total Buy In (TBI) fee. The TBI shall be
equal to $150,000 per unit rounding up to the next whole unit. The TBI is due in
cash or certified funds in full to the City at the time of issuance of the building
permit. A buildings permit will not be issued unless the TBI is paid in full.
Subd. 6 Affordable Housing Requirement
A. New Development Requirements
1. Developments subject to this ordinance shall provide affordable housing units
according to the following standards:
Options
(Choose one)
Affordability
Standard
Maximum
household income
Minimum %
of Units
1
Ext. low income
30% AMI
5%
2
Very low income
50% AMI
5%
3
Low income
60% AMI
7.5%
4
Workforce housing
80% AMI
10%
2. On -site parking shall be provided(either surface or enclosed) for affordable
units and shall be included within the affordable sales price and/or affordable
rent. At least one enclosed parking stall shall be included in the purchase price
of an affordable for -sale unit in the same manner as offered to buvers of
market -rate units.
3. For ownership housing (condominiums, townhomes/twin homes, duplexes,
triplexes, rowhouses, and four-plexes), at least 10% of units shall be
affordable to households at or below 110% of AMI, including any related and
required association or management fees.
B. Naturally Occurring Affordable Housing_(NOAH) Replacement Requirement. If a
development demolishes or converts NOAH units, the new development must
Page 4 of 9
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
replace those units at a minimum rate of 20% of total units affordable at 60%
AML Replacement units shall be comparable in bedroom count and total bedroom
square footage to the demolished units.
C. Integration and Design Standards
1. Distribution and Integration. Affordable units:
a. Shall be distributed throughout the development and not concentrated in
any single building, floor, or section.
b. Shall be proportionately distributed across all unit types(studio, 1-
bedroom, 2-bedroom, 3-bedroom, etc.).
c. Shall be indistinguishable from market -rate units in terms of exterior
appearance and quality of construction.
d. May be either "fixed" or "floating." Fixed units are those identified by
unit number and never change. Floating units may change over time as
long as the total number of units and any specific quantity of bedroom
sizes or total square footage in the property remains compliant with the
original Development Agreement.
2. Comparable Quality. Affordable units shall:
a. Have the same design, materials, and construction quality as market -rate
units.
b. Have comparable square footage and room sizes to market -rate units of
the same bedroom count.
c. Have comparable furniture. fixtures and eauipment to market -rate units.
d. Have access to the same amenities, facilities, and services as market -rate
units.
e. Have nronortional access to narking. including both surface and enclosed
arking if available.
3. Family -sized Units. Developments of 60 or more units shall include a
minimum number of 3-bedroom or larger units. The followingtable
able
establishes minimum requirements:
Total Development Units
Minimum 3+ Bedroom Units
60-99
3
100-150
5
150+
5% of total
Age -restricted developments (55+) shall include at least one 3-bedroom or
larger unit per floor, for floors of the structures)/building(s) that are at least
40 percent leasable residential space.
Subd. 7 Affordability Controls
Page 5 of 9
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
A. Rent Limits. Maximum rent for affordable units, including utilities, parkin and nd all
mandatory fees, shall not exceed 30% of the applicable AMI level adjusted for
household size and bedroom count. Rent limits shall be based on Metro HRA Small
Area Fair Market Rents or Minnesota Housing income limits, whichever is more
restrictive.
B. Rental affordable dwelling units shall be rented only to income eligible families
during the period of affordability. A household that was income eligible at initial
occupancy may remain in the affordable dwelling unit for additional rental periods as
long as the income of the household does not exceed one -hundred fogy percent
(140%) of the applicable AMI.
C. Period of Affordability. Affordable units shall remain affordable for a minimum of 20
years from the date of initial certificate of occupancy. Affordability shall be secured
through a recorded covenant or deed restriction approved by the City Attorney,
D. Non -Discrimination. Developers, owners and managers shall not discriminate against
prospective tenants on the basis of source of income. Projects subject to this Policy
shall accept tenant -based rental housing assistance including but not limited to
Section 8 Housing Choice Vouchers, HOME tenant -based assistance and Housing
Support. Tenants with rental assistance may occupy an affordable dwelling unit with
the rent charged not exceeding the maximum allowed by Metro HRA or the
assistance provider.
Subd. 8 Regulatory Incentives. To offset the costs of providing affordable housing without
public subsidy, developments meetingthe he requirements of this ordinance, are eligible
for the following re ug latory incentives:
A. Density Bonus. Developments providing affordable units at or below 80% AMI may
receive a density bonus of up to 25% above the maximum density otherwise
permitted, provided the increase does not negatively impact surrounding, properties or
conflict with comprehensive plan goals.
Developments providing affordable units at or below 60% AMI may receive a density
bonus of up to 50% above the maximum density otherwise permitted, provided the
increase does not negatively impact surrounding properties or conflict with
comprehensive plan goals.
The density bonus shall not increase the number of required affordable units.
B. Lot Size and Width Reduction. Minimum lot size and lot width requirements may be
reduced by up to 25% for developments meeting affordability requirements, subject
to site plan approval and findings that public health, safety, and welfare are protected.
C. Lot Coverage Increase. Maximum lot coverage may be increased by up to 10% for
developments meeting affordability requirements, subject to adequate stormwater
management and site plan approval design review.
D. Expedited Review. Applications for developments providing affordable units shall
receive priority review by city staff and may be placed ahead of other applications in
the review queue.
Page 6 of 9
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
E. Parking Flexibility. The City may consider parking reductions of up to 25% for
developments meeting affordability requirements, provided adequate parking is
demonstrated through a parking study and subject to conditions ensuring affordable
unit residents have equitable access to parking at no additional charge.
Subd. 9 Affordable Housing Plan
A. Required Submission. All developments subject to this ordinance shall submit an
Affordable Housing Plan as part of the final development plan application. The plan
shall be approved by the City Council prior to issuance of building permits.
B. Plan Contents. The Affordable Housing Plan shall include:
1. Total number of units and number of affordable units by AMI level.
2. Unit mix showing bedroom counts or total square footage of leasable space for
both market -rate and affordable unit types.
3. Site plan and floor plan showing location and distribution of affordable units.
4. Proposed rent levels for affordable units demonstrating compliance with
affordability limits.
5. Management plan describing marketing, tenant selection, income verification, and
annual reporting procedures.
6. Phasing plan showing, proportional development of affordable and market -rate
units (if applicable).
7. Draft affordability covenant or deed restriction in form approved by the City
Attorney.
Subd. 10 Development Agreement
A. Reauired Agreement. Prior to issuance of building hermits. the developer shall
execute a Development Agreement with the City. The agreement shall incorporate the
approved Affordable Housing Plan and set forth all commitments and obligations of
both parties.
B. Recorded Covenant. The developer shall execute and record with the County a
covenant or deed restriction, in form approved by the City Attorney, that runs with
the land and ensures continued affordability of designated units for the required
period. The covenant shall be recorded prior to issuance of certificates of occupancy_
C. Right of First Refusal. The agreement may include a right of first refusal providing
the City or designated affordable housing organization with the option to purchase the
property before it is offered on the open market, to preserve long-term affordability_
Subd. 11 Monitoring and Compliance
A. Annual Reporting. Property owners shall submit an annual report to the City
Administrator or designee by February 1 of each year, containing_
1. Total number of units and number of affordable units by AMI level.
2. List of all affordable units or sum total/percentage of leased square footage of
affordable units.
3. Current rent for each affordable unit.
Page 7 of 9
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
4. Income verification documentation for new tenants.
5. Vacancy information.
6. Certification of compliance with all requirements of this ordinance and the
Development Agreement.
B. Monitoring and Inspection. The City reserves the right to inspect records and
properties to verify compliance with affordability requirements. Inspections shall be
conducted upon reasonable notice and during normal business hours.
C. Phasing Compliance. For phased developments, certificates of occupancy for market -
rate units shall not be issued until a proportionate number of affordable units in that
phase have received certificates of occupancy and are available for occupancy.
Subd. 12 Alternative Compliance. The City Council mayqpprove alternative methods of
compliance that provide equal or greater public benefit than strict application of this
ordinance. Any alternative proposal shall:
A. Provide at least as manv affordable units at the same or lower income levels.
B. Maintain or exceed the quality and design standards required by this ordinance.
C. Demonstrate compelling circumstances justifying the alternative approach.
D. Be recommended for approval by city staff with detailed findings supporting the
public benefit.
Subd.13 Enforcement
A. Violations. Failure to comply with the requirements of this ordinance or the
Development Agreement constitutes a violation subject to enforcement action.
Violations may result in withholding of certificates of occupancy, revocation of
permits, civil penalties, or other remedies available under law.
B. Remedies. The city may pursue any remedy available under law or equity to enforce
this ordinance. Remedies are cumulative and not exclusive.
Subd.14 Administration
A. Guidelines and Procedures. The City Administrator may adopt administrative
guidelines and procedures to implement this ordinance, subject to approval by the
City Council. Guidelines shall be published and made available to developers and
the public.
B. Annual Evaluation. The City Administrator or designee shall provide an annual
report to the City Council by October 1 of each year evaluatingthe he implementation
and effectiveness of this ordinance, including the number of affordable units created,
compliance rates, and recommendations for amendments.
Page 8 of 9
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
C. Periodic Review. The City Council shall review this ordinance at least every five
years to ensure it remains responsive to local housing needs, market conditions, and
regional housing goals. Amendments may be adopted following public hearing as
required by state law.
SECTION 2. If any section, subsection, paragraph, sentence, or clause of this ordinance is held
to be unconstitutional or invalid, the remaining portions shall remain valid and in force. The City
Council declares that it would have passed each provision independently.
SECTION 3. This Ordinance shall become effective immediately upon its passage and
publication according to law. A Summary of this Ordinance will be published in accordance with
state statute.
PASSED and ADOPTED this
of the City of Arden Hills, Minnesota.
ATTEST:
Julie Hanson, City Clerk
day of , 2026, by the City Council
CITY OF ARDEN HILLS
David Grant, Mayor
Page 9 of 9
Attachment B
AGE -
-z3�HILLS
MEMORANDUM
DATE: April 8, 2026
TO: Planning Commission Chair and Commissioners
FROM: Jake Reilly, Community Development Director
SUBJECT: Planning Case #26-006 — Public Hearing Required
Applicant: City of Arden Hills
Request: Ordinance Amendments to Zoning Code Section 1320.16 —
Requirements for Affordable Housing (Draft inclusionary housing ordinance)
Budgeted Amount: Actual Amount: Funding Source:
N/A N/A N/A
Commission Should Consider
The City of Arden Hills is proposing amendments to City Zoning Code Chapter 13 within Section
1320, adding a new Section 1320.16 — Requirements for Affordable Housing. The Planning
Commission should review and consider a draft inclusionary housing ordinance designed to
address affordability in new residential construction. During the discussion the Commission
should also consider any public hearing testimony related to the ordinance.
Backiround
In the fall of 2025, the City Council requested staff begin developing an affordable housing policy
for new residential developments in the City of Arden Hills. Staff prepared several presentations
about the history of and existing market conditions related to construction, cost, and affordability
of new housing in the nation, state of Minnesota, the Twin Cities metropolitan region, Ramsey
County and Arden Hills.
At the October 2025 work sessions, the City Council received information about affordable
housing in Arden Hills and the relation to the housing market nationwide. Two memos,
summarized below, were produced detailing the root causes of the nationwide housing crisis, the
effect specific to Arden Hills and potential solutions.
Arden Hills faces a significant housing affordability challenge across all income levels and age
groups. About 21% of all households are cost -burdened (spending more than 30% of income on
housing), rising to 52% among renters. This includes more than a quarter of households making
between 60% of the Area Median Income (AMI) and 80% AMI. In real dollars that is a four -
Page 1 of 10
person household with an annual income between $79,440 and $104,200. The median home sale
price is $465,000 with only a three-month supply on the market — well below the five -to -six
months considered healthy. Average rents exceed $1,800/month. Affordability pressures extend
beyond lower -income residents: over a third of older households (65+) are now cost -burdened
nationally, and many Arden Hills seniors face a "lifecycle housing mismatch" with few options
between large single-family homes and expensive senior care facilities.
The crisis is both national and local. Home prices have risen 60% nationwide since 2019, and the
U.S. homeownership rate fell in 2024 for the first time in eight years most sharply among
households under 35. Two structural forces drive the shortage: decades of underbuilding
"missing middle" housing (small-scale homes and small multi -family buildings), and incomes
that have not kept pace with construction costs. New tariffs are expected to add roughly $10,900
per new home, and economic uncertainty is suppressing both builder confidence and buyer
demand. Locally, Arden Hills is largely built out, institutional land holdings limit developable
areas, and limited public transit adds to residents' true cost of living.
The following definitions have been used to frame the conversations: Affordable housing means
any home, whether rented or owned, costing 30% or less of a household's income. Attainable
housing refers to homes/condominiums purchasable by households earning 100-125% of Area
Median Income (AMI). Workforce housing serves households at 60-80% AMI. Subsidized and
deeply affordable housing targets households at or below 60% and 30% of AMI respectively,
often through government programs. Naturally Occurring Affordable Housing (NOAH) describes
older, unsubsidized homes that are affordable due to age or condition. Missing middle housing
describes duplexes, triplexes, and small apartment buildings compatible with single-family
neighborhoods. This type of residential housing has been severely underbuilt since the 1980s.
Arden Hills' home values and rents are higher than surrounding communities, driven in part by
institutional land holdings which limit net tax capacity, limited transit options, demand for
homes within the Mounds View School District, and constrained supply. One offsetting factor:
Arden Hills homeowners pay less in property taxes than owners of similarly valued homes in
neighboring cities. The —1,960 planned units at Rice Creek Commons will help address supply,
though the timeline is uncertain. Other first and second ring suburban cities offer proven models:
Shoreview, Little Canada, New Brighton, Woodbury, and St. Louis Park have each added
hundreds of affordable units through inclusionary policies and density bonuses. Edina's
inclusionary housing policy has generated nearly $9 million for affordable housing and Richfield
and Bloomington have had similar successes. Further, Minneapolis and St. Paul eliminated
single -family -only zoning districts with measurable results that have been demonstrated to be an
outlier among similarly sized metropolitan areas.
Fortunately, there are many low- to no -cost opportunities and solutions that can be tailored to
meet Arden Hills' unique needs:
Zoning reforms: Allow more units per lot by right, eliminate minimum parking
requirements, reduce minimum lot sizes, allow the construction of accessory dwelling
units, and adopt a more flexible building code all largely cost -neutral and likely to
increase the city's tax base.
Inclusionary housing policy: Require affordable units in new developments of 20+ units
or collect in -lieu fees for a housing trust fund.
Density bonuses: Offer developers additional units in exchange for affordable housing,
green space, or sustainable design.
Page 2 of 10
• Employer and institutional partnerships: Work with large local employers to support
workforce housing development.
• NOAH preservation and land trusts: Partner with existing property owners to maintain
affordability in older buildings and explore community land trusts to keep homes
permanently affordable across successive owners.
• Use of/creation of EDA/HRA levy and Local Housing Trust Fund: Enable down -
payment assistance, low-cost rehabilitation loans, and a dedicated funding pool eligible
for state matching dollars.
Arden Hills has a long history of being very effective and efficient with taxpayer dollars,
represented in the lower impact of municipality -specific property taxes when compared with
surrounding municipalities and municipalities of the same size. Recognizing the importance of
this factor on residents and taxpayers, staff offered clarification about the impact of affordable
housing on property taxes. Specifically, that affordable homes do not generate fewer property
taxes than market -rate homes — valuations are based on construction quality, not resident income.
Most affordability tools are cost -neutral or tax -base -positive. Some mechanisms like Tax
Increment Financing and Tax Abatement may temporarily defer general fund revenue but do not
reduce the city's overall net tax capacity. Grant funding from the Metropolitan Council,
Minnesota Housing, Ramsey County and other partners is also available to offset costs.
At the December 8, 2025, and January 12, 2026, work sessions, the City Council received
additional information about local housing market dynamics and discussed various approaches to
increasing the supply of affordable places to live in Arden Hills. That information focused on three
market -driven, largely no -cost approaches to increasing Arden Hills' housing supply, set in the
context of the affordable housing need the Metropolitan Council estimates Arden Hills must
accommodate by 2050.
The Metropolitan Council estimates Arden Hills needs to accommodate 221 households at or
below 60% of Area Median Income by 2040, with Rice Creek Commons (-1,900 units) designated
as the primary location. However, a 2022 Ramsey County study suggests that estimate understates
the true need — Ramsey County is the most cost -burdened county in the seven -county metro area.
Importantly, there is no legal mandate requiring cities to hit specific affordability targets; all
figures are projections. Housing supply ultimately comes when land costs plus construction costs
make development financially viable for builders.
Three primary tools were discussed in December, along with a reminder that staff are continuing
to respond to this discussion with an incremental approach to housing needs in Arden Hills that
began with updates to the zoning code and includes this conversation specific to affordable
housing, the future conversation expected this spring about Accessory Dwelling Units, and
conversations that are ongoing related to the overall citywide Strategic Plan, adopted in November
2025.
