HomeMy WebLinkAbout10-29-07 Item 4L, B-2 District Special Requirements
~
~HlLLS
Request for Council Action
Prepared By:
Dept.:
Council Mtg. Date:
Final Action Needed By:
James Lehnhoff
....~g~ri!l:J_~J!xJ?_~ .._ ...c?P!!!~_~.L
10- 9-07
Agenda Item:
4.L
- ."..-.. ... . - -- - - - -- -- - ---''--.-.................. .... . --- - - --Sudg.etecfA-mo"Li"nC:.......
Actual Amount:'"
Funding Source: .................. ____ _"".,,_.... ..... ...._________
~~~~!iCiit~etf6rf21~~~n~lfdJ3tmlillm1fJ.t{~1~ffr~iliiL__.".".....,................__.._.._______________""""......."."......_____________________."".......,............_..".......__________~_"_""_"._........................._______________.."".........................._.____________"".........."..........._.._____________"____"...,,............._.._.._________",,>
11. Motion to Approve Ordinance 388 in Planning Case 07-027 to Add Special Requirements to the B-2: General Business District as Sectioni
11320.085 in the Arden Hills Zoning Code as Proposed in the October 29, 2007, Planning Case Report. .
12. Motion to Approve Publishing a Summary of Ordinance 388 for the B-2 District Special Requirements as Permitted by Minnesota State!
[S"tatute 412.1!j1."fl.u.b.d.4.uu .. "...... ......__ u"" ".. U_ U"" ........... UUUU""" .""" ___ U"""__U"u__ " ". ..... u______:
~ijI!i'JIR,,~!!JllJ.wl1!ll!l!"Q~J!IJ!.IIf""J!iIm]!!~_.._......
11. Approve Ordinance 388 in Planning Case 07-027 to Add Special Requirements to the B-2: General Business District as Section 1320.085 in]
[the Arden Hills Zoning Code as Proposed in the October 29,2007, Planning Case Report. '
:2. Approve Publishing a Summary of Ordinance 388 for the B-2 District Special Requirements as Permitted by Minnesota State Statutei
l~12.191 Subd 4,......""" ..uu "........." _ .."......".. UUU..""um U""....."."" mm_ "". .."" U"_ """...."""" ..u..""..........".. _""
roval
~1f)jIj~!lilJ~~m~ltl$m1(lj
i X i Memo/Letter:
October 29, 2007, Memo to the City Council
iResolution No.:
X jOrdinance No.:
388
t---- _i.~.~~.~~::_~_~~,,_~.~~.~~~_~~_~a_~~_?~.:......... _~__________
!Attorney Recommendation:
(X (Other:
'-4L-1: Draft Pizmning Com-mission minutes
4L-2: Proposed B-2: General Business District Special requirements
4L-2: Ordinance 388 . Summary
, _~b_~?_:...~.!,~.~_!lJI}.fL9_~~.~...~,~_P9T!__9?:Q~.~..,!C?__~_~~__~J!I.~,~.i.I},9....~.C?_~_l'IJ_~~~_!.C?,~,7"..
None.
None.
~
~~HILLS
MEMORANDUM
DATE:
October 29, 2007
CC Agenda Item 4.L
TO:
Mayor & City Council
James Lehnhoff, CitYPlannef
Planning Case #07-027
Zoning Code Amendment
B-2: General Business District - Proposed Design Standards
City of Arden Hills
FROM:
SUBJECT:
Request
I. Motion to Approve Ordinance 388 in Planning Case 07-027 to Add Special Requirements to the
B-2: General Business District as Section 1320.085 in the Arden Hills Zoning Code as Proposed in
the October 29, 2007, Planning Case Report.
2. Motion to Approve Publishing a Summary of Ordinance 388 for the B-2 District Special
Requirements as Permitted by Minnesota State Statute 412.191 Subd 4.
Publishing a summary of Ordinance 388 requires a 4/5 approval from the Council.
Backl!'round
With recent development pressure and redevelopment proposals in the B-2 District, the City Council
directed Staff to draft basic design standards for the B-2 District. The B-2 District includes those
commercial properties that are adjacent to County Road E, Connelly Street, and Pine Tree Drive
between Lexington Avenue and Highway 51 (attachment 3G-1 of the report to the Planning
Commission).
