HomeMy WebLinkAbout10-29-07 Item 7A, Master PUD Northwestern College
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Request for Council Action
Prepared By:
Oept.:
Council Mtg. Date:
Final Action Needed By:
James Lehnhoff
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Agenda Item:
7.A
Budgeted Amount:
Actual Amount:
Funding Source:
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iMotion to Approve Planning Case 06M037 for a Campus Master Planned Unit Development for Northwestern College at 3003 Snelling Avenue!
iNorth Based on the Findings of Fact and the Submitted Plans as Amended by the Twenty-three Conditions in the October 29,2007, Planningl
i Case Report. .
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iApprove Planning Case 06-037 for a Campus Master Planned Unit Development for Northwestern College at 3003 Snelling Avenue North!
iBased on the Findings of Fact and the Submitted Plans as Amended by the Twenty-three Conditions in the October 29, 2007, Planning Casei
iReport. .
x rM~mo/Letter: October 29, 2007, Memo to the City Council
No.:
,V'UII,a"",, No.:
Recommendation:
Recommendation:
X Other: 7A-1: ~.
7A-2:
Non.:n
Non.:
~
~~HILLS
MEMORANDUM
DATE:
October 29, 2007
CC Agenda Item 7.A
TO:
Mayor & City Council {
James Lehnhoff, City Planner
Planning Case # 06-037
Northwestern College
Campns Master Planned Unit Development Amendment
3003 Snelling Avenue North
FROM:
SUBJECT:
Request
Motion to Approve Planning Case 06-037 for a Campus Master Planned Unit Development for
Northwestern College at 3003 Snelling Avenue North Based on the Findings of Fact and the
Submitted Plans as Amended by the Twenty-three Conditions in the October 29,2007, Planning
Case Report.
Backl!:round
The Planning Commission reviewed the proposed Northwestern College Master Plan during
public hearings on February 7 and March 7, 2007. At the March 7 meeting, the Planning
Commission voted to recommend approval (6-0) subject to fourteen conditions to the City
Council.
The Arden Hills City Council review was delayed due to additional review time needed with the
City of Roseville. The campus is partly in Roseville and in Arden Hills. As part of the Roseville
review process, the College completed an environmental assessment worksheet (EA W).
Although the EA W was completed for the City of Roseville, the EA W covered both the
Roseville and the Arden Hills sides of the campus. As the responsible government unit (RGU)
for the EA W, the Roseville City Council determined that an environmental impact statement
(EIS) was not necessary, which is a more in-depth environmental review. However, the EA W
did prompt changes to the proposed Master Plan.
Please note that an EA W does not decide whether or not a project should be completed. The
goal of the EA W process is to identify potential impacts of a project and propose mitigation
measures to offset potential negative impacts. Arden Hills will use the information prepared in
the EA W during each site plan review as the Plan is implemented.
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The Arden Hills City Attorney has determined that the review timeline restarts when a proposal
undergoes significant changes before it is approved by the City Council. Since there were a
number of important changes to the proposed Master Plan, a second review process was started,
which included a new review with the Planning Commission on October 3, 2007.
On October 8, 2007, the Roseville City Council voted to approve the Master Plan PUD. A
number of the conditions in the Roseville approval are reflected in the proposed conditions of
approval.
Findines of Fact
The Planning Commission offers the following seventeen findings of fact for review:
1. The applicant proposes to expand the full-time equivalent student population from 1650
to 2400 over the next 20 years or longer.
2. The applicant proposes to increase the number of buildings from twelve to nineteen on
the campus as a whole.
3. Northwestern College is located within the R-l Zoning District.
4. Higher education is a permitted use in the R -I Zoning District as a Planned Unit
Development.
5. The total impervious coverage on the Arden Hills portion of the campus is proposed to
increase from 32 percent of the land area to 36 percent of the land area. On the campus
as a whole, impervious coverage would increase from 30 percent to 34 percent. The R-I
limit is 35 percent.
6. The total structure coverage on the Arden Hills portion of the campus is proposed to
increase from eight percent ofthe land area to eleven percent of the land area. On the
campus a whole, the total structure coverage would increase from seven percent to ten
percent. The R-Ilimit is 25 percent.