Eliminate and/or refine parking minimums: Government -mandated minimum parking
requirements drive up development costs, reduce density, and force developers to overbuild
parking that often sits empty. Eliminating minimums allows developers to right -size parking based
on actual market demand — reducing per -unit costs and unlocking land for more homes. This
applies to residential, retail, and office uses alike and is considered one of the highest -impact,
lowest -cost zoning reforms available. There have also been related conversations about evaluating
overnight parking regulations.
Page 3 of 10
Increase densities where appropriate: Construction costs are highly sensitive to building type.
There is a financially optimal "sweet spot" — duplexes through small apartment buildings of up to
roughly six stories — where wood -frame construction keeps costs low. Above six stories, steel -
frame construction, dual stairwells, and elevators add significant expense. Allowing more units
per lot by right (including accessory dwelling units, subdividing large lots, and reducing minimum
lot sizes) spreads land costs across more households without requiring costly construction
upgrades. In -process draft zoning code revisions consider increasing minimum densities in
appropriate portions of the city. Increasing maximum densities in other portions of the city are
more likely than not to have similar effects. An additional effect of this approach may be to
encourage the Metropolitan Council to consider additional transit service to and from Arden Hills,
including regular route transit.
Adopt density bonuses: Embedded in the zoning code, density bonuses allow developers to build
more units than permitted in exchange for public benefits such as affordable units, additional green
space, or sustainable design. Examples from Cottage Grove, Woodbury, Forest Lake, and Golden
Valley illustrate how this can be structured at minimal cost to the city.
Adopt inclusionary housing ordinance: These ordinances require or encourage developers to set
aside a fraction of newly constructed housing units to be affordable to lower -income households
and is an affordable housing tool used by hundreds of jurisdictions nationwide and dozens in the
region to address historic inequities as they support residential growth and development. Typically,
a city or county will adopt an inclusionary zoning ordinance to both add more affordable homes
to its inventory and ensure that lower -income households can live in neighborhoods that have been
well-resourced and invested in by the public and private sectors where they would otherwise
be priced out, and in neighborhoods where housing supply is increasing. Inclusionary zoning
policies may also minimize adverse effects of gentrification such as displacement of families with
low incomes. This memo addresses this approach.
At the January 12, 2026, City Council work session, staff were directed to bring back a draft
ordinance or policy to address requiring affordable units in project proposals.
The attached draft "Attachment C" was presented to the Council at its February 9, 2026, work
session. The draft ordinance was developed for discussion purposes and is tailored to Arden Hills'
market conditions and addresses concerns raised in previous discussions, including design
standards, municipal subsidy, enforceability, and maintenance -related affordability for existing
residents. It covers both new residential construction and rehabilitation of existing multi -family
homes and is intended to be market -sensitive, avoid negative impacts to the tax base, and address
stated concerns about community character. Further, based on January's Council direction, staff
confirmed two zoning code updates will be pursued as part of the broader code revision:
1. Reducing required parking: Addressing existing parking minimums remains a top
priority, freeing up land and reducing development costs for housing and businesses alike.
2. Selectively increasing maximum densities: Targeted density increases in specific zoning
districts — particularly R-4 Multiple Dwelling, B-2 General Business, and High
Density/Mixed Use future land use areas — are expected to make mixed -income
development financially viable without requiring city subsidy. This aligns with the 2040
Comprehensive Plan goals around lifecycle housing and aging in community.
3. Selectively increasing minimum densities/reducing minimum lot sizes: Targeted
minimum density increases and/or reducing minimum lot sizes in appropriate portions of
the city's single-family residential neighborhoods, perhaps through adopting an Accessory
Dwelling Unit provision to the zoning code, and/or by allowing for smaller scale homes on
Page 4 of 10
larger lots may be appropriate. Both of these are proven ways to reduce cost -burden related
to property taxes and encourage construction of more diverse types of homes.
Two additional tools are also contemplated for implementation in the future:
1. Creation of an affordable housing fund: A Minnesota statutory tool that allows the city
to set aside funds specifically for creating or preserving housing across all types and scales
— rental, ownership, new construction, and rehabilitation. Notably, no tax levy is required.
2. Collaborate with Ramsey County: Ramsey County's newly created Housing and
Redevelopment Authority adds further flexibility to County -supported housing
opportunities. County programs can also support business development, help seniors age
in place and community, and attract new families to Arden Hills.
The draft ordinance being considered for public hearing is included as Attachment A. The attached
public hearing draft was crafted in response to the conversation at the Council meeting and features
significant refinements to address implementation concerns and offer more options to both
policymakers and homebuilders to achieve the stated goal of increasing the number of homes in
Arden Hills that are affordable to those who wish to live here.
Table 1: Difference in required units
Options
Income
Maximum
Minimum % of Units
Standard
household income
Commission
Council
(Att. A)
(Att. B)
1
Very Low
50% AMI
-
5%
Income
2
Low Income
60% AMI
5%
7.5%
3
Workforce
80% AMI
10%
10%
Housing
One discussion point the Commission should consider is if there is interest in increasing the
minimum percentage of units affordable to those at 80% AMI (which is similar to the lower cost
end of the existing rental rates the market commands today) to 15%. City Council members
requested the Commissioners consider this question and stated a desire for "middle of the road"
approach. Below is information about other cities in the region and their approaches to affordable
housing in order for the Commission to evaluate what "middle of the road" might mean.
Many cities in the region have adopted inclusionary housing policies or ordinances, sometimes
referred to as inclusionary zoning ordinances. Staff considered all known adopted inclusionary
housing policies when crafting the draft ordinance. Special attention was paid to those policies or
ordinances that have been adopted by nearby communities, including Shoreview, Bloomington,
Eden Prairie, Edina, Forest Lake, Hopkins, Richfield, and St. Louis Park. Other municipal
approaches to affordability considered include incentives within an existing PUD process, such as
those used by Woodbury and Chanhassen. Shoreview's more recent multi -family developments,
The Emrik SV, Loden SV and Aloma Apartments, were produced before the city's Affordable
Housing Ordinance was adopted and received subsidy to do so.
Page 5 of 10
Table 2: Inclusionary zoning requirements in suburban communities
Minimum % of Units (Rental)
Income
Eden
Golden
St. Louis
Shoreview
Bloomington
Edina
Hopkins
Minnetonka
Standard
limit
Prairie
Valley
park
Ext. Low
30% AMI
-
5%
-
-
-
-
5%
Income
or
or
Very Low
50% AMI
5%
10%
10%
10%
5%
5%1
10%
9%
Income
or
or
or
or
or
or
Low
60% AMI
7.5%
15%
20%
15%
10%
10%2
20%
Income
or
Workforce
80% AMI
10%
-
-
-
-
-
-
-
Housing
As established, housing is considered affordable when the cost is not more than 30 percent of the
resident's income, including taxes, utilities, and related fees. In today's rental market, separating
out fees from rent has been a mechanism for property owners to both right size the cost of living
to the tenant and recoup as much of the cost of the development and maintenance of the
property/amenities as possible, including addressing future needs. In some cases,
renter/homeowner insurance is included in that bundle of costs. Many multi -family management
firms now require renters to obtain rental insurance.
There are key factors in ensuring people of all kinds can live in a place, two of which are supply
and perception. On the supply side, when there is a sufficient supply of homes available to renters
or owners of any kind, scarcity does not have the effect of driving up the cost of a place to live.
However, it is important to note that supply does not inherently impact demand. Both how "easy"
a developer perceives a locality is to develop in and neighborhood perception influence whether a
developer of any kind will find a place desirable to build in.
Ultimately, supply of housing will come when the cost of land plus the cost of construction is of
interest to a developer. Higher density buildings are more likely to be profitable in locations that
are best able to support them. The Lexington Avenue corridor is one example of a place where
developers may desire to build higher density buildings. In that area, the cost of land is somewhat
lower than in the existing single-family residential neighborhoods and the location affords more
opportunities to walk to and from major employers and many services and businesses. Some of
this supply (relative to the cost of land) can be addressed through the pending zoning code update.
Discussion
Inclusionary housing ordinance
Attachment A is the public hearing version of the draft inclusionary housing ordinance that has
revisions from the conversation at the February 2026 Council work session. Substantive changes
from the Council's discussion include changes to percentages of required affordable units as shown
in Table 1 above, as well as additional language not seen by the City Council designed to clarify
the approach and identify additional opportunities to meet the intent of the ordinance, as follows:
1 If no subsidy or if no zoning or comprehensive plan amendment requested
z If no subsidy and with zoning or comprehensive plan amendment requested
Page 6 of 10
Based on Council review and discussion:
• Reducing the number of affordability options from three to two
• Eliminating an option to provide affordable housing for those at or below 50% AMI
• Reducing the percentage of units affordable for those at or below 60% AMI from 7.5% to
5%,
• Clarifying that developers may choose one or more affordability options
• Adding definitions for affordable rent, density bonus unit, and tenant paid rent.
• Clarifying that the replacement requirement related to Naturally Occurring Affordable
Housing does not require the same percentages as new construction.
• Clarifying and refining the distribution and integration section of the draft ordinance for
legibility
• Removing erroneous language/typographical errors.
Language added by staff to enhance clarity and enforceability, offer additional choices to meet
the stated goals, and address concerns associated with unclear language leading to uncertainty
for developers, residents, and policymakers alike:
• Adding projects developed on property purchased from the City of Arden Hills to the list
of qualified projects.
• Adding a payment -in -lieu option for developers wishing to produce market -rate -only
projects, known as a "Total Buy In" fee, an option that has the potential benefit of offering
the city the opportunity to direct non -tax -levy funds to the production of affordable homes,
• Clarifying and identifying regulations for how parking shall be provided.
• Clarifying and identifying what fees or services comprise the sum total of an affordable
payment.
• Adding a second option for a density bonus for units affordable to those at 60% of AMI
(this rental rate targets those who are teachers, firefighters and other essential workers).
Staff seek feedback on Attachment A for a recommended approach from the Planning Commission
to the City Council, following the public hearing.
Additional work in progress:
Addressing affordable housing and housing supply needs generally is naturally complex. Complex
issues often require incremental, coordinated, and complementary approaches to resolve. City staff
has been directed by Council to take an incremental approach, therefore this ordinance discussion
should be considered in the context of other work ongoing to address the need for more places for
people to live in Arden Hills, and for there to be a greater range of housing choices available within
the city limits. There is also a known need to address the needs of residents who are aging in place
and homes that may need repairs that are beyond the means of the owner's economic situation
today. Staff is continuing to work on those issues alongside issues associated with new
construction, including new commercial construction. Some of the initiatives underway that are
complementary to this proposed ordinance include:
Pending zoning code reforms
Direction from the council on January 12 was also clear that the list of zoning code reforms to
establish standards, reduce regulatory barriers and become more in line with provide and accepted
professional practices around minimum standards for parking, lot size, and housing types. As staff
evaluates the drafted updates to the zoning code, based on the conversations with Council about
affordable housing, we intend to address the following items discussed with council in those
Page 7 of 10
updates. These include evaluating potential reductions in minimum parking standards, increasing
maximum allowed densities in select portions of the city, and the consideration of allowing
accessory dwelling units to be constructed in Arden Hills.
Staff keep the following adopted 2040 Comprehensive Plan policies in mind when crafting draft
ordinance language:
• Encourage the incorporation of affordable and life -cycle housing into new development
and redevelopment where feasible.
• Identify programs, policies, and strategies that encourage aging in community for senior
citizens.
Based on the current market and the location of available sites for housing in Arden Hills, changing
the overall density allowed in specific zoning districts such as R-4 Multiple Dwelling and B-2
General Business or in the High Density Housing and Mixed Use future land uses is more likely
than not to yield success in the private market without requiring subsidy from the city.
Staff anticipate bringing forward portions of the draft revised zoning code to the Planning
Commission in Q2 of this year. Other work in process that will come to both the City Council and
the Planning Commission in the next several months include:
Accessory dwelling units
The Council is expected to receive information and discuss prospective approaches to including
provisions to allow Accessory Dwelling Units (ADUs) to be constructed on properties within the
city limits. At this time the zoning code, nor the draft revisions to the zoning code include
consideration of Accessory Dwelling Units. A report was initially provided by staff in anticipation
of a discussion at the March work session and is available. A slightly revised version of that report
is expected to be considered at the April 13, 2026, work session and will be available in the packet
for that City Council work session. Draft language to consider allowing ADUs to be constructed
in Arden Hills will come to the Planning Commission, likely in April. Staff anticipates bringing
an information presentation to the Planning Commission about ADUs for the May 6, 2026,
meeting.
Housing needs study
Staff received support to apply for a grant through the Metropolitan Council's Livable
Communities Act grant program to evaluate gaps in housing supply and identify defined needs,
which will also help identify additional market -based approaches to housing development in Arden
Hills. That grant application is due April 15, 2026, and will be considered by the City Council at
the April 13, 2026, regular Council meeting.
Economic Development Commission
The Economic Development Commission (EDC) has crafted a draft workplan that addresses items
within the City's adopted Strategic Plan that consider the business environment, including how to
ensure Arden Hills has a defined identity, that businesses feel both engaged with and supported by
the elected officials and city staff, and evaluating opportunities for development, redevelopment,
and community enhancements that are more likely that not to improve the City's net tax capacity
and capitalize on vacant and/or underutilized land to ensure the long-term financial health of the
city. The Planning Commission will also have opportunities to weigh in and engage on those issues
as we work through the very first strategic plan adopted by the Arden Hills City Council.
Page 8 of 10
Notice
A Zoning Code Amendment requires a public hearing. Notice was published in the Pioneer
Press on March 26, 2026. The city has not yet received any public comments regarding this case.
Findings of Fact
The Planning Commission must make a finding as to whether or not the proposed application
would adversely affect the surrounding neighborhood or the community as a whole based on the
aforementioned factors. Staff offers the following findings for consideration:
General Findings:
• The City of Arden Hills is proposing to amend ordinance language for Chapter 13 —
Zoning Code by adding Section 1320.16.
• The proposed ordinance is consistent with the adopted Comprehensive Plan policies to:
o Encourage the incorporation of affordable and life -cycle housing into new
development and redevelopment where feasible.
o Identify programs, policies, and strategies that encourage aging in community for
senior citizens.
• The health, safety, and economic welfare of present and future residents of Arden Hills
depends on the availability of housing choices affordable to people and families at
various income levels, including those earning less than 80% of Area Median Income
(AMI).
• Stable, safe, and affordable housing provides measurable health and economic benefits
for individuals, families, and the community as a whole.
• There is a demonstrated need to encourage the development of affordable housing for
Arden Hills' workforce and families.
• New residential development can accommodate existing demand for affordable housing
for service workers, teachers, public safety personnel, and other essential community
members.
• The preservation of naturally occurring affordable housing (NOAH) is critical as market
pressures increase rents and threaten the displacement of existing affordable units.
• Economic integration of affordable housing within market -rate developments creates
diverse, stable neighborhoods and prevents the concentration of poverty and the
concentration of wealth.
• Amendments to the Zoning Code regulations require a public hearing prior to action by
the City Council.
Options and motion language
Recommend Approval: Move to recommend approval of Planning Case 26-006 as
presented (or as modified by Planning Commission) for Zoning Code Amendments
Ordinance 2026-OXX to Chapter 13 in Section 1320.16 — Inclusionary Housing of the
Arden Hills City Code to add language to address an identified need for affordable
housing production within the City as discussed in the April 8, 2026 Report to the
Planning Commission.
• Recommend Denial: Move to recommend denial of Planning Case 26-006 as presented
(or as modified by Planning Commission) for Zoning Code Amendments Ordinance
2026-OXX to Chapter 13 in Section 1320.16 — Inclusionary Housing of the Arden Hills
City Code to add language to address an identified need for affordable housing
Page 9 of 10
production within the city: findings to deny should specifically reference the reasons for
denial.
Table: Move to table Planning Case 26-006 as presented (or as modified by Planning
Commission) for Zoning Code Amendments Ordinance 2026-OXX to Chapter 13 in
Section 1320.16 — Inclusionary Housing of the Arden Hills City Code to add language to
address an identified need for affordable housing production within the City: the
Planning Commission should identify a specific reason and/or information request
should be included with a motion to table.
