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Home My WebLink About09-09-2026 PC PacketAPPROVAL OF THE AGENDA APPROVAL OF MINUTES August 5, 2026, Planning Commission Regular Meeting 08 -05 -26 PC MINUTES DRAFT.PDF PLANNING CASES Planning Case 26 -024 –1431 Skiles Lane -Variance Elena Fransen MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF Planning Case 26 -019 –Kimley -Horn –3717 Lexington Avenue North –Minor Subdivision Elena Fransen MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF Planning Case 26 -020 –Colliers Engineering And Design –3717 Lexington Avenue North –Master And Final Planned Unit Development, Conditional Use Permit And Site Plan Review Elena Fransen MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF Planning Case 26 -021 –City Of Arden Hills –Ordinance Amendment To Chapter 11 –Subdivisions Code Jake Reilly MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF ATTACHMENT J.PDF ATTACHMENT K.PDF Planning Case 26 -022 –City Of Arden Hills –Ordinance Amendment To Chapter 12 –Sign Code Jake Reilly MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments Staff Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: Joshua Collins (2027) Commissioners: Brad Bjorklund (2025) Steve Erler (2026) Ben Lindau, Vice Chair (2026) Patrick Burlingame (2027) Nancy Jacobson (2027) Jessica Birken (2027) Katie Stromberg - Alternate (2026) SJ Julius -Alternate (2027) Council Liaison: Kurt Weber Planning Commission September 9, 2026 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. Members of the public may attend a meeting in -person at City Hall or they may view the meeting remotely on the City ’s website using the below link. Meetings are also broadcast on Cable Channel 16 for those that live in Arden Hills. https://cityofardenhills.org/320/Watch -City -Meetings Some Commissioners may be participating in this meeting by interactive technology/remotely. Agenda CALL TO ORDER 1. 2. 2.A. Documents: 3. 3.A. Documents: 3.B. Documents: 3.C. Documents: 3.D. Documents: 3.E. Documents: 4. 5. 5.A. 5.B. 5.C. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESAugust 5, 2026, Planning Commission Regular Meeting08-05 -26 PC MINUTES DRAFT.PDF PLANNING CASES Planning Case 26 -024 –1431 Skiles Lane -Variance Elena Fransen MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF Planning Case 26 -019 –Kimley -Horn –3717 Lexington Avenue North –Minor Subdivision Elena Fransen MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF Planning Case 26 -020 –Colliers Engineering And Design –3717 Lexington Avenue North –Master And Final Planned Unit Development, Conditional Use Permit And Site Plan Review Elena Fransen MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF Planning Case 26 -021 –City Of Arden Hills –Ordinance Amendment To Chapter 11 –Subdivisions Code Jake Reilly MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF ATTACHMENT J.PDF ATTACHMENT K.PDF Planning Case 26 -022 –City Of Arden Hills –Ordinance Amendment To Chapter 12 –Sign Code Jake Reilly MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments Staff Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Joshua Collins (2027)Commissioners:Brad Bjorklund (2025)Steve Erler (2026)Ben Lindau, Vice Chair (2026)Patrick Burlingame (2027)Nancy Jacobson (2027)Jessica Birken (2027)Katie Stromberg -Alternate (2026)SJ Julius -Alternate (2027)Council Liaison:Kurt Weber Planning Commission September 9, 2026 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden Hills is a strong community that values its unique environmental setting,strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirableCity in which to live, work, and play.Members of the public may attend a meeting in -person at City Hall or they may view the meeting remotely on the City ’s website using the below link. Meetings are also broadcast on Cable Channel 16 for those that live in Arden Hills.https://cityofardenhills.org/320/Watch -City -MeetingsSome Commissioners may be participating in this meeting by interactive technology/remotely.AgendaCALL TO ORDER1.2.2.A.Documents: 3. 3.A. Documents: 3.B. Documents: 3.C. Documents: 3.D. Documents: 3.E. Documents: 4. 5. 5.A. 5.B. 5.C. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESAugust 5, 2026, Planning Commission Regular Meeting08-05 -26 PC MINUTES DRAFT.PDFPLANNING CASESPlanning Case 26 -024 –1431 Skiles Lane -Variance Elena Fransen MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFPlanning Case 26 -019 –Kimley -Horn –3717 Lexington Avenue North –Minor SubdivisionElena FransenMEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFPlanning Case 26 -020 –Colliers Engineering And Design –3717 Lexington Avenue North –Master And Final Planned Unit Development, Conditional Use Permit And Site Plan ReviewElena FransenMEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFATTACHMENT F.PDFATTACHMENT G.PDFPlanning Case 26 -021 –City Of Arden Hills –Ordinance Amendment To Chapter 11 –Subdivisions CodeJake ReillyMEMO.PDFATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF ATTACHMENT J.PDF ATTACHMENT K.PDF Planning Case 26 -022 –City Of Arden Hills –Ordinance Amendment To Chapter 12 –Sign Code Jake Reilly MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments Staff Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Joshua Collins (2027)Commissioners:Brad Bjorklund (2025)Steve Erler (2026)Ben Lindau, Vice Chair (2026)Patrick Burlingame (2027)Nancy Jacobson (2027)Jessica Birken (2027)Katie Stromberg -Alternate (2026)SJ Julius -Alternate (2027)Council Liaison:Kurt Weber Planning Commission September 9, 2026 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden Hills is a strong community that values its unique environmental setting,strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirableCity in which to live, work, and play.Members of the public may attend a meeting in -person at City Hall or they may view the meeting remotely on the City ’s website using the below link. Meetings are also broadcast on Cable Channel 16 for those that live in Arden Hills.https://cityofardenhills.org/320/Watch -City -MeetingsSome Commissioners may be participating in this meeting by interactive technology/remotely.AgendaCALL TO ORDER1.2.2.A.Documents:3.3.A.Documents:3.B.Documents:3.C.Documents:3.D.Documents: 3.E. Documents: 4. 5. 5.A. 5.B. 5.C. 6. Approved: September 9, 2026 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, AUGUST 5, 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 and Council Liaison Kurt Weber. APPROVAL OF AGENDA – AUGUST 5, 2026 Commissioner Erler moved, seconded by Commissioner Jacobson, to approve the August 5, 2026, agenda as presented. The motion carried unanimously (7-0). APPROVAL OF MINUTES July 8, 2026 – Planning Commission Regular Meeting Commissioner Lindau moved, seconded by Commissioner Erler, to approve the July 8, 2026, Planning Commission Regular Meeting as presented. The motion carried 6-0-1 (Commissioner Bjorklund abstained). PLANNING CASES None. UNFINISHED AND NEW BUSINESS A. Planning Case 26-011 - City of Arden Hills – Ordinance Amendments to Chapter 13 – Zoning Code Section 1325 Adding Language for Accessory Dwelling Units – Public Hearing ARDEN HILLS PLANNING COMMISSION – August 5, 2026 2 Community Development Director Reilly stated in 2025, the City Council requested a work session agenda item to allow for discussion of Accessory Dwelling Units (ADUs). At the April 13, 2026, City Council work session the Council considered information related to permitting ADUs, including information from other metropolitan area municipalities related to permitting ADUs. At the June 3, 2026 Planning Commission meeting, the Planning Commission held the required public hearing for the ordinance and requested changes based on testimony and questions raised during the discussion. A draft version of the ordinance was provided as an informational item for the July 8, 2026, Planning Commission meeting. The primary changes and additions include clarifying how ownership is to be determined, a mechanism for reviewing and permitting existing unpermitted and unlawfully constructed accessory dwelling units and added clarity regarding definitions and conditions. Changes from the earlier version are shown with double underlines for new language. The Planning Commission should consider the revised draft ordinance and provide a recommendation to the City Council. Chair Collins opened the floor to Commissioner comments. Commissioner Erler explained many of his questions were addressed by staff. He indicated he was puzzled by Item 9C which refers to the front entrance and asked what the requirement was for front entrances on ADU’s. Community Development Director Reilly stated this was a good question. He reported the intent within City Code was to have the shortest street frontage to serve as the front. He explained there was a desire to not have front doors on all sides of a home and the language in 9C was preemptive to ensure residents were not adding another front door just for an ADU. Commissioner Erler inquired what the effective date was of the Arden Hills City Code when it comes to addressing non-conformities within ADU’s. Community Development Director Reilly explained every time the code was amendment there would be a new effective date. Commissioner Burlingame questioned if the ADU structure height was 25 feet or 35 feet. Community Development Director Reilly reported the Planning Commission could set a cap. He would recommend setting the cap at 25 feet. Commissioner Birken inquired if exterior staircases had been addressed in the code language. Community Development Director Reilly stated exterior staircases are defined in the building portion of City Code. Commissioner Lindau asked if an ADU would have its own address and mailbox. Community Development Director Reilly explained the building official would work with the Sheriff’s Office and Fire Department to ensure the ADU has a defined address. Commissioner Lindau questioned what would happen if the owner of a home passed away and someone else was living in the ADU. ARDEN HILLS PLANNING COMMISSION – August 5, 2026 3 Community Development Director Reilly indicated it was his understanding this matter would be addressed through the probate process. Commissioner Lindau requested the language regarding how violations would be addressed be clarified. Community Development Director Reilly stated items 1 and 2 could be switched for clarity purposes. Commissioner Bjorklund commended staff for providing the Planning Commission with a thorough staff report. He appreciated the fact the costs to record an ADU would be minimal. Further discussion ensued regarding the allowed building height for ADU’s. Commissioner Jacobson suggested the building height maximum language for ADU’s be clarified to ensure one-story homeowners were not being penalized and would be allowed to have an ADU above a garage. She indicated she did not favor allowing a 35 foot height maximum. Community Development Director Reilly explained all single family residential districts have a maximum height restriction of 35 feet. He indicated the Commission could set height standards that could be passed along to the Council. Commissioner Erler stated there would be lots in the community that would not be allowed to have an ADU and noted this was due to the lots having to meet certain standards. Chair Collins commented he understood the intention of the non-conformity language but suggested the language be clarified so as not to be circular. Community Development Director Reilly explained he can consult with the City Attorney in order to make this language more clear. Commissioner Bjorklund asked if a public hearing was required for this item. Community Development Director Reilly explained a public hearing was not required for this item and noted the City Council would hold a public hearing for this item. Chair Collins inquired how the Commission would like to move forward with this item. Commissioner Birken indicated she would like the Commission to address the definition of owner. She discussed how corporations and trusts were now being viewed as a person. She proposed defining owner/occupant as a person, trustee or a member of a closely held corporation. Chair Collins stated he acknowledged this concern, but suggested the Commission not try and define owner at this time, but rather pass this concern along to staff to be worked out with the City Attorney. Commissioner Lindau inquired if the ADU separation should be 10 or 15 feet. Commissioner Jacobson stated staff was recommending the minimum be set at 10 feet. ARDEN HILLS PLANNING COMMISSION – August 5, 2026 4 Chair Collins explained he would be in favor of eliminating the ADU separation language altogether in order to defer to building code requirements. The Commission was in agreement. He asked how the Commission wanted to address the ADU height requirements. He indicated he supported preserving the character of the neighborhood while also allowing for creativity, growth and change. Commissioner Lindau indicated he supported Option C when it comes to ADU building height. The Commission was in agreement. Councilmember Weber requested the Commission make a recommendation on the FAR. Community Development Director Reilly explained staff was recommending ADU’s shift from floor area ratio (FAR) to footprint. He noted the language within the ordinance amendment has been modified to eliminate exterior staircases on garages. Commissioner Bjorklund stated the change regarding exterior staircases would now require homeowners to install an interior staircase within their garage which may be a health and safety concern for homeowners. Commissioner Bjorklund moved and Commissioner Lindau seconded a motion to recommend approval of Planning Case 26-011 for an Ordinance Amendment to Chapter 13 – Zoning Code Section 1325 Adding Language for Accessory Dwelling Units as amended directing staff to clarify the term owner and addressing the non-conformity language, striking the ADU separation language, ensuring existing ADU’s conform with life safety requirements in the building code, directing staff to correct numbering within the ordinance, and selecting Option C for the building height language. The motion carried unanimously (7-0). B. Planning Case 26-021 - City of Arden Hills – Ordinance Amendments to Chapter 11 Subdivisions – Public Hearing Community Development Director Reilly stated staff and the consultant team have been working to provide informational materials addressing proposed changes to the City of Arden Hills Code of Ordinances related to signs, subdivisions, and Chapter 13 zoning regulations. The Planning Commission must hold a required public hearing for each proposed Ordinance. In order to have time to prepare for the public hearings, scheduled for September, staff is providing copies for review by the planning commission. Staff requests that comments and or questions be directed to staff in order to have sufficient time to address concerns or questions prior to the public hearing. The Planning Commission is asked to consider that the proposed amendments are part of an incremental approach to modernizing the existing code language and any changes that might be considered substantive beyond what is included in the drafts are not part of the scope of this project and will be collected to inform any future amendments. No action is requested at this time. The Planning Commission should consider the drafts revising Chapter 11 – Subdivisions of the City of Arden Hills Code of Ordinances ordinance in preparation of the public hearing to be held on September 9, 2026. ARDEN HILLS PLANNING COMMISSION – August 5, 2026 5 C. Planning Case 26-022 - City of Arden Hills – Ordinance Amendments to Chapter 12 – Signs – Public Hearing Community Development Director Reilly stated staff and the consultant team have been working to provide informational materials addressing proposed changes to the City of Arden Hills Code of Ordinances related to signs, subdivisions, and Chapter 13 zoning regulations. The Planning Commission must hold a required public hearing for each proposed Ordinance. In order to have time to prepare for the public hearings, scheduled for September, staff is providing copies for review by the planning commission. Staff requests that comments and or questions be directed to staff in order to have sufficient time to address concerns or questions prior to the public hearing. The Planning Commission is asked to consider that the proposed amendments are part of an incremental approach to modernizing the existing code language and any changes that might be considered substantive beyond what is included in the drafts are not part of the scope of this project and will be collected to inform any future amendments. No action is requested at this time. The Planning Commission should consider the drafts revising Chapter 12 – Signs of the City of Arden Hills Code of Ordinances ordinance in preparation of the public hearing to be held on September 9, 2026. Chair Collins opened the floor to Commissioner comments. Commissioner Jacobson asked if the new code language would make sign requests more streamlined going forward. Community Development Director Reilly explained this was staff’s hope that fewer variance requests would be coming before the Planning Commission. He provided further information on the timeline for the code amendments. REPORTS A. Report from the City Council Councilmember Weber provided the Commission with an update from the City Council. He stated the 75th Anniversary Celebration was a tremendous success. He thanked all of the Commissioners who attended the Commission and Committee Appreciation Picnic. He explained the Council approved a cooperative agreement with Ramsey County for Rice Creek Boulevard. He noted a TRC amendment was approved by the Council on a 3-2 vote to amend the allowed clear height within Rice Creek Commons for the Campus Commercial and Flex Office zoning districts. B. Planning Commission Comments and Requests None. C. Staff Comments Community Development Director Reilly reported Roers waived the 15.99 deadline for action and would be bringing back a different design for their project for consideration in September or October. He also stated the environmental review for the Primer Tracer property was underway at this time. ARDEN HILLS PLANNING COMMISSION – August 5, 2026 6 Commissioner Bjorklund stated the Primer Tracer property would be a great location for a solar array. ADJOURN Commissioner Bjorklund moved, seconded by Chair Collins, to adjourn the August 5, 2026, Planning Commission Meeting at 8:08 p.m. The motion carried unanimously (7-0). Page 1 of 10 PC Agenda Item – 3A MEMORANDUM DATE: September 9, 2026 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, AICP, Senior Planner SUBJECT: Planning Case #26-024 – No Public Hearing Required Applicant: Chloe Imhoff Property Location: 1431 Skiles Avenue Request: Variance Requested Action Chloe Imhoff (“The Applicant”) has requested a variance from the side yard setback for a corner lot requirement in the R-1 Zoning District to build a 3,150 square foot new single-family dwelling at 1431 Skiles Lane (“Subject Property”). To construct the proposed dwelling, the Applicant is requesting a side yard setback of 5 feet. City code establishes a minimum side yard setback for a corner lot of 40 feet. Background 1. Existing Site Conditions 1431 Skiles Lane, the Subject Property, is zoned R-1 Single Family Residential District. It is designated Low Density Residential in the 2040 Comprehensive Land Use Plan. The Subject Property is an undeveloped parcel with frontage on Forest Lane to the north, Snelling Avenue to the west, and Skiles Lane to the south. Surrounding parcels are also zoned R-1 Single Family Residential District and designated Low Density Residential in the Future Land Use Plan. The Subject Property was created in 1982 through a minor subdivision which split 1429 Skiles Lane into two parcels. Lot “B” was the site of a single-family dwelling and Lot “A” was vacant and subdivided for future sale and construction of a single-family home. Lot A was described as having three front yards which would each require a 40-foot setback. The City Council discussed the implications of allowing extensive filling of the property to create a building envelope and the potential subsequent water problems due to the changes in grade on the site. The City Council’s 1982 approval included two conditions: first, that the approval was contingent upon agreement by the owner that he will pay the cost of culvert replacement from 18 inches to 24 inches to address drainage on the site and second, that approval of the split did not anticipate approval of future variances on the lot, in spite of its configuration. Page 2 of 10 1982 Minor Subdivision Survey The 1982 subdivision approval does not preclude the Applicant from requesting a variance nor the Planning Commission and City Council from recommending and approving a variance on the lot. The Subject Property and 1429 Skiles Lane remained in shared ownership and use until the Applicant purchased the property in 2025. The Subject Property lot area is 17,424 square feet, is wooded, and slopes from Forest Lane toward Skiles Lane. The lot has 104.87 feet of frontage on Skiles Lane compared to 39.55 feet on Forest Lane. There is approximately 82 feet of right-of-way separating the east side property line and Snelling Avenue. 2. Site Data 2040 Future Land Use Plan: LDR – Low Density Residential Existing Land Use: Single-Family Dwelling Zoning: R-1 Single Family Residential District Lot Size: 0.4 acres/17,424 square feet 3. Proposed Use The Applicant is proposing to construct a new 3,150 square foot single-family home with a building footprint of 2,072 square feet. A garage is not part of the current design, but an optional 400-square-foot detached garage is included in the application submittal and evaluated by the District Provisions. The submitted design shows the principal structure with a 5-foot setback from Page 3 of 10 the side property line parallel with Snelling Avenue. This setback is 35 feet fewer than the minimum required for a side yard on a corner lot. A variance of 35 feet from the 40-foot setback is required to construct the dwelling as proposed. Proposed Site Plan The Applicant states that the proposed design would have a less negative impact on the neighbor to the east as it would give both dwellings more space and preserve as much of the natural lot as possible. Given the angle and setback of the dwelling at 1429 Skiles Lane, building at the 40-foot setback from the Snelling Avenue side property line would result in a home that is effectively in their neighbor’s front yard. Building to the required setbacks would also require more trees to be removed, changing the character of the lot even more. The proposed 5-foot setback would allow for more space between the two dwellings, preserve more existing trees, and preserve a buildable area for a future detached garage. The design would also maintain a 46.1-foot setback from the interior property line shared with 1429 Skiles Lane. The Applicant’s narrative also notes that compared to other corner lots, the Snelling Avenue right- of-way is more than 80 feet and, when paired with the side yard setback for corner lots, presents considerable constraints when siting a modern single-family dwelling on the Subject Property. The Applicant did consider other buildable areas such as building closer to Forest Lane. However, building in that area would require more soil removal and cause a greater disruption to the existing natural landscape. As designed and sited on the lot, the proposed dwelling would work with the natural slope of the lot rather than dramatically alter it. Considering the existing development pattern in the neighborhood, the Applicant states that the proposal would preserve as many natural elements on the lot as possible which is in keeping with Page 4 of 10 the area’s charm and beauty. There are also other properties along Snelling Avenue which have a nonconforming front yard setback and there is room between principal structures and the street. The Applicant is requesting a 35-foot variance from the side yard setback with Snelling Avenue for a corner lot to construct the new dwelling with a 5-foot setback where a 40-foot setback is required. The proposed project complies with all other applicable city code requirements for the R-1 Zoning District. Proposed Building Rendering Proposed Building Plans Page 5 of 10 4. Approvals The Planning Commission is asked to determine whether a variance request for a side yard setback for a corner lot of 5 feet should be approved. The evaluation of the proposal must be based on the District Provisions in Section 1320, the General Regulations in Section 1325, and the Requirements for a Variance in Section 1355.04, Subd. 4. Plan Evaluation Chapter 13, Zoning Regulations Review 1. District Provisions (R-1 Single Residential Zoning District) – Section 1320.06 Lot Size and Dimensions – Meets Requirements The Subject Property has a lot area of 17,424 square feet. Section 1320 – District Provisions of the Zoning Code requires a minimum lot size of 14,000 square feet per single-family dwelling unit. The existing lot area is conforming and will not change with the proposed variance. Structure Setbacks – Flexibility Requested In the R-1 District, the minimum front and rear setback requirements are 40 feet and 30 feet, respectively. The minimum interior side yard setback in the R-1 District is 10 feet and 25 feet combined. The minimum side yard setback for a corner lot in the R-1 District is 40 feet. The proposed front and rear setbacks are 65 feet and 65 feet, respectively. The proposed interior side yard setback is 46.1 feet and the side yard setback for a corner lot would be 5 feet, for a combined total of 51.1 feet. A variance of 35 feet is requested for the proposed side yard setback for a corner lot. Below is a table with the proposed setbacks. Table 1: District Requirements in the R-1 Zoning District – Minimum Setbacks R-1 District Requirements Proposed New Dwelling Review of Proposed Minimum Front Yard Setback 40 feet 65 feet Meets Requirements Minimum Rear Yard Setback 30 feet 65 feet Meets Requirements Minimum Interior Side Yard Setback 5 feet (min)/15 feet (total) 46.1 feet/51.1 feet Meets Requirements Page 6 of 10 Minimum Corner Side Yard Setback 40 feet 5 feet Variance Requested Landscaped Area Coverage – Meets Requirements In the R-1 District, the minimum landscaped area required is 65 percent of the property or 11,325.6 square feet of the Subject Property. The Applicant is proposing a landscaped area of 79.3 percent or 13,818.36 square feet. The minimum requirement is met. Structure Coverage – Meets Requirements The R-1 District allows for a maximum structure coverage of 25 percent or 4,356 square feet. The Applicant is proposing a structure coverage of 14.2 percent or 2,472 square feet, which is below the maximum permitted. Floor Area Ratio – Meets Requirements The R-1 District allows for a maximum FAR of 0.3. Floor area ratio is obtained by dividing the sum of a building's floor area by the amount of lot area. The total amount of floor area permitted for the 17,424 square foot lot is 5,227.2 square feet. The submitted building plans indicate a gross floor area of 3,150 square feet between two levels. This results in a 0.18 FAR which is permitted. 2. Variance Review The role of the Planning Commission is to determine and consider how the facts presented compare with the city’s articulated standards. The Commission should base decisions on the facts presented and apply those facts to the legal standards contained in city ordinances and relevant state law. Neighborhood opinion alone is not a valid basis for granting or denying a variance request. While the Planning Commission may feel the decision should reflect the overall will of the residents, the task in considering a variance request is limited to evaluating how the variance application meets the statutory practical difficulties factors. Residents can often provide important facts that may help in addressing these factors, however, unsubstantiated opinions and reactions to a request do not form a legitimate basis for a variance decision. The Planning Commission may impose conditions when granting variances as long as the conditions are directly related and bear a rough proportionality to the impact created by the variance. For instance, if a variance is granted to exceed the front setback limit, any conditions attached should presumably relate to mitigating the effect of the encroachment. Variance Requirements – Section 1355.04, Subd. 4 The Applicant requests a variance from the standard side yard setback for a corner lot to construct a new single-family dwelling on the property located at 1431 Skiles Lane. The Planning Commission must determine whether there are “practical difficulties” with complying with the zoning regulations or the variance to be granted, the applicant must satisfy the statutory three- factor test for practical difficulties (Minn. Stat. § 462.357, subd. 6). If the applicant does not meet all three factors of the statutory test, the city should not grant the variance. Further, variances are only permitted when they are in harmony with the general purposes and intent of the ordinance and consistent with the Comprehensive Plan. 1. Purpose and Intent. The variance request shall comply with the purpose and intent of the provisions of the City’s Zoning Regulations and with the policies of the City’s Comprehensive Plan. Page 7 of 10 The Applicant proposes to construct a new single-family dwelling on the Subject Property. The Subject Property is zoned R-1 Single Family Residential District and is designated for Low Density Residential in the 2040 Comprehensive Land Use Plan. The proposed use of the Subject Property and the variance request comply with the purpose and intent of the provisions of the City’s Zoning Regulations and the policies of the City’s Comprehensive Plan. 2. Practical Difficulties. The Applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the Arden Hills Zoning Regulations. “Practical Difficulties” is a legal standard that must be applied when considering variance applications. The three-factor test applies to all variance requests, and all three factors below must be satisfied: a. Reasonableness. The property owner proposes to use the property in a reasonable manner not otherwise permitted by the Zoning Ordinance. The Applicant proposes to construct a single-family dwelling on an existing residential lot in a residential zoning district. The proposed dwelling is a typical and reasonable proposal in a residential district and is a single-family dwelling use. The proposed location of the dwelling is reasonable and would otherwise not be permitted on this property due to the side yard setback for a corner lot requirement in the Zoning Ordinance. b. Unique Circumstances. The plight of the property owner is due to circumstances unique to the property not created by the landowner. As shown in the submitted survey, the lot steadily drops in elevation from Forest Lane to Skiles Lane and the neighboring property is constructed at a 45-degree angle toward the Subject Property. These are topographical and existing conditions not created by the landowner which present constraints for siting a dwelling on the property. Given the characteristics of the property, the proposed setback variance will allow for functional use of the property. c. Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. The proposed single-family dwelling would be constructed with conforming front, side, and rear yard setbacks and would allow for the preservation of existing trees. The proposed building site is similar to neighboring properties and in line with the character of the neighborhood. The proposed dwelling on the Subject Property will not alter the essential character of the residential neighborhood. Additional Review Building Official The Building Official reviewed the plans and provided no comments. A Building Permit will be required prior to construction. Public Works Director/City Engineer Page 8 of 10 The Public Works Director/City Engineer reviewed the plans and provided no comments. Public Works permits will be required prior to any land disturbance. This item has been included in the draft conditions of approval. The Public Works Director/City Engineer reviewed the 1982 condition of approval that the property owner will replace the existing 18-inch culvert under Skiles Lane with a 24 inch culvert to address drainage on the site. He indicated that the property owner may submit storm water calculations to determine if the replacement is still warranted, if the existing culver is adequate size in order for it to remain, or if other improvements could sufficiently achieve the intent of the condition. A condition of approval has been added for consideration. Rice Creek Watershed District The Rice Creek Watershed District reviewed the plans. RCWD determined that a RCWD permit is not required as less than 10,000 square feet will be disturbed and no wetland impacts or floodplain fill are proposed. 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: 1. Chloe Imhoff and Jake Peterson are the owners of the property at 1431 Skiles Lane, Arden Hills, MN. 2. The property owners submitted a land use application for a variance to construct a new single-family dwelling at the Subject Property, 1431 Skiles Lane. 3. The proposal would vary from the minimum side yard setback for a corner lot in the R-1 Zoning District in that the proposed dwelling will have a setback of 5 feet where the minimum requirement is 40 feet. 4. The proposed dwelling on the Subject Property would conform to all other requirements and standards of the R-1 Zoning District. 5. The Subject Property was created through the approval of a minor subdivision and conditions of approval included the replacement of a culvert replacement and that the approval of the split did not anticipate approval of future variances on the lot, in spite of its configuration. 6. The property owner may submit a land use application for a variance which the Planning Commission may recommend for the City Council to subsequently approve. Variance Findings: 7. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance and when consistent with the comprehensive plan. 8. Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. 9. The requested variance is in harmony with the purposes and intent of the ordinance because a single-family dwelling use is in keeping with the R-1 Zoning District. 10. The requested variance is consistent with the comprehensive plan goal of maintaining a strong, vital diverse, and stable housing supply, uses site sensitive planning and remains a residential use as shown on the Future Land Use map. 11. The property owner proposes to use the property in a reasonable manner because a single- family dwelling is encouraged within residential zoning districts. Page 9 of 10 12. There are unique circumstances to the property not created by the landowner due to the unique grading, existing vegetation, and right-of-way affecting the property. 13. The variance will not alter the essential character of the neighborhood because the proposed dwelling is designed to fit within the character of other single-family properties. Options and Motion Language Staff has provided the following options and motion language for this case. The Planning Commission may consider providing additional findings of fact as part of the motion to support the recommendation for approval and shall provide additional findings of fact for a recommendation of denial. • Recommend Approval with Conditions: Move to recommend approval with conditions of Planning Case 26-024 for a variance to allow the property owner to construct a new single- family dwelling with a 5-foot side yard setback and deviate from the 40-foot side yard setback for a corner lot at 1431 Skiles Lane, based on the findings of fact and the submitted plans in the September 9, 2026, Report to the Planning Commission, as amended by the following conditions: 1. A Building Permit shall be issued prior to the commencement of construction. 2. The proposed building addition shall conform to all other standards and regulations in the City Code. 3. A Grading and Erosion permit shall be obtained from the City’s PW/Engineering Division prior to commencing any grading, land disturbance or utility activities. 4. Final grading, drainage, and site plans shall be subject to approval by the Public Works Director/City Engineer and Community Development Director prior to the issuance of a grading and erosion control permit or other development permits. 5. Upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City. 6. Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Applicant during construction to ensure that sediment and storm water does not leave the project site 7. The Applicant shall be responsible for providing verification of approval and obtaining any permit necessary from the Rice Creek Watershed District prior to the start of any site activities. 8. A right-of-way permit shall be required for work performed within the City right-of- way. 9. The driveway curb cut location shall be subject to review by the Public Works Director/City Engineer and the Community Development Director prior to the issuance of development permits. 10. A Tree Preservation Plan shall be required as part of the Building Permit application for the new dwelling. Any tree removal, preservation, and mitigation shall be completed in accordance with City Code Section 1325.055. 11. Subject to the approval of the Public Works Director/City Engineer, per the declaration of covenant regarding culvert replacement dated August 24, 1984, the Applicant is responsible for replacing the culvert under Skiles Lane from 18” to 24” prior to obtaining a building permit for the construction of a residence and other improvements to the lot. The Applicant may also submit storm water calculations for the proposed improvements, showing that the 18-inch storm pipe is adequate size. Page 10 of 10 • Recommend Approval as Submitted: Move to recommend approval as submitted of Planning Case 26-024 for a variance to allow the property owner to construct a new single- family dwelling with a 5-foot side yard setback and deviate from the 40-foot side yard setback for a corner lot at 1431 Skiles Lane, based on the findings of fact and the submitted plans, in the September 9, 2026, Report to the Planning Commission. • Recommend Denial: Move to recommend denial of Planning Case 26-024 for a variance to allow the property owner to construct a new single-family dwelling with a 5-foot side yard setback and deviate from the 40-foot side yard setback for a corner lot at 1431 Skiles Lane, 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 26-024 for a variance to allow the property owner to construct a new single-family dwelling with a 5-foot side yard setback and deviate from the 40-foot side yard setback for a corner lot at 1431 Skiles Lane: a specific reason and information request should be included with a motion to table. Notice A variance does not require a public hearing. A public meeting notice was prepared by the City and mailed to properties within 500 feet of the Subject Property on August 26, 2026, as required. A public meeting notice for this planning case was published in the Pioneer Press on August 26, 2026. The City received one public comment against the proposed variance at the time of publication. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on August 9, 2026. Pursuant to Minnesota State Statutes Section 15.99, the City must act on this request by October 7, 2026 (60 days) unless the City provides the petitioner with written reasons for an additional 60- day review period. With consent from the Applicant the City may extend the review period beyond the 120 days. Attachments A. Land Use Application B. Location Map C. Applicant Narrative D. Proposed Site Survey E. Project Plans t -AWHtrLS 1245 West Highway 96 Arden Hills, N/Iinnesota 551 12 Telephone (651 ) 792-7800 Fax (651) 634-5137 www. cityofardenh ills. org Planning Case No. Submittal Date Application Completed Date Accepted by Receipt Number Council Decision Council Decision Date 26- For Office Use Only 2026 LAND USE APPLICATION Applicant Information h rYl hnt. Address:0 rerephone ruo : & lL- ?Aq -gg0U inn TL a is N55 Other: W Fax No. EmailAddres",imho?{. Chloe 15 @, TwtN!, (owt,'"'t7'TPropertv lnformation Property owner: DhIDP- f,fnh 0t{4 facob lelc rson Owner Owner T Address of Pro of Use Zone lD No 2*L 00 il NI otner U€ I *-o 7u P fl)t r ? rta €)) s5 llL No. I S Tvpe of Requestil"rr"*** pran Amendment (Fee: $600 + tr ff:"*Ln;[Es: "*t"s$."ET#"?#:#ffitino Pran Escrow: $2,500)t-l - E Zoning Code or TCAAP Redevelopment CodeLJ Conditional Use or lnterim Use PermitlCUP or IUP AmenEment (Fee: $500 + Escrowi$2,000) Amendment (Fee: $500 + Escrow: $1,500) E CitV Code Amendment (Fee: $500 + Escrow:E Preliminary Plat (Fee: $600 + Escrow: $2,500) - $'r'b0'di 'v"'v"r' vv' E finat Plat (Fee: $400 + Escrow: $1,500) E lot SpliUMinor Subdivision (R-1 and R-2 Districts E concept Plan Review (Fee: $400 + Escrow: * oonlv)(Fee: $400 + Escrow: $1'500) $1,500) Qf Variance or Permitted Adiustment (Fee: $400 + tr ,"""]'aanned Unit Develooment or lVlaster soecial ^ Ett'ont' $1'500) Development Plan (Fee: $6dO t fscrow:$2,S-Obi- - lJ Vacation of Easement or Risht-of-Way (Fee: $200 + tr ;;riil;;; ,; t Deverooment or Finar ;";;i ,.- Escrow: $1'000) Development Plan (Fee: $400 + Escrow: S2,OOOI tJ fRReal of Administrative Decision (Fee: $200 + E ptanned Unit Development Amendr"n, or-ao""*, ,- Escrow: $1'500) ,Bi!ffifr"nt Plan Ainendment (Fee: $400 i Esclow: - b?38 Y??f,.:?,,Y?"{hJj" Arreadv Speciried (Fee: p.Si" Plan Review (Fee: $600 + Escrow: $1,500) page I of3 To build, -fht howse- Cl oSt, r .l'o fho cr lu'{ 7fr;l: ii:wa'l in ov'dev' t-o hnrt a tt is i,{.iiir,,t., iynLnr,L kn ,rhr t.{tShna noiahbor 5 s "IMPORTANT*o Certain applications are subject to review and approval by the Rice Creek Watershed District" Contact RCWD directly at 763-398-3070 for additional information.o The land use application fees do not cover building, sign, or other permit fees that may be required upon approval of a land use application.o All applications will be subject to additional fees for reimbursement of consultant costs associated with filing, reviewing, and processing of application in the form of an escrow to the City. Brief ion of est detailed I Filinq & lnformation Requirements The City requests that you make a pre-application meeting with the Community Development Director to discuss the application process, requirements, and deadlines. Unless waived by the Community Development Director or Planning Commission, a certified survey of the property is required for all applications A checklist wrth additional application requirements can be found at wlfty-c:lv_qfatdenhillqer#1an{uge_apAjl$Ali.n[s. Complete/lncomplete Applications Under Minnesota Statute, Chapter 15.99, cities have 15 business days to review all plans and application materials to ensure they satisfy City requirements. During the 1S day review period, planning staff will provide written comments on the application and may request plan revisions. lf the application is determined to be complete, lVlinnesota State Statute then requires the City to approve or deny the application within 60 days, upta 120 days. lf not complete, the City may require plan revisions and/or additional information before the application is scheduled for Planning Commission review andlor City Council action. project will not be scheduled for any meeting until the application submittal is found to be complete by the Community Development Director. Pavment of Fees and Escrows The undersigned acknowledges that she/he understands that before a land use application can be deemed complete, all required fees and escrows must be paid to the City. The applicant is responsible for all costs incurred by the City related to the processing of this application. Each separate land use request shall be charged a separate administrative fee and escrow even if submitted on the same application. Costs expended in reviewing and processing an application will be charged against the cash escrow and credited to the City. Charges to the escrow may include planning and engineering staff time, City Attorney and consulting fees, and mailing costs. lf, at any time, a required cash escrow is depleted to less than 20 percent of its original amount, the applicant shall deposit additional funds in the cash escrow account as determined by the City. The City may withhold final action on a land use application, withhold building permits, and/or rescind prior action until all fees have been paid. Unused portions of an escrow are returned to the applicant upon successful implementation of an approved plan. The escrow may be reduced or increased by the Community Development Director on a project by project basis. Notice of nq Attendance ln order for the Planning Commission and the City Council to consider any application, the applicant or a designated representative must be present at the scheduled meeting. lf not, the matter may be tabled until the next available agenda. Page 2 of3 Meetinq Schedule Planning Commission meetings are typically held on the first Wednesday after the first lvlonday of each month at 6:30 PlVl, though please contact City Hall to verify the meeting date and time. City Council meetings are held typically the last fVonday of the same month at 7:00 PN/1. tVleetings are held in the Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills, IUinnesota 55112, unless othetwise stated. The schedules below are for reference purposes only. Project will not be scheduled for any meeting until the application submittal is found to be complete by the Community Development Director. 2026 Planning Commission and City Gouncil Schedule (*subject to change) - TENTATIVE PLANNING COMMISSION MEETING DATE* (Generally held on the first Wednesday after the first lVlonday at 6:30 p.m.) TENTATIVE CITY COUNCIL MEETING DATE* (Generally held on the fourth ltlonday at 7:00 p.m.) DEADLINE FOR LAND USE APPLIGATION SUBMISSION (1"tday of the preceding month) January 7 February 9 December 1 (2025\ February 4 lVarch 9 January 2 lVarch 4 April 13 February 2 April8 April2T lVlarch 2 lVay 6 fi/lay 26"April 1 June 3 June 22 lVay 1 July 8 July 27 June 1 August 5 August 24 Julv 1 September 9 September 28 Auqust 3 October 7 October 26 September 1 November 4 November 23 October 1 December 9 January 11 QA27\November 2 Acknowledoement and Siqnature I hereby apply for the above consideration and declare that the information and materials submitted with this application are complete and accurate per city code and ordinance requirements. I fully understand that I am responsible for all costs incurred by the City related to the processing of this application. 0 L Owner Sign (Required) Applicant Signature (lf different than the property owner)Date Please contact the Community Development Director atAil-lgZ-IAAO if you have any questions regarding this application. Additional copies of this application form are available on the City,s website: wyw.cityafardef hills.qrdJandAs*appljc*.tio{1s Page 3 oi 3 Location Map 8/18/2026, 10:50:00 AM 0 0.04 0.080.02 mi 0 0.07 0.130.03 km 1:2,400 Ramsey County Ramsey County MN Subject Property Dear Arden Hills Planning Commission and City Council and Neighbors - Our names are Chloe Imhoff and Jacob Peterson. We are the landowners of 1431 Skiles Lane. We purchased the lot in Fall of 2025 after driving by one afternoon and falling in love with the area and neighborhood. Jake is a licensed residential building contractor, and after building and remodeling many homes for other people, he will be building/ contracting our forever house where we plan to raise our children. We reviewed and considered the code requirements, but are requesting a variance for the reduction of the side yard set back (on the Snelling side) from 40’ to 5’. The design and plan meets and will follow all other building code requirements as well as all other R1 zoning requirements. By building the house closer to the city’s right-a-way we would have a less negative impact on the neighbor to the East because the variance would give both dwellings more space, and preserve as much of the natural lot as possible. For the trees that are impacted by the new house build we will create and follow the guidelines of the Arden Hills tree preservation plan. Using the six hardship criteria we will outline why there are conditions that create a hardship and would prohibit reasonable development without a variance. Additionally, we used these six hardship criteria to ensure our variance request was within reason. 1. The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls, because we would have to build closer and in the front yard of the neighboring property due to the unique angle of their house on their lot. Building in their front yard would impact their view as well as greatly impact their use of their property. 2. This variance request is due to circumstances of the existing lot where the neighboring house and trees are located. This variance request is not due to circumstances created by the landowners. 3. The deviation from the ordinance with any attached conditions will still be in keeping with the codes, because beyond this variance request for a change in the setback on one side all other codes and requirements of the ordinance will be followed. 4. This variance will not create a land use not permitted in the zone, because it is currently zoned for single family residential housing and this home will be our primary residence (single family). 5. This variance will not alter the essential character of the city, because the nature and request of this variance is to preserve the spacing between houses and as many trees as possible. 6. This variance is not for economical reasons alone, because this home will be built for ourselves and by ourselves. We foresee raising our children in this home for years to come. Furthermore, there are conditions on the property that create a hardship that are not present on a similar sized lot in the same district. 1431 Skiles Lane is a corner lot, and therefore the code set back requirements are 40’ set back from Skiles and 40’ set back from Snelling. Additionally, unlike many other corner lots, this lot has a large city right away. In a different circumstance this side yard set back off the large city right away would not be an issue, but the neighboring house to the east is built at a 45 degree angle. Following the set back requirements would cause us to build in essentially their front yard thus impacting both dwellings. It is important to note the back of the lot is more narrow and has a significant elevation change. To build in the back of the lot would require a lot of soil to be removed, and thus disrupting the natural landscape that exists. Additionally, other houses along Snelling are closer than the 40’ side yard/ front yard set back. While codes exist for many important reasons, Arden Hills is not a cookie cutter city where every home is placed exactly on the same place on the lot. This is what adds to the charm and beauty of the neighborhood. Finally, the neighborhood is very wooded with a lot of spacing between the houses. To meet the current city building criteria we would have to cut down more trees. We were drawn to this lot because of the trees and the wooded feel. Therefore our goal is to preserve as much of the natural elements of the lot as possible. As seen on the plans and survey the size of the new house build is similar to many of the houses in the surrounding neighborhood. The lot is 0.4 acres, and the proposed house has an impervious coverage of 2091 sq. feet + the proposed driveway is 1134 sq. feet + a possible 400 ft garage (to be added in the future) = 3625 sq feet of impervious coverage on the lot. Using the total lot square footage (17,424 sq. ft) our proposed plan is 20.8% impervious coverage. The design was intentionally created to preserve and enjoy as much of the nature of the lot as possible. This is seen through the design of a ‘flipped house’ with the living room and kitchen on the second floor with large windows to enjoy the trees and building the house into the hill rather than removing or moving a ton of soil. Our goal is to build this house over the next year, ideally completing the project by August 2027. In conclusion, as previously stated we are requesting a variance for the reduction of the side yard set back (on the Snelling side) from 40’ to 5’. As outlined above, this request is in the public interest and is consistent with the city's comprehensive development plan and intent of the codes and regulations. Thank you for your consideration, Chloe Imhoff and Jacob Peterson Skile s Ln Forest LnSnelling Ave N LO T 1 B LO C K 3 LO T 2S52°08 '36 "W 104 .8728.28Δ=109°14'49"R=14.83CB=N71°48'31"WC=24.18N18°38'31"W 84.32N18°38'31"W 84.3232.77Δ=82°25'25"R=22.78CB=N22°24'55"EC=30.02N64°10'34"E39.55S37°16'57"E 92.98S37°16'57"E 92.98S59°15'18 "W 115 .18S56°20'05 "W 91 .81S53°51 '00 "W 84 .97S17°24'23"E 173.42DESCRIPTION OF PROPERTY SURVEYEDThat part of Lots 1 and 2, Block 3, Arden Hills No. 2, lying westerly of thefollowing described line: Beginning at point on the Southeasterly line of said Lot 2distant 85 feet southwesterly of the most Easterly corner of said Lot 2 asmeasured along said Southeasterly line; thence northwesterly at right angles tosaid Southeasterly line to the Northwesterly line of said Lot 1 and said line thereterminating, Ramsey County, Minnesota.Survey Notes1.Bearings are based on the Ramsey County Coordinate System.2.Client Name: Chloe Imhoff3.Site Address: 1431 Skiles Ln, Arden Hills, MN 551124.This survey is based on the legal description as provided by the Client5.This Surveyor has not abstracted the land shown hereon for easements, rightsof way or restrictions of record which may affect the title or use of the land6.Do not reconstruct property lines from building ties7.Only visible utilities located8.Proposed House (3181 S.F) covers all livable space, the 2072 S.F. footprint isused in area table below.FOUND IRON MONUMENTLinetype & Symbol Legend MINNESOTA LAND SURVEYOR CERTIFICATIONI hereby certify that this survey, plan or report was prepared byme or under my direct supervision and that I am a duly LicensedLand Surveyor under the laws of the State of Minnesota.Dated this 4th day of November, 2025.