7. The site plan review process will be used to evaluate each phase ofthe Master Plan prior
to construction.
8. The traffic and parking needs generated by Northwestern College will increase. The
traffic impact will be primarily felt by the roads and intersections in the City of Roseville
and are being dealt with in the Roseville PUD review.
9. There are not any entrances permitted or requested into the City of Arden Hills.
10. Temporary dust and vibration may occur during construction activities.
II. Noise may increase from the increased traffic in and around the campus.
12. The College has submitted a stormwater management study that will be implemented as
the Master Plan is implemented.
13. The population density on the property will increase with additional students and staff.
14. The visual compatibility of the proposed structures will be evaluated during the
individual site plan review process for each construction phase.
15. The proposal does not include a subdivision and the park dedication fee does not apply.
16. The proposed Master Plan does not conflict with the City's Comprehensive Plan.
17. The City of Roseville determined that the environmental assessment worksheet (EA W)
did not warrant an environmental impact statement (EIS).
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Recommendation
The revised Master Plan has less of an impact than the previous plan that was recommended for
approval by the Planning Commission in March 2007. Staff does not have any obj ections or
other proposed changes to the Master Plan except for the recommended twenty-three conditions
of approval.
The Planning Commission unanimously recommends approval of the PUD subject to the
following twenty-three conditions:
1. Enrollment Limit. Enrollment shall not exceed 2400 full-time equivalent students. The
definition for full-time equivalent student shall be included in the PUD permit for future
evaluation purposes.
2. Master Plan Implementation Updates. The Northwestern College Master Plan shall be
subject to a review by the Planning Commission and City Council every five years in
order to review general activity on the campus and to evaluate compliance with the
Master Plan, the conditions associated with the Master Plan, and the conditions of any
other proj ects constructed after the Master Plan was approved. These reviews shall
include, but not be limited to, reviewing enrollment numbers for full-time equivalent
students, parking conditions, landscaping/screening, site plans, construction projects,
other needed mitigation measures, and overall progress on and compliance with the
Master Plan. The first review shall occur no later than five years after the date of
approval by the City Council.
3. Site Plan Review. Construction projects and changes to the campus that are substantially
in conformance with the approved Master Plan shall only require a site plan review with
the Planning Commission and City Council prior to implementation.
4. PUD Amendments. Amendments to the Campus Master Plan shall conform to the
provisions within the Arden Hills Zoning Code and shall require a public hearing.
5. Code Compliance. Northwestern College shall meet all regulatory requirements and
standards in place at the time of construction unless the College receives an approved
variance that is in accordance with State Statutes, City Codes, Rice Creek Watershed
District, and other regulatory agencies.
6. Code Compliance and Permittin!!. All construction activities shall require a permit
from the Rice Creek Watershed District and any other applicable regulatory agency prior
to any building permits being issued by the City.
7. Parkin!! Structure Desi!!n. The parking structure (Building 23 on the Northwestern
College Master Plan Scope) shall be designed so that vehicles are not required to traverse
the relocated ring road when entering or exiting the parking structure. The design of the
structure shall be responsive to other buildings on the campus and compatible with the
residential character ofthe surrounding neighborhood.
8. Rin!! Road Review Process. Constructing or relocating any campus roads or surface
parking lots shall require a site plan review and public hearing before the Planning
Commission and approval from the City Council prior to construction. A landscaping
plan to significantly screen the road from the adjacent residential properties shall be
required.
9. Prohibited Road Connection. A road connection to Asbury Avenue and Shorewood
Drive from the campus shall be strictly prohibited.
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10. Permittinl!: and Inspections. The City of Arden Hills and the City of Roseville shall
jointly determine which municipality is responsible for issuing permits and inspecting
construction sites for any project that crosses the municipal border.
II. Pennittinl!:. Construction of new buildings entirely on the Roseville portion of the
campus shall not require a permit from Arden Hills but construction plans shall be
submitted to Arden Hills at least two weeks prior to construction to include in the
Northwestern College address file.
12. Lake Setbacks. Except for walkways, no impervious surfaces shall be constructed
within the 50 feet of the ordinary high water mark for Lake Johanna and 75 feet from the
ordinary high water mark for Little Lake Johanna. The use of pervious surfaces for
walkways shall be encouraged.
