HomeMy WebLinkAbout7C, Approve Ordinance 2008-006 in PC 08-013 Landscaping
~
~HILLS
Request for Council Action
Prepared By: Meagan Bee_kman
Dept.: _C~~_'!I,ll~,i_ty'_~Deve_I_<?p_'!l~I1,t
Council Mtg. Date: m .. . ..... .. 'li4~28'-08''''
Final Action Needed By:
Actual Amount:
Funding
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i1. Motion to Approve Ordinance 2008.006 in Planning Case 08-013 to Amend Section 1320, Section 1325.05, and Section 1325.06, and
!subsequent subdivisions of the Zoning Code as presented in the April 28. 2008. Report to the City Council.
2. Motion to Approve Publishing a Summary of Ordinance 2008-006 for Landscaping Regulations as Permitted by Minnesota State Statute
'412.191 Subd 4.
['1illiltL~$QOOfi[~lK~jj9.i\iJiliifii:iiiDjlDjjS!JJiiiL..........................................................................................................................................................................................................................................................................
;1. Approve Ordinance 2008M006 in Planning Case 08-013 to Amend Section 1320, Section 1325.05, and Section 1325.06, and subsequent
Isubdivisions of the Zoning Code as presented in the April 28, 2008, Report to the City Council.
~2. Approve Publishing a Summary of Ordinance 2008-006 for Landscaping Regulations as Permitted by Minnesota State Statute 412.191 Subd i
:4.
Recommend Approval (6-0)
x
April 28, 2008 , Memo to the City Council
x
No.:
No.:
Recommendation:
Recommendation:
2008-006
x
B - Proposed Section 1325
C - Proposed Section 1320
o - Ordinance 2008M006
None.
~
~~HrLLS
MEMORANDUM
DATE: April 28, 2008
TO: Mayor and City Council
FROM: Meagan Beekman, Planner I
SUBJECT: Planning Case #08-013
Zoning Code Amendment
Landscape Requirements
City of Arden Hills
Requested Action
1. Motion to Approve Ordinance 2008-006 in Plarming Case 08-013 to Amend Section 1320,
Section 1325.05, and Section 1325.06, and subsequent subdivisions of the Zoning Code as
presented in the April 28, 2008, Report to the City Council.
2. Motion to Approve Publishing a Summary of Ordinance 2008-006 for Landscaping
Regulations as Permitted by Minnesota State Statute 412.191 Subd 4.
Backl!round
Staff has been directed by the Plarming Commission and City Council to examine the current
zoning code regarding tree preservation. In the process of researching tree preservation, it
became clear that landscaping was equally important to preserving trees and maintain the natural
enviromuent of the City. While tree preservation regulates what can be removed from a
property, landscaping requirements regulate what can and should be planted. Staff found that
there were opportunities to improve the City's existing landscaping requirements. Currently, the
City's landscaping requirements are somewhat vague and spread throughout the Code.
Staff researched a number of other communities landscaping ordinances and spoke with
landscape architects about best practices regarding landscaping. As a result of this research,
Staff is proposing a number of amendments to the landscaping requirements, including
reformatting the requirements so that they are compiled together in Section 1325.05, the Design
City of Arden Hills
City Council Meeting for April 28, 2008
\\Metro-inet.us\ardenhillslPlanning\Planning Cases\2008\08-013 Landscape Requirements (PC Approved) \042808 - CC Report - Landscaping
Requirements.doc
Page 1 of 3
Standards section of the Zoning Code. Attached IS a black-lined versIOn of the proposed
regulations (Attachment B).
Staff has included Section 1325.05 and Section 1325.06 in their entirety in order to highlight the
reorganization that is required; however only those sections dealing with landscape requirements
were impacted by the changes. In addition, Section 1320, which also includes a number of
regulations regarding landscaping, is included in this report in its entirety (Attachment C). The
vast majority of this section has remained unchanged, and Staff is proposing only those
amendments that will update internal references and reduce redundancy and inconsistencies with
the new regulations; however, these proposed changes are minimal and do not reflect any policy
changes from the way the code is currently implemented.
The City Attorney has reviewed the proposed ordinance changes and his comments have been
implemented in the proposed amendments attached to this report.
Recommendation
The proposed amendments to the City's landscaping requirements do not represent a significant
departure from current City policy, even though the changes themselves are significant. Staff
believes that the intent of the regulations has been preserved, but the outcome from the
amendments will be greatly improved. Currently the landscaping requirements are vague and, as
such, difficult to evaluate. The proposed amendments will clarify the desired outcome and
consolidate the regulations within the Zoning Code in a way that will be easier to follow and
understand.
Staff recognizes that the proposed landscaping ordinance is comprehensive and has many
nuances. These regulations may need to be adjusted over time as they are put into practice and
Staff learns new and better ways to implement them. Staff also believes that the City's current
landscaping regulations are in need of improvement and that, as new projects come before the
Plarming Commission and City Council, greater clarity and leverage is required in order to
ensure that the outcome is the best possible development within the City.
At their April 2, 2008, meeting the Planning Commission unanimously recommended approval
of the proposed amendments to Section 1325 and Section 1320 of the City's Zoning Code,
regarding landscaping requirements.
Options
1. Approve the proposal as submitted.
2. Approve the proposal with changes
3. Deny the proposal.
4. Table for additional information.
City of Arden Hills
City Council Meetingfor Apri/28, 2008
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Requirements.doc
Page 2 of3
If changes to Ordinance 2008-006 are made, those changes can be included with a motion to
approve.
In order to publish a summary of Ordinance 2008-006, a 4/5 vote of approval is required. The
landscaping regulations do not go into effect until the day after they are published in the Bulletin,
which would be May 7,2008.
Deadline for Ae:encv Actions
There are no deadlines for action on this request.
Attachments
A - Draft Plarming Commission Meeting Minutes
B - Proposed Section 1325 (Black-lined)
C - Proposed Section 1320 (Black-Lined)
D - Ordinance 2008-006
E - Summary of Ordinance 2008-006 for Publication
City of Arden Hills
City Council Meetingfor April 28, 2008
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Requirements.doc
Page 3 of3
Attachment A
Draft Planning Commission Minutes -
April 2, 2008
~
~HILLS
April 28, 2008, City Council Meeting
Draft Meeting Minutes - April 2, 2008 Planning Commission Meeting
PLANNING CASE # 08-013 - ZONING CODE AMENDMENT; CITY OF ARDEN
HILLS; LANDSCAPE REOUlREMENTS- PUBLIC HEARING
Ms. Beekman requested the consideration of a proposal to amend Section
1325.05, Design Standards, and Section 1320, District Provisions, of the Zoning
Code regarding the City's landscaping requirements. She then provided
background information and said Staff is recommending approval of the proposed
amendments to Section 1325.05 and Section 1320 of the City's Zoning Code,
regarding landscaping requirements.
Chair Larson opened the floor to Commission questions.
Commissioner Modesette inquired about the plantings along the right of way.
Ms. Beekman stated that the current code prohibits anyone from planting in the
right of way. She stated that landscaping can be up to the right of way.
Commissioner Stodola inquired if the language used suggests that the plantings
are encouraged along the right of way.
Chair Larson stated that the wording in the ordinance might be different from the
presentation. Ms. Beekman stated that it is the same language.
Chair Larson inquired whether there is sufficient wording in the rest of the code to
explain where the planting can be. Ms. Beekman stated that there are other places
in the code that prohibit plantings in the right of way. She stated that through the
review processes of landscape plans plantings wouldn't be allowed in the right of
way including when the plants are at full growth.
Commissioner Modesette stated that she doesn't think the wording would need to
be changed and that it is an ordinance that will evolve in the future. She stated the
City could discuss planting shrubs and bushes in easements.
Ms. Beekman stated that her understanding is that the City doesn't prohibit
landscaping, decorative items, and fences from being placed in the easements.
She stated that the City doesn't encourage this and the items would need to be
moved if there was a need for maintenance. She stated the homeowners would be
responsible for the cost of replacing them.
Chair Larson inquired if planting in easements is prohibited. Ms. Beekman stated
that the current code does not prohibit this.
Commissioner Holewa stated that he would like the language about on-site
ponding to be stronger language. He stated that he would like all water that is on
a property to remain on that property and not fall onto the streets. Ms. Beekman
stated that they didn't look at the drainage wetlands and flood plain section or the
lighting section in this proposal.
Commissioner Holewa stated these items should be discussed in the future: the
reference to projects in regards to the exceptions to exemption for single family
detached dwellings; general screening requirements including things like trash;
and off-public street parking and if that section includes impervious surfacing.
Commissioner Zimmerman stated that he would recommend the word aesthetic be
changed to aesthetics under the purpose and findings section.
Commissioner Modesette stated that on page 7, number 3 refers to being on non-
residential properties and inquired if the language should be changed from "in
non-residential areas." Ms. Beekman stated it should be changed.
Chair Larson opened the public hearing at 8:50 p.m.
Chair Larson invited anyone for or against the application to come forward and
make comment.
Chair Larson closed the public hearing at 8:51 p.m.
Commissioner Zimmerman moved, seconded by Commissioner Thompson, to
recommend approval of Planning Case #08-013 to amend Section 1325.05 and
Section 1320 of the Zoning Code, as proposed in staffs April 2, 2008, planning
case report with the changes suggested by the Commissioners.
Commissioner Holewa thanked Staff for the work on the ordinance.
The motion carried unanimously (6-0).
This Planning Case will be reviewed at the Monday, April 28, 2008, City Council
meeting.
Attachment B
Proposed Section 1325 - Black-lined
'~
~HILLS
April 28, 2008, City Council Meeting
1325.05 Design Standards Ordinance Amendment:
Landscape Requirements, Screening, and Tree Preservation
1325.05 Design Standards. The standards established in this section are designed to
encourage a high standard of development by providing assurances that neighboring land uses
and neighboring properties will be compatible. The stansards are also desi€lnes te prevont and
eliminate those conditions that Ga~se ~rban blight. The standards shall also apply to all future
development and shall applv to existing development where so stated. Before any applications
for development or construction under lfHs the City Code or the building code are approved, it
shall be determined that the proposal will be in conformance with these standards unless a
variance deviation has been granted. It shall be the responsibility of the applicant to demonstrate
such conformance.
Subd. 1
Landscapinq.
A. Purpose and Findinqs. The City declares that it is desirable and
essential to the health. safety. welfare. and aesthetics of the City to
protect certain existinq plants and trees. to require new and additional
plants and trees. to prohibit the plantinq of certain species. to require the
maintenance of plants and trees as set forth in this subdivision. and that
appropriate and unified landscaping is essential to meet the community
objectives established in the Comprehensive Plan.
B. Scope. The provisions of this subdivision shall applv onlv to privatelv
owned propertv. Property within public riqhts-of-wav shall be maintained
in accordance with Chapter 7 of the Citv Code.
C. General Landscaping Requirements
-'h- Minimum Requirements. In all districts, all developed uses shall
provide and maintain a landscaped area according to minimums the
minimum requirements in Section 1320.06. the district requirements
chart. Planting within such area shall be subject to approval of the
City Council.
2. All land area not occupied bv marshes. ponds. wetlands.
buildinqs. parkinq. drivewavs. sidewalks. or other hard surface shall
be sodded. seeded. mulched or landscaped with appropriate
perennials. shrubberv and/or trees.
3. Landscaped Area Along Streets. In all districts all developed
uses shall provide and maintain a landscaped area along streets.
This area shall be kept clear of all structures, storage, and off-street
parking. Except for driveways, the area shall extend along the entire
frontage of the lot and along both streets in the case of a corner lot.
Such yars shall have a Fr1inim~m depth of at least twenty (29) feet
from the ri€lht of way line.
1. Small, Iselates Areas. /\reas less than ten (19) feet in width, er
iselates and less than five hundred (599) square feet in size, shall
not be included in A'leetinq the landscape area re~~irements.
4. Maintenance of Green Space. The property owner shall be
responsible for the maintenance of all qreen space and landscaped
areas in accordance with Section 600.02 of the City Code.
Draft - March 18. 2008
I
Draft - March 18, 2008
5. Green Roofs. Green roofs mav be counted towards the
minimum landscapinq requirements of a parcel, as determined by
Staff, based on the absorption rate and quality of the qreen roof.
6. Screening. All developments shall be in conformance with AIw
see Section 1325.05 S~b8. 2.H K. Subd. 4.
7. Tree Preservation. Clear cuttinq of an entire stand of trees is
prohibited on all parcels. All developments shall be in conformance
with Section 1325.055.
D. Landscapinq Plan.
t. Scope. In cases where a landscapinq plan is required by this
Code or bv an approval qranted bv the City, the applicant for the
buildinq or qradinq permit shall submit a landscape plan prepared in
accordance with the provisions of Appendix A of the Zoninq Code. A
landscape plan shall be approved by the Citv and implemented bv
the property owner:
a. For any new development or new buildinq construction in
any business. industrial, R-3, R-4, or I-FLEX zoninq district. and
planned unit developments, except as otherwise provided by
specific development aqreements.
b. For any existinq commercial. industrial, or institutional
buildinq or parkinq lot to be expanded bv at least ten (10)
percent. or at least 5.000 square feet, where an approved
landscape plan is not on file with the citv. In the case where a
plan is required under this subparaqraph, the property owner
mav submit a plan implementation schedule that would allow the
plan to be implemented over a period of three years.
c. No buildinq permit for any construction described in items (a)
and (b) of this subparaqraph shall be issued unless a iandscape
plan required hereunder is approved bv the city.
