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HomeMy WebLinkAboutItem 1A Old City Hall Property RFP Visioning ~ ~ EN HILLS MEMORANDUM DATE: October 22, 2007 Agenda Item 1.A TO: Mayor and City Council FROM: James Lehnhoff, CitYPlanne~ SUBJECT: City HalllPublic Works Facility RFP Reuse Visioning Process Requested Feedback Provide feedback on the type of uses and design criteria that should be considered for the old City Hall site. Backl!round At the July 9,2007, City Council meeting, Staff was directed to prepare a Request for Proposals (RFP) for the sale of the former Arden Hills City HalllPublic Works facility located at 1450 West Highway 96. Instead of inviting open development proposals for the property, the RFP will list what the City wants developed on the property and how that development should occur. However, in order to prepare the RFP, Staff is conducting a visioning process to determine the type of development that is desired and to create design criteria for the RFP. The visioning process will involve Arden Hills' residents, the City Council, Planning Commission, and the Economic Development Commission. The EDC was consulted at their October 17, 2007, meeting. The results of that meeting were not available in time for the release of this memo. The Planning Commission has been invited to this City of Arden Hills City Council Work Session for October 22, 2007 \\Metro-inet.us\ardenhillslPlanning\City Council Memos\2007\Old City Hall Redevelopment\102207 - CC Work Session - Old City Hall Visioning.doc Page 1 of4 work session to help gather input for this process in a timely and efficient manner. A community meeting will be scheduled after the City Council work session. Old City Hall Property Information The old City Hall property is approximately 6.82 acres. It fronts County Road 96 and is abutted by residential lots and a daycare facility. The property has access from Hamline Avenue and County Road 96, which is right-in, right-out only (Attachment 1.A-1). The property is currently zoned NB (Neighborhood Business). The following permitted and conditional uses are allowed in the NB Zone: . Antenna, Dish or Tower (Conditional Accessory Use) . Clinics (permitted Use) . Day Care Facilities (Permitted Use) . Dry Cleaning/Laundry (Conditional Use) . Residential: two-family and multi-family (Conditional Use) . Financial Institutions (permitted Use) . Land Reclamation (Conditional Use) . Mining (Conditional Use) . Multiple Use Operation (Conditional Use) . Office (Permitted Use) . Personal Services (Conditional Use) . Public Use (Conditional Use) . Research (Conditional Use) . Restaurant (Conditional Use) . Retail Sales & Service (permitted Use) . Studio (Conditional Use) . Utility Distribution Line (permitted Use) . Utility Transmission (Conditional Use) It is possible to re-zone the property to another zone as long the other zone is compatible with the surrounding zoning and land-uses. Rezoning the land may require an amendment to the City's Comprehensive Plan; however, the amendment could coincide with the Comprehensive Plan update process, which is currently underway. City of Arden Hills City Council Work Session for October 22, 2007 \\Metro-inet.us\ardenhills\PlanninglCity Council Memos\2007\Old City Hall Redevelopment\102207 - CC Work Session - Old City Hall Visioningdoc Page 2 of 4 Property Appraisal The most recent appraisal of the property was completed on January 28, 2006, and appraised the property at $2,375,000 based on a highest and best use oflimited business development (Attachment I.A-2). Due to changing market conditions and depending on the development/design criteria set in the RFP, the January 2006 appraisal will likely no longer apply. Once the RFP is prepared, a new appraisal can be ordered to help evaluate responses to the RFP. RFP Preparation and Development Review Process To help Staff draft the RFP, the following questions need to be addressed: 1. What uses are best suited for the property? 2. What uses are not appropriate for the property? 3. Should the Hamline Avenue entrance/exit be permitted? 4. lfthe Hamline Avenue entrance is permitted, should the access be limited (i.e. right-in and right-out only)? 5. Should the property be rezoned to residential, or should the option be available? 6. What is the appropriate density for the property? 