13. Property Setbacks. All structures, including parking ramps, and roads shall be at least
seventy-five (75) feet from the eastern property line and thirty (30) feet from the western
property line.
14. Buildinl!: Heil!:ht. Any building exceeding the height limit of the underlying R -I Zone
shall require an approved height variance prior to construction.
15. Lil!:htinl!:. Lighting from any new or remodeled structures, parking lots, roads, or other
campus features shall be prohibited from shining directly onto adjacent properties and
shall not exceed the lighting limitations in the Arden Hills Zoning Code.
16. Lot Coveral!:e. The portion of the campus within Arden Hills shall not exceed 35 percent
lot coverage without an approved variance or PUD amendment as required by the Zoning
Code at the time of review. The lakes shall not be included in the lot coverage
calculations.
17. Tree Preservation. A tree preservation plan shall be submitted with each site plan
review and shall be in compliance with any current and future tree preservation standards.
18. Buckthorn Removal. The College shall continue to implement a buckthorn removal
program to protect the native landscaping in and around the College's property.
19. Trash/Recvclinl!:/Refuse Handlinl!:. All trash, recycling, and other refuse handling shall
be in conformance with Section 620.04 of the City Code and as amended in the future.
20. Storm water Manal!:ement. The College shall be required to conform and implement
the following as a part of their storm water management plan for this development:
a. Each development phase must meet the regulatory standards in place at the time
of building permit application. All stages of development should recognize the
others to ensure that a comprehensive storm water management plan is
constructed for the site.
b. Site impervious coverage shall be consistent with the provisions of City Zoning
and Shore land Ordinances.
c. The College will identify and eliminate all direct, untreated piped discharges into
Lake Johanna and Little Lake Johanna as a part of the campus expansion plans.
21. Enerl!:V Efficient Desil!:n. Each phase shall use as many Leadership in Energy and
Environmental Design (LEED) principles as the College deems possible.
22. City of Roseville Conditions. The Master Plan shall be subject to all conditions and
regulations set by the City of Roseville. Conditions imposed by the City of Arden Hills
shall not be deemed to invalidate any conditions set by the City of Roseville.
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23. Environmental Review. The City of Arden Hills reserves the right to request an
updated environmental assessment with future construction and site plan review
processes.
If the PUD Master Plan is approved with the above conditions (and any other conditions added
during the review process), a PUD permit with the applicable conditions will be prepared for
City Council approval on a future agenda. A PUD amendment and full public hearing would be
required for future changes to these conditions.
Options
1. Approve the proposal as submitted.
2. Approve the proposal with conditions.
3. Deny the application with reasons for denial. Ifthe City denies the petitioners request, "...it
must state in writing the reasons for the denial at the time it denies the request."
4. Table for additional information. Ifthe application is tabled, a specific information request
should be made.
Notice & Resident Comment
A new notice was published in the Arden Hills/Shoreview Bulletin and was sent to residents for
the October 3, 2007, meeting. Although State Statutes only require a 350 feet radius for
notification, this notice was also mailed to property owners within one thousand (1000) feet of
Northwestern College.
Written public comments that have been collected since this application was first viewed by the
City are included with this report (Attachment 3D-3 ofthe report to the Planning Commission).
Deadline for Al!encv Actions
The City of Arden Hills received the original completed application for this request on January
22, 2007. The Planning Commission provided a recommendation of approval at their March 7,
2007, meeting, which was within the time period prescribed by Minnesota State Statute 15.99.
While the application had been set to go before the City Council within the require time period,
Northwestern College granted the City of Arden Hills a number of extension requests so that
they could continue the process with the City of Roseville. The most recent extension request
expired on September 24,2007. However, since Northwestern College has revised the layout of
the proposed Master Plan, the City Attorney has determined that the review process and timeline
can restart.
Northwestern College submitted the revised application on September 17, 2007. The revised
application was deemed complete on September 24,2007. The City must act on this request by
November 11, 2007 (60 days). Ifthe City provides the applicant with written reasons for an
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extension, the review period can be extended an additional sixty days to January 21,2008. The
City may, with the petitioners' consent, extend the review period past January 21,2008.