___________________________________________________Kelly D Ness Minnesota License No. 45847SET IRON MONUMENTCertificate ofSurvey5775 Wayzata Blvd #700St Louis Park, MN 55416info@skysurv.us20251005_1431_SkilesLn SkySURV-1431_SkilesLn.dwg Draft copy - not for submittal DWBUILDING AREA LEGEND 841 SF 1250 SF 1250 SF GROUND LEVEL GROSS AREA 841 SF GYM GROSS AREA BUILDING AREA LEGEND 1090 SF 1090 SF MAIN LEVEL GROSS AREA A2.03 A2.0 1 A2.0 4 A2.0 2 5 ' - 0 " P R O P . T O W A L L F A C E 325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION JAKE PETERSON RESIDENCE 1431 SKILES LANE ARDEN HILLS, MINNESOTA 55112 26-0298 TODD K JASON S 7/29/2026 TITLE SHEET A0.0 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS SHEET INDEX SHEET NUMBER SHEET NAME A0.0 TITLE SHEET A1.0 FOUNDATION PLAN A1.1 LOWER & MAIN LEVEL PLAN A1.2 GROUND & MAIN LEVEL STRUCTURAL PLAN A1.3 ROOF & CEILING PLANS A2.0 ELEVATIONS A3.0 CROSS SECTIONS A4.0 SPECIFICATIONS A5.0 FRAMING DETAILS A5.1 FRAMING DETAILS GROSS AREA SCHEDULE NAME AREA GROUND LEVEL GROSS AREA 1250 SF GYM GROSS AREA 841 SF MAIN LEVEL GROSS AREA 1090 SF 3181 SF 1/16" = 1'-0"2 GROUND LEVEL AREA PLAN 1/16" = 1'-0"3 MAIN LEVEL AREA PLAN 1" = 20'-0"1 SITE LAYOUT REV. NO. REVISION DATE DOOR TAG COLUMN/PIER TAGP1 WINDOW TAG EXT 1 WALL/FOOTING TAG 1i 110A PLAN NOTES: FOR TYPICAL FOUNDATION WALL TYPE NOTES SEE 1/A1.0 DIMENSIONS AS SHOWN ARE TO EXTERIOR OF CONCRETE ( EXTERIOR WALLS) AND CENTERLINE (INTERIOR FOOTINGS). ALL CONCRETE FOOTING STEPS LOCATIONS DETERMINED BY CONTRACTOR ALL WALL REINFORCEMENT CENTERED WITHIN THE WALL, U.N.O. PROVIDE #4 DOWELS @ 48" O.C. U.N.O. (ALTERNATE HORI ZONTAL LEG DIRECTION WITHIN FOOTING). LAP 30x DIA. BAR (STEM) AND HOOK 12x DIA. BAR (FOOTING). PROVIDE 3" CLEAR DISTANCE FROM BOTTOM OF FOOTING. ALL FOUNDATION WALL HEIGHTS TO BE VERIFIED WITH SITE CONDITIONS. FOOTINGS ADJACENT TO HEATED SPACE MUST MAINTAIN A MI N. OF 42" FROM GRADE TO BOTTOM OF FOOTING 1 A3.0 2 A3.0 3 A3.0 18" FTG FND8.2 18" FTG FND8.1 18" FTG FND8.1 18" FTG FND8.1 18" FTG FND8.0 18" FTG FND8.1 18" FTG FND8.1 12" FTG STEM 4 A1.0 4 A1.0 4 A1.0 18" FTG 18" FTG 18" FTG FND10.1 FND8.2 12" FTG STEM15' - 8 1/4"12' - 3 3/4"17' - 3"5' - 6"5' - 3"2' - 0" 38' - 9"29' - 3" 68' - 0"11' - 5 3/4"4' - 2 1/2"11' - 11 3/4"7' - 4"4' - 4"28' - 0"7' - 0"14' - 9"24' - 0"29' - 3" 68' - 0"28' - 0"7' - 0"35' - 0"3 A1.0 12" FTG STEM 38' - 6"29' - 6" TO BE REVIEWED AND APPROVED BY STRUCTURAL ENGINEER. TO BE REVIEWED AND APPROVED BY STRUCTURAL ENGINEER. FND8.1 8" CONC FND GROUND BREAKER OR SIM. FOUNDATION AND INSULATION PROTECTION LINER RIGID INSUL. (MIN R10) EXTERIOR WATERPROOFING TO RUN FROM FOOTING, WRAP OVER TOP OF FOUNDATION WALL TO INTERIOR EDGE OF FOUNDATION WALL FOR REINFORCEMENT SEE FOUNDATION WALL SCHEDULE A1.0 STEM 6" X 4" CONCRETE STEM CONTRACTOR TO HAVE OPTION TO STACK TREATED WOOD IN LIEU OF CONCRETE STEM FND10.1 10" CONC FND W/ 3" BRICK LEDGE FOR REINFORCEMENT SEE FOUNDATION WALL SCHEDULE A1.0 FND8.0 8" CONC FND FOR REINFORCEMENT SEE FOUNDATION WALL SCHEDULE A1.0 FND8.2 8" CONC FND GROUND BREAKER FOUNDATION AND INSULATION PROTECTION LINER RIGID INSUL. (MIN R10) EXTERIOR WATERPROOFING TO RUN FROM FOOTING, WRAP OVER TOP OF FOUNDATION WALL TO INTERIOR EDGE OF FOUNDATION WALL FOR REINFORCEMENT SEE FOUNDATION WALL SCHEDULE & DETAIL 3 THIS PAGE FND10.0 10" CONC FND GROUND BREAKER OR SIM. FOUNDATION AND INSULATION PROTECTION LINER RIGID INSUL. (MIN R10) EXTERIOR WATERPROOFING TO RUN FROM FOOTING, WRAP OVER TOP OF FOUNDATION WALL TO INTERIOR EDGE OF FOUNDATION WALL FOR REINFORCEMENT SEE FOUNDATION WALL SCHEDULE & DETAIL 4 THIS PAGE #4 LONGITUDINAL BARS 12" O.C. #6 TRANSVERSE BARS 16" O.C.REINFORCED CONC. SLAB #6 VERTICAL 16" O.C. DOWEL INTO FTG. W/ 12" LEG #4 HORIZONTAL BAR 12" O.C. BACKFILL SHALL BE SELECT SAND BACKFILL 10" CONC. FOUNDATION WALL PER PLAN 3"3" CLR.3" CLR.PER PLAN2" CLR.3" CLR.9'-8" MAX WALL HT#4 DOWEL 24" O.C. 1 1/2" FROM SOIL FACE 3" CLR.3" CLR. PER FOOTING SCHEDULE 10"3" CLR. 6" MIN HOOK FOUNDATION WALL PER FOUNDATION WALL SCHEDULE CONTINUOUS CONC FOOTING BASE ANCHORS PER SPEC. LONGITUDINAL BARS PER FOOTING SCHED. LONGITUDINAL REINFORCEMENT PER FOUNDATION SCHEDULE 4'-0" MAX WALL HT42" MIN EMBEDMENT325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION 26-0298 TODD K JASON S 7/29/2026 FOUNDATION PLAN A1.0 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS FOOTING SCHEDULE TAG FOOTING SIZE FOOTING REINFORCEMENT 12" FTG 12" x 9" (2) #5 LONG. BARS 18" FTG 18" x 9" (2) #5 LONG. BARS 60" FTG 60" x 12" #5 LONG. BARS 12" O.C. FOUNDATION WALL SCHEDULE MARK WALL THICKNESS HORIZONTAL BAR VERTICAL BAR FND8.0 8" CONC FND #4 HORZ. BAR TOP, BOTTOM, & MID POINT #6 BAR @ 48" O.C. FND8.1 8" CONC FND #4 HORZ. BAR TOP, BOTTOM, & MID POINT #6 BAR @ 48" O.C. FND8.2 8" CONC FND #4 HORZ. BAR TOP, BOTTOM, & MID POINT SEE DTL 3 THIS PAGE FND10.0 10" CONC FND SEE DTL 4 THIS PAGE SEE DTL 4 THIS PAGE FND10.1 10" CONC FND #4 HORZ. BAR TOP, BOTTOM, & MID POINT #6 BAR @ 48" O.C. 1/4" = 1'-0"2 FOUNDATION PLAN 1/4" = 1'-0"1 FOUNDATION WALL TYPES 3/4" = 1'-0"4 WALLS >4' TO 9'-8" TALL (MAX) CLEAR (UNRESTRAINED) FND DTL. 3/4" = 1'-0"3 LOOK OUT FND DTL. TO BE REVIEWED AND APPROVED BY STRUCTURAL ENGINEER. REV. NO. REVISION DATE WDDN UP SUMP PIT REFDW DN DN 1 A3.0 2 A3.0 14' - 9"24' - 0"29' - 3"7' - 0"28' - 0"ENTRY 001 MUD ROOM/ LAUNDRY 002 BATHROOM 003 BEDROOM 004 PRIMARY BEDROOM 006 WALK IN CLOSET 007 BATHROOM 008 BEDROOM 009 CLOSET 005 CLOSET 010 MECH. 011 HALLWAY 012 STAIRS 013 68' - 0"5' - 6 1/8"4' - 11 3/4"12' - 4 1/8"5' - 2"3 A3.0 GYM 014 001 D C A B B 008 007 009 B B 011 014006 004 E 013 005 010 003 002 5' - 0"10' - 0"9' - 0" 4' - 0"5' - 0"5' - 6"10' - 4"3' - 0"10' - 8"29' - 6" 5' - 0"9' - 9" E EXT2.0 EXT2.0 EXT2.0 INT6 INT6 INT4 INT4 INT4 INT4 INT4 INT4 INT4 INT4 INT4 INT4 INT6 EXT1.0 EXT1.0 EXT1.0 EXT1.0 INT6 12' - 2 3/4"8' - 8 1/2"10' - 10 1/2"6' - 8 1/4"5' - 10"5' - 8 3/4"4' - 0 1/2"6' - 10" 16' - 3 1/4"5' - 5 1/2"12' - 6 1/2"4' - 2 3/4"29' - 6"12' - 3 1/4"4' - 2"11' - 6 3/4"15' - 8 1/4"2' - 5 1/2"9' - 10 1/4"28' - 0"7' - 0"EXT1.0 EXT1.0 INT6 INT4 INT4 INT6 EXT4B DOOR TAG COLUMN/PIER TAGP1 WINDOW TAG EXT 1 WALL/FOOTING TAG 1i 110A INT4 INT6 INT3 EXT2.0 1/2" GYP. WALL BD 2x4 STUD LAYER 16" O.C. 1/2" GYP. WALL BD 1/2" GYP. WALL BD 2x6 STUD LAYER 16" O.C. 1/2" GYP. WALL BD SIDING & TRIM WIND BARRIER TYVEK OR TYPAR HOUSE WRAP 7/16" EXTERIOR SHEATHING 2x8 STUDS 16" O.C. FIBERGLASS BATT INSULATION (R20 MIN) 4 MIL POLY VAPOR BARRIER (WARM SIDE) 1/2" GYP. WALL BD 1/2" GYP. WALL BD 4 MIL POLY VAPOR BARRIER ON (WARM SIDE) WHEN APPLICABLE 2x4 STUD LAYER 16" O.C. EXT4B BRICK VENEER (PER CONTRACTOR) 4 MIL POLY VAPOR BARRIER 7/16" EXTERIOR SHEATHING 2x4 STUD LAYER 16" O.C. EXT1.0 SIDING & TRIM WIND BARRIER TYVEK OR TYPAR HOUSE WRAP 7/16" EXTERIOR SHEATHING 2x6 STUDS 16" O.C. FIBERGLASS BATT INSULATION (R20 MIN) 4 MIL POLY VAPOR BARRIER (WARM SIDE) 1/2" GYP. WALL BD 1 A3.0 2 A3.0 68' - 0" 5' - 0"17' - 0"4' - 6"4' - 6"7' - 6"6' - 6"17' - 0"28' - 0"3 A3.0 KITCHEN 100 DINING ROOM 101 BATHROOM 102 BEDROOM 103 CLOSET 104 SUNKEN LIVING ROOM 106 38' - 6"29' - 6" 68' - 0" 1A 1B 1D 1E 1F 1E 1E 1E 1E1F1J1J1J1H 1G 102 1H 1H 103 10415' - 9 1/4"2' - 4 1/2"9' - 10 1/4"7' - 8 1/4"4' - 0 1/2" 11' - 8 3/4"6' - 6 1/2"16' - 1 1/4"4' - 1 1/2"12' - 4 1/2"8' - 4 1/4"3' - 10 1/2"1' - 1" 16' - 6"16' - 6"5' - 0"5' - 9"8' - 0"10' - 10"13' - 10"17' - 7"7' - 0"6' - 0"8' - 0"8' - 0"6' - 0"3' - 0"10' - 1 1/2"8' - 7 1/2"6' - 3"28' - 0"4' - 10"3' - 6 1/4"1C HALLWAY 105 INT4 INT4 INT3 INT3 INT6 INT4 INT4 INT4 INT4 INT6 EXT1.0 EXT2.0 EXT2.0 EXT2.0EXT1.0 EXT1.0 EXT4B 3' - 9" PLAN NOTES: FOR TYPICAL WALL TYPE NOTES SEE 1/A1.1 DIMENSIONS AS SHOWN ARE TO EXTERIOR OF SHEATHING ( EXTERIOR WALLS) AND CENTERLINE OF ROUGH FRAMING ( INTERIOR WALLS) ALL DOOR & WINDOW SIZES ARE SHOWN AS NOMINAL MEASUREMENTS, CONTRACTOR SHALL VERIFY ALL ROUGH OPENING SIZES W/ DOOR & WINDOW MFG. 9' -1 1/2" 8' -1 1/8" 1/4" = 1'-0"3 MAIN LEVEL PLAN 325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION 26-0298 TODD K JASON S 7/29/2026 LOWER & MAIN LEVEL PLAN A1.1 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS 1/4" = 1'-0"2 LOWER LEVEL PLAN 1/4" = 1'-0"1 WALL TYPES DOOR SCHEDULE MARK WIDTH HEIGHT COMMENTS 001 3' - 0" 7' - 0" 002 4' - 0" 7' - 0" OPENING 003 2' - 6" 6' - 8" 004 2' - 8" 6' - 8" 005 5' - 0" 6' - 8" 006 3' - 0" 6' - 8" 007 2' - 6" 6' - 8" 008 2' - 6" 6' - 8" 009 2' - 6" 6' - 8" 010 5' - 0" 6' - 8" 011 3' - 0" 6' - 8" 013 3' - 0" 7' - 0" OPENING 014 3' - 0" 6' - 8" 102 2' - 6" 6' - 8" 103 2' - 8" 6' - 8" 104 5' - 0" 6' - 8" WINDOW SCHEDULE MARK COUNT WIDTH HEIGHT HEAD HEIGHT COMMENTS 1A 1 4' - 0" 5' - 0" 7' - 0" 1B 1 6' - 0" 5' - 0" 7' - 0" 1C 1 3' - 0" 6' - 6" 7' - 0" 1D 1 6' - 0" 4' - 0" 7' - 0" 1E 5 4' - 0" 4' - 0" 7' - 0" 1F 2 8' - 0" 4' - 0" 7' - 0" 1G 1 6' - 0" 7' - 0" 7' - 0" SAFETY GLASS 1H 3 4' - 0" 7' - 0" 7' - 0" SAFETY GLASS 1J 3 4' - 0" 6' - 6" 7' - 0" SAFETY GLASS A 1 6' - 0" 4' - 0" 7' - 0" SAFETY GLASS B 4 2' - 6" 4' - 0" 7' - 0" C 1 12' - 0" 3' - 0" 7' - 0" D 1 3' - 0" 3' - 0" 7' - 0" E 2 4' - 0" 5' - 0" 7' - 0" ROOM SCHEDULE NUMBER ROOM NAME AREA PERIMETER 001 ENTRY 146 SF 58' - 5" 002 MUD ROOM/ LAUNDRY 134 SF 47' - 3" 003 BATHROOM 58 SF 33' - 1" 004 BEDROOM 159 SF 54' - 2" 005 CLOSET 16 SF 20' - 0" 006 PRIMARY BEDROOM 171 SF 52' - 9" 007 WALK IN CLOSET 45 SF 27' - 7" 008 BATHROOM 42 SF 26' - 8" 009 BEDROOM 97 SF 42' - 8" 010 CLOSET 13 SF 16' - 11" 011 MECH. 66 SF 33' - 9 1/2" 012 HALLWAY 95 SF 59' - 0 1/2" 013 STAIRS 34 SF 25' - 9 1/2" 014 GYM 748 SF 109' - 5 1/2" 100 KITCHEN 372 SF 105' - 10" 101 DINING ROOM 189 SF 57' - 6" 102 BATHROOM 43 SF 27' - 3" 103 BEDROOM 109 SF 45' - 0" 104 CLOSET 14 SF 17' - 11" 105 HALLWAY 18 SF 17' - 5" 106 SUNKEN LIVING ROOM 240 SF 62' - 0" REV. NO. REVISION DATE DN UP DN 4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM4'-0" O.C.5.5"x16-1/2"" GLULAM BEAM1 A3.0 2 A3.0 ALL BRACED WALL PANELS SHALL HAVE HORIZONTAL BLOCKING AT PANEL EDGES AA BB 4 4 1 1 MAX SPACING PER MFG.PRE-ENGINEERED 16" FLRTRUSSES ABOVE3 A3.0 4 A1.0 MAX SPACING PER MFG.PRE-ENGINEERED 16" FLRTRUSSES ABOVE16" O.C.2X12 FLOOR JOISTS ABOVESPANDIR.3'-0"(CS-WSP)4'-0"(CS-WSP)4'-0"(CS-WSP)4'-0"(CS-WSP)*3'-2"(CS-WSP)4'-0"(CS-WSP)4'-0"(CS-WSP)3'-0"(CS-WSP)4'-0"(CS-WSP) 3'-6"(CS-WSP)*3'-0"(CS-WSP)7'-0"(CS-WSP)3'-0"(CS-WSP)E (2) 2x6 1J 1KE(2) 2x61J 1KA (2) 1-3/4' x 9-1/4" LVL 2J 2K B (2) 2x6 1J 1K B (2) 1-3/4' x 5-1/2" LVL 2J 1K B (2) 1-3/4' x 5-1/2" LVL 2J 1K B (2) 2x6 1J 1K 013 1-3/4' x 5-1/2" LVL 2J 1K C (2) 1-3/4' x 9-1/4" LVL 2J 2K D (2) 2x6 1J 1K001(2) 2x61J 1K004 (2) 2x6 1J 1K 003 (2) 2x6 1J 1K 002 (2) 2x6 1J 1K CC 2 2 3 37' - 0"14' - 9"24' - 0"29' - 3 1/2" 011 (2) 2x6 1J 1K 38' - 9"29' - 3 1/2"28' - 0"4'-0"(CS-WSP)12'-0"(GB)8'-0"(GB)24" O.C. (ABOVE)2x10 RAFTERS014(2) 2x61J 0K28' - 0"PLAN NOTES: DIMENSIONS AS SHOWN ARE TO EXTERIOR OF SHEATHING ( EXTERIOR WALLS) AND CENTERLINE OF ROUGH FRAMING ( INTERIOR WALLS) SEE DETAILS ON & FOR TYPICAL FRAMING REQUIREMENTS * INDICATES HOLD-DOWNS REQUIRED @ THIS LOCATION SEE DETAIL BLOCK SOLID BELOW ALL GIRDER TRUSS LOCATIONS WITHIN WALLS & FLOOR ALL HEADERS ARE DESIGNED TO MIN. BEARING CAPACITY. CONTRACTOR HAS THE OPTION TO USE ANY DIMENSION OF LUMBER THAT EXCEEDS SPECIFIED HEADER. A5.0 A5.1 A5.02/ CONSTRUCTION METHOD PANEL LENGTH BRACED WALL SECTION * INDICATES SPECIALTY PLAN NOTES, IF APPLICABLE 4'-0"(CS-WSP)* 1 A3.0 2 A3.0 ALL BRACED WALL PANELS SHALL HAVE HORIZONTAL BLOCKING AT PANEL EDGES AA BB 4 4 1 1 3 A3.0 3 3 1A (2) 2x12 2J 1K 1B (2) 1-3/4' x 7-1/4" LVL 2J 2K 1D (2) 1-3/4' x 7-1/4" LVL 1J 2K 1E (2) 2x12 2J 1K 1F (2) 1-3/4' x 9-1/4" LVL 2J 2K 1H (2) 2x12 2J 1K 1J (3) 2x6 2J 1K 1J (2) 1-3/4' x 5-1/2" LVL 1J 1K 1J (2) 1-3/4' x 5-1/2" LVL 1J 1K 1F (2) 1-3/4' x 9-1/4" LVL 2J 2K 1E (3) 2x6 2J 1K 1E(2) 2x61J 1K1E(2) 2x61J 1K1E(2) 2x61J 1K1H(2) 2x61J 1K1H(2) 2x61J 1K1G(2) 2x61J 2K38' - 9"29' - 3 1/2" 24" O.C. 2x12 ROOF PERLINS TALL WALL DESIGN BY OTHERS 1C (2) 2x8 2J 1K 28' - 0"3'-6"(CS-WSP) 4'-0"(CS-WSP)3'-0"(CS-WSP)4'-0"(CS-WSP) 4'-0"(CS-WSP)3'-0"(CS-WSP)*3'-3"(CS-WSP)3'-3"(CS-WSP)3'-6"(CS-WSP)11'-6"(GB)16'-0"(GB)38' - 9"29' - 3 1/2"28' - 0"24" O.C. 2x12 ROOF PERLINS TALL WALL DESIGN BY OTHERS 1i (Ply) Header JJ KK 110A (Ply) Header JJ KK WINDOW TAG HEADER PLY CALLOUT NUMBER OF JACK STUDS HEADER TYPE CALLOUT NUMBER OF KING STUDS DOOR TAG HEADER PLY CALLOUT NUMBER OF JACK STUDS HEADER TYPE CALLOUT NUMBER OF KING STUDS 1/4" = 1'-0"2 MAIN LEVEL STRUCTURAL PLAN 325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION 26-0298 TODD K JASON S 7/29/2026 GROUND & MAIN LEVEL STRUCTURAL PLAN A1.2 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS 1/4" = 1'-0"1 LOWER LEVEL STRUCTURAL PLAN REV. NO. REVISION DATE 5/8" GYP BD ± 8' -3 5/8" A.F.F. 5/8" GYP BD ± 9' -0 7/8" A.F.F. 5/8" GYP BD ± 9' -0 1/2" A.F.F.5/8" GYP BD ± 9' -0 7/8" A.F.F. 5/8" GYP BD ± 9' -0 7/8" A.F.F.5/8" GYP BD± 9' -0 7/8" A.F.F.5/8" GYP BD ± 7' -11 3/8" A.F.F. 5/8" GYP BD ± 9' -0 7/8" A.F.F. 5/8" GYP BD ± <varies> A.F.F. 5/8" GYP BD ± 8' -3 5/8" A.F.F.5/8" GYP BD± 9' -0 7/8" A.F.F.± 5/8" / 12"9' - 1 3/4" 10' - 7 7/8" STRUCTURAL BEAMS TYP.± 5/8" / 12"1' - 8"1' - 8" 1' - 8"1' - 8"1' - 9"1' - 8"1' - 8"1' - 8"1' - 8"1' - 8"1' - 8"1' - 8"5/8" / 12"5/8" / 12"325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION 26-0298 TODD K JASON S 7/29/2026 ROOF & CEILING PLANS A1.3 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS 1/8" = 1'-0"1 LOWER LEVEL CEILING PLAN 1/8" = 1'-0"2 MAIN LEVEL CEILING PLAN 1/4" = 1'-0"3 ROOF PLAN REV. NO. REVISION DATE F.F.E. MAIN LEVEL 100' -0" F.F.E. GROUND LEVEL 89' -5 3/4" F.F.E. ENTRY LEVEL 90' -9 3/4" 1H 1H 1G E 001 T.O. TOP PLATE HIGH SIDE 110' -8 3/8" 5/8" 12" 5/8" 12" F.F.E. MAIN LEVEL 100' -0" T.O. TOP PLATE MAIN LEVEL 109' -2 1/8" 1E 1E 1E SIDING (PER BUILDER/OWNER) T.O. TOP PLATE HIGH SIDE 110' -8 3/8" 5/8" 12" 5/8" 12" F.F.E. MAIN LEVEL 100' -0" F.F.E. GROUND LEVEL 89' -5 3/4" T.O. TOP PLATE GROUND LEVEL 98' -7 1/4" F.F.E. ENTRY LEVEL 90' -9 3/4" T.O. TOP PLATE MAIN LEVEL 109' -2 1/8" 1H E D C 1J1J 1J 1F 1E SIDING (PER BUILDER/OWNER) SIDING (PER BUILDER/OWNER)1' - 4 3/4"9' - 1 1/2"T.O. TOP PLATE HIGH SIDE 110' -8 3/8"10' - 8 3/8"1' - 6 1/4"9' - 2 1/8"BEAM BEARING HT. 107' -10 1/8" F.F.E. GROUND LEVEL 89' -5 3/4" F.F.E. DROPPED FLOOR 98' -10" T.O. TOP PLATE DROPPED FLOOR 97' -10" T.O. TOP PLATE MAIN LEVEL 109' -2 1/8" 1E 1D 1B 1A ABBBB 1F SIDING (PER BUILDER/OWNER)8' - 4 1/4"1' - 0"10' - 4 1/8"1C 325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION 26-0298 TODD K JASON S 7/29/2026 ELEVATIONS A2.0 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS 1/4" = 1'-0"1 LEFT ELEVATION 1/4" = 1'-0"3 FRONT ELEVATION 1/4" = 1'-0"4 BACK ELEVATION 1/4" = 1'-0"2 RIGHT ELEVATION REV. NO. REVISION DATE F.F.E. MAIN LEVEL 100' -0" F.F.E. GROUND LEVEL 89' -5 3/4" 2 A3.0 T.O. FOOTING WALKOUT 85' -7 3/4" F.F.E. DROPPED FLOOR 98' -10" T.O. TOP PLATE DROPPED FLOOR 97' -10" T.O. TOP PLATE MAIN LEVEL 109' -2 1/8" 3 A3.0 8' - 4 1/4"9' - 4 1/4"10' - 4 1/8"9' - 2 1/8"SUNKEN LIVING ROOM 106 KITCHEN 100 HALLWAY 012 PRIMARY BEDROOM 006 GYM 014 3/4" T&G SUBFLOOR 2x12 FLOOR JOISTS 16" O.C. 5/8" GYP BD. CEILING 4" CONCRETE FLOOR VAPOR BARRIER 4" CLEAN GRAVEL BASE 3/4" T&G SUBFLOOR 16" FLOOR TRUSSES BY TRUSS MANUFACTURER 5/8" GYP BD. CEILLING 1A 1B 1D 1E 1F 011009 BA EPDM RUBBER ROOFING ROOFING INSULATION 1/2" ROOF SHEATHING 2x12 FRAMING MIN R-49 ROOF INSULATION (PER G.C.) BEAD BOARD CEILING (PER G.C.) 5-1/8" x13-1/2" GLULAM BEAMS SIDING & TRIM WIND BARRIER TYVEK OR TYPAR HOUSE WRAP 7/16" EXTERIOR SHEATHING 2x8 STUDS 16" O.C. FIBERGLASS BATT INSULATION (R20 MIN) 4 MIL POLY VAPOR BARRIER (WARM SIDE) 1/2" GYP. WALL BD TO BE REVIEWED AND APPROVED BY STRUCTURAL ENGINEER. F.F.E. MAIN LEVEL 100' -0" BEAM BEARING HT. 107' -10 1/8" F.F.E. GROUND LEVEL 89' -5 3/4" T.O. TOP PLATE GROUND LEVEL 98' -7 1/4" 1 A3.0 F.F.E. ENTRY LEVEL 90' -9 3/4"1' - 4 3/4"9' - 1 1/2"T.O. TOP PLATE MAIN LEVEL 109' -2 1/8" HALLWAY 012 ENTRY 001 EPDM RUBBER ROOFING ROOFING INSULATION 1/2" ROOF SHEATHING 2x12 FRAMING MIN R-49 ROOF INSULATION (PER G.C.) BEAD BOARD CEILING (PER G.C.) 5-1/8" x13-1/2" GLULAM BEAMS 3/4" T&G SUBFLOOR 16" FLOOR TRUSSES BY TRUSS MANUFACTURER 5/8" GYP BD. CEILLING 4" CONCRETE FLOOR VAPOR BARRIER 4" CLEAN GRAVEL BASE 103 1H 1H 006 001 RUBBER ROOFING ROOFING INSULATION 1/2" STRUCTURAL SHEATHING 2x10 ROOF FRAMING 24" O.C. MIN R-49 ROOF INSULATION 5/8" GYP CEILING 1' - 4"7' - 10 1/8"E 007 008 WALK IN CLOSET 007 BATHROOM 008 SUNKEN LIVING ROOM 106 BATHROOM 102 BEDROOM 004 3/4" T&G SUBFLOOR 2x12 FLOOR JOISTS 16" O.C. 5/8" GYP BD. CEILING 8' - 4 1/4"9' - 1 1/2"5/8" 12" T.O. TOP PLATE HIGH SIDE 110' -8 3/8" 5 /8 " / 12"8' - 0"A1.0 310' - 6 7/8"10' - 8 3/8"1' - 8"7' - 0" F.F.E. GROUND LEVEL 89' -5 3/4" 1 A3.0 T.O. TOP PLATE MAIN LEVEL 109' -2 1/8"19' - 8 3/8"014 GYM 014 EPDM RUBBER ROOFING ROOFING INSULATION 1/2" ROOF SHEATHING 2x12 FRAMING MIN R-49 ROOF INSULATION (PER G.C.) BEAD BOARD CEILING (PER G.C.) 5-1/8" x13-1/2" GLULAM BEAMS T.O. TOP PLATE HIGH SIDE 110' -8 3/8" SIDING & TRIM WIND BARRIER TYVEK OR TYPAR HOUSE WRAP 7/16" EXTERIOR SHEATHING 2x8 STUDS 16" O.C. FIBERGLASS BATT INSULATION (R20 MIN) 4 MIL POLY VAPOR BARRIER (WARM SIDE) 1/2" GYP. WALL BD A1.0 4 TO BE REVIEWED AND APPROVED BY STRUCTURAL ENGINEER. 325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION 26-0298 TODD K JASON S 7/29/2026 CROSS SECTIONS A3.0 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS 3/8" = 1'-0"1 FULL CROSS SECTION 3/8" = 1'-0"2 CROSS SECTION 3/8" = 1'-0"3 SECTION @ GYM REV. NO. REVISION DATE PROJECT GENERAL NOTES ROOF VENT ROOF STRUCTURE AT 1/150 OR REDUCE TO 1/300 IF 50%-80% OF REQUIRED VENTILATION FALLS A MIN OF 36”ABOVE EAVES & REMAINING BALANCE VENTING UT EAVES PROVIDE RIGID BAFFLE FOR 2”MIN. AIR SPACE TO SOFFIT VENT ROOF SLOPES EQUAL TO 2/12 AND LESS THAN 4/12 THE UNDERLAYMENT SHALL BE TWO LAYERS APPLIED IN 19”STRIP OF UNDERLAYMENT FELT PARALLEL TO AND STARTING @ EAVES. STARTING @ THE EAVE APPLY 36”WIDE SHEETS OVERLAPPING SUCCESSIVE SHEETS 19”. UNDERLAYMENT SHALL NOT INTERFERE W/ THE ABILITY OF THE SHINGLES TO SEAL. ATTIC ACCESS BUILDINGS WITH COMBUSTIBLE CEILING OR ROOF CONSTRUCTION SHALL HAVE AN ATTIC ACCESS OPENING TO ATTIC AREAS THAT EXCEED 30 SQUARE FEET (2.8 M2) AND HAVE A VERTICAL HEIGHT OF 30”OR GREATER. THE VERTICAL HEIGHT SHALL BE MEASURED FOR THE TOP OF THE CEILING FRAMING MEMBERS TO THE UNDERSIDE OF THE ROOF FRAMING MEMBERS. THE ROUGH-FRAMED OPENING SHALL NOT BE LESS THAN 22 INCHES BY 30 INCHES AND SHALL BE LOCATED IN A HALLWAY OR OTHER READILY ACCESSIBLE LOCATION. WHEN LOCATED IN A WALL, THE OPENING SHALL BE A MINIMUM OF 22 INCHES WIDE BY 30 INCHES HIGH. WHEN THE ACCESS IS LOCATED IN A CEILING, MINIMUM UNOBSTRUCTED HEADROOM IN THE ATTIC SPACE SHALL BE 30”AT SOME POINT ABOVE THE ACCESS MEASURED VERTICALLY FROM THE BOTTOM OF CEILING FRAMIMNG MEMBERS. SEE SECTION M1305.1.3 FOR ACCESS REQUIREMENTS WHERE MECHANICAL EQUIPMENT IS LOCATED IN ATTICS. BATHROOM THE MINIMUM LOCAL EXHAUST RATES SHALL HAVE A MECHANICAL EXHAUST CAPACITY OF 50 CFM INTERMITTENT OR 20 CFM CONTINUOUS. DETERMINED IN ACCORDANCE WITH SECTION M1505. EXHAUST AIR FROM THE SPACE SHALL BE EXHAUSTED DIRECTLY TO THE OUTDOORS PROVIDE AN AIR BARRIER AT THE INSIDE SURFACE OF THE EXTERIOR ENVELOPE BEHIND TUB & SHOWER (1/2”AWW PLYWD.) DUROCK OR 5/8”W.R. GYP. TO 72”WHEN & WHERE REQUIRED EXTERIOR FLASHING AN APPROVED CORROSION-RESISTIVE FLASHING SHALL BE PROVIDED AT THE EXTERIOR WALL ENVELOPE TO PREVENT THE PENETRATION OF WATER INTO THE BUILDING INCLUDING THE FOLLOWING AREAS: 1-WINDOW & DOOR OPENINGS. 2-CHIMNEYS & MASONRY CONSTRUCTION. 3-UNDER & AT ENDS OF COPING & SILLS. 4-ABOVE PROJECTING WOOD TRIM. 5-WHERE DECKS ATTACH TO WALLS. 6-ROOF & WALL INTERSECTIONS. 7-BUILT IN GUTTERS. POINT LOADS FOLLOW POINT LOADS FROM BEAMS & GIRDER TRUSSES THROUGH FLOOR SYSTEMS TO BEARING W/ SOLID BLOCKING. DOORS & WINDOWS SAFETY GLAZING MUST BE PROVIDED IN ANY WINDOW OVER A TUB OR SHOWER AREA, ANY WINDOW WITHIN 24”ARC. OF ANY DORR OR ANY WINDOW LESS THAN 24”ABOVE THE FLOOR. SAFETY GLAZING MUST BE PROVIDED IN ANY SWING OR SLIDING DOOR. PROVIDED CATEGORY 1 SAFETY GLAZING FOR GLAZED OPENING OF 9 SQUARE FEET OR LESS AND CATEGORY 2 SAFETY GLAZING FOR GLAZED OPENINGS OF MORE THAN 9 SQUARE FEET. SEPERATION DOOR BETWEEN HOUSE AND GARAGE SHALL BE SOLID WOOD NOT LESS THAN 1 3/8”, SOLID OR HONEYCOMB CORE STEEL NOT LESS THAN 1 3/8”, OR A 20 MINUTE RATED DOOR. WINDOW FALL PROTECTION SHALL BE PROVIDED AT WINDOW WHERE BOTTOM OF CLEAR OPENING IS MORE THAN 72 INCHES ABOVE GRADE AND LESS THAN 24 INCHES FROM FINISHED FLOOR PER MN AMENDMENT R312.2. UPDATED TO 24 INCHES JULY 1, 2021. EGREES PIT SIZE = MIN 9SF NET CLEAR OPENING WHEN WINDOW IS FULLY OPENED –WINDOW WELLS DEEPER THAN 44”BELOW GRADE SHALL HAVE INSTALLED A PERMANENT LADDER THAT IS ACCESSIBLE WHILE THE WINDOW IS FULLY OPEN. STAIRS 10”MINIMUM TREAD DEPTH 7.75”MAXIMUM RISER HEIGHT STAIR STRINGERS 2x12 MIN. 12”O.C. MAX SPACING 34”-38”H CONTINOUS HANDRAIL 6’-8”MINIMUM HEADROOM STAIR LANDING 2x10 16”O.C. SMOKE DETECTORS SMOKE, AND C.O. DETECTORS TO CODE AT ALL LEVELS. SMOKE DETECTORS WILL BE REQUIRED IN THE FOLLOWING LOCATIONS; IN EACH SLEEPING ROOM OUTSIDE OF EA. SEPARATE SLEEPING ARE IN THE IMMEDIATE VACINITY OF BEDROOMS INTERCONNECTED ONE EACH FLOOR OF THE DWELLING AND IN THE BASEMENT. CARBON MONOXIDE DETECTORS SHALL BE LOCATED AT EACH LEVEL WITHIN 10' OF A BEDROOM ATTACHED GARAGE: ½”F.C. GYP. AT COMMON HOUSE/GARAGE WALL TO RIDGE OR 5/8”F.C. GYP. AT HORIZONTAL CLG. LINES. SOLID CORE DOOR AT COMMON HOUSE/GARAGE WALL WITH 20 MINUTE MIN. FI RE RATING. CEILING HEIGHT CHANGE, ALL INSULATION MUST BE SUPPORTED AND PROTECTED ON THE UNCONDITIONED SIDE BY USING SHEATHING TO RESIST INSULATION MOVEMENT AND WIND WASH. SLAB BASE PREPARATION: THE GAS PERMEABLE LAYER SHALL CONSIST OF ONE OF THE FOLLOWING: 1A-UNIFORM LAYER OF CLEAN AGGREGATE. MINIMUM 4”THICK. THE AGGREGATE SHALL CONSIST OF MATERIAL THAT WILL PASS THROUGH A 2”SIEVE AND BE RETAINED BY A ¼”SIEVE. 2A-UNIFORM 4”THICK LAYER OF SAND OR NATIVE FILL, OVERLAIN BY A LAYER OF STRIPS OF GEO-TEXTILE DRAINAGE MATTING DESIGNED TO ALLOW THE LATERAL FLOW OF SOIL-GASES. VAPOR BARRIER VAPOR BARRIER BELOW CONCRETE SLAB FLOORS SHALL BE A MINIMUM OF 6 MIL POLY AND BE LAPPED AT THE SEAMS AND JOINTS A MINIMUM OF 12 INCHES PER MN RULE 1303.2402 SUBP 2 AND IRC R506.2.3 OTHER CONDITIONED AREAS W/O A RADON SYSTEM REQUIRES A 6 INCH LAP. WATERPROOFING WATERPROOFING PER MN ENERGY CODE R402.2.2(1) & IRC R406.2 FOUNDATION DRAINAGE DRAINAGE TILES, GRAVEL OR CRUSHED STONE DRAINS, PERFORATED PIPE OR OTHER APPROVED SYSTEMS/MATERIALS SHALL BE INSTALLED AT OR BELOW THE TOP OF THE FOOTING OR BELOW THE BOTTOM OF THE SLAB & SHALL DISCHARGE BY GRAVITY OR MECHANICAL MEANS INTO AN APPROVED DRAINAGE SYSTEM. GRAVEL OR CRUSHED STONE DRAINS SHALL EXTEND AT LEAST 1’BEYOND THE OUTSIDE EDGE OF THE FOOTING AND 6”ABOVE THE TOP OF THE FOOTING, AND SHALL BE COVERED WITH AN APPROVED FILTER MEMBRANE MATERIAL. DRAINAGE TILES OR PERFORATED DRAINS SHALL BE PLACED ON AT LEAST 2”OF WASHED GRAVEL OR CRUSHED ROCK NOT LESS THAN 1 SIEVE SIZE LARGER THAN THE TILE JOINT OPENING OR PERFORATION AND COVERED WITH NOT LESS THAN 6”OF THE SAME MATERIAL. LATERAL CONNECTION (DECK) LATERAL LOADS SHALL BE TRANSFERRED TO THE GROUND OR TO A STRUCTURE CAPABLE OF TRANSMITTING THEM TO THE GROUND. HOLD DOWN TENSION DEVICES SHALL BE INSTALLED IN AT LEAST 4 LOCATIONS, WITHIN 24”OF EACH END OF THE DECK AND MID POINTS. EACH DEVICE SHALL HAVE AN ALLOWABLE STRESS DESIGN CAPACITY OF AT LEAST 750 POUNDS. FLOORS OVER UNCONDITIONED SPACE FLOOR INSULATION SHALL BE INSTALLED TO MAINTAIN PERMANENT CONTACT WITH UNDERSIDE OF SUBFLOOR DECKING. BATTS IN NARROW CAVITIES SHALL BE CUT TO FIT, OR NARROW CAVITIES SHALL BE FILLED BY INSULATION THAT ON INSTALLATION READILY CONFORMS TO THE AVAILABLE CAVITY SPACE. BUILDING FRAMING CAVITIES SHALL NOT BE USED AS DUCTS OR PLENUMS. DUCTS, AIR HANDLERS, AND FILTER BOXES SHALL BE SEALED DUCT WORK IN FLOOR SHALL HAVE VAPOR RETARDER IN ACCORDANCE WITH IMC SECTION 604.11, APPROVED WEATHERPROOF BARRIER AND R VALUE OF 3.3 PER 2015 MEC TABLE R403.2.1. MINIMUM R-30 INSULATION SHALL BE PROVIDED ON UNDERSIDE OF DUCTS PROJECT SPECIFICATIONS 1. DESIGN CRITERIA A. CODES & MANUALS a. INTERNATIONAL RESIDENTIAL CODE 2018 EDITION WITH STATE OF MN AMENDMENTS (IRC 2018) b. MINNESOTA RESIDENTIAL CODE, 2020 EDITION c. AMERICAN CONCRETE INSTITUTE (ACI) 318-14 B. LOADS a. WIND LOAD • BASIC WIND SPEED VALT = 115 MPH VASD = 90 MPH WIND EXPOSURE: C RISK CATEGORY: II b. LIVE LOAD • FLOOR LOAD = 40 PSF • ROOF CONSTRUCTION LOAD = 20 PSF c. SNOW LOAD • BALANCED SNOW LOAD GROUND SNOW: Pg = 50 PSF ROOF SNOW LOAD: PS = 35 PSF • UNBALANCED SNOW LOAD ***SEE ROOF LOADING PLAN IF APPLICABLE*** d. DEAD LOAD • ROOF LOAD = 20 PSF LL DEFLECTION LIMITS = L/360 TL DEFLECTION LIMITS = L/240 • FLOOR LOAD = 20 PSF LL DEFLECTION LIMITS = L/480 TL DEFLECTION LIMITS = L/240 2. GENERAL CONSTRUCTION A. ALL WORK TO BE DONE IN COMPLIANCE WITH APPLICABLE CODES AND ORDINANCES, CONTRACTOR TO OBTAIN ALL REQUIRED PERMITS AND APPROVALS. B. ALL BUILDING COMPONENTS SHALL BE INSTALLED AS PER MANUFACTURER SPECIFICATIONS & ALL WARRANTY REQUIREMENTS SHALL BE FOLLOWED. C. THE CONTRACTOR SHALL VERIFY ALL CONTRACT DOCUMENTS, SITE ELEVATIONS, DIMENSIONS AND CONDITIONS PRIOR TO STARTING WORK AND SHALL NOTIFY THE DESIGNER/ARCHITECT/ENGINEER OF ANY DISCREPANCIES. D. SPECIFIC NOTES AND DETAILS SHALL TAKE PRECEDENCE OVER GENERAL NOTES. E. TEMPORARY BRACING, SHORING AND DEWATERING TO BE THE RESPONSIBILITY OF CONTRACTOR. F. NO PENETRATIONS TO BE PLACED WITHIN STRUCTURAL MEMBERS PRIOR TO APPROVAL OF THE COMPONENT MANUFACTURER OR STRUCTURAL ENGINEER. G. THE STRUCTURE SHALL NOT BE LOADED WITH CONSTRUCTION MATERIALS OR EQUIPMENT THAT EXCEEDS FINAL DESIGN LOADING. 3. COMPONENT SHOP DRAWINGS A. SHOP DRAWINGS SHALL INCLUDE COMPLETE DETAIL SCHEDULES, PROCEDURES AND DIAGRAMS FOR THE FABRICATION AND ASSEMBLY OF STRUCTURAL MEMBERS. B. ERECTION PLANS ARE THE RESPONSIBILITY OF THE FABRICATOR. 4. FOUNDATIONS A. FOUNDATIONS ARE BASED ON THE PRESUMPTIVE ALLOWABLE SOIL BEARING PRESSURE OF 1,500 PSF. CONTRACTOR SHALL VERIFY FOUNDATION ALLOWABLE BEARING CAPACITY. B. FOOTINGS SHALL BE SUPPORTED ON UNDISTURBED NATURAL SOILS OR ENGINEERED FILL BELOW AT MINIMUM DESIGN FROST LEVEL. C. MINIMUM DESIGN FROST LEVEL BELOW FINISHED GRADE SHALL BE 42" (HEATED STRUCTURES) OR 60" (UNHEATED STRUCTURES). D. FOOTINGS AND FOUNDATIONS SHALL NOT BE EARTH FORMED. E. FOOTING AND FOUNDATION EXCAVATIONS SHALL BE FREE OF DELETERIOUS MATERIAL, AND WATER, PRIOR TO PLACING CONCRETE. F. BACKFILL SHALL BE COMPACTED BY MECHANICAL MEANS. G. PROTECT FOUNDATION EXCAVATIONS FROM FROST. DO NOT PLACE CONCRETE ON FROZEN GROUND. H. MINIMUM OF 6" COMPACTED GRANULAR SUBGRADE BELOW SLABS. I. BACKFILL SHALL NOT BE PLACED UNTIL CONCRETE DEMONSTRATES 75% DESIGN COMPRESSIVE STRENGTH. J. BACKFILL SHALL BE PLACED IN ALTERNATING LIFTS ON EACH SIDE OF THE FOUNDATION WALLS (WHERE APPLICABLE) TO MAINTAIN STABILITY OF THE FOUNDATION. 5. CONCRETE A. CONCRETE CONSTRUCTION SHALL CONFORM TO THE AMERICAN CONCRETE INSTITUTE (ACI) CODES AND SPECIFICATIONS, LATEST EDITION. B. CONCRETE MIX DESIGNS SHALL BE BY AN INDEPENDENT TESTING LABORATORY (IF REQUIRED). C. MINIMUM CONCRETE STRENGTH f'c @ 28 DAYS (NORMAL WEIGHT CONCRETE) a. FOOTINGS = 5,000 PSI b. BASEMENT WALLS, FOUNDATIONS AND OTHER CONCRETE NOT EXPOSED TO THE WEATHER = 2,500 PSI c. BASEMENT SLABS AND INTERIOR SLABS ON GRADE (EXCLUDI NG GARAGE FLOORS) = 2,500 PSI d. BASEMENT WALLS, FOUNDATION WALLS, EXTERIOR WALLS AND OTHER VERTICAL CONCRETE WORK EXPOSED TO WEATHER = 3,000 PSII • CONCRETE SHALL BE AIR-ENTRAINED WITH A TOTAL AIR CONTENT OF 5% -7%. e. PORCHES, CARPORT SLABS AND STEPS EXPOSED TO THE WEATHER , AND GARAGE FLOOR SLABS = 3,500 PSI • CONCRETE SHALL BE AIR-ENTRAINED WITH A TOTAL AIR CONTENT OF 5% -7%. • SEE IRC FOR MAX. CEMENTITIOUS MATERIAL CONTENT. • FOR STEEL TROWELED FINISHED GARAGE FLOORS WITH F'C = 4,000 PSI, TOTAL AIR CONTENT MAYBE REDUCED TO NOT LESS THAN 3%. D. MAXIMUM WATER / CEMENT RATIO = 0.55 E. MINIMUM CONCRETE REINFORCEMENT COVER a. ALL MEMBERS CAST AGAINST AND PERMANENTLY IN CONTACT WITH GROUND = 3" b. ALL MEMBERS EXPOSED TO WEATHER OR IN CONTACT WITH GROUND = 2" c. SLABS AND WALLS NOT EXPOSED TO WEATHER OR IN CONTACT WITH GROUND = 3/4" d. BEAMS, COLUMNS, AND PEDESTALS NOT EXPOSED TO WEATHER OR IIN CONTACT WITH GROUND = 1-1/2" F. REINFORCING STEEL SHALL BE BENT, SPLICED, AND PLACED IN ACCORDANCE WITH ACI 301 (LATEST EDITION). G. ALL CONCRETE REINFORCEMENT STEEL SHALL MEET ASTM SPECIFICATIONS A615, GRADE 60. H. PROVIDE ADEQUATE SUPPORT BARS AND ACCESSORIES TO HOLD REINFORCEMENT BARS FIRMLY IN PLACE TO SPECIFIED COVERS. 6. MANUFACTURED WOOD TRUSSES A. WOOD TRUSS DESIGN SHALL BE DESIGNED IN ACCORDANCE WITH THE PROVISIONS OF IBC WOOD SECTION 2303.4. B. LOCATIONS FOR LATERAL RESTRAINT SHALL BE IDENTIFIED ON THE TRUSS DRAWINGS. C. TRUSS BRIDGING, BRACING, AND/OR BLOCKING PER TRUSS MANUFACTURER. D. SHOP DRAWINGS SHALL BE SUBMITTED FOR APPROVAL. SUCH DRAWINGS SHALL SHOW ERECTION PLANS, BEARING CONDITIONS AND CONNECTIONS FOR THE WOOD TRUSSES. CERTIFICATION BY A PROFESSIONAL ENGINEER SHALL BE REQUIRED FOR ALL INSTANCES (IF APPLICABLE). E. DRAFT STOPS SHALL BE INSTALLED WHERE SPACE ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR-CEILING ASSEMBLY. SPACE SHALL NOT EXCEED 1,000 SQ. FT. AND THE SPACE SHALL BE DIVIDED IN APPROXIMATE EQUALLY SPACES. 7. WOOD A. LAMINATED VENEER LUMBER (LVL) PROPERTIES, MINIMUM a. E = 2,00,000 PSI b. Fb = 2,600 PSI c. FV = 285 PSI d. SEE MANUFACTURERS SPECIFICATIONS FOR MULTIPLY PLY MEMBERS. B. PARALLEL STRAND LUMBER (PSL) PROPERTIES, MINIMUM a. E = 2,000,000 PSI (BEAMS) & 1,800,000 PSI (COLUMNS) b. Fb = 2,900 PSI (BEAMS) & 2,400 PSI (COLUMNS) c. FV = 290 PSI (BEAMS) & 190 PSI (COLUMNS) d. SEE MANUFACTURERS SPECIFICATIONS FOR MULTIPLY PLY MEMBERS. C. LAMINATED STRAND LUMBER (LSL) PROPERTIES, MINIMUM a. E = 1,300,000 PSI b. Fb = 1,700 PSI c. FV = 425 PSI d. SEE MANUFACTURERS SPECIFICATIONS FOR MULTIPLY PLY MEMBERS. D. DIMENSIONAL LUMBER a. NON-TREATED LUMBER SHALL BE SPF #2 OR BETTER. b. TREATED LUMBER SHALL BE SYP#2 OR BETTER (PRESERVATIVE TREATED WOOD). E. WOOD SHEATHING a. SHEATHING PANELS SHALL BE IDENTIFIED WITH THE GRADE TRADE-MARK OF THE APA-ENGINEERED WOOD ASSOCIATION AND SHALL MEET THE REQUIREMENTS OF THE PRODUCT STANDARD. b. APPLICATION AND NAILING OF STRUCTURAL PANELS SHALL BE IN ACCORDANCE WITH THE RECOMMENDATIONS OF THE APA -ENGINEERED WOOD ASSOCIATION UNLESS REQUIREMENTS NOTED ON THESE DRAWINGS ARE MORE RESTRICTIVE. c. SHEATHING TYPE & GRADE • EXTERIOR WALL SHEATHING = 24/16 APA EXP. 1 RATED SHEATHING • FLOOR SHEATHING = 24/16 APA EXP. 1 RATED SHEATHING • ROOF SHEATHING = 32/16 APA EXP. 1 RATED SHEATHING d. FLOOR & ROOF PANELS SHALL BE ORIENTED WITH THE FACE GRAIN PERPENDICULAR TO THE TRUSS SUPPORTS AND PANEL JOINTS SHALL BE STAGGERED. e. ALL EXTERIOR WALL SHEATHING SHALL BE COVERED WITH APPROVED WEATHER RESISTIVE BARRIER COMPLYING WITH ASTM D226 TYPE 1. F. CUTTING, NOTCHING, OR DRILLING OF BEAMS OR JOISTS SHALL BE PERMITTED ONLY AS DETAILED OR APPROVED BY AN ENGINEER. G. ALL NAILING SHALL CONFORM TO THE NAILING SCHEDULE LOCATED IN THE IRC TABLE R602.3, U.N.O. H. SILL PLATES SHALL BE BOLTED TO FOUNDATION WALLS w/ 1/2" ∅HOT DIPPED GALVANIZED ANCHOR BOLTS @ 32" O.C. BOLTS SHALL EXTEND A MINIMUM OF 10" INTO FOUNDATION. EACH SILL PLATE TO HAVE A MINIMUM OF TWO BOLTS WITH ONE BOLT LOCATED WITHIN 12" OF EACH END OF EACH PIECE. I. PROVIDE SOLID BLOCKING WITHIN FLOOR SYSTEM AT CONCENTRATED BEARING LOADS. J. DOUBLE ALL FLOOR JOIST UNDER PARALLEL PARTITIONS. K. ALL METAL CONNECTORS SHALL BE SIMPSON STRONG-TIE OR EQUIVALANT AS SPECIFIED BY TRUSS MANUFACTURER. L. ALL BEAMS & JOISTS NOT BEARING ON SUPPORTING MEMBERS SHALL BE FRAMED WITH PREFABRICATED HANGERS APPROPIATE FOR BOTH THE SUPPORTED AND SUPPORTING MEMBER. M. WOOD JOISTS SHALL BEAR ON THE FULL WIDTH OF SUPPORTING MEMBERS, STUD WALLS, BEAMS, ETC. (U.N.O.). 8. PASSIVE RADON A. PASSIVE RADON -RESISTANT SYSTEMS SHALL BE INSTALLED DURING CONSTRUCTION. B. SEE IRC APPENDIX F FOR SUBGRADE PREPARTION & INSTALLATION REQUIREMENTS. 325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION 26-0298 TODD K JASON S 7/29/2026 SPECIFICATIONS A4.0 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS REV. NO. REVISION DATE NAILING PER RESIDENTIAL CODE TABLE R602.3(1) BRACED WALL PANEL CONNECTION OPTION TO PERPENDICULAR RAFTERS OR ROOF TRUSSES ROOF TRUSSES PER RESIDENTIAL CODE TABLE R802.10 PROVIDE VENTING PER RESIDENTIAL CODE SECTION R806 2x BLOCKING BRACING WALL PANEL BRACING 6' MAX BLOCKING EDGE NAILING PER RESIDENTIAL CODE TABLE R602.3(1) TYPE ROOF SHEATHING 4' MAXNAILING PER RESIDENTIAL CODE TABLE R602.3(1) BRACED WALL PANEL CONNECTION OPTION TO PERPENDICULAR RAFTERS OR ROOF TRUSSES ROOF TRUSSES PER RESIDENTIAL CODE TABLE R802.10 2x BLOCKING BRACING WALL PANEL BRACING 6' MAX ROOF SHEATHING 4' MAX2" MAX OPENINGBRACING WALL PANEL ROOF SHEATHING EDGE NAILING PER RESIDENTIAL CODE TABLE R602.3(1) TYPE 2x BLOCKING VENTING 2" MAX OPENING ROOF TRUSSES PER RESIDENTIAL CODE R802.10 BRACING A A SECTION B ELEVATIONHW W/3 W/3 W/3H/3WHERE AIR GAP AT TOP IS NOT USED, CENTER W/3 AVAILABLE FOR VENT HOLES MINIMUM WALL STUD FRAMING NOMINAL SIZE AND GRADE MAXIMUM PONY WALL HEIGHT (FEET) MAXIMUM OPENING WIDTH (FEET) MAXIMUM TOTAL WALL HEIGHT (FEET) TENSION STRAP CAPACITY REQUIRED (pounds)a ULTIMATE DESIGN WIND SPEED VULT (mph) EXPOSURE B EXPOSURE C 110 115 130 110 115 130 2x4 NO. 2 GRADE 2x6 STUD GRADE 0 10 1 10 2 10 2 12 4 12 2 12 4 12 18 9 16 18 9 16 18 9 16 18 9 12 9 18 16 9 16 18 1,000 1,000 1,000 1,000 1,000 1,050 1,000 1,000 1,000 1,000 1,000 1,750 1,000 1,025 2,050 2,075 2,500 3,950 1,000 1,275 2,375 2,400 2,850 DR 1,000 1,025 1,475 1,500 2,875 3,125 1,775 2,175 3,525 3,550 4,125 DR 2,075 2,500 3,950 3,975 DR DR 1,150 1,500 2,650 2,675 2,875 3,375 DR DR 3,425 3,975 DR DR 2,275 2,750 DR DR 3,225 3,775 DR DR 3,175 DR DR DR DR DR DR DR DR DR 1,000 1,000 1,700 2,025 3,050 3,2251,825 2,150 3,225 3,675 DR 3,750 1,700 DR DR DR DR DRDRDR DR DR DR DR 2,200 2,550 3,725 2,7251,450 1,750 2,700 3,125 2,050 2,400 3,350 3,800 TABLE R602.10.6.4 TENSION STRAP CAPACITY FOR RESISTING WIND PRESSURES PERPENDICULAR TO METHODS PFH, PFG AND CS- PR BRACED WALL PANELSa 1. FOR 2 PLY MEMBERS ALL FASTENERS ARE TO BE INSTALLED FROM SAME SIDE 2. FOR 3 PLY MEMBERS SAME FASTENERS ARE INSTALLED @ EACH FACE. STAGGER LAYOUT 1/2 FASTENER SPACING FROM ONE FACE TO THE OTHER 3. FOR 4 PLY MEMBERS ALL FASTENERS ARE TO BE INSTALLED FROM SAME FACE2"2"D2"2"DBUILT-UP WOOD HEADER / BEAM FASTENING SCHEDULE DIMENSION LUMBER PLYS DEPTH FASTENERS 2 D < 8" 10d NAILS 2 ROWS @ 12" O.C. 2 D ≥ 8" 10d NAILS 3 ROWS @ 12" O.C. 3 D < 8" 16d NAILS 2 ROWS @ 12" O.C. 3 D ≥ 8" 16d NAILS 3 ROWS @ 12" O.C. 2 PLY 3 PLY D2 PLY2"2"D2"2"D2"2"D2"2"D2"2"D2"2"D2"2"D2"2"EQEQEQEQEQEQEQEQEQEQEQEQ2"2"DEQEQ2"2"DEQEQBUILT-UP WOOD HEADER / BEAM FASTENING SCHEDULE LVL LUMBER PLYS DEPTH FASTENERS 2 D < 12" 16d NAILS 2 ROWS @ 12" O.C. 2 12 < D ≤ 18" 16d NAILS 3 ROWS @ 12" O.C. 3 D > 18" 16d NAILS 4 ROWS @ 12" O.C. 3 D < 14" 16d NAILS 2 ROWS @ 12" O.C. 14 < D ≤ 20" 10d NAILS 3 ROWS @ 12" O.C. 3 D > 20" 16d NAILS 4 ROWS @ 12" O.C.3 PLY 4 PLY 2 4 4 D ≤ 16 0.22" ∅x 63/4" TRUSSLOK SCREWS 2 ROWS @ 18" O.C. D > 16 0.22" ∅x 63/4" TRUSSLOK SCREWS 3 ROWS @ 18" O.C. 1. FOR 2 PLY MEMBERS ALL FASTENERS ARE TO BE INSTALLED FROM SAME SIDE 2. FOR 3 PLY MEMBERS SAME FASTENERS ARE INSTALLED @ EACH FACE. STAGGER LAYOUT 1/2 FASTENER SPACING FROM ONE FACE TO THE OTHER 3. FOR 4 PLY MEMBERS ALL FASTENERS ARE TO BE INSTALLED FROM SAME FACE CONTINUOUS RIM JOIST 8d @ 6" O.C. ALONG BRACED WALL PANEL BRACED WALL PANEL 3-16d @ 16" O.C. ALONG BRACED WALL PANEL CONTINUOUS RIM JOIST ADDITIONAL FRAMING MEMBER DIRECTLY ABOVE BRACED WALL PANEL 8d @ 6" O.C. ALONG BRACED WALL PANEL BRACED WALL PANEL 3-16d @ 16" O.C. ALONG BRACED WALL PANEL BRACED WALL PANEL CONNECTION PARALLEL TO FLOOR/CEILING FRAMING TOE NAIL 3-8d NAILS @ EACH BLOCKING MEMBER BRACED WALL PANEL FULL-HEIGHT BLOCKING 16" O.C. ALONG BRACED WALL PANEL FULL-HEIGHT BLOCKING @ 16" O.C. ALONG BRACED WALL PANEL 2-16d @ 16" O.C. EACH SIDE TOE NAIL 3-16d NAILS @ EACH BLOCKING MEMBER ADDITIONAL FRAMING MEMBER DIRECTLY BELOW BRACED WALL PANEL 2-16d @ 16" O.C. EACH SIDE CONTINUOUS RIM JOIST 8d @ 6" O.C. ALONG BRACED WALL PANEL BRACED WALL PANEL 3-16d @ 16" O.C. ALONG BRACED WALL PANEL CONTINUOUS RIM JOIST PERPENDICULAR FRAMING PERPENDICULAR FRAMING FULL-HEIGHT BLOCKING CONTINUOUS ALONG LENGTH OF BRACED WALL PANEL 8d @ 6" O.C. ALONG BRACED WALL PANEL BRACED WALL PANEL 3-16d @ 16" O.C. ALONG BRACED WALL PANEL FULL-HEIGHT BLOCKING CONTINUOUS ALONG LENGTH OF BRACED WALL PANEL PERPENDICULAR FRAMING PERPENDICULAR FRAMING BRACED WALL PANEL CONNECTION PERPENDICULAR TO FLOOR/CEILING FRAMING LENGTH PANEL LENGTH PANEL LENGTH PANELHEIGHTCLEAR OPN'GCLEAR OPN'G HEIGHTCLEAR OPN'G HEIGHTBRACED WALL PANELS WITH CONTINUOUS SHEATHING FIGURE R602.10.5 END CONDITIONS FOR BRACED WALL LINES WITH CONTINUOUS SHEATHING FIGURE R602.10.7 END CONDITION 1 BRACED WALL LINE CONTINUOUSLY SHEATHED RETURN PANEL BRACED WALL PANEL AT END OF BRACED WALL LINE END CONDITION 2 BRACED WALL LINE CONTINUOUSLY SHEATHED BRACED WALL PANEL AT END OF BRACED WALL LINE HOLD-DOWN DEVICE BRACED WALL LINE CONTINUOUSLY SHEATHED 48" MINIMUM BRACED WALL PANEL AT END OF BRACED WALL LINE END CONDITION 3 END CONDITION 4 BRACED WALL LINE CONTINUOUSLY SHEATHED RETURN PANEL D* 10' MAX FIRST BRACED WALL PANEL * SEE REQUIREMENTS BRACED WALL LINE CONTINUOUSLY SHEATHED END CONDITION 5 FIRST BRACED WALL PANEL HOLD-DOWN DEVICE REQUIREMENTS RETURN PANEL:24" FOR BRACED WALL LINES SHEATHED WITH WOOD STRUCTURAL PANELS 32" FOR BRACED WALL LINES SHEATHED WITH STRUCTURAL FIBERBOARD DISTANCE "D":24" FOR BRACED WALL LINES SHEATHED WITH WOOD STRUCTURAL PANELS 32" FOR BRACE WALL LINES SHEATHED WITH STRUCTURAL FIBERBOARD HOLD-DOWN 800 lbs CAPACITY FASTENED TO THE EDGE OF THE DEVICE:BRACED WALL PANEL CLOSEST TO THE CORNER AND TO THE FOUNDATION OR FLOOR FRAMING BELOW IF NEEDED, PANEL SPLICE EDGES SHALL OCCUR OVER AND BE NAILED TO COMMON BLOCKING WITHIN THE MIDDLE 24" OF THE PORTAL-LEG HEIGHT . ONE ROW OF 3" O.C. NAILING IS REQUIRED IN EACH PANEL EDGE MIN. 3"x11 1/4" NET HEADER STEEL HEADER PROHIBITED IF 1/2" SPACER IS USED, PLACE ON BACK SIDE OF HEADER FASTEN SHEATHING TO HEADER WITH 8d COMMON OR GALVANIZED BOX NAILS IN 3" GRID PATTERN AS SHOWN HEADER TO JACK-STUD STRAP PER RESIDENTIAL CODE TABLE R602.10.6.4 ON BOTH SIDES OF OPENING OPPOSITE SIDE OF SHEATHING MIN. DOUBLE 2x4 FRAMING COVER WITH MIN. 3/8" THICK WOOD STRUCTURAL PANEL SHEATHING WITH 8d COMMON OR GALVANIZED BOX NAILS AT 3" O.C. IN ALL FRAMING (STUDS, BLOCKING, AND SILLS) TYP. MIN. LENGTH OF PANEL PER RESIDENTIAL CODE TABLE R602.10.5 FOR SINGLE OR DOUBLE PORTAL 2'-18' FINISHED WIDTH OF OPENING (ONE BRACED WALL PANELS) EXTENT OF HEADER WITH SINGLE PORTAL FRAMES EXTENT OF HEADER WITH DOUBLE PORTAL FRAMES (TWO BRACED WALL PANELS) FASTEN TOP PLATE TO HEADER WITH TWO ROWS OF 16d SINKER NAILS AT 3" O.C. MIN. 3/8" WOOD STRUCTURAL PANEL SHEATHING FASTEN KING STUD TO HEADER WITH (6) 16d SINKERS TENSION STRAP PER RESIDENTIAL CODE TABLE R602.10.6.4 (ON OPPOSITE SIDE OF SHEATHING) TYPICAL PORTAL FRAME CONSTRUCTION MIN. DOUBLE 2x4 POST (KING & JACK STUD) NUMBER OF JACK STUDS PER RESIDENTIAL CODE TABLES R602.7(1) & (2) .10' MAX. HEIGHTHEIGHTPONY WALL12' MAX. TOTAL WALL HEIGHTMETHOD PFH PORTAL FRAME WITH HOLD-DOWNS FIGURE R602.10.6.2 MIN. (2) 3500 lb STRAP-TYP HOLD-DOWNS (EMBEDDED INTO CONCRETE AND NAILED INTO FRAMING MIN. REINFORCING OF FOUNDATION, ONE #4 BAR TOP AND BOTTOM OF FOOTING. LAP BARS 15" MIN MIN. FOOTING SIZE UNDER OPENING IS 12"x12". A TURNED DOWN SLAB SHALL BE PERMITTED AT DOOR OPENINGS MIN. (1)5/8" DIA. ANCHOR BOLT INSTALLED PER RESIDENTIAL CODE SECTION R403.1.6 WITH 2"x2"x3/16" PLATE WASHER MIN. 1000 lb HOLD-DOWN DEVICE (EMBEDDED INTO CONCRETE AND NAILED TO FRAMING 4' - 0" (CS-WSP) CONSTRUCTION METHODPANEL LENGTH BRACED WALL SECTION CS-WSP CONTINUOUSLY SHEATHED WOOD STRUCTURAL PANEL 4' - 0" (CS-WSP) CONSTRUCTION METHODPANEL LENGTH BRACED WALL SECTION GB GYPSUM BOARD CONNECTION CRITERIA PER TABLE R602.3 (3) AS FOLLOWS: FASTENER = 8d COMMON (2.5"x0.131") SPACING = 6" EDGES & 12" FIELD CONNECTION CRITERIA PER TABLE R602.10.4 FOR EXTERIOR WALLS: FASTENER MAX SPACING = 7" O.C. SEE TABLE 602.10.4 FOR INTERIOR WALLS: FASTENER MAX SPACING = 7" O.C. (NAILS) & 7" O.C. (SCREWS), SEE TABLE 602.10.4 FASTENER TYPE: 1-3/4" GALVANIZED ROOFING NAIL; STAPLE GALVANIZED, 1-5/8" LONG; 1-5/8" SCREWS, TYPE W OR S SCREWS PER TABLE 602.3(1) * SPECIAL FASTENING = 4" O.C. EDGES, TOP, BASE PLATES, & ALL BLOCKED HORIZONTAL JOINTS 1" = 1'-0"6 R602.10.8.2 B.W.P. CONNECTION DTL. 3/4" = 1'-0"5 R602.10.8.2 (1) - R602.10.8.2 (3) B.W.P. CONNECTION 325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION 26-0298 TODD K JASON S 7/29/2026 FRAMING DETAILS A5.0 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS 3/4" = 1'-0"4 R602.10.8 BWP @ FLOOR TRUSS DTL. 3/4" = 1'-0"3 R602.10.8 BWP @ FLOOR TRUSS DTL. 1/4" = 1'-0"1 R602.10.5 BRACED WALL PANELS CONT SHEATHING 1/4" = 1'-0"2 R602.10.7 END CONDITIONS FOR B.W.L. W/ C.S.-WSP 1/2" = 1'-0"7 R602.10.6.2 PORTAL FRAME PFH REV. NO. REVISION DATE . . .3' - 0"12" MIN24" DIA EXTERIOR OR BEARING WALL NOTCH GREATER THAN 50% OF THE PLATE WIDTH TOP PLATES 16 GAGE (0.054 IN.) AND 1.5 INCH WIDE METAL TIE FASTENED ACROSS AND TO THE PLATE AT EACH SIDE OF THE NOTCH WITH (8) 10d NAILS EACH SIDE PIPE TOP PLATE FRAMING TO ACCOMMODATE PIPING FIGURE R602.6.1 BORED HOLES SHALL NOT BE LOCATED IN THE SAME CROSS SECTION OF THE CUT OR NOTCH IN STUD NOTCH MUST NOT EXCEED 25% OF STUD DEPTH 5/8 INCH MIN. TO EDGE BORE HOLE MAX. DIAMETER OF 40% OF STUD DEPTH IF HOLE IS BETWEEN 40% AND 60% OF STUD DEPTH, THEN STUD MUSH BE DOUBLE AND NO MORE THAN TWO SUCCESSIVE STUDS ARE DOUBLED AND SO BORED 5/8 INCH MIN. TO EDGE STUD TOP PLATES 7 3/4" MAX RISE10" MIN TREAD 6' - 8" MIN. CLEARANCE34" MIN 38" MAX1" NOSING MAX 151" RISE PER RUN1 1/2" DIA. HANDRAIL TREAD RISER STRINGER FRAMING DETAILS R602.3(2) ANCHOR BOLTS EMBEDDED IN FOUNDATION 6' O.C. MAX SINGLE OR DOUBLE TOP PLATE FIREBLOCK AROUND PIPE WALL STUDS SEE IRC SECTION R602.3 BOTTOM PLATE SUB FLOOR SILL PLATE CUT PLATE TIED WITH 16ga STEEL STRAP. SEE IRC SECTION R602.6.1 STAGGER JOINTS 24" OR USE SPLICE PLATES SEE IRC SECTION R602.3.2 FULL-HEIGHT STUDS ADJACENT TO HEADER SEE IRC SECTION R602.7.5 HEADER SEE IRC SECTION R602.7(1) AND R602.7(2) SOLID BLOCKING FLOOR JOIST FOUNDATION WALL STUDS FOUNDATION CRIPPLE WALL -SEE IRC SECTION R602.9 APPLY APPROVED SHEATHING OR BRACE EXTERIOR WALLS WI TH 1"x4" BRACES LET INTO STUDS AND PLATES AND EXTENDING FROM BOTTOM PLATE TO TOP PLATE, OR OTHER APPROVED METAL STRAP DEVICES INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS. SEE IRC SECTION R602.10. NOTE: A THIRD STUD AND/OR PARTITION INTERSECTION BACKING STUDS SHALL BE PERMITTED TO BE OMITTED THROUGH THE USE OF WOOD BACKUP CLEATS, METAL DRYWALL CLIPS OR OTHER APPROVED DEVICES THAT WILL SERVE AS ADEQUATE BACKING FOR THE FACING MATERIALS. VERTICAL VENT PIPE THE VENT PIPE IS TO BE A 3" TO 4" DIA. SCHEDULE 40 PVC OR EQUIVALENT GAS TIGHT PIPE NOTE: VENT PIPE MUST RUN THROUGH INTERIOR WALLS OR CHASE SLAB BASE 4" OF CLEAN AGGREGATE: OR SOIL-GAS COLLECTION MATS OR DRAINAGE MATS MAY BE USED IN LIEU OF BASE NOTE: SUMP BASKET MUST HAVE A SEALED COVER SUMP BASKET (AF103.2)OR VENT PIPE "T" (AF103.6.1) PRIOR TO SLAB BEING POURED CONNECT VERTICAL VENT PIPE INTO THE "T" PIPE IN THE AGGREGATE BASE OR IF THE HOME HAS A SUMP BASKET, OR DRAIN TILE SYSTEM, THE VENT PIPE CAN INSTEAD BE INSERTED DIRECTLY INTO THE SUMP BASKET OR CONNECTED TO THE DRAIN TILE LOOP. THE VENT PIPE RUNS VERTICALLY UP THROUGH THE ROOF. A “T”FITTING SHALL BE INSTALLED BENEATH THE SOIL-GAS MEMBRANE WITH A MINIMUM OF 10 FEET OF PERFORATED PIPE CONNECTED TO ANY TWO OPENINGS OF THE “T”FITTING, OR BY CONNECTING THE TWO OPENINGS TO THE INTERIOR DRAIN TILE SYSTEM. THE THIRD OPENING OF THE “T”FITTING SHALL BE CONNECTED TO THE VENT PIPE. THE PERFORATED PIPE OR DRAIN TILE AND THE “T”FITTING SHALL BE THE SAME SIZE AS THE VENT PIPE. ALL CONNECTIONS TO THE “T”FITTING SHALL BE TIGHT FITTING...MN RULE 1303.2402 SUBP. 3 VENT PIPE TERMINATION:(AF103.6.1) VENT PIPE IS TO EXTEND AT LEAST 12" ABOVE SURFACE OF ROOF NOTE: THIS DETAIL DOES NOT REFLECT ALL REFERENCES TO ACTUAL CODE LANGUAGE NOR IS IT A PROJECT SPECIFIC DETAIL. RADON MITIGATION APPLIES TO BASEMENTS, CONDITIONED CRAWLSPACES, SLAB ON GRADE & OTHER FOUNDATIONS UNDERNEATH CONDITIONED SPACES. ROOF FLASHING: FLASHING MUST BE INSTALLED AROUND VENT PIPE WHERE IT EXITS ROOF TO PREVENT LEAKAGE INSULATE PIPE TO R-4 IN UNCONDITIONED AREAS ROUGH-IN FOR POWER VENT:(AF103.8) CLEAR SPACE REQ'D FOR FUTURE FAN INSTALL 24" ⌀CENTERED ON AXIS OF VENT STACK & 36" VERTICAL CLEAR. R.I. FOR ELECTRIC JUNCTION BOX:(AF103.1.2) AN ELECTRICAL JUNCTION BOX NEEDS TO BE INSTALLED IN ATTIC NEAR VENT PIPE. POWER SUPPLY CAN BE USED IF THE RADON MITIGATION SYSTEM NEEDS TO BE "POWER VENTED/ACTIVATED" BY INSTALLING A FAN IN THE FUTURE. LABEL VENT PIPE:(AF103.4.5) "RADON GAS VENT SYSTEM" SHOULD BE LABELED ON PIPE @ EACH FLOOR LEVEL & IN ACCESSIBLE ATTIC(s) SEALING:(AF103.4.1 -AF103.4.5) SEAL ALL JOINTS, CRACKS AND ANY POTENTIAL SOIL-GAS ENTRY POINTS W/ POLYURETHANE CAULK OR ELECTROMETRIC SEALANT ACCORDING TO MFG. RECOMMENDATIONS. NOTE: INSTALL PIPE AS STRAIGHT AS POSSIBLE TO ASSIST CONDUCTIVE FLOW. ELBOWS ARE ALLOWED, BUT SHOULD BE AVOIDED IF POSSIBLE. POTENTIAL ENTRY ROUTES FOR RADON GAS SHALL BE SEALED ACCORDING TO THIS SUBPART, AS APPLICABLE TO FLOOR OPENINGS, JOINTS, PENETRATIONS AND SUMP PUMP COVERS PER MN RULE 1303.2402 SUBP. 4 THE VENT PIPE SHALL BE LOCATED AT LEAST 10 FEET AWAY FROM ANY WINDOW OR OTHER OPENING INTO THE CONDITIONED SPACES OF THE BUILDING. SOIL-GAS RETARDER:(AF103.3) 6 MIL. POLY SHALL BE OVERLAPPED AT ALL SEAMS A MIN. OF 12" & FITTED CLOSELY AROUND ALL PENETRATIONS & IS TO BE PLACED OVER AGGREGATE OR COLLECTION MATS. SEAL OR COVER ANY TEARS/PUNCTURES TO POLY. 1" = 1'-0"1 R602.6.6 FRAMING DTL. 3/4" = 1'-0"2 R602.6.7 FRAMING DTL. 3/8" = 1'-0"5 TYPICAL STAIR DTL. 3/8" = 1'-0"3 R602.3(2) FRAMING DTL. 3/8" = 1'-0"4 RADON VENTING DTL. 325 Alliance Place NE Rochester, MN 55906 (507) 535-3503 PROJECT NUMBER: DRAWN BY: REVIEWED BY: DATE: THIS DOCUMENT IS THE PROPERTY OF DRAFT SOURCE AND MAY NOT BE USED, COPIED, OR DUPLICATED WITHOUT PRIOR WRITTEN CONSENT. SHEET NAME: PROJECT NAME: SHEET NUMBER: BID PLAN SET NOT FOR CONSTRUCTION 26-0298 TODD K JASON S 7/29/2026 FRAMING DETAILS A5.1 JAKE PETERSON RESIDENCE MINNESOTAARDEN HILLS REV. NO. REVISION DATE Page 1 of 5 PC AGENDA ITEM – 3B MEMORANDUM DATE: September 9, 2026 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, AICP Senior Planner SUBJECT: Planning Case #26-019– No Public Hearing Required Applicant: Kimley-Horn Property Location: 3717 Lexington Avenue North Request: Minor Subdivision Requested Action Kimley-Horn (“The Applicant”), on behalf of the property owner, is requesting approval of a Minor Subdivision for properties located at 3717 (“Subject Property A”) and 3673 Lexington Avenue (“Subject Property B”) North in order to create a new 0.56 acre parcel (“Subject Property C”). Background 1. Overview of Request The Applicant has submitted a land use application for a Minor Subdivision and is proposing to subdivide two existing developed lots totaling 436,874 square feet (10.02 acres) to create a 0.56- acre site composed of portions of 3717 Lexington Avenue and 3673 Lexington Avenue. The resulting proposed legal descriptions for the three lots are described in the table below: Table 1: Proposed Shannon Square 2nd Addition Existing Site Improvements Proposed Legal Description Cub Foods Lot 1, Block 1 Vacant, Parking Lot Lot 2, Block 1 Shannon Square Shopping Center Lot 3, Block 1 This application must be addressed before those in PC 26-020 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review for the construction of a Chase Bank building on the proposed new 0.56 acre parcel at 3717 Lexington Avenue North. Proposed Subdivision Page 2 of 5 2. Site Conditions The Subject Properties are owned by SUP I Shannon Square LLC (Subject Property A) and occupied by Cub Foods and the Shannon Square Shopping Center (Subject Property B). The existing properties share property lines. Both properties have frontage on Lexington Avenue. Located in the B-3 Service Business Zoning District, the two properties share access from Lexington Avenue and Grey Fox Road and parking. In the Applicant’s proposal, Subject Property C will include portions of Subject Property A and Subject Property B. SUP I Shannon Square LLC will retain ownership of all parcels and lease Subject Property C to a future occupant. Subject Property C is accessible from Grey Fox Road to the north and from Lexington Avenue to the west. See Planning Case 26-020 for an evaluation of the applicable standards for new development in the B-3 Zoning District for the proposed Chase Bank building on Subject Property C. 3. Approvals The Planning Commission is asked to determine whether a minor subdivision request should be granted. The evaluation of the proposal should be based on the requirements of Chapter 11 – Subdivisions and Chapter 13 – Zoning Code, District Provisions in Section 1320. The applicable requirements and evaluations of the proposed subdivision are addressed in the next section. Page 3 of 5 Plan Evaluation Chapter 11, Subdivisions Regulations Review 1. 1150.04 Division or Consolidation of Platted Lots of Record – Meets Requirements The application is to divide one or more existing platted lots designated in a subdivision plat on file and of record in the office of the recorder or registrar of titles for the county, into one or more separately described parcels. The Application is subject to compliance with the conditions for Survey, Relation to Zoning Ordinance, Public Welfare, Conformity, and Filing Fee. The application meets the requirements for these conditions. All lots are required to abut by their full frontage on a public street. Subject Properties A and B retain frontage on Grey Fox Road and Lexington Avenue. The new parcel fronts Lexington Avenue. The new parcels meet the minimum requirements for lot area, dimensions, and setbacks in the B-3 Service Business district and are evaluated in the next section. Chapter 13, Zoning Regulations Review 2. District Provisions (B-3 Service Business District) – Section 1320 – Meets Requirements The District Requirements for the B-3 Zoning District are noted in the table below and each property is evaluated: Table 2: Proposed Shannon Square 2nd Addition Evaluation of Lot Requirements Required for the B-3 Zoning District Subject Property A Cub Foods “Lot 1, Block 1” Subject Property B Shannon Square Shopping Center “Lot 3, Block 1” Subject Property C Undeveloped Parcel “Lot 2, Block 1” Minimum Lot Area 13,000 square feet 205,660 square feet (4.72 acres) 159,299 square feet (3.66 acres) 24,306 square feet (0.56 acres) Minimum Lot Width/Depth 100 feet/ 130 feet 525.6 feet/ 382.4 feet 400 feet/ 415 feet 139.86 feet/ 174.26 feet Floor Area Ratio 0.8 0.33 0.186 NA (no existing structure) Minimum Building Setbacks Front Yard 50 feet Approximately 240 feet 72 feet NA (no existing structure) Rear Yard 20 feet 40 feet 20 feet NA (no existing structure) Side Yard - Interior 20 feet N/A (Common with Shannon Square) 35 feet (North) 45 feet (South) NA (no existing structure) Side Yard - Corner 50 feet 80 feet (Grey Fox Road) NA NA (no existing structure) The proposed parcels will comply with the required lot size and dimensions. Page 4 of 5 Additional Review Building Official The Building Official reviewed the plans and has no additional comments at this time. A Building Permit will be required prior to any construction taking place. Public Works Director/City Engineer The Public Works Director/City Engineer reviewed the submitted plans and had no additional comments about the proposed subdivision at this time. Ramsey County Ramsey County is reviewing the plans. No additional conditions have been included at this time. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: 1. City Staff received a land use application for a Minor Subdivision to create a new lot between the two existing properties at 3717 Lexington Avenue North and 3673 Lexington Avenue North. 2. The Subject Properties are located in the B-3 Service Business Zoning District. 3. The Arden Hills 2040 Comprehensive Plan designates the properties as Commercial. 4. The proposed Minor Subdivision would create one new lot that meets the minimum code requirements for lot area and lot dimensions in the B-3 Zoning District. 5. The proposed Minor Subdivision results in a decrease in the lot area of 3717 Lexington Avenue North and the lot area of 3673 Lexington Avenue North. 6. If the Minor Subdivision is approved, 3717 Lexington Avenue North and 3673 Lexington Avenue North will comply with the minimum code requirements for lot area, lot dimensions, and structure setbacks in the B-3 Zoning District. 7. The Owner of the platted lots has filed with the Zoning Administrator a registered land survey of the minor subdivision. 8. The proposed subdivision will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. Options and Motion Language Staff provides the following options and motion language for this case. The Planning Commission should consider providing additional findings of fact as part of the motion to support their recommendation for approval or denial. • Recommend Approval with Conditions: Move to recommend approval of Planning Case 26- 020 for a Minor Subdivision at 3717 Lexington Avenue N., based on the findings of fact and the submitted plans, as amended by the conditions in the September 9, 2026, Report to the Planning Commission: 1. The Applicant shall record the Minor Subdivision with Ramsey County, and a copy shall be provided to the City within sixty (60) days of the City’s approval. 2. Monument stakes shall be installed to demarcate the property lines for Property A and Property B. Page 5 of 5 • Recommend Approval as Submitted: Move to recommend approval of Planning Case 26-020 for a Minor Subdivision at 3717 Lexington Avenue N., based on the findings of fact and the submitted plans in the September 9, 2026, Report to the Planning Commission. • Recommend Denial: Move to recommend denial Planning Case 26-020 for a Minor Subdivision at 3717 Lexington Avenue N., 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 of Planning Case 26-020 for a Minor Subdivision at 3717 Lexington Avenue N.: a specific reason and information request should be included with a motion to table. Public Comments Notice was published in the Pioneer Press on August 26, 2026. Notice was prepared by the City and mailed to property owners within 1,000 feet of the subject property. Deadline for Agency Actions The City of Arden Hills received the complete application for this request on July 16, 2026. Pursuant to Minnesota State Statute, the City must act on this request by September 13, 2026 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. With consent of the applicant, the City may extend the review period beyond the initial 120 days. On July 30, 2026, the City provided the Applicant with written notification extending the review period to November 12, 2026 (120 days) based on the date of the submission for review by the Planning Commission and City Council during the September meeting cycle. The Applicant confirmed receipt of this notification on July 31, 2026. Attachments A. Land Use Application B. Location Map C. Proposed Site Survey Docusign Envelope ID: A361F2D5-7347-8E43-8077-CDFE52776336 Docusign Envelope ID: A361F2D5-7347-8E43-8077-CDFE52776336 By: Bob Dake, as Vice President of SUP I GP, LLC, a Delaware limited liability company, Manager of Sterling United Properties I Investments, LLC, a Delaware limited liability company, Sole Member of SUP I Shannon Square, LLC, a Delaware limited liability company Docusign Envelope ID: A361F2D5-7347-8E43-8077-CDFE52776336 7/16/2026 Location Map 0 0.04 0.080.02 mi 0 0.07 0.130.03 km 1:2,400 Ramsey County Ramsey County MN Subject Property Kimley - Horn & Associates, Inc.SURVEY FOR:PROPERTY ADDRESS:3673 & 3717 Lexington Avenue North Arden Hills, Minnesota 55126SHEET 1 OF 2Kimley - Horn & Associates, Inc.PRELIMINARY PLAT FOR:WWW.EFNSURVEY.COM New Brighton, Minnesota 55112PHONE: (612) 466-3300475 Old Highway 8 NW, Suite 200Egan, Field & Nowak, Inc.l a n d s u r v e y o r s s i n c e 1 8 7 2EXISTING LEGAL DESCRIPTION:GENERAL SURVEY NOTES:LIST OF POSSIBLE ENCROACHMENTS:VICINITY MAPSITENSECTION 27, T 30 N, R 23 WGOPHER STATE ONE CALL NOTE:REVISIONSPAGEDRAWING NAME:JOB NO.FILE NO.FIELD BOOKDRAWN BY:BY:CHECKEDFIELDWORKCHIEF:PRELIMINARY PLAT OFSHANNON SQUARE2ND ADDITIONCERTIFICATION:PROPOSED LEGAL DESCRIPTION:PROPOSED LOT INFORMATION:CONTACT INFORMATION: SOO L I N E R A I L R O A D LEXINGTON AVENUE NORTHGREY FOX ROAD 3673 LEXINGTON AVENUE NORTH3717 LEXINGTON AVENUE NORTHPONDB L O C K 1LOT 1LOT 2LOT 3LEXINGTONAVENUE NORTHB L O C K 1Kimley - Horn & Associates, Inc.SURVEY FOR:PROPERTY ADDRESS:3673 & 3717 Lexington Avenue North Arden Hills, Minnesota 55126NKimley - Horn & Associates, Inc.PRELIMINARY PLAT FOR:WWW.EFNSURVEY.COM New Brighton, Minnesota 55112PHONE: (612) 466-3300475 Old Highway 8 NW, Suite 200Egan, Field & Nowak, Inc.l a n d s u r v e y o r s s i n c e 1 8 7 2LEGEND:VICINITY MAPSITENSECTION 27, T 30 N, R 23 WREVISIONSSHEET 2 OF 2PAGEDRAWING NAME:JOB NO.FILE NO.FIELD BOOKDRAWN BY:BY:CHECKEDFIELDWORKCHIEF:PRELIMINARY PLAT OFSHANNON SQUARE2ND ADDITION SHANNON SQUARE 2ND ADDITIONEgan, Field & Nowak, Inc.l a n d s u r v e y o r s s i n c e 1 8 7 2’SHEET 1 OF 2 PONDLEXINGTON AVENUE NORTHB L O C K 1123SHANNON SQUARE 2ND ADDITIONEgan, Field & Nowak, Inc.l a n d s u r v e y o r s s i n c e 1 8 7 2SHEET 2 OF 2VICINITY MAPPLATNSECTION 27, T 30 N, R 23 WN Page 1 of 15 PC AGENDA ITEM – 3C MEMORANDUM DATE: September 9, 2026 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, AICP Senior Planner SUBJECT: Planning Case #26-020 – Public Hearing Required Applicant: Colliers Engineering and Design Property Location: 3717 Lexington Avenue North Request: Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit and Site Plan Review Requested Action Colliers Engineering and Design (“The Applicant”) is requesting a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review to develop a JP Morgan Chase retail bank building with one drive-up window lane for ATM and night deposit services at 3717 Lexington Avenue North (“Subject Property”). Background 1. Overview of Request The Applicant has submitted a land use application for Master and Final Planned Unit Development (PUD), Conditional Use Permit, and Site Plan Review, proposing to redevelop a 0.56-acre site located at 3717 Lexington Avenue North. The Subject Property is owned by SUP I Shannon Square LLC and occupied by Cub Foods and the Shannon Square Shopping Center. The proposal is for the construction of a 3,276 square foot building. The applicant’s request is subject to the approval of PC 26-019 for a minor subdivision at 3717 Lexington Avenue North. The proposal is for the construction of a building in the southeastern corner of the Cub Foods parking lot. The plans show a single-story retail bank building with parking to the south and the west of the building. One drive-up ATM window is proposed for the north elevation of the building with a pass-through lane running parallel. A raised curb is proposed to separate the pass-through lane from the Cub Foods parking lot. The site may be accessed through either the Cub Foods parking lot or the shared access from Lexington Avenue. The Chase Bank location is proposed to operate Monday through Friday 9:00 a.m. to 5:00 p.m. and Saturday 9:00 a.m. to 1:00 p.m. with the drive-up ATM open 24 hours. The applicant anticipates four to six employees working at a time. Parking spaces would be available to other businesses during off hours. Page 2 of 15 Site Plan On July 13, 2026, the City Council reviewed a concept plan for the proposal and gave feedback about building design and materials, snow storage and removal, and vehicle access and circulation on the site. 2. History of the Subject Property In 1986, the City Council approved a site plan for the Shannon Square Shopping Center at 3673 Lexington Avenue. The facility was approved with 21,000 square feet of retail floor area which has expanded to a total of 29,673 square feet through amendments to the PUD in 2002, 2003, and 2015. Shannon Square Shopping Center includes a drive-through coffee shop on the southeast corner of the building. In 2002, the City Council approved a PUD which allowed for the demolition of an existing structure and the construction of a Cub Foods grocery store at 3717 Lexington Avenue. The established PUD included Cub Foods and Shannon Square with a subsequent amendment in 2012 evaluating both buildings and parking areas as one development. The grocery store also has a drive-up pharmacy window to the south of the building. 3. Existing Conditions Site Data Future Land Use Plan COM - Commercial Existing Land Use Plan Retail and Other Commercial Zoning B-3 Service Business District Size 0.56 acres Proposed Density N/A Topography Relatively Flat Page 3 of 15 Surrounding Area Direction 2040 Comp. Plan Land Use Zoning Existing Land Uses North COM – Commercial B-3 Service Business District Industrial, Pace Industries Site South COM – Commercial B-3 Service Business District Community Shopping Center East City of Shoreview City of Shoreview City of Shoreview West IND – Light Industrial and Office B-3 Service Business District Industrial Warehouse The Subject Property is guided for Commercial (COM) uses in the 2040 Comprehensive Plan, which includes a broad range of retail, shopping, and services to meet the needs of the community and region. The property is zoned B-3 Service Business District. The proposed use as a financial institution & services is permitted in the B-3 Zoning District. Drive-up windows in the B-3 Zoning District are a Conditional Use. Aerial Map of Subject Property Approvals 1. Planned Unit Development A Planned Unit Development (PUD) is required for all new development and redevelopment in the B-3 District. The purpose of the PUD process is to achieve a higher quality, better project than would otherwise be possible if the strict application of the zoning and subdivision requirements were met. In addition, a PUD may allow for performance standard flexibility. Page 4 of 15 The PUD Master Plan is adopted as the governing development plan for the PUD property. The Final PUD Plan is required for each stage of development and construction. This proposal involves both a Master Plan PUD and the Final PUD Plan. The PUD Master Plan is updated to include the new development phase for the proposed improvements, and the PUD property is evaluated. The Final PUD fleshes out the new proposed improvements and evaluates the described phase of development. 2. Conditional Use Permit A Conditional Use Permit (CUP) is required for the proposed drive-up window. City Code Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. The Planning Commission and City Council should consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land and the community, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; 6. Adjoining land values; 7. Park dedications where applicable; 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. 3. Site Plan Review A Site Plan Review is required for the proposed Planned Unit Development and Conditional Use Permit. Plan Evaluation Chapter 13, Zoning Regulations Review 1. Section 1320 – District Provisions (B-3 Service Business District) – Flexibility Requested The Subject Property is located in the B-3 Zoning District and subject to the applicable performance standards. Below is a table summarizing the proposed development, with requests for flexibility identified: Table 1: District Provisions for the B-3 Service Business District Ordinance Requirements B-3 District Standards Proposed Development Minimum Lot Area 13,000 square feet 24,306 square feet, complies Maximum Floor Area Ratio (FAR) 0.8 Approx. 0.133, complies Maximum Building Height 35 feet 22.5 feet, complies Maximum Structure Coverage 40% 15.2%, complies Minimum Landscape Lot Area 25% 10.8% flexibility requested Minimum Front Yard Setback 50 feet 91 feet, setback complies, flexibility requested for building placement Page 5 of 15 (see Table 3: Building Design) Minimum Rear Yard Setback 20 feet 48 feet, complies Minimum Side Yard Setback 10 feet (min)/20 feet (total) 42 feet and 48 feet/90 feet (total), complies The Subject Property will be created through subdivision of the existing Cub Foods and Shannon Square Shopping Center properties. The site is currently a paved parking area with some landscaped areas adjacent to the right-of-way on Lexington Avenue and shared access from Lexington Avenue. The proposal generally complies with the district provisions for B-3 Service Business District with flexibility requests for minimum landscape lot area. The proposed complies with the minimum front yard setback requirement. The Applicant requests flexibility from the required building placement established in Section 1325.05 Design Standards, evaluated later in this report. The landscaping proposal includes new mulch bed and rock cobble areas around the building with new trees and shrub plantings. The proposed does not meet the minimum requirement for minimum landscape lot area but the development would increase landscape areas from the current state. The Applicant states that the designed landscaping is intentional to provide safe conditions for customers and employees and that strict adherence to the code requirements would create unsafe conditions. The proposed Chase Bank will require flexibility from the B-3 District Provision for minimum landscape lot area as designed. Staff note that there are discrepancies between the total landscaped area and associated figures in the landscaping plans and the civil plans which must be resolved prior to approval. This analysis uses the figures from the civil plans and the total lot area proposed for the new parcel as described in PC 26-019. 