E. Performance Guarantee.
1. A landscape performance bond or other acceptable financial
surety is required for all screening or landscaping required in this
Code to insure completion and maintenance of all landscapinq in
accordance with the approved landscape plan required hereunder.
2. The amount of the bond or surety shall be 125% of the cost of
materials and installation.
3. The bond or surety shall be provided prior to the issuance of any
building or qradinq permit!> and shall be valid for one f~1I YOGr, two
full vears. from the date of installation, or three vears in the case of
an extended timeline.
4. For any landscapinq or screeninq that is not in accordance with
the approved landscapinq plan at the end of two orowino seasons.
the applicant shall replace the material to the satisfaction of the citv
before the quarantee is released. Where this is not done. the city, at
2
Draft - March 18, 2008
its sole discretion, may use the proceeds of the performance
quarantee to accomplish performance.
F. Minimum Landscape Requirements.
1. Caliper Inches. The minimum caliper inches required per
buildinq site shall relate to the gross square footage of all floors
of a building and the building height. amf shall ee e)(~ressed as a
minimum number of caliper inches re~",ireEl ~er e",iIElin~ site. [:;
sinqle storv buildinq in excess of thirtv (30) feet in heiqht shall be
considered a two-stOrv buildinq for the purposes of determininq
qross square footaqe. Minimum total caliper inches =
Gross Square Footaqe of all Floors of Buildinq
320
2. Tree Ratio. The minimum total caliper inches shall contain the
following minimum percentages of trees in various size ranges:
Buildina Heiaht Percentage af Trees of Various Caliper
In Stories 2.0" -3.0" 3.5" -4.0" 4.5" -6.0"
1-2 50% 30% 20%
3-4 50% 30% 20%
5 and over 30% 50% 20%
3. Coniferous Tree Measurement. Coniferous trees may be
considered equivalent to the sizes shown by dividing the height of
the coniferous tree in feet by 2.4.
4. Minimum size at time of planting.
a. Two and one-half (2.5) caliper inches for ornamental
deciduous trees.
b. Six (6) feet in height for coniferous trees.
5. Trees Alonq Street Frontaqe. N least one over story tree shall
be ~roviEleEl fer every agO square feet of landscaped area en the
entire site. A minimum of one tree shall be provided alonq the riqht of
wav for every fifty (50) feet of public street frontaqe.
6. Perennials and Shrubberies. At least ten (to) percent of the total
landscaped area shall be covered with perennials and/or shrubberv
and be planted within the perimeter of private parkinq. buildinq, and
driveway areas.
7. N least ten (10) percent of the surfaced p3rkin~ let area shall be
~roviEleEl to Elivide large parking lols into smaller, mere ~Ieasing
spaces. Plantinq Islands. Plantinq islands shall be required to
visually break UP expanses of hard-surface parkinq areas, to provide
safe and efficient traffic movement. and to define rows of parkinq.
Plantinq islands shall occupy at least ten (10) percent of the parkinq
area. Plantinq islands shall be edqed with concrete curbs. Parkinq
lot plantinq islands shall be a minimum of 150 square feet in area, be
of appropriate width and lenqth, and include at least one tree
meetinq the requirements of this ordinance.
3
Draft - March 18. 2008
G. Landscape Desiqn Specifications. All landscape plans and
landscapinq under this subdivision shall follow and be in compliance with
the followinq requirements. toqether with all other Code requlations:
1. Diverse Selection. The landscape plan shall include a full
complement of over stOrv. ornamental and everqreen trees.
shrubbery. and qround covers that are hardv and appropriate for the
locations in which thev are planted. and which provide year-round
color and interest.
2. Existinq Plant Credit. Plant materials existing on a site at the
time of development or oxpansion of stru(;t~res, may be used as a
credit against the requirements of these landscape regulations; the
City Council shall determine the extent of credit allowed, based on
the evaluation of species, size, location, quality of existing plant
materials and the consistency with the intent of these regulations.
3. Plant Selection. The Citv maintains a list of trees that mav not be
used to satisfv the landscapinq requirement of this section.
4. Method of Installation. All deciduous and coniferous trees shall
be planted in accordance with American Standards for Nurserv Stock
relatinq to qualitv of stock and appropriate sizinq of the root ball for
balled and burlapped and spade-moved trees.
5. Slopes and Berms. Final slopes qreater than the ratio of 3:1 will
not be permitted without special approval or treatment. such as
special seed mixtures or reforestation. terracinq. or retaininq walls.
Berminq used to provide required screeninq of parkinq lots and other
open areas shall not have slopes in excess of 3:1.
6. Landscape Plan Maintenance. Quantity and character of
landscaping, as originally approved, shall be maintained in perpetuity
bv the property owner unless the Citv approves a chanqe to the
landscapinq plan. Maintenance shall include removal of litter. dead
plant materials. unhealthv or diseased trees. and necessarv pruninq.
Natural watercourses within a buffer shall be maintained as free
flowinq and free of debris.
7. Erosion Control. All areas of any site shall be restored and
maintained in accordance with provisions of the citv erosion control
standards. and other requirements of the Code.
8. Placement of Trees and Shrubs. No trees or shrubs shall be
planted within anv drainaqe/utilitv easements. road riqht-of-wav. or
where it would materiallv impede the clear vision area or other
drivewav.
9. Completion Deadline. All plants required for screeninq purposes
shall be planted to completion within six months from date of
issuance of a buildinq permit unless otherwise approved bv the citv
due to the time of the year or if an alternative schedule is set in a
development aqreement. In no case shall the period exceed six
months from issuance of the certificate of occupancy.
4
SuM.:!
Suhtl3
Draft - March 18, 2008
Wetlands and Flood Plain,
A VVate(
submitted for:
Pian> f:\ vvater
n1Ust be
"
,
of individual sites of two and one haif
homes,
EPUCS or
fOr
2, J\ddilions to
on sitos two and one haif
Bcres or
u
,",
on any individual site vv1th:n:
cL One hundred (1
yeafTlood
b. One thousand (1
'Netland,
feet of 3
\Plater or
c ThrBe l"lUndred
Rice Creek DC a
Rice
tn
ditch,
for
D0)18Ghet1
on 8n l:soiated it:!' vvii!
of me ;;ltJove iist.ed conditions
the Rice Creek. VVatefshed
not
exists, "The
other
the
;;lS
BnG
,
,
as 8 visual and funcUonal
On-sito
is
2. Two or (rore may coordinate tr:nir water
for their mutua! benefit,
C. Submission
in
are
Procedure Manua!,
fl" Din3ctlorL
cfvvay from
from
combustion or
streets.
~n al! districts 3S to direct
streets Direct Dr
DfQCeSses such as
0:'
stlai! not bB directed at any
lots or
EL ConCB8ln";ent or
of Source, The source of i!Jurninate ShL11!
I,~
00
COnCGEJ1eti or contcOl1ed in 8 rn8-nnef so as to direct the
0n H)e site to \Nhicl1 thB is intended,
c
or combination
shal! not c~)$t
that
exceeds a meter of one foot csndlc on the travel lanes of
streets or 0,4 foot candles on resjdential
D. Exterlor
visibie from
1M'acodo. f"or non..residenUB! IJses.
8. maximum of
5
of the facade visible f(om such rosidentiai
illuminated direct from Or" rood
rnay be
Subd.4 ScreeninQ. FeRees, Walls, ema LaRasea~ing (Security, Ornamental er
ScroeRing)
A. Definition and Purpose. Screens and buffers are desiQnated units of
vard or open area where setbacks. landscapinQ. berminQ. walls. and
fencinQ help minimize adverse impacts of public nuisances. such as:
noise. Qlare. activity, or dust. which are often times associated with
parkinQ. storaQe. siQns or buildinQs.
B. Types of Screening. The screening required in this section shall
consist of a fence, wall or landscaping, afea subject to the approval of
the Council. Landscapi!l9 ~Ianting may Be roquired in addition te lhe
sereoning fonce or 'Noll. include a combination of any of the followinQ:
berms. shrubs. deciduous or coniferous trees or hedQe materials. The
heiQht and depth of the screeninQ shall be consistent with the heiQht and
size of the area to be screened. When natural materials. such as trees or
hedQes. are used to meet the screeninQ requirements. density and
species of plantinQ shall be such as to achieve 60 percent opacitv vear
round at maturity.
C. General ScreeninQ Requirements
1. Screening in Proximity to Residential Lot!?,. Screening of at least
sixtj (60) percent opacity shall be required where:
a. Any business or industrial use is adjacent to any zoned
residential or along the boundary of any such residential lot;
b. Any business, parking lot or industrial use is across the
street from a residential district, but not on that side of a
business or industrial use considered to be the front.
c. Any non-residential use in residential districts by Conditional
Use Permit or PUD, such as schools, houses of worship, day
care facilities over ten (10), residential facilities over six (6), or
public uses other than parks, adjoins or is located across the
street from any single or two family residential lot.
a. Off street parl<ing orQ(lS wilhin a ~esiaenlial district eentain
more thaR four (1) parking spaces lhat are within thirty (ilO) fDct
of an adjoining leI.
e. The driveway to a parking area of more than six (6) parking
spaces, within a residential district, is within fifteen (15) feet of an
adjoining lot.
2. LaRasea~e Berms and buffers will be ~sea te screen and visually
separate; B~siness sitos trQm rosidential uses; B~siness sites from
public slreels; ana one site from another. All parkinQ. 10adinQ
service. utility. and outdoor storaQe areas shall be screened and
buffered from all public streets and adiacent differinQ land use.
Draft - March 18, 2008
6
Draft - March 18. 2008
3. Screening of Mechanical Operating Equipment. On non-
residential properties. screening shall also be provided where
mechanical operating equipment is located on the ground or on the
roof of the premises, such screening shall be constructed and
located so as to completelv screen from view of adiacent streets and
differinQ land uses. prevent airect view of soia eEl~i~FFlent.
Mechanical operating equipment shall include all exterior devices
used to service the building or its occupants, including but not limited
to electrical, HVAC, plumbing, communications (including telephone
and dish antennae) and storage tanks.
4. Exception to requirements. Screen and buffer requirements mav
be waived or modified bv the citv where the intent is otherwise
satisfied bv siQnificant chanQe in elevation, an existinQ screeninQ,
siQnificant distance or similar circumstances.
5. Traffic Visibility. On all lots, nothing shall be placed or allowed to
grow in such a manner as to materially impede vision between 0
height eflwe and one half (2112) ana ten (10) foot in the clear visiOn
area.
6. Responsibility for Screening. The owner or occupant of the
premises containing the use or features to be screened shall provide
the required screening and maintenance.
D. Fence Regulations.
1. Height of Fences in Side and Rear Yards. Fences in side or rear
yards may not exceed six (6) feet in height in all residential districts.
Fences may be up to six (6) feet in height if placed in the secondary
front yard of corner lots in residential districts provided that the fence
does not exceed three (3) feet in height within the structure setback
of the primary front yard and the fence does not restrict the clear
vision area.
2. Height of Fences, Solid Walls and Hedges in Front Yards.
Fences, solid walls and hedges in excess of three (3) feet in height in
the minimum front yard building setback area are prohibited in all R-1
and R-2 Residential Districts.
3. Electric Fences and Barbs or Spikes on Fences. No above
grade fence shall have barbs or spikes or be of metal construction,
which is charged or connected with electrical current within any
district of the City. These fencing types shall only be permitted
through a Conditional Use Permit.
4. Placement of Fences Along Lot Lines. Fences may be placed
along lot lines provided no damage of any kind results to the abutting
property.
5. Direction of Fence Facing. That side of the fence considered to
be the face (facing as applied to fence posts) shall face toward
adjoining property.
6. Fences in Public Rights-of-way. No fence, wall or hedge may be
placed in a public right-of-way.
7
7. Fences in Non-Residential Situations and Exceptional and
Unusual Circumstances in Residential Districts. Deviation from
these requirements for fences, walls and landscape screening may
be permitted after Planning Commission review and Council
approval of a site plan with documentation showing the unusual
circumstances justifying the proposed deviation and plans for the
proposed fence, wall, or landscape screening. This provision is
intended to allow flexibility in meeting the purpose and intent of this
subdivision without the necessity of proving a hardship as is required
in the variance procedure. The objective of this provision is to
improve the livability, appearance, and security of properties and
their relationships to one another.
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,.!:
t)l
fJaTwnabJe and cornbustibJe shan conforrn to the MlT nBSQta
Uniform Fire Code and the f\rden HWs Code of OrcHnances.