Attachments
7A-1
7A-2
Draft Planning Commission Minutes
October 3, 2007, Report to the Planning Commission-
htm:/ /www.ci.arden-hills.mn.us
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Attachment 7 A-I
Draft Planning Commission Minutes
October 29,2007, City Council Meeting
ARDEN HILLS PLANNING COMMISSION - OCTOBER 3, 2007
11
D. PLANNING CASE # 06-037 - CAMPUS MASTER PLANNED UNIT
DEVELOPMENT: NORTHWESTERN COLLEGE, 3003 SNELLING AVE. N.-
PUBLIC HEARING
Mr. Lehnhoff reported that the applicant submitted a proposed updated Master Plan for
their campus at 3003 Snelling Avenue North. He then provided background information
and said staff recommends approval with the following twenty-three conditions:
1. Enrollment Limit. Enrollment shall not exceed 2400 full-time equivalent
students. The definition for full-time equivalent student shall be included in the
PUD permit for future evaluation purposes.
2. Master Plan Implementation Updates. The Northwestern College Master Plan
shall be subject to a review by the Plarming Commission and City Council every
five years in order to review general activity on the campus and to evaluate
compliance with the Master Plan, the conditions associated with the Master Plan,
and the conditions of any include, but not be limited to, reviewing enrollment
numbers for full-time equivalent students, parking conditions,
landscaping/screening, site plans, construction projects, other needed mitigation
measures, and overall progress on and compliance with the Master Plan. The first
review shall occur no later than five years after the date of approval by the City
Council.
3. Site Plan Review. Construction projects and changes to the campus that are
substantially in conformance with the approved Master Plan shall only require a
site plan review with the Plarming Commission and City Council prior to
implementation.
4. PUD Amendments. Amendments to the Campus Master Plan shall conform to
the provisions within the Arden Hills Zoning Code and shall require a public
hearing.
5. Code Compliance. Northwestern College shall meet all regulatory requirements
and standards in place at the time of construction unless the College receives an
approved variance that is in accordance with State Statutes, City Codes, Rice
Creek Watershed District, and other regulatory agencies.
6. Code Compliance and Permitting. All construction activities shall require a
permit from the Rice Creek Watershed District and any other applicable
regulatory agency prior to any building permits issued by the City.
7. Parking Structure Design. The parking structure (Building 23 on the
Northwestern College Master Plan Scope) shall be designed so that vehicles are
not required to traverse the relocated ring road when entering or exiting the
ARDEN HILLS PLANNING COMMISSION - OCTOBER 3, 2007
12
parking structure. The design of the structure shall be responsive to other
buildings on the campus and compatible with the residential character of the
surrounding neighborhood.
8. Ring Road Review Process. Constructing or relocating any campus roads or
surface parking lots shall require a site plan review and public hearing before the
Planning Commission and approval from the City Council prior to construction.
A landscaping plan to significantly screen the road from the adj acent residential
properties shall be required.
9. Prohibited Road Connection. A road connection to Asbury Avenue and
Shorewood Drive from the campus shall be strictly prohibited.
10. Permitting and Inspections. The City of Arden Hills and the City of Roseville
shall jointly determine which municipality is responsible for issuing permits and
inspecting construction sites for any project that crosses the municipal border.
II. Permitting. Construction of new buildings entirely on the Roseville portion of the
campus shall not require a permit from Arden Hills but construction plans shall be
submitted to Arden Hills at least two weeks prior to construction to include in the
Northwestern College address file.
12. Lake Setbacks. Except for walkways, no impervious surfaces shall be constructed
within 50 feet of the ordinary high water mark for Lake Johanna and 75 feet from
the ordinary high water mark for Little Lake Johanna. The use of pervious
surfaces for walkways shall be encouraged.
13. Property Setbacks. All structures, including parking ramps, and roads shall be at
least seventy-five (75) feet from the eastern property line and thirty (30) feet from
the western property line.
14. Building Height. Any building exceeding the height limit of the underlying R-I
Zone shall require an approved height variance prior to construction.
15. Lighting. Lighting from any new or remodeled structures, parking lots, roads, or
other campus features shall be prohibited from shining directly onto adjacent
properties and shall not exceed the lighting limitations in the Arden Hills Zoning
Code.