2. Section 1325.04 – Additional Minimum Requirements for Drive-In Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations – Flexibility Requested The proposed use is a retail bank building with a drive-up ATM and night deposit box services. City Code establishes additional minimum requirements for drive-up windows which are applicable to the Applicant’s proposal. An evaluation of the drive-up windows standards is in the table below: Table 2: Additional Minimum Requirements for Drive-In Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations Ordinance Requirements Standards Proposed Development Proximity to Schools, Churches, Public Recreational Area and Residential Lots Shall not be located on a site that is within four hundred (400) feet of said uses Flexibility requested Proximity to Other Establishments Shall not be located on a site that the proximity of the boundaries of another one is determined by the City Council through the PUD process to be incompatible with the area in which the proposed use is to be located. As determined by the City Council Unreasonable Traffic Volume Shall not be located on a site if the probable result of such location would be to unreasonably increase traffic volume on nearby streets Meets requirement Size of Lot Shall not be located on a lot of less than twenty- four thousand (24,000) square feet. 24,306 square feet (meets requirement) Landscaping Shall be landscaped at least to certain depths from each lot line (more in code language) Flexibility requested Electronic Devices Shall not be located within fifty (50) feet of any Not proposed Page 6 of 15 Ordinance Requirements Standards Proposed Development adjacent lot regardless of use or zoning district. Snow Storage Shall be designed for snow storage such that clear visibility shall be afforded from the property to any public street. Shown in civil plans, Meets requirement Screening A suitable screening fence shall be erected along all property lines except those which are also public right-of-way lines. Flexibility requested Signs No permanent or temporary signs visible from a public street shall be erected without approval from the Council. Meets requirement Traffic Circulation No site plan shall be approved which will in any way constitute a hazard to vehicular or pedestrian circulation. Traffic Study provided Access Access shall be to public streets from at least two (2) points on the subject premises. One shared access to public streets, flexibility requested The Applicant requires flexibility based on the proximity to a church and residential lots and the number of accesses to public streets from the subject premises in order to develop the proposed use. The site is within 400 feet of a church and several residential properties located in Shoreview and is adjacent to the Cub Pharmacy drive-up window and the Caribou Coffee drive- up window at Shannon Square. Public street access to the premises is from Grey Fox Road through the Cub Foods parking lot and from Lexington Avenue through the Cub Foods/Shannon Square shared access. The Applicant narrative addresses these existing conditions of the site and states that the proposal would not pose issues to the adjacent properties or uses and identifies that additional points of access are technically infeasible and likely cause congestion on the site. A traffic study submitted as part of the land use application summarizes that the proposed bank will not negatively impact the level of service conditions at the intersections of Lexington Avenue and Grey Fox Road, nor at Lexington Avenue and the driveway during weekday evening peak hours. The Applicant states that the proposal would not negatively impact adjacent uses. The proposal requires flexibility from drive-up window requirements for landscaping and screening. Section 1325.04 requires uses with drive-up windows to install landscaping at set depths from each lot line as well as screening along all property lines except those which are also public right-of-way lines. The Applicant states that the landscaping requirement is not feasible given the building design and site constraints. The Applicant’s flexibility narrative states that the landscaping and screening requirements for drive-up window uses are contradictory to the security requirements for JP Morgan Chase retail bank facilities, which include open visibility for safer conditions and lower crime. The design intentionally does not include the required landscaping depths or screening adjacent to property lines and the Applicant requests flexibility as part of the PUD process for the proposed design. 3. Section 1325.05 – Design Standards Additional Zoning Code design standards for landscaping, lighting, and screening are applicable to the proposal. A photometric plan and details for the proposed site lighting are included in the civil plans (Attachment E). The plans demonstrate that the lighting will be directed onto the site and will not exceed a meter reading of one foot candle on the travel lanes of adjoining public streets as required by the code. Page 7 of 15 The proposed design requires flexibility from the landscaping requirements in Section 1325.05. The proposed design does not meet the minimum landscape lot area requirement of 25 percent of the lot area. The landscaping plans show planting areas around the new building and enhancements to the landscaping adjacent to the site access point and the right-of-way. Eight new tree plantings are shown in the plans in addition to shrubs and perennials. Other flexibilities are identified below: Table 3: Landscaping – Flexibility Requested Ordinance Requirement Standards Proposed Development Minimum caliper inches 11 caliper inches for 3,276 square foot building 22 caliper inches minimum; meets requirement Tree Ratio 4 trees @ 2.0”-3.0”, 3 trees @ 3.5”- 4.0”, 1 tree @ 4.5”-6.0” 4 trees @ 2.0”-3.0”, 2 trees @ 3.5”-4.0”; flexibility requested Trees Along Street Frontage At least 1 per 50 feet of public street frontage Zero trees, flexibility requested Perennials and Shrubberies At least ten (10) percent of the total landscaped area 43 percent; meets requirement Planting Islands At least ten (10) percent of the parking area, 1 tree per island 7 percent, zero trees between two islands; flexibility requested Flexibility is requested for the proposed tree ratio and planting islands. It is possible that the preparer of the landscaping plans did not count coniferous trees toward the tree ratio as the plans only indicate six new trees total whereas other parts of the plan indicate eight new trees total. The two sheets of the landscaping plans show conflicting information about the Subject Property’s frontage length and the Applicant must update their plans. Given the information, staff identifies that flexibility is required for the planting island requirements for both the percentage of the parking area and trees per island. The Applicant should be required to update landscaping plans to resolve inconsistencies especially as they relate to required flexibilities. A condition of approval is included. The Applicant addresses the requests for landscaping flexibility in their narrative, stating that the landscaping is designed with the intent to ensure safe conditions. 4. Section 1325.055 – Tree and Landscaping Preservation – Flexibility Requested In the landscaping plans, the Applicant notes that five existing trees will be removed and replaced on the property. A tree preservation plan is not included with the landscaping plans so staff is unable to confirm the total number and caliper inches of existing trees to compare with the proposed tree removal. Tree removal and preservation in excess of 10 percent of the caliper inches of the significant trees on the property are subject to a mitigation rate of one inch replaced for every two inches lost. Staff require more information to evaluate whether the proposed plantings in the landscaping plans comply. The Applicant shall address this information prior to plan approval and a condition of approval is included. 5. Section 1325.05 – Design Standards, Subdivision 8 Additional Design Standards for New Development, Redevelopment and Modifications to Existing Sites in the B-2 and B-3 Districts – Flexibility Requested The City’s Zoning Code provides additional design standards for new development in the B-2 and B-3 Zoning Districts to promote a high level of architectural, landscaping, and site design in the business districts of Arden Hills. Page 8 of 15 The Applicant included architectural drawings of the proposed building with exterior finishes in a mix of glazed windows, stone veneer, aluminum composite material (ACM) paneling, and simulated wood siding. Associated site improvements will connect the front store entrance to the public right of way at Lexington Avenue. Pedestrian access and bicycle access are incorporated into the design with an accessible pathway to adjacent sidewalks and a bicycle rack at the front entrance. Exterior Elevations – East and West Exterior Elevations – North and South Table 4 evaluates the submitted design according to the standards. Table 4: Additional Design Standards for New Development, Redevelopment and Modifications to Existing Sites in the B-2 and B-3 Districts Ordinance Requirements Standards Proposed Development Architectural Style and Building Character Site characteristics including building and landscaping materials, colors, textures, shapes, massing, building components, height, roof-line, and setback. Intends to meet requirement with proposed design Building Materials At least 75% shall be brick masonry, tile masonry, natural stone (or synthetic equivalent), decorative concrete plank, transparent glass or any 89.7 percent shown, intends to meet requirement with proposed materials Page 9 of 15 Ordinance Requirements Standards Proposed Development combination thereof. Building Design At least fifty percent (50%) of the largest building on each site shall be constructed at the front setback line Flexibility requested for 91 foot setback Window and Door Openings Fifty percent (50%) of all first level building façades that front a public street shall be comprised of transparent windows or doors in order to allow views of interior uses and activities. 50.9 percent shown, Meets requirements Building Color Recommended colors include browns, grays, tans, beiges, and dark or muted green, blues, and reds. Meets requirement Signs Business signs shall be architecturally compatible with the style, materials, colors and details of the building. Intends to meet requirement with proposed materials Site Furnishings and Seating Areas Site furnishings shall be provided based on the scale of the project. Not proposed Screening Trash and recycling equipment, materials, and containers to be fully enclosed and integrated into the architecture of the building. Meets requirement Landscaping Minimum of one tree shall be placed along the right- of-way every forty (40) feet. Flexibility requested Parking Sufficient parking shall be provided to accommodate the reasonable hourly peak on a given site. 38 parking spaces shown (13 required for use) Traffic Study Shall be required for all new developments, redevelopments, and significant modifications to existing sites unless waived by the City Council. Meets requirement Lighting Exterior lighting shall be provided for the safety and convenience of occupants and visitors. Meets requirement Pedestrian and Bicycle Circulation Pedestrian and bicycle improvements shall be installed in accordance with the City of Arden Hills Comprehensive Plan and the local guiding plan Meets requirement Bicycle Parking Shall be provided at one space for every 20 automobile parking spaces Three bike parking spaces in proposed bike rack, meets requirement Drainage/Water Management Plan Stormwater management plans shall comply with Rule C: Stormwater Management Plans of the Rice Creek Watershed District Rules. Subject to review and approval by RCWD The Applicant describes the proposed exterior building materials as high quality, durable, and sustainable materials in keeping with the intent of the Design Standards. When discussed at the City Council Work Session, Council members were in support of the proposed materials as meeting the code requirements. A materials board will be available for review, and the Applicant notes that a similar building may be found at 5075 Central Ave NE in Columbia Heights. The proposed building materials would be 89.7 percent preferred materials, and the front elevation would be comprised of 50.9 percent transparent windows or doors. The building is designed with a front setback of approximately 91 feet, which does not comply with the standard that at least 50 percent of the largest building on site shall be constructed at the front setback line. The Applicant states that this placement was selected to allow for smooth traffic circulation for the drive-up window and customer access without congestion in and around the adjacent parking area. This design requires flexibility from the building location design standard. As referenced in the Landscaping section above, there is conflicting information about whether the proposal will provide the required number of trees along the right-of-way with Lexington Page 10 of 15 Avenue. One tree for every 40 feet of right-of-way is required in the B-3 Zoning District. Staff finds that it should be feasible for the Applicant to provide four to five trees to meet this requirement or to show that existing trees meet this requirement. A condition of approval references that the Applicant shall update landscaping plans to address the number of trees along the right-of-way. The Applicant provides signage details which are evaluated later in this report. No site furnishings are proposed with the project given the site constraints and the proposed use. There is a trash enclosure with a door at the west elevation of the building, and the enclosure materials match the building exterior. The application submission includes a traffic study and photometric plan which address the traffic and exterior lighting implications for the site. Pedestrian and bicycle improvements are included in the site plans which also show a bike rack with three bicycle parking spaces. The proposed bike rack meets the minimum requirement of two (2) parking spaces with one bicycle parking space for every twenty (20) automobile parking spaces. The Applicant states that 21 parking spaces are available on the site. Fourteen parking spaces are required for the 3,276 square feet of business & professional office floor area. The site will share parking with the Cub Foods and Shannon Square Shopping Center businesses. The subdivision and proposed development of the Subject Property will result in 44 fewer parking spaces than exist today. The parking evaluation continues in the section below. 6. Section 1325.06 – Requirements for Parking, Loading and Circulation – Flexibility Requested Parking is subject to the requirements established in Section 1325.06 for parking and traffic circulation. The submitted plans show the proposed parking areas and traffic circulation on site. The Zoning Code requires a minimum parking setback of five (5) feet from any side or rear lot lines and 20 feet from the right-of-way property line with any public road. The table below evaluates parking space setbacks: Table 5: Minimum parking space setbacks Property Line Required Parking Setback Proposed North (side lot line, shared with Cub Foods) 5 feet 0 feet; flexibility requested for common lot line South (side lot line, shared with Shannon Square) 5 feet 0 feet; flexibility requested for common lot line East (Lexington Avenue right-of-way) 20 feet 16 feet, existing condition, flexibility requested West (rear lot line, shared with Cub Foods) 5 feet 16 feet; meets requirement The proposed parking is located to the east and south of the proposed building. The applicant requests flexibility from three of the four standard setback(s) for the new parcel. For the North and South side lot lines, the Applicant seeks to establish a zero setback. The Zoning Code allows for parking setback requirements to be waived for common lot lines in cases such as this one where parking facilities are shared between adjacent sites. The existing 16-foot setbacks for the East and West lot lines are proposed to be maintained. Flexibility is required to retain the existing 16-foot setback from Lexington Avenue right-of-way. The parking is shared between Page 11 of 15 Cub Foods and Shannon Square Shopping Center. There are 494 existing parking spaces in the shared parking lot. The proposed development will reallocate 66 parking spaces for the construction of the new building and associated parking. The Applicant proposes to provide 21 parking spaces on the new site and add one new space within the Cub Foods parking area. With the redevelopment of the parking area, the total number of shared parking spaces will decrease by 44 spaces. The total required parking for the property is 480 parking spaces based on the sum of the total number of required parking spaces for each use. The proposal will result in 450 parking spaces across the three sites, which does not meet the minimum requirement for all uses. A review of the parking requirements for the three uses on the site is below. Table 6: Review of Parking Requirements Zoning Code Existing Proposed Cub Foods and Shannon Square Shopping Center (approx. 70,000 square feet of retail floor area) 467 parking spaces (One (1) parking space for every 150 square feet) 494 parking spaces 429 parking spaces (-66 existing + 1 new) Proposed: Chase Bank (3,276 square feet of business & professional office floor area) 14 parking spaces (One (1) parking space for every 250 square feet) 0 parking spaces 21 new parking spaces Total 480 parking spaces 494 parking spaces 450 parking spaces Flexibility is required for the proposed shared parking serving Cub Foods, Shannon Square Shopping Center, and the proposed Chase Bank. The Applicant narrative states that the available provided parking is sufficient for Cub Foods and the proposed use. However, the narrative does not include the Shannon Square uses. With the proposed parking of 450 spaces, the Applicant must request flexibility from the parking standards in the Zoning Code. At the July 13, 2026, City Council Work Session, Council members commented that the parking lot for Cub Foods is mostly open and provides more than enough parking for the use. The Planning Commission should consider whether or not flexibility should be granted for parking as it relates to the three different sites. A condition requiring the Applicant to address the parking deficit prior to the issuance of permits has been added for consideration. Plans show directional signage placed throughout the site to assist in site circulation including emergency vehicle maneuvering and areas intended for snow storage. 7. Chapter 12 – Sign Code – Review Required and Flexibility Requested The Applicant’s signage plans show three wall signs, three freestanding directional signs, and one monument sign. The Applicant states that they intend to comply with the requirements of the Sign Code for the development. The Subject Property is located in Sign District 5 and subject to the applicable requirements for permanent and temporary signage. Plans show two matching 36.9-square-foot internally illuminated wall signs for the north and south elevations and a smaller, non-illuminated wall sign for the east elevation. The proposed directional signs are 3.25 feet in height, non-illuminated, with 5.7 square feet of copy area each. The monument sign is internally illuminated, 7.75 feet in height, and has a copy area of 42.2 Page 12 of 15 square feet. The monument has a base of brick veneer similar to the building exterior materials and the total sign area is 96.74 square feet. The property is allowed up to 80 square feet in wall signage and 100 square feet in freestanding signage. With the two 36.9 square foot wall signs, up to 6.2 square feet of signage would be remaining for the described east elevation wall sign. For the proposed directional signs, Planning Commission review and Council approval is required as the plans show more than two directional signs for the site. The Planning Commission may consider the quantity, size, and placement of the proposed directional signs as it relates to the site operations. Flexibility is required for the proposed design and total sign area of the monument sign. The proposed sign meets the type and materials requirements for a freestanding sign but does not meet the requirements that the material of the base must extend at least one-half way up the sides of the sign face and the total area of a freestanding sign shall not exceed 1.5 times the permitted sign copy area of a freestanding sign. The proposed does not include the stone veneer one-half way up the sides of the sign face and the total sign area exceeds the maximum square footage by 32.44 square feet. Flexibility is therefore requested for the proposed signage, or the Applicant should update the plans to meet the requirements in Chapter 12. A condition (#18) requiring the signage meet the requirements of Chapter 12 is included in this memo. 8. 1355.04 – Procedural Requirements for Specific Applications Public hearings are required for CUP and PUD applications. The applicant or its representative shall be given the opportunity to appear before the Planning Commission to answer questions or give explanations regarding the proposal. Upon completion of the public hearing and its study and consideration of the application, the Planning Commission shall submit its written report, containing its findings, conclusions, and recommendations as to the application, to the City Council. Additional Review Building Official The Building Official reviewed the plans and has no additional comments at this time. A Building Permit will be required prior to any construction taking place. Public Works Director/City Engineer The Public Works Director/City Engineer reviewed the plans and provided a memo with comments for the Applicant. The memo is included as Attachment G and draft conditions are included for standard PW/Engineering permit requirements. Fire Marshal The Fire Marshal is reviewing the plans. No additional conditions have been included at this time. Ramsey County Ramsey County is reviewing the plans. No additional conditions have been included at this time. Page 13 of 15 Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: 1. The property located at 3717 Lexington Avenue North is designated for Commercial uses on the 2040 Comprehensive Plan. 2. New building construction or site modification requires the submittal of a Site Plan Review application prior to construction. 3. A PUD application is required for proposals for new construction, redevelopment of a site, and significant modifications to existing sites. 4. The PUD process allows for flexibility from the City’s regulations through a negotiated process with a Developer. 5. The Applicant has proposed a Master and Final Planned Unit Development for the development of one 3,276 square foot retail bank location on the Subject Property. 6. The Master and Final Planned Unit Development generally conforms to the requirements of the City Zoning Code and design standards. 7. Where the plan is not in conformance with the City Code, flexibility has been requested by the Applicant. 8. Flexibility through the PUD process has been requested in the following areas: landscaping, access, building positioning, parking setbacks, parking spaces, and signage. 9. The Applicant has addressed the requests for flexibility as intentional to accommodate the security needs of the proposed bank use. 10. The Applicant states that the modified parking is sufficient for the proposed use and existing use at 3717 Lexington Avenue North. 11. A public hearing for a Master Planned Unit Development, Final Planned Unit Development, and Conditional Use Permit request is required before the request can be brought before the City Council. Options and Motion Language Staff provides the following options and motion language for this case. The Planning Commission should consider providing additional findings of fact as part of the motion to support their recommendation for approval or denial. • Recommend Approval with Conditions: Move to recommend approval of Planning Case 26- 020 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3717 Lexington Avenue North, based on the findings of fact and the submitted plans, as amended by the conditions in the September 9, 2026, Report to the Planning Commission: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the Community Development Director, shall require review and approval by the Planning Commission and City Council. 2. The Master and Final Planned Unit Development approval shall expire one year from the date of City Council approval unless a building permit has been requested or a time extension has been granted by the City Council. The City Council may extend the expiration date of such approval upon written application by the person to whom the approval was granted. Page 14 of 15 3. A violation of any condition set forth in the permit shall be a violation of this Code, and shall be cause for revocation of the permit. 4. A Master and Final PUD Development Agreement shall be prepared by the City Attorney and subject to City Council approval for the Development. The Master and Final PUD Development Agreement shall be fully executed prior to the issuance of building permits. 5. Prior to the issuance of a building permit, the Applicant shall submit updated Landscaping Plans to address inconsistencies in landscaping square footage and trees along street frontage figures. 6. Prior to the issuance of a building permit, the Applicant shall submit a Tree Preservation Plan to satisfy requirements for tree removal and replacement in Section 1325.055. 7. Prior to the issuance of a building permit, a landscape financial security equal to 125% of the cost of the landscaping to be installed on the site shall be submitted. The Applicant must submit a detailed cost estimate for the landscaping so staff can determine the final amount. Landscape financial security shall be held for two full growing seasons. For any landscaping that is not in accordance with the approved landscaping plan at the end of two growing seasons, the Developer shall replace the material to the satisfaction of the City before the guarantee is released. Where this is not done, the City, at its sole discretion, may use the proceeds of the performance guarantee to accomplish performance. 8. Prior to the issuance of a grading permit, all items identified in the August 26, 2026 Engineering Division memo shall be addressed. All comments shall be adopted herein for reference. 9. A Grading and Erosion permit shall be obtained from the city’s Engineering Division prior to commencing any grading, land disturbance or utility activities. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including but not limited to, MPCA, Rice Creek Watershed District, and Ramsey County (i.e ROW or access) prior to the start of any site activities. 10. The final plans shall be subject to approval by the City Engineer, Building Official, and Fire Marshal prior to the issuance of a grading and erosion control permit. 11. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and Community Development Director prior to the issuance of a grading and erosion control permit or other development permits. 12. Upon completion of grading and utility work on the site, a grading as-built and utility as- built shall be provided to the City for review. 13. Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Developer during construction to ensure that sediment and storm water does not leave the project site. 14. The Applicant shall be responsible for protecting the proposed on-site storm sewer infrastructure and components and any existing storm sewer from exposure to any and all stormwater runoff, sediments and debris during all construction activities. Temporary stormwater facilities shall be installed to protect the quality aspect of the proposed and existing stormwater facilities prior to and during construction activities. Maintenance of any and all temporary stormwater facilities shall be the responsibility of the Applicant. 15. All light poles, including base, shall be a maximum of 25 feet in height and shall be shoebox style, downward directed, with high-pressure sodium lamps or LED and flush lenses. 16. All rooftop or ground mounted mechanical equipment shall be hidden from view with the same materials used on the building in accordance with City Code requirements. 17. A separate sign permit shall be required for all signs on the site. 18. Prior to the issuance of sign permits, the Applicant shall submit updated Signage Plans that satisfy the requirements in Chapter 12. Page 15 of 15 19. Any future trash and vacuum enclosures shall utilize gates and be constructed on three sides using the same materials and patterns used on the building. Locations shall be approved by the Planning Department. 20. The Applicant shall be financially responsible for all applicable water and sanitary charges. Rates applied shall be memorialized in the Development Agreement. 21. All disturbed boulevards shall be restored with sod. All areas of the site, where practical, shall be sodded or seeded and maintained. The property owner shall mow and maintain all site boulevards to the curb line of the public streets. 22. The proposed structures shall conform to all other regulations in the City Code. • Recommend Approval as Submitted: Move to recommend approval of Planning Case 26-020 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3717 Lexington Avenue North, based on the findings of fact and the submitted plans in the September 9, 2026, Report to the Planning Commission. • Recommend Denial: Move to recommend denial of Planning Case 26-020 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3717 Lexington Avenue North, 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 of Planning Case 26-020 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3717 Lexington Avenue North: a specific reason and information request should be included with a motion to table. Public Comments Notice was published in the Pioneer Press on August 26, 2026. Notice was prepared by the City and mailed to property owners within 1,000 feet of the subject property. The City has not received any public comments regarding this case. Deadline for Agency Actions The City of Arden Hills received the complete application for this request on August 19, 2026. Pursuant to Minnesota State Statute, the City must act on this request by October 17, 2026 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. With consent of the applicant, the City may extend the review period beyond the initial 120 days. Attachments A. Land Use Application B. Location Map C. Narrative D. Flexibility Narrative E. Civil, Architectural, Sign, and Electrical Plans F. Traffic Study G. City Engineering Memo Location Map 0 0.04 0.080.02 mi 0 0.07 0.130.03 km 1:2,400 Ramsey County Ramsey County MN Subject Property 181 Washingto Street Suite 430 six Tower Bridge – Conshohocken, PA 19428 Main: 484 567 7670 August 19th, 2026 Elena Fransen, AICP Senior Planner City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 Office Phone: (651) 792-7843 efransen@cityofardenhills.org JP Morgan JPMorgan Chase 3717 Lexington Avenue (PC 26-020) CED Project No. 24005068A Subject: Land Use Application, Site Plan Review, and Master and Final Planned Unit Development agreement, and Conditional Use Permit. Greetings, In response to your letter dated August 13th, 2026 as Architect and Engineer of record for the proposed JP Morgan JPMorgan Chase bank branch located immediately adjacent to the Cub Foods location at 3717 Lexington Ave N, Arden Hills, MN 55126, please find the attached revised application and support documents for Site plan review, Conditional use permit and PUD creation.  Site plan / CUP/ PUD Cover Letter. (Revised Digitally Submitted)  Site plan / CUP/ PUD approval package. (Revised Digitally Submitted)  Narrative of requested flexibilities.  Site plan / CUP/ PUD Application. (Previously Digitally Submitted)  Traffic Study (Previously Digitally Submitted  Geotechnical report Previously Digitally Submitted  Materiel finish Board Previously Submitted via FedEx Tracking#8748 4666 5505  Check for application payment Previously Submitted via FedEx Tracking#8748 4666 5505 o Conditional Use = Fee $500 + Escrow $1,500 o Master Planned Unit Development = Fee $600 + Escrow $2,500 o Site Plan Review = Fee $600 + Escrow $1,500 o Final Planned unit Development = Fee $600 + Escrow $1,500 Project No. 23014432A December 15, 2024 Page 2 | 5 CED Response To: Land Use Application Master and Final Planned Unit Development, Conditional Use Permit, and Site Plan Review letter for 3717 Lexington Avenue (PC 26-020) 1. Applicants are required to provide written statement/narrative as part of planned unit development application per appendix a of city code. RE: You will find included in this package a narrative letter outlining our response and interpretation of possible requested flexibilities. 2. Provide tabulation of pertinent site data to aid in the evaluating compliance with zoning requirements. RE: You will find included in this package our revised site civil package including this information. See Revised C200 3. Provide Truck turning movement plan as required as part of conditional unit permit applications section 1325.04 of the city code. Additionally, provide snow storage and maintenance plan. RE: You will find included in this package our revised site civil and architectural package including this information. See supplied C210 4. Provide Lighting plan as part of planned unit Development application per Appendix A of the City Code. RE: You will find included in this package our revised site civil and architectural package including this information. See supplied E5.1 and E5.2. 5. Provide fully developed landscape plan as part of planned unit development application per appendix a of the city code. RE: You will find included in this package our revised site civil and architectural package including this information. See Revised C600R and supplied C700 and C701. 6. Provide fully developed Signage plan as part of planned unit development application per appendix a of the city code. RE: You will find included in this package our revised site civil and architectural package including this information. See supplied A2.5, A2.6, A2.7. 7. Provide fully developed Architectural elevations as part of planned unit development application per appendix a of the city code. RE: You will find included in this package our revised site civil and architectural package including this information. See revised A2.1 and A2.2 for requested table information. Project No. 23014432A December 15, 2024 Page 3 | 5 Project Sope: Project scope includes the construction of a 3,276 SF JP Morgan JPMorgan Chase retail bank building with drive through ATM and night deposit box services. Proposed structure is one (1) story 22’-6” in height. Exterior finishes are a mix of stone Veneer, ACM panel and Nichiha simulated wood siding. Building is to be located in the eastern corner of the existing Cub Foods parking lot. The project includes accessible path of travel to public right of way front store entrance facing Lexington Avenue. Building is of a 5B construction classification. Building will be fully sprinklered per local requiments. Site will require sanitary, storm, water and electric utility connections. No gas service is proposed. Application includes request for removal and replacement of street trees along Lexington ave. Application dose seek to reduce number of plantings and to redistribute the location of the plantings in coordination with site improvements and proposed accessible access ramp from public right of way. Proposed utilities connections. Communications / Data:  (2) 2” inch conduits from the provider point of connection pole / hand hole underground to hand/hole within 5’-0” of building pad. In grade flush-mounted handhole sized per BICSI (building industry consulting service international) or TDMM (telecommunications distribution methods manual) standard for all runs that exceed (2) 90-degree bends to be provided. Electrical:  Ground up standard JPMorgan Chase bank design calls for a 400a, 208/120v, 3-phase, 4-wire electrical service.  System design consists of: o Utility coordination for this electric service including provisions of pad-mount / pole mount utility transformer to be located on site. o Primary conduits from service point to pole mounted or pad mounted utility transformer. o Secondary conduits from the transformer will be stubbed inside the property for JPMorgan Chase to connect to. Secondary conductors and conduit from the transformer to the building's service 400a entrance disconnect. The secondary conductors off the transformer shall be 600kcmil. o Service entrance disconnects planned to be an enclosed circuit breaker and mounted on building exterior. o Service entrance disconnects, meter socket, CTS, and standard JPMorgan Chase panels pp1, pp2, and pp3. o Electrical distribution shall be (1) 400a, 42ckt panel and (2) 225a, 54ckt panels. Panels expected to be rated for 22kaic. Photovoltaics:  Typical JPMorgan Chase location has a 20 kw pv system which will feed back a potential 48 amps to the system. colliers eor shall design for a 100a fused disconnect switch for a future solar array designed by others. Tap box requirements shall be investigated with utility. Project No. 23014432A December 15, 2024 Page 4 | 5 Mechanical:  Standard JPMorgan Chase bank design calls for primary heating and cooling to be provided by a heat recovery VRF system, with ventilation and exhaust supplied by energy recovery ventilator. supplemental baseboard heat may be utilized if conditions require, and a dedicated split system will be utilized for the IT equipment room. Plumbing:  Site will require typical plumbing utilities for JPMorgan Chase bank construction. Water service to be at least 1-1/2" assuming typical combined site irrigation and domestic water with a supplied pressure of 50 gpm. Separate backflow prevention will be required for each. sanitary service size of at least 4" required for typical JPMorgan Chase bank plumbing. Storm:  Standalone JPMorgan Chase bank design for tie in of JPMorgan Chase storm drainage system is to be routed from building to existing drainage structures routed through parking lot. Typical connection size is 6", though rainfall conditions may allow for 4" line to serve this location. Responses to questions posed at City Council Concept plan review July 13th, 2026:  Storm line connection how and where?  RE: See attached Utility plan showing modification to exiting connection and routing to exiting storm system.  For Cold water connection are you tapping off Cub foods main or proposing new connection?  RE: We intend to tap off exiting 8” main with a 1 ½” line see attached Utility plan.  Could water connection affect CUB Foods water and fire suppression in any way?  RE: Existing system is deemed sufficient in size for this connection.  At the CUB and JPMorgan Chase intersection how will you deal with this corner?  RE: Existing corner for right hand turns into JPMorgan Chase Bank site has been enlarged to allow for improved traffic flow. Directional signage is being added at this corner to navigate customers through the turn as well as indicate point of entry.  Traffic circulation during construction.  RE: See C310. During construction traffic will be directed to enter the site from grey fox Rd. The trucks will then proceed around the perimeter of the parking lot and enter the JPMorgan Chase designated construction area from the north. The truck will then be directed to exit the JPMorgan Chase construction site from the West and exit out onto Lexington Ave.  Construction schedule and timing. Please provide rough estimate based on current schedule for start and duration.  RE: 220 Day duration from building permit / site possession to open. Present open date target January 2028. This could move to a 2027 open should site possession and permit move up.  Are we proposing painting curb between DT and parking:  RE: Typically, we do not paint these types of island curbs. Island is of sufficient depth to be seen 1’- 6” wide. Project No. 23014432A December 15, 2024 Page 5 | 5  What are the planned hours of Bank operation here? o Monday–Friday: 9:00 AM – 5:00 PM o Saturday: 9:00 AM – 1:00 PM o Sunday: Closed o ATM: Open 24 Hours  Can you clearly define where shared parking is and where JPMorgan Chase designated parking is.  RE: There is no present language in the lease for JPMorgan Chase bank dedicated parking. Parking is shared.  Are spots inside JPMorgan Chase lot open to CUB customers using off hours?  RE: Yes.  How many employees?  RE: 4 to 6.  Snow removal plan?  RE: CED Team is working with LL facility team to update existing strategies.  Council also wanted to see more information related to building articulation, finishes, signage and expressed desire to see an elevated design for the west elevation.  RE See attached Please feel free to call with questions or concerns. Respectfully Submitted, Daniel McAuley Senior Designer | Architecture daniel.mcauley@collierseng.com Direct: 484 567 7670 | Cell: 267 614 6322 | Main: 877 627 3772 181 Washington Street Suite 430 Six Tower Bridge | Conshohocken, Pennsylvania 19428 181 Washingto Street Suite 430 six Tower Bridge – Conshohocken, PA 19428 Main: 484 567 7670 August 19th, 2026 Elena Fransen, AICP Senior Planner City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 Office Phone: (651) 792-7843 efransen@cityofardenhills.org JP Morgan JPMorgan Chase 3717 Lexington Avenue (PC 26-020) CED Project No. 24005068A Subject: Land Use Application, Site Plan Review, and Master and Final Planned Unit Development agreement, and Conditional Use Permit. Greetings, As the Architect and Engineer of record for the proposed JP Morgan JPMorgan Chase bank branch located immediately adjacent to the Cub Foods location at 3717 Lexington Ave N, Arden Hills, MN 55126, please find the attached Flexibility Narrative related to the Land Use Application Master and Final Planned Unit Development, Conditional Use Permit, and Site Plan Review 3717 Lexington Avenue (PC 26-020) Applicants are required to provide written statement/narrative as part of planned unit development application per appendix a of city code. The following items have been identified as possible flexibility’s JPMorgan Chase will be seeking with approval of the project Site plan / CUP/ PUD. 1325.04 Additional Minimum Requirements for Drive-In Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations. Subd. 1 Location. A. Proximity to Schools, Churches, Public Recreational Areas and Residential Lots. No drive-in business, drive-up window, or fast-food restaurant shall be located on a site that is within four hundred (400) feet of a public, private or parochial school, a church, a public recreation area, or any residentially zoned property. Proposed Site is within 400 feet of a church and residential. RE: This statement is accurate and is the nature of the site. In our professional opinion this both comes from the desire to centralize services for communities but also comes from a change in direction from an earlier time where parking fields were created to handle massive crowding. Given today's trend towards online delivery services many shopping centers have highly unused parking areas. Projects like this provide an opportunity to reduce hard-scaping and bring more centralized services to the community. Given the existing conditions (existing drive-through service at both the adjacent CUB foods and Caribou Coffee) the addition of a bank with a proposed drive through ATM at Project No. 23014432A December 15, 2024 Page 2 | 6 this location poses no issue to the adjacent church and residential area East of our location. A traffic study has been provided showing the anticipated impact to the site. 1325.04 Additional Minimum Requirements for Drive-In Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations. Subd. 1 Location. B. Proximity to Other Establishments. In any Business Zoning District, no drive-in business, drive-up window, or fast-food restaurant shall be located on a site that the proximity of the boundaries of another one is determined by the City Council through the PUD process to be incompatible with the area in which it the proposed use is to be located. A drive-in business, drive-up window, fast food restaurant, and automobile service station may be limited in proximity as deemed appropriate by the City Council so as not to unreasonably interfere with adjacent and nearby uses. Proposed Site Adjacent to other drive-up windows (Cub and Caribou Coffee) RE: This statement is accurate and is the nature of the site. It should be stressed that JPMorgan Chase is not offering a drive-up teller window. This is solely a drive-up night deposit and ATM provided for both daytime and after-hour services. Unlike traditional food service drive-throughs the transaction time for drive-up ATM is significantly less. The national average for fast-food drive-thru transactions is about 4 to 5.5 minutes per car from ordering to receiving food, while a bank ATM Transaction takes only 1 to 2 minutes to withdraw or deposit cash. Given the existing conditions (existing drive-through service at both the adjacent CUB foods and Caribou Coffee) the addition of a bank with a proposed drive through ATM at this location poses no significant impact on the site and adjacent traffic conditions. A traffic study has been provided showing the anticipated impact to the site. Access - Site plan Design: It was stated in our concept plan review that the city typically requires 2 points of access to any new development from adjacent public streets. While a specific code section could not be identified, our team would provide the following in response. RE: This statement again is an accurate one. The proposed JPMorgan Chase Bank development is proposed within the confines of the existing shopping center with two existing points of access. The main entry for the shopping center is off Lexington Ave. North. There is a secondary point of access off Grey Fox Rd. It is our professional opinion given the nature of the existing condition any additional points of access to public streets would prove technically infeasible and would also cause undue congestion throughout the existing condition. It should be noted a traffic study has been provided and that the addition of the bank with an ATM and night deposit box drive up would not negatively impact current site circulation and traffic patterns. It was stated in our concept plan review that in the case of new developments, access through shared parking lots can be of concern. While a specific code section could not be identified, our team would provide the following in response. RE: This statement again is an accurate one and is the nature of the selected site. JPMorgan Chase intends to provide directional signage as well as traffic control signage to ensure proper customer safety and circulation throughout the JPMorgan Chase site as well as our access to adjacent parking area. Project No. 23014432A December 15, 2024 Page 3 | 6 City of Arden Hills Chapter 13 Zoning Code / Subd. 8 Additional Design Standards for New Development / 1. At least fifty percent (50%) of the largest building on each site shall be constructed at the front setback line. Proposed JPMorgan Chase plan shows a front setback line from Lexington Avenue of 91 feet. RE: Placement of the building on the site was designed to allow for smooth traffic circulation for the ATM drive up and customer access to JPMorgan Chase site without undue congestion in and around adjacent parking field. JPMorgan Chase intends to provide directional signage as well as traffic control signage to ensure proper customer safety and circulation throughout the JPMorgan Chase site as well as our access to adjacent parking area. City of Arden Hills Chapter 13 Zoning Code / Landscaping and design standards for landscaping sections 1325.04 and section 1325.05 RE: Based on our review and understanding of the applicable landscaping and design standards for this location as well as taking into consideration overall area of site construction for both building and stormwater improvements the following flexibilities are being requested. Caliper and Inches  Requirement relating to the caliber inches and number of trees: o Required Code indicates that a total of 8 trees are required in the following caliper (C) (4) trees at 2” to 3” (C) / (3) trees at 3.5” to 4” (C) /(1) tree at 4 ½” to 6” (C). VS o Proposed a total of 6 trees in the following caliper (C) (4) trees at 2” to 3” (C) / (2) trees at 3.5” to 4” (C) /(0) trees at 4 ½” to 6” (C). Planting Islands  Parking islands shall occupy at least 10% of the parking area, be at least 150 square feet, and contain at least one tree per island. Under this requirement 2 trees would be required. JPMorgan Chase has provided island planting areas totaling 970 S.F. or 11.3% of the total Chase portion of the parcel bur are requesting flexibility in the omission of the two required trees. Justification for above requests: Good faith effort has been made to provide a variety of installed tree sizes and plantings based on size availability and tree species In to meet the general purpose and intent of the city code. We feel the proposed site plan and improvements serve a public interest from not only the visual impacts and improvements to the current site conditions but more importantly from a safety and security standpoint the requested number and density of trees along the street front and parking area next to the JPMorgan Chase will block visibility to the branch increasingly as the landscape matures. The required landscape in the code will promote unsafe security conditions for our customers and employees. JPMorgan Chase consistently remains at the forefront of the consumer and community banking arena on identifying, assessing, and implementing tools and resources to protect our customers, employees, and assets. Overall, our security strategy is founded at the national level to ensure common demonstrated effectiveness and uninterrupted monitoring and response. A suite of standard security measures, which align with established Crime Prevention Through Environmental Design (CPTED) methodologies, are complemented with additional deterrent measures identified post completion thorough risk assessment of each location and surrounding area. Project No. 23014432A December 15, 2024 Page 4 | 6 In reference to landscape design, our security requirement at JPMorgan Chase retail banking facilities is to maintain a low-profile, minimal maintenance strategy on landscaping in/around the property and specifically branch entrances/exits, drive ups and ATM locations. More open visibility to our branches results in safer conditions and lower crime. With adherence to generally accepted CPTED practices, we ensure landscaping, including trees, shrubs, flowers, and bushes, around the building exterior are designed to provide open visibility, and our landscape is properly trimmed and managed to prevent blocking of windows and doors, and to avoid creating possible areas of concealment. JPMorgan Chase would like to work with your group and with the City to ensure safer landscape solution for the proposed JPMorgan Chase Bank pad. We would very much like to have a JPMorgan Chase branch in this center and believe it would be a great asset to the neighborhood provided we can make it a safe and secure environment for everyone. City of Arden Hills Chapter 13 Zoning Code / Snow storage section 1325.04 / C. Snow Storage. Adequate area shall be designed for snow storage such that clear visibility shall be afforded from the property to any public street. RE: JPMorgan Chase is working with local facilities team, landlord, and Cub Foods to finalize details for snow maintenance and storage. An initial concept plan has been provided for review and comment sheet A2.7 City of Arden Hills Chapter 13 Zoning Code / Screening 1325.04 / D. Screening. A suitable screening fence shall be erected along all property lines except those which are also public right-of-way lines. Said fence shall be of a type and design approved by the Council. Planting of a type approved by the Council may also be required in addition to or in lieu of fencing. RE: From a safety and security standpoint, JPMorgan Chase strongly objects to a screening fence along all the internal property lines from the proposed Chase pad facing adjacent parking and CUB Foods. Installation of said fence or landscaping will create tremendously unsafe conditions for our customers and employees. JPMorgan Chase consistently remains at the forefront of the consumer and community banking arena on identifying, assessing, and implementing tools and resources to protect our customers, employees, and assets. Overall, our security strategy is founded at the national level to ensure commonly demonstrated effectiveness and uninterrupted monitoring and response. At any given location a suite of standard security measures, which align with established Crime Prevention Through Environmental Design (CPTED) methodologies, are complemented with additional deterrent measures identified. A post-completion thorough risk assessment of every location and surrounding area is completed as a part of our process. Our security requirements at JPMorgan Chase retail banking facilities include open visibility to our branches which results in safer conditions and lower crime. Project No. 23014432A December 15, 2024 Page 5 | 6 City of Arden Hills Chapter 13 Zoning Code / I. Signs. / 1. Business signs shall be architecturally compatible with the style, materials, colors and details of the building. Signs shall be incorporated into the façades of the buildings rather than extending past the roof line and should not project more than twelve (12) inches beyond the plane of the façades. Retail business wall signs shall be located in a position above the front window that is located consistently among stores. (revised 11/25/13). 2. All other provisions in Chapter 12, Sign Code, shall apply. RE: In review of the above code and provisions we believe that the outlined signage package revised in this response and detailed on sheets a 2.5 and a 2.6 are in compliance with the allowable areas, construction, & types permitted by code. JPMorgan Chase Has also included directional signage for the wayfinding and safety of its customers. City of Arden Hills Chapter 13 Zoning Code / Site furnishings and seating areas section 1325.05 / J. Site Furnishings and Seating Areas. / 1. Site furnishings shall be provided based on the scale of the project. The site furnishings may be spread out on the site or clustered to provide a more formal area. Placing site furnishings near landscaped areas is encouraged. These areas may be shared by multiple tenants on a property or adjacent properties and may include tables, chairs, benches, plantings, and other outdoor amenities such as a plaza. 2. Benches and decorative plantings shall be provided near the primary entrance of all buildings on a site. RE: It is our professional opinion, given the overall size, location and scale of the JPMorgan Chase Bank pad the inclusion of site furnishings or an outdoor seating area would be technically impractical. Providing a seating area outside the branch also poses securities concerns as it creates a place for potential criminal elements to loiter adjacent to bank staff and customers. It is worth noting JPMorgan Chase is Providing the following site element improvements as part of their proposed development:  A bike rack  An ADA compliant Path of travel connection to the public right of way along Lexington Ave. It was noted in the review letter issued 08/13/2026 from the City of Arden Hills that an applicant written statement /narrative Is required and that said narrative needs to sufficiently reflect all flexibility requests through the PUD process including but not limited to parking for the proposed JPMorgan Chase Bank Cub Foods and Shannon square shopping center. RE: Based on our review of the proposed JPMorgan Chase development and the applicable Arden Hills zoning requirements, we do not believe the project creates a deficiency in required parking. The proposed JPMorgan Chase bank is approximately 3,300 square feet. That would require a minimum of fourteen (14) parking spaces based on the B3 zone. The proposed site plan provides twenty-one (21) parking spaces immediately adjacent to the JPMorgan Chase building, including one ADA- accessible space. We recognize that the proposed development will remove several existing parking spaces from the larger commercial development. However, the remaining CUB Foods property will continue to provide the minimum parking required for that use. The CUB Foods building is approximately 68,335 square feet and will retain 281 spaces, which is more than the required 274 parking spaces following the proposed JPMorgan Chase development. Project No. 23014432A December 15, 2024 Page 6 | 6 Accordingly, the proposed development does not appear to result in either: 1. a parking deficiency for the JPMorgan Chase use; or 2. a deficiency in the required parking serving the remaining CUB Foods development. Therefore, we do not believe a flexibility request is necessary as a result of an insufficient number of parking spaces. If the City is requesting a flexibility request, we would appreciate clarification as to the specific zoning standard from which the proposed JPMorgan Chase development is being considered a deviation. Building Design: City of Arden Hills Chapter 13 Zoning Code / Subd. 8 Additional Design Standards for New Development / D. Building Materials. Buildings shall be constructed of materials that are enduring, timeless, and well- detailed. Other new materials of equal quality to those listed may be approved by the Community Development Department. It was stated in our concept plan review that stone veneer and simulated wood fiber cement panel requires approval as acceptable materials. RE: JPMorgan Chase bank prides itself in using high level, durable and sustainable finish materials. A Finish sample board has been supplied for reference and clarity. AHJ members wishing to see a similar building recently constructed firsthand may visit the 5075 Central Ave NE, Columbia Heights, MN 55421 branch. It is our professional opinion that the high-level standard finishes including in this project meet the standards expressed in the city of Arden Hills zoning code requirements. Please feel free to call with questions or concerns. 