Budget Impact
N/A
Attachments
Attachment A: Draft inclusionary housing ordinance for public hearing
Attachment B: Revised draft inclusionary housing ordinance based on Council discussion (shown
with strikeouts and underlines)
Attachment C: February 9, 2026, Council work session draft inclusionary housing ordinance
Page 10 of 10
ATTACHMENT A
Public hearing draft ordinance
April 8, 2026
,!It
-AR�EN HILLS
ORDINANCE NO. 2026-OXX
CITY OF ARDEN HILLS
RAMSEY COUNTY, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 13,
ZONING CODE, SECTION 1320
OF THE ARDEN HILLS CITY CODE TO INCLUDE A NEW SECTION 1320.16
REQUIREMENTS FOR AFFORDABLE HOUSING
THE CITY COUNCIL OF THE CITY OF ARDEN HILLS, MINNESOTA, ORDAINS:
SECTION 1. Chapter 13 - Zoning Code, Section 1320 is hereby amended by adding a new
subsection 1320.16 Requirements for Affordable Housing and the underlined language as
follows:
1320.16 Requirements for Affordable Housing.
Subd. 1 The City Council of Arden Hills finds and declares the following:
A. The health, safety, and economic welfare of present and future residents of Arden
Hills depends on the availability of housing choices affordable to people and
families at various income levels, including those earning less than 80% of Area
Median Income (AMID
B. Stable, safe, and affordable housing provides measurable health and economic
benefits for individuals, families, and the community as a whole.
C. There is a demonstrated need to encourage the development of affordable housing
for Arden Hills' workforce and families.
D. New residential development can accommodate existing demand for affordable
housing for service workers, teachers, public safety personnel, and other essential
community members.
E. The preservation of naturally occurring affordable housing_(NOAH) is critical as
market pressures increase rents and threaten the displacement of existing
affordable units.
F. Economic integration of affordable housing within market -rate developments
creates diverse, stable neighborhoods and prevents the concentration of poverty
and the concentration of wealth.
Subd. 2 Purpose. The purpose of this ordinance is to:
ATTACHMENT A
Public hearing draft ordinance
April 8, 2026
A. Maintain a balanced community that provides housing opportunities for
households at all income levels.
B. Ensure housing opportunities for employees of businesses located in Arden Hills
and the surrounding region.
C. Implement affordable housing goals and policies contained in the City's
Comprehensive Plan.
D. Promote economic integration by including affordable units within market -rate
developments.
E. Create affordable housing without requiring public subsidies or tax increment
financing.
Subd. 3 This ordinance is adopted pursuant to:
A. Minnesota Statutes 6 462.358. subd. la. which authorizes municipalities to adopt
ordinances for the purpose of increasingthe he supply of affordable housing using
land use mechanisms.
B. Minnesota Statutes § 462.358, subd. 11, which authorizes municipalities to enter
into agreements requiring affordable housing with established pricing and long-
term affordability controls; and
C. Minnesota Statutes � 473.859, which requires municipal comprehensive plans to
promote creation of affordable housing for low- and moderate -income individuals
and families.
Subd. 4 Definitions. The following terms shall have the meanings indicated:
AFFORDABLE. Housing is affordable when a household pays no more than 30% of
gross household income for housing costs, including rent or mortgage payment, utilities
fees. and charges.
AFFORDABLE RENTS. The rent and utilities for the affordable housing units will be
based on payment standards by Zip code using Small Area Fair Market rents, as
established by the Metro HRA or, if applicable, the Multifamily Tax Subsidy Projects
(MTSP) Income Limits are used to determine qualification levels as well as set maximum
rental rates for projects funded with tax credits or tax exempt housing bonds authorized
under the Internal Revenue Code as adiusted annually.
AFFORDABLE HOUSING UNIT. A dwelling unit that has income and rent restrictions
pursuant to this ordinance to ensure affordabilitv for eligible households.
AREA MEDIAN INCOME (AMI). The median household income as most recently
determined by the U.S. Department of Housing and Urban Development HUD, for the
Minneapolis -St. Paul -Bloomington, Minnesota -Wisconsin Metropolitan Statistical Area
adiusted for household size and number of bedrooms.
DENSITY BONUS UNIT. A unit as a result of an increase in density_ permitted above the
per acre limit established by the citv code
DEVELOPMENT. A new residential or mixed -use development, including construction
in phases or stages, for which city approvals are being or have been sought.
ATTACHMENT A
Public hearing draft ordinance
April 8, 2026
DWELLING UNIT. One or more rooms designed for residential use by a single
household, containing cooking, living, iving, sanitary, and sleeping facilities.
ELIGIBLE HOUSEHOLD. A household with annual income at or below 80% of AMI
for rental units, or at or below 110% of AMI for ownership units.
MARKET -RATE UNIT. A residential dwelling unit not subject to affordability
restrictions under this ordinance.
NATURALLY OCCURRING AFFORDABLE HOUSING (NOAH.. Existingrental
ental
housing that is affordable to households at or below 60% of AMI without public subsidy,
typically constructed between 1940 and 1990 and classified as Class B or C real estate
'ro e
SUBSTANTIAL REHABILITATION. Improvements to a property where the cost
exceeds 20% of the property value (excluding land,) after improvements.
TENANT PAID RENT. The monthly rent for an affordable dwelling unit shall include
rent, utility costs and any other non -optional monthly occpancy charges.
WORKFORCE HOUSING. Housing affordable to households earning between 60% and
80% of AMI, typically needed by teachers, public safety_ personnel, healthcare workers,
and other essential workers.
Subd.5 Applicability,
A. This ordinance applies to the followingdevelopment evelopment types:
1. New multifamilv residential developments creatina 20 or more dwellina units.
2. Mixed -use developments with a residential component of 20 or more dwelling
units.
3. Substantial rehabilitation or reconstruction of existing buildings containing 20
or more dwelling units.
4. Conversion of non-residential buildings to residential use creating 20 or more
dwelling units.
5. Those developed on property purchased from the City of Arden Hills unless a
waiver is recommended by the Arden Hills Planning Commission and
approved by the Arden Hills City Council.
6. The development must comply with this Inclusionary Housing Ordinance as
amended and approved by the city council as of the date the development
enters into a development agreement with the city,
B. Calculation of Units/Payment in Lieu
For phased developments, the affordable housing requirement shall be calculated
based on the total number of units in all phases. Affordable units shall be
provided proportionately across phases.
When calculating the number of affordable units required, any fraction of 0.5 or
,greater shall be rounded up to the nearest whole number; fractions less than 0.5
shall be rounded down.
ATTACHMENT A
Public hearing draft ordinance
April 8, 2026
It is the strong preference of the city that each new qualifyin dg evelopment
provides its proportionate share of affordable housing. However, the city
recognizes that it may not be economical or practical in all circumstances to do
so. The City Council may waive this requirement, if and when circumstances so
dictate, as determined by the city. In lieu of providing affordable housing in each
new development, the city may consider a cash payment in lieu of providing
affordable housing units, known as a Total Buy In (TBI) fee. The TBI shall be
equal to $150,000 per unit rounding up to the next whole unit. The TBI is due in
cash or certified funds in full to the City at the time of issuance of the building
permit. A building, permit will not be issued unless the TBI is paid in full.
Subd. 6 Affordable Housing Requirement
A. New Development Requirements
1. Developments subject to this ordinance shall provide affordable housing units
according to the following standards:
Options
Choose one
Affordability
Standard
Maximum
household
income
Minimum % of
Units
1
Low income
60% AMI
5%
2
Workforce housing
80% AMI
10%
2. On -site parking shall be provided (either surface or enclosed) for affordable
units and shall be included within the affordable sales price and/or affordable
rent. At least one enclosed parking stall shall be included in the purchase price
of an affordable for -sale unit in the same manner as offered to bu. e
market -rate units.
3. For ownership housing (condominiums, townhomes/twin homes, duplexes,
triplexes, rowhouses, and four-plexes), at least 10% of units shall be
affordable to households at or below 110% of AMI, including any related and
required association or management fees.
B. Naturally Occurring Affordable Housing (NOAH) Replacement Reauirement. If a
development demolishes or converts NOAH units, the new development must
replace those units at a minimum rate of 20% of total units affordable at 60%
AMI. Replacement units shall be comparable in bedroom size to the demolished
units.
C. Integration and Design Standards
1. Distribution and Integration. Affordable units:
ATTACHMENT A
Public hearing draft ordinance
April 8, 2026
a. Shall be distributed throughout the development and not concentrated in
any single building, floor, or section.
b. Shall be proportionately distributed across all unit types (studio, 1-
bedroom, 2-bedroom, 3-bedroom, etc.).
c. Shall be indistinguishable from market -rate units in terms of exterior
appearance and quality of construction.
d. Mav be either "fixed" or "floating." Fixed units are those identified b
unit number and never change. Floating units may change over time as
long as the total number of units and any specific quantity of bedroom
sizes or total square footage in the property remains compliant with the
original Development Agreement.
2. Comparable Quality. Affordable units shall:
a. Have the same design, materials, and construction quality as market -rate
units.
b. Have comparable square footage and room sizes to market -rate units of
the same bedroom count.
c. Have comparable furniture, fixtures and equipment to market -rate units.
d. Have access to the same amenities, facilities, and services as market -rate
units.
e. Have proportional access to parking, including both surface and enclosed
parking if available.
3. Family -sized Units. Developments of 60 or more units shall include a
minimum number of 3-bedroom or larger units. The followingtable
able
establishes minimum requirements:
Total Development Units
Minimum 3+ Bedroom Units
60-99
5
100-150
8
150+
10% of total
Age -restricted developments(55+) shall include at least one 3-bedroom or
larger unit per floor, for floors of the structure(s)/building(s) that are at least
40 percent leasable residential space.
Subd. 7 Affordability Controls
A. Rent Limits. Maximum rent for affordable units, including utilities, parkin and nd all
mandatory fees, shall not exceed 30% of the applicable AMI level adjusted for
household size and bedroom count. Rent limits shall be based on Metro HRA Small
Area Fair Market Rents or Minnesota Housing income limits, whichever is more
restrictive.
B. Income Qualification. Tenants of affordable units must be income -qualified at initial
occupancy. Income verification shall follow Metro HRA or Minnesota Housing
ATTACHMENT A
Public hearing draft ordinance
April 8, 2026
guidelines. A household whose income rises above the qualifying level may continue
to occupy the unit provided household income does not exceed 140% of the
applicable AMI. Upon vacancy, the unit must be re -rented to an income -qualified
household.
C. Period of Affordability. Affordable units shall remain affordable for a minimum of 20
years from the date of initial certificate of occupancy. Affordability shall be secured
through a recorded covenant or deed restriction approved by the City Attorney,
D. Non -Discrimination. Developers, owners and managers shall not discriminate against
prospective tenants on the basis of source of income. Projects subject to this Policy
shall accept tenant -based rental housing assistance including but not limited to
Section 8 Housing Choice Vouchers, HOME tenant -based assistance and Housing
Support. Tenants with rental assistance may occupy an affordable dwelling unit with
the rent charged not exceeding the maximum allowed by Metro HRA or the
assistance provider.
Subd. 8 Regulatory Incentives. To offset the costs of providing affordable housing without
public subsidy, developments meetingthe he requirements of this ordinance, are eligible
for the following re ug latoa incentives:
A. Density Bonus. Developments providing affordable units at or below 80% AMI may
receive a density bonus of up to 25% above the maximum density otherwise
permitted, provided the increase does not negatively impact surrounding, properties or
conflict with comprehensive plan goals.
Developments providing affordable units at or below 60% AMI may receive a density
bonus of up to 50% above the maximum density otherwise permitted, provided the
increase does not negatively impact surrounding properties or conflict with
comprehensive plan .,.goals.
The density bonus shall not increase the number of required affordable units.
B. Lot Size and Width Reduction. Minimum lot size and lot width requirements may be
reduced by up to 25% for developments meeting affordability requirements, subject
to site plan approval and findings that public health, safety, and welfare are protected.
C. Lot Coverage Increase. Maximum lot coverage may be increased by up to 10% for
developments meeting affordability requirements, subject to adequate stormwater
management and site plan approval design review.
D. Expedited Review. Applications for developments providing affordable units shall
receive priority review by city staff and may be placed ahead of other applications in
the review queue.
E. Parking Flexibility. The City may consider parking reductions of up to 25% for
developments meeting affordability requirements, provided adequate parking is
demonstrated through a parking study and subject to conditions ensuring affordable
unit residents have equitable access to parking at no additional charge.
Subd. 9 Affordable Housing Plan
ATTACHMENT A
Public hearing draft ordinance
April 8, 2026
A. Required Submission. All developments subject to this ordinance shall submit an
Affordable Housing Plan as part of the final development plan application. The plan
shall be approved by the City Council prior to issuance of building permits.
B. Plan Contents. The Affordable Housing Plan shall include:
1. Total number of units and number of affordable units by AMI level.
2. Unit mix showing bedroom counts or total square footage of leasable space for
both market -rate and affordable unit types.
3. Site plan and floor plan showing location and distribution of affordable units.
4. Proposed rent levels for affordable units demonstrating compliance with
affordability limits.
5. Management. plan describing marketing, tenant selection, income verification, and
annual reporting procedures.
6. Phasing plan showing proportional development of affordable and market -rate
units (if applicable).
7. Draft affordability covenant or deed restriction in form approved by the City
Attorney.
Subd. 10 Development Agreement
A. Reauired Agreement. Prior to issuance of building hermits. the developer shall
execute a Development Agreement with the City. The agreement shall incorporate the
approved Affordable Housing Plan and set forth all commitments and obligations of
both parties.
B. Recorded Covenant. The developer shall execute and record with the County a
covenant or deed restriction, in form approved by the City Attorney, that runs with
the land and ensures continued affordability of designated units for the required
period. The covenant shall be recorded prior to issuance of certificates of occupancy_
C. Right of First Refusal. The agreement may include a right of first refusal providing
the City or designated affordable housing organization with the option to purchase the
property before it is offered on the open market, to preserve long-term affordability.
Subd. 11 Monitoring and Compliance
A. Annual Reporting. Property owners shall submit an annual report to the City
Administrator or designee by February I of each year, containing_
1. Total number of units and number of affordable units by AMI level.
2. List of all affordable units or sum total/percentage of leased square footage of
affordable units.
3. Current rent for each affordable unit.
4. Income verification documentation for new tenants.
5. Vacancy information.
6. Certification of compliance with all requirements of this ordinance and the
Development Agreement.
ATTACHMENT A
Public hearing draft ordinance
April 8, 2026
B. Monitoring and Inspection. The City reserves the right to inspect records and
properties to verify compliance with affordabili . requirements. Inspections shall be
conducted upon reasonable notice and during normal business hours.
C. Phasing Compliance. For phased developments, certificates of occupancy for market -
rate units shall not be issued until a proportionate number of affordable units in that
phase have received certificates of occupancy and are available for occupancy.
Subd. 12 Alternative Compliance. The City Council may approve alternative methods of
compliance that provide equal or greater public benefit than strict application of this
ordinance. Any alternative proposal shall:
A. Provide at least as manv affordable units at the same or lower income levels.
B. Maintain or exceed the quality and design standards required by this ordinance.
C. Demonstrate compelling circumstances justifying ing the alternative approach.
D. Be recommended for approval by city staff with detailed findings supporting the
public benefit.
Subd.13 Enforcement
A. Violations. Failure to comply with the requirements of this ordinance or the
Development Agreement constitutes a violation subject to enforcement action.
Violations may result in withholding of certificates of occupancy, revocation of
permits, civil penalties, or other remedies available under law.
B. Remedies. The city mgy pursue any remedy available under law or equity to enforce
this ordinance. Remedies are cumulative and not exclusive.
Subd.14 Administration
A. Guidelines and Procedures. The City Administrator may adopt administrative
guidelines and procedures to implement this ordinance, subject to approval by the
City Council. Guidelines shall be published and made available to developers and
the public.
B. Annual Evaluation. The City Administrator or designee shall provide an annual
report to the City Council by October 1 of each year evaluatingthe he implementation
and effectiveness of this ordinance, including the number of affordable units created,
compliance rates, and recommendations for amendments.
C. Periodic Review. The Citv Council shall review this ordinance at least every five
years to ensure it remains responsive to local housing needs, market conditions, and
regional housing goals. Amendments may be adopted following, public hearing as
required by state law.
ATTACHMENT A
Public hearing draft ordinance
April8, 2026
SECTION 3. If any section, subsection, paragraph, sentence, or clause of this ordinance is held
to be unconstitutional or invalid, the remaining portions shall remain valid and in force. The City
Council declares that it would have passed each provision independently.
SECTION 4. This Ordinance shall become effective immediately upon its passage and
publication according to law. A Summary of this Ordinance will be published in accordance with
state statute.
PASSED and ADOPTED this
of the City of Arden Hills, Minnesota.
ATTEST:
Julie Hanson, City Clerk
day of
2026, by the City Council
CITY OF ARDEN HILLS
David Grant, Mayor
ATTACHMENT B
Revisions following 21912026 Council work session
CITY OF ARDEN HILLS
INCLUSIONARY HOUSING ORDINANCE LANGUAGE
DRAFT V2
1320.16 Requirements for Affordable Housing.
1. PURPOSE AND FINDINGS
1.1 Findings
The City Council of Arden Hills finds and declares the following:
a. The health, safety, and economic welfare of present and future residents of
Arden Hills depends on the availability of housing choices affordable to people
and families at various income levels, including those earning less than 80% of
Area Median Income (AMI).
b. Stable, safe, and affordable housing provides measurable health and economic
benefits for individuals, families, and the community as a whole.
c. There is a demonstrated need to encourage the development of affordable
housing for Arden Hills' workforce and families.
d. New residential development can accommodate existing demand for affordable
housing for service workers, teachers, public safety personnel, and other
essential community members.
e. The preservation of naturally occurring affordable housing (NOAH) is critical as
market pressures increase rents and threaten the displacement of existing
affordable units.
f. Economic integration of affordable housing within market -rate developments
creates diverse, stable neighborhoods and prevents the concentration of poverty
and the concentration of wealth.