16. Lot Coverage. The portion of the campus within Arden Hills shall not exceed 35
percent lot coverage without an approved variance or POD amendment as
required by the Zoning Code at the time of review. The lakes shall not be
included in the lot coverage calculations.
ARDEN HILLS PLANNlNG COMMISSION - OCTOBER 3, 2007
13
17. Tree Preservation. A tree preservation plan shall be submitted with each site plan
review and shall be in compliance with any current and future tree preservation
standards.
18. Buckthorn Removal. The College shall continue to implement a buckthorn
removal program to protect the native landscaping in and around the College's
property.
19. Trash/RecyclinglRefuse Handling. All trash, recycling, and other refuse handling
shall be in conformance with Section 620.04 of the City Code and as amended in
the future.
20. Storm water management. The College shall be required to conform and
implement the following as a part of their storm water management plan for this
development.
a. Each development phase must meet the regulatory standards in place at the
time of building permit application. All stages of development should
recognize others to ensure that a comprehensive storm water management
plan is constructed for the site.
b. Site impervious coverage shall be consistent with the provisions of City
Zoning and Shoreland Ordinances.
c. The College will identify and eliminate all direct, untreated piped
discharges into Lake Johanna and Little Lake Johanna as a part of the
campus expansion plans.
21. Energy Efficient Design. Each phase shall use as many Leadership in Energy and
Environmental Design (LEED) principles as the College deems possible.
22. City of Roseville Conditions. The Master Plan shall be subject to all conditions
and regulations set by the City of Roseville. Conditions imposed by the City of
Arden Hills shall not be deemed to invalidate any conditions set by the City of
Roseville.
23. Environmental Review. The City of Arden Hills reserves the right to request an
updated environmental assessment with future construction and site plan review
processes.
Jay Lindgren, land use attorney representing Northwestern College introduced Doug
Schroeder, Brian Humphrey, and Dick Thompson. He stated their objective is to inform
the Planning Commission of the changes that have occurred since it was last approved.
He stated he would like to discuss the Environmental Assessment Worksheet review
(EA W) process, neighborhood conversations, and the revised master plan. He stated
ARDEN HILLS PLANNING COMMISSION - OCTOBER 3, 2007
14
Roseville completed the EA W for both cities. He demonstrated the location of the
changes.
Chair Sand inquired about access for cars on the ring road to the parking ramp. Mr.
Lindgren stated that there is a portion that is two lanes, but most of it is one-way.
Chair Sand inquired about the size of the parking ramp since the space would be the
same. Mr. Lindgren stated the size hasn't increased, but the illustration is more accurate.
Chair Sand opened the floor to Commission questions.
Commissioner Thompson inquired about the small red lines on the illustrations. Mr.
Lindgren stated they are sidewalks.
Commissioner Holewa inquired about additional parking stalls removed for the dorms.
Mr. Lindgren stated that the plan is to have some parking below the dorm.
Chair Sand opened the public hearing at 8:24 p.m.
Chair Sand invited anyone for or against the application to come forward and make
comment.
Chuck Mertensotto, 3473 Lake Joharma Blvd., stated the number of the students who
want to live off-campus is increasing. He stated that he thinks the code should reflect
how many non-related people can live in a home. He inquired if there is adequate on-
campus housing for the students and transportation. He expressed concern about the
single family homes in the neighborhood being tumed into frat houses. He stated they
need to think about the population as it grows and the pressures it puts on the neighbors.
Commissioner Zimmerman inquired if the house Mr. Mertensotto was referring to is
being operated as a rooming house. Mr. Mertensotto stated that it is owned by a real
estate company and the zoning is R-2.
Commissioner Larson stated that Mr. Mertensotto was part of the task force that worked
on an ordinance regarding rental properties. He stated that a license was not part of the
adopted ordinance. He stated that there are usually a finite number of non-related people
in the house.
Mr. Mertensotto stated the location of his home is in an area where there is a lot of
student housing.
Commissioner Larson suggested approaching the owner of the rental properties.
Chair Sand inquired if there are any students in college-owned rental housing in Arden
Hills. Mr. Lindgren stated the college does not own any housing in Arden Hills. He
ARDEN HILLS PLANNING COMMISSION - OCTOBER 3, 2007
15
stated that there are approximately 2/3 of the students living on campus and the college
requires students up to the age of 20 to live on campus.