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SETBACKLEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY)EDDDDBBAAAAA49.5' HIGHWAY EASEMENTPER DOC. 2312972HIGHWAY EASEMENTPER DOC. 4828542TEMPORARY EASEMENT PER DOC. NO. 4802695ACCESS EASEMENT PER DOC. NO. 3569338AS CORRECTED BY DOC. NO. 3771226PARCEL 2ACCESS EASEMENT D2 PER DOC. NO. 3569338AS CORRECTED BY DOC. NO. 3771226(PARCEL 2)EXCEPTION PARCEL 130.0'ACCESS EASEMENTCFGGHHHHHHHHH0204060 FT1" = 20' SCALE BARSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC050 - DEMOLITION PLANorgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C050 - DEMOLITION PLAN.dwg\C050 DEMOLITION PLAN By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER61593KEY NOTES:A. REMOVE EXISTING ASPHALTB. REMOVE EXISTING CURB ANDGUTTER TO THE NEAREST JOINTC. REMOVE EXISTING CART CORRALD. REMOVE EXISTING LIGHT POLEE. UNDERGROUND ELECTRIC TO BEABANDONED OR REMOVED, REFERTO ELECTRICAL DRAWINGSF. REMOVE EXISTING SIGNG. REMOVE EXISTING STORM SEWER AND/OR STRUCTUREH. REMOVE EXISTING TREEDEMOLITION NOTES:1. APPURTENANCES DESIGNATED FOR DEMOLITION SHALL NOTBE DISTURBED BY THE CONTRACTOR UNTIL FURNISHED WITHNOTICE OF POSSESSION AND APPROVAL TO PROCEED FROMOWNER AND ACQUISITION OF ALL APPROPRIATE CONTRACTS.THE CONTRACTOR SHALL COORDINATE THE SCHEDULE WITHEXISTING TENANTS AND ADJACENT PROPERTY OWNERS.FOUNDATIONS, SLABS, ALL UNDERGROUND STRUCTURES, ANDUTILITIES DESIGNATED FOR REMOVAL SHALL BE REMOVEDENTIRELY UNLESS OTHERWISE NOTED. AREAS TO BE BACKFILLED IN ACCORDANCE WITH GEOTECHNICAL REPORT.2. CONTRACTOR IS SOLELY RESPONSIBLE FOR ANY DAMAGE TOEXISTING UTILITIES THAT ARE INTENDED TO PROVIDE SERVICEWHETHER SHOWN ON THE PLANS OR NOT.3. CONTRACTOR TO VERIFY THAT ALL UTILITIES HAVE BEENABANDONED OR PROPERLY SHUTOFF PRIOR TO EXCAVATION.4. EXISTING UTILITIES AND TOPO LOCATIONS ARE BASED ON THEBEST AVAILABLE INFORMATION. THE CONTRACTOR ISRESPONSIBLE FOR VERIFYING ALL EXISTING UTILITY LOCATIONS.5. PRIOR TO INITIATING DEMOLITION WORK, THE CONTRACTORSHALL DEVELOP A DIGITAL PHOTOGRAPH AND/OR VIDEORECORD OF THE EXISTING STRUCTURES AND SURROUNDINGPROPERTIES. THE RECORD SHALL INCLUDE CONDITIONS OFEXISTING STREETS AND ADJACENT PROPERTIES. ONE COPY OFTHE PHOTOGRAPH AND/OR VIDEO RECORD SHALL BEPROVIDED TO THE OWNER.6. ALL DEBRIS FROM DEMOLITION, NOT BEING REUSED, SHALL BEHAULED OFF SITE AND DISPOSED OF BY LEGAL MEANS.7. CONTRACTOR SHALL ERECT AND MAINTAIN TEMPORARYFENCE, 6 FOOT MINIMUM HEIGHT, FOR THE DURATION OF ALLDEMOLITION PHASES.8. CONTRACTOR SHALL NOT RESTRICT ACCESS TO ADJOININGPROPERTIES DURING DEMOLITION OR CONSTRUCTION.ACCESS SHALL BE MAINTAINED SO AS NOT TO INTERRUPTNORMAL OPERATIONS OF ADJACENT FACILITIES.9. CONTRACTOR SHALL NOT ALLOW ANY UTILITY OR SERVICESTO THE NEIGHBORING PROPERTY(S) TO BE INTERRUPTEDWITHOUT THE EXPRESSED WRITTEN PERMISSION OF THERESPECTIVE OWNERS. THE CONTRACTOR IS RESPONSIBLE TOMAINTAIN ALL UTILITY SERVICES TO THE NEIGHBORINGBUILDINGS. IF IT IS NECESSARY FOR CONNECTIONS TO BEINTERRUPTED, THE CONTRACTOR IS RESPONSIBLE TO PROVIDETEMPORARY SERVICES (I.E.. GENERATORS, PORTABLE GASTANKS, ETC.). THE CONTRACTOR IS RESPONSIBLE TOCOORDINATE ALL UTILITY ABANDONMENT AND REMOVALWITH THE RESPECTIVE UTILITY COMPANIES.10. WORK CANNOT OCCUR OUTSIDE OF THE DEMOLITION LIMITSWITHOUT PRIOR CONSENT OF OWNER, ADJACENT OWNER,AND LOCAL JURISDICTION.11. EROSION CONTROL PRACTICES MUST BE IN PLACE ANDMAINTAINED DURING DEMOLITION.ASITE LEGEND:AAC050DEMOLITION PLAN C.O.LEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY) PARCEL 3 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-0015 PARCEL 1 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-001349.5' HIGHWAY EASEMENTPER DOC. 2312972HIGHWAY EASEMENTPER DOC. 4828542TEMPORARY EASEMENT PER DOC. NO. 4802695ACCESS EASEMENT PER DOC. NO. 3569338AS CORRECTED BY DOC. NO. 3771226PARCEL 2ACCESS EASEMENT D2 PER DOC. NO. 3569338AS CORRECTED BY DOC. NO. 3771226(PARCEL 2)EXCEPTION PARCEL 1ACCESS EASEMENTDRIVEUP ATMTHRUONLYPROPOSED ± 3276 SQ. FT.FF = 933.5'29.0'8.1'18.0'24.0'18.0'40.3'7.0'7.0'9.0'9.0'9.0'9.0'12.0'12.0'1.5'18.0'9.0'54.6'50.0' BUILDING SETBACK20.0' LANDSCAPE SETBACK20.2'20.0' LANDSCAPE SETBACK22.0'19.0'24.0'5.0'3.4'6.0'3.4'LEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY)3.5'AAAACCCBBFFFEEEDDDDDGHIIKLMNOOPP11573RSUV5.5'R10.0'R10.0'R9.0'R25.0'R50.0'R5.0'R5.0'R9.0'WTXXXXXXXXXXQQQCR5.0'5.0'SITE DATA:ZONING:SITE : B-3 SERVICE BUSINESS DISTRICTNORTH : B-3 SERVICE BUSINESS DISTRICTEAST : B-3 SERVICE BUSINESS DISTRICTWEST : B-3 SERVICE BUSINESS DISTRICTSOUTH : B-3 SERVICE BUSINESS DISTRICTLAND USE:SITE: VACANT PROPERTY (EXISTING)CHASE BANK (PROPOSED)SETBACKS:FRONT: 50' BUILDINGREAR: 20' BUILDINGSIDE: 20' BUILDINGSIDE YARD INTERIOR-ACCESSORY: 10' BUILDINGLANDSCAPING: 20' FROM LOT LINE, EXCEPT FROM APPROVED ACCESS DRIVEBUILDING HEIGHT: 35' ALLOWEDPARKING:REQUIRED: 1 SPACE FOR EACH 250 SQ. FT. OF GROSS FLOOR AREA.TOTAL: 14 SPACES2 ADA SPACES FOR 26 TO 50 TOTAL PARKING SPACESPROVIDED: 38 REGULAR SPACES2 ADA SPACESNUMBER OF PARKING SPACESKEY NOTEA12A0204060 FT1" = 20' SCALE BARC200SITE PLANSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC200 SITE PLANorgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C200 SITE PLAN.dwg\C200 SITE PLAN By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER61593SITE LEGEND:KEY NOTES:A. STANDARD PAVEMENT SECTION. SEE DETAIL A3 ON SHEET C700.B. CONCRETE PAVEMENT SECTION. SEE DETAIL A1 ON SHEET C700.C. CONCRETE SIDEWALK. SEE DETAIL A2 ON SHEET C700.D. BARRIER CURB. SEE DETAIL A5 ON SHEET C700.E. CONCRETE CURB AND GUTTER. SEE DETAIL A4 ON SHEET C700.F. CONCRETE SIDEWALK TURNDOWN. SEE DETAIL A6 ON SHEET C700.G. ADA STRIPPING AND SIGNAGE. SEE DETAIL B1 ON SHEET C700.H. ADA FLARED CURB RAMP. SEE DETAIL C1 ON SHEET C700I. PROPOSED STOP / DO NOT ENTER SIGN.J. DUMPSTER ENCLOSURE. SEE CHASE STANDARD NOTES ON A0.4.K. BIKE RACK. SEE DETAIL B4 ON SHEET C700.L. DETACHED DRIVE-UP HEADACHE BAR. SEE DETAILS A1 AND A2 ON SHEET C701.M. CROSSWALK STRIPING (TYP.). SEE DETAIL B3 ON SHEET C700.N. LINEAR CURB RAMP. SEE DETAIL C1 ON SHEET C700.O. DETECTABLE WARNING DEVICE. SEE DETAIL C2 ON SHEET C700.P. PROPOSED BOLLARD. SEE DETAIL B2 ON SHEET C700.Q. DIRECTIONAL SIGN. SEE A2.5 FOR DETAILS.R. CONCRETE ISLAND.S. ELECTRICAL TRANSFORMER PAD.T. SAND FILTER/DETENTION SYSTEM.U. PROPOSED MONUMENT SIGN. SEE A2.5 FOR DETAILS.V. PROPOSED STOP SIGN.W. PROPOSED HANDRAIL. SEE DETAILS D1-D3 ON C700.X. PROPOSED LIGHT POLE. SEE DETAIL B2 ON SHEET C701. REFER TO ELECTRICALPLANS FOR EXACT LOCATION.TYPE OF AREAAREA IN SQUAREFEETPERCENTAGE OFTOTAL PROPERTYAREATOTAL PROPERTY AREA21,496n/aBUILDING AREA3,27615.20%PARKING LOT AREA13,55063.00%WALKWAYS/PATIO AREAS2,0429.50%LANDSCAPE AREAS2,62812.30%ddikl C.O.LEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY) PARCEL 3 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-0015 PARCEL 1 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-0013 DRIVEUP ATMTHRUONLYPROPOSED ± 3276 SQ. FT.FF = 933.5'29.0'24.0'18.0'12.0'12.0'22.0'24.0'LEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY)0204060 FT1" = 20' SCALE BARC210TRUCK TURNING PLANCSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC201 TRUCK TURNING PLANm\files\PROJ\Client\J\JP Morgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C201 TRUCK TURNING PLAN.dwg\C210 By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER61593SSSSSSSSSSS TTTTTTTTTTTTTTTTTTTTTAAAAAAAAAAAAAAAAAAAAAAAAAAAATTTTTTTTTTTTTTTTTTTTEOFMINNESOOOOOOOOOOOOOOOOTTTTTTTTTTTTTTTTTTTTTAENGINEER6159311615555561566616155555566666111666 C.O.LEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY) PARCEL 3 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-0015 PARCEL 1 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-0013 DRIVEUP ATMTHRUONLYPROPOSED ± 3276 SQ. FT.FF = 933.5'934932932931933933933932932932933932934933932931931930932933934933932 932933934933932931931931932933934TC=933.24BC=932.74TC=933.24BC=932.74TC=933.18BC=932.68TC=933.25BC=932.75TC=933.37BC=932.87TC=933.37BC=932.87TC=933.36BC=932.86TC=933.15BC=932.65TC=933.01BC=932.51TC=933.04BC=932.54TC=933.04BC=932.54HP=932.53TC=933.29BC=932.79TC=933.23BC=932.73TC=933.50BC=932.61TC=933.50BC=932.61TC=933.06BC=932.56TC=932.92BC=932.42TC=932.64BC=932.14TC=932.63BC=932.13TC=932.49BC=931.99TC=932.97BC=932.47TC=933.49BC=932.99TC=933.82BC=933.32TC=933.79BC=933.29TC=933.51BC=933.01TC=932.88BC=932.38TC=932.79BC=932.29TC=931.38BC=930.88TC=930.41BC=929.91TC=934.12BC=933.62TC=932.08BC=931.58932.60933.39933.39933.16933.28933.32933.35933.31933.44933.41932.68932.68932.64932.50932.54932.66932.52932.89932.89TC=933.26BC=932.76TC=933.33BC=932.83TC=932.50BC=932.00TC=932.24BC=931.74TC=932.61BC=932.11TC=933.00BC=932.50TC=933.50BC=933.00EG=934.22EG=933.51EG=933.00EG=932.00EG=931.00EG=930.85EG=930.85EG=929.97EG=930.01EG=929.99EG=930.00EG=933.38EG=933.43EG=932.74EG=933.13EG=932.57EG=933.25EG=933.21EG=933.59EG=933.61EG=933.65EG=934.16EG=933.39EG=933.42HP=933.36HP=933.23931EG=931.58933TC=933.24BC=932.74933.30933.30933.28933.27933.13933.18TG=931.79932-3.25%-1.34%-8.30%-1.36%-0.92%-1.57%-2.46%-1.57%-4.26%-1.97%-1.03%-2.04%-3.31%-1.58%-7.57%-1.72%-1.25%-3.28%-2.54%-3.69%-0.54%-1.82%-5.45%-10.51%-36.22%-1.53%-1.41%TG=931.34TG=931.90TG=929.91TG=932.42TC=933.01BC=932.51HP=933.25TG=929.99TG=931.86TC=933.21BC=932.71-2.95%GRADING NOTES1. REFER TO EROSION AND SEDIMENT CONTROL PLAN FOR REQUIREDEROSION AND SEDIMENT CONTROL MEASURES.2. CONTRACTOR SHALL BE RESPONSIBLE FOR THE MAINTENANCE ANDREMOVAL OF TEMPORARY SEDIMENTATION CONTROLS. EROSIONCONTROL MEASURES SHALL NOT BE REMOVED BEFORE VEGETATION HASOCCURRED COMPLETELY.3. ALL SILT FENCE TO BE REPLACED WHENEVER THEY BECOME CLOGGEDOR INOPERABLE AND SHALL BE REPLACED AT A MINIMUM OF EVERY 3MONTHS.4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR RESTORATION OFTOPSOIL TO ALL DISTURBED AREAS. IT IS THE CONTRACTOR'SRESPONSIBILITY TO MAINTAIN EROSION CONTROL MEASURES AT ALLTIMES.5. SILT FENCE, JUTE MESH, AND/OR EROSION CONTROL BLANKETS WILL BEUSED ON STEEP SLOPES AND WHEREVER NECESSARY TO CONTROLEROSION AND SILTATION OF EXISTING DRAINAGE SYSTEMS AS ORDEREDBY THE ENGINEER OR SPECIFIED ON PLANS.6. THE CONTRACTOR SHALL DESIGNATE A MEMBER OF HIS/HER FIRM TO BERESPONSIBLE TO MONITOR EROSION CONTROL, EROSION CONTROLSTRUCTURES, TREE PROTECTION AND PRESERVATION THROUGHOUTCONSTRUCTION.7. ALL DISTURBED AREAS SHALL BE PROTECTED FROM EROSION EITHER BYMULCH OR TEMPORARY SEEDING WITHIN 2 WEEKS OF DISTURBANCE.8. ALL SITE GRADING MUST BE PERFORMED TO INSURE POSITIVE DRAINAGEACROSS THE ENTIRE SITE, THROUGHOUT THE PERIOD OFCONSTRUCTION AND AFTER PROJECT COMPLETION.9. ALL SEDIMENTATION AND SOIL EROSION CONTROL MEASURES SHALL BECONSTRUCTED PRIOR TO THE COMMENCEMENT OF SITE GRADING ANDMUST CONFORM TO PART 91 OF ACT 451 OF THE PUBLIC ACTS OF 1994AS AMENDED. ALL APPLICABLE PERMITS SHALL BE OBTAINED BEFOREIMPLEMENTING THESE MEASURES. THE CONTRACTOR SHALL BERESPONSIBLE FOR MAINTAINING THE SEDIMENTATION AND SOILEROSION CONTROL MEASURES THROUGHOUT CONSTRUCTION.10. IN GENERAL, EARTHWORK AND PAVEMENT CONSTRUCTION SHOULD BEPERFORMED IN ACCORDANCE WITHE THE LATEST MINNESOTA DOTSTANDARD SPECIFICATIONS FOR CONSTRUCTION UNLESS OTHERWISENOTED.11. REMOVE ANY EXISTING TOPSOIL, ORGANIC SOILS, UNSUITABLE FILL,VEGETATION, TREES AN OTHER DELETERIOUS MATERIALS TO EXPOSETHE SUBGRADE SOIL, TREE ROOTS SHOULD BE COMPLETELY REMOVED.12. EXCAVATE TO THE DEPTH OF THE FINAL SUBGRADE ELEVATION TOALLOW FOR GRADE CHANGES AND THE PLACEMENT OF THERECOMMENDED PAVEMENT SYSTEM.13. ON SITE FILL MATERIAL CAN BE USED IF THE SPECIFIED COMPACTIONREQUIREMENTS CAN BE ACHIEVED. IF ON SITE MATERIAL IS USED, ITSHOULD BE CLEAN AND FREE OF FROZEN SOIL, ORGANICS, OR OTHERDELETERIOUS MATERIALS.14. THE FINAL SUBGRADE SHOULD BE THOROUGHLY PROOF ROLLED USINGA LOADED TANDEM AXLE TRUCK UNDER THE OBSERVATION OFGEOTECHNICAL/PAVEMENT ENGINEER. LOOSE OR YIELDING AREAS THATCANNOT BE MECHANICALLY STABILIZED SHOULD BE REMOVED ANDREPLACED WITH ENGINEERED FILL OR AS DICTATED BY FIELDCONDITIONS.15. THE AGGREGATE BASE SHOULD BE COMPACTED TO ACHIEVE A MINIMUMOF 95 PERCENT OF THE MAXIMUM MODIFIED PROCTOR DRY DENSITY.THE BASE AND SUBGRADE COMPACTION SHOULD EXTEND A MINIMUMOF 12 INCHES BEYOND THE PAVED EDGE OR BACK OF CURB.PROPOSED TOP OF CURB / BOTTOM OF CURBELEVATIONPROPOSED SPOT ELEVATIONTC=78.01BC=77.5177.7376PROPOSED MINOR CONTOUR72EXISTING CONTOUR75PROPOSED MAJOR CONTOURPROPOSED SLOPEPROPOSED TOP OF GRATE ELEVATIONTG=77.73RIDGE LINEPROPOSED HIGH POINT ELEVATIONHP=77.73GRADING LEGEND:EXISTING ELEVATIONEG=77.730204060 FT1" = 20' SCALE BARC300GRADING PLANSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC300 GRADING PLANorgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C300 GRADING PLAN.dwg\C300 GRADING PLAN By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER61593hd dikl C.O.C.O.LEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY)DRIVEUP ATMTHRUONLYPROPOSED ± 3276 SQ. FT.FF = 933.5'LEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY)934933932932931933932932932932933933933933933933933932932932933-1.25%-3.04%-4.43%-1.19%-0.76%-2.05%-0.58%-2.55%-1.30%-1.87%-2.46%-13.78%-1.97%-3.31%-1.75%-4.05%-2.54%-1.55%-4.64%-3.69%-5.45%-1.80%-1.57%SESC NOTES:1. CONTRACTOR IS TO CONTACT THE RAMSEY COUNTY DRAINCOMMISSIONERS OFFICE AT LEAST THREE (3) DAYS PRIOR TO THE STARTOF CONSTRUCTION.2. CONTRACTOR IS RESPONSIBLE FOR INSTALLING AND MAINTAINING ALLSOIL EROSION CONTROL MEASURES DURING CONSTRUCTION. SESCMEASURES SHOULD BE CHECKED DAILY AND AFTER STORM EVENTS FOREFFECTIVENESS. OWNER SHALL MAINTAIN ALL PERMANENT SESCMEASURES AFTER CONSTRUCTION IS COMPLETE. ALL SESC MEASURESSHALL BE CHECKED MONTHLY FOR ONE YEAR FOR EFFECTIVENESS. ANYMEASURES THAT HAVE FAILED SHALL BE REPAIRED AND/OR REPLACED.3. ALL TEMPORARY S.E.C. MEASURES SHALL BE MAINTAINED 30 DAYS AFTERCONSTRUCTION IS COMPLETE OR UNTIL GRADED AREAS ARESTABILIZED. THE CONTRACTOR SHALL BE RESPONSIBLE FOR REMOVINGTEMPORARY SESC MEASURES.4. ALL GRADED AREAS EXPOSED FOR MORE THAN 20 DAYS SHALL HAVESTRAW MULCH APPLIED AT THE RATE OF 3 TONS / ACRE. AREAS NOT ATFINISHED GRADE AND WHICH WILL BE DISTURBED AGAIN WITHIN ONEYEAR MUST BE SEEDED AND MULCHED WITH QUICK GROWINGTEMPORARY SEEDING MIXTURE AND MULCH. AREAS WHICH ARE ATFINISHED GRADE AND WILL NOT BE DISTURBED FOR A YEAR MUST BESEEDED AND MULCHED WITH A PERMANENT SEED MIXTURE.5. ONLY LIMITED DISTURBANCE WILL BE PERMITTED TO PROVIDE ACCESSTO THE SITE FOR GRADING AND TO CONSTRUCT SEDIMENT BASINS,SEDIMENT TRAPS, DIVERSION TERRACES, INTERCEPTOR CHANNELS,AND/OR CHANNELS OF CONVEYANCE AS APPROPRIATE.6. EROSION AND SEDIMENTATION CONTROLS MUST BE CONSTRUCTED,STABILIZED, AND FUNCTIONAL BEFORE SITE DISTURBANCE WITH THETRIBUTARY AREAS OF THOSE CONTROLS.7. UNTIL THE SITE IS STABILIZED, ALL EROSION AND SEDIMENTATION MUSTBE MAINTAINED PROPERLY. MAINTENANCE MUST INCLUDE INSPECTIONSOF ALL EROSION AND SEDIMENTATION CONTROL ON A DAILY BASISAND AFTER EACH STORM EVENT. ALL PREVENTATIVE AND REMEDIALMAINTENANCE WORK, INCLUDING CLEAN OUT, REPAIR, REPLACEMENT,REGRADING, RESEEDING, REMULCHING, AND RENETTING, MUST BEPERFORMED IMMEDIATELY.8. CONTACT INFORMATION FOR THE ON-SITE EXCAVATINGCONTRACTORS, HAULING CONTRACTORS, ETC., PERSON ANDCOMPANY, INCLUDING OFFICE, MOBILE AND FAX PHONE NUMBERS,SHALL BE SUBMITTED TO THE RAMSEY COUNTY DRAIN COMMISSIONER'SOFFICE PRIOR TO COMMENCEMENT OF EARTH DISTURBANCE.9. APPROVAL OF THE SOIL EROSION PERMIT DOES NOT AUTHORIZE ANYEARTH DISTURBANCE ACTIVITY OFF-SITE WITHOUT WRITTENPERMISSION FOR THAT EARTH DISTURBANCE ACTIVITY FROM THELANDOWNER.10. NO DEWATERING IS PLANNED FOR THIS PROJECT. IF DEWATERING ISREQUIRED, THE CONTRACTOR SHALL SUBMIT A DEWATERING PLAN FORAPPROVAL TO THE RAMSEY COUNTY DRAIN COMMISSIONER'S OFFICEAND/OR THE MPCA AS REQUIRED. NO DEWATERING SHALL COMMENCEUNTIL APPROVAL HAS BEEN OBTAINED.0204060 FT1" = 20' SCALE BARSEQUENCE OF CONSTRUCTION NOTES:NOTE: THIS TEXT IS NOT INTENDED TO DICTATE A METHODS AND MEANSTO THE CONTRACTOR. IT IS THE SUGGESTED PROCESS FORCONSTRUCTION ACTIVITIES IN ORDER TO MINIMIZE THE AMOUNTOF SOIL EROSION TO THE SITE AND TO COMPLY WITH THEREQUIREMENTS OF THE SOIL EROSION AND SEDIMENTATIONCONTROL PERMIT. AS PART OF THE PERMIT CONDITIONS, THECONTRACTOR WILL BE HELD TO THIS SCHEDULE AND TO THE SOILEROSION PLAN. IF THE CONTRACTOR SEES FIT, HE OR SHE MAYAMEND THIS SCHEDULE AND/OR PLAN, BUT A REVISED WRITTENSEQUENCING SCHEDULE AND/OR SOIL EROSION PLAN MUST BESUBMITTED TO THE RAMSEY COUNTY DRAIN COMMISSIONER FORAPPROVAL PRIOR TO DEVIATING TO THIS SCHEDULE AND/OR PLAN.STEP 1: INSTALL TEMPORARY SOIL EROSION CONTROL MEASURESSTEP 2: ROUGH GRADING: STRIPPING AND STOCKPILING TOPSOIL. AREASTHAT WILL NOT BE FURTHER DISTURBED DURING THE COURSE OFCONSTRUCTION SHALL BE IMMEDIATELY SEEDED WITH MULCH.EXCESS MATERIAL SHALL EITHER BE STOCKPILED IN THE AREASSHOWN ON THE DRAWINGS, LEVELED ON SITE, OR DISPOSED OFOFF-SITE IN A LEGAL MANNER. STOCKPILES SHALL BE TEMPORARILYSTABILIZED WITH SILT FENCE AND/OR TEMPORARY SEEDING.STEP 3: UNDERGROUND UTILITIES. EXCAVATED MATERIAL FOR UTILITIESSHALL EITHER BE STOCKPILED, LEVELED ON SITE, OR DISPOSED OFOFF-SITE IN A LEGAL MANNER.STEP 4: BUILDING CONSTRUCTIONSTEP 5: FINAL GRADING (1): AREAS OUTSIDE THE INFLUENCE OF FURTHERCONSTRUCTION ACTIVITIES SHALL BE FINAL GRADED ANDSTABILIZED WITH PERMANENT SEED AND MULCH.STEP 6: PAVING.STEP 7: FINAL GRADING (2): ALL REMAINING AREAS SHALL BE SEEDEDAND MULCHED WITHIN 5 DAYS OF FINAL GRADING.STEP 8: TEMPORARY SOIL EROSION CONTROL MEASURES ARE TO BEREMOVED WHEN PERMANENT MEASURES ARE IN PLACE AND THEAREA IS STABILIZED.CONTINUED MAINTENANCE OF ALL PERMANENT SOIL EROSION ANDSEDIMENTATION CONTROL MEASURES SHALL BE THE RESPONSIBILITY OF THEOWNER. MAINTENANCE RESPONSIBILITIES SHALL BECOME A PART OF ANYSALES OR EXCHANGE AGREEMENT FOR THE LAND ON WHICH THE PERMANENTSOIL EROSION AND SEDIMENTATION CONTROL MEASURES ARE LOCATED.C310SESC PLANSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC310 - SESC PLANorgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C310 - SESC PLAN.dwg\C310 - SESC PLAN By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER61593REFERS TO THE APPROPRIATE S.E.S.C.KEYING SYSTEM DETAILSILT FENCELIMITS OF EARTH DISTURBANCE(0.75 ACRES)URBAN LANDSOIL TYPES:SESC LEGEND:UDORTHENTS, WET SUBSTRATUM76PROPOSED CONTOUR72EXISTING CONTOURSOIL TYPE BOUNDARYKEY NOTES:CONSTRUCTION ENTRANCEINLET PROTECTIONPERMANENT SEEDINGCONSTRUCTION TRAFFICSITE FENCING C311SESC DETAILSSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC311 - SESC DETAILSorgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C311 - SESC DETAILS.dwg\C311 - SESC DETAILS By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER61593CONSTRUCTION SPECIFICATIONSHEIGHT OF FILTER= 16" MIN.8" MIN.10' MAX. C. TO C.WOVEN WIREFENCE (MIN. 14 1/2GAUGE W/ MAX. 6"MESH SPACING)WITH FILTERCLOTHCONSTRUCTION SPECIFICATIONSPLAN VIEWPROFILEEXISTINGPAVEMENTOVERLAP ENDSMIN. 12"STORM SEWERGRATE8" DIA. TUBULARSEDIMENT CONTROLAND STORMWATERFILTRATION DEVICE8" DIA. TUBULARSEDIMENT CONTROLAND STORMWATERFILTRATION DEVICECURSHED STONEPER DOT SPEC4" MIN. CONTACTWITH PAVEMENTFINISHED GRADEFLOW12" MIN.AANOTES:1. TUBULAR SEDIMENT CONTROL AND STORMWATER FILTRATION DEVICES SHALL BE FILTREXX FILTERSOXX, OR EQUIVALENT.2. REPLACE AND DISPOSE OF PER MANUFACTURERS SPECIFICATIONS.3. THIS PRACTICE INCLUDES SANDBAGS, COMPOST FILTER SOCKS, GEO-TUBES FILLED WITH BALLAST, AND MANUFACTURED SURFACEBARRIERS. PEA GRAVEL CAN ALSO BE USED IN CONJUNCTION WITH THESE PRACTICES TO IMPROVE PERFORMANCE. WHEN INLET IS NOTAT A LOW POINT, AND IS OFF-SET FROM THE PAVEMENT OR GUTTER LINE, PROTECTION SHOULD BE SELECTED AND INSTALLED SO THATFLOWS ARE NOT DIVERTED AROUND INLET.4. THE DRAINAGE AREA SHOULD BE LIMITED TO 1 ACRE AT THE DRAINAGE INLET. ALL PRACTICES WILL BE PLACED AT THE INLET PERIMETEROR BEYOND TO MAXIMIZE THE FLOW CAPACITY OF THE INLET. PRACTICES SHALL BE WEIGHTED, BRACED, TIED, OR OTHERWISEANCHORED TO PREVENT MOVEMENT OR SHIFTING OF LOCATION ON PAVED SURFACES. TRAFFIC SAFETY SHALL BE INTEGRATED WITH THEUSE OF THIS PRACTICE. ALL PRACTICES SHOULD BE MARKED WITH TRAFFIC SAFETY CONES AS APPROPRIATE. STRUCTURE HEIGHT SHALLNOT CAUSE FLOODING OR BY-PASS FLOW THAT WOULD CAUSE ADDITIONAL EROSION. THE STRUCTURE SHOULD BE INSPECTED AFTEREVERY STORM EVENT. ANY SEDIMENT SHOULD BE REMOVED AND DISPOSED OF ON THE SITE. ANY BROKEN O DAMAGED COMPONENTSSHOULD BE REPLACED. CHECK ALL MATERIALS FOR PROPER ANCHORING AND SECURE AS NECESSARY.5. IF USING THE COMPOST FILTER SOCK, THE COMPOST INFILL SHALL BE WELL DECOMPOSED (MATURED AT LEAST 3 MOTHS), WEED-FREE,ORGANIC MATTER. IT SHALL BE AEROBICALLY COMPOSTED, POSSESS NO OBJECTIONABLE ODORS, AND CONTAIN LESS THAN 1%, BY DRYWEIGHT, OF MANMADE FOREIGN MATTER. WHEN USING COMPOST FILTER SOCKS ADJACENT TO SURFACE WATER, THE COMPOST SHOULDHAVE LOW NUTRIENT VALUE.1. STONE SIZE - USE 2" STONE, OR RECLAIMED OR RECYCLED CONCRETE EQUIVALENT.2. LENGTH - NOT LESS THAN 50 FEET (EXCEPT ON A SINGLE RESIDENCE LOT WHERE A 30FOOT MINIMUM LENGTH WOULD APPLY).3. THICKNESS - NOT LESS THAN SIX (6) INCHES.4. WIDTH - TWELVE (12) FOOT MINIMUM, BUT NOT LESS THAN THE FULL WIDTH ATPOINTS WHERE INGRESS OR EGRESS OCCURS. TWENTY-FOUR (24) FOOT IF SINGLEENTRANCE TO SITE.5. FILTER CLOTH - WILL BE PLACED OVER THE ENTIRE AREA PRIOR TO PLACING OFSTONE.6. SURFACE WATER - ALL SURFACE WATER FLOWING OR DIVERTED TOWARDCONSTRUCTION ENTRANCES SHALL BE PIPED ACROSS THE ENTRANCE. IF PIPING ISIMPRACTICAL, A MOUNTABLE BERM WITH 5:1 SLOPES WILL BE PERMITTED.7. MAINTENANCE - THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION WHICHWILL PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC RIGHTS-OF-WAY,ALL SEDIMENT SPILLED, DROPPED, WASHED OR TRACTED ONTO PUBLICRIGHTS-OF-WAY MUST BE REMOVED IMMEDIATELY.8. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON A AREA STABILIZED WITHSTONE AND WHICH DRAINS INTO AN APPROVED SEDIMENT TRAPPING DEVICE.9. PERIODIC INSPECTION AND NEEDED MAINTENANCE SHALL BE PROVIDED AFTER EACH1. WOVEN WIRE FENCE TO BE FASTENED SECURELY TO FENCEPOSTS WITH WIRE TIES OR STAPLES. POSTS SHALL BE STEELEITHER "T" OR "U" TYPE OR HARDWOOD.2. FILTER CLOTH TO BE TO BE FASTENED SECURELY TOWOVEN WIRE FENCE WITH TIES SPACED EVERY 24" AT TOPAND MID SECTION. FENCE SHALL BE WOVEN WIRE, 12 1/2GAUGE, 6" MAXIMUM MESH OPENING.3. WHEN TWO SECTIONS OF FILTER CLOTH ADJOIN EACHOTHER THEY SHALL BE OVER- LAPPED BY SIX INCHES ANDFOLDED. FILTER CLOTH SHALL BE EITHER FILTER X, MIRAFI100X, STABILINKA T140N, OR APPROVED EQUIVALENT.4. PREFABRICATED UNITS SHALL BE GEOFAB, ENVIROFENCE,OR APPROVED EQUIVALENT.5. MAINTENANCE SHALL BE PERFORMED AS NEEDED ANDMATERIAL REMOVED WHEN "BULGES" DEVELOP IN THESILT FENCE.50' MIN50' MINEXISTINGGROUNDEXISTINGGROUND6" MIN10"MIN10"MIN12' MIN12' MINFILTERCLOTHCOMPACTED SOILEMBED FILTER CLOTHA MIN. OF 6" IN GROUND4"16"MIN.20"MIN.UNDISTURBEDGROUNDWOVEN WIRE FENCE(MIN. 14 1/2 GAUGEW/ MAX. 6" MESHSPACING)36" MIN. LENGTH FENCEPOSTS DRIVEN MIN. 16"INTO GROUND.36" MIN. FENCE POSTSILT FENCEPOSTSEEDING SPECIFICATIONS C.O.LEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY) PARCEL 3 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-0015 PARCEL 1 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-0013934933 932931931930932933934933932 932933934933932931931931932933934933EX CB 11AREA=1.01 ACRESCN=96EX CB 6AREA=1.92 ACRESCN=960306090 FT1" = 30' SCALE BARC320PREDEVELOPMENTDRAINAGE PLANSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC320 - PREDEVELOPMENTDRAINAGE PLANorgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C320 - PREDEVELOPMENT DRAINAGE PLAN.dwg\C320 - PREDEVELOPMENT DRAINAGE PLAN By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER61593PRE-DEVELOPMENT CONDITIONPERVIOUS AREA (SF) IMPERVIOUS AREA (SF)17,191 110,349DRAINAGE LEGEND:SLOPESEXISTING CONTOURCATCHMENT AREASPERVIOUS AREAIMPERVIOUS AREA72 C.O.LEXINGTON AVENUE NORTH (VARIABLE WIDTH PUBLIC RIGHT OF WAY) PARCEL 3 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-0015 PARCEL 1 OWNER: SUP I SHANNON SQUARE LLC P.I.D.: 27-30-23-44-0013 DRIVEUP ATMTHRUONLYPROPOSED ± 3276 SQ. FT.FF = 933.5'934932932931933933933932932932933932934933932931931930932933934933932 932933934933932931931931932933934931933CB 2AREA=0.58 ACRESCN=95CB 3AREA=0.16 ACRESCN=97CB 4AREA=0.10 ACRESCN=95EX CB 6AREA=2.01 ACRESCN=95ROOFAREA=0.08 ACRESCN=980306090 FT1" = 30' SCALE BARC321POSTDEVELOPMENTDRAINAGE PLANSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC321 - POSTDEVELOPMENTDRAINAGE PLANorgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C321 - POSTDEVELOPMENT DRAINAGE PLAN.dwg\C321 - POSTDEVELOPMENT DRAINAGE PLAN By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER61593POST-DEVELOPMENT CONDITIONPERVIOUS AREA (SF) IMPERVIOUS AREA (SF)19,977 107,563DRAINAGE LEGEND:PROPOSED MAJOR CONTOURPROPOSED MINOR CONTOURSLOPESEXISTING CONTOURCATCHMENT AREASPERVIOUS AREAIMPERVIOUS AREA727576 Eric J. Shaw8/19/202665896 Eric J. Shaw8/19/202665896 C700SITE DETAILSSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC700 - SITE DETAILSorgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C700 - SITE DETAILS.dwg\C700 - SITE DETAILS By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER6159336"CONCRETEPAVEMENT3/8" STAINLESS STEELWEDGE ANCHOR BOLTSSURFACE FLANGEMOUNT BIKE RACK7.0000Ø9/16"Ø HOLE INFLANGE5'-0"A1CONCRETE PAVEMENT SECTIONN.T.S.A2CONCRETE SIDEWALK DETAILN.T.S.A3STANDARD PAVEMENT SECTIONN.T.S.B4BICYCLE RACK DETAIL N.T.S.GAME TIME LOOP 5'-0" BIKE RACK MODEL NUMBER 77003"1 1/2"4"8"13"5" 4,000 PSI CONCRETEWIDTH VARIES(SEE SITE PLAN)SCORE LINE AT 1' OFFSET FROM EDGEOF SIDEWALK TYP. BOTH SIDES6", TYP.12"6" SUBBASE COURSE, TYPE 2NYSDOT ITEM 304.1212"10"36"HANDRAIL SHALL EXTEND 12" INTOLANDING AREA AT TOP AND BOTTOM OF RAMP6' O.C. POSTS, TYP20"4" TO UNDERSIDE OF RAILB2ACCESSIBLE PARKING SIGN / STRIKE PROTECTION BOLLARD DETAILN.T.S.9'STANDARDPARKINGSPACEACCESSIBLEPARKINGSPACE9'4" WIDE PARKINGSTRIPES, WHITE9'INTERNATIONAL SYMBOLOF ACCESSIBILITY TO BEBLUE PERACCESSIBLE PARKINGSIGN. SEE DETAIL THISSHEETLPARKING STALLCBOTTOM EDGE OF SYMBOL BOX SHALL MATCH ENDOF STALL STRIPE AT DRIVE AISLE END OF STALL.PAINT BACKGROUND BENJAMIN MOORE M58SAFETY & ZONE MARKING LATEX M58-30 - BLUEPAINT SYMBOL BENJAMIN MOORE M58 SAFETY &ZONE MARKING LATEX M58-01 - WHITE 4" WIDTHB1LAYOUT FOR STANDARD & ACCESSIBLE PARKING SPACESN.T.S.CONCRETEPAVEMENT SECTION1.5'1.5'19'WHEEL STOPPAINT 4" WIDEDIMENSION VARIESB3PEDESTRIAN CROSSWALK STRIPING PLANN.T.S.1"/FT. SLOPEA4CURB AND GUTTER DETAILN.T.S.5'-0"FLUSH W/ASPHALTTRUNCATED DOMECONCRETE PAVERSDETECTABLE SURFACE'RED' OR 'YELLOW'COLORLANDSCAPEAREA, SEE SITEPLANTOOLED JOINTSAT 2" O.C.6'-0"5'-0"6'-0"6'-0"TOOLED JOINTS AT 2" O.C.NOTE: ALL A.D.A. REQUIREMENTSTO BE INSTALLED PER APPROVEDARCHITECT'S PLANSLANDSCAPEAREA, SEE SITEPLANTRUNCATED DOME CONCRETE PAVERSDETECTABLE SURFACE 'RED' COLORC1BARRIER FREE RAMP DETAILN.T.S.ENTIRE WIDTH OF RAMPOR WALKING SURFACE24" MIN.1.6"-2.4"APART0.2" HT.TAPERED EDGESWHERE EXPOSEDA0.65" APARTSECTION ATRUNCATED DOME PLANPAINTED YELLOW CONFIRMING TO FS33538, CBC 11B-705.1.1.3.1 0.9"-1.4" AT BASE50%-65% OF THE BASEDIAMETER AT TOPC2ADA DETECTABLE WARNING DETAILN.T.S.5"18"NOTES:1. CONTRACTION JOINT 10' O.C. MAX.2. EXPANSION JOINTS 100' O.C. MAX.1"6"6"6"A5BARRIER CURB DETAILN.T.S.D1HANDRAIL EXPANSION DETAILN.T.S.D2CONCRETE SIDEWALK SECTION WITH HANDRAILSN.T.S.D3HANDRAIL DETAILN.T.S.1'-0"4"6"6"SLOPEA6CONCRETE SIDEWALK TURNDOWNN.T.S. 2.0"PREFERRED FINISH GRADEPOSITION4 1/2"FINISH GRADE POSITIONWHEN REQUIRED BYLOCAL CODE3/4" x 25" x 3" HOT-DIPPEDGALVANIZED STEEL THREADEDANCHOR BOLTSAS REQD. FOR MIN. FROST DEPTH SEE STRUCTURALVERIFY W/ LOCAL CODECOMPLY WITH A.C.I. MIN.CONCRETE COVERREQUIREMENTSAREA LIGHT FIXTURE POLEAND BASE SHROUD ASSEMBLY-REFER TO LIGHT FIXTURESCHEDULEPOLE DESIGN "B"WHERE LOCTED WITHIN 24" OFPARKING SPACE / DRIVE ISLEPLANUNDISTURBED SOIL ORENGINEERED COMPACTEDFILL AS REQUIREDCONDUITS FOR ELECTRICAL CIRCUITINGAND GROUND ROD- REFER TO ELECTRICALDRAWINGS AND FIXTURE SPECIFICATIONSFOR SIZES AND POSITIONSHAND HOLEHT. OF CONC. POST BASE TO BE 3'-0"ABOVE FIN. GRADE WHERE LOCATEDWITHIN 24" OF PARKING SPACESAT OFF-PREMISES ATM PROJECTS,PROVIDE A 1" SEAL-TITE CONDUITFROM SECURITY EQUIP. LOCATION3'-0"PREFERRED FINISH GRADEPOSITION4 1/2"FINISH GRADE POSITIONWHEN REQUIRED BYLOCAL CODE3/4" x 25" x 3" HOT-DIPPEDGALVANIZED STEEL THREADEDANCHOR BOLTSAS REQD. FOR MIN. FROST DEPTH SEE STRUCTURALVERIFY W/ LOCAL CODER1/2"COMPLY WITH A.C.I. MIN.CONCRETE COVERREQUIREMENTSAREA LIGHT FIXTURE POLEAND BASE SHROUD ASSEMBLY-REFER TO LIGHT FIXTURESCHEDULEPOLE DESIGN "A"PLANUNDISTURBED SOIL ORENGINEERED COMPACTEDFILL AS REQUIREDCONDUITS FOR ELECTRICALCIRCUITING AND GROUND ROD-REFER TO ELECTRICALDRAWINGS AND FIXTURESPECIFICATIONS FOR SIZESAND POSITIONSHAND HOLEAT OFF-PREMISES ATMPROJECTS, PROVIDE A 1"SEAL-TITE CONDUIT FROMSECURITY EQUIP. LOCATION1'-4" MIN.- VERIFY WITHCONCRETE COVER REQUIREMENTSR5 1/2"CONCRETE POST BASEANCHOR BOLT POSITIONSAREA LIGHT FIXTURE POLEAND BASE SHROUD ASSEMBLY-REFER TO LIGHT FIXTURESCHEDULE1'-4" MIN.- VERIFY WITHCONCRETE COVER REQUIREMENTSCONCRETE POST BASEANCHOR BOLT POSITIONSAREA LIGHT FIXTURE POLEAND BASE SHROUD ASSEMBLY-REFER TO LIGHT FIXTURESCHEDULER1/2"C701SITE DETAILSSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright© 2026. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for useonly by the party forwhom theservices were contractedor towhom it is certified. This drawing maynotbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC700 - SITE DETAILSorgan Ch\24005068A\4.0 Dwgs\4.1 Civil\_PLOTFILES\C700 - SITE DETAILS.dwg\C701 - SITE DETAILS By: JSMITHREV DATE DRAWN BY DESCRIPTIONRNOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.Phone:www.colliersengineering.comSITE PLANCHASESWC OF LEXINGTON AVE N& GREY FOX RDARDEN HILLSRAMSEY COUNTYMINNESOTAAS SHOWN 08/03/26 J. SMITH R. BLASEY24005068AA 08/03/26 JLS SITE PLAN / CUP / PUD SUBMISSIONB 08/19/26 JLSAHJ COMMENT RESPONSE... .... .... .... .... .... .... .... ..___________________________LANSING (BA)7050 West Saginaw Hwy.Suite 200Lansing, MI 48917517.272.9835COLLIERS ENGINEERING & DESIGN,ARCHITECTURE, LANDSCAPE ARCHITECTURE,SURVEYING CT, P.C.Formerly Known asRichard Frederick BlaseyMINNESOTA LICENSED PROFESSIONAL ENGINEERLICENSE NUMBER: 61593COLLIERS ENGINEERING & DESIGN, INC.S TATEOFMINNESOTALICENSEDPROFESSIONALENGINEER61593A1DETACHED HEADACHE BAR ELEVATIONSN.T.S.A2DETACHED HEADACHE BAR PLANSN.T.S.B1RIPRAP SPILLWAY DETAIL N.T.S.C1UNDERGROUND SAND FILTER/DETENTION SYSTEMN.T.S.18"11"60"8"UNDERDRAIN CLEANOUTSOVERFLOW WEIRINV=928.298" RIGID SCHEDULE 40 PVC W/ 38" PERFORATIONSAT 6" ON CENTER, 4 HOLES PER ROW18"15" HDPE INLETINV=925.77AASHTO M-43 GRAVELAASHTO M-6 OR ASTM C-33 CONCRETE SANDSYSTEM INV=924.55STEPS TO BOTTOMOF PRACTICE18"OIL/FLOATABLESSEPARATOR15" HDPE INLETMANHOLEMANHOLEMANHOLEOVERFLOW WEIR18" HDPE OUTLETUNDERDRAIN CLEANOUT8" UNDERDRAIN120'30'5'2'OIL/FLOATABLES SEPARATORPROFILEPLANB2LIGHT POLE BASE DETAILN.T.S.S TTTTTTTTTTAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAATTTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEEOOOOOOOOOOOOOOOOOOOOOOOOOOOOFFMMMMMMMMMMMMMMMMMMMMMIIIIIIIINNNNNNNNNNNNNNNNNNNNNNNNNNEEEEEEEEEEEEEEEEEESSSSSSSSSSSSSSSSSSSSSSOTA61593 $'$7$&$6+50(/(&3,1/281*(-$1+$//:$<5(6752205(6752203&63&6%227+%227+3&6&21)+575$16$&7,219(67,%8/(/2%%<(48,335,17),/(503&63&6/$207/,9,1*5220 52 52 52 $$$ 52 52 52 %635,1./(55220%$ 7+(6('5$:,1*60$<127,1',&$7()8//(;7(172):25.$1'25'(7$,/65(48,5('72&203/(7(7+,65(02'(/:25.*&,6729(5,)<(;,67,1*&21',7,216$63$572)7+(,5%,'7281'(567$1'7+()8//(;7(172)7+(:25.5(48,5('72&203/(7(7+,6352-(&7,1$:25.0$1/,.(0$11(53(5$//$33/,&$%/(&2'(6$1'67$1'$5'6&225',1$7()8//6&23(2):25.:,7+$5&+,7(&7$1'&+$6(352-(&70$1$*(5% *&6+$//7$.(127(2)$//*(1(5$/352-(&75(48,5(0(176127('217+(&29(56+((72)7+,6&2175$&7'2&80(176(7& $//&20081,&$7,21)257+,6352-(&70867%(',5(&7('7+528*+7+(&('30 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(;7(5,25(/(9$7,21 :(675%#.' (;7(5,25(/(9$7,21 6287+5(9'$7( '(6&5,37,21$ 6Ζ7(3/$1&8338'68%0Ζ66Ζ21% $+-&200(175(63216( ColliersEngineering& DesignColliers Engineering &Design, Inc.ColliersEngineering& DesignLANSING7050 West Saginaw HwySuite 200Lansing, MI 48917Phone: 517.272.9835ARCH D 24x36PROJECT MANAGER:DESIGNER:REVIEWER:DISCIPLINE LEAD:DRAWING NUMBER:DATE ISSUED:PROJECT NUMBER:SHEET NAME:Copyright © 2025. Colliers Engineering & Design All Rights Reserved. This drawing and all theinformation contained herein is authorized for use only by the party for whom the serviceswere contracted or to whom it is certified. This drawing may not be copied, reused, disclosed,distributed or relied upon for any other purpose without the express written consent ofColliers Engineering & Design.www.colliersengineering.comNOTE: DO NOT SCALE DRAWING FOR CONSTRUCTION.MN ENGINEERING2/Arden Hills3673-3717 LEXINGTONAVENUE S.Arden Hills, MN 55126D. MCAULEYZ. MOSHERA. ROBINSONS. 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0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1ColliersEngineering& DesignColliers Engineering &Design, Inc.ColliersEngineering& DesignLANSING7050 West Saginaw HwySuite 200Lansing, MI 48917Phone: 517.272.9835ARCH D 24x36PROJECT MANAGER:DESIGNER:REVIEWER:DISCIPLINE LEAD:DRAWING NUMBER:DATE ISSUED:PROJECT NUMBER:SHEET NAME:Copyright © 2025. Colliers Engineering & Design All Rights Reserved. This drawing and all theinformation contained herein is authorized for use only by the party for whom the serviceswere contracted or to whom it is certified. This drawing may not be copied, reused, disclosed,distributed or relied upon for any other purpose without the express written consent ofColliers Engineering & Design.www.colliersengineering.comNOTE: DO NOT SCALE DRAWING FOR CONSTRUCTION.MN ENGINEERING2/Arden Hills3673-3717 LEXINGTONAVENUE S.Arden Hills, MN 55126D. MCAULEYZ. MOSHERA. ROBINSONS. COGHLANE5.2PHOTOMETRIC PLAN05/05/202524005068AREVDATE DESCRIPTION1 08/19/2026 AHJ COMMENT RESPONSE2PHOTOMETRIC PLAN Chase Bank City of Arden Hills, Ramsey County, Minnesota Traffic Impact Study October 22, 2025 Prepared for: JPMorgan Chase & Co. 270 Park Ave, New York, NY 10017 Prepared by: _______________________________ Tyler Krause, PE Professional Engineer No. PE-64505 Colliers Engineering & Design1110 American ParkwayBuilding 10, Suite F-200-BAllentown, PA 181098Main: 877 627 3772colliersengineering.com Project No. 24005068A10/22/2025 Traffic Impact Study | October 22, 2025 Table of Contents Introduction................................................................................................................................................. 1 Roadway Conditions ................................................................................................................................... 2 Existing Traffic Conditions ......................................................................................................................... 3 Trip Generation and Distribution ............................................................................................................. 4 Future Traffic Conditions ........................................................................................................................... 6 HCM Capacity Analysis ............................................................................................................................... 7 Summary and Conclusions ...................................................................................................................... 11 Tables Table 1 – Data Collection Efforts and Established Network Peak Hours ...................................................... 3 Table 2 – Trip Generation Summary .................................................................................................................. 4 Table 3 – HCM LOS/Delay Criteria ...................................................................................................................... 7 Table 4 – Level of Service Summary 2026 ......................................................................................................... 8 Table 5 – 95th Percentile Queue Length Summary 2026 ............................................................................... 9 Traffic Impact Study | October 22, 2025 Appendices Appendix A ......................................................................................................... TIA Scoping Correspondence Appendix B ................................................................................................................................... Traffic Figures Appendix C ............................................................................................................................ Traffic Count Data Appendix D .................................................................................................................... Signal Timing Directive Appendix E .......................................................................................................... Trip Generation Calculations Appendix F ............................................................................................................................... Capacity Analysis Traffic Impact Study | October 22, 2025 Page 1 | 11 Introduction The following report has been prepared for Chase Bank (“Applicant”) in association with the proposed Drive-in Bank (“Project”) within the City of Arden Hills, Ramsey County, Minnesota. The site is currently utilized for parking as part of Cub Foods (Grocery Store). The Applicant proposes to construct a 3,276 SF drive-in bank. The project site is bounded by Lexington Avenue (CSAH 51) to the east, Grey Fox Road to the north and is proposed to be located in the southeast corner of the Existing Commercial Driveway and Lexington Avenue (CSAH 51). The proposed site is located within the B-3 Service Business District in accordance with the 2025 Arden Hill Zoning Map. The project site is identified as Parcel ID: 273023440013. A site location map is included as Figure 1 in Appendix B. The proposed development will be supported by one (1) existing right-in/left-in/right-out driveway along Lexington Avenue (CSAH 51) approximately 540’ south of Grey Road. Additionally, it is anticipated vehicles will utilize the existing commercial driveway aisle which provides a full access connection to Grey Fox Road to the north. The proposed Conceptual Site Plan is provided as Figure 2 in Appendix B. The scope of this Traffic Impact Study is based on scoping coordination with the City of Arden Hills, as well as the requirements outlined within the City Ordinance. A copy of the scoping coordination is included in Appendix A. This study presents an evaluation of the current and future traffic conditions in the vicinity of the Project. Specific elements included in this study are: • An inventory of the roadway facilities in the vicinity of the Project, including the existing physical and traffic operating characteristics; • Determination of the Existing Conditions; • Site Generated Trips as described in the ITE Trip Generation Manual, 12th Edition; • Trip Distribution and Assignment; • Forecast of the 2026 No-Build Traffic Volumes; • Peak Hour Capacity Analysis for the 2026 No-Build Conditions; • Forecast of the 2026 Build Traffic Volumes; • Peak Hour Capacity Analysis for the 2026 Build Conditions; • Turn Lane Evaluation; and • Summary and Conclusions. Traffic Impact Study | October 22, 2025 Page 2 | 11 Roadway Conditions A field investigation was conducted adjacent to the project site to obtain an inventory of existing roadway conditions, posted traffic controls, adjacent land uses, lane configurations, and existing vehicular/pedestrian traffic patterns. Roadways Lexington Avenue (CSAH 51) is a north-south oriented minor arterial roadway under the jurisdiction of the Ramsey County. The roadway provides two (2) travel lanes in each direction separated by a 5’ concrete median. The posted speed limit is 40 mph. Grey Fox Road is an east-west oriented minor collector roadway under the jurisdiction of the City of Arden Hills. The roadway provides one (1) travel lane in each direction with a posted speed limit of 25 mph. Signalized Intersections Lexington Avenue (CSAH 51) and Grey Fox Road is a signalized four-leg intersection. The northbound and southbound approaches of Lexington Avenue (CSAH 51) provide one (1) dedicated left-turn lane, two (2) dedicated through lanes and one (1) dedicated right-turn lane. The eastbound and westbound approaches of Grey Fox Road provide one (1) dedicated left-turn lane and one (1) shared through/right-turn lane. Unsignalized Intersections Lexington Avenue (CSAH 51) and Existing Shopping Center Driveway is an unsignalized three-leg intersection with the eastbound approach of the Existing Shopping Center Driveway under stop-control. The northbound approach of Lexington Avenue (CSAH 51) provides one (1) dedicated right turn lane and two (2) dedicated through lanes. The southbound approach of Lexington Avenue (CSAH 51) provides one (1) dedicated through lane and one (1) shared through/right-turn lane. The eastbound approach of the existing shopping center driveway provides one (1) channelized right-turn lane. Traffic Impact Study | October 22, 2025 Page 3 | 11 Existing Traffic Conditions Traffic volume data was collected within the study area to gain an understanding of the existing roadway conditions and operations through turning movement counts (“TMC”) conducted on Tuesday, September 30, 2025, from 4:00 PM to 6:00 PM at the following intersections: • Lexington Avenue (CSAH 51) and Grey fox Lane; and • Lexington Avenue (CSAH 51) and Existing Shopping Center Driveway. The data collection efforts are detailed in Table 1. The processed TMC data is provided in Appendix C. Table 1 – Data Collection Efforts and Established Network Peak Hours Peak Period Date Collected Traffic Count Time Frame Established Network Peak Hour Weekday Afternoon Tuesday, September 30, 2025 4:00 PM – 6:00 PM 4:30 PM – 5:30 PM The TMC data was balanced in an upward fashion between intersections to provide a conservative analysis. A Volume Flow Diagram illustrating the Existing Conditions is provides as Figure 3 in Appendix B. Traffic Impact Study | October 22, 2025 Page 4 | 11 Trip Generation and Distribution Trip Generation The site generated trips associated with the proposed development were estimated in accordance with standard methodology found within the Institute of Transportation Engineers’ (ITE) publication, Trip Generation Manual, 12th Edition. This ITE publication sets forth trip generation rates based on traffic counts conducted at research sites throughout the country. Land Use Code 912 – Drive-in Bank was utilized to estimate the trip generation of the proposed development. The comprehensive trip generation worksheets are provided in Appendix D. Pass-By Trips A pass-by trip is defined by ITE as a trip that is made as an intermediate stop while traveling to the primary trip destination without route diversion. The identification of pass-by trips is important to traffic analysis, as pass-by trips are counted as part of the existing traffic volumes. As a result, the trip is not “new” to the roadway network; it already existed prior to the development being constructed. However, pass-by trips do not reduce the trip generation at the site access. Data published within the ITE Trip Generation User’s Guide and Handbook for Land Use Code 912 – Drive-in Bank was utilized for the proposed development. The pass-by percentages of 35% was applied during the weekday evening peak hour. Table 2 provides a summary of the site generated trips by trip type. Table 2 – Trip Generation Summary ITE Land Use Size Daily Total PM Peak Hour Enter Exit Total LUC 912 – Drive-in Bank 3,276 SF 324 34 35 69 Pass-By (35% PM) 12 12 24 Total ”New” Trips 22 23 45 As indicated by the Trip Generation Summary above, only 45 “new” trips will be added along the external roadway network. It is anticipated that these new trips generated by the development of the Drive-in Bank will increase the total external traffic within the study area by approximately 1.84%. Thus, in accordance with 1325.04.C of the City of Arden Hills Unified Development Code, it is anticipated that the Drive-in Bank, proposed to be located at the southeast corner of an existing commercial parking lot utilized by the Cub Foods (Grocery Store), will not result in an unreasonable increase to the traffic volumes of the external roadways. Traffic Impact Study | October 22, 2025 Page 5 | 11 Trip Distribution Trip distribution methodology is developed based on a variety of factors. These factors include the existing travel patterns within the adjacent roadway network, adjacent land uses, proposed land uses, development locations, driveway locations, and the proximity of major arterials within the project vicinity. “New” Trip Distribution The following trip distribution patterns were established for “New” trips based upon a review of the existing roadway volumes, adjacent land uses, and proposed driveway configurations: • To/From Lexington Avenue (CSAH 51), North of Site – 45%; • To/From Lexington Avenue (CSAH 51), South of Site – 45%; • To/From Grey fox Road, East of Site – 5%; and • To/From Grey fox Road, West of Site – 5%. Volume Flow Diagrams illustrating the “New” Trip Distribution and the “New” Site Generated Trips are provided as Figures 4 and 5 in Appendix B. Pass-By Trip Distribution The following trip distribution pattern was established for pass-by trips based upon a review of the existing roadway volumes, adjacent land uses, and anticipated commuter travel patterns: • Lexington Avenue (CSAH 51), Northbound – 49%; • Lexington Avenue (CSAH 51), Southbound – 51%; and Volume Flow Diagrams illustrating the Pass-By Trip Distribution and the Pass-By Site Generated Trips are provided as Figures 6 and 7 in Appendix B. A Volume Flow Diagram illustrating the Total Site Generated Trips is provided as Figure 8 in Appendix B. Traffic Impact Study | October 22, 2025 Page 6 | 11 Future Traffic Conditions To determine the traffic impact of the proposed development, an estimation of the operational traffic characteristics at the Build date, without the construction of the Project (or “No-Build” condition), is made. The existing volumes have been projected to the build-out year of 2028. Background Growth A general background rate of 3% was estimated based on traffic volume data published within the MNDOT Traffic Count Database System’s (TCDS) Traffic Map. The growth rate was applied to the transient traffic volumes within the study area to account for general increases in traffic due to regional population and employment growth by the build year. Table 3 – Annual Background Growth Rate Count Location ID Year Traffic Volume Average Growth Rate Average Annual Growth Rate Grey Fox Road (#35110) 2024 2,353 -0.88% -0.68% 2023 2,374 -3.81% 2022 2,468 -9.70% 2021 2,733 12.98% 2020 2,419 - Lexington Avenue (CSAH 51) (#41078) 2024 18,398 -0.27% 3.82% 2023 18,447 -0.90% 2022 18,614 2.70% 2021 18,125 13.58% 2020 15,958 - 2026 No-Build Conditions The 2026 No-Build traffic volumes were forecasted by applying the background growth rate to the existing traffic volumes. A Volume Flow Diagram illustrating the 2026 No-Build Conditions is provided as Figure 9 in Appendix B. 2026 Build Conditions The 2026 Build traffic volumes were forecasted by adding the site generated traffic provided in Figure 8 to the 2026 No-Build traffic volumes within the roadway network. A Volume Flow Diagram illustrating the 2026 Build Conditions is provided as Figure 10 in Appendix B. Traffic Impact Study | October 22, 2025 Page 7 | 11 HCM Capacity Analysis The peak hour traffic operations within the project vicinity were evaluated at the study intersection. The analyses were performed using Synchro Version 12, a traffic analysis and simulation program. The results of these analyses provide Levels of Service (“LOS”), volume/capacity descriptions, and average seconds of delay for the intersection movements. The efficiency with which an intersection operates is a function of volume and capacity. The capacity of an intersection is the volume of vehicles it can accommodate during a given time period. LOS is a qualitative measure describing operational conditions within a traffic stream in terms of traffic characteristics, such as freedom to maneuver, traffic interruption, comfort, and convenience. Six (6) LOS are defined for each type of facility with analysis procedures available. Levels of Service range from "A" through "F," with Level "A" representing excellent conditions with no delays, and failure and deficient operations denoted by Level "F." The HCM LOS criteria for signalized and unsignalized intersections are summarized in the Table 3. Table 4 – HCM LOS/Delay Criteria Level of Service Average Control Delay (sec/veh) Signalized Intersections Unsignalized Intersections A ≤ 10 ≤ 10 B > 10 – 20 > 10 – 15 C > 20 – 35 > 15 – 25 D > 35 – 55 > 25 – 35 E > 55 – 80 > 35 – 50 F > 80 > 50 The Levels of Service for the 2025 Existing, 2026 No-Build and 2026 Build conditions are detailed in Tables 4. The 95th Percentile Queue Length Summary for the 2025 Existing, 2026 No-Build and 2026 Build conditions are detailed in Tables 5. The capacity analysis calculation worksheets are provided in Appendix E. Traffic Impact Study | October 22, 2025 Page 8 | 11 Table 5 – Level of Service Summary 2026 Intersection Movement 2025 Existing 2026 No-Build 2026 Build PM Peak PM Peak PM Peak LOS Delay LOS Delay LOS Delay Lexington Avenue (CSAH 51) (NB/SB) & Grey Fox Road (EB/WB) EB L E 78.4 E 75.4 E 77.6 TR D 48.3 D 48.0 D 47.0 WB L E 67.5 E 67.6 E 67.7 TR E 57.7 E 57.8 E 57.8 NB L E 67.3 E 67.2 E 67.2 T B 15.7 B 16.2 B 16.8 R B 12.3 B 12.6 B 13.1 SB L E 67.3 E 67.4 E 67.4 T B 14.7 B 15.1 B 15.9 R B 11.7 B 12.0 B 12.5 Overall C 24.9 C 25.1 C 26.2 Lexington Avenue (CSAH 51) (NB/SB) & Existing Shopping Center Driveway (EB) EB R B 14.0 B 14.4 B 14.9 NB L B 10.9 B 11.2 B 11.4 T (1) (1) (1) (1) (1) (1) SB T (1) (1) (1) (1) (1) (1) TR (1) (1) (1) (1) (1) (1) Overall A 1.5 A 1.6 A 1.8 (1) Movement Operates at free-flow conditions Traffic Impact Study | October 22, 2025 Page 9 | 11 Table 6 – 95th Percentile Queue Length Summary 2026 Intersection Movement Storage Length 2025 Existing 2026 No-Build 2026 Build PM Peak PM Peak PM Peak Lexington Avenue (CSAH 51) (NB/SB) & Grey Fox Road (EB/WB) EB L 150’ 303’ 303’ 330’ TR >500’ 75’ 80’ 80’ WB L 130’ 68’ 70’ 70’ TR >500’ 48’ 50’ 50’ NB L 325’ 38’ 40’ 40’ T >500’ 263’ 273’ 278’ R 200’ 35’ 35’ 38’ SB L 160’ 60’ 63’ 63’ T >500’ 248’ 260’ 270’ R 160’ 40’ 40’ 40’ Lexington Avenue (CSAH 51) (NB/SB) & Existing Shopping Center Driveway (EB) EB R 220’ 25’ 25’ 30’ NB L 230’ 25’ 25’ 25’ T >500’ (1) (1) (1) SB T >500’ (1) (1) (1) TR >500’ (1) (1) (1) (1) Movement Operates at free-flow conditions Lexington Avenue (CSAH 51) & Grey Fox Road 2025 Existing Analysis Under the Existing conditions, all intersection movements will operate at Level of Service “E” or better during the weekday evening peak hour. The intersection will operate at an overall Level of Service “C” during the weekday evening peak hour. 2026 No-Build Analysis To accommodate the anticipated growth of traffic along the external roadway network, the signal timing directive at intersection of Lexington Avenue (CSAH) & Grey Fox Road was optimized under the No-Build Conditions. Traffic Impact Study | October 22, 2025 Page 10 | 11 Under the No-Build condition, all intersection movements will operate at Levels of Service “E” or better during the weekday evening peak hour. The intersection will operate at an overall Level of Service “C” during the weekday evening peak hour. 2028 Build Analysis Under the Build condition, all intersection movements will continue to operate at or near No-Build Levels of Service during the weekday evening peak hour. The intersection will continue to operate at an overall Level of Service “C” during the weekday evening peak hour. Lexington Avenue (CSAH 51) & Existing Shopping Center Driveway 2025 Existing Analysis Under the Existing conditions, all intersection movements will operate at Level of Service “B” or better during the weekday evening peak hour. The intersection will operate at an overall Level of Service “A” during the weekday evening peak hour. 2026 No-Build Analysis Under the No-Build condition, all intersection movements will operate at Levels of Service “B” or better during the weekday evening peak hour. The intersection will operate at an overall Level of Service “A” during the weekday evening peak hour. 2028 Build Analysis Under the Build condition, all intersection movements will continue to operate at or near No-Build Levels of Service during the weekday evening peak hour. The intersection will continue to operate at an overall Level of Service “A” during the weekday evening peak hour. Traffic Impact Study | October 22, 2025 Page 11 | 11 Summary and Conclusions The Traffic Impact Study evaluated the proposed convenience store/gas station within the City of Arden Hills, Ramsey County, Minnesota. The findings of the Traffic Impact Study are summarized as follows: 1. The site is currently utilized for as part of Cub Foods (Grocery Store). The Applicant proposes to construct a 3,276’ SF drive-in bank. 2. The proposed development will be supported by one (1) existing right-in/left-in/right-out driveway along Lexington Avenue (CSAH 51) approximately 540’ south of Grey Road. Additionally, it is anticipated vehicles will utilize the existing commercial driveway aisle which provides a full access connection to Grey Fox Road to the north. 3. Under the 2026 Build conditions, all movements at the intersection of Lexington Avenue (CSAH 51) & Grey Fox Road will continue to operate at or near No-Build Levels of Service during the weekday evening peak hour. The intersection will continue to operate at an overall Level of Service “C” during the weekday evening peak hour. 4. Under the 2026 Build conditions, all movements at the intersection of Lexington Avenue (CSAH 51) & Existing Shopping Center Driveway will continue to operate at or near No-Build Levels of Service during the weekday evening peak hour. The intersection will continue to operate at an overall Level of Service “A” during the weekday evening peak hour. R:\Projects\2024\24005068A\Reports\Traffic\Docs\251016_dsg_TIS_Chase Bank.docx City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112-5743 MEMORANDUM Date: August 26, 2026 To: Elena Fransen, AICP Senior Planner From: David Swearingen, P.E. Public Works Director / City Engineer Subject: Chase Bank 3717 Lexington Avenue – Preliminary Engineering Plan Review This memorandum summarizes a preliminary engineering review comments for the Preliminary Plat of Shannon Square 2nd Addition dated 07/06/2026 and the civil construction plans for the Chase Bank Development dated 08/03/2026 prepared by Colliers Engineering & Design GENERAL COMMENTS 1. A Grading and Erosion Control Permit from the City of Arden Hills will be required due to land disturbance exceeding 2,500 square feet. 2. A permit from Rice Creek Watershed District will be required. Please submit a copy of approved permit to the City of Arden Hills. 3. A Sewer Permit is required before modification to the existing sanitary sewer structure. 4. A Water Permit is required before modification to the existing watermain. 5. A Right of Way Permit from Ramsey County is required, provide a copy of the approved permit to the City. 6. Submit plans to Ramsey County Transportation. 7. Plans to be reviewed by the Fire Marshal. 8. City detail plates must be used where applicable to meet the Engineering Design Standards. 9. All sidewalk/pedestrian facilities must meet ADA standards. GRADING AND EROSION CONTROL 1. City inspector may request additional or modifications to BMPs as needed. 2. All erosion control must be installed prior to any land disturbance. 3. Sheet C310 – erosion control must be installed downgrade of any disturbed surface – North portion of the site does not appear to be contained. UTILITIES 1. Utilities to be installed using the City of Arden Hills Public Works Design Manual (2026). 2. Install a water curb stop at the connection. 3. Install plug on newly constructed sanitary at the connection point to the existing sanitary structure. Plug may be removed once the sewer has been tested, approved by the inspector, and cleaned of debris. 4. Show sanitary sewer connection detail. 5. Verify the 2” water supply meets fire flow demand. HARD SURFACE 1. The sidewalk connection must be maintained by the property owner including snow removal and repairs/replacement. The applicant should respond in writing as to how the above comments will be addressed. Page 1 of 1 AGENDA ITEM – 3D MEMORANDUM DATE: September 9, 2026 TO: Planning Commission Chair and Commissioners FROM: Jake Reilly, Community Development Director SUBJECT: Planning Case #26-021 – Public Hearing Required Applicant: City of Arden Hills Request: Ordinance amending Chapter 11 - Subdivisions Requested Action The Planning Commission should consider a draft ordinance revising Chapter 11 – Subdivisions of the City of Arden Hills Code of Ordinances and hold the required public hearing. Background Staff and the consultant team have been working to provide informational materials addressing proposed changes to the City of Arden Hills Code of Ordinances related to Chapter 11 - Subdivisions, Chapter 12 - Signs, and Chapter 13 – Zoning Code. The Planning Commission must hold a required public hearing for each proposed Ordinance. This public hearing is for Chapter 11 – Subdivisions. The consultant team provided a summary of the substantive changes to the existing Chapter 11 in Attachment A. The Planning Commission is asked to consider that the proposed amendments are part of an incremental approach to modernizing the existing code language and any changes that might be considered substantive beyond what is included in the drafts are not part of the scope of this project. The Planning Commission will have opportunities in the future to consider additional updates to Chapters 11, 12 and 13. Attachments Attachment A - HKGi Summary Memo Attachment B - Section 1100 General Provisions – Redline Attachment C - Section 1100 General Provisions - Clean Attachment D - Section 1120 Minimum Subdivision Design Standards – Redline Attachment E - Section 1120 Minimum Subdivision Design Standards - Clean Attachment F - Section 1130 Required Improvements – Redline Attachment G - Section 1130 Required Improvements - Clean Attachment H - Section 1140 Park Dedication – Redline Attachment I - Section 1140 Park Dedication - Clean Attachment J - Section 1150 Procedures – Redline Attachment K - Section 1150 Procedures - Clean HKGi 800 Washington Ave N Suite 207, Minneapolis, Minnesota 55401 (612) 338-0800 ~ www.hkgi.com MEMORANDUM TO: Arden Hills Planning Staff, City Council, and Planning Commission FROM: Rita Trapp and Kendra Ellner, Consulting Planners DATE: July 9, 2026 SUBJECT: Highlights of Changes for Subdivision Ordinance Update OVERVIEW Over the past year, HKGi and staff have been working on completing a draft of the zoning and subdivision code update. The overall approach to the Code update included a comprehensive reorganization of the text to improve usability, readability, and overall navigation. Grammatical revisions and language clarifications were made throughout the document to enhance consistency and interpretation. Additional updates were incorporated to align regulations and administrative procedures with current state statutes, planning terminology, and development practices, helping to modernize the Code while ensuring it remains legally consistent, user-friendly, and reflective of contemporary development standards. The following provides an overview and a list of highlights of changes in Chapter 11 - Subdivision. Chapter 11 - Subdivision Code Chapter 11 Subdivision establishes the standards and procedures governing the subdivision of land. As part of the update, the structure of the Subdivision chapter has been modified to move the procedures towards the end of the chapter and the design standards and improvements towards the beginning. Restructuring creates a more logical flow for users and aligns the chapter with current subdivision ordinance best practices. Notable changes include: • Section 1100 – General Provisions o Reorganized introductory provisions for improved readability and navigation. o Added standard ordinance language addressing the chapter title, authority, effective date, interpretation, severability, and other foundational administrative provisions to strengthen legal clarity and consistency. • Section 1200 – Design Standards o Reorganized subdivision design standards to improve flow and usability. o Added standard provisions addressing land suitability and the interpretation of design requirements. Major Changes Summary Memo – Arden Hills Zoning and Subdivision Ordinance Update– July 13, 2026 2 o Expanded block and lot standards, including provisions related to minimum block lengths, pedestrian connectivity, and easement requirements. o Reorganized and clarified street design and easement standards for improved administration and interpretation. o Updated block and pedestrian access standards to provide that, in blocks exceeding 1,000 feet in length, pedestrian ways and/or easements may be required near the center of the block to improve connectivity. This replaces less clear language that referenced easements in blocks over 500 feet. o Removed references to nonresidential blocks, as land use designations are established through zoning rather than the platting process. o Clarified corner lot width standards to improve consistency in application.  Corner Lots. Corner lots for residential uses shall have additional width to permit appropriate building setbacks from both streets as required in Chapter 10 Zoning. • Section 1300 – Required Improvements o Reorganized required improvement standards to improve usability and logical sequencing. o Revised and clarified language throughout the section to improve readability and administration while maintaining the intent of existing requirements. “Redline” version ATTACHMENT A Chapter 11 Section 1110 Page 1 of 6 Chapter 11 Subdivision 1110. General Provisions 1110.01 Authority Subd. 1 Title. A. This Chapter shall be known as the “Subdivision Ordinance of the City of Arden Hills,” and will be referred to herein as “this Chapter.” Subd. 2 Purpose. A. In order that new subdivisions will contribute toward an accessible, orderly, and stable community environment; adequate municipal services; and safe streets, all subdivisions platted within the incorporated limits of the City following the adoption of this code shall in all respects fully comply with the regulations set forth in this chapter. In their interpretation and application, the provisions of this chapter are the minimum requirements adopted for the protection of the public health, safety, and general welfare. Subd. 3 Effective Date and Authority to Adopt. A. The effective date of this chapter is ______, 2025. This Chapter hereby supersedes and replaces in its entirety Chapter 11 Subdivisions, on the effective date hereof. B. The authority to adopt this Chapter within the City of Arden Hills is derived from Minnesota Statute, Chapter 462, including but not limited to § 462.358, as well as other applicable state statutes and rules. C. Whenever other applicable city, state, or federal laws or rules referenced in this Chapter have been amended or superseded, this Chapter shall also be considered amended accordingly. 1110.02 Applicability Subd. 0 The rules and regulations governing plats and subdivisions of land contained herein shall apply within the corporate limits of the City of Arden Hills. Subd. 1 The provisions of this chapter do not apply to the following land separations: A. Except in the case of a re-subdivision, this Chapter does not apply to any lot or lots forming a part of subdivision plats recorded in the office of the register of deeds or registrar of titles prior to March 27, 1967; B. Where all the resulting parcels, tracts, lots, or interests will be 20 acres or larger in size and 500 feet in width for residential uses and five acres or larger in size and at least 500 feet in width for commercial and industrial uses; C.Creating cemetery lots; or D. Resulting from court orders, or the adjustment of a lot line by the relocation of a common boundary. E. Resulting from acquisition by governmental agencies for public improvements or uses. Subd. 2 In any case where the division of a parcel of land into two or more lots or parcels for the purpose of transfer of ownership or building development does not meet the definition of subdivision as defined by this chapter, a description of such land division shall be filed with the Zoning Administrator who will determine whether the division meets the requirements of Chapter 1 30 Zoning and this chapter. No building permit for such lots or parcels will be issued until the description has been filed with the City. Subd. 3 Effect of Provisions on Other Permits and Agreements. A. No building permit shall be issued for the construction of any building, structure, or improvement on any land required to be subdivided by this chapter until all requirements of this chapter have been fully met. “Redline” version Chapter 11 Section 1110 Page 2 of 6 1110.03 Administration Subd. 0 This Chapter shall be administered by the Zoning Administrator. Subd. 1 The Zoning Administrator may delegate specific responsibility to any individual city employee and shall remain responsible for all decisions made by those employees. 