The proposed standards are meant to start the discussion on what residents and businesses want in the
B-2 District. These standards are an interim step to creating a more unified, long-term
redevelopment plan for the B-2 District that may include more detailed design requirements in the
future. These standards are not meant to completely guide where redevelopment should occur,
exactly how it should look, make significant changes to the permitted or conditional uses in the
district, or inhibit redevelopment in the B-2 District. Instead, the proposed standards create
expectations for redevelopment and give the City significantly more discretion during the review
\\Metro-inet.uslardenhi/lsIPlanninglPlanning Cases\2007\07-027 B2 Zoning Code Amendments (PC Approval)\/02907 - CC Report -B2 Zoning
Code amendment.doc
Page 1 of2
process to help ensure new construction and redevelopment advances the existing purpose of the B-2
District.
The purpose of the B-2 District guides the design standards to ensure that the standards are
advancing the overall purpose of the B-2 District. The existing purpose of the B-2 District Section
1320.04 Subd. 7 states):
A To group compatible retail and service business uses which will tend to draw trade that is
naturally interchangeable and so promote business prosperity.
B To provide an adequate supply of businesses and professional service areas to meet the
needs of the residents.
C To promote a high quality of total commercial development and design that produces a
positive visual image.
D To minimize the effects of traffic congestion, noise, odor, glare and similar safety
problems.
Planninl! Commission and EDC Review
At their October 3, 2007, meeting, the Planning Commission unanimously recommended approval of
the proposed design standards. The Planning Commission made the following two changes, which
have been incorporated into the proposed design standards (Attachment 4L-2):
. Allow EIFS to be an accessory or decorative building material instead of limiting it to ten
percent of the building (Section 1320.085 Subd 4.A.ii);
. Allow the City to require more consistent lighting color throughout the district to give the
area a more cohesive look (Section 1320.085 Subd. 5.B);
The EDC reviewed the proposed standards at their October 17, 2007, meeting. Although the EDC is
not required to take any official action on zoning code changes, they did voice their support of the
proposal. They did not have any recommended changes.
Options
I. Approve the proposal as submitted.
2. Approve the proposal with changes.
3. Deny the proposal.
4. Table for additional information.
If approved, the design standards will not go into effect until they are published in the November 7,
2007, edition of the Shoreview Arden Hills Bulletin.
Attachments
4L-I Draft Planning Commission Minutes
4L-2 Proposed B-2: General Business District Special requirements
4L-3 Ordinance No. 388 - Summary
4L-4 October 3,2007, Report to the Planning Commission-
htip:/ /www.ci.arden-hills.mn.us
\\Metro-inet.us\ardenhillslPlanninglPlanning Cases\2007\07-027 B2 Zoning Code Amendments (PCApproval)\102907 - CC Report - B2 Zoning
Code amendment. doc
Page 2 of2
Attachment 4L-l
Draft Planning Commission
Meeting Minutes
From October 3, 2007
October 29, 2007, City Council Meeting
ARDEN HILLS PLANNING COMMISSION - OCTOBER 3, 2007
18
G. PLANNING CASE # 07-027 - ZONING CODE TEXT AMENDMENT TO ADD
DESIGN GUIDELINES FOR THE B-2: GENERAL BUSINESS DISTRICT: CITY
OF ARDEN HILLS, 1245 WEST HIGHWAY 96-PUBLIC HEARING
Mr. Lehnhoff submitted a request for design standards for the B-2: General Business
District. He then provided background information and said staff recommends approval
of this zoning code text addition with conditional input from Planning Commission.
Chair Sand opened the floor to Commission questions.
Commissioner Zimmerman inquired if staff is happy with the recommendation. Mr.
Lehnhoff stated that it meets our most immediate needs and is a base for a more detailed
future plan. States it is not meant to be the final step.
Commissioner Zimmerman inquired if the intent would be to use this as the base and in
the future come forward with additional recommendations. Mr. Lehnhoff stated that
ideally when the Comprehensive Plan is completed it would provide a base for a small
area plan with more detail for this part ofthe City.