7. Should the RFP be specific in what is desired or more general (this answer will likely be addressed throughout the process as information is gathered)? 8. For the public meeting, should it be a city-wide event or focused on the northern part of the city? The above questions are not all-inclusive, and Staff welcomes other feedback, questions, and comments. The purpose ofthe meeting is to gather thoughts, ideas, and preferences from the City Council and Planning Commission for what should or should not be developed on the old City Hall property. Before the RFP is released, it will be reviewed by the EDC, Planning Commission, City Council, and the general public. Once the RFP is prepared and approved by the City Council, it will be released to potential developers. The RFP will list the requirements set by the City, and developers will be able to submit proposals that meet the requirements listed in the RFP. The RFPs are then evaluated by the City for compliance and, if an RFP meets the requirements set by the City, it can be accepted by the City. Any new development at the old City Hall property will likely require a planned unit development (POD) application. A POD requires Planning Commission review and City Council approval. City of Arden Hills City Council Work Session for October 22, 2007 \\Metro-inet.us\ardenhillslPianninglCity Council Memos\2007\Old City Hall RedevelopmentlJ02207 - CC Work Session - Old City Hall Visioning.doc Page 3 of 4 Staff Recommendation Staff does not have a recommendation at this time. This is an information gathering meeting. Attachments I.A-1 Air Photo and Map 1.A-2 2006 Appraisal: Summary Facts and Conclusions 1.A-3 Neighborhood Business Zoning Regulations Page 4 of 4 City of Arden Hills City Council Work Session for October 22,2007 \\Metro.inet.us\ardenhillslPlanning\City Council Memos\2007\Old City Hall Redevelopment\102207 - CC Work Session - Old City Hall Visioning.doc Attachment 1A -1 Air Photo and Map October 22,2007, City Council Work Session " 'C " o " o "0 " " <8 '" o o N 'i: .; "8 (,j o " " '0 .g :>.:-@ o;j~'i:: E5.g <2 ~'<ii " w u .- 0 ..... <If~] ~ o..~ " " 0 ~ ;:n~ '15 ~ Il.l i::~ E 0" E .~ ~ 8 :s.~.8 E"~ 8~g ~.zc;::: .- 0 Il.l 0.-.0 e:; E .~ g Il.l ~ .", ti~~ " 0 0 0"" '0 w w w '0'0 ]~8 w " " ~.s .. .000 0" " ]] 8 '000 ~~] -wo "= 803 o ::l ~ " 0 0 w w ::0]0 go ;::l ~]8 ~::;~ wo ~:Eg g~N g.~~ 8'00 "d4:1e -E]B 00" "0", ~~ ~ ::;a.6 8 ~m~ o:l 8 ~ ~.~~ .- u o;j 2l;:':j...J .;!2.g~ "'0 E~r-- .~:;g ~BN 6::13-: ,"00 :sie ~"OB ...l u U '" '" i5 o ~ " .n '" u " " o '" ~ 0'1 ~ .... '" ~ ~ f :I jl <<; ~~ f .. "" ~ " .9 o u " .9 ~ o o N " -< ~ ~ .2 .... 1i; >..~ f~ 5 'E~~ ._~ ~ e -E~-g 00.- ~8:S "0 ~ ~ i:l~ e. .g e e ~.P 8 0.- " s"'O<2 8~S: _00 ..eN '~.s i3 8.~-a .~]2 F: d~ ~ ~ . S]~ ~:~ --g ~ ~ ~~g ~..s"" 8.$'<1l --g~8 "'" Be] .S ~ <<:l o~v ~5;~ :';i:l :i'S S >>" 0 ~;;u ~~.2 _u~ ....lEO go~ ~--a"'<t s.s i:l "OtS"C ~"O5 :s~.... ~L~~ b~~ ~b8 ..2SCl c<l 0 8 " u c ll~e ''5'0 ~ ;gJ....l ... 0 <1l ~".~ E> ""as: :E"t;lO f-ooN 6d~'<t ~.2i:l :;s.e :;:_E -,"" u 00 <5 i ! ! o i1 OJ ;; i 00 Attachment lA - 2 2006 Appraisal: Summary Facts and Conclusions October 22,2007, City Council Work Session I SUMMARY FACTS AND CONCLUSIONS Property Location: 1450 West Highway 96 Arden Hills, Ramsey Connty, Minnesota I Tax Parcel: 22-30-23-21-0141 I Owner: City of Arden Hills I Date of Valuation: January 28, 2006 (inspection date) Property Rights Appraised: Fee simple interest I Opinion of Market Value: $2,375,000 I Property Data: Land Area: I Parcel Shape: 6.82 acres or 297,079 square feet, excluding existing right-of-way (exact land area is subject to survey) Elongated rectangle with approximately 1,072 feet of frontage on Highway 96 Wooded, level to rolling terrain Vacant public works facility (land is appraised as though buildings have been removed and site is vacant) Currently zoned NB, Neighborhood Business District and R-I, Single Family Residential District. Property is appraised assuming entire site is suited to limited business development. Assumed stable and free of contamination or environmental hazards All available I Topography: Existing Buildings: I Zoning: I I Soils: I Public Utilities: I Highest and Best Use: As Vacant: Limited business development including office and/or medical uses I Appraisers: William E. Petersen Roger M. Rohrer I I BRKW APPRAISALS, INC. PAGE 1 I Attachment lA - 3 Neighborhood Business Zoning Regulations October 22,2007, City Council Work Session 1320.04 