1110.04 Interpretation Subd. 0 Relationship to the Comprehensive Plan. A. The Comprehensive Plan for the City of Arden Hills, including amendments adopted by the City Council, is the guiding policy document for the city. The primary intent of this Chapter is to implement the goals and objectives of the Comprehensive Plan while remaining consistent with all applicable requirements of federal and state laws. Subd. 1 Conflicting Regulations or Provisions. A. In interpreting and applying the provisions of this chapter, they shall be held to the minimum requirements for the promotion of the public health, safety, and general welfare. B. In the event of a conflict or inconsistency between the provisions contained in this chapter and state statutes or rules, state statutes and rules shall govern, unless such state statutes or rules provide otherwise. C. Where the provisions of this chapter conflict with those of any statute, other ordinance, code provision, or regulation, the most restrictive provision applies. Subd. 2 Use of Graphics, Illustrations, Figures, Photos, and Cross-References. A. Graphics, illustrations, figures, and photos are provided for illustrative purposes only and shall not be construed as regulations. Graphics, illustrations, figures, and photos are not to scale and do not replace, limit, or expand the meaning of the text. Where a conflict occurs between the text and any graphic, illustration, figure, or photo, the text shall control. B. In some instances, cross-references between chapters, sections, divisions, and subdivisions are provided that include the chapter, section, division, and subdivision number along with the name of the reference. Where a conflict occurs between the given cross-reference number and name, the name shall control. 1110.05 Definitions Subd. 1 For the purpose of this chapter, the following terms, phrases, words and their derivations shall have the meaning given in this section. Alley. A minor public or private way which is used primarily for vehicular service access to the back or side of a lot abutting on a street. Block. That property abutting on one side of a street and lying between the two nearest intersecting or intercepting streets or railroad right-of-wayother barrier or unsubdivided acreage. City Engineer. The City Engineer of the City of Arden Hills. Comprehensive Plan. A compilation of policy statements, goals, standard and maps for guiding the physical, social and economic development, both private and public, of the city and its environs and may include, but is not limited to, the following items: Statements of policies, goals, standards, a land use plan, a community facilities plan, a transportation plan and recommendations for plan execution The Arden Hills Comprehensive Plan adopted by the City Council. “Redline” version Chapter 11 Section 1110 Page 3 of 6 Development Agreement. A written contract between city and applicant, drafted by the City Attorney in conjunction with the approval by the City. Easement. A right granted by an owner of land for the specific use of the land by the public generally, or to a person or persons afforded a person or governmental/public unit to use another's real property for a specific purpose. Final Plat. The final map, drawing or chart on which the subdivider's plan of subdivision is presented to the City Council for approval and which, if approved, will be submitted to the county register of deeds or registrar of titles. Improvement. Any drainage ditch, street, parkway, sidewalk, trail, pedestrian way, landscaping, lighting, off-street parking area, grading, utility, lot improvement, or other similar facility. Lot. A parcel of land in a subdivision, or plat of land, distinguished from other parcels by description as on a subdivision or record of survey map or by metes and bounds, for the purpose of sale or lease or separate use thereof. Lot, Butt. A lot at the end of a block and located between two (2) corner lots. Lot, Panhandle or Flag. A lot with street access provided to the bulk of the lot by means of a corridor of lesser width A lot that does not provide the full required frontage on a public right-of-way, butright-of-way but rather is served by a narrow "neck" of land that extends to the street. Lot, Remnant. A lot that is below minimum size as established in the City Zoning Code in effect at the time of the subdivision creating it. Lot, Through. An interior lot having frontage on two streets. Also referred to as a Double Frontage Lot. Lot Line. A property boundary line of any lot held in single or separate ownership or separately described; except that where any portion of the lot extends into the abutting street or alley, the lot line shall be deemed to be the street or alley line A line of record bounding a lot which divides one lot from another lot or from a roadway right-of-way or any other public space. Lot Line, Front: The boundary of a lot abutting a street. On a corner lot, the shortest street lot line shall be the front lot line, or as designated by t. The Zoning Administrator may designate the front lot line based on the practical front yard of the property as determined by such factors as the existing or proposed building configuration and consideration of the characteristics of surrounding properties. Lot Line, Rear: The lot line most nearly parallel to and most remote from the front lot line. Lot Line, Side: Lot lines other than front or rear lot lines. On a corner lot, the longest street lot line shall be a side lot line. “Redline” version Chapter 11 Section 1110 Page 4 of 6 Lot of record. A lot existing as of April 10th, 1993, date of this Code or approved by the city as a lot subsequent to such date and includes non-conforming lots. In no case shall a portion of an original platted lot constitute a lot of record. Metes and Bounds Description. A method of property description utilizing directions and distances commencing from and terminating at an easily identifiable point. Minimum Subdivision Design Standards. The guides, principles and specifications for the preparation of subdivision plans indicating, among other things, the minimum and maximum dimensions of the various elements set forth in the preliminary plan. Outlot. A parcel or remnant of land described by reference in a plat as a lettered outlot which is intended for open space, recreation, right-of-way, utilities, essential services, drainage, or to hold for future platting in order to facilitate development. No habitable structure shall be constructed on an outlot. Owner. Any individual, firm, association, syndicate, cooperative, copartnership, corporation, trust or any other legal entity having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under this chapter. Planning Commission. The person or persons designated by the City Council to advise it on planning mattersThe planning commission of the City of Arden Hills. Preliminary Plant. The preliminary map, drawing or chart indicating the proposed layout of the subdivision to be submitted to the City Council for its consideration. Private Improvement. Any improvement for which the city does not assume ownership or the responsibility for maintenance and operation, but which instead is owned, maintained and operated by a private property owner or group of private property owners. Protective Covenants. Contracts entered into between private parties and constitute a restriction on the use of all private property within a subdivision for the benefit of the property owners. Public Improvement. Any improvement for which the city, county, state, or federal government may ultimately assume the ownership and responsibility for maintenance and operation, or which may affect an improvement for which government responsibility is established. Public Works Design Manual. A manual adopted by the City Council that details the requirements for public street and utility construction within the City as may be amended from time to time. Right-of-Way. Land acquired by reservation or dedication A strip of land intended for public use and intended to be occupied or is occupied by a street, a sidewalk,/ trail, a railroad, utility lines, an oil or gas pipeline, a water line, a sanitary sewer, a storm sewer, or other similar uses or facilities. Roadway. The entirety of a private street and that portion of a public streetright of way extending from the back of the curb (i.e., the curbline) on one side to the back of the curb (i.e., the curbline) on the other side, used primarily for vehicular traffic, including the shoulder. “Redline” version Chapter 11 Section 1110 Page 5 of 6 Setback Line, Building. A required open space on a lot, which space is unoccupied and unobstructed by a structure from its lowest ground level to the sky, except as expressly permitted in this chapter and other City ordinances. Sidewalk. A hard surfaced public or private way, designed for and used primarily for pedestrian traffic. Streets. A public right-of-way which affords primary means of access to abutting propertyoccupied by a roadway or in which a future roadway will be constructed, and also includes an avenue, boulevard, highway, road, or way, or however otherwise designated. The City uses the following street classifications: Collector. Refers to aA State Aid street that provides access to the residences, institutions and businesses on that street, providing a route through the neighborhood or business district for residents of other neighborhoods. Cul-de-sac. A street with a circular turn-a-round and only one outlet. Local. A street that provides access to residences of that street and provides a route through the neighborhood for residences on other streets. A large proportion of trips have neither an origin nor a destination on that street. Major Arterial. A divided highway with four or more lanes that serves the major centers of activity of a metropolitan area, the highest traffic volume corridors, and the longest trip desires. The "Major Arterial" carries a high proportion of the total urban area travel on a minimum mileage. Almost all fully and partially controlled access facilities are a part of this class. Minor Arterial. A street system which interconnects with and augments the urban major arterial system and provides service to trips of moderate length at somewhat lower level of travel mobility than major arterials. This system distributes travel to geographical areas smaller than those identified with the higher system. City Residential. A Non-State Aid street that primarily serves adjoining residences with little or no through traffic. Almost all trips have either an origin or a destination on that street. Street Width. The shortest distance between the lines delineating the right-of-way of a street. Subdivider. Any person commencing proceedings to effect a subdivision of land hereunder for themself or for another. Subdivision. The separation of an area, parcel, or tract of land under single ownership into two or more parcels, tracts, lots, or long-term leasehold interests where the creation of the leasehold interest necessitates the creation of streets, roads, or alleys, for residential, commercial, industrial, or other use or any combination thereof. The term "Subdivision" includes re-subdivision and, when appropriate to the context, shall apply to the process of subdividing or to the land subdivided. The acquisition of land by any means for purposes of erecting or installing utility lines, including underground gas lines, overhead power lines, transmitting towers, or similar utility sites, or easements shall be considered a subdivision when such utilities are designed to serve more than one lot. Zoning Administrator. The Zoning Administrator of the City of Arden Hills. “Redline” version Chapter 11 Section 1110 Page 6 of 6 Watercourse. A channel in which a flow of water occurs either continuously or intermittently in a definitive direction. The term applies to either natural or artificially constructed channels. “Clean” version Chapter 11 Section 1110 Page 1 of 5 Chapter 11 Subdivision 1110. General Provisions 1110.01 Authority Subd. 1 Title. A. This Chapter shall be known as the “Subdivision Ordinance of the City of Arden Hills,” and will be referred to herein as “this Chapter.” Subd. 2 Purpose. A. In order that new subdivisions will contribute toward an accessible, orderly, and stable community environment; adequate municipal services; and safe streets, all subdivisions platted within the incorporated limits of the City following the adoption of this code shall in all respects fully comply with the regulations set forth in this chapter. In their interpretation and application, the provisions of this chapter are the minimum requirements adopted for the protection of the public health, safety, and general welfare. Subd. 3 Effective Date and Authority to Adopt. A. The effective date of this chapter is ______, 2025. B. The authority to adopt this Chapter within the City of Arden Hills is derived from Minnesota Statute, Chapter 462, including but not limited to § 462.358, as well as other applicable state statutes and rules. C. Whenever other applicable city, state, or federal laws or rules referenced in this Chapter have been amended or superseded, this Chapter shall also be considered amended accordingly. 1110.02 Applicability Subd. 0 The rules and regulations governing plats and subdivisions of land contained herein shall apply within the corporate limits of the City of Arden Hills. Subd. 1 The provisions of this chapter do not apply to the following land separations: A. Except in the case of a re-subdivision, this Chapter does not apply to any lot or lots forming a part of subdivision plats recorded in the office of the register of deeds or registrar of titles prior to March 27, 1967; B. Where all the resulting parcels, tracts, lots, or interests will be 20 acres or larger in size and 500 feet in width for residential uses and five acres or larger in size and at least 500 feet in width for commercial and industrial uses; C. Creating cemetery lots; or D. Resulting from court orders, or the adjustment of a lot line by the relocation of a common boundary. E. Resulting from acquisition by governmental agencies for public improvements or uses. Subd. 2 In any case where the division of a parcel of land into two or more lots or parcels for the purpose of transfer of ownership or building development does not meet the definition of subdivision as defined by this chapter, a description of such land division shall be filed with the Zoning Administrator who will determine whether the division meets the requirements of Chapter 13 Zoning and this chapter. No building permit for such lots or parcels will be issued until the description has been filed with the City. Subd. 3 Effect of Provisions on Other Permits and Agreements. A. No building permit shall be issued for the construction of any building, structure, or improvement on any land required to be subdivided by this chapter until all requirements of this chapter have been fully met. “Clean” version Chapter 11 Section 1110 Page 2 of 5 1110.03 Administration Subd. 0 This Chapter shall be administered by the Zoning Administrator. Subd. 1 The Zoning Administrator may delegate specific responsibility to any individual city employee and shall remain responsible for all decisions made by those employees. 1110.04 Interpretation Subd. 0 Relationship to the Comprehensive Plan. A. The Comprehensive Plan for the City of Arden Hills, including amendments adopted by the City Council, is the guiding policy document for the city. The primary intent of this Chapter is to implement the goals and objectives of the Comprehensive Plan while remaining consistent with all applicable requirements of federal and state laws. Subd. 1 Conflicting Regulations or Provisions. A. In interpreting and applying the provisions of this chapter, they shall be held to the minimum requirements for the promotion of the public health, safety, and general welfare. B. In the event of a conflict or inconsistency between the provisions contained in this chapter and state statutes or rules, state statutes and rules shall govern, unless such state statutes or rules provide otherwise. C. Where the provisions of this chapter conflict with those of any statute, other ordinance, code provision, or regulation, the most restrictive provision applies. Subd. 2 Use of Graphics, Illustrations, Figures, Photos, and Cross-References. A. Graphics, illustrations, figures, and photos are provided for illustrative purposes only and shall not be construed as regulations. Graphics, illustrations, figures, and photos are not to scale and do not replace, limit, or expand the meaning of the text. Where a conflict occurs between the text and any graphic, illustration, figure, or photo, the text shall control. B. In some instances, cross-references between chapters, sections, divisions, and subdivisions are provided that include the chapter, section, division, and subdivision number along with the name of the reference. Where a conflict occurs between the given cross-reference number and name, the name shall control. 1110.05 Definitions Subd. 1 For the purpose of this chapter, the following terms, phrases, words and their derivations shall have the meaning given in this section. Alley. A minor public or private way which is used primarily for vehicular service access to the back or side of a lot abutting on a street. Block. That property abutting on one side of a street and lying between the two nearest intersecting or intercepting streets or other barrier or unsubdivided acreage. City Engineer. The City Engineer of the City of Arden Hills. Comprehensive Plan. The Arden Hills Comprehensive Plan adopted by the City Council. Development Agreement. A written contract between city and applicant, drafted by the City Attorney in conjunction with the approval by the City. Easement. A right afforded a person or governmental/public unit to use another's real property for a specific purpose. “Clean” version Chapter 11 Section 1110 Page 3 of 5 Final Plat. The final map, drawing or chart on which the subdivider's plan of subdivision is presented to the City Council for approval and which, if approved, will be submitted to the county register of deeds or registrar of titles. Improvement. Any drainage ditch, street, parkway, sidewalk, trail, pedestrian way, landscaping, lighting, off-street parking area, grading, utility, lot improvement, or other similar facility. Lot. A parcel of land in a subdivision, or plat of land, distinguished from other parcels by description as on a subdivision or record of survey map or by metes and bounds, for the purpose of sale or lease or separate use thereof. Lot, Butt. A lot at the end of a block and located between two (2) corner lots. Lot, Panhandle or Flag. A lot that does not provide the full required frontage on a public right-of-way but rather is served by a narrow "neck" of land that extends to the street. Lot, Remnant. A lot that is below minimum size as established in the City Zoning Code in effect at the time of the subdivision creating it. Lot, Through. An interior lot having frontage on two streets. Also referred to as a Double Frontage Lot. Lot Line. A line of record bounding a lot which divides one lot from another lot or from a roadway right-of- way or any other public space. Lot Line, Front: The boundary of a lot abutting a street. On a corner lot, the shortest lot line shall be the front lot line, or as designated by the Zoning Administrator. Lot Line, Rear: The lot line most nearly parallel to and most remote from the front lot line. Lot Line, Side: Lot lines other than front or rear lot lines. On a corner lot, the longest street lot line shall be a side lot line. Lot of record. A lot existing as of April 10th, 1993, date of this Code or approved by the city as a lot subsequent to such date and includes non-conforming lots. In no case shall a portion of an original platted lot constitute a lot of record. Metes and Bounds Description. A method of property description utilizing directions and distances commencing from and terminating at an easily identifiable point. Outlot. A parcel or remnant of land described by reference in a plat as a lettered outlot which is intended for open space, recreation, right-of-way, utilities, essential services, drainage, or to hold for future platting in order to facilitate development. “Clean” version Chapter 11 Section 1110 Page 4 of 5 Owner. Any individual, firm, association, syndicate, cooperative, copartnership, corporation, trust or any other legal entity having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under this chapter. Planning Commission. The planning commission of the City of Arden Hills. Preliminary Plat. The preliminary map, drawing or chart indicating the proposed layout of the subdivision to be submitted to the City Council for its consideration. Private Improvement. Any improvement for which the city does not assume ownership or the responsibility for maintenance and operation, but which instead is owned, maintained and operated by a private property owner or group of private property owners. Public Improvement. Any improvement for which the city, county, state, or federal government may ultimately assume the ownership and responsibility for maintenance and operation, or which may affect an improvement for which government responsibility is established. Public Works Design Manual. A manual adopted by the City Council that details the requirements for public street and utility construction within the City as may be amended from time to time. Right-of-Way. A strip of land intended for public use and intended to be occupied or is occupied by a street, a sidewalk, trail, a water line, a sanitary sewer, a storm sewer, or other similar uses or facilities. Roadway. The entirety of a right of way extending from the back of the curb (i.e., the curbline) on one side to the back of the curb (i.e., the curbline) on the other side, used primarily for vehicular traffic, including the shoulder. Sidewalk. A hard surfaced public or private way, designed for and used primarily for pedestrian traffic. Streets. A public right-of-way occupied by a roadway or in which a future roadway will be constructed, and also includes an avenue, boulevard, highway, road, or way, or however otherwise designated. The City uses the following street classifications: Collector. A State Aid street that provides access to the residences, institutions and businesses on that street, providing a route through the neighborhood or business district for residents of other neighborhoods. Cul-de-sac. A street with a circular turn-a-round and only one outlet. Local. A street that provides access to residences of that street and provides a route through the neighborhood for residences on other streets. A large proportion of trips have neither an origin nor a destination on that street. Major Arterial. A divided highway with four or more lanes that serves the major centers of activity of a metropolitan area, the highest traffic volume corridors, and the longest trip desires. The "Major Arterial" carries a high proportion of the total urban area travel on a minimum mileage. Almost all fully and partially controlled access facilities are a part of this class. “Clean” version Chapter 11 Section 1110 Page 5 of 5 Minor Arterial. A street system which interconnects with and augments the urban major arterial system and provides service to trips of moderate length at somewhat lower level of travel mobility than major arterials. This system distributes travel to geographical areas smaller than those identified with the higher system. City Residential. A Non-State Aid street that primarily serves adjoining residences with little or no through traffic. Almost all trips have either an origin or a destination on that street. Street Width. The shortest distance between the lines delineating the right-of-way of a street. Subdivider. Any person commencing proceedings to effect a subdivision of land hereunder for themself or for another. Subdivision. The separation of an area, parcel, or tract of land under single ownership into two or more parcels, tracts, lots, or long-term leasehold interests where the creation of the leasehold interest necessitates the creation of streets, roads, or alleys, for residential, commercial, industrial, or other use or any combination thereof. The term "Subdivision" includes re-subdivision and, when appropriate to the context, shall apply to the process of subdividing or to the land subdivided. The acquisition of land by any means for purposes of erecting or installing utility lines, including underground gas lines, overhead power lines, transmitting towers, or similar utility sites, or easements shall be considered a subdivision when such utilities are designed to serve more than one lot. Zoning Administrator. The Zoning Administrator of the City of Arden Hills. Watercourse. A channel in which a flow of water occurs either continuously or intermittently in a definitive direction. The term applies to either natural or artificially constructed channels. “Redline” version Chapter 11 Section 1120 Page 1 of 5 Chapter 11 Subdivision 1120. Minimum Subdivision Design Standards 1120.01 General Design Standards Subd. 1 Conformity with Other Standards. A. The proposed subdivision shall conform to the Comprehensive Plan, related policies adopted by the City, this Chapter, and to all other Chapters of the official Arden Hills City Code and Zoning Ordinance of the City. Subd. 2 Arden Hills Public Works Design Manual. A. All platted subdivisions within the incorporated limits of the city shall be developed in conformance with the Arden Hills Public Works Design Manual, unless a waiver is granted by the City Council. B. The Public Works Design Manual may be amended from time to time by the City Council. In cases where there is a conflict between the Public Works Design Manual and this chapter, the Public Works Design Manual shall supersede. Subd. 3 Interpretation of Requirements. A. The design features set forth in this section 1120 are minimum requirements. The City may impose additional or more stringent requirements concerning lot size, streets, and overall design as deemed appropriate considering the property being subdivided. Subd. 4 Land Requirements. A. No land shall be developed which is held unsuitable for such use due to steep slopes, flooding, inadequate drainage, wetlands, adverse soil or rock formation, unfavorable topography, or any other feature likely to be harmful to the health, safety, or welfare of the community. Such property shall not be subdivided until all hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plan. B. Proposed subdivisions shall be coordinated with surrounding jurisdictions and/or neighborhoods so that the city as a whole may develop efficiently and harmoniously. 1120.02 Blocks Subd. 1 Block Length. “Redline” version Chapter 11 Section 1120 Page 2 of 5 A. The length, width, and acreage of blocks within bounding roads shall be sufficient to accommodate the size of lots required for the area by the zoning ordinance and to provide for accessibility, circulation control, and safety of street traffic. B. The maximum length of blocks shall be 1,000 feet and the minimum block length shall be 500 feet, except where topography or other conditions justify a departure from this standard. C. In blocks longer than 1,000 feet, pedestrian ways and/or easements through the block may be required near the center of the block. Subd. 2 Block Width. A. A block shall be so designed as to provide two tiers of lots, unless it adjoins a barrier, including a railroad, limited access highway, lake, or backs on other subdivisions where it may have but a single tier of lots. B. Blocks intended for business or industrial use shall be of such width as to be considered most suitable for their respective use, including adequate space for off-street parking and deliveries. 1120.03 Lots Subd. 1 Area/Width. The minimum lot dimensions in subdivisions shall not be less than that established in the City Zoning OrdinanceCode in effect at the time of adoption of the subdivision. Subd. 2 Corner Lots. Corner lots for residential uses shall have additional width to permit appropriate building setbacks from both streets as required in Chapter 13the Zoning Code. Subd. 3 Frontage. All proposed lots shall have frontage on a publicly dedicatedpublic street. The frontage width shall be the lot width required by the applicable zoning district in the Zoning Code. Subd. 4 Side Lot Lines. Side lines of lots shall be substantially at right angles or radial to the street line. Subd. 5 Butt Lots. Butt lots shall be platted at least five feet wider than the average width of interior lots in the block. Subd. 6 Through Lots. A. No parcellot shall have streets abutting both the front and rear lot lines, except when necessary, due to topographical or other physical conditions. B. An alley is not considered a public street for the purposes of this section. C. Through lots shall meet the dimensional requirements established in the Zoning OrdinanceCode. D. The primary access to a through lot shall be provided via the street with the least traffic volume, unless the City Engineer determines that due to property’s use or safety the access shall be provided on the other street. “Redline” version Chapter 11 Section 1120 Page 3 of 5 Subd. 7 Lot Remnants. All rRemnants of lots below minimum size left over after subdividing of a larger tract shall be prohibitedmust be added to adjacent lots, rather than be allowed to remain as unusable parcels. Subd. 8 Natural Features. In the subdividing of any land, due regard shall be shown for all natural features, such as tree growth, watercourses, historic spotsareas, or similar conditions, which if preserved will add to the attractiveness of the proposed development. Subd. 9 Watercourses. A. Lots abutting upon a watercourse, drainage way, channel, or stream, including wetland or marsh, shall have an additional depth or width as required, to assure ensure housing sitesbuilding locations that arewill not subject to flooding. B. All building areaslocations should be located outside the watercourse and a minimum of two feet above the 100-year flood elevation. Subd. 10 Grading. Corner lot grading and street intersection grades shall be such that there shall be no blocking of vision at street intersections over three (3) feet in height above street pavement level within fifteen (15) feet of intersecting street right-of-way lines. Subd. 11 Drainage. Lots shall be graded so as to provide drainage away from building locations and directed down lot lines within the proposed drainage and utility easements, subject to the Public Works Design Manual, and approval of the City Engineer. Any lot drainage that is directed onto an adjacent lot with the same subdivision must be within a drainage and utility easement. Subd. 12 Political Boundaries. No subdivision shall extend over a political boundary or school district line without documentwritten notification to affected units of government. Subd. 13 Outlots. A. An outlot may be platted within a subdivision to delineate future development phases, commonly owned preserved as open spaces, or land to be dedicated to the public for park, drainage and utility, or other public purposeused for a designated use. B. The outlot shall be sized in a manner to accommodate its intended use. C. An outlot shall be platted into a lot and block prior to issuance of a building permit. No building permits shall be issued for an outlot except for City structures allowed as a recreational or utility component in an open space area or park. 1120.04 Streets Subd. 1 Streets designed to comply with City standards. In areas of the City where there are topographical or environmental conditions that limit the ability of the street to meet City standards, the street design may vary subject to the Public Works Design Manual and approval of the City Engineer. Subd. 2 Street Plan. A. The arrangement, character, extent, width, grade, and location of all proposed streets shall conform to the comprehensive plan and official map, cCity standards, and shall conform to county, and state plans and standards for highways and be offered for dedicationed on the plat as public streets unless otherwise determined by the City Council. B. All proposed streets shall be considered in relation to existing and planned streets, reasonable circulation of traffic, topographical conditions, runoff of storm water, public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by the streets. 1. Local streets shouldshall be so planned as to discourage their use by non-local traffic. 2. Minimum design standards for collector streets shall comply with Minnesota Department of Transportation State Aid Standards. C. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. “Redline” version Chapter 11 Section 1120 Page 4 of 5 Subd. 3 Streets Widths. All right-of-way and roadway widths shall conform to the following minimum dimensions: Street Type Right-of-Way Width Roadway Width Major Arterial 100 Feet Determined on a case-by-case basis Minor Arterial 80 Feet Determined on a case-by-case basis Collector Street 70 Feet 32 Feet Minimum Residential Street 60 Feet 28 Feet Minimum Local Street 60 Feet 28 Feet Minimum Cul-de-sac 60 Feet 28 Feet Minimum Subd. 4 Private Streets. Private streets, except in the case of a townhouse development or a Planned Unit Development, shall be prohibited and no public improvements shall be approved for any private street. 1120.05 Alleys Subd. 1 Standards A. Alleys may be allowed and all alley rights-of-way and roadway widths must conform to the following minimum standards: Classification Right-of-Way Width Roadway Width Industrial or commercial 28 feet 20 feet Residential (two-way) 24 feet 16 feet Residential (one-way) 20 feet 12 feet B. The City Council may require alleys in non-residential areas where adequate off-street loading space is not available. 1120.06 Sidewalks and Trails Subd. 1 Sidewalks. A. Sidewalks may be required. The following criteria shall be used in determining if sidewalks are to be included in a development: 1. Sidewalks that connect to existing sidewalks within adjacent developed areas. 2. Sidewalks that connect neighborhoods to adjacent schools, parks and neighborhood commercial areas. 3. Sidewalks that connect neighborhoods to existing neighborhoods, within adjacent developed areas, and proposed trails as shown in the Comprehensive Plan. 4. Sidewalks that are located in residential areas with long blocks or many dwelling units on the street(s), or commercial or industrial areas. A.B. Sidewalks shall be designed and constructed to meet the requirements defined in the Public Works Design Manual. Subd. 2 Trails. A. Trails shall be designed and constructed to meet the requirements defined in the Public Works Design Manual. B. Trails shall be established in accordance with the City's Comprehensive Plan, other relevant plans adopted by the City, along natural features such as lakes, wetlands, and ditches, and in other areas where trails will serve an important transportation or recreational purpose as recommended and approved by the City Council. “Redline” version Chapter 11 Section 1120 Page 5 of 5 1120.07 Easements Subd. 1 Dedication. Easements shall be dedicated by appropriate language on the final plat in accordance with this section. Subd. 1Subd. 2 Width and Location. An easement for drainage and utilities at least 12 feet wide shall be provided around the perimeter of a subdivision, along front and rear lot lines, and centered along shared side lot lines. Easements of 20 feet or greater width or area may be required if necessary for the extension of main water or sewer lines, similar utilities, for drainage purposes, or to incorporate wetlands. Subd. 2Subd. 3 Continuous Utility Easement Locations. Drainage and utility easements shall connect with easements established in adjoining properties. These easements, when approved, shall not thereafter be changed without the approval of the City Council after a public hearing. Subd. 3Subd. 4 Guy Wires. Additional easements for pole guys should be provided, where appropriate, at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guys fall alongside lot lines. Subd. 4Subd. 5 Storm Water Management Ponds. Ponding easements shall be required for storm water ponding areas and shall be taken to two feet above the emergency overflow elevation or 100-year flood elevation if no emergency overflow elevation is provided. In addition, if the easement is not adjacent to a public right-of-way, adequate public access to the easement for maintenance purposes is required. Subd. 5Subd. 6 Provided for Drainage. Where a subdivision is traversed by a watercourse, drainage way, channel, or stream, there shall be provided a storm water easement or drainage right-of-way shall be provided conforming substantially with the lines of the watercourse, together with any further width or construction or both, as shall be adequate to direct storm water runoff. Subd. 6Subd. 7 Sidewalk/ Trail Easements. Sidewalk/trail easements shall be provided in accordance with section 1120.03 or when deemed essential to provide circulation or access to parks, schools, playgrounds, shopping areas, transportation, or other community facilities. Subd. 7Subd. 8 Retaining Walls. The construction of any retaining walls within the public right-of-way or drainage and utility easements will need prior approval of the City Engineer. 1120.08 Stormwater Management Subd. 1 Stormwater management plans shall comply with Rice Creek Watershed District Rules Rule C: Stormwater Management Plans. “Clean” version Chapter 11 Section 1120 Page 1 of 5 Chapter 11 Subdivision 1120. Minimum Subdivision Design Standards 1120.01 General Design Standards Subd. 1 Conformity with Other Standards. A. The proposed subdivision shall conform to the Comprehensive Plan, related policies adopted by the City, this Chapter, other Chapters of the official Arden Hills City Code. Subd. 2 Public Works Design Manual. A. All platted subdivisions within the incorporated limits of the city shall be developed in conformance with the Public Works Design Manual, unless a waiver is granted by the City Council. B. The Public Works Design Manual may be amended from time to time by the City Council. In cases where there is a conflict between the Public Works Design Manual and this chapter, the Public Works Design Manual shall supersede. Subd. 3 Interpretation of Requirements. A. The design features set forth in this section 1120 are minimum requirements. The City may impose additional or more stringent requirements concerning lot size, streets, and overall design as deemed appropriate considering the property being subdivided. Subd. 4 Land Requirements. A. No land shall be developed which is held unsuitable for such use due to steep slopes, flooding, inadequate drainage, wetlands, adverse soil or rock formation, unfavorable topography, or any other feature likely to be harmful to the health, safety, or welfare of the community. Such property shall not be subdivided until all hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plan. B. Proposed subdivisions shall be coordinated with surrounding jurisdictions and/or neighborhoods so that the city as a whole may develop efficiently and harmoniously. 1120.02 Blocks Subd. 1 Block Length. A. The length, width, and acreage of blocks within bounding roads shall be sufficient to accommodate the size of lots required for the area by the zoning ordinance and to provide for accessibility, circulation control, and safety of street traffic. B. The maximum length of blocks shall be 1,000 feet and the minimum block length shall be 500 feet, except where topography or other conditions justify a departure from this standard. C. In blocks longer than 1,000 feet, pedestrian ways and/or easements through “Clean” version Chapter 11 Section 1120 Page 2 of 5 the block may be required near the center of the block. Subd. 2 Block Width. A. A block shall be so designed as to provide two tiers of lots, unless it adjoins a barrier, including a railroad, limited access highway, lake, or backs on other subdivisions where it may have but a single tier of lots. B. Blocks intended for business or industrial use shall be of such width as to be considered most suitable for their respective use, including adequate space for off-street parking and deliveries. 1120.03 Lots Subd. 1 Area/Width. The minimum lot dimensions in subdivisions shall not be less than that established in the Zoning Code. Subd. 2 Corner Lots. Corner lots for residential uses shall have additional width to permit appropriate building setbacks from both streets as required in the Zoning Code. Subd. 3 Frontage. All proposed lots shall have frontage on a public street. The frontage width shall be the lot width required by the applicable zoning district in the Zoning Code. Subd. 4 Side Lot Lines. Side lines of lots shall be substantially at right angles or radial to the street line. Subd. 5 Butt Lots. Butt lots shall be platted at least five feet wider than the average width of interior lots in the block. Subd. 6 Through Lots. A. No lot shall have streets abutting both the front and rear lot lines, except when necessary, due to topographical or other physical conditions. B. An alley is not considered a public street for the purposes of this section. C. Through lots shall meet the dimensional requirements established in the Zoning Code. D. The primary access to a through lot shall be provided via the street with the least traffic volume, unless the City Engineer determines that due to property’s use or safety the access shall be provided on the other street. Subd. 7 Lot Remnants. Remnants of lots below minimum size left over after subdividing of a larger tract shall be prohibited. Subd. 8 Natural Features. In the subdividing of any land, due regard shall be shown for all natural features, such as tree growth, watercourses, historic areas, or similar conditions, which if preserved will add to the attractiveness of the proposed development. Subd. 9 Watercourses. A. Lots abutting upon a watercourse, drainage way, channel, or stream, including wetland or marsh, shall have an additional depth or width to ensure building locations will not subject to flooding. B. All building locations should be located outside the watercourse and a minimum of two feet above the 100-year flood elevation. Subd. 10 Grading. Corner lot grading and street intersection grades shall be such that there shall be no blocking of vision at street intersections over three (3) feet in height above street pavement level within fifteen (15) feet of intersecting street right-of-way lines. Subd. 11 Drainage. Lots shall be graded so as to provide drainage away from building locations and directed down lot lines within the proposed drainage and utility easements, subject to the Public Works Design Manual, and approval of the City Engineer. Any lot drainage that is directed onto an adjacent lot with the same subdivision must be within a drainage and utility easement. Subd. 12 Political Boundaries. No subdivision shall extend over a political boundary or school district line without written notification to affected units of government. Subd. 13 Outlots. “Clean” version Chapter 11 Section 1120 Page 3 of 5 A. An outlot may be platted within a subdivision to delineate future development phases, preserved as open space, or used for a designated use. B. The outlot shall be sized in a manner to accommodate its intended use. C. An outlot shall be platted into a lot and block prior to issuance of a building permit. No building permits shall be issued for an outlot except for City structures allowed as a recreational or utility component in an open space area or park. 1120.04 Streets Subd. 1 Streets designed to comply with City standards. In areas of the City where there are topographical or environmental conditions that limit the ability of the street to meet City standards, the street design may vary subject to the Public Works Design Manual and approval of the City Engineer. Subd. 2 Street Plan. A. The arrangement, character, extent, width, grade, and location of all proposed streets shall conform to the comprehensive plan and official map, City standards, and shall conform to county, and state plans and standards for highways and be dedicated on the plat as public streets unless otherwise determined by the City Council. B. All proposed streets shall be considered in relation to existing and planned streets, reasonable circulation of traffic, topographical conditions, runoff of storm water, public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by the streets. 1. Local streets shall be so planned as to discourage their use by non-local traffic. 2. Minimum design standards for collector streets shall comply with Minnesota Department of Transportation State Aid Standards. C. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. Subd. 3 Streets Widths. All right-of-way and roadway widths shall conform to the following minimum dimensions: Street Type Right-of-Way Width Roadway Width Major Arterial 100 Feet Determined on a case-by-case basis Minor Arterial 80 Feet Determined on a case-by-case basis Collector Street 70 Feet 32 Feet Minimum Residential Street 60 Feet 28 Feet Minimum Local Street 60 Feet 28 Feet Minimum Cul-de-sac 60 Feet 28 Feet Minimum Subd. 4 Private Streets. Private streets, except in the case of a townhouse development or a Planned Unit Development, shall be prohibited and no public improvements shall be approved for any private street. 1120.05 Alleys Subd. 1 Standards A. Alleys alley rights-of-way and roadway widths must conform to the following minimum standards: Classification Right-of-Way Width Roadway Width Industrial or commercial 28 feet 20 feet Residential (two-way) 24 feet 16 feet Residential (one-way) 20 feet 12 feet “Clean” version Chapter 11 Section 1120 Page 4 of 5 B. The City Council may require alleys in non-residential areas where adequate off-street loading space is not available. 1120.06 Sidewalks and Trails Subd. 1 Sidewalks. A. Sidewalks may be required. The following criteria shall be used in determining if sidewalks are to be included in a development: 1. Sidewalks that connect to existing sidewalks within adjacent developed areas. 2. Sidewalks that connect neighborhoods to adjacent schools, parks and neighborhood commercial areas. 3. Sidewalks that connect neighborhoods to existing neighborhoods, within adjacent developed areas, and proposed trails as shown in the Comprehensive Plan. 4. Sidewalks that are located in residential areas with long blocks or many dwelling units on the street(s), or commercial or industrial areas. B. Sidewalks shall be designed and constructed to meet the requirements defined in the Public Works Design Manual. Subd. 2 Trails. A. Trails shall be designed and constructed to meet the requirements defined in the Public Works Design Manual. B. Trails shall be established in accordance with the Comprehensive Plan, other relevant plans adopted by the City, along natural features such as lakes, wetlands, and ditches, and in other areas where trails will serve an important transportation or recreational purpose as recommended and approved by the City Council. 1120.07 Easements Subd. 1 Dedication. Easements shall be dedicated by appropriate language on the final plat in accordance with this section. Subd. 2 Width and Location. An easement for drainage and utilities at least 12 feet wide shall be provided around the perimeter of a subdivision, along front and rear lot lines, and centered along shared side lot lines. Easements of 20 feet or greater width or area may be required if necessary for the extension of main water or sewer lines, similar utilities, for drainage purposes, or to incorporate wetlands. Subd. 3 Continuous Utility Easement Locations. Drainage and utility easements shall connect with easements established in adjoining properties. Subd. 4 Guy Wires. Additional easements for pole guys should be provided, where appropriate, at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guys fall alongside lot lines. Subd. 5 Storm Water Management Ponds. Ponding easements shall be required for storm water ponding areas and shall be taken to two feet above the emergency overflow elevation or 100-year flood elevation if no emergency overflow elevation is provided. In addition, if the easement is not adjacent to a public right-of-way, adequate public access to the easement for maintenance purposes is required. Subd. 6 Provided for Drainage. Where a subdivision is traversed by a watercourse, drainage way, channel, or stream, a storm water easement or drainage right-of-way shall be provided conforming substantially with the lines of the watercourse, together with any further width or construction or both, as shall be adequate to direct storm water runoff. Subd. 7 Sidewalk/ Trail Easements. Sidewalk/trail easements shall be provided in accordance with section 1120.03 or when deemed essential to provide circulation or access to parks, schools, playgrounds, shopping areas, transportation, or other community facilities. Subd. 8 Retaining Walls. The construction of any retaining walls within drainage and utility easements will need prior approval of the City Engineer. “Clean” version Chapter 11 Section 1120 Page 5 of 5 1120.08 Stormwater Management Subd. 1 Stormwater management plans shall comply with Rice Creek Watershed District Rules Rule C: Stormwater Management Plans. “Redline version” Chapter 11 Section 1130 Page 1 of 3 Chapter 11 Subdivision 1130. Required Improvements 1130.01 Interpretation Subd. 1 All of the required improvements specified in this section shall be constructed in accordance with the state building code and all other applicable city, county, and state regulations, policies, and guidelines. 1130.02 Required Improvements Subd. 1 Survey Monuments. A. Official permanent monuments shall be placed as required by Minn. Stat. § 505.021 (as may be amended). B. All monument markers shall be correctly in place upon final grading and installation of utilities. C. The city will not issue building permits for a lot within a plat until monuments have been placed for that lot. D. All United States, state, county or other official benchmarks, monuments or triangulation stations in or adjacent to the property shall be preserved in precise position. Subd. 2 Streets. A. Street Grading. The full width of the right of way, of each street dedicated in the plat shall be graded in accordance with the provisions for construction as outlined in Section 1120 Minimum Design Standards. B. Street Surfacing. All streets shall be improved with pavements constructed to specification of the City EngineerPublic Works Design Manual. Subd. 3 Sewer and Water. A. Sanitary sewer and water facilities for the subdivision shall be obtained by connections to the City sewer and water systems and shall be designed, installed, and approved in accordance with the standards and specifications of the City EngineerPublic Works Design Manual. Subd. 4 Utilities. A. All utilities shall be installed underground as provided in this code. All underground work shall be completed prior to street surfacing. Subd. 5 Sod. TurfGrass sod and four inches of topsoil shall be provided between the pavement edge of the roadway and the lot line. Subd. 6 Tree Preservation. Tree removal on all properties in the City is subject to the provisions of Section 1350.051325.055 of the Zoning Code. Subd. 7 Tree Plantings. Tree plantings are required as follows: A. . Street Trees Required. 1. At least one street tree shall be properly installed at the time of street construction for each 40- foot length of right-of-way. This requirement may be modified depending on the chosen tree species and its typical spread at maturity. 2. The type of tree shall be subject to the Arden Hills Preferred Street Tree Species List or by City approval following the additional standards below: a. Coniferous trees must be at least six feet high at the time of installation. b. Deciduous trees must be at least two and one-half inches in diameter at a height four feet above the ground at the time of installation. c. These requirements may be waived by the City where the subdivider can demonstrate that a suitable tree is already located in an appropriate location on the lot. “Redline version” Chapter 11 Section 1130 Page 2 of 3 B. Lots shall meet the minimum landscaping requirements and tree preservation requirements in Sec.tions 1350.04 and 1350.05 of the Zoning Code. Subd. 8 Lighting. Streetlights shall not be installed at intersections or along roadways unless specifically approved by the City Engineer. A streetlight plan must be submitted to accommodate safe travel and to preserve the character of the neighborhoodbe installed as described in the Public Works Design Manual. Subd. 9 Street Markers. All necessary street markers and traffic signs shall be installed Street signs of standard design approved by the city shall be installed at each street intersection. Regulatory signs shall be installed as required. Subd. 10 Sidewalks. Sidewalks may be required along both sides of all streets; pedestrian ways shall be paved and fenced as approved by the City Council. 1130.03 Installation of Required Improvements Subd. 1 Development Agreement Required. To ensure that a subdivider follows the conditions of approval and properly installs the basic improvements required in a plat. Whenever a subdivision includes any public improvements or other conditions of approval, the subdivider shall enter into a development agreement with the City, setting forth the conditions under which the subdivision is approved. Subd. 2 All of the required improvements to be installed under the provisions of this section shall be designed and constructed in accordance with the design standards of this section and the current version of the city's engineering standard specifications, which are adopted herein by referencePublic Works Design Manual, and approved by and subject to the inspection of the cCity eEngineer prior to approval. Subd. 3 Surety Bond. The subdivider shall furnish a surety bondletter of credit or cash escrow with a sum equal to 125% of the estimated cost of the required improvements to be made under the contract or shall have given a performance bond in the same amount to the City to cover the cost of the improvements, as estimated by the City Engineer. The bond will be in a form required by statute for public contractor bonds and will identify the improvements and the time scheduled for their completion. Subd. 4 Preparation of Plans and Specifications. A. The subdivider shall submit plans and specifications for all required improvements, as listed or specified in this Chapter that have been prepared by a competent registered professional engineer to the cCity for approval by the cCity eEngineer. B. The cCity shall, at the subdivider's expense, provide all on-site inspection and soil testing to certify that the construction work meets the cCity's standards, Public Works Design Manual, and approved plans. C. All labor and work shall be done and performed in the best and most workmanlike manner and in strict conformance with the approved plans and specifications. D. No deviations from the approved plans and specifications will be permitted unless approved in writing by the cCity eEngineer. E. The subdivider shall not do any work or furnish any materials not covered by the plans and specifications and special conditions of this development agreement, for which reimbursement is expected from the cCity, unless such work is first ordered in writing by the city engineer as provided in the specifications in included in the development agreement. Subd. 5 Timeline. A. The subdivider shall complete all required basic improvements no later than one year following the commencement of work on the improvements, except: 1.Where weather precludes completion; 2.For street lighting; “Redline version” Chapter 11 Section 1130 Page 3 of 3 3. For landscaping; and 4. For the wearing course of streets. B. Where weather precludes completion, the timeline for completion of the improvements may be extended an additional six months by the City Engineer. C. The subdivider shall complete street lighting within two years following the initial commencement of work on the required basic improvements. D. The subdivider shall complete landscaping by the development phase within 90 days following the issuance of a building permit for the last vacant lot within a phase unless weather precludes completion, in which case the landscaping shall be completed at the outset of the next growing season. E. Neither curb and gutter nor bituminous pavement shall be installed between November 15 and April 15. The final wear course on streets shall be installed between May 15 and October 1, the first summer after the base layer of asphalt has been in place one freeze-thaw cycle. Any deficiencies in the base asphalt, curb or other improvements must be repaired by the subdivider at its own cost prior to final paving. The subdivider may, however, request an extension of time from the city. If an extension is granted, it shall be conditioned upon updating the security posted by the subdivider to reflect cost increases and the extended completion date. Final wear course placement outside of this time frame must have the written approval of the cCity eEngineer. Subd. 6 It shall be the declared policy of the City to require the subdivider to proceed as soon as practicable with installations within the subdivision of such required improvements, after final approval of a subdivision plat, execution of the development agreement, and payment. “Clean version” Chapter 11 Section 1130 Page 1 of 3 Chapter 11 Subdivision 1130. Required Improvements 1130.01 Interpretation Subd. 1 All of the required improvements specified in this section shall be constructed in accordance with the state building code and all other applicable city, county, and state regulations, policies, and guidelines. 1130.02 Required Improvements Subd. 1 Survey Monuments. A. Official permanent monuments shall be placed as required by Minn. Stat. § 505.021 (as may be amended). B. All monument markers shall be correctly in place upon final grading and installation of utilities. C. The city will not issue building permits for a lot within a plat until monuments have been placed for that lot. D. All United States, state, county or other official benchmarks, monuments or triangulation stations in or adjacent to the property shall be preserved in precise position. Subd. 2 Streets. A. Street Grading. The full width of the right of way, of each street dedicated in the plat shall be graded in accordance with the provisions for construction as outlined in Section 1120 Minimum Design Standards. B. Street Surfacing. All streets shall be improved with pavements constructed to specification of the Public Works Design Manual. Subd. 3 Sewer and Water. A. Sanitary sewer and water facilities for the subdivision shall be obtained by connections to the City sewer and water systems and shall be designed, installed, and approved in accordance with the standards and specifications of the Public Works Design Manual. Subd. 4 Utilities. A. All utilities shall be installed underground. All underground work shall be completed prior to street surfacing. Subd. 5 Sod. Grass sod and four inches of topsoil shall be provided between the pavement edge of the roadway and the lot line. Subd. 6 Tree Preservation. Tree removal on all properties in the City is subject to the provisions of Section 1325.055 of the Zoning Code. Subd. 7 Tree Plantings. Tree plantings are required as follows: A. . Street Trees Required. 1. At least one street tree shall be properly installed at the time of street construction for each 40- foot length of right-of-way. This requirement may be modified depending on the chosen tree species and its typical spread at maturity. 