Commissioner Zimmerman stated that for expediency it would be best to pass it as it
stands. Mr. Lehnhoff stated that staff would like to see it or a modified version of it
passed.
Commissioner Larson inquired if staff considers EIFS to be undesirable. Mr. Lehnhoff
stated that past comments from the Commission and Council have indicated that EIFS is
less desirable and past design standards have limited EIFS; however, that limitation can
bemodified.
Commissioner Larson stated that the ability to articulate architectural detail with EIFS is
tremendous. He stated it is much easier to build with it and the limitation of its use
should be looked into further. He inquired if faux windows would be acceptable. Mr.
Lehnhoff stated that they would be acceptable, up to a certain percentage of the window
requirement.
Commissioner Larson inquired if a curtain walled fayade would be acceptable. Mr.
Lehnhoff stated that it is a minimum glass requirement and it would allow for an all-glass
building.
Commissioner Holewa stated they are looking for windows that show through. He stated
his concerned about the 20% requirement for each floor noting that glass is important for
the first floor and may not be as important for the other floors.
Chair Sand stated that it is for decorative purposes.
ARDEN HILLS PLANNING COMMISSION - OCTOBER 3, 2007
19
Commissioner Larson stated that it might eliminate a non-synnnetrical building from
being built.
Mr. Lehnhoff stated that it sets a base standard, but it could be deviated from.
Commissioner Larson suggested replacing the word "trigger" in subdivision 2 with a
more appropriate word.
Mr. Lehnhoff inquired if there was a suggested percentage for the EIFS. Commissioner
Larson stated that he doesn't have a specific amount in mind, but 10% is low.
Commissioner Modesette stated that EIFS is a high quality building material that allows
for some architectural value and the 10% is too low. She stated that the intent of the
windows is to break up large expanses of blank walls.
Chair Sand concurred that newer types of EIFS are high quality and allows for
architectural details. He stated light washing of buildings can be done appropriately and
the lighting should be uniform. He stated the main street in Arden Hills has various types
oflights used and it looks like it is lacking in consistent design.
Mr. Lehnhoff stated that light washing could be permissible and they could look at what
other cities do.
Chair Sand opened the public hearing at 9:34 p.m.
Chair Sand invited anyone for or against the application to come forward and make
comment.
Chair Sand closed the public hearing at 9:34 p.m.
Mr. Lehnhoff stated that he received two phone calls, one from Flaherty Bowling Alley
and one from Brausen's Garage, with questions about the amendment. He stated neither
one indicated an objection to the design standards.
Commissioner Larson moved, seconded by Commissioner Zimmerman, to recommend
approval of Planning Case #07-027 to adopt design standards for the B-2 Zone in Section
1320 of the Zoning Code as proposed in staffs October 3, 2007 planning case report as
amended given by the direction from the Planning Commission.
Commissioner Modesette inquired if Frattalone's Hardware garden use would be
considered as open sales or bulk. Mr. Lehnhoff stated that it would not.
Chair Sand inquired if the intent is to have someone with professional expertise develop
design guidelines for this district. Mr. Lehnhoff stated that it was the intent.
ARDEN HILLS PLANNING COMMISSION - OCTOBER 3, 2007
20
Council Member Holden stated that the discussion at the Council level about design
guidelines was general discussion for the whole city and not specific to this business
district.
The motion carried unanimously (7-0).
This Planning Case will be reviewed at the Monday, October 29, 2007, City Council
meeting.
Attachment 4L-2
Proposed B-2: General Business
District Special requirements
October 29, 2007, City Council Meeting
1320.04 Purpose of Districts.
EXISTING PURPOSE OF THE B-2 DISTRICT:
Subd. 7 B-2 General Business District
A. To group compatible retail and service business uses which will tend
to draw trade that is naturally interchangeable and so promote business
prosperity.
B. To provide an adequate supply of businesses and professional service
areas to meet the needs ofthe residents.
C. To promote a high quality of total commercial development and design
that produces a positive visual image.