1.2 Purpose
The purpose of this ordinance is to:
a. Maintain a balanced community that provides housing opportunities for
households at all income levels.
b. Ensure housing opportunities for employees of businesses located in Arden Hills
and the surrounding region.
c. Implement affordable housing goals and policies contained in the City's
Comprehensive Plan.
Page 1 of 10
ATTACHMENT B
Revisions following 21912026 Council work session
d. Promote economic integration by including affordable units within market -rate
developments.
e. Create affordable housing without requiring public subsidies or tax increment
financing.
2. AUTHORITY
This ordinance is adopted pursuant to:
a. Minnesota Statutes § 462.358, subd. 1a, which authorizes municipalities to adopt
ordinances for the purpose of increasing the supply of affordable housing using
land use mechanisms.
b. Minnesota Statutes § 462.358, subd. 11, which authorizes municipalities to enter
into agreements requiring affordable housing with established pricing and long-
term affordability controls; and
c. Minnesota Statutes § 473.859, which requires municipal comprehensive plans to
promote creation of affordable housing for low- and moderate -income individuals
and families.
3. DEFINITIONS
The following terms shall have the meanings indicated:
AFFORDABLE. Housing is affordable when a household pays no more than 30% of
gross household income for housing costs, including rent or mortgage payment, utilities,
fees, and charges.
AFFORDABLE RENTS. The rent and utilities for the affordable housing units will be
based on payment standards by Zip code using Small Area Fair Market rents, as
established by the Metro HRA or, if applicable, the Multifamily Tax Subsidy Projects
(MTSP) Income Limits are used to determine qualification levels as well as set
maximum rental rates for projects funded with tax credits or tax exempt housing bonds
authorized under the Internal Revenue Code as adjusted annually.
AFFORDABLE HOUSING UNIT. A dwelling unit that has income and rent restrictions
pursuant to this ordinance to ensure affordability for eligible households.
AREA MEDIAN INCOME (AMI). The median household income as most recently
determined by the U.S. Department of Housing and Urban Development (HUD) for the
Minneapolis -St. Paul -Bloomington, Minnesota -Wisconsin Metropolitan Statistical Area,
adjusted for household size and number of bedrooms.
DENSITY BONUS UNIT. A unit as a result of an increase in density permitted above
the per acre limit established by the city code
DEVELOPMENT. A new residential or mixed -use development, including construction
in phases or stages, for which city approvals are being or have been sought.
DWELLING UNIT. One or more rooms designed for residential use by a single
household, containing cooking, living, sanitary, and sleeping facilities.
Page 2 of 10
ATTACHMENT B
Revisions following 21912026 Council work session
ELIGIBLE HOUSEHOLD. A household with annual income at or below 80% of AMI for
rental units, or at or below 110% of AMI for ownership units.
MARKET -RATE UNIT. A residential dwelling unit not subject to affordability restrictions
under this ordinance.
NATURALLY OCCURRING AFFORDABLE HOUSING (NOAH). Existing rental
housing that is affordable to households at or below 60% of AMI without public subsidy,
typically constructed between 1940 and 1990 and classified as Class B or C real estate
property.
SUBSTANTIAL REHABILITATION. Improvements to a property where the cost
exceeds 20% of the property value (excluding land) after improvements.
TENANT PAID RENT. The monthly rent for an affordable dwelling unit shall include
rent, utility costs and any other non -optional monthly occupancy charges.
WORKFORCE HOUSING. Housing affordable to households earning between 60% and
80% of AMI, typically needed by teachers, public safety personnel, healthcare workers,
and other essential workers.
4. APPLICABILITY
4.1 Developments Subject to Requirements
This ordinance applies to the following development types:
a. New multifamily residential developments creating 20 or more dwelling units.
b. Mixed -use developments with a residential component of 20 or more dwelling
units.
c. Substantial rehabilitation or reconstruction of existing buildings containing 20 or
more dwelling units.
d. Conversion of non-residential buildings to residential use creating 20 or more
dwelling units.
The development must comply with this Inclusionary Housing Ordinance as amended
and aaaroved by the citv council as of the date the development enters into a
development agreement with the city.
4.2 Calculation of Units
For phased developments, the affordable housing requirement shall be calculated
based on the total number of units in all phases. Affordable units shall be provided
proportionately across phases.
When calculating the number of affordable units required, any fraction of 0.5 or greater
shall be rounded up to the nearest whole number; fractions less than 0.5 shall be
rounded down.
5. AFFORDABLE HOUSING REQUIREMENT
Page 3 of 10
ATTACHMENT B
Revisions following 21912026 Council work session
5.1 Percenta New Development Requirements
Developments subject to this ordinance shall provide affordable housing units according
to the following standards.
Options
(Choose one)
Affordability Level
Standard
Maximum household
income
Minimum % of
Units
t
Very low innnmo
50% AM!
510,
12
Low income
60% AMI
7-. 5%
23
Workforce housing
80% AMI
10%
For ownership housing (condominiums, townhomes/twin homes, duplexes, triplexes,
rowhouses, and four-plexes), at least 10% of units shall be affordable to households at
or below 110% of AMI.
5.2 NOAH Replacement Requirements
If a development demolishes or converts NOAH units, the new development must
replace those units at a minimum rate of 20% of total units affordable at 60% AMID
additicieR to meeting the standard and iRGILASieRary;equire�eRt. Replacement units shall be
comparable in bedroom size to the demolished units.
6. INTEGRATION AND DESIGN STANDARDS
6.1 On -Site Location
Affordable housing units shall be located within the same development as market -rate
units. Off -site construction of affordable units is not permitted under this ordinance.
6.2 Distribution and Integration
Affordable units: shall be:
a. Shall be distributed throughout the development and not concentrated in any
single building, floor, or section.
b. Shall be proportionately distributed across all unit types (studio, 1-bedroom, 2-
bedroom, 3-bedroom, etc.).
c. Shall be indistinguishable from market -rate units in terms of exterior appearance
and quality of construction.
d. Mav be either "fixed" or "floatina." Fixed units are those identified by unit number
and never change. Floating units may change over time as long as the total
number of units and anv saecific auantitv of bedroom sizes or total sauare
Page 4 of 10
ATTACHMENT B
Revisions following 21912026 Council work session
footage in the property remains compliant with the original Development
Agreement.
6.3 Comparable Quality
Affordable units shall:
a. Have the same design, materials, and construction quality as market -rate units.
b. Have comparable square footage and room sizes to market -rate units of the
same bedroom count.
c. Have comparable furniture, fixtures and equipment to market -rate units.
d. Have access to the same amenities, facilities, and services as market -rate units.
e. Have proportional access to parking, including both surface and enclosed
parking if available.
6.4 Family -Sized Units
Developments of 60 or more units shall include a minimum number of 3-bedroom or
larger units. The following table establishes minimum requirements:
Total Development Units
Minimum 3+ Bedroom Units
60-99
5
100-150
8
150+
10% of total
Age -restricted developments (55+) shall include at least one 3-bedroom or larger unit
per floor, for floors of the structure(s)/building(s) that are at least 40 percent leasable
residential space.
7. AFFORDABILITY CONTROLS
7.1 Rent Limits
Maximum rent for affordable units, including utilities, parking and all mandatory fees,
shall not exceed 30% of the applicable AMI level adjusted for household size and
bedroom count. Rent limits shall be based on Metro HRA Small Area Fair Market Rents
or Minnesota Housing income limits, whichever is more restrictive.
7.2 Income Qualification
Tenants of affordable units must be income -qualified at initial occupancy. Income
verification shall follow Metro HRA or Minnesota Housing guidelines.
A household whose income rises above the qualifying level may continue to occupy the
unit provided household income does not exceed 140% of the applicable AMI. Upon
vacancy, the unit must be re -rented to an income -qualified household.
Page 5 of 10
ATTACHMENT B
Revisions following 21912026 Council work session
7.3 Period of Affordability
Affordable units shall remain affordable for a minimum of 20 years from the date of
initial certificate of occupancy. Affordability shall be secured through a recorded
covenant or deed restriction approved by the City Attorney.
7.4 Non -Discrimination
Developers, owners and managers shall not discriminate against prospective tenants on
the basis of source of income. Projects subject to this Policy shall accept tenant -based
rental housing assistance including but not limited to Section 8 Housing Choice
Vouchers, HOME tenant -based assistance and Housing Support. Tenants with rental
assistance may occupy an affordable dwelling unit with the rent charged not exceeding
the maximum allowed by Metro HRA or the assistance provider.
8. REGULATORY INCENTIVES
To offset the costs of providing affordable housing without public subsidy, developments
meeting the requirements of this ordinance are eligible for the following regulatory
incentives:
8.1 Density Bonus
Developments providing affordable units at or below 680% AMI may receive a density
bonus of up to 25% above the maximum density otherwise permitted, provided the
increase does not negatively impact surrounding properties or conflict with
comprehensive plan goals.
The density bonus shall not increase the number of required affordable units.
8.2 Lot Size and Width Reduction
Minimum lot size and lot width requirements may be reduced by up to 25% for
developments meeting affordability requirements, subject to site plan approval and
findings that public health, safety, and welfare are protected.
8.3 Lot Coverage Increase
Maximum lot coverage may be increased by up to 10% for developments meeting
affordability requirements, subject to adequate stormwater management and site plan
approval design review.
8.4 Expedited Review
Applications for developments providing affordable units shall receive priority review by
city staff and may be placed ahead of other applications in the review queue.
8.5 Parking Flexibility
Page 6 of 10
ATTACHMENT B
Revisions following 21912026 Council work session
The City may consider parking reductions of up to 25% for developments meeting
affordability requirements, provided adequate parking is demonstrated through a
parking study and subject to conditions ensuring affordable unit residents have
equitable access to parking at no additional charge.
9. AFFORDABLE HOUSING PLAN
9.1 Required Submission
All developments subject to this ordinance shall submit an Affordable Housing Plan as
part of the final development plan application. The plan shall be approved by the City
Council prior to issuance of building permits.
9.2 Plan Contents
The Affordable Housing Plan shall include:
a. Total number of units and number of affordable units by AMI level.
b. Unit mix showing bedroom counts or total square footage of leasable space for
both market -rate and affordable unit types.
c. Site plan and floor plans showing location and distribution of affordable units.
d. Proposed rent levels for affordable units demonstrating compliance with
affordability limits.
e. Management plan describing marketing, tenant selection, income verification,
and annual reporting procedures.
f. Phasing plan showing proportional development of affordable and market -rate
units (if applicable).
g. Draft affordability covenant or deed restriction in form approved by the City
Attorney.
10. AFFORDABLE HOUSING DEVELOPMENT AGREEMENT
10.1 Required Agreement
Prior to issuance of building permits, the developer shall execute a Development
Affordable Housing ❑erfermonno Agreement with the City. The agreement shall
incorporate the approved Affordable Housing Plan and set forth all commitments and
obligations of both parties.
10.2 Recorded Covenant
The developer shall execute and record with the County a covenant or deed restriction,
in form approved by the City Attorney, that runs with the land and ensures continued
affordability of designated units for the required period. The covenant shall be recorded
prior to issuance of certificates of occupancy.
10.3 Right of First Refusal
Page 7 of 10
ATTACHMENT B
Revisions following 21912026 Council work session
The agreement may include a right of first refusal providing the City or designated
affordable housing organization with the option to purchase the property before it is
offered on the open market, to preserve long-term affordability.
11. MONITORING AND COMPLIANCE
11.1 Annual Reporting
Property owners shall submit an annual report to the City Administrator or designee by
February 1 of each year, containing:
a. List of all affordable units or sum total/percentage of leased square footage of
affordable units.
b. Current rent for each affordable unit.
c. Income verification documentation for new tenants.
d. Vacancy information.
e. Certification of compliance with all requirements of this ordinance and the
Affordable Housing Development Agreement.
11.2 Monitoring and Inspection
The City reserves the right to inspect records and properties to verify compliance with
affordability requirements. Inspections shall be conducted upon reasonable notice and
during normal business hours.
11.3 Phasing Compliance
For phased developments, certificates of occupancy for market -rate units shall not be
issued until a proportionate number of affordable units in that phase have received
certificates of occupancy and are available for occupancy.
12. ALTERNATIVE COMPLIANCE
The City Council may approve alternative methods of compliance that provide equal or
greater public benefit than strict application of this ordinance. Any alternative proposal
shall:
a. Provide at least as many affordable units at the same or lower income levels.
b. Maintain or exceed the quality and design standards required by this ordinance.
c. Demonstrate compelling circumstances justifying the alternative approach.
d. Be recommended for approval by city staff with detailed findings supporting the
public benefit.
13. ENFORCEMENT
13.1 Violations
Page 8 of 10
ATTACHMENT B
Revisions following 21912026 Council work session
Failure to comply with the requirements of this ordinance or the Affordable HO SiRg
Development Agreement constitutes a violation subject to enforcement action.
Violations may result in withholding of certificates of occupancy, revocation of permits,
civil penalties, or other remedies available under law.
13.2 Remedies
The city may pursue any remedy available under law or equity to enforce this ordinance,
Remedies are cumulative and not exclusive.
14. ADMINISTRATION
14.1 Guidelines and Procedures
The City Administrator may adopt administrative guidelines and procedures to
implement this ordinance, subject to approval by the City Council. Guidelines shall be
published and made available to developers and the public.
14.2 Annual Evaluation
The City Administrator or designee shall provide an annual report to the City Council by
October 1 of each year evaluating the implementation and effectiveness of this
ordinance, including the number of affordable units created, compliance rates, and
recommendations for amendments.
14.3 Periodic Review
The City Council shall review this ordinance at least every five years to ensure it
remains responsive to local housing needs, market conditions, and regional housing
goals. Amendments may be adopted following public hearing as required by state law.
15. SEVERABILITY
If any section, subsection, paragraph, sentence, or clause of this ordinance is held to be
unconstitutional or invalid, the remaining portions shall remain valid and in force. The
City Council declares that it would have passed each provision independently.
16. EFFECTIVE DATE
Page 9 of 10
ATTACHMENT B
Revisions following 21912026 Council work session
This ordinance shall take effect upon publication as required by law. Applications
submitted prior to the effective date are not subject to these requirements unless the
applicant voluntarily elects to comply to receive available incentives.
Page 10 of 10
ATTACHMENT C
Draft Ordinance Language
February 9, 2026
CITY OF ARDEN HILLS
INCLUSIONARY HOUSING ORDINANCE LANGUAGE
DRAFT V 1
1. PURPOSE AND FINDINGS
1.1 Findings
The City Council of Arden Hills finds and declares the following:
a. The health, safety, and economic welfare of present and future residents of
Arden Hills depends on the availability of housing choices affordable to people
and families at various income levels, including those earning less than 80% of
Area Median Income (AMI).
b. Stable, safe, and affordable housing provides measurable health and economic
benefits for individuals, families, and the community as a whole.
c. There is a demonstrated need to encourage the development of affordable
housing for Arden Hills' workforce and families.
d. New residential development can accommodate existing demand for affordable
housing for service workers, teachers, public safety personnel, and other
essential community members.
e. The preservation of naturally occurring affordable housing (NOAH) is critical as
market pressures increase rents and threaten the displacement of existing
affordable units.
f. Economic integration of affordable housing within market -rate developments
creates diverse, stable neighborhoods and prevents the concentration of poverty
and the concentration of wealth.
1.2 Purpose
The purpose of this ordinance is to:
a. Maintain a balanced community that provides housing opportunities for
households at all income levels;
b. Ensure housing opportunities for employees of businesses located in Arden Hills
and the surrounding region;
c. Implement affordable housing goals and policies contained in the City's
Comprehensive Plan;
d. Promote economic integration by including affordable units within market -rate
developments;
e. Create affordable housing without requiring public subsidies or tax increment
financing.
2. AUTHORITY
Page 1 of 9
ATTACHMENT C
Draft Ordinance Language
February 9, 2026
This ordinance is adopted pursuant to:
a. Minnesota Statutes § 462.358, subd. 1 a, which authorizes municipalities to adopt
ordinances for the purpose of increasing the supply of affordable housing using
land use mechanisms;
b. Minnesota Statutes § 462.358, subd. 11, which authorizes municipalities to enter
into agreements requiring affordable housing with established pricing and long-
term affordability controls; and
c. Minnesota Statutes § 473.859, which requires municipal comprehensive plans to
promote creation of affordable housing for low- and moderate -income individuals
and families.