2. The type of tree shall be subject to the Arden Hills Preferred Street Tree Species List or by City approval following the additional standards below: a. Coniferous trees must be at least six feet high at the time of installation. b. Deciduous trees must be at least two and one-half inches in diameter at a height four feet above the ground at the time of installation. c. These requirements may be waived by the City where the subdivider can demonstrate that a suitable tree is already located in an appropriate location on the lot. “Clean version” Chapter 11 Section 1130 Page 2 of 3 B. Lots shall meet the minimum landscaping requirements and tree preservation requirements in Sections 1350.04 and 1350.05 of the Zoning Code. Subd. 8 Lighting. Streetlights shall be installed as described in the Public Works Design Manual. Subd. 9 Street Markers. Street signs of standard design approved by the city shall be installed at each street intersection. Regulatory signs shall be installed as required. Subd. 10 Sidewalks. Sidewalks may be required along both sides of all streets; pedestrian ways shall be paved and fenced as approved by the City Council. 1130.03 Installation of Required Improvements Subd. 1 Development Agreement Required. To ensure that a subdivider follows the conditions of approval and properly installs the basic improvements required in a plat. Whenever a subdivision includes any public improvements or other conditions of approval, the subdivider shall enter into a development agreement with the City, setting forth the conditions under which the subdivision is approved. Subd. 2 All of the required improvements to be installed under the provisions of this section shall be designed and constructed in accordance with the design standards of this section and Public Works Design Manual, and approved by and subject to the inspection of the City Engineer prior to approval. Subd. 3 Surety Bond. The subdivider shall furnish a letter of credit or cash escrow with a sum equal to 125% of the estimated cost of the required improvements to be made under the contract or shall have given a performance bond in the same amount to the City to cover the cost of the improvements, as estimated by the City Engineer. The bond will be in a form required by statute for public contractor bonds and will identify the improvements and the time scheduled for their completion. Subd. 4 Preparation of Plans and Specifications. A. The subdivider shall submit plans and specifications for all required improvements, as listed or specified in this Chapter that have been prepared by a competent registered professional engineer to the City for approval by the City Engineer. B. The City shall, at the subdivider's expense, provide all on-site inspection and soil testing to certify that the construction work meets the City's standards, Public Works Design Manual, and approved plans. C. All labor and work shall be done and performed in the best and most workmanlike manner and in strict conformance with the approved plans and specifications. D. No deviations from the approved plans and specifications will be permitted unless approved in writing by the City Engineer. E. The subdivider shall not do any work or furnish any materials for which reimbursement is expected from the City, unless such work in included in the development agreement. Subd. 5 Timeline. A. The subdivider shall complete all required basic improvements no later than one year following the commencement of work on the improvements, except: 1. Where weather precludes completion; 2. For street lighting; 3. For landscaping; and 4. For the wearing course of streets. B. Where weather precludes completion, the timeline for completion of the improvements may be extended an additional six months by the City Engineer. C. The subdivider shall complete street lighting within two years following the initial commencement of work on the required basic improvements. D. The subdivider shall complete landscaping by the development phase within 90 days following the issuance of a building permit for the last vacant lot within a phase unless weather precludes “Clean version” Chapter 11 Section 1130 Page 3 of 3 completion, in which case the landscaping shall be completed at the outset of the next growing season. E. Neither curb and gutter nor bituminous pavement shall be installed between November 15 and April 15. The final wear course on streets shall be installed between May 15 and October 1, the first summer after the base layer of asphalt has been in place one freeze-thaw cycle. Any deficiencies in the base asphalt, curb or other improvements must be repaired by the subdivider at its own cost prior to final paving. The subdivider may, however, request an extension of time from the city. If an extension is granted, it shall be conditioned upon updating the security posted by the subdivider to reflect cost increases and the extended completion date. Final wear course placement outside of this time frame must have the written approval of the City Engineer. Subd. 6 It shall be the declared policy of the City to require the subdivider to proceed as soon as practicable with installations within the subdivision of such required improvements, after final approval of a subdivision plat, execution of the development agreement, and payment. “Redline version” Chapter 11 Section 1140 Page 1 of 3 Chapter 11 Subdivision 1140. Park Land Dedications 1140.01 Public Dedications Required Subd. 1 Pursuant to Minn. Stat. Section 462.358, Subd. 2b, except as otherwise provided in this section, the City requires all owners or developerssubdividers, as a prerequisite to approval of a subdivision to convey to the City or dedicate to the public use a reasonable portion of any such proposal foany proposed subdivision be dedicated to the public or preserved for public use as streets, roads, sewers, electric, gas, and water facilities, storm water drainage and holding areas or ponds and similar utilities and improvements, parks, recreational facilities, playgrounds, trails, wetlands, or open space, in such portions to be approved and acceptable to the City. 1140.02 Park Dedication and Cash in Lieu Subd. 1 The City finds that the dedication and improvement requirements as defined in this subsection are necessary to meet the minimum needs for parks, trails, wetlands, and open spaces resulting from development subject to Section 1130.08. As a prerequisite to subdivision approval, subdividers shall dedicate land for parks, playgrounds, public open spaces and trails and/or shall make a cash contribution to the city's park fund and trail fund, as provided by this section. 1140.03 Park Land to be Dedicatedion Requirements. Subd. 1 Land dedicated under this section shall reasonably conform to the City’s cComprehensive pPlan. Subd. 2 Dedication Amounts. A. In residential subdivisions where parkland dedication is required, the following formula shall be used to determine the parkland dedication: Category Units Per Acre Percentage Park Dedication /Acres of Development Low Density Residential Up to 2.5 10 percent Medium Density Residential More than 2.5 to 8.0 15 percent High Density Residential More than 8.0 20 percent B. In commercial or industrial subdivisions where a park land dedication is required, the following formula shall be used to determine the parkland dedication: fifteen (15) percent of the gross area of the subdivision. Subd. 3 Property being subdivided without an increase in the number of lots shall be exempt from park land dedication requirements if similar requirements were satisfied in conjunction with an earlier subdivision. If the number of lots is increased, then the dedication shall be based on the additional lots created. 1140.04 Cash in Lieu of Park Land Dedication. Subd. 1 In lieu of park land dedication the City may, at its discretion, require: A. A cash in lieu contribution B. A combination of park land and a cash contribution Subd. 2 The cash in lieu paymentcontribution shall be determined based on the average fair market value of the unplatted land that would otherwise be dedicated to the City. “Redline version” Chapter 11 Section 1140 Page 2 of 3 Subd. 3 Where a combination of land and cash dedication is madeWhen the City elects to receive cash in lieu and land dedication, the land dedicatedion will be deducted from the total park dedication land dedication requirementd, and the balanceremainder of required park land dedication acreage will be converted into a cash contribution in lieu of land dedicationcontribution requirement pursuant tocalculated based on the fair market value of the property in the subdivision. Subd. 4 Fair market value shall be determined as of the time of filing the Final Plat in accordance with the following: A.The value of the land as determined by the City annually based on the tax valuation; or A.B. The fair market value may be bBased upon a current appraisal submitted to the City by the subdivider at the subdivider’s expense. The appraisal shall be made by an appraiser who is an approved member of the SREA or MAI, or equivalent real estate appraisal societies. B.Subd. 5 If the City disputes such appraisal, the City may, at the subdivider’s expense, obtain an appraisal of the property by a qualified real estate appraiser, which appraisal shall be conclusive evidence of the fair market value of the land. 1140.05 Process for Park Land Dedication Subd. 1 City staff recommendation. In each case City staff shall recommend to the City Council the total area and location of such land that should be conveyed or dedicated within the development for park, trails, or open space purposes, or whether a cash contribution in lieu of land dedication should be required. Such recommendation may take into consideration items such as the zoning classification of the land to be developed, the particular use proposed for such land, amenities to be provided and factors of density and site development as proposed by the developer. Subd. 2 Cash contributions for land dedication or park improvements are to be calculated at the time of the Final Plat approval. The City may require the payment at the time of the Final Plat approval or at a later time under terms agreed upon in the development agreement. Delayed payment shall include interest at a rate set by the City. Subd. 3 Any land required to be dedicated for park, trails, or open space purposes as defined in this section shall be conveyed by warranty deed to the City prior to the City’s release of the Final Plat for filing with the county. Subd. 4 Park dedication fund. Cash contributions shall be deposited in a designated park dedication fund and shall only be used for the acquisition and development or improvement of parks, recreational facilities, playgrounds, trails, wetlands, or open space. 1140.06 Miscellaneous Provisions for Park Land Dedication Subd. 1 Trail connections. In cases where a subdivision borders a trail identified in the City’s comprehensive plan, the subdivider or developer shall be responsible for constructing trail improvements that provide connections from the subdivision area to this trail. The location and specifications of the trail connections shall be determined pursuant to the standards in the Public Works Design Manual and subdivision ordinance and approved by the City CouncilEngineer and Community Development Director. Subd. 2 Suitability of dedicated land. As determined by the City, land shall be reasonably suitable for its intended use and shall be at a location convenient to the people to be served. Factors used in evaluating the adequacy of proposed park and recreation areas shall include, and are not limited to: size, shape, topography, geology, hydrology, tree cover, access, and location. Subd. 3 Acquisition of sites proposed on official map or comprehensive plan. Where a proposed park, playground, trail, open space or other recreational area that has been indicated on the official map or comprehensive plan is located in whole or in part within a proposed subdivision, such proposed site shall be designated as such on the plat and be dedicated to the City. If the subdivider chooses not to “Redline version” Chapter 11 Section 1140 Page 3 of 3 dedicate an area in excess of the land required hereunder for such proposed public site, the City may consider acquiring the site through purchase. Subd. 4 Calculating density. Land area conveyed or dedicated to the City shall not be used in calculating density requirements of the City Zoning Code and shall be in addition to and not in lieu of private open space requirements prescribed in the Zoning Code. Subd. 5 As part of the subdivision approval, the developer shall be responsible for making certain improvements to dedicated park land, including, but not limited to, finish grading, ground cover, construction of trails, and clearly identifying park and trail boundaries with city-approved markers. Subd. 6 The subdivider or developer shall bring utilities a reasonable distance inside the property line of the future park, as determined by the city engineer, and shall cap them off at no cost to the city. Utilities shall include gas, storm sewer, water, electricity, and sanitary sewer. The location where such utilities are to be brought into the future park shall be determined by the city engineer and parks and recreation director. “Clean version” Chapter 11 Section 1140 Page 1 of 3 Chapter 11 Subdivision 1140. Park Land Dedication 1140.01 Public Dedications Required Subd. 1 Pursuant to Minn. Stat. Section 462.358, Subd. 2b, the City requires all subdividers, as a prerequisite to approval of a subdivision to convey to the City or dedicate to the public use a reasonable portion of any proposed subdivision be dedicated to the public or preserved for public use as streets, roads, sewers, electric, gas, and water facilities, storm water drainage and holding areas or ponds and similar utilities and improvements, parks, recreational facilities, playgrounds, trails, wetlands, or open space, in such portions to be approved and acceptable to the City. 1140.02 Park Dedication and Cash in Lieu Subd. 1 The City finds that the dedication and improvement requirements as defined in this subsection are necessary to meet the minimum needs for parks, trails, wetlands, and open spaces resulting from development subject to Section 1130.08. As a prerequisite to subdivision approval, subdividers shall dedicate land for parks, playgrounds, public open spaces and trails and/or shall make a cash contribution to the city's park fund and trail fund, as provided by this section. 1140.03 Park Land Dedication Requirements. Subd. 1 Land dedicated under this section shall reasonably conform to the Comprehensive Plan. Subd. 2 Dedication Amounts. A. In residential subdivisions where parkland dedication is required, the following formula shall be used to determine the parkland dedication: Category Units Per Acre Percentage Park Dedication /Acres of Development Low Density Residential Up to 2.5 10 percent Medium Density Residential More than 2.5 to 8.0 15 percent High Density Residential More than 8.0 20 percent B. In commercial or industrial subdivisions where park land dedication is required, the following formula shall be used to determine the parkland dedication: 15 percent of the gross area of the subdivision. Subd. 3 Property being subdivided without an increase in the number of lots shall be exempt from park land dedication requirements if similar requirements were satisfied in conjunction with an earlier subdivision. If the number of lots is increased, then the dedication shall be based on the additional lots created. 1140.04 Cash in Lieu of Park Land Dedication. Subd. 1 In lieu of park land dedication the City may, at its discretion, require: A. A cash in lieu contribution B. A combination of park land and a cash contribution Subd. 2 The cash in lieu contribution shall be based on the average fair market value of the unplatted land that would otherwise be dedicated to the City. Subd. 3 When the City elects to receive cash in lieu and land dedication, the land dedication will be deducted from the total park land dedication required, and the remainder of park land dedication will be “Clean version” Chapter 11 Section 1140 Page 2 of 3 converted into a cash in lieu of contribution requirement calculated based on the fair market value of the property in the subdivision. Subd. 4 Fair market value shall be determined as of the time of filing the Final Plat in accordance with the following: A.The value of the land as determined by the City annually based on the tax valuation; or B. Based upon a current appraisal submitted to the City by the subdivider at the subdivider’s expense. The appraisal shall be made by an appraiser who is an approved member of the SREA or MAI, or equivalent real estate appraisal societies. Subd. 5 If the City disputes such appraisal, the City may, at the subdivider’s expense, obtain an appraisal of the property by a qualified real estate appraiser, which appraisal shall be conclusive evidence of the fair market value of the land. 1140.05 Process for Park Land Dedication Subd. 1 City staff recommendation. In each case City staff shall recommend to the City Council the total area and location of such land that should be conveyed or dedicated within the development for park, trails, or open space purposes, or whether a cash contribution in lieu of land dedication should be required. Such recommendation may take into consideration items such as the zoning classification of the land to be developed, the particular use proposed for such land, amenities to be provided and factors of density and site development as proposed by the developer. Subd. 2 Cash contributions for land dedication or park improvements are to be calculated at the time of the Final Plat approval. The City may require the payment at the time of the Final Plat approval or at a later time under terms agreed upon in the development agreement. Delayed payment shall include interest at a rate set by the City. Subd. 3 Any land required to be dedicated for park, trails, or open space purposes as defined in this section shall be conveyed by warranty deed to the City prior to the City’s release of the Final Plat for filing with the county. Subd. 4 Park dedication fund. Cash contributions shall be deposited in a designated park dedication fund and shall only be used for the acquisition and development or improvement of parks, recreational facilities, playgrounds, trails, wetlands, or open space. 1140.06 Miscellaneous Provisions for Park Land Dedication Subd. 1 Trail connections. In cases where a subdivision borders a trail identified in the City’s comprehensive plan, the subdivider or developer shall be responsible for constructing trail improvements that provide connections from the subdivision area to this trail. The location and specifications of the trail connections shall be determined pursuant to the standards in the Public Works Design Manual and subdivision ordinance and approved by the City Council. Subd. 2 Suitability of dedicated land. As determined by the City, land shall be reasonably suitable for its intended use and shall be at a location convenient to the people to be served. Factors used in evaluating the adequacy of proposed park and recreation areas shall include, and are not limited to: size, shape, topography, geology, hydrology, tree cover, access, and location. Subd. 3 Acquisition of sites proposed on official map or comprehensive plan. Where a proposed park, playground, trail, open space or other recreational area that has been indicated on the official map or comprehensive plan is located in whole or in part within a proposed subdivision, such proposed site shall be designated as such on the plat and be dedicated to the City. If the subdivider chooses not to dedicate an area in excess of the land required hereunder for such proposed public site, the City may consider acquiring the site through purchase. “Clean version” Chapter 11 Section 1140 Page 3 of 3 Subd. 4 Calculating density. Land area conveyed or dedicated to the City shall not be used in calculating density requirements of the City Zoning Code and shall be in addition to and not in lieu of private open space requirements prescribed in the Zoning Code. Subd. 5 As part of the subdivision approval, the developer shall be responsible for making certain improvements to dedicated park land, including, but not limited to, finish grading, ground cover, construction of trails, and clearly identifying park and trail boundaries with city-approved markers. Subd. 6 The subdivider or developer shall bring utilities a reasonable distance inside the property line of the future park, as determined by the city engineer, and shall cap them off at no cost to the city. Utilities shall include gas, storm sewer, water, electricity, and sanitary sewer. The location where such utilities are to be brought into the future park shall be determined by the city engineer and parks and recreation director. “Redline version” Chapter 11 Section 1150 Page 1 of 11 Chapter 11 Subdivision 1150. Procedures 1150.01 Common Procedures Subd. 1 Authority to File A.Development review Subdivision applications for an individual property may be initiated by: 1.The owner of the property that is the subject of the application; or 2. An agent authorized by the owner of the property that is the subject of the application. Evidence of such authorization shall be the signature of the property owner. 3. If the property subject to an application is under more than one ownership, all owners or their authorized agents shall join in filing the application. Subd. 2 Exemptions A. Subdivision approval is not required for any of the following: 1. Separations where all the resulting parcels, tracts, lots, or interests will be 20 acres or larger in size and 500 feet in width for residential use. 2. Separations where all the resulting parcels, tracts, lots, or interests will be five acres or larger in size for commercial and industrial use; 3.Separations creating cemetery lots; 4.Land separations resulting from court orders; or 5. Lot consolidation. Subd. 3Subd. 2 Applications and Fees A. Pre-application meetings are recommended. 1. A pre-application meeting is an informal discussion between a potential applicant and cCity staff regarding a possible project subject to this titlesubdivision. The Zoning Administrator shall determine which cCity staff shall attend the pre-application meeting or be involved in the correspondence. 2. The purpose of the pre-application meeting is to assist the applicant in identifying the type of approvals needed, the potential review criteria, and the information to be contained in the application(s). This shouldwill include at a minimum an assessment of a concept plan and narrative. 3. Discussions that occur during pre-application meetings are not binding on the City and do not constitute official assurances or representations on the City. B. Depending on the requirements of this CodeCity Code, multiple applications may be required for a single development. C. City staff shall determine the order of application review based on the City Code, including this cChapter, and state requirements. Where possible, applications canmay be reviewed simultaneously. D. Applications for subdivisions shall be filed with the City and include all of the information required on the application form provided by the City. Failure by the applicant to provide all of the required information maywill result in rejection of the application by City staff. E. Fees for subdivision applications provided for in this cChapter shall be established by ordinance approved by the City Council. The applicant shall submit the filing fee and if applicable, an escrow for technical assistance, established and adopted by the City Council paid to the Zoning Administrator with every application. No building permitsubdivision application will be “Redline version” Chapter 11 Section 1150 Page 2 of 11 issueddeemed complete until all information required on the applicant form and fees are paid for the subdivision applicationssubmitted to the City. F. Any and all expenses and charges incurred by the City for the technical assistance of engineering, planning, legal, or other services related to the review and processing of the subdivision application that exceeds the established application fee shall be collected from the applicant. Such fees shall come due immediately upon notification by the City. The City may withhold any final action on a developmentsubdivision application and/or rescind prior action until all feesexpenses are paid in full. Subd. 4Subd. 3 Registered Land Surveys A. Registered land surveys shall not be used to avoid the requirements of this title. B. All registered land surveys shall be prepared in conformance with Minnesota Statutes, section 508.47, subdivision 4. C. All registered land surveys shall be reviewed by the Planning Commission and approved by the Council in the same manner as a preliminary plat in accordance with the standards and procedures set forth in this chapter. D. The Planning Commission shall first review the arrangement, size and the relationship of proposed tracts in the registered land surveys, and tracts to be used as easements or roads that should be dedicated and make a recommendation to the Council. E. Building permits will be withheld for buildings on tracts that have been improperly subdivided by registered land surveys until a recommendation and approval have been obtained from the Planning Commission and City Council respectively. In accordance with the standards and procedures set forth in this chapter. F. The City may refuse to take over tracts as streets or roads or to improve, repair or maintain any tracts of land unless so approved. Subd. 5Subd. 4 Public Hearings and Notices A. Public hearings required by this cChapter and shall be conducted pursuant to the rules established for each of the bodies, the Arden Hills City Code, and in compliance with state law. B. All public hearings shall be open to the public. C.B. The applicant or a representative should attend the public hearing. D.C. Unless otherwise noted herein, tThe Planning Commission shallwill hold the public hearing and make a recommendation to the City Council for final approval. The City Council may hold additional public hearing(s). E.D. Notice of the public hearing shall be published in the official newspaper of the municipalityCity at least ten days prior to the date of the hearing. The notice shall also be mailed to the following entities not less than ten days prior to the date of the hearing: 1. All property owners of record according to the county assessment records within 350 feet of the property. 2. The Commissioner of the Minnesota Department of Natural Resources if the proposed subdivision is located in part or in total within the Shoreland Overlay District. 3. The Commissioner of the State Department of Transportation and the County Engineer if the proposed plat abuts or includes a state trunk highway or a county state aid road. 4. The failure to provide mailed notice to individual property owners, or any defects in the notice, shall not invalidate the proceedings, provided a bona fide attempt to comply with this chapter has been made and no other state statutes apply. Subd. 6Subd. 5 Deadline for Action A. In compliance with M.S. § 462.358, the City shall take action to preliminarily approve or deny a subdivision application within 120 days following delivery of an application completed in compliance with this Code, unless an extension for the review period has been agreed to by the applicant. “Redline version” Chapter 11 Section 1150 Page 3 of 11 B. In compliance with M.S. § 462.358, the City shall certify final approval of a subdivision application within 60 days if the applicant has complied with all conditions and requirements of applicable regulations and the preliminary approval. Subd. 7Subd. 6 Appeals of Decisions. A. Appeal of Zoning Administrator Interpretation. 1. The Planning Commission shall hear and make recommendations to the City Council for any appeals of the Zoning Administrator’s interpretation of this chapter. B. Appeal of City Council Decision. 1. All decisions made by the City Council regarding subdivision shall be final, except that any aggrieved person shall have the right to appeal within 30 days after delivery of the decision to the appellant, to the District Court in Ramsey County. Any person seeking judicial review under this chapter must serve the city and all necessary parties, including any landowners, within the 30-day period defined above. Subd. 8Subd. 7 Successive Applications. No application which has been denied wholly or in part may be resubmitted for at least one year from the date of its submittal, unless substantial changes have been made which warrant reconsideration, as determined by city staffthe Zoning AdminstratorAdministrator. Subd. 9Subd. 8 Withdrawal of Applications. A. Any request for withdrawal of an application shall be submitted in writing to the Zoning Administrator. B. In all cases where the applicant has requested withdrawal of an application, the associated fee paid and any costs incurred by the City in the processing of the application shall not be refunded. Subd. 10Subd. 9 Copies of Plats A. Copies of all subdivision plats and any modifications or phases after that have been submitted and approved as provided in this cChapter, shall be filed and kept among the records of the City. Subd. 11Subd. 10 Prohibition Related to Building Permits. A.No lot, parcel, or tract created after the effective date of this chapter shall be issued a building permit unless the lot, parcel or tract has been created in compliance with the subdivision regulations of the cityNo building permit shall be issued for the construction of any building, structure or improvement to any lot unless there has been full compliance with the provisions of this Chapter. . B.Outlots are deemed unbuildable, and nNo building permit shall be issued for outlots such properties, except in the case of for City approved public park facilities or essential services. 1150.02 Administrative Lot Line Adjustment Subd. 1 Applicability. An application for an administrative lot line adjustment shall be submitted to the City when any of the following apply: A. Applicant proposes to relocate a property line(s) without increasing or decreasing the number of parcels and where all parcels meet the applicable Zoning Code requirements; or B.Conveyance by metes and bounds. Subd. 2 Requirements. An administrative lot line adjustment may be allowed to be accomplished by means of a survey or registered land survey provided that the following requirements have been met: A. The lots to be modified are platted lots and meet all applicable requirements of the City Code for individual parcels after modification (including but not limited to lot size, lot width, building setbacks, impervious surface coverage, street adjacency and the like). B. The newly created lot boundaries shall not cross zoning district boundaries. C. The lots shall be contiguous, sharing a common boundary. D. All created lots shall not cross taxing jurisdiction boundaries (city, school district, watershed district and the like). “Redline version” Chapter 11 Section 1150 Page 4 of 11 E. All parties with a property interest, including mortgagors, shall consent to the lot line adjustment. B.F. The lots shall not require or create the need for any public improvements. Subd. 2Subd. 3 Application. A. A pre-application meeting is suggested pursuant to Section 1150.01 Subd. 3 (A) prior to submitting an administrative lot line adjustment application. B. The application for an administrative lot line adjustment shall be filed pursuant to Section 1150.01 Subd. 3. Subd. 3Subd. 4 Review Process. A. The Zoning Administrator shall review the application and plans and refer them to additional city staff for review as applicable. B. The Zoning Administrator shall approve or deny the application and provide the applicant with written notice of the decision and reasons for approval or denial. 1150.02 Minor Subdivisions of Unplatted Property Subd. 1 General Applicability. A. In the case of a proposed minor subdivision of an unplatted tract of land resulting in three or fewer parcels, in an area where conditions are well defined, the City Council may exempt the subdivider from compliance with all or some of the provisions of this cChapter, except. Mminor subdivisions of commercial or industrial properties must be platted. B. The provisions from which the subdivision may be exempted shall be specified by the Planning Commission at its first meeting at which the subdivider's application under this paragraph is presented. Subd. 2 Special ExceptionsRequirements. Such subdivision may be exempted from the platting requirements of this cChapter and may be allowed to be accomplished by means of a survey or registered land survey provided that the following requirements have been met: A. The resultant parcels abut on and have access to an existing public street, road, thoroughfare, or highway; B. The subdivision will not involve the opening, widening or extension of any public or private street, road, thoroughfare, or highway, and will not involve the dedication, reservation, or construction of any type of public utility; C.The subdivision will not obstruct future streets which have been planned by the City; D. The subdivision will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located; E. The registered land survey conforms in all respects to the provisions of M.S. § 508.47 (4), as amended, the terms of which are incorporated herein by reference;. F. Monuments or stakes shall be placed and installed at all corners and angle points of the resultant parcels; G. The resultant parcels will not have setbacks and dimensions less than those required in the zZoning ordinance, as amendedCode; H.The subdivision will not involve the dedication or reservation of any new easements nor obstruct or modify any existing dDrainage and utility easements along lot lines and any other easements required by this cChapter. I. A grading plan with drainage calculations shall be submitted if required by the City Engineer. J. The subdivider has complied with the requirements of this chapter which the Planning Commission or City Council have made the subdivision by registered land survey or survey specifically subject to. Subd. 3 Application. “Redline version” Chapter 11 Section 1150 Page 5 of 11 A. A pre-application meeting is suggested pursuant to Section 1150.01 Subd. 3 (A) prior to submitting a minor subdivision application. B. The application for a minor subdivision shall be filed pursuant to Section 1150.01 Subd. 3. Subd. 4 Review Process. A. The Zoning Administrator shall review the application and plans then refer them to additional city staff for review as applicable. B. The application will be forwarded to the Planning Commission for review at their next regular meeting, or a special meeting if called. After review the Planning Commission shall make a recommendation to the Council. C. The public hearing requirements shall be exempt for minor subdivisions of unplatted property unless the Planning Commission and Council determines further review is necessary. D. The City Council shall review and approve, approve conditionally, or deny any standards or exemptions to the minor subdivision application for unplatted property. E. The City Council shall state, in writing, its findings for approval or denial, as well as any conditions of approval. F. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action and reasons thereof. 1150.03 Minor Subdivisions or Consolidation of Platted Lots of Record Subd. 1 Applicability. A. In the case of an application to divide one or more lots platted into lots and blocks and designated in a subdivision plat into one or more separately described parcels, or B. An application for the consolidation of two or more such platted lots or parts thereof into one or more tracts, the City Council, upon review and after reported recommendation of the Planning Commission, may approve the division or consolidation, upon compliance with the following conditionsrequirements: 1. Survey. The owner(s) of the platted lot(s) to be so divided or consolidated shall file with the Zoning Administrator a survey or registered land survey of the lot(s) to be divided or consolidated. The survey or registered land survey shall be prepared and certified by a Licensed Surveyor. 2. Relation to Zoning Ordinance. The parcels or tracts resulting from the division or consolidation, as depicted in the survey or registered land survey, shall not have an area, dimensions, or setbacks which are less than the minimum requirements specified for the zoning district in which the parcels or tracts are located in the zoning ordinance. 3. Public Welfare. It is determined that the proposed division or consolidation will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. 4. Conformity. The proposed division or consolidation shall conform to such other requirements of this chapter as the Planning Commission may specify. The City Council may add to or subtract from these requirements any additional requirements which it deems necessary for the protection of the health, safety, general welfare, and convenience of the City, and to secure the objectives of this chapter. Subd. 2 Application. A. A pre-application meeting is suggested pursuant to Section 1150.01 Subd. 3 (A) prior to submitting a minor subdivision application. B. The application for a minor subdivision shall be filed pursuant to Section 1150.01 Subd. 3. Subd. 3 Review Process. “Redline version” Chapter 11 Section 1150 Page 6 of 11 A. The Zoning Administrator shall review the application and plans and then refer them to additional city staff for review as applicable. B. The application will be forwarded to the Planning Commission for review at their next regular meeting, or a special meeting if called. After review, the Planning Commission shall make a recommendation to the Council. C. The public hearing requirements of Section 1150.01 Subd. 5 shall apply for minor subdivisions of platted properties of record. D. The City Council shall review and approve, approve conditionally, or deny the minor subdivision application for platted property of record. E. The City Council shall state, in writing, its findings for approval or denial, as well as any conditions of approval. F. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action and reasons thereof. 1150.04 Preliminary Plat Subd. 1 Filings. A. A pre-application meeting is suggested pursuant to Section 1150.01 Subd. 3 (A) prior to submitting a preliminary plat application. B. The application for a preliminary plat shall be filed pursuant to Section 1150.01 Subd. 3. C. Before platting or dividing a tract of land into two or more lots or parcels, an owner or subdivider shall file with the City: 1. Copies of the preliminary plat as required by the City submittal process. 2. The lump sum fee in cash for the entire subdivision, plus a cash fee for each lot in the subdivision. Fees shall be as established in a resolution adopted by the Council. Fees shall be used for expenses of the City in connection with approval or disapproval of the plan and any final plat which may thereafter be submitted. 3. If the subdivider requests that any existing special assessments which have been levied against the premises described in the subdivision be divided and allocated to the respective lots in the subdivision plat, the Zoning Administrator shall estimate the clerical cost of preparing the revised assessment roll, filing the same with the County Auditor, and making such division and allocation, and upon approval by the Council of an estimated cost, the cost shall be paid to the City Treasurer in addition to the fees required Subd. 2 above, to cover the cost of preparing and filing the revised assessment. Subd. 2 Review Process. A. The Zoning Administrator shall review the application and plans and refer them to additional City Staff for review as applicable. B. The application will be forwarded to the Planning Commission for review at the next regular meeting, or a special meeting if called. After review the Planning Commission shall make a recommendation to the Council. C. The Planning Commission will hold a public hearing requirements of Section 1150.01 Subd. 5 shall apply for subdivisions of platted properties of record on the preliminary plat application and make a recommendation to the City Council. The Planning Commission may recommend approval, approval subject to conditions, or denial. If the Planning Commission recommends denial, then the reasons for the recommendation shall be stated in the record. D.Following action by the Planning Commission, Tthe City Council shallwill consider the preliminary plat. The City Council may review and approve, approve conditionallywith conditions, or denydisapprove the preliminary plat application. “Redline version” Chapter 11 Section 1150 Page 7 of 11 1. The City Council shall act on the preliminary plan by resolution approving or adopting it within 30120 days after receiving the report of the Planning Commissionfollowing receipt of a complete preliminary plat application unless the subdivider agrees to an extension . 2.If the report of the Planning Commission has not been received within 75 days, after referring the matter to the Planning Commission, the Council may act on the preliminary plan without the report. 2. The City Council may require such changes or revisions as it deems necessary for the health, safety, general welfare, and convenience of the City. 3. The City Council shall state, in writing, its findings for approval or denial, as well as any conditions of approval. E.Denial of PlatsFindings. The City may deny the subdivision if it makes one or more of the following findings must be made prior to approval of a preliminary plat: 1. That the proposed subdivision is in conflictconsistent with the Zoning Codeadopted Comprehensive Plan of the city; 2. That the proposed subdivision is consistent with all applicable City, county, and regional plans including but not limited to the Comprehensive Plan 2.3. That the physical characteristics of the site, including, but not limited to, topography, percolation rate, soil conditions, susceptibility to erosion and siltation, susceptibility to flooding, water storage, drainage, and retention, are such that the site is not are suitable for the type of development, design, or use contemplated; 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this Chapter. 3.5. That the design of the proposed subdivision or the proposed improvements are likely towill not cause environmental damage; 4.6. That the design of the proposed subdivision or the type of improvements is not likely to cause public health problems; 5.7. That the design of the proposed subdivision or the type of improvements will not conflict with easements of record or with easements established by judgement of a court; 6.8. That the proposed subdivision, its site, or its design will not adversely affects the flood- carrying capacity of the floodway, increases flood stages and velocities, or increases flood hazards within the floodway fringe or within other areas of the city; 7.9. The proposed subdivision is inconsistent with the policies and standards of state-defined Shorelands, Floodplains, and Wetlands; 10.The City Council deems theproposed subdivision to beis premature. A subdivision is premature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of dedicated and improved public streets. a.Lack of adequate sanitary sewer systems or no ISTS (individual sewer treatment system). c. b.d.Lack of adequate off-site public improvements or support systems. ; 8.11. The design of the proposed subdivision does not conform to minimum cCity standards. F. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action and reasons thereof stating the conditions of approval or reasons for disapproval and timeline for final plat submission. G.Approval and DenialEffect. If the preliminary plan is not approved by the City Council, the reasons for such action shall be recorded in the proceedings of the Council and transmitted to the applicant . If the preliminary plan is approved, approval shall not constitute final acceptance of the subdivision r “Redline version” Chapter 11 Section 1150 Page 8 of 11 the improvements. The approval of a preliminary plan by the Council is tentative only, involving merely the general acceptability of the layout as submitted. Qualifications Governing Approval. Revision. The City Council may require such changes or revisions as it deems necessary for the health, safety, general welfare, and convenience of the City. Scope. The approval of a preliminary plan by the Council is tentative only, involving merely the general acceptability of the layout as submitted. H. Additional Approval Required. Subsequent approval will be required of the engineering proposals pertaining to water supply, storm drainage, sewerage and sewage disposal, gas and electric service, grading, gradients and street widths, and the surfacing of streets by the City Engineer and other public officials having jurisdiction, prior to the approval of the final plat by the City. I. Flooding. No plan will be approved for a subdivision which covers an area subject to periodic flooding or which contains extremely poor drainage facilities which would make adequate drainage of the streets and lots impossible, unless the subdivider agrees to make improvements which will, in the opinion of the City Engineer, make the area completely safe for occupancy and provide adequate street and lot drainage. 1150.05 Final Plat Subd. 1 Application Filing and Incorporation. A. Filing. The owner or subdivider shall file with the City the final plat not later than one year after the date of approval of the preliminary plan; unless an extension is requested in writing by the subdivider and granted by the City Council. If the final plat application is not filed within this period, the preliminary plat will be considered void unless, for good cause shown, an extension is requested in writing by the subdivider and granted by the City Council prior to the one-year anniversary date of the preliminary plat approval. The application for final plat approval shall be filed at least 30 days prior to the meeting of the City Council at which action is desired. The owner or subdivider shall also submit a final plat prepared in compliance with the county plat manual dated April 1981 as adopted by the county board of commissioners on April 13, 1981, Resolution No. 81-288 and any amendments thereto and an up-to-date certified abstract of title or registered property report and such other evidence as the city attorney may require showing title or control in the applicant. Subd. 2 Review Process. A. The Zoning Administrator shall review the application and plans then refer them to additional city staff for review as applicable. B.Incorporation of Changes. The final plat shall have incorporated in it all changes or modifications required by the City Council; in all other respects it shall conform to the preliminary plant. It may constitute only that portion of the approved preliminary plant which the subdivider proposes to record and develop at the time, provided that such portion conforms with all the requirements of this cChapter. C.Verification of Form. The City Council shall consider the final plat officially filed after the Planning Commission, the City Engineer, and the City Attorney have examined it and advised the Council that it is in proper form. D. The public hearing requirements of Section 1150.01 Subd. 5 shall apply for final plats. E. The City Council shall review the final plat and approve, approve conditionally, or denydisapprove the final plat applicationit within 60 days following receipt of the complete application . F.The City Council shall state, in writing, its findings for approval or denial, as well as any conditions of approvalfollowing finding must be made prior to approval of a final plat 1.The plat is not in conflict with the approved preliminary plat or the preliminary plat findings . “Redline version” Chapter 11 Section 1150 Page 9 of 11 F.G. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action and reasons thereof and next steps for the subdivision development process. Subd. 3 Reporting and Recording. A. If the final plat is approved by the City Council, the subdivider shall record it with the County Recorder or Registrar of Titles within 60 days after the date of approval; otherwise, the approval of the final plat shall be considered void. In the event that the plat is disapproved, the grounds for such disapproval must be reported in proceedings of the Council and be duly transmitted to the applicant. B. The subdivider shall, immediately upon recording, furnish the City with at least one physical copy or electronic version of the final plat showing evidence of the recording. C. Effect of Final Plat Decision. 1. After the final plat has been approved by the City Council, the city shall distribute copies of the approved final plat to all affected agencies. A copy of all final plats located in total or in part within the Shoreland Overlay District shall be submitted to the Commissioner of the State Department of Natural Resources within ten days of the final plat approval. 2. It shall be the responsibility of the subdivider to file the plat with the appropriate county offices after final approval once all conditions of the final plat have been met and required improvements are either installed or a contract and sureties insuring their installation is filed. 3. Failure to record the final plat within one year of final approval shall result in the requiring of a new preliminary plat. This new preliminary plat must be reviewed in accordance with the procedure set out in this part to ensure compliance with any new requirements. 4. Prior to the expiration of any timeframe, the City Council may, upon request of the property owner and by resolution and findings of fact, approve extensions in up to 12-month increments. 5. If no building permit for the construction of the subdivision has not been pulled within two years after the final approval, this shall result in the final plat becoming null and void unless prior to the expiration, the City Council may, upon request of the property owner and by resolution and findings of fact, approve extensions in up to 12-month increments. The request for extension shall state facts showing a good faith attempt to complete the work permitted in the subdivision. The petition shall be presented to the City Council for a decision. If the subdivision becomes null and void a new preliminary plat must be reviewed in accordance with the procedure set out in this section to ensure compliance with any new requirements. 1150.06 Subdivision Variances Subd. 1 The City Council may grant a subdivision variance from the regulations contained in this chapter as part of the plat approval process following a finding that all of the following conditionswhere an unusual hardship exists:. An unusual hardship means that all of the following conditions exist: A. The variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance, and the Comprehensive Plan. B. Unusual hardship includes, but is not limited to, inadequate access to direct sunlight for solar energy systems. B.The subdivider has established practical difficulties in complying with this subdivision ordinanceThe hardship is not a mere inconvenience.. C. “Practical difficulties,” as used in connection with the granting of a variance, means: D. the property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; E. the plight of the landowner is due to circumstances unique to the property not created by the landowner; and F. the variance, if granted, will not alter the essential character of the locality. “Redline version” Chapter 11 Section 1150 Page 10 of 11 G. Economic considerations alone do not constitute practical difficulties. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems C. H.The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land. D. E. The condition or conditions upon which the request is based are not generally applicable to other party. Subd. 2 In making these findings, the Council shall consider the nature of the proposed use of land and the existing use of land in the vicinity, the number of people to reside or work in the proposed subdivision, and the probable effect of the proposed subdivision upon traffic conditions in the vicinity. In granting a variance as provided in this section, the Council shall prescribe only such conditions that it deems desirable or necessary to the public interest. Subd. 3Subd. 2 Applications. A. Application for any variance shall be in writing by the subdivider at the time when the preliminary plat is filed for the consideration of the City Council, stating fully and clearly all facts relied upon by the petitioner, and shall be supplemented with maps, plans, or other additional data which may aid the Council in the analysis of the proposed project. The plans for the development shall include the covenants, restrictions, or other legal provisions necessary to guarantee the full achievement of the plan. Subd. 4Subd. 3 Review Process. A. The Zoning Administrator shall review the application and plans and then refer them to additional city staff for review as applicable. B. The public hearing requirements of Section 1150.01 Subd. 5 shall apply for subdivision variances. C.B. The City Council shall review and approve, approve conditionally,approve or deny disapprove the subdivision variance application. D.C. The City Council shall state, in writing, its findings for approval or denial, as well as any conditions of approvaldisapprove. E.D. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action and reasons thereof and next steps for the subdivision development review process. Subd. 5Subd. 4 Effects of Subdivision Variance Decision A. Violations of the conditions of a subdivision variance shall void the variance. B. Recording. 1. A certified copy of the authorizing resolution, containing identifiable description and any specific requirements for approval, shall be recorded by the City with the Register of Deeds for Ramsey County for the subject property. 2. A copy of a decision granting a subdivision variance in a Floodplain or Shoreland Overlay District shall be mailed to the district office of the Minnesota Department of Natural Resources within ten days of the decision. C.B. Whenever within one year after granting a subdivision variance the subdivision as permitted by the variance shall not have been completed, then the variance shall become null and void unless a petition for extension of time in which to complete the subdivision has been granted to by the City Council. 1. The extension shall be requested in writing and filed with the Zoning Administrator at least 30 days before the expiration of the original subdivision variance. There shall be no charge for the filing of the petition. The request for extension shall state facts showing a good faith attempt to “Redline version” Chapter 11 Section 1150 Page 11 of 11 complete the work permitted in the subdivision variance or appeal. The petition shall be presented to the City Council for a decision. 2. A second extension request shall require a new public hearing. D.C. A subdivision variance application which has been denied shall not be submitted, in an exact or substantially similar form, for at least 12 months from the date of denial. “Clean version” Chapter 11 Section 1150 Page 1 of 9 Chapter 11 Subdivision 1150. Procedures 1150.01 Common Procedures Subd. 1 Authority to File A. Subdivision applications for an individual property may be initiated by: 1.The owner of the property that is the subject of the application; or 2. An agent authorized by the owner of the property that is the subject of the application. Evidence of such authorization shall be the signature of the property owner. 3. If the property subject to an application is under more than one ownership, all owners or their authorized agents shall join in filing the application. Subd. 2 Applications and Fees A. Pre-application meetings are recommended. 1. A pre-application meeting is an informal discussion between a potential applicant and City staff regarding a possible subdivision. The Zoning Administrator shall determine which City staff shall attend the pre-application meeting or be involved in the correspondence. 2. The purpose of the pre-application meeting is to assist the applicant in identifying the type of approvals needed, the potential review criteria, and the information to be contained in the application(s). This will include at a minimum an assessment of a concept plan and narrative. 3. Discussions that occur during pre-application meetings are not binding on the City and do not constitute official assurances or representations on the City. B. Depending on the requirements of this City Code, multiple applications may be required for a single development. C. City staff shall determine the order of application review based on the City Code, including this Chapter, and state requirements. Where possible, applications may be reviewed simultaneously. D. Applications for subdivisions shall be filed with the City and include all of the information required on the application form provided by the City. Failure by the applicant to provide all of the required information will result in rejection of the application by City staff. E. Fees for subdivision applications provided for in this Chapter shall be established by ordinance approved by the City Council. The applicant shall submit the filing fee and if applicable, an escrow for technical assistance, established and adopted by the City Council paid to the Zoning Administrator with every application. No subdivision application will be deemed complete until all information required on the applicant form and fees are submitted to the City. F. Any and all expenses and charges incurred by the City for the technical assistance of engineering, planning, legal, or other services related to the review and processing of the subdivision application that exceeds the established application fee shall be collected from the applicant. Such fees shall come due immediately upon notification by the City. The City may withhold any final action on a subdivision application until all expenses are paid in full. Subd. 3 Registered Land Surveys A. Registered land surveys shall not be used to avoid the requirements of this title. B. All registered land surveys shall be prepared in conformance with Minnesota Statutes, section 508.47, subdivision 4. C. All registered land surveys shall be reviewed by the Planning Commission and approved by the Council in the same manner as a preliminary plat in accordance with the standards and procedures set forth in this chapter. “Clean version” Chapter 11 Section 1150 Page 2 of 9 D. The Planning Commission shall first review the arrangement, size and the relationship of proposed tracts in the registered land surveys, and tracts to be used as easements or roads that should be dedicated and make a recommendation to the Council. E. Building permits will be withheld for buildings on tracts that have been improperly subdivided by registered land surveys until a recommendation and approval have been obtained from the Planning Commission and City Council respectively. In accordance with the standards and procedures set forth in this chapter. F. The City may refuse to take over tracts as streets or roads or to improve, repair or maintain any tracts of land unless so approved. Subd. 4 Public Hearings and Notices A. Public hearings required by this Chapter and shall be conducted in compliance with state law. B. The applicant or a representative should attend the public hearing. C. The Planning Commission will hold the public hearing and make a recommendation to the City Council for final approval. The City Council may hold additional public hearing(s). D. Notice of the public hearing shall be published in the official newspaper of the City at least ten days prior to the date of the hearing. The notice shall also be mailed to the following entities not less than ten days prior to the date of the hearing: 1. All property owners of record according to the county assessment records within 350 feet of the property. 2. The Commissioner of the Minnesota Department of Natural Resources if the proposed subdivision is located in part or in total within the Shoreland Overlay District. 