Purpose of Districts. Snbd.S NB Neighborhood Business District A. To be located at the edge of residential neighborhoods. B. To provide a limited range of over-the-counter, convenience, retail, and service uses to accommodate the needs of the adj acent residents. C. To place limitations on the type, size and intensity of uses within this district, given its proximity to residential uses. D. To place emphasis on convenience for pedestrian, bicycle, and public transportation access to the use. E. To accommodate, where possible, a public commons giving residents a place to gather and interact with one another. F. To ensure adequate buffering is provided on these sites for the adjacent residential uses. G. To require, where applicable, compliance with the City's gateway requirements. City of Arden Hills Chapter 13 Zoning Code GRAPHIC ILLUSTRATION OF ZONING TERMS 1320.08 Special Requirements for the Neighborhood Business (NB) District. Subd. 1 Procedure. The application and the administrative and review procedure established in Section 1355.04 Subd 3, Conditional Use Permits and in Appendix A, Procedural Manual, shall be followed for all development that involves new building construction, modification of a building's exterior or modification of the site. Conditional Use Permits are not required for permitted uses that occupy approved buildings that do not require exterior building modification or site modification. This provision is subject to any modifications or additions set forth in this Section. The prescribed procedure may be modified by the City to allow planning flexibility and to encourage cooperative dialogue between the applicant and the City. Snbd. 2 Special Regulations for Permitted Uses in the NB District. Permitted uses are allowed as specified in the Land Use Chart, Section 1320.05, for the NB District. However, this Code specifies additional requirements for Clinics; Financial Institutions & Service; and Retail Sales & Service. These uses can, if unrestricted, place unacceptable levels of traffic on these sites and streets that would negatively impact adjacent residential uses outside the neighborhood business district. A. Clinics shall not exceed three thousand (3,000) gross square feet. B. Financial Institutions & Service shall not exceed five thousand (5,000) gross square feet, nor include a drive thru facility, nor include an outdoor or detached automated kiosk. C. Retail Sales & Service shall not exceed three thousand (3,000) gross square feet. These uses shall only include: antiques, art and school supplies, bakeries, bicycles (not motorized), books, stationery, candy, camera and photographic supplies, carpets and rugs, china and glassware, clothing and costume rental, convenience store, custom dressmaking, drugs, dry goods, florist, garden supplies (year-round operation only), gifts, grocery, hardware, hats, hobby shops, household appliance repair, interior decorating (no retail furniture sales), jewelry, locksmith shops, musical instruments, paint and wallpaper, shoes, sporting goods, tobacco, toys, and wearing apparel, and similar type uses. Automobile related business, liquor stores, and restaurants, exceeding forty (40) percent in gross liquor receipts of the total food and liquor receipts, would not be allowed in the Neighborhood Business District. Subd. 3 Special Regulations for Conditional Uses in the NB District. Conditional Uses are allowed as specified in the Land Use Chart, Section 1320.05, for the NB District. However, this Code specifies additional requirements for restaurants and multiple family and two-family dwellings units. These uses can, if unrestricted, place unacceptable levels of traffic on these sites and streets that would negatively impact adjacent residential uses outside the neighborhood business district. Section 1320 - District Provisions Adopted: November 13, 2006 Page 12 of38 City of Arden Hills Chapter 13 Zoning Code A. Restaurants shall not exceed three thousand (3,000) gross square feet. Exterior seating will be considered based on its impact on adjacent residential uses outside the neighborhood business district. B. Dwelling Units may be located within a mixed use development including non-residential structures. Subd. 4 District Requirements: (The district requirements in Section 1320.06 for the NB District will apply). To further accomplish the stated purpose of the NB District, developers