3. DEFINITIONS
The following terms shall have the meanings indicated:
AFFORDABLE. Housing is affordable when a household pays no more than 30% of
gross household income for housing costs, including rent or mortgage payment, utilities,
fees, and charges.
AFFORDABLE HOUSING UNIT. A dwelling unit that has income and rent restrictions
pursuant to this ordinance to ensure affordability for eligible households.
AREA MEDIAN INCOME (AMI). The median household income as most recently
determined by the U.S. Department of Housing and Urban Development (HUD) for the
Minneapolis -St. Paul -Bloomington, Minnesota -Wisconsin Metropolitan Statistical Area,
adjusted for household size and number of bedrooms.
DEVELOPMENT. A new residential or mixed -use development, including construction
in phases or stages, for which city approvals are being or have been sought.
DWELLING UNIT. One or more rooms designed for residential use by a single
household, containing cooking, living, sanitary, and sleeping facilities.
ELIGIBLE HOUSEHOLD. A household with annual income at or below 80% of AMI for
rental units, or at or below 110% of AMI for ownership units.
MARKET -RATE UNIT. A residential dwelling unit not subject to affordability restrictions
under this ordinance.
NATURALLY OCCURRING AFFORDABLE HOUSING (NOAH). Existing rental
housing that is affordable to households at or below 60% of AMI without public subsidy,
typically constructed between 1940 and 1990 and classified as Class B or C property.
SUBSTANTIAL REHABILITATION. Improvements to a property where the cost
exceeds 20% of the property value (excluding land) after improvements.
WORKFORCE HOUSING. Housing affordable to households earning between 60% and
80% of AMI, typically needed by teachers, public safety personnel, healthcare workers,
and other essential workers.
Page 2 of 9
ATTACHMENT C
Draft Ordinance Language
February 9, 2026
4. APPLICABILITY
4.1 Developments Subject to Requirements
This ordinance applies to the following development types:
a. New multifamily residential developments creating 20 or more dwelling units;
b. Mixed -use developments with a residential component of 20 or more dwelling
units;
c. Substantial rehabilitation or reconstruction of existing buildings containing 20 or
more dwelling units;
d. Conversion of non-residential buildings to residential use creating 20 or more
dwelling units.
4.2 Calculation of Units
For phased developments, the affordable housing requirement shall be calculated
based on the total number of units in all phases. Affordable units shall be provided
proportionately across phases.
When calculating the number of affordable units required, any fraction of 0.5 or greater
shall be rounded up to the nearest whole number; fractions less than 0.5 shall be
rounded down.
5. AFFORDABLE HOUSING REQUIREMENT
5.1 Percentage Requirements
Developments subject to this ordinance shall provide affordable housing units according
to the following standards:
Affordability Level
Income Target
Minimum % of Units
Very Low Income
50% AM
5%
Low Income
60% AM
7.5%
Workforce Housing
80% AM
10%
Developers may choose any one of the three affordability options listed above.
For ownership housing (condominiums, townhomes/twin homes, duplexes, triplexes,
rowhouses, and four-plexes), at least 10% of units shall be affordable to households at
or below 110% of AMI.
5.2 NOAH Replacement Requirements
If a development demolishes or converts NOAH units, the new development must
replace those units at a minimum rate of 20% of total units affordable at 60% AMI, in
Page 3 of 9
ATTACHMENT C
addition to meeting the standard inclusionary requirement.
comparable in bedroom size to the demolished units.
Draft Ordinance Language
February 9, 2026
Replacement units shall be
6. INTEGRATION AND DESIGN STANDARDS
6.1 On -Site Location
Affordable housing units shall be located within the same development as market -rate
units. Off -site construction of affordable units is not permitted under this ordinance.
6.2 Distribution and Integration
Affordable units shall be:
a. Distributed throughout the development and not concentrated in any single
building, floor, or section;
b. Proportionately distributed across all unit types (studio, 1-bedroom, 2-bedroom,
3-bedroom, etc.);
c. Indistinguishable from market -rate units in terms of exterior appearance and
quality of construction.
6.3 Comparable Quality
Affordable units shall:
a. Have the same design, materials, and construction quality as market -rate units;
b. Have comparable square footage and room sizes to market -rate units of the
same bedroom count;
c. Have comparable furniture, fixtures and equipment to market -rate units;
d. Have access to the same amenities, facilities, and services as market -rate units;
e. Have proportional access to parking, including both surface and enclosed
parking if available.
6.4 Family -Sized Units
Developments of 60 or more units shall include a minimum number of 3-bedroom or
larger units. The following table establishes minimum requirements:
Total Development Units
Minimum 3+ Bedroom Units
60-99
5
100-150
8
150+
10% of total
Age -restricted developments (55+) shall include at least one 3-bedroom or larger unit
per floor, for floors of the structure(s)/building(s) that are at least 40 percent leasable
residential space.
Page 4 of 9
ATTACHMENT C
Draft Ordinance Language
February 9, 2026
7. AFFORDABILITY CONTROLS
7.1 Rent Limits
Maximum rent for affordable units, including utilities and all mandatory fees, shall not
exceed 30% of the applicable AMI level adjusted for household size and bedroom
count. Rent limits shall be based on HUD Fair Market Rents or Minnesota Housing
income limits, whichever is more restrictive.
7.2 Income Qualification
Tenants of affordable units must be income -qualified at initial occupancy. Income
verification shall follow HUD or Minnesota Housing guidelines.
A household whose income rises above the qualifying level may continue to occupy the
unit provided household income does not exceed 140% of the applicable AMI. Upon
vacancy, the unit must be re -rented to an income -qualified household.
7.3 Period of Affordability
Affordable units shall remain affordable for a minimum of 20 years from the date of
initial certificate of occupancy. Affordability shall be secured through a recorded
covenant or deed restriction approved by the City Attorney.
7.4 Non -Discrimination
Owners and managers shall not discriminate against prospective tenants on the basis of
source of income, including Housing Choice Vouchers or other rental assistance
programs.
8. REGULATORY INCENTIVES
To offset the costs of providing affordable housing without public subsidy, developments
meeting the requirements of this ordinance are eligible for the following regulatory
incentives:
8.1 Density Bonus
Developments providing affordable units at or below 60% AMI may receive a density
bonus of up to 25% above the maximum density otherwise permitted, provided the
increase does not negatively impact surrounding properties or conflict with
comprehensive plan goals.
The density bonus shall not increase the number of required affordable units.
8.2 Lot Size and Width Reduction
Page 5 of 9
ATTACHMENT C
Draft Ordinance Language
February 9, 2026
Minimum lot size and lot width requirements may be reduced by up to 25% for
developments meeting affordability requirements, subject to site plan approval and
findings that public health, safety, and welfare are protected.
8.3 Lot Coverage Increase
Maximum lot coverage may be increased by up to 10% for developments meeting
affordability requirements, subject to adequate stormwater management and site design
review.
8.4 Expedited Review
Applications for developments providing affordable units shall receive priority review by
city staff and may be placed ahead of other applications in the review queue.
8.5 Parking Flexibility
The City may consider parking reductions of up to 25% for developments meeting
affordability requirements, provided adequate parking is demonstrated through a
parking study and subject to conditions ensuring affordable unit residents have
equitable access to parking at no additional charge.
9. AFFORDABLE HOUSING PLAN
9.1 Required Submission
All developments subject to this ordinance shall submit an Affordable Housing Plan as
part of the final development plan application. The plan shall be approved by the City
Council prior to issuance of building permits.
9.2 Plan Contents
The Affordable Housing Plan shall include:
a. Total number of units and number of affordable units by AMI level;
b. Unit mix showing bedroom counts for both market -rate and affordable units;
c. Site plan and floor plans showing location and distribution of affordable units;
d. Proposed rent levels for affordable units demonstrating compliance with
affordability limits;
e. Management plan describing marketing, tenant selection, income verification,
and annual reporting procedures;
f. Phasing plan showing proportional development of affordable and market -rate
units (if applicable);
g. Draft affordability covenant or deed restriction in form approved by the City
Attorney.
10. AFFORDABLE HOUSING AGREEMENT
Page 6 of 9
ATTACHMENT C
Draft Ordinance Language
February 9, 2026
10.1 Required Agreement
Prior to issuance of building permits, the developer shall execute an Affordable Housing
Performance Agreement with the City. The agreement shall incorporate the approved
Affordable Housing Plan and set forth all commitments and obligations of both parties.
10.2 Recorded Covenant
The developer shall execute and record with the County a covenant or deed restriction,
in form approved by the City Attorney, that runs with the land and ensures continued
affordability of designated units for the required period. The covenant shall be recorded
prior to issuance of certificates of occupancy.
10.3 Right of First Refusal
The agreement may include a right of first refusal providing the City or designated
affordable housing organization with the option to purchase the property before it is
offered on the open market, to preserve long-term affordability.
11. MONITORING AND COMPLIANCE
11.1 Annual Reporting
Property owners shall submit an annual report to the City Administrator or designee by
February 1 of each year, containing:
a. List of all affordable units;
b. Current rent for each affordable unit;
c. Income verification documentation for new tenants;
d. Vacancy information;
e. Certification of compliance with all requirements of this ordinance and the
Affordable Housing Agreement.
11.2 Monitoring and Inspection
The City reserves the right to inspect records and properties to verify compliance with
affordability requirements. Inspections shall be conducted upon reasonable notice and
during normal business hours.
11.3 Phasing Compliance
For phased developments, certificates of occupancy for market -rate units shall not be
issued until a proportionate number of affordable units in that phase have received
certificates of occupancy and are available for occupancy.
12. ALTERNATIVE COMPLIANCE
Page 7 of 9
ATTACHMENT C
Draft Ordinance Language
February 9, 2026
The City Council may approve alternative methods of compliance that provide equal or
greater public benefit than strict application of this ordinance. Any alternative proposal
must:
a. Provide at least as many affordable units at the same or lower income levels;
b. Maintain or exceed the quality and design standards required by this ordinance;
c. Demonstrate compelling circumstances justifying the alternative approach;
d. Be recommended for approval by city staff with detailed findings supporting the
public benefit.
13. ENFORCEMENT
13.1 Violations
Failure to comply with the requirements of this ordinance or the Affordable Housing
Agreement constitutes a violation subject to enforcement action. Violations may result in
withholding of certificates of occupancy, revocation of permits, civil penalties, or other
remedies available under law.
13.2 Remedies
The City may pursue any remedy available under law or equity to enforce this
ordinance, including specific performance, injunctive relief, monetary damages, or civil
penalties. Remedies are cumulative and not exclusive.
13.3 Affordable Housing Trust Fund
Civil penalties and damages collected under this ordinance shall be deposited in the
City's Affordable Housing Trust Fund and used exclusively for affordable housing
programs and initiatives.
14. ADMINISTRATION
14.1 Guidelines and Procedures
The City Administrator may adopt administrative guidelines and procedures to
implement this ordinance, subject to approval by the City Council. Guidelines shall be
published and made available to developers and the public.
14.2 Annual Evaluation
The City Administrator or designee shall provide an annual report to the City Council by
October 1 of each year evaluating the implementation and effectiveness of this
ordinance, including the number of affordable units created, compliance rates, and
recommendations for amendments.
14.3 Periodic Review
Page 8 of 9
ATTACHMENT C
Draft Ordinance Language
February 9, 2026
The City Council shall review this ordinance at least every five years to ensure it
remains responsive to local housing needs, market conditions, and regional housing
goals. Amendments may be adopted following public hearing as required by state law.
15. SEVERABILITY
If any section, subsection, paragraph, sentence, or clause of this ordinance is held to be
unconstitutional or invalid, the remaining portions shall remain valid and in force. The
City Council declares that it would have passed each provision independently.
16. EFFECTIVE DATE
This ordinance shall take effect upon publication as required by law. Applications
submitted prior to the effective date are not subject to these requirements unless the
applicant voluntarily elects to comply to receive available incentives.
Page 9 of 9
Attachment C
'It
EN HILLS
Approved:
CITY OF ARDEN HILLS, MINNESOTA
PLANNING COMMISSION
WEDNESDAY, APRIL 8, 2026
6:30 P.M. - ARDEN HILLS CITY HALL
CALL TO ORDER/ROLL CALL
Pursuant to due call and notice thereof, Chair Collins called to order the regular Planning
Commission meeting at 6:30 p.m.
ROLL CALL
Present were: Chair Joshua Collins, Commissioners Jessica Birken, Brad Bjorklund, Patrick
Burlingame, Stephen Erler, Nancy Jacobson and Ben Lindau.
Absent: None.
Also present were: Community Development Director Jacob Reilly, Senior Planner Elena
Fransen and Council Liaison Kurt Weber.
APPROVAL OF AGENDA — APRIL 8, 2026
Commissioner Erler moved, seconded by Commissioner Birken, to approve the April 8,
2026, agenda as presented. The motion carried unanimously (7-0).
APPROVAL OF MINUTES
February 4, 2026 — Planning Commission Regular Meeting
Chair Collins noted there was a minor change to the minutes on Page 8.
Commissioner Erler moved, seconded by Commissioner Bjorklund, to approve the
February 4, 2026, Planning Commission Regular Meeting as amended on Pate 8. The
motion carried unanimously (7-0).
Community Development Director Reilly requested the Commission take a five minute recess
to allow staff to address a technology issue.
Commissioner Burlingame moved, seconded by Commissioner Bjorklund, to recess the
Planning Commission meeting at 6:35 p.m. The motion carried unanimously (7-0).
Commissioner Burlingame moved, seconded by Commissioner Bjorklund, to reconvene the
Planning Commission meeting at 6:48 p.m. The motion carried unanimously (7-0).
ARDEN HILLS PLANNING COMMISSION — April 8, 2026 2
PLANNING CASES
A. Planning Case 26-006 — City of Arden Hills — Ordinance Amendments to Chapter 13
- Zoning Code Adding Section 1320.16 Requirements for Affordable Housing —
Public Hearing
Community Development Director Reilly stated in the fall of 2025, the City Council requested
staff begin developing an affordable housing policy for new residential developments in the City
of Arden Hills. Staff prepared several presentations about the history of and existing market
conditions related to construction, cost, and affordability of new housing in the nation, state of
Minnesota, the Twin Cities metropolitan region, Ramsey County and Arden Hills. At the
October 2025 work sessions, the City Council received information about affordable housing in
Arden Hills and the relation to the housing market nationwide. Two memos, summarized below,
were produced detailing the root causes of the nationwide housing crisis, the effect specific to
Arden Hills and potential solutions.
Community Development Director Reilly reported Arden Hills faces a significant housing
affordability challenge across all income levels and age groups. About 21 % of all households are
cost -burdened (spending more than 30% of income on housing), rising to 52% among renters.
This includes more than a quarter of households making between 60% of the Area Median
Income (AMI) and 80% AMI. In real dollars that is a four- person household with an annual
income between $79,440 and $104,200. The median home sale price is $465,000 with only a
three-month supply on the market — well below the five -to -six months considered healthy.
Average rents exceed $1,800/month. Affordability pressures extend beyond lower -income
residents: over a third of older households (65+) are now cost -burdened nationally, and many
Arden Hills seniors face a "lifecycle housing mismatch" with few options between large single-
family homes and expensive senior care facilities.
Community Development Director Reilly explained the crisis is both national and local. Home
prices have risen 60% nationwide since 2019, and the U.S. homeownership rate fell in 2024 for
the first time in eight years — most sharply among households under 35. Two structural forces
drive the shortage: decades of underbuilding "missing middle" housing (small-scale homes and
small multi -family buildings), and incomes that have not kept pace with construction costs. New
tariffs are expected to add roughly $10,900 per new home, and economic uncertainty is
suppressing both builder confidence and buyer demand. Locally, Arden Hills is largely built out,
institutional land holdings limit developable areas, and limited public transit adds to residents'
true cost of living.
Community Development Director Reilly reviewed the definitions for Affordable Housing,
Attainable Housing, Workforce Housing, Subsidized Housing and Naturally Occurring
Affordable Housing, provided further comment on the Inclusionary Housing Ordinance and
offered the following Findings of Fact for the Planning Commission:
• The City of Arden Hills is proposing to amend ordinance language for Chapter 13 —
Zoning Code by adding Section 1320.16.
• The proposed ordinance is consistent with the adopted Comprehensive Plan policies to:
o Encourage the incorporation of affordable and life -cycle housing into new
development and redevelopment where feasible.
ARDEN HILLS PLANNING COMMISSION — April 8, 2026 3
o Identify programs, policies, and strategies that encourage aging in community for
senior citizens.
• The health, safety, and economic welfare of present and future residents of Arden Hills
depends on the availability of housing choices affordable to people and families at
various income levels, including those earning less than 80% of Area Median Income
(AMI).
• Stable, safe, and affordable housing provides measurable health and economic benefits
for individuals, families, and the community as a whole.
• There is a demonstrated need to encourage the development of affordable housing for
Arden Hills' workforce and families.