Pennits. PermHs shaH \JB
Cod(~ of O(chn;;lf1ces,
(;',S
in the /\I"den H:j1S
"
".;,
/ljj
tanks used for
Si18!! bo- scrocneli from V:{)\IJ. Such
Sh~7!i
conforn~i to the Uniform Fire Code and Hie setback
for
screen
in thiS Section,
Subd. 6 Restrictions on Nonresidential Uses Located in Residential Districts. In
the granting of Conditional Use Permit or Planned Unit Development permits for
nonrosidenti31 uses other than detached sinqle familv homes (i.e. ~ses s~eR 3S
houses of worship, day care facilities (over 10), residential facility (over 6), public
uses, schools of any kind, multiple family dwellings, boarding houses and dormitories
to be located in a residential district on a site of one (1) acre or more), the Council
shall not permit access from that site to a cul-de-sac or local street and also shall not
permit any structure or hard surface area to be constructed on said site closer than
seventy-five (75) feet from any adjacent residential lot.
Subd,
Aesthetic:s~
A, Evc)!uation of
and other
hereunder shali be
;~mcj 'the CouncH 'JJHh
area. fa thiS
Coundi shall consider, m
whether the appearance of the
The
of the
eva!uated
by the Corrrnlsslon
and in UlB
COHimission and the
issuance of any heroLin(jer
matt-er is so at \iariance \jJWl HiD
ElrCE] as to cause ;]
l,~~
Hit:
si'.ruGl,ures
substantia!
to
vvnolo.
8r1O
in ("he
Hi
detract iron:
values in the
appearance
:::lS a
The Gonsklcrations snail be
othtY I',hem detached units,
to Bny
Standards for
Structures 1n Residentj~JI
Districts.
Draft - March 18, 2008
8
1325.06
A, Minirnum \lVidH"L An
mobile homes in
il'linimurn 'N\dth of
structures in ((}SicJenU8!
mobile home shaH HelVe 2:
feet measured Tronl face to f8ce of
ext.cr;(})' walis,
B, FGundaHon, All structwcs in residcntiai oistdcts,
rT1anUT3ctured honie in manufactured home Sh81j be
on foundations that with the of
the State Code and are continuous snd soHd for the entire
or me struG%.ure,
C, Permitted
encroi__Khments
, ""' "
E1 ~e-CI!on
i 325,03 Subd 2 ~}h8il be
rrorrl A and 8 above,
Requirements for Parking, Loading and Circulation.
Subd. 1
Draft - March 18. 2008
Off-Public Street Parking.
A. Area and Dimensions of Each Parking Space. For the purpose of
this Code, a parking space shall be not less than three hundred (300)
square feet per vehicle of standing and maneuvering area. Individual
spaces shall be at least nine (9) feet in width and eighteen (18) feet in
length.
B. Access. All off-street parking spaces shall have access driveways
and access directly to public streets or alleys. Curb cuts for uses other
than single family homes shall require approval from the Council. The
number of curb cuts along arterial and collector roads shall be held to a
minimum whenever possible. Any residential lot, which has frontage on
both a local street and a collector street or a major or minor arterial (as
defined by the Comprehensive Plan of Arden Hills) shall gain access
only from the local street.
C. Construction Standards.
development:
These standards shall apply to all
1. Surfacing. Off-street parking areas and drives shall be improved
with a paved surface. Such areas shall be so graded and drained so
as to dispose of all surface water accumulation within the area as
required by the City and the Rice Creek Watershed District.
2. Curbs. A concrete curb and gutter shall be constructed for ail
developments according to the requirements of the City Engineer
except driveways for single and two-family residences.
D. Location. All off-street parking spaces herein required shall be
located according to the following:
1. Spaces required for one and two family dwellings shail be on the
same lot as the principal structure.
9
Draft - March 18, 2008
2. Spaces required for multiple-family dwellings shall be on the
same lot as the principal structure served or within two hundred
(200) feet of the main entrance if not located on the same lot.
3. Spaces required for business and industrial uses should be
within eight hundred (800) feet of the main entrance to the principal
building served.
4. No off-street parking space, with the exception of the driveways,
shall be within twenty (20) feet of the right-of-way line of any public
street, except in the GB District where the setback shall be fifty (50)
feet.
5. In no case shall off-street parking areas containing four (4) or
more parking spaces be closer than five (5) feet from any side or
rear lot lines, except in the GB District where no such parking shall
be closer than twenty (20) feet to any exterior project lot lines other
than for joint facilities as permitted herein, or as otherwise permitted
in this Code.
6. If required parking is located on a site other than the site on
which the principal building or use is located, a properly drawn legal
instrument, executed by the parties involved, must be executed and
filed with the City and the proper county office, if deemed necessary
by the City Attorney, which provides for such parking and which shall
not be terminated without approval by the City Council.
E. Joint Facilities. The required off-street parking spaces for two (2) or
more uses may be located jointly on the same lot, adjoining lot, or in the
same structure when
1. The number of spaces provided is equal to or greater than the
sum of the separate requirements for each use; and
2. The joint facility is reasonably related to the destination of the
user; and
3. It can be demonstrated that there will be no substantial conflict in
the principal operating hours of the uses to be served; and
4. Setbacks for such joint parking facilities meet the minimum
parking setback requirement from any lot lines other than the
common lot lines between the lots involved in the joint parking where
setback requirements may be waived; and
5. A properly drawn legal instrument, executed by the parties
involved, is filed with the City and the proper county office, if deemed
necessary by the City Attorney, which provides for such mutual
parking agreement which shall be terminated without the approval of
the Council.
F. Reduction in Number of Required Spaces. The number of spaces
required for a specific use may be reduced if the owner or occupant
provides documentation that a lesser number of spaces will actually be
needed than normally required by this Code and the City Council
authorizes such lesser number after recommendation by the Planning
10
Commission. The difference in the number of spaces provided and
those required shall be shown on the approved site plan as "proof-of-
parking" and shall be constructed if and when the need for such
additional spaces arises.
G. Conversion or Alteration of Approved Uses. Commercial or industrial
buildings for a use, or uses, which is proposed to be converted,
remodeled, or modified to accommodate another allowable use, or uses,
which has a greater off-street parking requirement shall be required to
apply for Site Plan Review and approval to assure the adequacy of off-
street parking.
H. Parking Structures. The minimum setbacks of parking structures
shall be the same as for principal buildings in the district and the exterior
finish shall be compatible with the principal building served by the
parking structure.
I. Loading Areas and Maneuvering Space. Such areas shall not be
used to satisfy the parking requirements in this Section.
J. Off Street Parking Spaces Required:
Bingo Halls
Bowling Alleys
Business & Professional Office
Churches, Theaters, Auditoriums,
Mortuaries, and Other Places of
Assembly
Clinics
Daycare, Nursery, and Pre-School
Facility
Dwelling
Inside Motor vehicle Leasing or
Sales
Motels/Hotels
Multiple Occupancy Structure
Other Business and Industry
Recreation Facility
Residential Facility or Group Home
Restaurants, Bars
Draft - March 18, 2008
1 for each 1.5 max. seating capacity
5 for each lane plus spaces for related uses
1 for each 250 sq. ft. of gross floor area
1 for every 3 seats (based on design capacity)
1 for each doctor or dentist plus 1 for each nurse,
technician, or professional and 1 for each 200 sq. ft.
of gross floor area
t for each teacher or employee plus 1 for each 5
individuals receiving care (design capacity)
2 for each dwelling unit
1 for each 250 sq, ft. of gross floor area used for
showrooms, sales, and offices
1 for each employee plus 1 for each unit
t for each space required for each separate use
1 for each employee on major shift plus 1 for each
vehicle used in conducting the business or t for each
1,000 sq. ft. of floor area, whichever is greater
1 for each 1.5 persons at design capacity
1 for ever 4 residents plus 1 for each employee on
major shift plus 1 for each on-call medical
professional
1 for every 2 seats
11
Restaurant, Fast Food
Retail Sales
Schools, Elementary, and Middle
School
Schools, Secondary
Service Station
Uses Not Specifically Noted
Includin Public Uses
K. LaAsscafle Islands.
15 stacking spaces for each customer pickup window
plus 1 for each 2 seats
1 for each 150 sq. ft. of gross retail sales floor space
1 for each staff member plus 3 per classroom
1 for each school employee plus one space per 4
students
3 for each enclosed bay plus 1 for each employee on
peak work shift
As determined by City Council after recommendation
b Plannin Commission.
1. 1\ total of ten (10) flercent of the s~rfaces flarking lot area shall
be provides to sivise large parking lots inta smaller, more flleasing
spaces.
2. 'Nhere joint or comeiAes flarl{ing lots are flr9vised on adjeiniAg
lots as all owes aeave, interior sise ar rear lot lines sha~ld f{)lIo'N
such islaAss wherever possible.
K. Parking Capacity to be Maintained.
1. Surfacing and striping of parking lots shall be maintained in a
manner that will assure that the designated parking capacity is met.
2. Snow storage areas shall be provided so that the number of
parking spaces is not reduced below the minimum required. The
City may initiate proceedings to require that snow be hauled off the
site if parking and circulation problems related to inadequate snow-
removal occur.
3. Required parking, loading or maneuvering space shall not be
used for the sales, storage, display or leasing of vehicles, boats or
products, except for temporary use by special permit.
L. Building Permit and Site Plan Approval Required. A building permit
shall be required in such case where a commercial, industrial, public or
semi-public land use is intending to construct on-site parking containing
a site aggregate of more than four (4) spaces or a loading facility that is
not a part of, or has prior approval as part of a site plan for which a
building permit has been issued.
M. Inoperable and Unlicensed Vehicles. Passenger vehicles, recre-
ational vehicles, trucks and watercraft that are in an inoperable condition
or are unlicensed or in storage shall not be parked outdoors in the City
for a period exceeding seven (7) days. "Inoperable" shall mean
incapable of movement under its own power or in need of repair or
disposal in a junkyard.
Subd. 2 Off-Street Loading. Off-street loading space shall be provided in
connection with any use which requires the receipt or distribution of materials by
Draft - March 18, 2008
12
truck. Where noise from such loading space is audible in a residential district, the
activity shall terminate between the hours of 7:00 p.m. and 7:00 a.m.
Subd.3
Traffic and Circulation.
A. Accessibility to Public Streets. All commercial and industrial
buildings or structures and their accessory uses shall be accessible to
and from nearby public streets.
B. Traffic Control Measures. Vehicular traffic generated by a
commercial or industrial use shall be channeled and controlled in a
manner that will avoid congestion on the public streets, traffic hazards,
and excessive traffic through residential areas, particularly truck traffic.
The adequacy of any proposed traffic circulation system to accomplish
these objectives shall be determined by the city which may require such
additional measures for traffic control as deemed necessary, including,
but not limited to the following: Directional signalization, channelization,
standby turn lanes, illumination, snow storage area and distribution
facilities within the commercial site to prevent backup of vehicles on
public streets. Internal site traffic shall be designed to separate
perimeter traffic and parking areas. Parking stalls shall be oriented so as
to accommodate pedestrian traffic in a safe manner such as, but not
limited to, orienting parking aisles toward the principal building
entrances.
C. Driveways.
1. Driveway widths. The permitted width of accesses to County or
State streets or roads is subject to County or State regulations. The
following are the required driveway widths for driveways accessing
the following types of streets or roads, the measurements being
between the edges of the driveway at right angles thereto.
a Minor Streets
(b) City Collector
Streets
2. Minimum Driveway Angle to Public Street: Thirty (30) degrees
when the public street is one-way or divided, otherwise sixth (60)
degrees.
3. Minimum Distance of Driveway from Street Intersections:
Distance shall be measured along street right-of-way line between
the nearest driveway edge and the nearest right-of-way line of the
intersecting street.
Draft - March 18, 2008
13
Local Street, Collector or 15 15
Minor arterial
Local Street Minor Arterial 20 15
Collector Street Local Street 20 t5
And Minor Arterial Collector, Minor Arterial 25 15
Major Arterial 35 20
Major Arterial Local Street 20 15
Collector, Minor Arterial 25 15
Major Arterial 40 20
Expressway Ramp 200 100
4. Proximity to lot lines. Access drives may be placed adjacent to
property lines, but in no case shall a driveway be placed nearer than
five (5) feet to an existing drive on an abutting parcel.
5. Proximity to residence or other principal building. No access
drive shall be closer than three (3) feet to any single- or two-family
residence, nor closer than five (5) feet to any other principal building.
6. Traffic Study May Be Required. Any site development that
proposed to increase the peak hour traffic on streets or highways
near the development, may be required to submit a Traffic Study
prepared by a qualified traffic engineer, that defines the impact of the
development on the street and highway system and shows
techniques to mitigate potential problems.
NOTE: See City Code, Chapter 8, for additional on-
street parking regulations.
7. Access to streets. Each property which abuts one or more public
streets, shall be entitled to at least one access to a public street.
Single family uses shall be limited to one (1) access per property.
8. Prohibited areas. In all residential districts, parking shall be
prohibited on any area of the property except on designated
driveways or parking lots. There shall be no more than four vehicles
parked on the driveway.
Draft - March 18, 2008
14
Attachment C
Proposed Section 1320 - Black-lined
~
~HILLS
April 28, 2008, City Council Meeting
City of Arden Hilts Chapter 13 Zoning Code
Section 1320 - District Provisions
1320.01 Establishment of Districts. The zoning districts designated herein are hereby
established so as to assist the City in carrying out the intent and purpose of its Comprehensive
Development Plan for the City and to control development in a marmer consistent with the
provisions of adequate public services and utilities.