are encouraged to plan their sites in the spirit of the purpose and intent of the Planned Unit Development provision in Section 1320.14. At the time of submittal for the Conditional Use Permit and Site Plan Review, the applicant shall identify modifications to the standard zoning requirements otherwise applicable to the site and the reasons why the modifications would be in the public interest and would be consistent with the purpose of the district. The applicant shall demonstrate to the satisfaction of the City that the proposed uses, lot sizes, height, use mix, location and relationship with other existing and proposed uses are compatible and complementary both internally and with adjacent uses, and meet the intent of the City as expressed in the NB District purpose and the above criteria for allowable uses. Subd. 5 Building Exteriors, Site Features and Site Development. Accomplishing the stated purpose of the NB District requires particular concern for the design of buildings, site features (such as landscaping, lighting, and signage) and site design. The arrangement, geometry, massing, materials and colors shall be responsive to existing buildings, site features and site design on adjoining sites in the district. A. The City Council will make the fmal determination on the compatibility and consistency with this provision. B. Landscaping for the site shall comply with Appendix A of the Zoning Code. In addition to Appendix A landscaping shall be provided at the rate of three caliper inches per forty (40) feet of public street frontage. C. Buffer yards thirty (30) feet in width shall be provide adjacent to all residential uses outside the neighborhood business district. The buffer yard shall be landscaped with a combination of evergreen trees (six-foot high minimum) and deciduous trees (three-inch caliper minimum) such that the use is effectively screened from the adjacent residences. The buffer yard landscaping shall not be included into the minimum landscaping calculation (Appendix A of the Zoning Code). D. Hours of Operation shall be prohibited between the hours of II :00 p.m. to 6:00 a.m. All deliveries and loading shall be done during normal hours of operation. Section 1320 - District Provisions Adopted: November 13,2006 Page 13 of38 City of Arden Hills Chapter 13 Zoning Code E. Sloped Roofs shall be utilized on all principal and accessory structures. Roofing materials and design shall be consistent with those found in the adjacent residential neighborhoods outside the neighborhood business district. F. Exterior Materials shall include only face brick, stone, glass, or natural wood products. All walls shall be treated with the same exterior materials. G. Lighting shall adhere to the requirements in Section 1325.05 Subd 3. Lighting shall not be permitted to wash the building, except for accent lighting to delineate the main entryway into the building. Security and parking lot lighting shall be on pedestals not to exceed fourteen (14) feet in height. H. Trash shall be fully screened in a masomy enclosure or shall be stored within the principal structure. 1. Vending Machines shall be located on the interior of the principal structure. J. Bicycle Racks shall be provided in an area that is convenient to the main entryway into the building. K. Sidewalks shall be provided adjacent to all public rights-of-way. L. Gateways, where applicable, should be incorporated into the layout of the site. The 1985 Parkway System Feasibility Study and the Comprehensive Plan provide additional guidance on the incorporation of gateways. Section 1320 - District Provisions Adopted: November 13, 2006 Page 14 of38 City of Arden Hills Chapter 13 Zoning Code 1320.05 Land Use Chart. Section 1320 - District Provisions Adopted: November 13, 2006 Page 9 of37 , '" <? () () ... r:b . '" r:b . '" r:b ~ r:b '" z ... '" '" '" " * '1' "Cl ~ '" 0 u ~ OJ> U = '" '8 ~ ~ iJ '" '" a .... 1:l .. " .~ ~ '" .. ~ ... u ~ <.) ~ 'C ~ :Ii '" .~ = Q " "Cl .. ...: \Cl .... Q 0 -= ;., .... ~ '" u .... >< w -' 't ~ I -p <<<"' 601ftl 0rr'- '~ JJ K?ki ~~ ~ Z'!1;G{ .., 0 21SB tslh":'I: .21~rm ~ ",klw ">~.... ~' .... b:n.: '/""l:: C:"" .a , ~ -B1'!df ~.l: op"j "2 al:i ,1J2 iU:iD Q)fo:i 0.. VJ ~i :G o,u '!lfu~;::; twJ I U 1,['8 +-' Zi 0)15"'"" ~J..'Xt/)., .... ... ':= .... t:. (f) "< cmGt'(jE~ 0 roLo:! (]) ~~~~~I~r~~itl~ .t::~ <B?g! 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