• New residential development can accommodate existing demand for affordable housing
for service workers, teachers, public safety personnel, and other essential community
members.
• The preservation of naturally occurring affordable housing (NOAH) is critical as market
pressures increase rents and threaten the displacement of existing affordable units.
• Economic integration of affordable housing within market -rate developments creates
diverse, stable neighborhoods and prevents the concentration of poverty and the
concentration of wealth.
• Amendments to the Zoning Code regulations require a public hearing prior to action by
the City Council.
Community Development Director Reilly stated staff recommends approval of Planning Case
26-006 as presented (or as modified by Planning Commission) for Zoning Code Amendments
Ordinance 2026-OXX to Chapter 13 in Section 1320.16 — Inclusionary Housing of the Arden
Hills City Code to add language to address an identified need for affordable housing production
within the City as discussed in the April 8, 2026 Report to the Planning Commission.
Community Development Director Reilly reviewed the options available to the Planning
Commission on this matter:
1. Recommend Approval with Conditions
2. Recommend Approval as Submitted
3. Recommend Denial
4. Table
Chair Collins opened the floor to Commissioner comments.
Chair Collins requested staff review the questions and answers that were provided by staff prior
to this meeting.
Community Development Director Reilly reviewed the questions and answers he received
prior to the meeting noting he has not received any public comments and indicated this ordinance
would not cover Rice Creek Commons. He discussed the City's future land use map noting
where new housing developments could occur. He commented on how the ordinance was meant
to be a carrot and a stick when it comes to interest, incentives and working with developers in
order to develop affordable housing units in the future.
Commissioner Bjorklund asked who provided the Twin Cities affordable housing summary.
ARDEN HILLS PLANNING COMMISSION — April 8, 2026 4
Commissioner Lindau explained he asked staff to pass this information along to the Planning
Commission.
Commissioner Bjorklund thanked staff for all of their work on this item.
Commissioner Erler questioned if this ordinance could be modified through a PUD like any
other ordinance.
Community Development Director Reilly stated this would be the case.
Commissioner Birken inquired if this ordinance would apply to any multi -family housing
project over 20 units.
Community Development Director Reilly commented this ordinance would apply to any
housing proposal for any type of housing that was 20 units or more.
Commissioner Birken asked where in the City this ordinance would apply.
Community Development Director Reilly stated the mauve area on the future land use map or
the area surrounding Lexington Avenue would apply.
Commissioner Bjorklund questioned if housing was allowed on industrial sites.
Community Development Director Reilly explained these properties would have to be future
land use amendment, a comprehensive land use amendment and a zoning code amendment to
allow for residential in an industrial use.
Chair Collins asked why staff settled on a project that had 20 housing units as the standard to
include affordable housing units.
Community Development Director Reilly reported this was the standard for other communities
that have an inclusionary housing policy.
Chair Collins opened the public hearing at 7:20 p.m.
Chair Collins invited anyone for or against the application to come forward and make comment.
Kristine Polzer, 1870 Indian Place, stated ADU's were unknown to most people. She requested
the City not let the lack of facts deter the City from learning more and giving serious thought to
this topic. She asked that the Commission be wise with its recommendation when it comes to
ADU's and to be wide in its planning in order to provide options for residents. She urged the
City to consider its past when looking towards the future. She believed the City was fortunate to
have Mr. Reilly's experience in addressing this topic. She discussed how ADU's are allowing
seniors to age in place while creating multi -generational housing. She spoke to how difficult it
was for younger generations to get into a house at this time and stated ADU's would be a
positive step for the City.
Mary Henry, 3521 Ridgewood Court, thanked staff for the detailed staff report. She commented
on how difficult it would be for those living in poverty to live in Arden Hills. She believed 60%
AMI was more reasonable for affordable housing than 80% AMI. She stated at 60% AMI
ARDEN HILLS PLANNING COMMISSION — April 8, 2026 5
housing could be provided for retail workers and assembly line workers. She encouraged the
Planning Commission and City Council to have greater vision on who should be served in the
affordable housing units in order to make living in Arden Hills achievable for all.
Lynn Diaz, 1143 Ingerson Road, stated the City has a significant affordable housing challenge
across all income levels and age groups, noting 52% of renters were cost burdened. She reported
Ramsey County was the most cost burdened county in the metro area. She supported the City
allowing for more units per lot and allowing for ADU's on residential lots. She recommended
minimum parking requirements not be eliminated as she did not want to see on street overnight
parking. She stated overall she supported the inclusionary housing policy and encouraged the
City to consider a land trust and housing trust fund. She discussed how federal funding was
available to assist with deeply affordable housing units and encouraged the City to strive for this.
She agreed the 80% AMI was useless and recommended the City pursue affordable housing that
was at 60% AMI or less.
David Rogge, 1366 Arden View Drive, stated mortgage interest rates have a great impact when
it comes to affordable housing units. He encouraged the City to have a comprehensive approach
when it comes to affordable housing in order to have a meaningful impact on the community. He
suggested land trusts be considered and discussed how important it was for there to be State or
City-wide action. He recommended the City look for ways to speed up the construction process
and to limit fees in order to assist in creating new housing units that were more affordable.
There being no additional comment Chair Collins closed the public hearing at 7:40 p.m.
Chair Collins stated he would like to suspend Roberts Rules of Order to allow for this item to be
discussed in a worksession setting.
Chair Collins moved and Commissioner Burlingame seconded a motion to recess the
Planning Commission meeting to a worksession meeting at 7:40 p.m. The motion carried
unanimously (7-0).
Chair Collins moved and Commissioner Burlingame seconded a motion to reconvene the
Planning Commission in a worksession format at 7:46 p.m. The motion carried
unanimously (7-0).
Vice Chair Lindau summarized the information that he provided to the Planning Commission.
He discussed how other cities were addressing this topic. He explained if the City wants to
address affordability the City has to put in place a legal framework along with a nexus between
market rate developments and affordable housing requirements. He requested staff provide the
Commission with further information on LAHA dollars.
Community Development Director Reilly reported LAHA stands for Local Affordable
Housing Aid and was an allocation from the State to a municipality to make up for lack of tax
capacity. He explained the LAHA funds will be deposited in the City's coffers and must be used
for affordable housing. He stated at the time this program was created, Arden Hills did not
qualify because the City did not have over residents. It was his hope the City's population could
be reevaluated in order to grant the City access to this program.
Chair Collins explained the inclusionary housing policy that was presented to the Planning
Commission was similar to the policy that was being followed by Shoreview.
ARDEN HILLS PLANNING COMMISSION — April 8, 2026 6
Community Development Director Reilly provided further insight on the proposed
inclusionary housing policy noting Edina has one of the most successful ordinance in the State.
Commissioner Birken asked why the Council wanted to strike the lowest affordable housing
level.
Commissioner Erler stated it was his understanding the Council wanted a middle of the road
policy.
Commissioner Lindau indicated the Council also did not want to price themselves out of the
market. He questioned if the Council was aware of the fact Shoreview was allowing for lower
AMI housing and these units were not being priced out.
Commissioner Jacobson questioned if developers would not embrace the City's proposed chart.
Commissioner Birken commented Bloomington was not having any issues and they were at 9%
across all categories. She understood that Bloomington was a larger community that had a land
trust fund and LAHA dollars available. She asked what options were available to Arden Hills,
given the size of this community was so much smaller.
Commissioner Bjorklund stated he understood the City could use the EDA to create TIF
districts, invest earnings from affordable housing trust funds, sell real property, accept cash
donations for affordable housing, and coordinate with the Met Council when it comes to LAHA
funding. It was his hope the City's EDA would be more functional going forward.
Chair Collins supported the City adopting this inclusionary housing policy in order for the City
to be more intentional when it comes to affordable housing. He wanted to see Arden Hills
becoming more hospitable when it comes to new development. He questioned if the City had a
challenge with its leadership culture or language within City Code.
Commissioner Birken explained she was hoping Arden Hills would be open for business and
development. She suggested higher density be considered along the Lexington Avenue corridor
and that the City reconsider the approval process. She indicated she could support modifying the
City's parking requirements as well. She wanted to see the City having an increased housing
supply because this would benefit the entire community.
Commissioner Burlingame indicated he spoke with a number of realtors in the area. He
understood the community was facing a housing crisis. He recognized that the proposed
inclusionary housing policy would only apply to larger housing projects. He supported the City
looking at what other tools were available to spur affordable housing. He encouraged the City
Council to take action in order to have more housing brought into the community rather than
unintentionally limiting development.
Chair Collins commented on how the thought that more inventory would lead to lower housing
prices was no longer the case because demand far outweighs what the market can provide.
Commissioner Jacobson stated the perception is that Arden Hills cannot develop, given what
has occurred on TCAAP over the past two decades. She understood there was a great need for
more housing and agreed this was a very complicated topic. She suggested the affordability
ARDEN HILLS PLANNING COMMISSION — April 8, 2026 7
levels be reconsidered within the chart in order to provide more flexibility for future tenants. She
liked the idea of having flexible units for affordability with guaranteed rents.
Commissioner Burlingame indicated this would require zoning code adjustments when it
comes to density and setbacks.
Chair Collins stated the City was revising the zoning code at this time and these topics were
being considered.
Commissioner Erler commented he believed the inclusionary housing policy was the first step.
He understood a future step was finding funding. He supported the City getting the first step in
place.
Chair Collins reviewed the rental rates for 80% AMI. He indicated he would rather see the City
pursuing affordable housing that goes deeper and down to 30% AMI.
Commissioner Erler stated he could support the City changing the table with the lower AMI
rates, noting the financing would have to be figured out in the future.
Councilmember Weber requested staff provide the Commission with an overview on Section
8.1 and TIF.
Community Development Director Reilly discussed the regulatory incentives that were
presented in Section 8.1. He reported he added a second option for a density bonus at 50% given
how the PUD functions at Rounds Lake Road and North Heights Church. He stated the 80%
language could be revised if he was provided direction from the Planning Commission and City
Council. He provided further comment on how the cost for constructing a home has increased
since the pandemic. Staff noted it was better for the City to have a policy in place than no policy
at all because revisions could be made.
Further discussion ensued regarding how Shoreview and Bloomington manage their inclusionary
housing policy.
The consensus of the Commission was to recommend the chart be amended to more closely
reflect the Shoreview numbers with the AMI changed on the chart from 80% to 60%, with the
City supporting high level density bonuses.
Councilmember Weber commented on the previous housing projects that came to the City
Council at Lexington Avenue. He indicated the developer believed they needed significant
additional density with a baseline rent at 80% AMI. He stated the developer was asking for
increased density just to construct market rate units.
Chair Collins understood this to be the case, but noted there were single parents that needed
rental rates lower than 80% AMI.
Community Development Director Reilly provided the Commission with a summary on TIF
Districts and tax increment financing.
Commissioner Bjorklund spoke again to the importance of getting the EDA up and running in
the City of Arden Hills.
ARDEN HILLS PLANNING COMMISSION — April 8, 2026 8
Commissioner Birken stated it would take time for the City to develop a housing trust fund.
Commissioner Lindau spoke to the chart that was followed by Shoreview and stated this may
be a good starting point for Arden Hills because this community had a similar housing market.
Commissioner Erler supported the 30% AMI remaining in the chart noting the City would need
additional financial tools in place in order to provide 30% AMI housing units.
Commissioner Birken stated the City does not have money for any of these types of projects at
this time, but that doesn't mean the City shouldn't be pursuing additional affordable housing
units.
Councilmember Weber reported there was a lot of tax exempt land in Arden Hills that could be
built on in order to bring new housing to the community.
Community Development Director Reilly reviewed the cities in the metro area that have a 30%
AMI clause within their inclusionary housing policy.
Chair Collins appreciated how there was room for creativity for the thresholds and percentages
of AMI within future housing projects.
Commissioner Burlingame supported the City following the numbers from Shoreview.
Commissioner Erler commented the values could be changed over time if the numbers were not
working for Arden Hills. He discussed how the percentages and thresholds were a statement of
value for the City.
Commissioner Lindau recommended the City align its numbers with Shoreview.
Commissioner Erler suggested the numbers for the chart be as follows:
80% AMI —
10% of units
60% AMI —
7.5% of units
50% AMI —
5% of units
30% AMI —
5% of units
The Commission supported this proposal.
Further discussion ensued regarding the density bonuses.
Chair Collins suggested the density bonuses remain as is given the research that was conducted
by staff.
The Commission supported this recommendation.
Chair Collins moved and Commissioner Biorklund seconded a motion to recess the
worksession meeting and reconvene the Planning Commission meeting at 9:44 p.m. The
motion carried unanimously (7-0).
ARDEN HILLS PLANNING COMMISSION April 8, 2026 9
Commissioner Birken moved and Commissioner Burlingame seconded a motion to
recommend approval of Planning Case 26-006 for Zoning Code Amendments Ordinance
2026-OXX to Chapter 13 in Section 1320.16 — Inclusionary Housing of the Arden Hills City
Code to add language to address an identified need for affordable housing production
within the City as discussed in the April 8, 2026 Report to the Planning Commission with
the amendments as discussed. The motion carried unanimously (7-0).
UNFINISHED AND NEW BUSINESS
A. Election of Vice Chair
Community Development Director Reilly requested the Planning Commission elect a Vice
Chair for 2026.
Commissioner Erler moved and Chair Collins seconded a motion to elect Ben Lindau as
Vice Chair of the Planning Commission for 2026. The motion carried unanimously (7-0).
REPORTS
A. Report from the City Council
Councilmember Weber provided the Commission with an update from the City Council. He
explained the Council passed a moratorium on detention facilities in the City, approved the sign
standard adjustments for the fire station and approved the site plan review and variances for
Scale Model Supply. He reported the Norwegian Foot March would be held on Saturday, April
18 at the Red Bull facility.
B. Planning Commission Comments and Requests
Commissioner Bjorklund supported the City having a simple definition in place for ADU's. He
indicated he would also like to see the Commission doing more when it comes to make
recommendations to the City Council when it comes to housing.
Commissioner Erler understood the inclusionary housing policy was the first step for the City
and he was proud the City was moving in this direction.
ADJOURN
Commissioner Burlingame moved, seconded by Commissioner Erler, to adiourn the April
8, 2026, Planning Commission Meeting at 9:56 p.m. The motion carried unanimously (7-0).
t�.-b�
5
O
O
O
o�Cn
w
5
NO
r.
-
cn
rr0-4�
Z
W
r�
O J
N o C `0
0
t o U-0 o o
'ro
c � c" rvo O �
�+ N N " Q
O o f o f
�--� N U a)
ct N N Q) bn
�-I U N .z p
U U ate-J t10 U
i
Q� N N p O
4-1
tv0 U O U O
a) v
% l Q U . � C6
v N O }'
U -0 0O Q
Li 0-
.r, cn E N O
O to +� -0 r, O o +�
Q C i U N U N
cB cn 00
Q) M c6 = cn
O cn O O
O °'
U o}'
O p U E U bD V O
o E w_ O
ro ro .0 U
N r � r
ro
� s -c E o s Q
O �O O <F4 o
•� A
� O O
N
m
ui
CB
�
U_
=
N
�J
Q
a-+
hA
Q
Q
E
O
—C
O_
O
N
ro
—0
ro
D
i
N
O
i
fB
�O
U
U
N
U
O
N
L-
L
O
ro
C:
U
N
bn
�
O
D
�
N
O
—
0
O
�
i
O
_
O
U
cn
Q)
cn
O
4-
U
O
�
O
O
N
ro
Q
U
O
Ln
-
�
},
O
U
O
ECU
'
'
O
ON
V)
—
U
'N
tiA
U
U.Q)
ro
U
O
4-0
U
=
4-1
4-
_
U
�
C
�NO
l0
N
O �
c6
O
}'
Ln N
O
�
O
i
O
l0
O
�
Q)O
CI-4
—
_0V)
Q)cvi�
-0
-
0
O
ca
i
n
N
N
E
N
•
00
_0
�
LL
Q
N
a--+
N
},
}'�
O
.
LWL
E
O
-
• i
Q
v
E
Q
cn
U
Q
m
A
Q
E
ate-+
O
U
CB
'Ln
iLn
j
Ln
°
O
c,
v
N
_
o
u
v
o
v
N
O
O
—
N
4A
O
m
+�
a)
�
S
�
_
v
s
QJ
N
�
U
fB
ate)
U
D
�,
N
O
0
E
c�
a)
o
Q
v
_0
E
v
ago
N
4°
O
�.