1320.02 Designation of Zoning Districts. For the purposes of this Code the City of Arden
Hills is hereby divided into the following zoning districts:
R-l
R-2
R-3
R-4
B-1
B-2
B-3
B-4
NB
CC
GB
I-I
1-2
I-Flex
PUD
Single Family Residential District
Single and Two-Family Residential District
Townhouse and Low Density Multiple Dwelling District
Multiple Dwelling District
Limited Business District
General Business District
Service Business District
Retail Center District
NB District
Civic Center District
Gateway Business District
Limited Industrial District
General Industrial District
I-Flex District
Plarmed Unit Developrnent Overlay District
1320.03 Allowable Uses. Uses allowed in any district.
Subd. 1 Permitted Principal Uses (P) - Those uses that are allowed as a matter of
right and multiple operation uses, as defined herein, if at least one of the operations is
a permitted use and none of the operations is classified as a conditional use.
Permitted multiple family residential, business or industrial uses are required to
submit a site plan in accordance with the requirements in Section 1355.
Subd.2 Conditional Uses (S) - Those uses that are allowed only after issuance of a
Conditional Use Permit as required in Section 1355.
Conditional Uses may included those uses that are:
A. Listed as conditional uses on the Land Use Chart (1320.05)
B. Not listed on the Land Use Chart as either permitted or conditional
uses, but which have been reviewed by the Plarming Commission and
designated by the City Council as conditional uses which are similar to
those listed;
Section 1320 - District Provisions
Adopted: November t3, 2006
Page 1 of 4t
City of Arden Hills Chapter 13 Zoning Code
C. Uses that are both accessory uses and conditional uses (CA);
D. Multiple Operation Uses as defined herein, if at least one of the
operations is classified as a conditional use.
Subd. 3 Accessory Uses (A) Those uses that are incidental to the principal use of
the premises on which it is conducted.
Subd. 4 Conditional Accessory Uses (CA) Those uses that are both accessory uses
and conditional uses, including those listed on the Land Use Chart.
Subd.5 Planned Unit Development - PUD (D) Those uses allowed only after
issuance of a PUD Permit. Uses allowed in a PUD may include permitted uses, uses
by conditional use permit, accessory uses and conditional accessory uses. The
nnderlying zoning district(s) establishes the basic allowable uses and the general
development standards.
Subd.6 For any new construction or alteration, building permits must be secured
pursuant to the provision of the building code and this Code.
Subd. 7 Where questions arise as to whether a proposed use falls within a
permitted use category and/or a conditional use category and/or an accessory use
category, or whether a specific use that is not included on the Land Use Chart should
be allowed in a particular district, the Planning Commission shall make a
recommendation to the City Council which shall make the final determination that the
use is similar to other allowable uses in the district or that a zoning code amendment
procedure should be initiated.
1320.04 Purpose of Districts.
Subd.l R-l Single Family Residential District
A. To establish areas for the development of single family detached
housing at a maximum density of approximately three (3) units per net
acre.
B. To reserve development areas for single-family housing.
C. To restrict encroachment of incompatible uses.
D. To maintain density limitations.
E. To take advantage of municipal utilities.
F. To preserve open space.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 2 of 41
City of Arden Hills Chapter 13 Zoning Code
Subd.2 R-2 Single Family and Two Family Residential District
A. To establish areas for the development of single and two (2) family
housing at a maximum density of approximately five units per net acre.
B. To reserve development areas for single and two family housing.
C. To restrict encroachment of incompatible uses.
D. To maintain density limitations.
E. To take advantage of municipal utilities.
F. To preserve open space.
Subd.3 R-3 Townhouse and Low Density Multiple Dwelling District
A. To provide areas offering a broad development range in housing units
with a maximum density of eight (8) units per net acre.
B. To retain the environment and character of less intensive residence
areas through carefully established bulk and lot area requirements.
Subd. 4 R-4 Multiple Dwelling District
A. To establish areas for the development of multiple dwelling structures
with a maximum density oftwelve (12) units per net acre.
B. To permit the most intensive residential development allowed in the
City.
C. To maintain an essentially residential character in areas developed at a
more intensive density.
Subd. 5 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 adjacent 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.
Section 1320 - District Provisions
Adopted: November t3, 2006
Page3 of 41
City of Arden Hills Chapter 13 Zoning Code
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.
Subd.6 B-1 Limited Business District
A. To establish areas for the location and development of administrative
office buildings and related office uses which are subject to more
restrictive controls.
B. To provide a district which is related to and may reasonably adjoin
high density or other residential districts.
C. To establish a business district in which there is limited contact with
the public and no exterior display or selling of merchandise to the general
public.
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
Subd. 8 B-3 Service Business District
A. To accommodate an adequate supply of businesses and services that
serve the community and motorists traveling through the community with
a broad range of services and goods.
B. To provide locations for uses that may be incompatible with retail
centers, thereby keeping the retail centers compact and convenient.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 4 of4t
City of Arden Hills Chapter 13 Zoning Code
C. To keep services in close proximity to arterial streets or highways in
areas that are appropriately designated on the Comprehensive Plan.
D. To encourage grouping of compatible and mutually supportive
business uses and services.
E. To promote business prosperity.
F. To establish a high standard of development and design that produces
a positive visual image and minimizes the effects of traffic congestion,
noise, odor and glare.
G. To allow a transitional reuse of existing buildings until market
conditions warrant redevelopment.
H. To enhance redevelopment potential by prohibiting uses that would
impede redevelopment.
1. To ensure acceptable traffic operations on local streets
J. To promote flexibility in land uses and site development standards to
achieve the purposes ofthe district.
Subd. 9 B-4 Retail Center District
A. To meet retail shopping needs of the surrounding community by
providing a district that will accommodate a wide range of retail goods
and services.
B. To promote business prosperity by creating an attractive and
functional retail center.
C. To provide an integrated retail trade center that groups compatible
retail uses in one or more multiple-occupancy buildings. Free standing,
single-occupancy buildings will be allowed if planned and constructed as
part of a unified development that contains a retail center or is developed
after such a retail center is developed.
D. To produce a positive visual image by establishing a high standard of
design and development.
E. To allow transitional uses that will allow an orderly phasing out of
existing uses and development that are not appropriate in a contemporary
retail center and a phasing in of uses and development as warranted by
market conditions.
Section t320 - District Provisions
Adopted: November t3, 2006
Page 5 of 41
City of Arden Hills Chapter 13 Zoning Code
F. To encourage grouping of uses that are mutually supportive and have
similar requirements for vehicular and pedestrian accessibility and
exposure.
G. To alleviate potential traffic congestion on local streets by the design
ofthe circulation pattern and arrangement of uses.
Subd. 10 CC Civic Center District
A. To implement that part of City of Arden Hills Comprehensive Plan
known as the Civic Center (CC) area.
B. To create a destination-oriented area that serves as focal point for the
Community where a mix of uses including public, small retail,
educational, semi-public facilities and some mid-to-high-density housing
are located.
C. To bring forth a government center that would integrate Sunfish Lake
with a civic campus and commercial area, and create a gathering/activity
place that is unified in purpose, design and use.
D. To require strict development standards and building materials to
create a high quality civic environment.
E. To preserve, protect, and enhance existing development adjacent to the
district.
F. To promote compact, unified development that takes advantage of the
proximity to the adjacent open space areas and regional transportation
facilities.
G. To minimize the effects of traffic congestion.
H. To allow development that will insure reasonable traffic operation on
the internal and surrounding transportation systems including Lexington,
Hamline, and Highway 96.
1. To encourage arrangement of uses that are mutually supportive and
have similar requirements for vehicular and pedestrian accessibility and
exposure.
Subd. 11 GB Gateway Business District
A. To implement that part of Arden Hills Comprehensive Development
Plan known as the 1-694/1-35W Plan.
Section t320 - District Provisions
Adopted: November 13, 2006
Page 6 of 41
City of Arden Hills Chapter 13 Zoning Code
B. To promote high quality, unified, large-scale development in a manner
similar to a planned unit development.
C. To take full advantage of the site's location as documented and
described in the NE I-694/I-35W Plan.
D. To allow only development that will create an attractive enviromuent
and a positive image for this site, which is one of the most visible in the
community and represents the City's last major development site.
E. To protect the site's environmental resources.
F. To promote flexibility in land uses and development standards to
achieve the objectives of the I-694/I-35W Plan.
G. To allow development that will insure reasonable traffic operation on
the internal and surrounding transportation systems.
Subd. 12 I-I Limited Industrial District
A. To allow only those types and intensities of industrial uses that do not
detract from the surrounding area.
B. To maintain performance standards to keep the intensity of land
utilization lower than in the general Industrial District.
Subd. 13 1-2 General Industrial District
A. To provide an area where more intensive light industrial land uses may
locate.
B. To present the least deleterious effect to adjacent, less intensive land
uses.
Subd. 14 I-FLEX District
A. To preserve, protect, enhance and perpetuate existing development in
the district.
B. To attract new development that is compatible with eXlstmg
development in the district in terms of use, performance, character, quality
and appearance of buildings and sites.
C. To permit only those uses that will have traffic generation
characteristics that are compatible with existing development in the
district and that will ensure reasonable traffic operation on streets in the
vicinity.
Section 1320 - District Provisions
Adopted: November t3, 2006
Page 7 of 41
City of Arden Hilts Chapter 13 Zoning Code
D. To encourage new site development that will be compatible with
existing site development standards of existing development in the district.
E. To promote flexibility in land uses and site development standards to
achieve the objectives ofthe I-Flex District.
Subd. 15 Planned Unit Development (PUD) Overlay District
A. To allow flexibility in land development to benefit from new
technology in building design and construction and in land development.
B. To encourage variety in the organization of site elements, land uses
(residential and non-residential), building densities, and building and
dwelling types.
C. To promote higher standards of site and building design through the
use of trained and experienced professional land planners, landscape
architects, registered architects, engineers and surveyors to prepare plans
for all PUD's.
D. To preserve and enhance desirable site characteristics and open space.
E. To promote more efficient and effective use of land, open space and
public facilities
F. To effectuate the policies and standards of the Arden Hills
Comprehensive Development Plan.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 8 of 4t
City of Arden Hills Chapter 13 Zoning Code
1320.05 Land Use Chart.
Section i 320 - District Provisions
Adopted: November t3, 2006
Page 9 of 41
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City of Arden Hills Cbapter 13 Zoning Code
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Section t320 - District Provisions
Adopted: November 13, 2006
Page tl of 4t
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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.
Subd. 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 of 41
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 final determination on the compatibility
and consistency with this provision.
B. Landscaping for the site shall comply with Section 1325.05, SuM. I ef
,^.ppoadix f. of the Zoning Code. In additioa to f.ppendix f. landscapiag shall
be provided at the rate of tlrree ealiper iaches per forty (10) feet of public
street froatage.
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
minimarn.) and deciduous trees (three iaeh ealiper miai1ffilffi) such that the use
is effeetively substantiallv screened from the adjacent residences. The buffer
yard landscaping mav require landscaping in excess of the minimum
requirements. shall not be iaeladed ifllo the minimum laIldseaping ealealation
(:\ppondix f. of the Zoning Code).
Section 1320 - District Provisions
Adopted: November t3, 2006
Page t3 of 41
City of Arden Hills Chapter 13 Zoning Code
D. Hours of Operation shall be prohibited between the hours of 11 :00 p.m. to
6:00 a.m. All deliveries and loading shall be done during normal hours of
operation.
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 masonry 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.
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 ofthe 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:
Section t320 - District Provisions
Adopted: November 13, 2006
Page t4 of 4t
City of Arden Hills Chapter 13 Zoning Code
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;
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.
Subd. 2. 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. 3. 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 1320.085 Subd 1.A.1-7 shall also require a conditional
use permit and site plan review.
Subd. 4. 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 of the B-2 District.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 15 of 41
City of Arden Hills Chapter 13 Zoning Code
Subd. 5. 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 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/fayade 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.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 16 of 4t
(iii) All other requirements of Section 1325.05 Subd 4 must be
followed.
C. Screening.
City of Arden Hills Chapter 13 Zoning Code
(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. 6 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. 7 Pedestrian Circulation. All new development and redevelopment within the
District shall install pedestrian improvements in accordance with the City of Arden 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.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 17 of41
City of Arden Hills Chapter 13 Zoning Code
C. Internal sidewalk systems shall connect with adjacent planned or
developed public sidewalks or trails.
Subd.8 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. 9 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.
1320.09 Special Requirements for the B-3 Service Business District.
Subd. 2 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 subj ect 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.
Subd.3 Permitted Uses. Permitted uses are allowed as specified in the Land Use
Chart, Section 1320.05, for the B-3 District.
Subd. 4 Uses Allowed by Conditional Use Permit.
A. The above permitted uses, if construction of a new building, modification
of a building's exterior, or modification of the site is involved.
B. Uses allowed by Conditional Use Permit as specified on the Land Use
Chart, 1320.05, for the B-3 District.