3. The Commissioner of the State Department of Transportation and the County Engineer if the proposed plat abuts or includes a state trunk highway or a county state aid road. 4. The failure to provide mailed notice to individual property owners, or any defects in the notice, shall not invalidate the proceedings, provided a bona fide attempt to comply with this chapter has been made and no other state statutes apply. Subd. 5 Deadline for Action A. In compliance with M.S. § 462.358, the City shall take action to preliminarily approve or deny a subdivision application within 120 days following delivery of an application completed in compliance with this Code, unless an extension for the review period has been agreed to by the applicant. B. In compliance with M.S. § 462.358, the City shall certify final approval of a subdivision application within 60 days if the applicant has complied with all conditions and requirements of applicable regulations and the preliminary approval. Subd. 6 Appeals of Decisions. A. Appeal of Zoning Administrator Interpretation. 1. The Planning Commission shall hear and make recommendations to the City Council for any appeals of the Zoning Administrator’s interpretation of this chapter. B. Appeal of City Council Decision. 1. All decisions made by the City Council regarding subdivision shall be final, except that any aggrieved person shall have the right to appeal within 30 days after delivery of the decision to the appellant, to the District Court in Ramsey County. Any person seeking judicial review under this chapter must serve the city and all necessary parties, including any landowners, within the 30-day period defined above. Subd. 7 Successive Applications. No application which has been denied wholly or in part may be resubmitted for one year from the date of its submittal, unless substantial changes have been made which warrant reconsideration, as determined by the Zoning Administrator. Subd. 8 Withdrawal of Applications. “Clean version” Chapter 11 Section 1150 Page 3 of 9 A. Any request for withdrawal of an application shall be submitted in writing to the Zoning Administrator. B. In all cases where the applicant has requested withdrawal of an application, the associated fee paid and any costs incurred by the City in the processing of the application shall not be refunded. Subd. 9 Copies of Plats A. Copies of all subdivision plats and any modifications or phases after that have been submitted and approved as provided in this Chapter, shall be filed and kept among the records of the City. Subd. 10 Prohibition Related to Building Permits. A. No building permit shall be issued for the construction of any building, structure or improvement to any lot unless there has been full compliance with the provisions of this Chapter. . B. No building permit shall be issued for outlots except for City approved public park facilities or essential services. 1150.02 Administrative Lot Line Adjustment Subd. 1 Applicability. An application for an administrative lot line adjustment shall be submitted to the City when any of the following apply: A. Applicant proposes to relocate a property line(s) without increasing or decreasing the number of parcels and where all parcels meet the applicable Zoning C ode requirements; or B. Conveyance by metes and bounds. Subd. 2 Requirements. An administrative lot line adjustment may be allowed to be accomplished by means of a survey or registered land survey provided that the following requirements have been met: A. The lots to be modified are platted lots and meet all applicable requirements of the City Code for individual parcels after modification (including but not limited to lot size, lot width, building setbacks, impervious surface coverage, street adjacency and the like). B. The newly created lot boundaries shall not cross zoning district boundaries. C. The lots shall be contiguous, sharing a common boundary. D. All created lots shall not cross taxing jurisdiction boundaries (city, school district, watershed district and the like). E. All parties with a property interest, including mortgagors, shall consent to the lot line adjustment. F. The lots shall not require or create the need for any public improvements. Subd. 3 Application. A. A pre-application meeting is suggested pursuant to Section 1150.01 Subd. 3 (A) prior to submitting an administrative lot line adjustment application. B. The application for an administrative lot line adjustment shall be filed pursuant to Section 1150.01 Subd. 3. Subd. 4 Review Process. A. The Zoning Administrator shall review the application and plans and refer them to additional city staff for review as applicable. B. The Zoning Administrator shall approve or deny the application and provide the applicant with written notice of the decision and reasons for approval or denial. 1150.02 Minor Subdivisions of Unplatted Property Subd. 1 General Applicability. A. In the case of a proposed minor subdivision of an unplatted tract of land resulting in three or fewer parcels, in an area where conditions are well defined, the City Council may exempt the subdivider from compliance with all or some of the provisions of this Chapter, except minor subdivisions of commercial or industrial properties must be platted. “Clean version” Chapter 11 Section 1150 Page 4 of 9 B. The provisions from which the subdivision may be exempted shall be specified by the Planning Commission at its first meeting at which the subdivider's application under this paragraph is presented. Subd. 2 Requirements. Such subdivision may be exempted from the platting requirements of this Chapter and may be allowed to be accomplished by means of a survey or registered land survey provided that the following requirements have been met: A. The resultant parcels abut on and have access to an existing public street, road, thoroughfare, or highway; B. The subdivision will not involve the opening, widening or extension of any public or private street, road, thoroughfare, or highway, and will not involve the dedication, reservation, or construction of any type of public utility; C.The subdivision will not obstruct future streets which have been planned by the City; D. The subdivision will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located; E. The registered land survey conforms in all respects to the provisions of M.S. § 508.47 (4), as amended, the terms of which are incorporated herein by reference; F. Monuments or stakes shall be placed and installed at all corners and angle points of the resultant parcels; G. The resultant parcels will not have setbacks and dimensions less than those required in the Zoning Code; H. The subdivision will not involve the dedication or reservation of any new easements nor obstruct or modify any existing drainage and utility easements along lot lines and any other easements required by this Chapter. I. A grading plan with drainage calculations shall be submitted if required by the City Engineer. J. The subdivider has complied with the requirements of this chapter which the Planning Commission or City Council have made the subdivision by registered land survey or survey specifically subject to. Subd. 3 Application. A. A pre-application meeting is suggested pursuant to Section 1150.01 Subd. 3 (A) prior to submitting a minor subdivision application. B. The application for a minor subdivision shall be filed pursuant to Section 1150.01 Subd. 3. Subd. 4 Review Process. A. The Zoning Administrator shall review the application and plans then refer them to additional city staff for review as applicable. B. The application will be forwarded to the Planning Commission for review at their next regular meeting, or a special meeting if called. After review the Planning Commission shall make a recommendation to the Council. C. The public hearing requirements shall be exempt for minor subdivisions of unplatted property unless the Planning Commission and Council determines further review is necessary. D. The City Council shall review and approve, approve conditionally, or deny any standards or exemptions to the minor subdivision application for unplatted property. E. The City Council shall state, in writing, its findings for approval or denial, as well as any conditions of approval. F. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action and reasons thereof. 1150.03 Minor Subdivisions or Consolidation of Platted Lots of Record Subd. 1 Applicability. “Clean version” Chapter 11 Section 1150 Page 5 of 9 A. In the case of an application to divide one or more lots platted into lots and blocks and designated in a subdivision plat into one or more separately described parcels, or B. An application for the consolidation of two or more such platted lots or parts thereof into one or more tracts, the City Council, upon review and after reported recommendation of the Planning Commission, may approve the division or consolidation, upon compliance with the following requirements: 1. Survey. The owner(s) of the platted lot(s) to be so divided or consolidated shall file with the Zoning Administrator a survey or registered land survey of the lot(s) to be divided or consolidated. The survey or registered land survey shall be prepared and certified by a Licensed Surveyor. 2. Relation to Zoning Ordinance. The parcels or tracts resulting from the division or consolidation, as depicted in the survey or registered land survey, shall not have an area, dimensions, or setbacks which are less than the minimum requirements specified for the zoning district in which the parcels or tracts are located in the zoning ordinance. 3. Public Welfare. It is determined that the proposed division or consolidation will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. 4. Conformity. The proposed division or consolidation shall conform to such other requirements of this chapter as the Planning Commission may specify. The City Council may add to or subtract from these requirements any additional requirements which it deems necessary for the protection of the health, safety, general welfare, and convenience of the City, and to secure the objectives of this chapter. Subd. 2 Application. A. A pre-application meeting is suggested pursuant to Section 1150.01 Subd. 3 (A) prior to submitting a minor subdivision application. B. The application for a minor subdivision shall be filed pursuant to Section 1150.01 Subd. 3. Subd. 3 Review Process. A. The Zoning Administrator shall review the application and plans and then refer them to additional city staff for review as applicable. B. The application will be forwarded to the Planning Commission for review at their next regular meeting, or a special meeting if called. After review, the Planning Commission shall make a recommendation to the Council. C. The public hearing requirements of Section 1150.01 Subd. 5 shall apply for minor subdivisions of platted properties of record. D. The City Council shall review and approve, approve conditionally, or deny the minor subdivision application for platted property of record. E. The City Council shall state, in writing, its findings for approval or denial, as well as any conditions of approval. F. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action and reasons thereof. 1150.04 Preliminary Plat Subd. 1 Filings. A. A pre-application meeting is suggested pursuant to Section 1150.01 Subd. 3 (A) prior to submitting a preliminary plat application. B. The application for a preliminary plat shall be filed pursuant to Section 1150.01 Subd. 3. C. Before platting or dividing a tract of land into two or more lots or parcels, an owner or subdivider shall file with the City: “Clean version” Chapter 11 Section 1150 Page 6 of 9 1. Copies of the preliminary plat as required by the City submittal process. 2. The lump sum fee in cash for the entire subdivision. Fees shall be as established in a resolution adopted by the Council. Fees shall be used for expenses of the City in connection with approval or disapproval of the plan and any final plat which may thereafter be submitted. Subd. 2 Review Process. A. The Zoning Administrator shall review the application and plans and refer them to additional City Staff for review as applicable. B. The application will be forwarded to the Planning Commission for review at the next regular meeting, or a special meeting if called. After review the Planning Commission shall make a recommendation to the Council. C. The Planning Commission will hold a public hearing on the preliminary plat application and make a recommendation to the City Council. The Planning Commission may recommend approval, approval subject to conditions, or denial. If the Planning Commission recommends denial, then the reasons for the recommendation shall be stated in the record. D. Following action by the Planning Commission, the City Council will consider the preliminary plat. The City Council may approve, approve with conditions, or disapprove the preliminary plat application. 1. The City Council shall act on the preliminary plan by resolution approving or adopting it within 120 days after following receipt of a complete preliminary plat application unless the subdivider agrees to an extension. 2. If the report of the Planning Commission has not been received within 75 days, after referring the matter to the Planning Commission, the Council may act on the preliminary plan without the report. 3. The City Council may require such changes or revisions as it deems necessary for the health, safety, general welfare, and convenience of the City. The City Council shall state, in writing, its findings for approval or denial, as well as any conditions of approval. E. Findings. The following findings must be made prior to approval of a preliminary plat: 1. That the proposed subdivision is consistent with the Zoning Code; 2. That the proposed subdivision is consistent with all applicable City, county, and regional plans including but not limited to the Comprehensive Plan 3. That the physical characteristics of the site, including, but not limited to, topography, percolation rate, soil conditions, susceptibility to erosion and siltation, susceptibility to flooding, water storage, drainage, and retention, are such that the site are suitable for the type of development, design, or use contemplated; 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this Chapter. 5. That the design of the proposed subdivision will not cause environmental damage; 6. That the design of the proposed subdivision or the type of improvements is not cause public health problems; 7. That the design of the proposed subdivision or the type of improvements will not conflict with easements of record; 8. That the proposed subdivision, its site, or its design will not adversely affect the flood-carrying capacity of the floodway, increases flood stages and velocities, or increases flood hazards within the floodway fringe or within other areas of the city; 9. The proposed subdivision is consistent with the policies and standards of state-defined Shorelands, Floodplains, and Wetlands; 10. The proposed subdivision is premature. A subdivision is premature if any of the following exists: a. Lack of adequate stormwater drainage. “Clean version” Chapter 11 Section 1150 Page 7 of 9 b. Lack of dedicated and improved public streets. c. Lack of adequate sanitary sewer systems or no ISTS (individual sewer treatment system). d. Lack of adequate off-site public improvements or support systems. 11. The design of the proposed subdivision does not conform to minimum City standards. F. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action stating the conditions of approval or reasons for disapproval and timeline for final plat submission. G. Effect.. If the preliminary plan is approved, approval shall not constitute final acceptance of the subdivision r the improvements. The approval of a preliminary plan by the Council is tentative only, involving merely the general acceptability of the layout as submitted. 1150.05 Final Plat Subd. 1 Application Filing and Incorporation. A. Filing. The owner or subdivider shall file with the City the final plat not later than one year after the date of approval of the preliminary plan. If the final plat application is not filed within this period, the preliminary plat will be considered void unless, for good cause shown, an extension is requested in writing by the subdivider and granted by the City Council prior to the one-year anniversary date of the preliminary plat approval. The application for final plat approval shall be filed at least 30 days prior to the meeting of the City Council at which action is desired. The owner or subdivider shall also submit a final plat prepared in compliance with the county plat manual dated April 1981 as adopted by the county board of commissioners on April 13, 1981, Resolution No. 81-288 and any amendments thereto . Subd. 2 Review Process. A. The Zoning Administrator shall review the application and plans then refer them to additional city staff for review as applicable. B.The final plat shall have incorporated in it all changes or modifications required by the City Council; in all other respects it shall conform to the preliminary plat. It may constitute only that portion of the approved preliminary plat which the subdivider proposes to record and develop at the time, provided that such portion conforms with all the requirements of this Chapter. C. . D. The public hearing requirements of Section 1150.01 Subd. 5 shall apply for final plats. E. The City Council shall review the final plat and approve or disapprove tit within 60 days following receipt of the complete application. F. The following finding must be made prior to approval of a final plat 1. The plat is not in conflict with the approved preliminary plat or the preliminary plat findings. G. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action and reasons thereof and next steps for the subdivision development process. Subd. 3 Reporting and Recording. A. If the final plat is approved by the City Council, the subdivider shall record it with the County Recorder or Registrar of Titles within 60 days after the date of approval; otherwise, the approval of the final plat shall be considered void. B. The subdivider shall, immediately upon recording, furnish the City with at least one physical copy or electronic version of the final plat showing evidence of the recording. C. Effect of Final Plat Decision. 1. After the final plat has been approved by the City Council, the city shall distribute copies of the approved final plat to all affected agencies. A copy of all final plats located in total or in part “Clean version” Chapter 11 Section 1150 Page 8 of 9 within the Shoreland Overlay District shall be submitted to the Commissioner of the State Department of Natural Resources within ten days of the final plat approval. 2. It shall be the responsibility of the subdivider to file the plat with the appropriate county offices after final approval once all conditions of the final plat have been met and required improvements are either installed or a contract and sureties insuring their installation is filed. 3. Failure to record the final plat within one year of final approval shall result in the requiring of a new preliminary plat. This new preliminary plat must be reviewed in accordance with the procedure set out in this part to ensure compliance with any new requirements. 4. Prior to the expiration of any timeframe, the City Council may, upon request of the property owner and by resolution and findings of fact, approve extensions in up to 12-month increments. 5. If no building permit for the construction of the subdivision has been pulled within two years after the final approval, this shall result in the final plat becoming null and void unless prior to the expiration, the City Council may, upon request of the property owner and by resolution and findings of fact, approve extensions in up to 12-month increments. The request for extension shall state facts showing a good faith attempt to complete the work permitted in the subdivision. The petition shall be presented to the City Council for a decision. If the subdivision becomes null and void a new preliminary plat must be reviewed in accordance with the procedure set out in this section to ensure compliance with any new requirements. 1150.06 Subdivision Variances Subd. 1 The City Council may grant a subdivision variance from the regulations contained in this chapter as part of the plat approval process where an unusual hardship exists. An unusual hardship means that all of the following conditions exist: A. The variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance, and the Comprehensive Plan. B. Unusual hardship includes, but is not limited to, inadequate access to direct sunlight for solar energy systems. C. The hardship is not a mere inconvenience. D. The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land. E. The condition or conditions upon which the request is based are not generally applicable to other party. Subd. 2 Applications. A. Application for any variance shall be in writing by the subdivider at the time when the preliminary plat is filed for the consideration of the City Council, stating fully and clearly all facts relied upon by the petitioner, and shall be supplemented with maps, plans, or other additional data which may aid the Council in the analysis of the proposed project.. Subd. 3 Review Process. A. The Zoning Administrator shall review the application and plans and then refer them to additional city staff for review as applicable. B. The City Council shall review and approve or disapprove the subdivision variance application. C. The City Council shall state, in writing, its findings for approval or disapprove. D. Following the decision by the City Council, the Zoning Administrator shall notify the applicant of the Council’s action and reasons thereof and next steps for the subdivision development review process. Subd. 4 Effects of Subdivision Variance Decision A. Violations of the conditions of a subdivision variance shall void the variance. “Clean version” Chapter 11 Section 1150 Page 9 of 9 B. Whenever within one year after granting a subdivision variance the subdivision as permitted by the variance shall not have been completed, then the variance shall become null and void unless a petition for extension of time in which to complete the subdivision has been granted by the City Council. 1. The extension shall be requested in writing and filed with the Zoning Administrator at least 30 days before the expiration of the original subdivision variance. There shall be no charge for the filing of the petition. The request for extension shall state facts showing a good faith attempt to complete the work permitted in the subdivision variance or appeal. The petition shall be presented to the City Council for a decision. 2. A second extension request shall require a new public hearing. C. A subdivision variance application which has been denied shall not be submitted, in an exact or substantially similar form, for at least 12 months from the date of denial. Page 1 of 2 AGENDA ITEM – 3E MEMORANDUM DATE: September 9, 2026 TO: Planning Commission Chair and Commissioners FROM: Jake Reilly, Community Development Director SUBJECT: Planning Case #26-022 – Public Hearing Required Applicant: City of Arden Hills Request: Ordinance amending Chapter 12 - Signs Requested Action The Planning Commission should consider a draft ordinance revising Chapter 12 – Signs of the City of Arden Hills Code of Ordinances and hold the required public hearing. Background Staff and the consultant team have been working to provide informational materials addressing proposed changes to the City of Arden Hills Code of Ordinances related to Chapter 11 - Subdivisions, Chapter 12 - Signs, and Chapter 13 – Zoning Code. The Planning Commission must hold a required public hearing for each proposed Ordinance. This public hearing is for Chapter 12 – Signs. The Planning Commission is asked to consider that the proposed amendments are part of an incremental approach to modernizing the existing code language and any changes that might be considered substantive beyond what is included in the drafts are not part of the scope of this project. The Planning Commission will have opportunities in the future to consider additional updates to Chapters 11, 12 and 13. Discussion During the process leading up to drafting code language for consideration by the Planning Commission and City Council, the Planning Commission and the city’s Economic Development Commission (EDC) discussed potential approaches to Ordinance amendments for signage in Arden Hills and determined that the amendments should make the sign code easy for business owners to understand and more simple for the Planning Commission and City staff to review and enforce. The recommendations from the EDC include: • Align sign districts with zoning districts and reducing the number of sign districts. • Base the maximum permitted wall signage on a percentage of the building elevation or footprint square footage and set a minimum permitted sign copy area to ensure smaller buildings are still permitted sufficient signage. • Base the maximum permitted signage on a freestanding/monument sign on building square footage. • For a property with two street frontages, permit two monument signs with the same or a similar square footage. • Permit dynamic display signage. Page 2 of 2 • Regulate dynamic display sign brightness and other features with the intent to minimize impact to residential uses. Taken as a whole, the primary changes in the attached document include: • Revised language associated with findings, scope, purpose, and definitions to be clear, concise, and align with accepted professional practices, standards in surrounding communities, and recent legal interpretations by state and federal courts. • A definition and standards for permitted dynamic display signs, including illumination. • Revised definitions and standards for temporary and portable signs to align with accepted practice, surrounding communities, and to accommodate accessibility standards. • Addressing the EDC recommendations to condense sign districts and allow for more universally applicable standards to be applied to similar uses and to reduce staff and planning commission time processing requests for sign standard adjustments. These recommendations are accommodated in Table 1200.08-1 Permanent Sign Standards (page 16 of Attachment A): • The B1 – Limited Business zoning district and those commercial, institutional, and industrial uses in the primary commercial areas combined into one “district.” • Total permitted wall signage is calculated as a function of the wall area of a building. • Increasing the maximum allowable wall signage based on review of sign standard adjustment applications over the last decade, standards in surrounding communities, and industry best practices. • Establishing a maximum and minimum sign area for wall signs. • Clarifying enforcement related to nonconforming signs, obsolete/unused signs, portable and temporary signs, and other concerns associated with public health, safety, wellbeing and property maintenance. Secondary changes include: • Added graphics/visuals to help guide applicants and the community. • Revisions to language to be more clear, concise, and consistent across the code including using more plain or ordinary language to improve clarity and communication of standards as well as reduce complexity for users of the code including residents, business owners & sign fabricators/installers. • When appropriate, remove or replace outdated language and align language with industry standards. Attachments Attachment A – Chapter 12 – Signs - Redline Attachment B – Chapter 12 – Signs - Clean “Redline version” Chapter 12 Page 1 of 21 Chapter 12 Sign Code 1200. Signage Regulations 1200.01 Introductory Provisions Subd. 1 Purpose and Intent; Findings. A. The purpose and intent of this Sign Code is to: 1. Establish a comprehensive and balanced system of sign regulations to address the number, location, size, placement, duration, type, illumination and certain physical characteristics of all signs placed on private property for public observation that accommodates the need for effective communications, including business identification and to promote the public health, safety, general welfare, and order in all areas of the City. 2. Maintain, enhance, and improve the appearance and aesthetic environment of the City by preventing visual clutter that is harmful while providing for effective means of communication, consistent with constitutional guarantees and the city’s goals of public safety and aesthetics. B.It is not the purpose or intent to regulate the message displayed on any sign; nor is it the purpose or intent to regulate any building design or any display not defined as a sign, or any sign which cannot be viewed from outside a building. C. Findings. The City finds it is necessary for the promotion and preservation of public health, safety, welfare, and aesthetics that the construction, location, size, and maintenance of signs be controlled due to the following: 1. Permanent and temporary signs have a direct impact on, and a relationship to the image of the community; 2. The manner of installation, location, and maintenance of signs affects the public health, safety, welfare, and aesthetics of the community; 3. The safety of motorists, cyclists, pedestrians and other users of public streets and property is affected by the number, size, location and appearance of signs that unduly divert the attention of drivers; and 3.4. Uncontrolled and unlimited signs adversely impact the image and aesthetic attractiveness of the community and, thereby, undermine economic value and growth. 1200.02 Sign Definitions The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning: Auxiliary sign. A sign that provides direction for internal circulation, parking or entry, restrictions on parking, security warnings, or other similar non-commercial signs that are directed at people that are entering, exiting, or on a particular property. Auxiliary signs do not include outdoor advertising signs. Banner. Any temporary sign of lightweight fabric or similar material mounted to a pole or a building at one or more edges (see also Temporary sign and Portable sign) (Figure 1200.02-1). “Redline version” Chapter 12 Page 2 of 21 Figure 1200.02-1 Building Sign Types Billboard. See "Outdoor advertising sign." Canopy/awning sign. A message or logo on an awning or canopy which is constructed according to the requirements of the building code, is an integral part of the building, and is consistent with the architecture and design of the building (see Figure 1200.02-1 above). Commercial message. Any message which identifies a business or product or promotes the sale of any product or service. Drive-through Menu Board Sign. A freestanding exterior sign adjacent to the drive-through lane at a drive-through facility that identifies items for sale at the facility and their associated prices for customers (Figure 1200.02-2). The menu board must comply with §1200.04 of this chapter. “Redline version” Chapter 12 Page 3 of 21 Figure 1200.02-2 Drive-through Menu Board Dynamic Display. Any characteristics of a sign that appear to have movement or that appear to change, caused by any method other than physically removing and replacing the sign or its components, whether the apparent movement or change is in the display, the sign structure itself, or any other component of the sign. This includes a display that incorporates a technology or method allowing the sign face to change the image without having to physically or mechanically replace the sign face or its components (Figure 1200.02-3). This also includes, but is not limited to, any rotating, revolving, moving, flashing, blinking, projecting, or animated display and any display that incorporates rotating panels, LED lights manipulated through digital input, "digital ink," or any other method or technology that allows the sign face to present a series of images or displays. Figure 1200.02-3 Dynamic Display “Redline version” Chapter 12 Page 4 of 21 Flag. A piece of cloth or similar material, typically oblong and square, attached by one edge to a pole and used as a symbol, standard, emblem or insignia, or containing text other than that associated with a commercial, business, or economic interest or activity. (see Figure 1200.02-1 above). Freestanding sign. A self-supporting sign usually held up by uprights placed in the ground or any other base that is anchored to the ground (Figure 1200-02-4). Figure 1200.02--4 Freestanding Signs Grand opening. Commencement of operation of a new business. For purposes of the ordinance, a grand opening is considered to occur if there is a business name change or change in type of business or activity. Graphic sign. A sculpture attached to or sign painted directly on a wall that is primarily symbolic or representational in nature and not alpha or numeric in content or copy. Ground flag sign means a temporary banner sign which is located upon or affixed to the ground (see also Temporary sign and Portable sign). Illuminated (lighted) sign. Any sign, which has characters, letters, figures, designs or outlines which is illuminated by an artificial light source. Illumination, backlit. An illuminated sign where the light source which illuminates the wall behind individual sign letters is hidden from view. The sign letters are opaque and appear as a silhouette against the lighted surface. Illumination, external. The sign is illuminated by means of external light fixtures directed at the sign. Illumination, internal. An illuminated sign having the source of illumination located inside a translucent panel and is not directly visible. “Redline version” Chapter 12 Page 5 of 21 Incidental sign. Any sign that is generally not understandable or readable from property other than where the sign is located, such as from adjacent property or a public street, as determined by the City Administrator of their designee. Manual changeable copy sign. A sign where the lettering/graphic message is not permanently attached to the sign face and is changed manually (Figure 1200.02-5). Figure 1200.02-5 Manual Changeable Copy Sign Monument sign. A freestanding sign with its sign face mounted on the ground or mounted on a base at least as wide as the sign and is less than 16 feet in height (Figure 1200.02-6). Figure 1200.02-6 Monument Sign Obsolete sign. A sign that no longer identifies or advertises a bona fide business, lessor, service, owner, product, or activity and/or for which no legal owner can be found. Obsolete signs include signs associated with non-conforming uses that have been discontinued. “Redline version” Chapter 12 Page 6 of 21 Off-premise sign. A sign advertising a business, person, activity, goods, products, or services not located on the site where the sign is installed, or that directs persons to any location not on that site. On-premise sign. A sign whose message is related to the property or the activity and use occurring on the property on which the sign is located. On-premise signs include multi-tenant identification signs that may advertise tenants on different property provided such tenants are within the same approved PUD and parking is shared between properties. Outdoor advertising sign. Any sign that is located outdoors and that is located upon a property other than that of the development or use for which the sign is intended. Outdoor advertising signs are commonly called billboards. An outdoor advertising sign does not include a sign that is not readily understandable or readable from property other than where the sign is located, such as from adjacent property or a public street, as determined by the City Administrator or their designee. Permanent sign. Any sign that is not temporary. Portable sign. A temporary sign with or without copy and graphic that is designed or intended to be moved or transported but not including banner signs. Examples of portable signs include, but are not limited to: A-frame or Sandwich board signs, T-frame signs, ground flag signs, signs designed to be transported by trailer or on wheels; and signs mounted on a vehicle for advertising purposes, except signs identifying a business when the vehicle is being used in the normal day-to-day operation of that business. A sign may be a portable sign even if it has wheels removed, was designed without wheels, or is attached to the ground, a structure, or other sign (see also Banner and Temporary sign) (Figure 1200.02-7). Figure 1200.02-7 Portable Signs “Redline version” Chapter 12 Page 7 of 21 Projecting sign. A sign, other than a wall sign, that is attached to and projects more than 18 inches from the building façade (see Figure 1200.02-1). Public sign. A traffic control sign in Minnesota State Statutes; any identification sign installed in a public park by a public authority; and any other identification, regulatory, or warning sign approved by the City Council for installation on public land. Pylon sign. A freestanding sign that is elevated off the ground by one or more poles (Figure 1200.02-8). Figure 1200.02-8 Pylon Signs Re-facing. The process of replacing the sign copy, message, logo, or graphic on a sign without altering or moving the structure to which the sign face is attached. Roof sign. A sign that is mounted on the roof of a building or on a parapet wall that is above the roof line (see Figure 1200.02-1). Rotating sign. A sign or a portion of a sign which moves in a rotating oscillating or similar manner other than changing signs. Service area canopy. Open air roof-like structure that projects from the wall of a building or is freestanding and is for the purpose of shielding equipment and/or people from the elements; is often found covering service or gasoline station islands. Sign. Any written message, pictorial presentation, number, illustration, decoration, banner or other device that is used to announce, direct attention to, identify, advertise or otherwise make anything known. For purpose of maintenance or removal, the term "sign" shall also include frames and support structures. Sign height. The distance measured perpendicular from the highest point of the sign structure to the average elevation of the street used for access to the property. Temporary sign. A sign designed to be displayed for a limited period of time that is not permanently affixed to the land or to a structure (See also Banner and Portable sign). “Redline version” Chapter 12 Page 8 of 21 Wall sign. A sign attached to or erected against an exterior wall surface of a building or structure (see Figure 1200.02-1). Window sign. A sign mounted inside of a building within the window area that is applied or fastened to the window in a manner that is intended to be viewed from outside the building (see Figure 1200.02-1). 1200.03 General Regulations Subd. 1 All signs within this subsection shall comply with the following: A. A sign shall be considered as a structure or a part of a structure and subject to area, height and location requirements of this chapter except as hereinafter stipulated. B. All signs shall be designed, constructed, and maintained in accordance with the following standards: 1. All signs shall comply with applicable provisions of the Building Code and Electrical Code. 2. All signs shall be constructed of durable materials and shall be permanently attached. 3. All signs shall be kept in good repair and free from peeling paint, rust, damaged or rotted supports, framework or other material, broken or missing faces or missing letters. Any structure from which a sign has been moved or removed shall be repaired with materials and/or painted or stained to match the existing background. 4.Activities considered normal maintenance and repair such as replacing or repairing lamps, ballasts, transformers, trim, sign fasteners, nuts, or washers; painting the pole of freestanding signs; and painting the cabinet of freestanding signs or building signs shall not require a permit. C. Signs shall not be located in the sight distance triangle of any private driveway or access. Signs shall not be located in any sight distance triangle of a public intersection. D. No sign, other than governmental signs, shall be erected or placed upon any public street, right-of-way, or project over public property unless approved by the City. C.E. Signs shall not create a hazard to the safe, efficient movement of vehicular or pedestrian traffic. Subd. 2 Sign Area Calculation. A. The area of a sign is determined by the Zoning Administrator, using actual dimensions where practical or approximate dimensions when irregularity of a sign shape warrants. The area of each sign type is to be measured with either Formula A or Formula B as noted below: 1. Formula A: If channel letters and symbols are used, the sign area is the sum of the area of two contiguous rectangles, squares, or circles that enclose the extreme points or edges of all copy, logos, and symbols of said sign (Figure 1200.03-1). “Redline version” Chapter 12 Page 9 of 21 Figure 1200.03-1 Sign Area Formula A 2.Formula B: If channel letters are not used, the sign area is the area of one rectangle, square, or circle that encloses the extreme points or edges of all areas where copy may be placed on a sign together with any material or color forming an integral part of the background of the display or used to differential the sign from the backdrop or structure against which it is placed. This area does not include structural or architectural features of the sign where copy will not be located (Figure 1200.03-2). Figure 1200.03-2 Sign Area Formula B Subd. 3 Illuminated Signs. A.All lighted signs including those with backlit, internal, and external illumination, shall be subject to the provisions of the State Electrical Code and shall comply with the underwriter’s standard as defined in the current Underwriter Laboratories Standard for safety, electric sign. B.Illumination for all static signs shall be constant and steady, when illuminated and not be excessively bright as determined by the City. “Redline version” Chapter 12 Page 10 of 21 C. No illuminated sign shall reflect or direct light onto adjacent properties or public streets. D. All illuminated signs must meet the following brightness standards: 1. All illuminated signs shall meet Subsection 1350.08. 2. No illuminated sign may be of such intensity or brilliance as to impair or interfere with the vision of a motor vehicle driver or effectiveness of an official traffic sign, device, or signal. 3. Signs which use light fixtures on exterior surfaces shall not cause illumination or glare in excess of one-half foot-candle measured at the street curbany property line. 4. The person owning or controlling the sign must adjust the sign to meet the brightness standards in accordance with the City’s instructions. The adjustment must be made immediately upon notice of noncompliance from the City. 5. All signs that will have illumination by a means other than natural light must be equipped with a mechanism that automatically adjusts the brightness in response to ambient conditions. These signs must also be equipped with a means to immediately turn off the display or lighting if it malfunctions, and the sign owner or operator must immediately turn off the sign or lighting when notified by the City that it is not complying with the standards in this section. 1200.04 Prohibited Signs. Subd. 1 The following signs shall be prohibited in all districts: A. Signs with moving, swinging, revolving, or rotating parts; B. Roof signs; C. Projecting signs; D. Portable signs that do not meet the requirements in section 1200.05.1.E. E. Signs in the public right-of-way except as provided for in Minnesota Statutes, or allowed by the agency regulating the right-of-way; F.Signs attached to public utility poles, trees, street signs, stoplights, or fences; G.Permanent off-premise signs, including outdoor advertising signs; H. Signs in the clear vision area; I. Signs imitating traffic control signs. (i.e. signs which are designed to resemble official traffic signs except they are used to control traffic on private property); J. Any sign not constructed, wired, assembled, attached, or supported in conformance with this Section, applicable building codes, and other regulations; K. Signs with content classified as "obscene" as defined by Minnesota Statutes, section 617.241; and L. Signs on private property without owner’s permission. M. Sign lighting or sign technology not specifically listed as permitted in this Chapter shall be prohibited. 1200.05 Exempt Signs allowed without a permit. Subd. 1 The following signs shall not requireare allowed without a permit and are allowed in addition to those signs allowed by this chapter. These exemptions, however, shall not be construed as relieving the owner of the sign from the responsibility of its erection and maintenance, and its compliance with the provisions of this chapter, or any other law or ordinance regulating the same. “Redline version” Chapter 12 Page 11 of 21 A.Government Signs. All governmental signs, including but not limited to traffic control and other regulatory purpose signs, street signs, identification signs, informational signs, danger signs, and railroad crossing signs erected and maintained to comply with the Manual on Uniform Traffic Control Devices adopted in this state. B. All signs posted or displayed in accordancecompliance with Minnesota Statutes, Section 211B.045. C.Address Signs.Numerals that identify the address of the property Address identification not exceeding four square feet in area for each structure or portion of a structure with an assigned address. StreetAddress identification numbers are required in all sign districts and should be clearly visible from the public street. D. Auxiliary Signs. 1. Residential properties shall be permitted up to four square feet per sign; not to exceed a total of eight square feet for all auxiliary signs. The signs shall not be illuminated. 2. Nonresidential properties shall be permitted up to eight square feet per sign; not to exceed a total of 40 square feet for all auxiliary signs. E. Portable signs. Portable A-frames, Sandwich board, T-frame, ground flag or other similar portable signs that do not exceed six square feet in size and are not illuminated if located within 15 feet of the primary entrance to the business it is advertising and displayed only during the hours of business operation. No more than two of these signs shall be in place for each tenant at any given time. Portable signs must be brought indoors at or before the close of the business for the day. F. Graphic Signs. Permitted only on multi-unit dwellings or non-residential buildings, provided they do not exceed 25% of the wall area they are located. G.Incidental Signs. Incidental signs or signs within a building provided that the sign is not readily visible from the public right-of-way, adjacent properties, and are not illuminated. H.Window Signs. Window signs that are inside of a building shall not exceed 35% of the window area in which it is being displayed, or 5% of the total building façade. I. Non-commercial Signs. Any sign, display, or device allowed under this section may contain, in lieu of other copy, any otherwise lawful non-commercial message that does not direct attention to a business operated for profit, or to a commodity service for sale, and that complies with the size, height and lighting requirements of this Chapter. 1200.06 Temporary Sign Regulations Subd. 1 Temporary On-premise Signs. A. All temporary on-premise signs shall require an approved sign permit prior to placing the sign and shall conform to the following: 1. Temporary Sign Area. Temporary signs shall not exceed 32 square feet in area. 2. Temporary Sign Height. A temporary sign shall not exceed the freestanding height limits listed in Table 1200.08-1 for a permanent sign of a particular sign type in a given district. This shall include inflatable signs and balloons. 3. Quantity and Duration. No more than one temporary sign per tenant shall be displayed at any one time. No more than four temporary sign permits shall be issued per calendar year, per tenant, and permits for the display of such signs shall be valid for up to 14 days. Up to two occasions may be used consecutively. At no time shall a temporary sign permit be valid for more than 28 days. “Redline version” Chapter 12 Page 12 of 21 4.Removal. All such signs shall be removed from the premises no more than one working day following the expiration of the permit. 5.Nontransferable. Temporary sign permits are nontransferable to other properties or establishments on the same property. 6. Placement. Temporary signs shall not create a hazard to pedestrians or vehicles. Freestanding temporaryPortable signs shall be placed such that there is a minimum of 36 48 inches of unobstructed sidewalk clearance between it and any other building or obstruction. The permitted location of all temporary signs is subject to change as determined by the Zoning Administrator in order to protect the public health, safety, and welfare. 7. Illumination. A temporary sign shallmust not be illuminated. 8. Mounds View High School, Bethel University, and Northwestern College Banner Signs. Temporary banner signs for athletic fields at Mounds View High School, Bethel University, and Northwestern College shall be exempt from the provisions of this section and shall comply with the applicable provisions in 1200.07. B. Single occupant parcels. 1. No more than one temporary sign shall be permitted at any one time. 2. The area of the temporary signage shall not exceed one half of the permitted sign area as allowed in Table 1200.08-1 for a particular sign type in the underlying sign district. 3.Freestanding temporaryPortable signs shall only be permitted in districts where freestanding signs are permitted as allowed in Table 1200.08-1. If a conforming freestanding sign is already in place, the temporary freestanding sign shall be attached to or near to the existing freestanding sign. C. Multi-tenant parcels. Each individual business establishment that has exclusive use of some portion of the street or otherwise primary level of the building, and direct access to the outside qualifies for temporary signage as follows: 1. Each business shall not have more than one wall or freestanding temporary sign at a time. 2. The total temporary wall sign area for each tenant shall not exceed one half of the permitted permanent wall sign area as allowed in Table 1200.08-1. 3. The total area of all temporary freestanding signage for the parcel shall not exceed one half of the permitted area of permanent freestanding signage for the parcel as allowed in Table 1200.08-1. 4.The City may delegate authority to the property owner or designee to determine the total permitted temporary sign area per tenant, subject to the maximum allowable area.The total permitted temporary freestanding sign area shall be allocated by the property owner or their designee among its tenants. 5. Sign permits shall not be transferrable to other business establishments. D. Grand Openings. New businesses with grand openings are eligible for one additional temporary sign permit of any type permitted in the underlying sign district with an approved permit. The sign may be in place for up to 30 days provided all other requirements in this section are met and the required permits are obtained. This eligibility shall expire six months after the business opens. E. Vacant Space. Buildings or parcels with space for sale or lease may obtain a temporary sign permit for one temporary wall or monument sign that expires seven days after the building or parcel is leased or sold. “Redline version” Chapter 12 Page 13 of 21 1. A wall sign shall not exceed 25 square feet in size and shall be used in place of a permanent wall sign. 2. A freestanding sign shall not exceed 15 square feet in size and shall be attached or immediately adjacent to an existing freestanding sign. All other provisions in this section shall apply. Subd. 2 Temporary Off-premise Signs. A. Each residential property is allowed up to five freestanding, temporary, signs provided the signs meet the standards of this section: 1. Location. Temporary signs must be placed solely on private property and must maintain a minimum two-foot setback from public sidewalks and roadways. 2. Sign Number Limit. Signs shall be four square feet or less in size, and less than four feet high; 3. Signs shall not be illuminated; 4. Permission. The sign owner shall obtain permission from the property owner to place a sign on their property. The property owner may withdraw that permission at any time. i. Failure to obtain permission may result in removal of the sign. ii. Sign(s) are prohibited on land owned by the city, county, federal government and school district(s). 5. Additional signs during election periods: i. Election period. An election period begins 46 days prior to a state primary and ten days following an election conducted under federal, state, county, or city laws or ordinances in which residents of the city are entitled to vote. ii. Number of signs permitted. An unlimited number of temporary signs are allowed. iii. Setbacks. Signs must be set back a minimum of six feet from the edge of any roadways and shall not interfere with vehicle or pedestrian visibility. Signs placed on corner lots shall not obstruct views to or from the roadway. 6.5. The City of Arden Hills shall not be responsible for damage to or removal of any signs placed in the right-of-way. 1200.07 Temporary Banner Signs for Athletic Fields at Mounds View High School, Bethel University, and University of NorthwesternTemporary signs within athletic fields. Subd. 1 Athletic fields at Mounds View High School, Bethel University, and Northwestern College may be permitted to have temporary banner signs attached to the fences of their athletic fields provided that such signage faces the field of play so that the impact of the signage is directed only to those using the field or watching the sporting event, andevent and not surrounding property owners. A. To the greatest extent possible such signage shall not obstruct sightlines to the athletic field for those watching the sporting event from the bleachers or other designated viewing areas. B. The temporary banner signage must be approved by Mounds View High School, Bethel University, or University of Northwestern for their respective athletic fields. C.B. The Zoning Administrator shall determine if the signage is visible from a public roadway or from property outside the property lines of Mounds View High School, Bethel University, and University of Northwestern the athletic field. If found to be “Redline version” Chapter 12 Page 14 of 21 visible, the signs shall comply with the following size limitations and shall follow the sign permit process as described below: 1. Permit Requirements. Sign permits shall not be required for individual banner signs but shall be required where a new group massing of signage is requested. 2. Individual Sign Area. Temporary banner signs shall not exceed 50 square feet each. 3. Total Signage Area. The temporary banner sign shall not exceed a massing of over 960 square feet in one area or a total of 2,000 square feet. 4. Time Limit. Temporary banner signs shall not be displayed for more than 90 consecutive days or more than 180 days during the calendar year. 5. Compliance. The applicant shall demonstrate compliance with the provisions of this section (including but not limited to: the dimensions of individual banner signs, the dimensions of that group of banner signs, and the total square feet of temporary banner signs). 1200.08 Permanent Sign Regulations Subd. 1 All Permanent Signs. A. All permitted permanent signs shall conform to the general regulations in section 1200.03 and following applicable standards and Table 1200.08-1 Permanent Sign Standards. Table 1200.08-1 Permanent Sign Standards Zoning District Permitted Sign Type Total Permitted sign area Minimum Sign Area Maximum Height R1 & R2 Districts Any 8 sf N/A R3 & R4 Districts Any 20 sf N/A Non-Residential Uses in a Residential District Wall 20% of the wall area, not to exceed 100 sq. ft. total 30 sf N/A Freestanding 50 sf 10ft B1 District and Commercial, Institutional or Industrial uses fronting on: County Road E Lexington Ave. Highway 96 Wall 20% of the wall area, not to exceed 150 sq. ft. total; or 50 sq. ft minimum 80 sf N/A Freestanding 60 sf 20 ft I FLEX & Gateway Districts Wall 20% of the wall area, not to exceed 150 sq. ft. total 60 sf N/A “Redline version” Chapter 12 Page 15 of 21 Freestanding 80 sf 20 ft Neighborhood Business District Wall 20% of the wall area, not to exceed 150 sq. ft. total 50 sf N/A Freestanding 60 sf 15 ft TCAAP area without frontage on Highway 96 Wall 20% of the wall area, not to exceed 150 sq. ft. total 30 sf N/A B. Freestanding Signs. 1. Properties that front more than one street shall be permitted to have more than one freestanding sign provided that each additional freestanding sign does not exceed half the size of the maximum sign area allowed for a freestanding sign in the applicable district. 2. The sign area of a freestanding sign shall only be calculated using one side of the sign. If the two sides are different sizes, the larger side shall be used for determining the sign area. 3. Freestanding signs shall be located at least five feet from any property line and no part of a freestanding sign shallmay not project over the property line. C. Multi-tenant buildings or sites shall be permitted: 1. One wall sign up to the total permitted signage area in Table 1200.08-1. i. The total wall sign area shall be calculated for each individual business establishment that has exclusive use of a building façade, some portion of the street, or direct access to the outside. 2. The permitted freestanding sign area shall be associated with the main parcel, with the tenant signage allocated by the property owner meeting the maximum signage areas allocated in Table 1200.08-1. Subd. 2 Sign Design. 1.Business signsSigns shall be architecturally compatible with the style, materials, colors and details of the building. 2. Signs shall be incorporated into the façades of the buildings rather than extending into the roof line and should not project more than 12 inches above the plane of the façades. 3.Wall signs for Rretail business wall signsuses shallmust be located in a position above the front window. In multi-tenant buildings, signs shall be located in a consistent position along the plane of the façades. that is located consistently among stores. 4. Wall signs shall not extend more than 18 inches out from the wall to which they are attached. Subd. 3 Special Permanent Sign Regulations. A. Awnings and Canopies. No part of an awning or sun canopy shall be less than eight feet or greater than 12 feet above grade. The fabric or material used for the awning or canopy must be opaque and no illumination is permitted. “Redline version” Chapter 12 Page 16 of 21 B. Service Area Canopy. Each edge of a service area canopy facing a street is permitted 25 square feet of sign area in addition to all other sign area permitted on the site. Such signage may be illuminated, but no other part of the face of the canopy shall be illuminated. C. Manual Changeable Copy Sign. No more than 35 percent of the actual sign area of a permitted sign in a nonresidential sign district shall be capable of displaying messages or copy that can be changed manually. The remainder of the sign area shall not have the capability to change messages even if not used. D.Adult Use Signs. In addition to this Chapter, all signs for adult-oriented use-orienteds signs shall comply with the sign requirements in Chapter 1340 Use-Specific Standards. Where any provisions of this Chapter conflict, the provision that is more stringent shall be applied. Subd. 4 Dynamic Display Signs. A. Dynamic displays on signs are allowed as described herein, except as prohibited by state or federal law, and with certain standards and restrictions to ensure health, safety, and welfare. B. Any sign using a dynamic display, in whole or in part, must meet the following standards: 1. Dynamic display signs shall be permitted for nonresidential uses abutting a major arterial or collector street. No dynamic display sign shall be erected facing or located on a lot line adjacent to a property used for residential. 2. Dynamic display signs shall only be permitted on freestanding signs. 3. Only one, contiguous dynamic display area is allowed on a sign face. The dynamic display may occupy no more than 40% of the actual sign copy area. The remainder of the sign must not have the capability to have dynamic displays. 4. Speakers and/or any audio component is prohibited. The sign shall not emit any sound. 5. No portion of the sign may change or have the background in a manner of displaying or characterizing motion, including flashing, scrolling, twirling, change in color, illusion of moving objects, moving patterns, or bands of light or expanding or contracting shapes, fluctuating in light intensity or use intermittent, strobe, bursts, or moving light, streams, zooms, twinkles, and/or sparkles. Any manner that creates the illusion of movement other than permitted transitions is prohibited. 