D. To minimize the effects of traffic congestion, noise, odor, glare and
similar safety problems
NEW SPECIAL REOUlREMENTS FOR THE B-2 DISTRICT:
1320.085 Special Requirements for the B-2 General Business District. The B-2 General
Business District encompasses the primary commercial gateway into the City.
Accomplishing the purpose of the B-2 District requires particular concern for the design
of buildings, site features (such as landscaping, lighting, and signage), site layout,
building materials, and site design. The traffic and visual impacts from new
developments and redevelopments must be evaluated to help ensure the long-term
viability and success of the B-2 General Business District.
Subd. 1 Procedure. The following procedures shall apply to all new construction,
modification of a building(s), and modification of a property within the B-2 District:
A. The application and the administrative and review procedure established in
Section 1355.04 Subd 3 and Subd 5, Conditional Use Permit and Site Plan
Review, and in Appendix A, Procedural Manual, shall be followed for all
development(s) that:
1. Involves new building construction or alterations that increase the
capacity or square footage of the building;
2. Modifies a building's exterior but does not conform to the provisions
in this Section as determined by the Zoning Administrator;
3. Modifies the site or use in such a way that notably increase traffic
and/or alters traffic patterns as determined by the Zoning
Administrator and engineer designated by the City;
1
4. Reduces parking spaces below the minimum requirement for the uses
on the property;
5. Adds more than ten (10) parking spaces;
6. Reduces the net landscaped area;
7. Installs additional lighting poles or lighting sources (but not
replacement of existing lighting fixtures);
B. Modifications to building or properties not listed in above one through seven
shall not require a conditional use permit or site plan review unless the change
is deemed significant by the Zoning Administrator or Building Official.
C. The prescribed procedures or standards in this Section may be modified by the
City Council to allow planning flexibility and to encourage cooperative
dialogue between the applicant and the City.
B Permitted uses (as specified in the Land Use Chart, Section 1320.05, for the B-2
District) that occupy existing buildings do not require a conditional use permit except
in those cases where Section 1320.01 Subd 9.A.1-7 apply.
Subd.2 Conditional uses (as specified in the Land Use Chart, Section 1320.05, for
the B-2 District) require an approved conditional use permit prior to occupancy.
Modifying a building or site as listed in Section 1320.09 Subd l.A.1-7 shall also
require a conditional use permit and site plan review.
Subd. 3 Planned Unit Developments. To further accomplish the stated purpose of
the B-2 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. If
a Planned Unit Development application is submitted, the Planned Unit Development
proposal 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 ofthe B-2 District.
Subd. 4 Design Guidelines. New construction and redevelopment of properties
shall adhere to the following design requirements.
A. Building Exteriors, Site Features, and Site Development.
(i) The arrangement, geometry, massing, materials and colors shall work to
create a high quality development that is responsive to existing buildings,
site features, and site design on adjoining sites in the district.
(ii) Exterior building materials shall be primarily of brick, stone, glass or any
combination thereof, except trim and other accessory or decorative
features may be metal, wood, or EIFS.
(iii)Sheet metal, corrugated metal, and plain flat concrete block (painted or
not) shall not be permitted as exterior finishes.
(iv)Design elements on all sides of a building shall be compatible with the
front elevation and/or adjacent buildings. Architectural elements such as,
but not limited to, windows, shutters, awnings, doors, masonry exterior
veneers, cornice detailing, window casings, and other architectural details
should demonstrate consistency on all sides of the structure that are
2
reasonably visible to the general public. Plain flat walls shall not be
permitted when viewable from the public right-of-way or public areas.
(v) Buildings containing office and retail uses shall maintain twenty percent
(20%) minimum window coverage on each floor that faces a street or
public open space. Mirror glass/fa9ade glazing/spandrel glass/faux
windows shall not constitute more than fifty percent (50%) of the required
window area.
(vi)The City Council will make the final determination on the compatibility
and consistency with these design provisions.
B. Fences.
(i) No barbed wire, razor wire, or spikes allowed.
(ii) Fences must blend into the landscape and minimize corrosion. Wood,
brick, stone or wrought iron is encouraged. If chain link is allowed by the
City Council, it must have black or dark green vinyl coating.
(iii)All other requirements of Section 1325.05 Subd 4 must be followed.