Section t320 - District Provisions
Adopted: November 13, 2006
Page 180f4t
City of Arden Hills Chapter 13 Zoning Code
Subd.5 Special Regulations for Drive-In Businesses and Fast Food Restaurants in the
B-3 District. Section 1325.04 of this Code, specifies additional requirements for drive-in
businesses, fast food restaurants and automobile service stations. This paragraph (Subd.
4) is a provision whereby the proximity requirement of one thousand three hundred and
twenty (1,320) feet between drive-in businesses or fast food restaurants may be waived if
the following conditions are met:
A. The operation consists of one or more drive-in businesses or fast food
restaurants and is an integral part of a building containing one or more other
allowed uses, or the operation is part of an architecturally unified "food court"
or "drive-in service court" complex containing two or more restaurants, fast
food restaurants or drive-in businesses.
B. Shared access drives and shared parking are utilized by all such
restaurants, fast food restaurants or drive-in businesses in said building or
complex.
C. Only one "food court" or "drive-in business court" or building containing
fast food restaurants or drive-in businesses will be allowed in addition to one
freestanding fast food restaurant.
D. The architecture and the site, grading, circulation, landscaping, screening
and signage plans shall unify the appearance and function of the complex or
building.
E. A "fast food court" or "drive-in business court" may consist of one or
more buildings on one or more parcels if the intent of providing a unified
appearance and function is not compromised.
Subd. 6 District Requirements: (The district requirements in Section 1320.06 for the
B"3 District will apply). To further accomplish the stated purpose of the B-3 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.
Subd. 7 Building Exteriors, Site Features and Site Development. Accomplishing the
stated purpose of the B-3 Service Business 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. The City
Council will make the final determination on the compatibility and consistency with this
prOVISIOn.
Section t320 - District Provisions
Adopted: November 13,2006
Page t9 of 41
City of Arden Hills Chapter 13 Zoning Code
1320.10 Special Requirements for the B-4 Retail Center 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. 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.
Subd. 2 Permitted Uses. Due to the replacement, reuse or redevelopment nature of
potential development in this district, the list ofI-2 permitted uses as of April 1991, that
are not permitted in the B-4 District, will be allowed in buildings existing in April 1991
as permitted uses until redevelopment or replacement of the building or buildings housing
such uses occurs. Such uses will not be allowed in buildings constructed after April
1991. The permitted uses on the Land Use Chart, Section 1320.05, in the B-4 District
will be permitted either as replacement uses in buildings existing as of April 1991 or as
uses in replaced or redeveloped buildings.
Subd.3 Uses Allowed by Conditional Use Permit. Due to the replacement, reuse or
redevelopment nature of potential development in this district, the existing 1-2 uses
allowed by conditional use permit as of April 1991 will be allowed to continue as
conditional uses until redevelopment or replacement of the building or buildings housing
such uses occurs. No new 1-2 uses by conditional use permit will be allowed unless those
uses are permitted or allowed' by conditional use permit in the B-4 District. The uses
allowed by Conditional Use Permit on the Land Use Chart, Section 1320.05, in the B-4
District will be allowed by conditional use permit either as replacement uses in buildings
existing as of April 1991 or as uses in replaced, redeveloped or new buildings.
Subd. 4 Special Regulations for Drive-in Businesses and Fast Food Restaurants in the
B-4 District. Section 1325.04 of the Zoning Ordinance, specifies additional requirements
for drive-in businesses, fast food restaurants and automobile service stations. This
paragraph (Subd. 7) is a provision whereby the proximity requirement of one thousand
three hundred and twenty (1,320) feet between drive-in businesses or fast food
restaurants may be waived if the following conditions are met:
A. The drive-in business or fast food restaurant operation is an integral part of
a building containing one or more allowed uses and the drive-in business or
fast food restaurant is clearly secondary to other principal uses in the building.
B. The architectural treatment, circulation plan and signage system of such
drive-in business or fast food operations are designed to be visually and
functionally an integral part of the building and site in which they are located.
Subd. 5 District Requirements. The requirements below are established for
development of individual "lots" and for the overall development of "planned projects".
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 20 of 41
City of Arden HilIs Chapter 13 Zoning Code
"Lots" are individual parcels on which may be placed a single building (either single or
multiple-occupancy). "Planned projects" are sites on which may be placed (a) A single or
multi-occupancy retail center; (b) Two or more free-standing, single or multiple-occu-
pancybuildings; or (c) A combination of (a) and (b).
A "retail center" is a single building housing either several retail outlets or a single retail
outlet with several departments. In a "planned project" individual lots may be created for
separate buildings or parts of buildings but separate buildings are not required to be
located on separate lots. To allow maximum development creativity and flexibility,
regulations such as lot area, side and rear yard building and parking setbacks, Floor Area
Ratio (F.AR.), number of parking spaces, percent of landscape area, etc., may be
modified for individual parcels and interior lot lines within a project. However, the
regulations for these same items must be met for the total project area and exterior project
lot lines.
A Minimum Lot Area Requirements:
1. Multiple-occupancy retail center: 5 acres
2. Free-standing, single or multiple-occupancy building: 2 Acres
B. Maximum Bulk Requirements:
1. Height: 35 feet
2. Floor area ratio (F.AR.): .30
3. Lot coverage by structure: 25%
C. Minimum Landscaped Area: 25%
D. Minimum Building Setbacks:
I. Front yard and exterior project lines: 50 ft
2. Side yard: 20 feet
3. Rear yard: 20 feet
Subd. 6 Building Exteriors, Site Features and Site Development. Accomplishing the
stated purpose of the B-4 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. The City Council will make the final determination on the compatibility and
consistency with this provision.
Section 1320 - District Provisions
Adopted: November t3, 2006
Page 2t of 41
City of Arden Hills Chapter 13 Zoning Code
A. Landscaping (GB Diatriet regalatiofls, Section 1325.05, Subd I, 1320.13,
shall apply)
B. Parking (GB District regulations, Section 1320.13, shall apply)
C. Signs (GB District regulations, Section 1320.13, shall apply)
D. Lighting (GB District regulations, Section 1320.13,) shall apply)
E. Pedestrian Circulation: All development within the B-4 District shall
incorporate pedestrian improvements, which may include more specific City
requirements that become apparent in the plan review process.
F. Drainage /Water Management Plan: A plan must be submitted with each
project or lot development in the B-4 District. The plan must be approved by
the Rice Creek Watershed District, other agencies as required, and by the City
Engineer. On-site ponding is encouraged as a visual and functional amenity.
Two or more lots or projects may coordinate their plans for their mutual
benefit.
1320.11 Special Requirements for the Civic Center (CC) District.
Subd. 1 Procedure. The application and the administrative and review procedure
established in Section 1355.04 Subd 3, Conditional Use Permits, and 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. 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 plarming flexibility and to
encourage cooperative dialogue between the applicant and the City.
Subd. 2 Allowable Uses. Development within the CC District will include uses that
are permitted and conditional uses on the Land Use Chart, Section 1320.05, under the CC
District. These uses must be consistent with the stated purposes of this district and the
following development criteria:
A. Uses. Uses as shown on Land Use Chart Section 1320.05, under the CC
District as permitted and conditional uses are allowed. Uses not expressly
stated on the chart are not allowed, unless determined by the City Council that
the use is similar to the allowed uses and that the use is in the best interest of
the City and the CC District. In this case, the applicant must 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 adj acent uses, and meet the intent
of the CC District purposes and the criteria for allowable uses.
B. Staging Area. With the exception of during a new construction period,
staging areas shall be free of such materials, equipment or vehicles at the close
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 22 of 4t
of each business day. Overnight, weekend or holiday storage is not permitted.
Materials transfer is permitted only for such activities necessary during the
normal day-to-day business operation between the hours of 6:00 a.m. and 6:00
p.m. Monday through Friday.
City of Arden Hills Chapter 13 Zoning Code
C. Hazardous Materials. All hazardous materials used or stored on site are
subject to the regulation of the State Fire and Building Code and the
Minnesota Pollution Control Agency (MPCA).
D. Internal Traffic Control. All buildings shall be accessible to and from
nearby public streets. City design review will include pedestrian, bicycle,
transit and automotive circulation patterns and needs.
Subd. 3 Prohibited Uses. Some land uses are specifically not compatible with the
stated purpose of the CC District. The following uses are therefore prohibited:
A. Outdoor storage of equipment, vehicles, and materials. Any type of
storage associated with use must be fully contained within primary or
accessory building. Materials used in "staging areas" must not remain on
ground for more than twenty-four (24) hours.
B. Towers for telecommunications. Only antennas that are flush, parallel,
unobtrusive and painted the same color as building will be allowed.
C. 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, landscape materials, and
similar items.
D. Fast food establishments.
E. Drive-in businesses.
F. Single and two-family housing.
G. Gasoline service stations.
H. Casino.
1. Uses that the City may determine are incompatible with its objectives or
with development as it may occur, thereby imposing or establishing new or
unforeseen standards.
Subd. 4 Development Standards.
A. All district standards specified in Section 1320.06 must be met.
Section 1320 - District Provisions
Adopted: November t3, 2006
Page 23 of 41
City of Arden Hills Chapter 13 Zoning Code
B. Maximum Floor Area Ratio (FAR). The total FAR shall not exceed 0.8.
C. Building Height and Setback. To accomplish the intensity and scale of
development consistent with the defined purpose of the CC District,
multi-story buildings will be allowed.
1. State Highways or County Roads: Minimum building setback is 60
feet. Building setbacks from State Highways or County Roads are
measured from roadway easement line.
2. Parking setbacks. Parking areas shall be set back twenty (20) feet
from all roadways. The side yard setback requirement for parking is five
(5) feet.
3. Parking between the front of the building and the roadway is not
permitted. Parking lots must be setback to be placed either even with or
behind the primary structure.
4. Thirty-five (35) feet is the maximum height allowed.
5. The use of stepped building heights is encouraged to provide visual
transition. This applies to both multi-building complexes and single
buildings.
6. The location of buildings relative to their heights will consider views
and relationship from within the CC District and from public and private
areas off the site.
D. Landscaping and screening. Appropriate and unified landscaping IS
essential to effectively meet the defined purpose of the CC District.
1. A landscape plan shall be submitted as required in Section 1325.05,
Subd I of the Zoning Code. :\ppcndix ,^., Proecdurc Manual.
2. Fences. If fences are used for landscape screening, they must conform
to the following:
a. No higher than six (6) feet in rear yards only;
b. No barbed wire, razor wire, or spikes allowed.
c. 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.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 24 of 4t
City of Arden Hills Chapter 13 Zoning Code
d. All other requirements of Section 1325.05 Subd 4 must be
followed.
3. Special attention to screening from roadways must be given.
Screening along Highway 96 must be consistent in appearance and
materials.
4. Overhead garage doors, large parking lots, mechanical utilities and
other such items must be properly screened.
5. Special attention must be given to the Gateway entrances at Highway
96 and Hamline Avenue and at Highway 96 and Lexington Avenue as
specified in the community gateway study.
E. Building Exteriors. The appearance of buildings is the most important
component in land development. Accomplishing the stated purpose of the CC
District requires particular concern for building design.
I. The arrangement, geometry and massing of individual buildings shall
be responsive to the arrangement of the whole CC District.
2. Exterior building materials shall be of brick, stone, glass or any
combination thereof, except trim and accessories may be metal. Materials
and colors selected for any individual building shall be compatible with
other buildings in the CC District.
3. Exterior characteristics and building materials shall utilize consistent
motifs in design, size and scope to create unity in the CC District. All
building elevations shall be considered "fronts."
4. All service entrance areas, mechanical equipment and trash handling
devices shall be fully screened.
F. Parking. Parking requirements contained in Section 1325.06 shall apply.
However, these requirements may be adjusted by the City in the project
review process if the changes will more effectively accomplish the stated
purpose of the CC District.
G. Traffic Impact Study. The City may determine if a use will impose
limitations on traffic.
H. Generated within the CC District. In order to maintain the functional
capacity of the area road system, a traffic study prepared by a traffic engineer
may be required.
1. Signs. Signs are regulated by the Arden Hills Sign Code subject to any
modifications or additions contained herein.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 25 of 41
City of Arden Hills Chapter 13 Zoning Code
J. Lighting. Exterior lighting shall be provided for the safety and
convenience of occupants and visitors.
1. A lighting plan shall be submitted that shows location, type of
illumination and desigu.
2. Exterior lighting shall be consistent in type, desigu, and scale to create
unity in the CC District.
3. The source of illumination shall be hooded, concealed or controlled in
a marmer so as not to be visible from adjoining lots, streets or highways or
residential areas south of Highway 96.
4. Light washing of buildings is prohibited. Wall packs are allowed at
entrances only. Accent lighting of buildings and sites may be permitted by
the City. A photometric analysis of site and building shall be submitted
for City approval.
K. Pedestrian Circulation. All development within the District shall install
pedestrian improvements in accordance with the City of Arden Hills
Comprehensive Plan. Other pedestrian sidewalks and trails may be required
by the City.
1. Site desigu shall facilitate pedestrian connections and mobility within
and between building, sites, and uses by providing clear visual indicators
through door placement, siguage, and integrating landscaping components.