N
•—
N
o
ca
N
c4
u
�,
—
N
v
O
_
u
o
V
L—
O
Q�
0�
Ov
0
—Q°)
v
O
°
L
L-
v
_0
wo
>
t,o
O
—
0-a�
0
O
4-
—
Q1
ca
Ln
N
bn
cn
`Q)0
N
0
O
4A
N
te
N
O
o
O
�
=
+
°
c
.-0
mO
CB
—
_
0
C6
L
N
U—
>
O
U
Q
v
O
N
O
O
—
t�A
U
_
O
O
v
a--+
cn
}'
O
N
�
•Ln
4-1
ate-
N
i
C:
m
-0
C
—
b
CB
Q
_
—
O
i
0
ro
-6
i
`n
O
Ca
aJ
i
•N
C�
U
N
C6
�
N
`
i
v
0
N
O
cn
W
W
r0-4
M
Z
W
i
Z5
O
O
E
0
U '1
N
U
N
U U
L.
a�
O (1)
L
� 0
0
O
N
O E
U
ro
O
O �
N
L
ro
J--� L
� O
C� LL
�...i A
w
i�
O
0
O
V
o
0
`o
o0
x
�
O
U
y
U
�
v
O
a�
� o
O
N
�
O�
U
cn
W
W
0-4
Z
W
+j
L
Lan)
O
a)E
U
a)i
L
1
N
Ln
O
Q
—
N
hA
O
o
Q
X
a--+
O
O
rl
000I
}'
0
�O
N
00
N
Ln
U
O
E
Q
E
E
m
'Ln x
o
L
>
N
v
+,
�
o
4,
v
w
a°A
N
>,
ca
>
�°
c
o
Q
O
o
N
>
N
N
(U
i
0
Q
ON
cu
n
O
O
U
�
N
Z)
C
v
i
}'
v
>
0
Q
�
U
>
O
U
Q
u O
U
A
A
A
Ln
z
5
0
U
ME
N
J
U �
o
ct ro
O �
blJ o
U
o
� U
ct N
Qn
C
--C'I
o
q
a�
0
0
O
C�
A
rA
C
o
0
0
0
M
W
`O
00
a�
O
O
o
ci
o
3
a�
� o
0 �
U
cn
W
W
x
Z
W
O
•N
E
�
4J
E
N
U
�
aJ
i
N
i
Q
N
�
Q
N
OL
a-
tiJ
2
�--I
Q
4-1
Q
+-+
-0
•�
�
O
o
O
Ln
O
00
'gin
0
to
'L
Ul
0
O
O
N
O
O
N
^�
O
F+•I
O
v
�
E
E
E
+,
ct
v
(U
'
CAA
v
�•' �'
ate+
i
>
V
f�
O
4-1
f�
O
4-1
f6
-
-0
m
O
c
"
-0
m
o
c
JO
o
o
C
Ln
N
-0
(/1
O
N
• �--+
a
—
+�
v
c
—
}'
-
O
r
>
r
O
OU
O
Q
o
w
U
O
Q
D
o
a)
U
N
C
O
C
O
A
U.)
N
Qj
Ul)
N
C
-Q
-0
N
-a
O
-0E
O
a- +
U
O
a- +
U
N
cn
• �
o
�
N
>
cn
' �
o
,,,�
O
r,
0
(U�,
0-0
Q
o
U
0-0
Q
0
U
bn
fa
1�
t1A
v
_o
U
aJ
i
O
v
w
ra
N
U
i
v
a�
O
N Q
E z3
O
o
_0 Ln
O X
U O
�J L
i c-
i Q
_O
N +�
E .�
O
U
w O
•� Cn
cn
W
W
r1-4
M
Z
W
r"
Cld
E
E
V1 O
C6
U �
Ct �n
cr
to
0
N
O �
L
O
U
c
m
N
.0
L
\
L
\
�
C
0
0
'
a
Ln0
0
+-P
LA
m
Y
C
Ool
Lr)
O
N
c
Q
I
\
,n
Q
O
.-.
O
c
a,
CC
c a
o
o
N
L
O
O
Lr)
j
r-I
r-I
�
O
O
O
O
W
7
E
•
0
o
i
o
,�
Ln
O
o
o
L
Lu M
a
O
rn
O
O
m
o
i
�
i
-Cc'
L
'
O
Lq
O
O
Ln
�
O
L
N
CJ
a
a
�► -
o
0
0
0
O
O
O
O
m
Ln
�D
00
0
a
E
�
E
E
o
Ln
_
o
�,
0
0
0
Y =3
J
q
O
O=
�
HW
>
m
_U
v
N
Q
O
(�
O
o
O
f6
00
O
U
>
�_
an
O
C
N
N
a -'
c6
Nro
O
N
Q
s
Q
N
O
+,
O
4A
E
N
m
�
?j
C
O
U
L
f6
U0
N
.v
v
N
�
�
v
�
O
�
�
C6
Q
O
.N
+j
a -•'
-C
U
Ln
a_+
c6
Nra
cn
+-+
aJ
Z3
O
N
v'
N
t1A
O
N
O
r6
O
�
O
0
N
-
N
�
V
uo
�
_�
O
(n
0-f6
vi
C
U
Ca
>
N
ro
O
A
O
O
vi
N
—
Z3
cn
>
Q
v
U
N
i
O
v
U
U
N
O
aJ
E
QUA
Qj
Q
O
C
c^
ro
O
ate--+
G
a
N
U
N
�
N
N
i
fa
Ln
=
C6
C6
L
.0
F
+�
Q
v
a�
>
U
:>
(U
�
a)
o
-0
m�
>,
Q
O
cOi�
�
N
LID
Q j
i
O
U
O
O
=
—
4-1
�
4-j
—
_
-0
�
O
p
N
Ov
>
c6
2
E
O
N
U
E
w
Ou
�
N
N
N
O
'—
N-
ro
N
I
Q
c6
Q
L
A
yyA
WJ
f�
N
C6
Q
N
�
U
4A
��+
O
O
4
L
N
=
'},
O
O
O
N
CB
U
N
0
Q
U
0
p
O
N
c6
-0
=
O
O
Oro
O
v
O
v
Z
u
u
v
c
r
—
)
O
C:
cn
U
QJ
U
i
O
i
Z5
0-ai
i
ca
tl0
>
N
'N
E
N
}'
N
N
:3
f6
N
bm
E
E
N
Q
_0
O
CB
fp
U
Ca
U
i
-0
O
N
bn
N
N
U
U
V
Ca
-0=4--
N
U
v
--Z
�
>,
v
O
U
?j
i
N
=
C
Q
aJ
N
(6
4—
(1)
"
Uf6
OcNi�
�
N
O
N
N
+,
2
N
+_+
�O
U
-
U
s
O
U
M
O
O�
i
p
aN+
N
�O
}'
U
O
U
Q
Ln
N
++
Ln
}'
�
N
Cz0
N
Q)-0
O�
0O
i
0
N
�
N
p
>
a)
s
Z
v
c6
w
U
Q
Q
c6
F--
00
A
a� 06
a-J '
C: Q
N O
L bn
Cl ca
N
cn =
C6
O
N
U N
O E
z E
O
U
' i CLO
ro C:
U �
N
Q �
C6 a--+
L
N O
4-
i
�� l0
� N
O
N
C: l0
N N
E s
u
co
N
E
Q
v O
N
O Q)
U "
�CL
Q)
Q)
N O N
Q O
FZJ
a-,
O
O
U
C
a-J
L
a�
0
O
U
N
L
-J
U0
to
O
N
i
a--+
c�
v
O
Q
LO
C
N
72
N
L
L
O
LL
I
O
N
rn
rl
O
4-1
N
M
rl
i
N
Q
c6
U
V)
E
v
Q
O N
U
� O
O
N
I _0
O
O �
O
lD
N 0
N N
N a- J
U v
4A F-
v
cr
C
NEW BUSINESS -11A
MEMORANDUM
DATE: April 27, 2026
TO: Honorable Mayor and City Councilmembers
Jessica Jagoe, City Administrator
FROM: Jake Reilly, Community Development Director
SUBJECT: Planning Case #26-006 — Public Hearing Required
Applicant: City of Arden Hills
Request: Ordinance Amendments to Zoning Code Section 1320.16 —
Requirements for Affordable Housing (inclusionary housing ordinance)
Budgeted Amount: Actual Amount: Funding Source:
N/A N/A N/A
Council Should Consider
Motion to approve, table, or deny the following:
• Adoption of Ordinance 2026-007 amending Chapter 13 — Zoning Code, Section 1320, to
add a new Section 1320.16 — Requirements for Affordable Housing to address
affordability in new residential construction and rehabilitation projects.
• Authorization to publish Summary Ordinance of 2026-007.
Approval for authorization to publish summary ordinance requires an affirmative vote offour councilmembers.
Background
In the fall of 2025, the City Council requested staff begin developing an affordable housing
policy for new residential developments in the City of Arden Hills. Staff prepared several
presentations about the history of, and existing market conditions related to construction, cost,
and affordability of new housing in the nation, state of Minnesota, the Twin Cities metropolitan
region, Ramsey County and Arden Hills.
The City of Arden Hills Planning Commission has review and recommendation authority over
proposed changes to Chapter 13 — Zoning Code and held a public hearing at the April 8, 2026,
Page 1 of 3
regular meeting of the Planning Commission for the proposed changes to Chapter 13. Four
residents commented at the public hearing. One written comment was received from the Twin
Cities Housing Alliance. The Commission recommended approval of Ordinance 2026-007 as
amended by the Planning Commission and provided in Attachment A by a 7-0 vote.
Findings of Fact
The Planning Commission offers the following findings of fact for your consideration.
General Findings:
• The City of Arden Hills is proposing to amend ordinance language for Chapter 13 —
Zoning Code by adding Section 1320.16 Requirements for Affordable Housing.
• The proposed ordinance is consistent with the adopted Comprehensive Plan policies to:
o Encourage the incorporation of affordable and life -cycle housing into new
development and redevelopment where feasible.
o Identify programs, policies, and strategies that encourage aging in community for
senior citizens.
• The health, safety, and economic welfare of present and future residents of Arden Hills
depends on the availability of housing choices affordable to people and families at
various income levels, including those earning less than 80% of Area Median Income.
• Stable, safe, and affordable housing provides measurable health and economic benefits
for individuals, families, and the community as a whole.
• There is a demonstrated need to encourage the development of affordable housing for
Arden Hills' workforce and families.
• New residential development can accommodate demand for affordable housing for
service workers, teachers, public safety personnel, and other essential community
members.
• The preservation of naturally occurring affordable housing (NOAH) is critical as market
pressures increase rents and threaten the displacement of existing affordable units.
• Economic integration of affordable housing within market -rate developments creates
diverse, stable neighborhoods and prevents the concentration of poverty and the
concentration of wealth.
• Amendments to the Zoning Code regulations require a public hearing prior to action by
the City Council.
• The Planning Commission held the required public hearing on April 8, 2026.
Options and Motion Language
The Planning Commission reviewed this application at the April 8, 2026, meeting. At that time,
they recommended approval of Planning Case 26-006 by a 7-0 vote with amendments to add two
additional affordability options and one additional density bonus option.
Adoption of Ordinance 2026-007 for Planning Case 26-006 for Zoning Code Amendments to
Chapter 13, Arden Hills Zoning Code
• Approval: Move to adopt Ordinance 2026-007 approving Planning Case 26-006 for a
zoning code amendment to Chapter 13, adding Sec2026, 1320.16 — Requirements for
Page 2 of 3
Affordable Housing to the Arden Hills City Code to add language to address an identified
need for affordable housing production within the City, based on the findings of fact and
submitted materials in the April 23, 2026 Report to the City Council.
• Approval with Amendments: Move to adopt Ordinance 2026-007 approving Planning
Case 26-006, as amended, for a zoning code amendment to Chapter 13 adding Section
1320.16 — Requirements for Affordable Housing to the Arden Hills City Code to add
language to address an identified need for affordable housing production within the City
as discussed in the April 23, 2026, Report to the City Council.
• Deny: Move to deny Planning Case 26-006 for Zoning Code Amendments to Chapter 13
of the Arden Hills City Code to add language to address an identified need for affordable
housing production within the city, based on the following findings: findings to deny
should specifically reference the reasons for denial and why those reasons cannot be
mitigated.
• Table: Move to table Planning Case 26-006 for Zoning Code Amendments to Chapter 13
of the Arden Hills City Code to add language to address an identified need for affordable
housing production within the city: a specific reason and/or information request should
be included with a motion to table.
Authorization to Publish Summary Ordinance
• Approval as Presented: Move to approve authorization to publish a Summary Ordinance
of 2026-007 for Planning Case 26-006, Zoning Code Amendments to Chapter 13, adding
Section 1320.16 — Requirements for Affordable Housing to the Arden Hills City Code to
add language to address an identified need for affordable housing production within the
City.
• Denial: Move to deny authorization to publish a Summary Ordinance of 2026-007 for
Planning Case 26-006, Zoning Code Amendments to Chapter 13, adding Section 1320.16
— Requirements for Affordable Housing to the Arden Hills City Code to add language to
address an identified need for affordable housing production within the city.
• Table: Motion to table authorization to publish a Summary Ordinance of 2026-007 for
Planning Case 26-006, Zoning Code Amendments to Chapter 13, adding Section 1320.16
— Requirements for Affordable Housing to the Arden Hills City Code to add language to
address an identified need for affordable housing production within the city.
Budget Impact
N/A
Attachments
Attachment A: Draft Ordinance 2026-007 Requirements for affordable housing
Attachment B: Draft Summary Publication Ordinance 2026-007
Attachment C: Presentation
Page 3 of 3
Attachment A
Public hearing draft ordinance
April27, 2026
,!It
-AR�EN HILLS
ORDINANCE NO.2026-007
CITY OF ARDEN HILLS
RAMSEY COUNTY, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 13,
ZONING CODE, SECTION 1320
OF THE ARDEN HILLS CITY CODE TO INCLUDE A NEW SECTION 1320.16
REQUIREMENTS FOR AFFORDABLE HOUSING
THE CITY COUNCIL OF THE CITY OF ARDEN HILLS, MINNESOTA, ORDAINS:
SECTION 1. Chapter 13 - Zoning Code, Section 1320 is hereby amended by adding a new
subsection 1320.16 Requirements for Affordable Housing and the underlined language as
follows:
1320.16 Requirements for Affordable Housing.
Subd. 1 The City Council of Arden Hills finds and declares the following:
A. The health, safety, and economic welfare of present and future residents of Arden
Hills depends on the availability of housing choices affordable to people and
families at various income levels, including those earning less than 80% of Area
Median Income (AMID
B. Stable, safe, and affordable housing provides measurable health and economic
benefits for individuals, families, and the community as a whole.
C. There is a demonstrated need to encourage the development of affordable housing
for Arden Hills' workforce and families.
D. New residential development can accommodate existing demand for affordable
housing for service workers, teachers, public safety personnel, and other essential
community members.
E. The preservation of naturally occurring affordable housing_(NOAH) is critical as
market pressures increase rents and threaten the displacement of existing
affordable units.
F. Economic integration of affordable housing within market -rate developments
creates diverse, stable neighborhoods and prevents the concentration of poverty
and the concentration of wealth.
Subd. 2 Purpose. The purpose of this ordinance is to:
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
A. Maintain a balanced community that provides housing opportunities for
households at all income levels.
B. Ensure housing opportunities for employees of businesses located in Arden Hills
and the surrounding region.
C. Implement affordable housing goals and policies contained in the City's
Comprehensive Plan.
D. Promote economic integration by including affordable units within market -rate
developments.
E. Create affordable housing without requiring public subsidies or tax increment
financing.
Subd. 3 This ordinance is adopted pursuant to:
A. Minnesota Statutes & 462.358, subd. la, which authorizes municipalities to adopt
ordinances for the purpose of increasingthe he supply of affordable housing using
land use mechanisms.
B. Minnesota Statutes § 462.358, subd. 11, which authorizes municipalities to enter
into agreements requiring affordable housing with established pricing and long-
term affordability controls; and
C. Minnesota Statutes � 473.859, which requires municipal comprehensive plans to
promote creation of affordable housing for low- and moderate -income individuals
and families.
Subd. 4 Definitions. The following terms shall have the meanings indicated:
AFFORDABLE. Housing is affordable when a household pays no more than 30% of
gross household income for housing costs, including rent or mortgage payment, utilities
fees, and charges.
AFFORDABLE RENTS. The rent and utilities for the affordable housing units will be
based on payment standards by Zip code using Small Area Fair Market rents, as
established by the Metro HRA or, as applicable, MN Housing income limits, US
Department of Housing and Urban Development income limits, the Multifamily Tax
Subsidy Projects (MTSP) Income Limits are used to determine qualification levels as
well as set maximum rental rates for projects funded with tax credits or tax exempt
housina bonds authorized under the Internal Revenue Code as adiusted annuallv.
AFFORDABLE HOUSING UNIT. A dwelling unit that has income and rent restrictions
pursuant to this ordinance to ensure affordabilitv for eliizible households.
AREA MEDIAN INCOME (AMI). The median household income as most recentlX
determined by the U.S. Department of Housing and Urban Development (HUD,) for the
Minneapolis -St. Paul -Bloomington, Minnesota -Wisconsin Metropolitan Statistical Area,
adiusted for household size and number of bedrooms.