Commissioner Zimmerman inquired if the housing in Roseville is considered on-campus
housing. Mr. Lindgren stated that it is considered on-campus.
Commissioner Zimmerman inquired if the college has been aware of students living in
private housing that exceeds the capacity limitations. Mr. Lindgren stated they have only
heard about the issue at these meetings and it is an enforcement issue that they would
support.
Chair Sand inquired if the students are governed by college rules when living in off-
campus non-college owned housing. Mr. Lindgren stated that they are not.
Councilmember Holden stated that staff is preparing a rental licensing proposal. She
stated that one issue is that Bethel students and Northwestern College students are living
together in the same home and it is difficult to track the total number of students in a
house.
Mr. Lehnhoff stated the Council is aware of the need for rental licenses.
Commissioner Stodola inquired about the increase in emollment for 2007. Mr. Lindgren
stated that they are at the growth maximum.
Barbara Younoszai, 1574 Glenhill Road, stated she is concerned about the direction and
placement of the ring road. She stated she has consulted with realtors about the effect on
her property value, which would be decreased by about $25,000 to $30,000. She stated
she would be required to notifY potential buyers of the plan. She stated the plan presented
is better than the plan previously presented. She suggested the entrance to the parking
ramp be moved to the southwest corner; continuing the current road in front of Riley and
connecting it to the proposed road; and using the parking lot from the Edina Realty that
was purchased by the school.
Nancy Jacobson, 3188 Asbury Avenue, stated they are in an R-l district, but lighting,
parking, restaurants, noise, and vehicle emissions may not be compatible. She stated a
small group met in May with the architects to discuss their concerns. She stated the
parking ramp is at a direct angle into their neighborhood and is noisy when there are
events. She suggested not having a ring road, but having a service road to allow traffic
access to the parking ramp. She stated that the ring road would require removal of the
oak trees. She stated the property values will be impacted. She inquired about the
meaning of "no significant emissions" from the EA W and the definition of a
"footcandle." She stated there have been issues with the storm water management plan.
Chair Sand closed the public hearing at 8:50 p.m.
ARDEN HILLS PLANNING COMMISSION - OCTOBER 3, 2007
16
Commissioner Zimmerman inquired if Northwestern has any responses to the comments.
Mr. Lindgren stated the college is concerned about cars and pedestrians traveling in the
same areas if the entrances to the parking ramp were on Lincoln. He stated the college is
dedicated to keep as many trees as possible and the ring road is designed to go through a
current parking lot. He stated there is a thorough plan for storm water. Mr. Lindgren
demonstrated the path often taken by students between buildings.
Commissioner Holewa inquired about pedestrians crossing the roads to the parking
currently. Mr. Lindgren stated that there is a tunnel providing access.
Commissioner Holewa stated that there was previously talk about the ring road being
one-way or two-way. Mr. Lindgren stated that only a portion of it is two-way to allow
traffic to travel south from the proposed parking ramp without driving the entire route of
the ring road.
Commissioner Zimmerman thanked the college for being sensitive to the residents and
encouraged them to continue the dialog through future site plan review processes.
Chair Sand noted that the City has received several letters from residents in Arden Hills
and Roseville in support and a few against the application.
Mr. Lehnhoff noted a typo in the chart on page 4 of staff memo and stated the impervious
coverage for Arden Hills should be 559,376 instead of650,852.
Commissioner Stodola inquired if there were any additional letters or emails since June 4,
2007. Mr. Lehnhoff stated the only email he received since then had been questions
about the plan.
Commissioner Zimmerman moved, seconded by Commissioner Larson, to recommend
approval of Plarming Case #06-037, Campus Master Plarmed Unit Development for
Northwestern College, 3003 Snelling Avenue N., based on the findings of fact and
submitted plans, subject to the twenty-three conditions as listed in staffs October 3, 2007
report.
Commissioner Larson stated that it appears the college has responded to the concerns of
the neighbors.
The motion carried unanimously (7-0).
This Plarming Case will be reviewed at the Monday, October 29, 2007, City Council
meeting.
Attachment 7 A - 2
Report to the Planning Commission
Available online at:
http://www.ci.arden-hills.rnn.us
October 29,2007, City Council Meeting