2. The city may require bike racks; racks must be placed to not impede
pedestrian circulation.
3. Internal sidewalk systems shall connect with adjacent planned or
developed public sidewalks or trails.
L. Drainage, Wetlands and Flood Plain. A water management plan must be
submitted for each project in the CC District. The plan must be approved by
the Rice Creek Watershed District, other agencies as required, and the City
Engineer.
1. Regional ponding is encouraged as a visual and functional amenity;
two or more sites may coordinate their water management plans for their
mutual benefit.
2. Utility Lines. Underground utility lines shall be required in all
development within the CC District. Except for temporary measures by
special permit, there shall be no utilities located overhead.
Section 1320 - District Provisions
Adopted: November t3, 2006
Page 26 of 41
City of Arden Hills Chapter 13 Zoning Code
1320.12 Special Requirements for the I-Flex District.
Subd. 1 Procedure. The application and the administrative and review procedure
established in Section 1355.04 Subd 3, Conditional Use Permits, and 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. 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.
Subd.2 Permitted Uses. Permitted uses are allowed as specified on the Land Use
Chart, Section 1320.05, for the I-Flex District.
Subd.3 Uses allowed by Conditional Use Permit.
A. Permitted principal uses, if construction of a new building, modification of
a building's exterior, or modification of the site is involved.
B. Used allowed by Conditional Use Permit as specified on the Land Use
Chart, Section 1320.05, for the I-Flex District.
C. Wholesaling and warehousing if such use is wholly contained within a
building and occupies not more than fifty (50) percent of the gross floor area
ofthe building in which it is located.
D. Wholesaling, warehousing and related accessory uses which were in
existence in April 1991 issued a Conditional Use Permit, which will allow
such uses to continue on the site, or within any existing or expanded facilities
or improvements thereon, provided that the ratios of conditional uses to the
gross floor area of the building do not exceed the ratios existing as of the date
hereof. The Conditional Use Permit shall define the scope and ratios of
existing uses and may be amended in compliance with the procedural
requirements of Section 1355.04 Subd 3 relative to Conditional Use Permits.
E. Manufacturing or processing that generates hazardous waste with a valid
hazardous waste generators license from the Ramsey County Public Health
Department or other licensing agencies having jurisdiction.
Subd. 4 Prohibited Uses. Some land uses are not compatible with the stated purpose of
this district and will not be allowed. The following uses are prohibited:
A. Residential uses, except those required for safety and security reasons in
relation to the principal use.
B. Open sales, rental or storage uses or lots.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 27 of4t
City of Arden Hills Chapter 13 Zoning Code
C. Vehicular sales, lease, rental or repair.
D. Truck terminals, freight terminals and freight forwarding services.
E. Bulk storage buildings, yards and terminals, including but not limited to
forest, metal, concrete, agricultural and petroleum products; chemicals and
similar products.
F. Manufacturing or processing that generates hazardous waste without a
valid hazardous waste generator license from the Ramsey County Public
Health Department or other licensing agencies having jurisdiction.
Subd. 5 District Requirements: (The district requirements in Section 1320.06 for the
I-Flex District will apply). To further accomplish the stated purpose of the I-Flex
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.
Subd. 6 Building Exteriors, Site Features and Site Development. Accomplishing the
stated purpose of the I-Flex District requires particular concern for the design of
buildings, site features (such as landscaping, lighting, and signage) and site desigu. The
arrangement, geometry, massing, materials and colors shall be responsive to existing
buildings, site features and site design on adjoining sites in the district. The City Council
will make the final determination on the compatibility and consistency with this
proVISIOn.
1320.13 Special Requirements for the Gateway Business (GB) District.
Subd. 1 Procedure. The application and the administrative and review procedure
established in Section 1355.04 Subd 3, Conditional Use Permits, and 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. 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.
Subd.2 Definitions of Terms Used Herein.
A. Gateway Business (GB) District. A district established specifically to
provide a flexible framework for the development of the area of the city
generally located in the northeast quadrant of the interchange at 1-694 and
I-35W.
Section t320 - District Provisions
Adopted: November t3, 2006
Page 28 of 41
City of Arden Hills Chapter 13 Zoning Code
B. Mixed Use Project. A segment of the GB District that is controlled by a
single developer entity, containing more than one type of use, and planned as
a single development but may be developed in more than a single stage.
C. Single Use Project. A segment of the GB District that is controlled by a
single developer entity and containing a single type of use, planned as a single
development and encompassing one or more parcels but may be developed in
more than a single stage.
Subd. 3 Allowable Uses. Development within the GB District will include uses that
are specified on the Land Use Chart, Section 1320.05, and shall comply with the
following development criteria:
A. Office uses occupying not less than twenty-five (25) percent nor more
than fifty (50) percent of a proj ect's total floor area.
B. The mix, relationship and intensity of uses and buildings will be
compatible and complementary both internally and with adjacent uses.
C. Retail or service businesses offering goods, merchandise or personal
services for sale primarily to those employed in the GB District will be
allowed to occupy no more than fifteen (15) percent of the total floor area of
the building in which they are located. Service stations with retail services
and with a car wash shall be exempt from this restriction.
D. Multi-family residential use is limited to that area adjoining the public
area surrounding Round Lake and shall not exceed fifteen (15) percent of the
total land area in the GB District exclusive of Parcels 2, 3, 4 and 5 as
identified in the NE 1-694/1-35W Plan. Densities shall not exceed those
allowed in an R-4 Residential District.
E. Licensed day care facilities will be allowed either in a building containing
other uses or in a freestanding building. Freestanding day care facilities are
not required to meet minimum floor area or minimum lot area requirements
otherwise required in the GB District.
F. The use is in the best interest of the City and the GB 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 GB District
purpose and the above criteria for allowable uses.
Subd. 4 Uses Allowed by Conditional Use Permit. Service stations with retail sales
and services and with a car wash are allowed by Conditional Use Permit. Such uses shall
offer retail, gasoline, and car wash services and shall not contain vehicle repair bays or
offer vehicle repair services; minor repairs; incidental body and fender work; minor
Section 1320 - District Provisions
Adopted: November t3, 2006
Page 29 of 41
City of Arden Hills Chapter 13 Zoning Code
painting and upholstering; replacement parts and motor services to passenger automobiles
and trucks not exceeding one and one-half tons capacity; major general repair; rebuilding
and reconditioning of engines, motor vehicles or trailers collision service, including body,
frame, or fender straightening or repair; or overall painting or paint job.
Subd. 5 Prohibited Uses. Some land uses are not compatible with the stated purpose
of the GB District. The following uses are therefore prohibited:
A. Single-family or two family residences
B. 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, landscape materials, and
similar items.
C. Vehicular sales, lease rental or repair, including but not limited to the
items listed in (b) above.
D. Truck terminals, freight terminals and freight forwarding services.
E. Building supply stores and yards.
F. Outside storage.
G. Warehousing and wholesaling exceeding seventy-five (75) percent of the
building in which it is located.
H. Mini-storage facilities.
1. Bulk storage buildings, yards and terminals, including but not limited to,
forest, metal, concrete, agricultural and petroleum products, chemicals and
similar products.
J. Manufacturing that requires outdoor storage of bulk, raw or finished
materials used in or resulting from the manufacturing process.
K. Manufacturing or processing that generates hazardous waste without a
valid Hazardous Waste Generator's license from the Ramsey County Public
Health Department.
L. Uses that the City may determine are incompatible with its objectives or
with development as it may occur, thereby imposing or establishing new or
unforeseen standards.
Subd. 6 Development Standards.
A. Minimum project and lot size.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 30 of4t
City of Arden Hills Chapter 13 Zoning Code
1. Except as otherwise specifically set forth in this Section, a mixed-use
project within a GB District shall contain a minimum of twenty (20)
acres. The proposed land uses in such a proj ect and their mix, intensity
and relationship may require varying lot sizes within said proj ect, none of
which lots shall be less than five (5) acres in size except as otherwise
permitted herein.
2. Lots of less than five (5) acres within a mixed use project may be
permitted only when the applicant has demonstrated satisfactorily that:
a. The lot will be the site of a use that will be compatible with and
will complement and enhance existing and plarmed businesses.
b. The primary business of the proposed complelllentary use will
serve business activities within the GB District.
3. Single use projects, excluding service stations with retail sales and
services and with a car wash, shall contain a minimum area of ten (10)
acres.
4. Interior lot lines within a mixed or single use proj ect may be located to
allow individual ownership of specific buildings. To allow maximum
development creativity and flexibility, regulations such as side and rear
yard building and parking setbacks, F.A.R., number of parking spaces,
percent of landscape area, etc., may be modified for individual parcels
and interior lot lines. However, the regulations for these same items must
be met for the total mixed use or single use project area and exterior
project lot lines.
a. Minimum Building Size. To accomplish a scale of development
consistent with the defined purpose of the GB District, the minimum
ground floor area of a building other than residential uses, and for
service stations with retail sales and services and with a car wash, shall
be twenty thousand (20,000) square feet, except as otherwise regulated
herein.
b. Maximum Floor Area Ratios (F.A.R.). The total F.A.R. of a
Mixed-Use project shall not exceed 0.5. In order to achieve the open
space objectives of the GB District, mixed use projects shall conform
with the following relationships, F.A.R., building height, and
landscape lot area.
Section t320 - District Provisions
Adopted: November 13, 2006
Page3! of4!
City of Arden Hills Chapter 13 Zoning Code
Minimum
Building Height
In S tori es
3
2
I
Maximum
Project
FAR.
0.5
0.4
0.3
Minimum
Landscape
Lot Area
35%
35%
35%
Proj. FAR. = FA Bldg. I + FA Bldg. Bldg. 2 + ...FA Bldg. n
A
Where: F.A. = Total Floor Area in Square Feet
n = Total Number of Buildings
A = Project Area in Square Feet
B. Building Height and Setback. To accomplish the intensity and scale of
development consistent with the defined purpose of the GB District,
multi-story buildings will be encouraged.
1. Building height will be regulated only as it affects the safety of
occupants, compatibility with other uses and buildings, and other City and
District requirements.
2. The use of stepped building heights is encouraged to provide visual
transition. This applies to both multi-building complexes and single
buildings.
3. The location of buildings relative to their heights will consider views
and relationship from within the GB District and from public and private
areas offthe site.
4. Minimum building setback requirements are fifty (50) feet from all
streets and exterior project property lines and twenty (20) from all interior
property lines, except that interior lot line setback requirements may be
modified by the city in the project review process if specific conditions of
the project plan justify modification.
C. Landscaping. Appropriate and unified landscaping IS essential to
effectively meet the defined purpose of the GB District.
1. A landscape plan shall be submitted as required in Section 1325.05,
SuM 1. of the Zoning Code. }'llllendix }., Proeedure Manual
2. Special landscape enhancement of views from 1-694 and 1-35W will be
required.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 32 of 41
City of Arden Hilts Chapter 13 Zoning Code
D. Building Exteriors. The appearance of buildings is the most important
component in land development. Accomplishing the stated purpose of the GB
District requires particular concern for building design.
1. The arrangement, geometry and massing of individual buildings shall
be responsive to the arrangement, geometry and massing of the whole of
the GB District.
2. Exterior building treatment (wall surfaces) shall be of brick, stone,
glass or any combination thereof, except trim and accessories may be
metal.
3. Materials and colors selected for any individual building shall be
compatible with other buildings in the GB District.
4. All service entrance areas, mechanical equipment and trash handling
devices shall be screened from adjacent building and off-site visibility.
5. A "campus" plan arrangement is hereby encouraged and a "signature"
building is considered desirable.
E. Parking. Parking requirements contained in Section 1325.06 shall apply.
However, these requirements may be adjusted by the City in the project
review process if the changes will more effectively accomplish the stated
purpose of the GB District.
Surface parking shall maintain a fifty (50) foot landscape setback from all
public streets and a twenty (20) foot landscaped area from exterior project
property lines, except for access drives that may cross the setback area. Since
the intent of this parking setback is to provide visual separation for large scale
developments service stations with retail sales and services and with a car
wash shall be exempt for this particular requirement and instead shall be
required to meet the general parking setback requirements (a twenty (20) foot
parking setback from any public street or right-of-way and a five (5) foot
parking setback from any side or rear property lines) as stated in Section
1325.06.
F. Traffic hnpact Study. The City has determined that the traffic capacity of
the interchange at 1-35W and State Highway 96 will impose limitations on
traffic generated within the GB District. In order to maintain the functional
capacity of the area road system, both internal and external traffic and parking
plans and traffic generation studies prepared by registered traffic engineers
will be required for all proj ect within the GB District.
G. Signs. Signs will be regulated by the Arden Hills Sign Code subject to
any modifications or additions contained herein. To promote the purpose of
the GB District:
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 33 of 4t
City of Arden Hills Chapter 13 Zoning Code
I. A sign plan shall be submitted in connection with the site plan or PUD
Master Plan that shows the location, type, size and design of the individual
SignS.