6. Duration. On any portion of the sign that changes, the dynamic display must have a minimum static duration of 10 seconds. 7. Transition. On any portion of the sign that changes, the change sequence must be accomplished by means of instantaneous transition. Fading, dissolving, scrolling, traveling, or any transition that creates the illusion of movement is prohibited. 8. Brightness. The dynamic display sign must not exceed a maximum illumination of 5,000 nits (candelas per square meter) during daylight hours and a maximum illumination of 500 nits (candelas per square meter) between dusk to dawn as measured from the sign’s face at maximum brightness. 9. Dimmer Control. Electronic graphic display signs must have an automatic dimmer control to produce a distinct illumination change from a higher illumination level to a lower level for the time period between one half-hour before sunset and one half-hour after sunrise. “Redline version” Chapter 12 Page 17 of 21 10. Dynamic displays must be designed and equipped to freeze the device in one position if a malfunction occurs. The displays must also be equipped with a means to immediately discontinue the display if it malfunctions, and the sign owner must immediately turn off the dynamic display when notified by the city that it is not complying with the standards of this chapter. 11. Dynamic displays must comply with the outdoor lighting standards contained in Section 1360.08. C. Drive-upthrough Window Menu Board. 1. Location. All drive-upthrough menu board signs shall be single sided and located adjacent to the drive- upthrough lane and shall not be located in any required setback. Signs may be affixed to the building. 2. Height. A drive-upthrough menu board sign shall not exceed 8 feet above grade in height. 3. Size. A drive-upthrough menu board sign shall not exceed 40 square feet. 4. Number. Up to two drive-upthrough menu board signs are permitted per lane. The total surface area of the two signs shall not exceed 40 square feet each. 5. A drive-upthrough menu board signs shall comply with the following standards: i.The images, colors, and text may not change more than five times per day; ii. All images, colors, and text shall be static with no flashing, scrolling, or animation; iii. At any time the business or drive-through window is closed to the public, any drive- through menu board sign shall be turned off until the business or drive- through window is open to the public. iv. Signs with speakers or intercoms shall be designed and located in a manner to direct noise away from adjoining properties. Speaker noise shall not be audible to adjacent residential properties. v. The sign(s) shall not be located as to impair the vision of the driver of a vehicle traveling either into, out of, or through the lane. Subd. 5 Permanent Signs at Mounds View High School, Bethel University, and University of Northwesternhigh school and university uses. A. Permitted Permanent Signs for Athletic Fields. 1. Athletic fields at Mounds View High School, Bethel University, and University of Northwestern may be permitted to have permanent signage at athletic fieldsthat complies with this subdivision. 2. Such signage shall not be lit by a direct lighting source. 3. Signs may be an entrance gate style sign, signage affixed directly to a press box/grandstand, or signage included on the scoreboard. 4. Such signage shall be constructed of durable materials (finished metal, finished wood, plastic). 5. The Zoning Administrator shall determine if the signage is visible from a public roadwaystreet or from property outside of Mounds View High School, Bethel University, and University of Northwesternthe property lines. If found to be visible, the following signs shall comply with the following size limitations and obtain a sign permit : i. Sign Area. The signage area of at any entrance gate signs shall not exceed 30 square feet, the signage area of press box/grandstand signage shall not exceed 80 square feet, and scoreboard field naming signage shall not exceed 40 percent of the total scoreboard area. “Redline version” Chapter 12 Page 18 of 21 ii. Total Sign Area. The cumulative total of permanent signage shall not exceed 200 square feet. iii. Sign Permit Required. A sign permit is required prior to the installation of any new permanent signage. B. Scoreboard Signs for Athletic Fields. 1. Athletic fields at Mounds View High School, Bethel University, and University of Northwestern may be permitted to have permanent scoreboard signage at athletic fields that is clearly secondary to the overall appearance of the scoreboard. 2. Such signage shall face the field of play so that the impact of the signage is directed only to those using the field or watching the sporting event and not surrounding property owners. 3.The scoreboard signage shall comply with the sponsorship sign regulations as established by Mounds View Public Schools, Bethel University, and University of Northwestern, for their respective athletic fields. 4. The Zoning Administrator shall determine if the signage is visible from a public roadway or from property outside of Mounds View High School, Bethel University, and University of Northwestern the property lines. If found to be visible, the signs shall comply with the following size limitations and obtain a sign permit: i. Sign Area. Scoreboard signage shall not exceed 30 percent of the total scoreboard area, nor shall any one scoreboard sign exceed 15 percent of the total scoreboard area. ii. Sign Permit Required. A sign permit is required prior to the installation of any new scoreboard signs. 1200.09 Sign Standard Adjustments Subd. 1 Adjustments to the requirements and standards for the height, number, type, lighting, area, and/or location of a sign or signs established by this Chapter may be approved with an application for Site Plan Review or a Planned Unit Development process. A. In order to approve any sign standard adjustment, the following criteria shall be satisfied: 1. The sign adjustment will not result in a sign that is inconsistent with the purpose of the zoning district in which the property is located or the current land use; and 2. One of the following applies: i. There are site conditions which require a sign adjustment to allow the sign to be reasonably visible from a street immediately adjacent to the site; or ii. The sign adjustment will allow a sign of exceptional design or a style that will enhance the area or that is more consistent with the architecture and design of the site; and. 1200.10 Non-Conforming Signs Subd. 1 It is the intent of this Chapter thatA sign that is legally established upon the effective date of this chapter may be continued at the size and in the manner of operation existing upon such date except as specified in this section. No non-conforming signs shall not be enlarged or expanded, nor be used as grounds for adding other signs or uses prohibited elsewhere in the same district. It is further the intent of this Chapter to permit legal non-conforming signs to remain provided that such signs are safe, maintained so as not to “Redline version” Chapter 12 Page 19 of 21 be unsightly, and have not been abandoned, which means remains without a message or whose display surface remains blank for more than one year or that pertains to a time, event or purpose that no longer applies, or removed subject to the following provisions and Section 1320.06: A. Non-conforming Sign Continuance. The use of A legal non-conforming sign may be continued through repair, replacement, restoration, maintenance, or improvement but shall not be expanded, or moved or relocatedto a new location. B. Non-conforming Sign Discontinuance. If the use of the non-conforming sign or sign structure is discontinued for a period of one year, the sign or sign structure shall not be reconstructed or used except in conformity with the provisions of this Chapter. C. Non-conforming Sign Damaged or Destroyed. Should such non-conforming sign or sign structure be damaged or destroyed by any means to an extent greater than 50 percent of its market value or structure and all required permits for its reconstruction have not been applied for within 180 days of when the sign or sign structure was damaged, it shall not be reconstructed or used except in conformity with the provisions of this Chapter. D. Sign Regulation Conformance. Should such sign or sign structure be permanently moved for any reason for any distance, it shall thereafter conform to the regulations for the sign district in which it is located after it is moved. E. Loss of Non-conforming Land Use. An existing sign devoted to a use not permitted by the Section 1320, Zoning Ordinance in the zoning district in which it is located, shall not be enlarged, expanded, or moved except in changing the sign to a sign permitted in the sign district in which it is located. 1200.11 Permit and Review Process Subd. 1 Permit Required. A.Except for those signs listed in Section 1200.05Unless excepted by this Chapter, no sign shall be erected, altered, reconstructed, maintained, moved, or enhanced in the City without first obtaining a sign permit from the City. B. The content of the message or speech displayed on the sign shall not be considered when approving or denying a sign permit; however, the content must be submitted to evaluate the sign copy area and to restrict permanent off-premise signs. C. For any sign that requires a permit, the following activities shall not be considered normal maintenance and repair and a permit shall be required: 1. Re-facing a sign, except for the text on a manual changeable copy sign. 2. Removing the sign for the repair of the cabinet or any part thereof. 3. Changes made to a sign's size or illumination, including, but not limited to, height, width, weight, area, or adding or removing illumination. 4. Changes in poles, structural supports, bases or shrouds, footings or anchor bolts, moving the sign to a new location, or replacement of the interior or exterior cabinet frame, except the sign face. D. Building Permit. A building permit may be required for any signs involving the construction of or changes to a sign structure and/or electrical connections as determined by the Building Official. Subd. 2 Application and Review Process. A. An application for a sign permit shall be supplied on the City's official sign application. 1. An applicant may submit one application for multiple signs. “Redline version” Chapter 12 Page 20 of 21 2. A new sign permit is required anytime a change to one or more signs is proposed. B. The Zoning Administrator shall approve or deny the sign permit application in an expedited manner, no more than 30 days from the receipt of the completed application, including applicable fees. C. All permits not reviewed within 30 days shall be deemed approved. D. Applicants shall be notified in writing if the application is denied, including the reasons for denial. Subd. 3 Appeals Process. A. Appeals of the decision of the Zoning Administrator shall be made to the Planning Commission in writing within 15 days of the confirmed delivery of the denial letter for the sign permit application. B. The Planning Commission shall hold a public hearing as soon as practicable but not more than 45 days after confirmed receipt of the appeal to review the appeal and make a recommendation to the City Council. C. The City Council shall review the Planning Commission's recommendation as soon as practicable but not more than 45 days after the Planning Commission's recommendation. Subd. 4 Fees. Sign permit fees and the impoundment fee shall be set by the City Council by ordinance on an annual basis. 1200.12 Inspection & Enforcement. A. Inspection Authority. All signs shall be subject to inspection by a city official, who is hereby authorized to enter upon any property of premise to ascertain whether the provisions of this Chapter are being obeyed. Such entrance shall be made during business hours unless an emergency exists. B.Abandoned signs. Any abandoned sign shall be removed or otherwise properly brought into compliance by the property owner upon receipt of notice to do so given by the Zoning Administrator. B.C. Obsolete Signs. Any sign which no longer advertises a bona fide business, or a product sold, shall be taken down and removed by the owner, agent or person having the beneficial use of the building or structure upon which sign may be found within 30 days after written notification from the city official. Upon failure to comply with such notice within the time specified in such order, the city council may declare the sign to be a public nuisance, remove it, and assess the cost of removal to the property ownerAny unsafe sign shall be removed or otherwise properly secured by the property owner upon receipt of notice to do so given by the Zoning Administrator. No unsafe sign shall be repaired or rebuilt except in accordance with the provisions of this section and upon a permit issued by the city. C.D. Illegal or nonconforming temporary signs. Any temporary sign that is found to be illegal or nonconforming shall be removed by the property owner within three days of written notification from the cityzoning administrator. Failure to comply with such notice shall be a misdemeanor. Upon failure to remove within the time specified in such order, the sign is declared to be a public nuisance and may be removed by the city. D.E. Signs in Disrepair. The city official may order the removal of any sign that is not maintained in accordance with the maintenance provisions of this ordinance. Upon failure to comply with such notice within the time specified in such order, the City Council may declare the sign to be a public nuisance, impound it, and assess the “Redline version” Chapter 12 Page 21 of 21 cost of removal to the sign owner or the sign owner's agentSigns constituting a public nuisance. Any abandoned, illegal or unsafe sign is hereby declared to be a danger to the health, safety and welfare of the citizens of the city, and is declared to be a public nuisance, subject to abatement and assessment as provided in Chapter 6, except that legally established nonconforming signs shall not be abated until they have been abandoned for more than one year. E.F. Impoundment of Signs on Public Property or Within Public Right-of-way. The city official may, at any time and without notice, impound signs that have been installed on public property, within a public right-of-way, or within a public easement that are in violation of this Chapter. The sign owner or their agent may retrieve an impounded sign subject to the following rules: 1. Any impounded sign may be retrieved from the impound area within three business days of the impoundment or the city may dispose of it. 2. The impound area can be located by contacting City Hall. 3. Any cost incurred by the City for disposal of an impounded sign may be assessed to the sign owner or the sign owner's agent, as described in the city’s adopted fee schedule. 4. Payment of an impoundment release fee. Any subsequent impoundment(s), within one calendar year, for a particular property or sign owner will require payment of double the initial impoundment release fee. 5. The City shall have no obligation to notify a property owner that it has impounded a sign. 6.The City shall not be held liable for any damage to an impounded sign. 1200.13 Message Substitution. Subd. 1 The owner of any sign that is otherwise allowed by this chapter may substitute a noncommercial copy or message in lieu of any other commercial or noncommercial sign copy or message without additional approval or permitting subject to the operational standards set forth in this chapter. Subd. 2 The purpose of this provision is to prevent any inadvertent favoring of commercial speech or message over noncommercial speech or message. 1200.14 Severability. If any section, subsection, subdivision, sentence, clause, or phrase of this sign subchapter is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this subchapter. “Clean version” Chapter 12 Page 1 of 20 Chapter 12 Sign Code 1200. Signage Regulations 1200.01 Introductory Provisions Subd. 1 Purpose and Intent; Findings. A. The purpose and intent of this Sign Code is to: 1. Establish a comprehensive and balanced system of sign regulations to address the number, location, size, placement, duration, type, illumination and certain physical characteristics of all signs placed on private property for public observation that accommodates the need for effective communications, including business identification and to promote the public health, safety, general welfare, and order in all areas of the City. 2. Maintain, enhance, and improve the appearance and aesthetic environment of the City by preventing visual clutter that is harmful while providing for effective means of communication, consistent with constitutional guarantees and the city’s goals of public safety and aesthetics. B.It is not the purpose or intent to regulate the message displayed on any sign; nor is it the purpose or intent to regulate any building design or any display not defined as a sign, or any sign which cannot be viewed from outside a building. C. Findings. The City finds it is necessary for the promotion and preservation of public health, safety, welfare, and aesthetics that the construction, location, size, and maintenance of signs be controlled due to the following: 1. Permanent and temporary signs have a direct impact on, and a relationship to the image of the community; 2. The manner of installation, location, and maintenance of signs affects the public health, safety, welfare, and aesthetics of the community; 3. The safety of motorists, cyclists, pedestrians and other users of public streets and property is affected by the number, size, location and appearance of signs that unduly divert the attention of drivers; and 4. Uncontrolled and unlimited signs adversely impact the image and aesthetic attractiveness of the community and, thereby, undermine economic value and growth. 1200.02 Sign Definitions The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning: Auxiliary sign. A sign that provides direction for internal circulation, parking or entry, restrictions on parking, security warnings, or other similar non-commercial signs that are directed at people that are entering, exiting, or on a particular property. Auxiliary signs do not include outdoor advertising signs. Banner. Any temporary sign of lightweight fabric or similar material mounted to a pole or a building at one or more edges (see also Temporary sign and Portable sign) (Figure 1200.02-1). “Clean version” Chapter 12 Page 2 of 20 Figure 1200.02-1 Building Sign Types Billboard. See "Outdoor advertising sign." Canopy/awning sign. A message or logo on an awning or canopy which is constructed according to the requirements of the building code, is an integral part of the building, and is consistent with the architecture and design of the building (see Figure 1200.02-1 above). Commercial message. Any message which identifies a business or product or promotes the sale of any product or service. Drive-through Menu Board Sign. A freestanding exterior sign adjacent to the drive-through lane at a drive-through facility that identifies items for sale at the facility and their associated prices for customers (Figure 1200.02-2). The menu board must comply with §1200.04 of this chapter. “Clean version” Chapter 12 Page 3 of 20 Figure 1200.02-2 Drive-through Menu Board Dynamic Display. Any characteristics of a sign that appear to have movement or that appear to change, caused by any method other than physically removing and replacing the sign or its components, whether the apparent movement or change is in the display, the sign structure itself, or any other component of the sign. This includes a display that incorporates a technology or method allowing the sign face to change the image without having to physically or mechanically replace the sign face or its components (Figure 1200.02-3). This also includes, but is not limited to, any rotating, revolving, moving, flashing, blinking, projecting, or animated display and any display that incorporates rotating panels, LED lights manipulated through digital input, "digital ink," or any other method or technology that allows the sign face to present a series of images or displays. Figure 1200.02-3 Dynamic Display “Clean version” Chapter 12 Page 4 of 20 Flag. A piece of cloth or similar material, typically oblong and square, attached by one edge to a pole and used as a symbol, standard, emblem or insignia, or containing text other than that associated with a commercial, business, or economic interest or activity. (see Figure 1200.02-1 above). Freestanding sign. A self-supporting sign usually held up by uprights placed in the ground or any other base that is anchored to the ground (Figure 1200-02-4). Figure 1200.02--4 Freestanding Signs Grand opening. Commencement of operation of a new business. For purposes of the ordinance, a grand opening is considered to occur if there is a business name change or change in type of business or activity. Graphic sign. A sculpture attached to or sign painted directly on a wall that is primarily symbolic or representational in nature and not alpha or numeric in content or copy. Ground flag sign means a temporary banner sign which is located upon or affixed to the ground (see also Temporary sign and Portable sign). Illuminated (lighted) sign. Any sign, which has characters, letters, figures, designs or outlines which is illuminated by an artificial light source. Illumination, backlit. An illuminated sign where the light source which illuminates the wall behind individual sign letters is hidden from view. The sign letters are opaque and appear as a silhouette against the lighted surface. Illumination, external. The sign is illuminated by means of external light fixtures directed at the sign. Illumination, internal. An illuminated sign having the source of illumination located inside a translucent panel and is not directly visible. “Clean version” Chapter 12 Page 5 of 20 Incidental sign. Any sign that is generally not understandable or readable from property other than where the sign is located, such as from adjacent property or a public street, as determined by the City Administrator of their designee. Manual changeable copy sign. A sign where the lettering/graphic message is not permanently attached to the sign face and is changed manually (Figure 1200.02-5). Figure 1200.02-5 Manual Changeable Copy Sign Monument sign. A freestanding sign with its sign face mounted on the ground or mounted on a base at least as wide as the sign and is less than 16 feet in height (Figure 1200.02-6). Figure 1200.02-6 Monument Sign Off-premise sign. A sign advertising a business, person, activity, goods, products, or services not located on the site where the sign is installed, or that directs persons to any location not on that site. “Clean version” Chapter 12 Page 6 of 20 On-premise sign. A sign whose message is related to the property or the activity and use occurring on the property on which the sign is located. On-premise signs include multi-tenant identification signs that may advertise tenants on different property provided such tenants are within the same approved PUD and parking is shared between properties. Outdoor advertising sign. Any sign that is located outdoors and that is located upon a property other than that of the development or use for which the sign is intended. Outdoor advertising signs are commonly called billboards. An outdoor advertising sign does not include a sign that is not readily understandable or readable from property other than where the sign is located, such as from adjacent property or a public street, as determined by the City Administrator or their designee. Permanent sign. Any sign that is not temporary. Portable sign. A temporary sign with or without copy and graphic that is designed or intended to be moved or transported but not including banner signs. Examples of portable signs include, but are not limited to: A-frame or Sandwich board signs, T-frame signs, ground flag signs, signs designed to be transported by trailer or on wheels; and signs mounted on a vehicle for advertising purposes, except signs identifying a business when the vehicle is being used in the normal day-to-day operation of that business. A sign may be a portable sign even if it has wheels removed, was designed without wheels, or is attached to the ground, a structure, or other sign (see also Banner and Temporary sign) (Figure 1200.02-7). Figure 1200.02-7 Portable Signs Projecting sign. A sign, other than a wall sign, that is attached to and projects more than 18 inches from the building façade (see Figure 1200.02-1). “Clean version” Chapter 12 Page 7 of 20 Public sign. A traffic control sign in Minnesota State Statutes; any identification sign installed in a public park by a public authority; and any other identification, regulatory, or warning sign approved by the City Council for installation on public land. Pylon sign. A freestanding sign that is elevated off the ground by one or more poles (Figure 1200.02-8). Figure 1200.02-8 Pylon Signs Re-facing. The process of replacing the sign copy, message, logo, or graphic on a sign without altering or moving the structure to which the sign face is attached. Roof sign. A sign that is mounted on the roof of a building or on a parapet wall that is above the roof line (see Figure 1200.02-1). Rotating sign. A sign or a portion of a sign which moves in a rotating oscillating or similar manner other than changing signs. Service area canopy. Open air roof-like structure that projects from the wall of a building or is freestanding and is for the purpose of shielding equipment and/or people from the elements; is often found covering service or gasoline station islands. Sign. Any written message, pictorial presentation, number, illustration, decoration, banner or other device that is used to announce, direct attention to, identify, advertise or otherwise make anything known. For purpose of maintenance or removal, the term "sign" shall also include frames and support structures. Sign height. The distance measured perpendicular from the highest point of the sign structure to the average elevation of the street used for access to the property. Temporary sign. A sign designed to be displayed for a limited period of time that is not permanently affixed to the land or to a structure (See also Banner and Portable sign). Wall sign. A sign attached to or erected against an exterior wall surface of a building or structure (see Figure 1200.02-1). “Clean version” Chapter 12 Page 8 of 20 Window sign. A sign mounted inside of a building within the window area that is applied or fastened to the window in a manner that is intended to be viewed from outside the building (see Figure 1200.02-1). 1200.03 General Regulations Subd. 1 All signs within this subsection shall comply with the following: A. A sign shall be considered as a structure or a part of a structure and subject to area, height and location requirements of this chapter except as hereinafter stipulated. B. All signs shall be designed, constructed, and maintained in accordance with the following standards: 1. All signs shall comply with applicable provisions of the Building Code and Electrical Code. 2. All signs shall be constructed of durable materials and shall be permanently attached. 3. All signs shall be kept in good repair and free from peeling paint, rust, damaged or rotted supports, framework or other material, broken or missing faces or missing letters. Any structure from which a sign has been moved or removed shall be repaired with materials and/or painted or stained to match the existing background. 4. Activities considered normal maintenance and repair such as replacing or repairing lamps, ballasts, transformers, trim, sign fasteners, nuts, or washers; painting the pole of freestanding signs; and painting the cabinet of freestanding signs or building signs shall not require a permit. C.Signs shall not be located in the sight distance triangle of any private driveway or access. Signs shall not be located in any sight distance triangle of a public intersection. D. No sign, other than governmental signs, shall be erected or placed upon any public street, right-of-way, or project over public property unless approved by the City. E. Signs shall not create a hazard to the safe, efficient movement of vehicular or pedestrian traffic. Subd. 2 Sign Area Calculation. A. The area of a sign is determined by the Zoning Administrator, using actual dimensions where practical or approximate dimensions when irregularity of a sign shape warrants. The area of each sign type is to be measured with either Formula A or Formula B as noted below: 1. Formula A: If channel letters and symbols are used, the sign area is the sum of the area of two contiguous rectangles, squares, or circles that enclose the extreme points or edges of all copy, logos, and symbols of said sign (Figure 1200.03-1). “Clean version” Chapter 12 Page 9 of 20 Figure 1200.03-1 Sign Area Formula A 2.Formula B: If channel letters are not used, the sign area is the area of one rectangle, square, or circle that encloses the extreme points or edges of all areas where copy may be placed on a sign together with any material or color forming an integral part of the background of the display or used to differential the sign from the backdrop or structure against which it is placed. This area does not include structural or architectural features of the sign where copy will not be located (Figure 1200.03-2). Figure 1200.03-2 Sign Area Formula B Subd. 3 Illuminated Signs. A.All lighted signs including those with backlit, internal, and external illumination, shall be subject to the provisions of the State Electrical Code and shall comply with the underwriter’s standard as defined in the current Underwriter Laboratories Standard for safety, electric sign. B.Illumination for all static signs shall be constant and steady, when illuminated and not be excessively bright as determined by the City. “Clean version” Chapter 12 Page 10 of 20 C. No illuminated sign shall reflect or direct light onto adjacent properties or public streets. D. All illuminated signs must meet the following brightness standards: 1. All illuminated signs shall meet Subsection 1350.08. 2. No illuminated sign may be of such intensity or brilliance as to impair or interfere with the vision of a motor vehicle driver or effectiveness of an official traffic sign, device, or signal. 3. Signs which use light fixtures on exterior surfaces shall not cause illumination or glare in excess of one-half foot-candle measured at any property line. 4. The person owning or controlling the sign must adjust the sign to meet the brightness standards in accordance with the City’s instructions. The adjustment must be made immediately upon notice of noncompliance from the City. 5. All signs that will have illumination by a means other than natural light must be equipped with a mechanism that automatically adjusts the brightness in response to ambient conditions. These signs must also be equipped with a means to immediately turn off the display or lighting if it malfunctions, and the sign owner or operator must immediately turn off the sign or lighting when notified by the City that it is not complying with the standards in this section. 1200.04 Prohibited Signs. Subd. 1 The following signs shall be prohibited in all districts: A. Signs with moving, swinging, revolving, or rotating parts; B. Roof signs; C. Projecting signs; D. Portable signs that do not meet the requirements in section 1200.05.1.E. E. Signs in the public right-of-way except as provided for in Minnesota Statutes, or allowed by the agency regulating the right-of-way; F.Signs attached to public utility poles, trees, street signs, stoplights, or fences; G. outdoor advertising signs; H. Signs in the clear vision area; I. Signs imitating traffic control signs. (i.e. signs which are designed to resemble official traffic signs except they are used to control traffic on private property); J. Any sign not constructed, wired, assembled, attached, or supported in conformance with this Section, applicable building codes, and other regulations; K. Signs with content classified as "obscene" as defined by Minnesota Statutes, section 617.241; and L. Signs on private property without owner’s permission. M. Sign lighting or sign technology not specifically listed as permitted in this Chapter shall be prohibited. 1200.05 Signs allowed without a permit. Subd. 1 The following signs are allowed without a permit and are allowed in addition to those signs allowed by this chapter. These exemptions, however, shall not be construed as relieving the owner of the sign from the responsibility of its erection and maintenance, and its compliance with the provisions of this chapter, or any other law or ordinance regulating the same. “Clean version” Chapter 12 Page 11 of 20 A. All traffic control and other regulatory purpose signs, street signs, identification signs, informational signs, danger signs, and railroad crossing signs erected and maintained to comply with the Manual on Uniform Traffic Control Devices adopted in this state. B. All signs posted or displayed in compliance with Minnesota Statutes, Section 211B.045. C. Numerals that identify the address of the property not exceeding four square feet in area for each structure or portion of a structure with an assigned address. Address identification numbers are required in all sign districts and should be clearly visible from the public street. D. Auxiliary Signs. 1. Residential properties shall be permitted up to four square feet per sign; not to exceed a total of eight square feet for all auxiliary signs. The signs shall not be illuminated. 2. Nonresidential properties shall be permitted up to eight square feet per sign; not to exceed a total of 40 square feet for all auxiliary signs. E. Portable signs that do not exceed six square feet in size and are not illuminated if located within 15 feet of the primary entrance to the business it is advertising and displayed only during the hours of business operation. No more than two of these signs shall be in place for each tenant at any given time. Portable signs must be brought indoors at or before the close of the business for the day. F. Graphic Signs on multi-unit dwellings or non-residential buildings, provided they do not exceed 25% of the wall area they are located. G. Incidental signs or signs within a building provided that the sign is not readily visible from the public right-of-way, adjacent properties, and are not illuminated. H. Window signs that are inside of a building shall not exceed 35% of the window area in which it is being displayed, or 5% of the total building façade. 1200.06 Temporary Sign Regulations Subd. 1 Temporary On-premise Signs. A. All temporary on-premise signs shall require an approved sign permit prior to placing the sign and shall conform to the following: 1. Temporary Sign Area. Temporary signs shall not exceed 32 square feet in area. 2. Temporary Sign Height. A temporary sign shall not exceed the freestanding height limits listed in Table 1200.08-1 for a permanent sign of a particular sign type in a given district. This shall include inflatable signs and balloons. 3. Quantity and Duration. No more than one temporary sign per tenant shall be displayed at any one time. No more than four temporary sign permits shall be issued per calendar year, per tenant, and permits for the display of such signs shall be valid for up to 14 days. Up to two occasions may be used consecutively. At no time shall a temporary sign permit be valid for more than 28 days. 4. Removal. All such signs shall be removed from the premises no more than one working day following the expiration of the permit. 5. Nontransferable. Temporary sign permits are nontransferable to other properties or establishments on the same property. 6. Placement. Temporary signs shall not create a hazard to pedestrians or vehicles. Portable signs shall be placed such that there is a minimum of 48 inches of unobstructed sidewalk clearance between it and any other building or “Clean version” Chapter 12 Page 12 of 20 obstruction. The permitted location of all temporary signs is subject to change as determined by the Zoning Administrator in order to protect the public health, safety, and welfare. 7. Illumination. A temporary sign must not be illuminated. B. Single occupant parcels. 1. No more than one temporary sign shall be permitted at any one time. 2. The area of the temporary signage shall not exceed one half of the permitted sign area as allowed in Table 1200.08-1 for a particular sign type in the underlying sign district. 3. Portable signs shall only be permitted in districts where permitted in Table 1200.08-1. If a conforming freestanding sign is already in place, the temporary freestanding sign shall be attached to or near to the existing freestanding sign. C. Multi-tenant parcels. Each individual business establishment that has exclusive use of some portion of the primary level of the building, and direct access to the outside qualifies for temporary signage as follows: 1. Each business shall not have more than one temporary sign at a time. 2. The total temporary wall sign area for each tenant shall not exceed one half of the permitted permanent wall sign area as allowed in Table 1200.08-1. 3. The total area of all temporary freestanding signage for the parcel shall not exceed one half of the permitted area of permanent freestanding signage for the parcel as allowed in Table 1200.08-1. 4. The City may delegate authority to the property owner or designee to determine the total permitted temporary sign area per tenant, subject to the maximum allowable area.. 5. Sign permits shall not be transferrable to other business establishments. D. Grand Openings. New businesses with grand openings are eligible for one additional temporary sign permit of any type permitted in the underlying sign district with an approved permit. The sign may be in place for up to 30 days provided all other requirements in this section are met and the required permits are obtained. This eligibility shall expire six months after the business opens. E. Vacant Space. Buildings or parcels with space for sale or lease may obtain a temporary sign permit for one temporary wall or monument sign that expires seven days after the building or parcel is leased or sold. 1. A wall sign shall not exceed 25 square feet in size and shall be used in place of a permanent wall sign. 2. A freestanding sign shall not exceed 15 square feet in size and shall be attached or immediately adjacent to an existing freestanding sign. All other provisions in this section shall apply. Subd. 2 Temporary Off-premise Signs. A. Each residential property is allowed up to five freestanding, temporary, signs provided the signs meet the standards of this section: 1. Location. Temporary signs must be placed solely on private property and must maintain a minimum two-foot setback from public sidewalks and roadways. 2. Sign Number Limit. Signs shall be four square feet or less in size, and less than four feet high; 3. Signs shall not be illuminated; “Clean version” Chapter 12 Page 13 of 20 4. Permission. The sign owner shall obtain permission from the property owner to place a sign on their property. The property owner may withdraw that permission at any time. i. Failure to obtain permission may result in removal of the sign. ii. Sign(s) are prohibited on land owned by the city, county, federal government and school district(s). 5. The City of Arden Hills shall not be responsible for damage to or removal of any signs placed in the right-of-way. 1200.07 Temporary signs within athletic fields. Subd. 1 Athletic fields may be permitted to have temporary banner signs attached to the fences of their athletic fields provided that such signage faces the field of play so that the impact of the signage is directed only to those using the field or watching the sporting event and not surrounding property owners. A. To the greatest extent possible such signage shall not obstruct sightlines to the athletic field for those watching the sporting event from the bleachers or other designated viewing areas. B. The Zoning Administrator shall determine if the signage is visible from a public roadway or from property outside the property lines of the athletic field. If found to be visible, the signs shall comply with the following size limitations and shall follow the sign permit process as described below: 1. Permit Requirements. Sign permits shall not be required for individual banner signs but shall be required where a new group of signage is requested. 2. Individual Sign Area. Temporary banner signs shall not exceed 50 square feet each. 3. Total Signage Area. The temporary banner sign shall not exceed a massing of over 960 square feet in one area or a total of 2,000 square feet. 4. Time Limit. Temporary banner signs shall not be displayed for more than 90 consecutive days or more than 180 days during the calendar year. 5. Compliance. The applicant shall demonstrate compliance with the provisions of this section (including but not limited to: the dimensions of individual banner signs, the dimensions of that group of banner signs, and the total square feet of temporary banner signs). 1200.08 Permanent Sign Regulations Subd. 1 All Permanent Signs. A. All permanent signs shall conform to the general regulations in section 1200.03 and following applicable standards and Table 1200.08-1 Permanent Sign Standards. Table 1200.08-1 Permanent Sign Standards Zoning District Permitted Sign Type Total Permitted sign area Minimum Sign Area Maximum Height R1 & R2 Districts Any 8 sf N/A R3 & R4 Districts Any 20 sf N/A “Clean version” Chapter 12 Page 14 of 20 Non-Residential Uses in a Residential District Wall 20% of the wall area, not to exceed 100 sq. ft. total 30 sf N/A Freestanding 50 sf 10ft B1 District and Commercial, Institutional or Industrial uses fronting on: County Road E Lexington Ave. Highway 96 Wall 20% of the wall area, not to exceed 150 sq. ft. total; or 50 sq. ft minimum 80 sf N/A Freestanding 60 sf 20 ft I FLEX & Gateway Districts Wall 20% of the wall area, not to exceed 150 sq. ft. total 60 sf N/A Freestanding 80 sf 20 ft Neighborhood Business District Wall 20% of the wall area, not to exceed 150 sq. ft. total 50 sf N/A Freestanding 60 sf 15 ft TCAAP area without frontage on Highway 96 Wall 20% of the wall area, not to exceed 150 sq. ft. total 30 sf N/A B. Freestanding Signs. 1. Properties that front more than one street shall be permitted to have more than one freestanding sign provided that each additional freestanding sign does not exceed half the size of the maximum sign area allowed for a freestanding sign in the applicable district. 2. The sign area of a freestanding sign shall only be calculated using one side of the sign. If the two sides are different sizes, the larger side shall be used for determining the sign area. 3. Freestanding signs shall be located at least five feet from any property line and no part of a freestanding sign may not project over the property line. C. Multi-tenant buildings or sites shall be permitted: 1. One wall sign up to the total permitted signage area in Table 1200.08-1. i. The total wall sign area shall be calculated for each individual business establishment that has exclusive use of a building façade, some portion of the street, or direct access to the outside. “Clean version” Chapter 12 Page 15 of 20 2. The permitted freestanding sign area shall be associated with the main parcel, with the tenant signage allocated by the property owner meeting the maximum signage areas allocated in Table 1200.08-1. Subd. 2 Sign Design. 1. Signs shall be architecturally compatible with the style, materials, colors and details of the building. 2. Signs shall be incorporated into the façades of the buildings rather than extending into the roof line and should not project more than 12 inches above the plane of the façades. 3. Wall signs for retail uses must be located in a position above the front window. In multi-tenant buildings, signs shall be located in a consistent position along the plane of the façades. 4. Wall signs shall not extend more than 18 inches out from the wall to which they are attached. Subd. 3 Special Permanent Sign Regulations. A. Awnings and Canopies. No part of an awning or sun canopy shall be less than eight feet or greater than 12 feet above grade. The fabric or material used for the awning or canopy must be opaque and no illumination is permitted. B. Service Area Canopy. Each edge of a service area canopy facing a street is permitted 25 square feet of sign area in addition to all other sign area permitted on the site. Such signage may be illuminated, but no other part of the face of the canopy shall be illuminated. C. Manual Changeable Copy Sign. No more than 35 percent of the actual sign area of a permitted sign in a nonresidential sign district shall be capable of displaying messages or copy that can be changed manually. The remainder of the sign area shall not have the capability to change messages even if not used. D. . In addition to this Chapter, all signs for adult-oriented uses shall comply with the sign requirements in Chapter 1340 Use-Specific Standards. Where any provisions of this Chapter conflict, the provision that is more stringent shall be applied. Subd. 4 Dynamic Display Signs. A. Dynamic displays signs are allowed as described herein, except as prohibited by state or federal law, and with certain standards and restrictions to ensure health, safety, and welfare. B. Any sign using a dynamic display, in whole or in part, must meet the following standards: 1. Dynamic display signs shall be permitted for nonresidential uses abutting a major arterial or collector street. No dynamic display sign shall be erected facing or located on a lot line adjacent to a property used for residential. 2. Dynamic display signs shall only be permitted on freestanding signs. 3. Only one, contiguous dynamic display area is allowed on a sign face. The dynamic display may occupy no more than 40% of the actual sign copy area. The remainder of the sign must not have the capability to have dynamic displays. 4. Speakers and/or any audio component is prohibited. The sign shall not emit any sound. 5. No portion of the sign may change or have the background in a manner of displaying or characterizing motion, including flashing, scrolling, twirling, change in color, illusion of moving objects, moving patterns, or bands of light or expanding or contracting shapes, fluctuating in light intensity or use intermittent, “Clean version” Chapter 12 Page 16 of 20 strobe, bursts, or moving light, streams, zooms, twinkles, or sparkles. Any manner that creates the illusion of movement other than permitted transitions is prohibited. 6. Duration. On any portion of the sign that changes, the dynamic display must have a minimum static duration of 10 seconds. 7. Transition. On any portion of the sign that changes, the change sequence must be accomplished by means of instantaneous transition. Fading, dissolving, scrolling, traveling, or any transition that creates the illusion of movement is prohibited. 8. Brightness. The dynamic display sign must not exceed a maximum illumination of 5,000 nits (candelas per square meter) during daylight hours and a maximum illumination of 500 nits (candelas per square meter) between dusk to dawn as measured from the sign’s face at maximum brightness. 9. Dimmer Control. Electronic graphic display signs must have an automatic dimmer control to produce a distinct illumination change from a higher illumination level to a lower level for the time period between one half-hour before sunset and one half-hour after sunrise. 10. Dynamic displays must be designed and equipped to freeze the device in one position if a malfunction occurs. The displays must also be equipped with a means to immediately discontinue the display if it malfunctions, and the sign owner must immediately turn off the dynamic display when notified by the city that it is not complying with the standards of this chapter. 11. Dynamic displays must comply with the outdoor lighting standards contained in Section 1360.08. C. Drive-through Window Menu Board. 1. Location. All drive-through menu board signs shall be single sided and located adjacent to the drive- through lane and shall not be located in any required setback. Signs may be affixed to the building. 2. Height. A drive-through menu board sign shall not exceed 8 feet above grade in height. 3. Size. A drive-through menu board sign shall not exceed 40 square feet. 4. Number. Up to two drive-through menu board signs are permitted per lane. The total surface area of the two signs shall not exceed 40 square feet each. 5. A drive-through menu board signs shall comply with the following standards: i.The images, colors, and text may not change more than five times per day; ii. All images, colors, and text shall be static with no flashing, scrolling, or animation; iii. At any time the business or drive-through window is closed to the public, any drive- through menu board sign shall be turned off until the business or drive- through window is open to the public. iv. Signs with speakers or intercoms shall be designed and located in a manner to direct noise away from adjoining properties. Speaker noise shall not be audible to adjacent residential properties. v. The sign(s) shall not be located as to impair the vision of the driver of a vehicle traveling either into, out of, or through the lane. Subd. 5 Permanent Signs at high school and university uses. A. Permitted Permanent Signs for Athletic Fields. 1. Athletic fields may have permanent signage that complies with this subdivision. “Clean version” Chapter 12 Page 17 of 20 2. Such signage shall not be lit by a direct lighting source. 3. Signs may be an entrance gate style sign, signage affixed directly to a press box/grandstand, or signage included on the scoreboard. 4. Such signage shall be constructed of durable materials (finished metal, finished wood, plastic). 5. The Zoning Administrator shall determine if the signage is visible from a public street or from property outside of the property lines. If found to be visible, the following signs shall comply with the following size limitations: i. Sign Area. The signage area at any entrance gate shall not exceed 30 square feet, the signage area of press box/grandstand signage shall not exceed 80 square feet, and scoreboard signage shall not exceed 40 percent of the total scoreboard area. ii. Total Sign Area. The cumulative total of permanent signage shall not exceed 200 square feet. iii. Sign Permit Required. A sign permit is required prior to the installation of any new permanent signage. B. Scoreboard Signs for Athletic Fields. 1. Athletic fields may be permitted to have permanent scoreboard signage at athletic fields that is clearly secondary to the overall appearance of the scoreboard. 2. Such signage shall face the field of play so that the impact of the signage is directed only to those using the field or watching the sporting event and not surrounding property owners. 3. 4. The Zoning Administrator shall determine if the signage is visible from a public roadway or from property outside of the property lines. If found to be visible, the signs shall comply with the following size limitations: i. Sign Area. Scoreboard signage shall not exceed 30 percent of the total scoreboard area, nor shall any one scoreboard sign exceed 15 percent of the total scoreboard area. ii. Sign Permit Required. A sign permit is required prior to the installation of any new scoreboard signs. 1200.09 Sign Standard Adjustments Subd. 1 Adjustments to the requirements and standards for the height, number, type, lighting, area, and/or location of a sign or signs established by this Chapter may be approved with an application for Site Plan Review or a Planned Unit Development process. A. In order to approve any sign standard adjustment, the following criteria shall be satisfied: 1. The sign adjustment will not result in a sign that is inconsistent with the purpose of the zoning district in which the property is located or the current land use; and 2. One of the following applies: i. There are site conditions which require a sign adjustment to allow the sign to be reasonably visible from a street immediately adjacent to the site; or ii. The sign adjustment will allow a sign of exceptional design or a style that will enhance the area or that is more consistent with the architecture and design of the site. “Clean version” Chapter 12 Page 18 of 20 1200.10 Non-Conforming Signs Subd. 1 A sign that is legally established upon the effective date of this chapter may be continued at the size and in the manner of operation existing upon such date except as specified in this section. No non-conforming sign shall not be expanded, or be used as grounds for adding other signs or uses prohibited elsewhere in the same district. It is further the intent of this Chapter to permit non-conforming signs to remain provided that such signs are safe, maintained so as not to be unsightly, and have not been abandoned, which means remains without a message or whose display surface remains blank for more than one year or that pertains to a time, event or purpose that no longer applies, or removed subject to the following provisions and Section 1320.06: A. Non-conforming Sign Continuance. The use of non-conforming sign may be continued through repair, replacement, restoration, maintenance, or improvement but shall not be expanded, moved or relocated. B. Non-conforming Sign Discontinuance. If the use of the non-conforming sign or sign structure is discontinued for a period of one year, the sign or sign structure shall not be reconstructed or used except in conformity with the provisions of this Chapter. C. Non-conforming Sign Damaged or Destroyed. Should such non-conforming sign or sign structure be damaged or destroyed by any means to an extent greater than 50 percent of its market value or structure and all required permits for its reconstruction have not been applied for within 180 days of when the sign or sign structure was damaged, it shall not be reconstructed or used except in conformity with the provisions of this Chapter. D. Sign Regulation Conformance. Should such sign or sign structure be permanently moved for any reason for any distance, it shall thereafter conform to the regulations for the sign district in which it is located after it is moved. E. Loss of Non-conforming Land Use. An existing sign devoted to a use not permitted by the Section 1320, Zoning Ordinance in the zoning district in which it is located, shall not be enlarged, expanded, or moved except in changing the sign to a sign permitted in the sign district in which it is located. 1200.11 Permit and Review Process Subd. 1 Permit Required. A. Unless excepted by this Chapter, no sign shall be erected, altered, reconstructed, maintained, moved, or enhanced in the City without first obtaining a sign permit from the City. B. The content of the message or speech displayed on the sign shall not be considered when approving or denying a sign permit; however, the content must be submitted to evaluate the sign copy area and to restrict permanent off-premise signs. C. For any sign that requires a permit, the following activities shall not be considered normal maintenance and repair and a permit shall be required: 1. Re-facing a sign, except for the text on a manual changeable copy sign. 2. Removing the sign for the repair of the cabinet or any part thereof. 3. Changes made to a sign's size or illumination, including, but not limited to, height, width, weight, area, or adding or removing illumination. 4. Changes in poles, structural supports, bases or shrouds, footings or anchor bolts, moving the sign to a new location, or replacement of the interior or exterior cabinet frame, except the sign face. “Clean version” Chapter 12 Page 19 of 20 D. Building Permit. A building permit may be required for any signs involving the construction of or changes to a sign structure and/or electrical connections as determined by the Building Official. Subd. 2 Application and Review Process. A. An application for a sign permit shall be supplied on the City's official sign application. 1. An applicant may submit one application for multiple signs. 2. A new sign permit is required anytime a change to one or more signs is proposed. B. The Zoning Administrator shall approve or deny the sign permit application in an expedited manner, no more than 30 days from the receipt of the completed application, including applicable fees. C. All permits not reviewed within 30 days shall be deemed approved. D. Applicants shall be notified in writing if the application is denied, including the reasons for denial. Subd. 3 Appeals Process. A. Appeals of the decision of the Zoning Administrator shall be made to the Planning Commission in writing within 15 days of the confirmed delivery of the denial letter for the sign permit application. B. The Planning Commission shall hold a public hearing as soon as practicable but not more than 45 days after confirmed receipt of the appeal to review the appeal and make a recommendation to the City Council. C. The City Council shall review the Planning Commission's recommendation as soon as practicable but not more than 45 days after the Planning Commission's recommendation. Subd. 4 Fees. Sign permit fees and the impoundment fee shall be set by the City Council by ordinance on an annual basis. 1200.12 Inspection & Enforcement. A. Inspection Authority. All signs shall be subject to inspection by a city official, who is hereby authorized to enter upon any property of premise to ascertain whether the provisions of this Chapter are being obeyed. Such entrance shall be made during business hours unless an emergency exists. B.Abandoned signs. Any abandoned sign shall be removed or otherwise properly brought into compliance by the property owner upon receipt of notice to do so given by the Zoning Administrator. C. Any unsafe sign shall be removed or otherwise properly secured by the property owner upon receipt of notice to do so given by the Zoning Administrator. No unsafe sign shall be repaired or rebuilt except in accordance with the provisions of this section and upon a permit issued by the city. D. Illegal temporary signs. Any temporary sign that is found to be illegal shall be removed by the property owner within three days of written notification from the zoning administrator. E. Signs constituting a public nuisance. Any abandoned, illegal or unsafe sign is hereby declared to be a danger to the health, safety and welfare of the citizens of the city, and is declared to be a public nuisance, subject to abatement and assessment as provided in Chapter 6, except that legally established nonconforming signs shall not be abated until they have been abandoned for more than one year. “Clean version” Chapter 12 Page 20 of 20 F. Impoundment of Signs on Public Property or Within Public Right-of-way. The city official may, at any time and without notice, impound signs that have been installed on public property, within a public right-of-way, or within a public easement that are in violation of this Chapter. The sign owner or their agent may retrieve an impounded sign subject to the following rules: 1. Any impounded sign may be retrieved from the impound area within three business days of the impoundment or the city may dispose of it. 2. The impound area can be located by contacting City Hall. 3. Any cost incurred by the City for disposal of an impounded sign may be assessed to the sign owner or the sign owner's agent, as described in the city’s adopted fee schedule 4. Payment of an impoundment release fee. Any subsequent impoundment(s), within one calendar year, for a particular property or sign owner will require payment of double the initial impoundment release fee. 5. The City shall have no obligation to notify a property owner that it has impounded a sign. 6. The City shall not be held liable for any damage to an impounded sign. 1200.13 Message Substitution. Subd. 1 The owner of any sign that is otherwise allowed by this chapter may substitute a noncommercial copy or message in lieu of any other commercial or noncommercial sign copy or message without additional approval or permitting subject to the operational standards set forth in this chapter. Subd. 2 The purpose of this provision is to prevent any inadvertent favoring of commercial speech or message over noncommercial speech or message. 1200.14 Severability. If any section, subsection, subdivision, sentence, clause, or phrase of this sign subchapter is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this subchapter.