C. Screening.
(i) All mechanical equipment, whether roof-mounted or ground-mounted,
shall be completely screened from view of adjacent properties and public
streets, or designed to be compatible with the architectural treatment of the
principal building. Wood screening shall not be permitted.
(ii) Trash and recycling equipment and materials shall be screened from
public view and adjacent properties with an enclosure that is constructed
of the same materials and colors as the principle building. Wood fencing
shall not be permitted.
(iii)Loading docks shall be screened from public view or integrated into the
building's architecture so as to reduce their visual impact.
Subd. 5 Lighting. Exterior lighting shall be provided for the safety and
convenience of occupants and visitors.
A. A lighting plan shall be submitted that shows location, type of illumination
and design. A photometric analysis of site and building shall be submitted for
City approval with all new construction or redevelopment projects.
B. Exterior lighting shall be consistent in type, design, scale, and color to create
unity in the B-2 District. High-pressure sodium lighting and other similar
types of lighting color may be required by the City to promote a unified
lighting color throughout the B-2 District. Other lighting colors may be
considered during the City review process.
C. The source of illumination shall be hooded, concealed or controlled in a
manner so as not to unnecessary glare on adjoining lots, buildings, streets or
highways.
D. Light washing of buildings and accent lighting may be permitted through the
City review process provided that it does not negatively impact residential
areas or traffic safety and is complementary to the district as a whole.
Subd. 6 Pedestrian Circulation. All new development and redevelopment within the
District shall install pedestrian improvements in accordance with the City of Arden
3
Hills Comprehensive Plan and any other supplementary sidewalk or trail plans. Other
pedestrian sidewalks and trails may be required by the City.
A. Site design shall facilitate pedestrian connections and mobility within and
between building, sites, and uses by providing clear visual indicators through
door placement, signage, and integrating landscaping components.
B. The city may require bike racks; racks must be placed to not impede
pedestrian circulation.
C. Internal sidewalk systems shall connect with adjacent planned or developed
public sidewalks or trails.
Subd.7 Drainage /Water Management Plan: A plan must be submitted with each
project or lot development in the B-2 District. The plan must be approved by the Rice
Creek Watershed District, other agencies as required, and the engineer assigned by
the City. Two or more lots or projects may coordinate their plans for their mutual
benefit.
Subd.8 Prohibited Uses. Some land uses are not compatible with the stated
purpose of the B-2 District. The following uses are therefore prohibited:
A. Open sales, rental or storage lots, including but not limited to cars, buses,
trucks, motorcycles, bicycles, recreational vehicles, trailers, boats, mobile
homes, machinery, lumber, building materials, and similar items.
B. Mini-storage facilities.
C. Outdoor bulk storage buildings, including but not limited to, forest, metal,
concrete, agricultural and petroleum products, chemicals and similar products.
D. Manufacturing or processing that generates hazardous waste without a valid
Hazardous Waste Generator's license from the Ramsey County Public Health
Department.
4
Attachment 4L-3
Ordinance 388 - Summary
October 29,2007, City Council Meeting
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
SUMMARY OF ORDINANCE 388
On the 29th day of October, 2007, the Arden Hills City Council adopted Ordinance No.
388, and by four affirmative votes pursuant to Minn. Stat. 9412.191, Subd. 4, directed that a
summary of Ordinance 388 be published.
Arden Hills Ordinance No. 388 is entitled "An Ordinance Related to Special Requirements for
the B-2: General Business District," and adds certain design standards to the B-2 General
Business District. The standards apply to new construction, additions, and redevelopment. The
standards include, but are not limited to, requiring certain exterior building materials, minimum
window requirements; additional lighting, screening, landscaping, and fence regulations; and
pedestrian accommodations.
A full copy of the Ordinance is available for inspection by any person during regular
business hours at the office of the City Administrator, 1245 West Highway 96, Arden Hills,
Minnesota 55112. The Ordinance is also available online at htto://www.ci.arden-hills.nm.us.
Attachment 4L-4
Report to the Planning Commission
From October 3, 2007.
Available online at:
http://www.ci.arden-hills.mn.us/planningcases
October 29, 2007, City Council Meeting