DENSITY BONUS UNIT. A unit as a result of an increase in density permitted above the
per acre limit established by the city code
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
DEVELOPMENT. A new residential or mixed -use development, including construction
in phases or stages, for which city approvals are being or have been sought.
DWELLING UNIT. One or more rooms designed for residential use by a single
household, containing cooking, living, iving, sanitary, and sleeping facilities.
ELIGIBLE HOUSEHOLD. A household with annual income at or below 80% of AMI
for rental units, or at or below 110% of AMI for ownership units.
MARKET -RATE UNIT. A residential dwelling unit not subject to affordability
restrictions under this ordinance.
NATURALLY OCCURRING AFFORDABLE HOUSING (NOAH). Existingrental
ental
housing that is affordable to households at or below 60% of AMI without public subsidy,
typically_ constructed between 1940 and 1990 and classified as Class B or C real estate
pro e
SUBSTANTIAL REHABILITATION. Improvements to a property where the cost
exceeds 20% of the grope . value excluding land, after improvements.
TENANT PAID RENT. The monthly rent for an affordable dwelling unit shall include
rent, utility costs and any other non -optional monthly occpancy charges.
WORKFORCE HOUSING. Housing affordable to households earning between 60% and
80% of AMI, typically needed by teachers, public safety_ personnel, healthcare workers,
and other essential workers.
Subd.5 Applicability.
A. This ordinance applies to the followingdevelopment evelopment types:
1. New multifamilv residential developments creating 20 or more dwelling units.
2. Mixed -use developments with a residential component of 20 or more dwelling
units.
3. Substantial rehabilitation or reconstruction of existing buildings containing 20
or more dwelling units.
4. Conversion of non-residential buildings to residential use creating 20 or more
dwelling units.
5. Those developed on property_ purchased from the City of Arden Hills unless a
waiver is recommended by the Arden Hills Planning Commission and
approved by the Arden Hills City Council.
6. The development must comply with this Inclusionary Housing Ordinance as
amended and approved by the city council as of the date the development
enters into a development agreement with the city_
B. Calculation of Units/Payment in Lieu
For phased developments, the affordable housing requirement shall be calculated
based on the total number of units in all phases. Affordable units shall be
provided proportionately across phases.
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
When calculating the number of affordable units required, any fraction of 0.5 or
greater shall be rounded un to the nearest whole number: fractions less than 0.5
shall be rounded down.
It is the strong preference of the city that each new qualifyin dg evelopment
provides its proportionate share of affordable housing. However, the city
recognizes that it may not be economical or practical in all circumstances to do
so. The City Council may waive this requirement, if and when circumstances so
dictate, as determined by the city. In lieu of providing affordable housing in each
new development, the city may consider a cash payment in lieu of providing
affordable housing units, known as a Total Buy In (TBI) fee. The TBI shall be
equal to $150,000 per unit rounding up to the next whole unit. The TBI is due in
cash or certified funds in full to the City at the time of issuance of the building
permit. A buildings permit will not be issued unless the TBI is paid in full.
Subd. 6 Affordable Housing Requirement
A. New Development Requirements
1. Developments subject to this ordinance shall provide affordable housing units
according to the following standards:
Options
(Choose one)
Affordability
Standard
Maximum
household income
Minimum %
of Units
1
Ext. low income
30% AMI
5%
2
Very low income
50% AMI
5%
3
Low income
60% AMI
7.5%
4
Workforce housing
80% AMI
10%
2. On -site parking shall be provided(either surface or enclosed) for affordable
units and shall be included within the affordable sales price and/or affordable
rent. At least one enclosed parking stall shall be included in the purchase price
of an affordable for -sale unit in the same manner as offered to buvers of
market -rate units.
3. For ownership housing (condominiums, townhomes/twin homes, duplexes,
triplexes, rowhouses, and four-plexes), at least 10% of units shall be
affordable to households at or below 110% of AMI, including any related and
required association or management fees.
B. Naturally Occurring Affordable Housing_(NOAH) Replacement Requirement. If a
development demolishes or converts NOAH units, the new development must
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
replace those units at a minimum rate of 20% of total units affordable at 60%
AML Replacement units shall be comparable in bedroom count and total bedroom
square footage to the demolished units.
C. Integration and Design Standards
1. Distribution and Integration. Affordable units:
a. Shall be distributed throughout the development and not concentrated in
any single building, floor, or section.
b. Shall be proportionately distributed across all unit types(studio, 1-
bedroom, 2-bedroom, 3-bedroom, etc.).
c. Shall be indistinguishable from market -rate units in terms of exterior
appearance and quality of construction.
d. May be either "fixed" or "floating." Fixed units are those identified by
unit number and never change. Floating units may change over time as
long as the total number of units and any specific quantity of bedroom
sizes or total square footage in the property remains compliant with the
original Development Agreement.
2. Comparable Quality. Affordable units shall:
a. Have the same design, materials, and construction quality as market -rate
units.
b. Have comparable square footage and room sizes to market -rate units of
the same bedroom count.
c. Have comparable furniture. fixtures and eauipment to market -rate units.
d. Have access to the same amenities, facilities, and services as market -rate
units.
e. Have proportional access to narking. including both surface and enclosed
arking if available.
3. Family -sized Units. Developments of 60 or more units shall include a
minimum number of 3-bedroom or larger units. The followingtable
able
establishes minimum requirements:
Total Development Units
Minimum 3+ Bedroom Units
60-99
3
100-150
5
150+
5% of total
Age -restricted developments (55+) shall include at least one 3-bedroom or
larger unit per floor, for floors of the structures)/building(s) that are at least
40 percent leasable residential space.
Subd. 7 Affordability Controls
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
A. Rent Limits. Maximum rent for affordable units, including utilities, parkin and nd all
mandatory fees, shall not exceed 30% of the applicable AMI level adjusted for
household size and bedroom count. Rent limits shall be based on Metro HRA Small
Area Fair Market Rents or Minnesota Housing income limits, whichever is more
restrictive.
B. Rental affordable dwelling units shall be rented only to income eligible families
during the period of affordability. A household that was income eligible at initial
occupancy may remain in the affordable dwelling unit for additional rental periods as
long as the income of the household does not exceed one -hundred fogy percent
(140%) of the applicable AMI.
C. Period of Affordability. Affordable units shall remain affordable for a minimum of 20
years from the date of initial certificate of occupancy. Affordability shall be secured
through a recorded covenant or deed restriction approved by the City Attorney,
D. Non -Discrimination. Developers, owners and managers shall not discriminate against
prospective tenants on the basis of source of income. Projects subject to this Policy
shall accept tenant -based rental housing assistance including but not limited to
Section 8 Housing Choice Vouchers, HOME tenant -based assistance and Housing
Support. Tenants with rental assistance may occupy an affordable dwelling unit with
the rent charged not exceeding the maximum allowed by Metro HRA or the
assistance provider.
Subd. 8 Regulatory Incentives. To offset the costs of providing affordable housing without
public subsidy, developments meetingthe he requirements of this ordinance, are eligible
for the following re ug latory incentives:
A. Density Bonus. Developments providing affordable units at or below 80% AMI may
receive a density bonus of up to 25% above the maximum density otherwise
permitted, provided the increase does not negatively impact surrounding, properties or
conflict with comprehensive plan goals.
Developments providing affordable units at or below 60% AMI may receive a density
bonus of up to 50% above the maximum density otherwise permitted, provided the
increase does not negatively impact surrounding properties or conflict with
comprehensive plan goals.
The density bonus shall not increase the number of required affordable units.
B. Lot Size and Width Reduction. Minimum lot size and lot width requirements may be
reduced by up to 25% for developments meeting affordability requirements, subject
to site plan approval and findings that public health, safety, and welfare are protected.
C. Lot Coverage Increase. Maximum lot coverage may be increased by up to 10% for
developments meeting affordability requirements, subject to adequate stormwater
management and site plan approval design review.
D. Expedited Review. Applications for developments providing affordable units shall
receive priority review by city staff and may be placed ahead of other applications in
the review queue.
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
E. Parking Flexibility. The City may consider parking reductions of up to 25% for
developments meeting affordability requirements, provided adequate parking is
demonstrated through a parking study and subject to conditions ensuring affordable
unit residents have equitable access to parking at no additional charge.
Subd. 9 Affordable Housing Plan
A. Required Submission. All developments subject to this ordinance shall submit an
Affordable Housing Plan as part of the final development plan application. The plan
shall be approved by the City Council prior to issuance of building permits.
B. Plan Contents. The Affordable Housing Plan shall include:
1. Total number of units and number of affordable units by AMI level.
2. Unit mix showing bedroom counts or total square footage of leasable space for
both market -rate and affordable unit types.
3. Site plan and floor plan showing location and distribution of affordable units.
4. Proposed rent levels for affordable units demonstrating compliance with
affordability limits.
5. Management plan describing marketing, tenant selection, income verification, and
annual reporting procedures.
6. Phasing plan showing, proportional development of affordable and market -rate
units (if applicable).
7. Draft affordability covenant or deed restriction in form approved by the City
Attorney.
Subd. 10 Development Agreement
A. Reauired Agreement. Prior to issuance of building hermits. the developer shall
execute a Development Agreement with the City. The agreement shall incorporate the
approved Affordable Housing Plan and set forth all commitments and obligations of
both parties.
B. Recorded Covenant. The developer shall execute and record with the County a
covenant or deed restriction, in form approved by the City Attorney, that runs with
the land and ensures continued affordability of designated units for the required
period. The covenant shall be recorded prior to issuance of certificates of occupancy_
C. Right of First Refusal. The agreement may include a right of first refusal providing
the City or designated affordable housing organization with the option to purchase the
property before it is offered on the open market, to preserve long-term affordability_
Subd. 11 Monitoring and Compliance
A. Annual Reporting. Property owners shall submit an annual report to the City
Administrator or designee by February 1 of each year, containing_
1. Total number of units and number of affordable units by AMI level.
2. List of all affordable units or sum total/percentage of leased square footage of
affordable units.
3. Current rent for each affordable unit.
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
4. Income verification documentation for new tenants.
5. Vacancy information.
6. Certification of compliance with all requirements of this ordinance and the
Development Agreement.
B. Monitoring and Inspection. The City reserves the right to inspect records and
properties to verify compliance with affordability requirements. Inspections shall be
conducted upon reasonable notice and during normal business hours.
C. Phasing Compliance. For phased developments, certificates of occupancy for market -
rate units shall not be issued until a proportionate number of affordable units in that
phase have received certificates of occupancy and are available for occupancy.
Subd. 12 Alternative Compliance. The City Council mayqpprove alternative methods of
compliance that provide equal or greater public benefit than strict application of this
ordinance. Any alternative proposal shall:
A. Provide at least as manv affordable units at the same or lower income levels.
B. Maintain or exceed the quality and design standards required by this ordinance.
C. Demonstrate compelling circumstances justifying the alternative approach.
D. Be recommended for approval by city staff with detailed findings supporting the
public benefit.
Subd.13 Enforcement
A. Violations. Failure to comply with the requirements of this ordinance or the
Development Agreement constitutes a violation subject to enforcement action.
Violations may result in withholding of certificates of occupancy, revocation of
permits, civil penalties, or other remedies available under law.
B. Remedies. The city mgy pursue any remedy available under law or equity to enforce
this ordinance. Remedies are cumulative and not exclusive.
Subd.14 Administration
A. Guidelines and Procedures. The City Administrator may adopt administrative
guidelines and procedures to implement this ordinance, subject to approval by the
City Council. Guidelines shall be published and made available to developers and
the public.
B. Annual Evaluation. The City Administrator or designee shall provide an annual
report to the City Council by October 1 of each year evaluatingthe he implementation
and effectiveness of this ordinance, including the number of affordable units created,
compliance rates, and recommendations for amendments.
ATTACHMENT A
Public hearing draft ordinance
April27, 2026
C. Periodic Review. The City Council shall review this ordinance at least every five
years to ensure it remains responsive to local housing needs, market conditions, and
regional housing goals. Amendments may be adopted following public hearing as
required by state law.
SECTION 2. If any section, subsection, paragraph, sentence, or clause of this ordinance is held
to be unconstitutional or invalid, the remaining portions shall remain valid and in force. The City
Council declares that it would have passed each provision independently.
SECTION 3. This Ordinance shall become effective immediately upon its passage and
publication according to law. A Summary of this Ordinance will be published in accordance with
state statute.
PASSED and ADOPTED this
of the City of Arden Hills, Minnesota.
ATTEST:
Julie Hanson, City Clerk
day of , 2026, by the City Council
CITY OF ARDEN HILLS
David Grant, Mayor
Attachment B
SUMMARY ORDINANCE NO. 2026-007
CITY OF ARDEN HILLS
RAMSEY COUNTY, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 13,
ZONING CODE, SECTION 1320.16 — REQUIREMENTS
FOR AFFORDABLE HOUSING
OF THE ARDEN HILLS CITY CODE
THE CITY COUNCIL OF THE CITY OF ARDEN HILLS, MINNESOTA, ORDAINS:
Pursuant to Minnesota Statutes Section 412.191, in the case of a lengthy ordinance, a summary
may be published. While a copy of the entire ordinance is available without cost at the office of
the City Clerk, the following summary is approved by the City Council and shall be published in
lieu of publishing the entire ordinance.
The text amendments adopted by the City Council amends Chapter 13 — Zoning Code
of the Arden Hills, Minnesota Code of Ordinances to add Section 1320.16 — Requirements
for Affordable Housing to identify when and how affordable units may be required to be
included in new housing developments and in rehabilitation of existing housing units,
including regulatory incentives and provisions for enforcement.
A printed copy of the whole ordinance is available for inspection by any person during the
City's regular office hours or on the City's website.
APPROVED for publication by the City Council of the City of Arden Hills, Minnesota,
this day of , 2026.
CITY OF ARDEN HILLS
David Grant, Mayor
ATTEST:
Julie Hanson, City Clerk
Published in the Pioneer Press on , 2026.
L
Cl
a�
ct
u
ct
M
c1
a�
O
�
N
M
e-�
(..)
O
a)
r
ct
�
O
Ul)
C:
W
(1)
+J
U
Ln
(3)
O
Q)
-
U
(6
C6
L
a,
O
U
O
_
U
c�
4A
Q
N
k4—
c6
L
aJ
a)
_
L
U
O
O
N
(6
`~
U
i
UO
ca
aJ
0
v
V)
O
0
},
lD
a)
O
0
Q)
C
C:
N
v
c6
in
O
x
O
o
a,
ro
M
-0
�
+�
-0
O
uo,
>
N_
ca
0
x
m
L
0
o
4-
a)
a)
+J
C
v
—
ro
4-Z,-
N
N
v
o>
O
U
N
O
:3
U
c
Q
4-
O
i
ra
cn
—
ro
r
0-
N
U
N
U
O
O
(6
O
a--+
>
aJ
C:
'7
Z5
Q
O
_0
v
�
i
U
ca
U
O
Ln
0
Q)
4-
�
Qj
a)
a)
(L)
E
a)
U
U
Q
U
4-J
O
M
C
C
O
�
N
O
U
�
m
O
m
a)
c
4
:-6
:
a)
C
v
}'
o
roo ,
a
-0
o
(1)
ro
a)
(L)
a)
ro
F—
U
�
F
F—
ci
a)
U
f�
i
O
c�
E
D
N
f�
O
O
4 -+
m
Q
a)
v
O
az
O
v
O
E
U
O
U
v
N
a--+
UO
v
v
Ln
N
z
• rj vI � �
i U ap
-0 � ti n
Q Q o o a
o ��� O ° �E Qom_° v o�
`Jbn to � U O � � � U _0v � U ont
O N cn L p p p O
l O �n U +t+ U �O t O n 0 4— V) N H
v 4—U O +, Qj
o°04-J E o m U o° E° v
a-O ra N L -0 U
N >�U -0L aO Cd N
-0 .2
O"O N ° EO
s °Q N Q
Q C a N
v
N
• .--I��--I U O � N a'' O U 0
cV O N O i
UO
°O amN
ruj cp Ln aJ :
Q
(Bp n 0 a
Nro _0 C a)
m E O ppUj
N i to
Op `� a) 4- � O }' ca cu O � a
Uro a m rB O o +,
Ln
N Lnn O w N Q QU N aA
O u Ln
cn a1 O o
C�-7-3I O }' +- O O t E t —
p
E a1 �O ° a 07 � Op.J �O �O
E U N O v- U
_0 o bn tin
Q m U -0 Q N cn m Q
T
bO
rn
z
w
O N M
U Co U �°
N M bb
9
N c's
p 0 Q o61)
o o
O U o o c
N ; o Con
•� CG �o o
N O ..-4 •d N N `O
O 7d •d C4-4
C,3 o °
� O?
03
N p r, O bbA
I•�-•I +� U ,� •. c;3
U U
`ti o O � Cd
p o.41
cct P., � U cP., � U
•� ¢ Q,U U U
c,3 u
ct
O
cd
`n O
o � o �
C,3
U A A A