2. Deviation from the standard regulations shall be allowed only after the
applicant demonstrates, and the City concurs, that the deviation is essential
to further the purpose ofthe GB District
3. Any billboard located in the GB District may be expanded, altered,
relocated or otherwise modified solely upon written approval of the City,
provided the expansion, alteration, relocation or modification is authored
by the City of Arden Hills in connection with a transaction which will
result in a net reduction in the number of billboards or in the aggregate
sign face area ofthe billboards, located within the GB District.
H. Lighting. Exterior lighting shall be provided for the safety and
convenience of occupants and visitors.
1. The source of illumination shall be hooded, concealed or controlled in
a manner so as not to be visible from adjoining lots, streets or highways or
residential areas east and south of Round Lake.
2. Accent lighting of buildings and sites may be permitted by the City.
3. A lighting plan shall be submitted that shows location, type of
illumination and design.
1. Pedestrian Circulation. All development within the District shall install
pedestrian improvements in accordance with the NE 1-694/1-35W Plan
approved by the City. Other pedestrian sidewalks and trails may be required
by the City.
J. Drainage, Wetlands and Flood Plain. A water management plan must be
submitted for each project in the GB District. The plan must be approved by
the Rice Creek Watershed District, other agencies as required and by the City
Engineer.
I. On-site ponding is encouraged as a visual and functional amenity.
2. Two or more projects may coordinate their water management plans
for their mutual benefit.
K. Utility Lines. Provision for underground utility lines shall be required in
all development within the GB District.
Section 1320 - District Provisions
Adopted: November t3, 2006
Page 34 of 41
Subd. 1 General Purpose. The Planned Unit Development (PUD) District promotes
the development of land in a unified manner by treating the entire development as a
single entity and relaxing the strict application of standard zoning and subdivision
requirements. PUD's may be allowed in any district but are required for multiple family
dwellings in the R - 3 and R -4 Districts.
City of Arden Hills Chapter 13 Zoning Code
1320.14 Planned Unit Development (PUD) Overlay District.
Subd. 2 Applicability. The PUD District is an overlay zoning technique, whereby the
basic underlying zoning district establishes the basic allowable uses and the general
standards for development and the approved PUD plan establishes the specific
regulations for development and shall govern and take precedence over the underlying
Zoning District regulations. If a zoning change is required to accommodate the uses or
general intensity of development in the PUD, an application for a Zoning District change
shall be made concurrently with the PUD application and, if approved, the Zoning Map
shall be changed both as to the underlying zoning district and designation as a PUD
district.
Subd. 3 General Procedure.
A. Applicant meets with City Staff to clarify and determine PUD
requirements and discuss applicant's proposaL
B. (Optional) Applicant desiring review of a PUD has the option of first
" applying for Concept Plan Review and then proceeding to obtain Master
Plan and Pinal Plan approvaL
C. Applicant submits PUD Master Plan to City.
D. Planning Commission conducts public hearing(s) on PUD Master Plan
and recommends action to the City CounciL
E. City Council conducts additional hearings (optional), and takes action
on the Master Plan.
P. If approved, City Staff adds the PUD District and changes the
underlying zoning, if required, to the Zoning Map. The PUD Master Plan,
as approved, including all applicable documents, is adopted as the
ordinance governing development ofthe PUD property.
G. Applicant submits Pinal PUD Plan for elements that are to be
developed imminently. A Pinal PUD Plan will be submitted for each stage
of development/construction.
H. Planning Commission reviews Pinal PUD Plan and recommends action
to the City CounciL
Section 1320 - District Provisions
Adopted: November t3, 2006
Page 35 of 41
City of Arden Hills Chapter 13 Zoning Code
1. City Council reviews and takes action on the Final POD Plan.
J. Applicant applies for building permits.
Subd. 4 POD Concept Plan Review (Optional).
A. Procedure. An applicant considering a POD may first apply for Concept
Plan Review thereof and then proceed to obtain Master Plan and Final Plan
approval
B. Purpose. Concept Plan Review is an informal discussion process that
allows the applicant to present preliminary ideas about a contemplated
development project to the city, and in turn the city may offer suggestions and
concerns regarding the development concept.
C. Application, Documentation and Administrative Procedure. The applicant
for Concept Plan Review of a POD shall complete and submit to the zoning
administrator an application on such forms as are provided by the
administrator, together with the required fee and six (6) copies of information
needed to convey the Concept Plan Review ideas to the city.
D. City Procedure. The City will prepare a summary of the proposed
Concept Plan in terms of City plans and regulations and transmit this
information and the information submitted by the applicant to the Planning
Commission and City Council to assist their review of the proposal. Nothing
herein contained shall be deemed to forbid or discourage informal
consultations between the applicant and the City Planner prior to the filing of
an application for Concept Plan Review, provided no statement or
representation made by said planner shall be binding upon the City of Arden
Hills.
E. Procedure for City Review. The Planning Commission will offer
comments and suggestions regarding the Concept Plan to the applicant. These
comments and suggestions will be transmitted to the City Council, which may
offer additional comments. No public hearing will be held at this stage so the
city cannot take action. No suggestions made by the Planning Commission or
Council on the proposed Concept Plan are binding on the City for subsequent
stages.
Subd. 5 POD Master Plan.
A. Procedure. As the fust step in the POD approval process, an applicant
must first apply for Master Plan approval and then proceed to obtain Final
Plan approval, or may apply for both the Master Plan and Final Plan
concurrently.
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 36 of 4t
City of Arden Hills Chapter 13 Zoning Code
B. Application and Documentation. The applicant for Master Plan approval
of a POD shall complete and submit to the zoning administrator an application
on such forms as are provided by the administrator, together with the required
fee and six (6) copies of the documentation as required in Section 1355 and
Appendix A, Procedure Manual.
C. Administrative Procedure. After submission of the application and
documentation required, the City of Arden Hills shall follow the
administrative procedure for obtaining a POD permit set forth in Section
1355.04 Subd 6. Nothing herein contained shall be deemed to forbid or
discourage informal consultations between the applicant and the City Planner
prior to the filing of an application for Master Plan approval, provided no
statement or representation made by said plarmer shall be binding upon the
City of Arden Hills.
D. Procedure for Council Action. The procedure for Council action m
Chapter 1355.04 Subd 6 shall apply.
E. Effect of POD Master Plan Approval. A POD Master Plan which has
been given approval as submitted, or which has been given approval with
conditions which have been accepted by the applicant, provided the applicant
has not defaulted nor violated any of the conditions of the approval, shall not
be modified or revoked nor otherwise impaired by action of the City pending
an application for Final Plan approval, without the consent of the applicant,
provided an application for Final Plan approval is submitted to the City in the
marmer hereinafter provided within six (6) months of the date on which
approval of the Master Plan was granted by the Council. This Final Plan
Submission requirement within six (6) months shall be waived for campus-
type developments for either institutions or business and industrial
development. The Council may, only upon written request by the applicant,
extend this six-month period. In the event the applicant shall fail to file said
application for Final Plan approval or request a time extension within said six
(6) month period, upon the expiration of said period of time the approval of
his Master Plan shall be deemed to have been revoked and nullified.
F. Other Requirements Applicable to a POD Master Plan Approval. In
making its decision as to whether to approve the applicant's POD Master Plan
the City Council shall be guided by the provisions of Section 1355.04 Subd
3.B. Council action on the POD shall follow the provision of Section
1355.05.
G. Documentation for Larger Complex Areas. Additional documentation
required for a Master Plan for larger complex areas (development tracts five
(5) or more acres in size or of such complexity that more detailed and
complete plans are warranted):
Section 1320 - District Provisions
Adopted: November t3, 2006
Page 37 of 41
City of Arden Hills Chapter 13 Zoning Code
I. Land Use Component. A land use component shall consist of a map or
maps setting forth the distribution, location and extent of the area of land
devoted to each category of land use existing and proposed as part of the
Master Plan, including, but not limited to, the existing and proposed
coverage of area by buildings and streets. Said map or maps shall
encompass not only that portion of the development tract located within
the City but also any portion thereof located in an adjacent municipality.
Said component shall also contain a descriptive statement of objective,
principles and standards used in its formulations.
2. Traffic and Parking Component. A traffic and parking component
shall consist of a map or maps setting forth the general location and extent
of all transportation and parking facilities, existing and proposed, as part
of the Master Plan of the entire development tract, including any portion
thereof located in an adjacent municipality. In addition, it shall include,
among other things, documentation, data or expert testimony in sufficient
detail to show the impact of traffic expected to be generated by the
proposed development over the course of its growth and expansion upon
the current and proj ected traffic in surrounding streets; to demonstrate the
adequacy of parking facilities in light of existing and projected population
of the development; and to show the adequacy of streets providing access
to and from proposed and existing parking facilities. Said component
shall also contain a descriptive statement of objectives, principles and
standards for its formulation.
3. Population Component. A population component shall contain a
descriptive statement of the standards of population density and building
intensity for the various proposed land uses, including estimates for future
population characteristics and change within the plarmed community
correlated with the other components of the Master Plan. The supporting
data shall include, but not be limited to, dwelling (housing) units per acre
for the various residential uses proposed; and square footage by type for
the various nonresidential facilities, including sufficient data to calculate
traffic generation, parking requirements, water consumption, sewage
needs and the necessary capacity of related utilities and services
traditionally rendered by public and private organizations for a population
of such size as is projected for the completed, plarmed development.
4. Subdivision Design Component. In the event the development tract is
to be subdivided, the developer shall submit a subdivision design
component; otherwise, such component shall not be required. A
subdivision shall contain a descriptive statement of the principles
governing the proposed subdivision of land, including lot design for
various proposed land uses. This component will include all of the
documentation necessary for preliminary plat approval as found in the
Subdivision Ordinance of the City of Arden Hills, unless waived by the
Planning Commission or Council. This component shall be in sufficient
Section t320 - District Provisions
Adopted: November t3, 2006
Page 38 of 41
City of Arden Hills Chapter 13 Zoning Code
detail so that it can serve as the basis for determining the conformity of
any site plan to the Master Plan.
5. Services and Facilities Component. A services and facilities
component shall contain map( s) setting forth the general location and
extent of any and all existing and proposed systems for sewage, domestic
water supply and distribution, refuse disposal, drainage, local utilities and
rights-of-way, easements, facilities and appurtenances necessary therefore.
In addition, it shall include a grading plan showing in sufficient detail the
amount and type of fill or excavation to be used to accomplish the grading
of the development tract, or portion thereof, the contours of the areas to be
graded, and provisions made for storm water drainage so that the City can
assess the impact of such grading upon the remainder of the development
tract and the surrounding neighborhoods. Said component shall also
contain a descriptive statement setting forth objectives, principles and
standards used for its formulation, as well as a detailed statement
describing the proposed ownership, method of operation and maintenance
of each such service and facility.
6. Construction Order Component. A construction order component
shall contain a map or maps setting forth the proposed chronological order
of construction relating each proposed use and structure to the
construction of the various services and facilities as may be required
herein. Said component shall include estimated completion dates and
shall specify the proposed order of request for utility release or authority
to occupy completed structures so as to provide a basis for determining the
adequacy of the related services and facilities for each separate
construction phase.
7. Additional Components. The Master Plan may include as additional
components, a recreation component; a public building component,
providing for consideration of administrative and public safety quarters;
and such other components indicated by the nature of the particular
proposed development.
8. Contractual Component. This component shall contain any and all
proposals for homeowners' agreements, covenants and restrictions
proposed for the development and/or management proposals and plans for
the development, and any other agreements or contracts affecting the
owner or owners of individual units or of the entire proj ect proposed under
the Master Plan procedure.
H. Final Plat. Unless the requirement for a final plat has specifically been
waived by the City Councilor was approved as part of the PUD Master Plan
in its issuance of the PUD permit, the permittee of such PUD permit shall, not
later than six (6) months after the date of the Council's approval of his Master
Plan and granting of such permit, proceed to seek the City
Section 1320 - District Provisions
Adopted: November 13, 2006
Page 39 of4t
City of Arden Hills Chapter 13 Zoning Code
1. Council's approval of the final plat of the development tract or a portion
thereof by following the procedure and providing the documentation required
for final plat approval in the City's Subdivision Ordinance. In the event the
permittee fails to commence such proceeding to obtain final plat approval
within said six (6) month period, the final plat and POO permit, shall be
considered void, nullified and revoked unless an extension is requested in
writing by the permittee and for good cause granted by the City Council.
Upon approval by the City Council, the fmal plat shall contain on its face a
cross-reference to the previously approved POO permit.
Subd. 6 Pinal Plan.
A. Application, Documentation and Administrative Procedure. Within six (6)
months after obtaining Master :Plan approval, or within such extended period
of time as the Council has agreed to, the applicant for Pinal Plan approval of a
1'00 or specific portions of the POO shall complete and submit to the zoning
administrator an application on such forms as are provided by the
administrator, together with the required fee and six (6) copies of the
documentation required in Appendix A, Procedure Manual. In addition to this
documentation, a written statement that the Pinal Plan is in conformity with
the Master Plan as approved by the Council, or if it is not in conformity with
the Master Plan as approved by the Council, he shall specify in said written
statement all the deviations from the approved Master Plan. The
administrative procedure that the City shall use in processing such application
shall be that procedure set forth in the Site Plan Review Section of Appendix
A, Procedure Manual, and Section 1355.04 Subd 5 of this Code.
B. Development Agreement and Bonding to Assure Performance and
Conformance to Pinal Plan. To assure that all improvements to be constructed
as part of the approved Pinal Plan are completed in accordance with the terms
and conditions of such plan, or each phase thereof as outlined in the
construction order component, the City Council, at the time of its approval of
said Pinal Plan or any final plat required thereby, whichever is later, may
require the permittee to enter into and file with the administrator a
development agreement with the City and a corporate surety bond guarantee-
ing the faithful performance of the permittee's obligations under said
development agreement, and in completion of all improvements provided for
in said Pinal Plan in a penal sum equal to one hundred twenty-five (125)
percent of the cost of such improvements as estimated by the City Engineer,
which agreement and bond shall be filed with the administrator no later than
thirty (30) days after such requirement has been made by the City Council. In
the event the permittee has failed to enter into said agreement and to file the
same along with said bond with the administrator by the expiration of said
thirty-day period, the PUD Permit, Pinal Plat (if any) and approved Pinal Plan
shall be deemed void, nullified and revoked unless an extension is requested
in writing by the permittee and for good cause granted by the City Council.
Section t320 - District Provisions
Adopted: November 13, 2006
Page 40 of 41
The development agreement may provide for several bonds covering separate
aspects of the PUD, the aggregate of which shall total one hundred twenty-
five (125) percent of all the improvements to be constructed and completed by
the permittee pursuant to the approved Final Plan, in which case each said
bond required by such development agreement shall be filed along therewith
within the period above-stated. It may also require guarantee bonds in the
penal sum of one hundred (100) percent of the cost of completed
improvements, as estimated by the City Engineer to guarantee such
improvements for whatever lengths of time are specified therein. The release
of any bond or any portion thereof shall either be governed by the terms and
provisions of such development agreement or shall be based upon the
recommendation of the City Engineer or City Planner and approval thereof by
the City Council.
City of Arden Hills Chapter 13 Zoning Code
C. Open Space Easements and Covenants. To assure the City of the
continued maintenance of any open space, recreational areas, common areas
and the like which are proposed to be owned and maintained by a
homeowners' association to be formed by the permittee [and that said areas]
will not be devoted to purposes other than those for which they were
originally intended, the City Council may require at the time of its approval of
the Final Plan or its approval of any final plat required thereby, whichever is
later, that the permittee execute and grant to the city open space easements
and covenants, approved by the City Council at the time such requirement is
made, which shall be filed by the permittee within thirty (30) days after the
City Council has made such requirements. In the event the permittee has
failed to execute said open space easements and covenants and to file the
same with the administrator by the expiration of said thirty-day period, the
PUD Permit, Final Plat, if any and Final Plan shall be deemed to be void,
nullified and revoked unless an extension has been required in writing by the
permittee and for good cause granted by the City Council.
Section i320 - District Provisions
Adopted: November i3, 2006
Page 4i of 41
Attachment D
Ordinance 2008-006
~
~HILLS
April 28, 2008, City Council Meeting
City of Arden Hills
Chapter 13 Zoning Code
CITY OF ARDEN HILLS
RAMSEY COUNTY
STATE OF MINNESOTA
ORDINANCE NO. 2008-006
AN ORDINANCE AMENDING LANDSCAPE REQUIREMENTS AND REGULATIONS
IN THE CITY'S ZONING CODE
The Arden Hills City Council hereby ordains that Chapter 13, Section 1320 and Section
1325, ofthe Arden Hills City Code and its subdivisions are hereby amended and repealed
to read as follows:
Section 1320 - District Provisions
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.
Subd. 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.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page I of31
City of Arden Hills
Chapter 13 Zoning Code
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.
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
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page20f3l
City of Arden Hills
Chapter 13 Zoning Code
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 final determination on the
compatibility and consistency with this provision.
B. Landscaping for the site shall comply with Section 1325.05, Subd. I of
the Zoning Code.
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 and
deciduous trees such that the use is substantially screened from the
adjacent residences. The buffer yard landscaping may require landscaping
in excess of the minimum requirements.
D. Hours of Operation shall be prohibited between the hours of 11 :00
p.m. to 6:00 a.m. All deliveries and loading shall be done during normal
hours of operation.
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 masonry 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.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 3 of3l
City of Arden Hills
Chapter 13 Zoning Code
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.
license from the Ramsey County Public Health Department.
1320.10 Special Requirements for the B-4 Retail Center 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. 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.
Subd. 2 Permitted Uses. Due to the replacement, reuse or redevelopment nature of
potential development in this district, the list ofI-2 permitted uses as of April 1991,
that are not permitted in the B-4 District, will be allowed in buildings existing in
April 1991 as permitted uses until redevelopment or replacement of the building or
buildings housing such uses occurs. Such uses will not be allowed in buildings
constructed after April 1991. The permitted uses on the Land Use Chart, Section
1320.05, in the B-4 District will be permitted either as replacement uses in buildings
existing as of April 1991 or as uses in replaced or redeveloped buildings.
Subd.3 Uses Allowed by Conditional Use Permit. Due to the replacement, reuse
or redevelopment nature of potential development in this district, the existing 1-2 uses
allowed by conditional use permit as of April 1991 will be allowed to continue as
conditional uses until redevelopment or replacement of the building or buildings
housing such uses occurs. No new 1-2 uses by conditional use permit will be allowed
unless those uses are permitted or allowed by conditional use permit in the B-4
District. The uses allowed by Conditional Use Permit on the Land Use Chart, Section
1320.05, in the B-4 District will be allowed by conditional use permit either as
replacement uses in buildings existing as of April 1991 or as uses in replaced,
redeveloped or new buildings.
Subd. 4 Special Regulations for Drive-in Businesses and Fast Food Restaurants in
the B-4 District. Section 1325.04 of the Zoning Ordinance, specifies additional
requirements for drive-in businesses, fast food restaurants and automobile service
stations. This paragraph (Subd. 7) is a provision whereby the proximity requirement
of one thousand three hundred and twenty (1,320) feet between drive-in businesses or
fast food restaurants may be waived if the following conditions are met:
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page40f3l
City of Arden Hills
Chapter 13 Zoning Code
A. The drive-in business or fast food restaurant operation is an integral
part of a building containing one or more allowed uses and the drive-in
business or fast food restaurant is clearly secondary to other principal uses
in the building.
B. The architectural treatment, circulation plan and signage system of
such drive-in business or fast food operations are designed to be visually
and functionally an integral part of the building and site in which they are
located.
Subd. 5 District Requirements. The requirements below are established for
development of individual "lots" and for the overall development of "planned
projects". "Lots" are individual parcels on which may be placed a single building
(either single or multiple-occupancy). "Plarmed projects" are sites on which may be
placed (a) A single or multi-occupancy retail center; (b) Two or more free-standing,
single or multiple-occupancy buildings; or (c) A combination of (a) and (b).
A "retail center" is a single building housing either several retail outlets or a single
retail outlet with several departments. In a "plarmed project" individual lots may be
created for separate buildings or parts of buildings but separate buildings are not
required to be located on separate lots. To allow maximum development creativity
and flexibility, regulations such as lot area, side and rear yard building and parking
setbacks, Floor Area Ratio (F.A.R.), number of parking spaces, percent of landscape
area, etc., may be modified for individual parcels and interior lot lines within a
project. However, the regulations for these same items must be met for the total
proj ect area and exterior proj ect lot lines.
A. Minimum Lot Area Requirements:
1. Multiple-occupancy retail center: 5 acres
2. Free-standing, single or multiple-occupancy building: 2 Acres
B. Maximum Bulk Requirements:
1. Height: 35 feet
2. Floor area ratio (F.A.R.): .30
3. Lot coverage by structure: 25%
C. Minimum Landscaped Area: 25%
D. Minimum Building Setbacks:
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 5 of31
City of Arden Hills
Chapter 13 Zoning Code
I. Front yard and exterior project lines: 50 ft
2. Side yard: 20 feet
3. Rear yard: 20 feet
Subd. 6 Building Exteriors, Site Features and Site Development. Accomplishing
the stated purpose of the B-4 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. The City Council will make the final determination on the
compatibility and consistency with this provision.
A. Landscaping (Section 1325.05, Subd I, shall apply)
B. Parking (GB District regulations, Section 1320.13, shall apply)
C. Signs (GB District regulations, Section 1320.13, shall apply)
D. Lighting (GB District regulations, Section 1320.13,) shall apply)
E. Pedestrian Circulation: All development within the B-4 District shall
incorporate pedestrian improvements, which may include more specific
City requirements that become apparent in the plan review process.
F. Drainage /Water Management Plan: A plan must be submitted with
each project or lot development in the B-4 District. The plan must be
approved by the Rice Creek Watershed District, other agencies as
required, and by the City Engineer. On-site ponding is encouraged as a
visual and functional amenity. Two or more lots or projects may
coordinate their plans for their mutual benefit.
1320.11 Special Requirements for the Civic Center (CC) District.
Subd. 1 Procedure. The application and the administrative and review procedure
established in Section 1355.04 Subd 3, Conditional Use Permits, and 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. 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.
Subd.2 Allowable Uses. Development within the CC District will include uses
that are permitted and conditional uses on the Land Use Chart, Section 1320.05,
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 6 of3l
City of Arden Hills
Chapter 13 Zoning Code
under the CC District. These uses must be consistent with the stated purposes of this
district and the following development criteria:
A. Uses. Uses as shown on Land Use Chart Section 1320.05, under the
CC District as permitted and conditional uses are allowed. Uses not
expressly stated on the chart are not allowed, unless determined by the
City Council that the use is similar to the allowed uses and that the use is
in the best interest of the City and the CC District. In this case, the
applicant must 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 CC District
purposes and the criteria for allowable uses.
B. Staging Area. With the exception of during a new construction period,
staging areas shall be free of such materials, equipment or vehicles at the
close of each business day. Overnight, weekend or holiday storage is not
permitted. Materials transfer is permitted only for such activities
necessary during the normal day-to-day business operation between the
hours of6:00 a.m. and 6:00 p.m. Monday through Friday.
C. Hazardous Materials. All hazardous materials used or stored on site
are subject to the regulation of the State Fire and Building Code and the
Minnesota Pollution Control Agency (MPCA).
D. Internal Traffic Control. All buildings shall be accessible to and from
nearby public streets. City design review will include pedestrian, bicycle,
transit and automotive circulation patterns and needs.
Subd.3 Prohibited Uses. Some land uses are specifically not compatible with the
stated purpose ofthe CC District. The following uses are therefore prohibited:
A. Outdoor storage of equipment, vehicles, and materials. Any type of
storage associated with use must be fully contained within primary or
accessory building. Materials used in "staging areas" must not remain on
ground for more than twenty-four (24) hours.
B. Towers for telecommunications. Only antennas that are flush, parallel,
unobtrusive and painted the same color as building will be allowed.
C. 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, landscape
materials, and similar items.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 7 oBI
City of Arden Hills
Chapter 13 Zoning Code
D. Fast food establislunents.
E. Drive-in businesses.
F. Single and two-family housing.
G. Gasoline service stations.
H. Casino.
1. Uses that the City may determine are incompatible with its objectives
or with development as it may occur, thereby imposing or establishing
new or unforeseen standards.
Subd. 4 Development Standards.
A. All district standards specified in Section 1320.06 must be met.
B. Maximum Floor Area Ratio (FAR). The total FAR shall not exceed
0.8.
C. Building Height and Setback. To accomplish the intensity and scale of
development consistent with the defined purpose of the CC District,
multi-story buildings will be allowed.
1. State Highways or County Roads: Minimum building setback is 60
feet. Building setbacks from State Highways or County Roads are
measured from roadway easement line.
2. Parking setbacks. Parking areas shall be set back twenty (20) feet
from all roadways. The side yard setback requirement for parking is
five (5) feet.
3. Parking between the front of the building and the roadway is not
permitted. Parking lots must be setback to be placed either even with
or behind the primary structure.
4. Thirty-five (35) feet is the maximum height allowed.
5. The use of stepped building heights is encouraged to provide visual
transition. This applies to both multi-building complexes and single
buildings.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 8 of3l
City of Arden Hills
Chapter 13 Zoning Code
6. The location of buildings relative to their heights will consider
views and relationship from within the CC District and from public
and private areas off the site.
D. Landscaping and screening. Appropriate and unified landscaping is
essential to effectively meet the defined purpose of the CC District.
1. A landscape plan shall be submitted as required in Section
1325.05, Subd I of the Zoning Code.
2. Fences. If fences are used for landscape screenmg, they must
conform to the following:
a. No higher than six (6) feet in rear yards only;
b. No barbed wire, razor wire, or spikes allowed.
c. 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.
d. All other requirements of Section 1325.05 Subd 4 must be
followed.
3. Special attention to screening from roadways must be given.
Screening along Highway 96 must be consistent in appearance and
materials.
4. Overhead garage doors, large parking lots, mechanical utilities and
other such items must be properly screened.
5. Special attention must be given to the Gateway entrances at
Highway 96 and Hamline A venue and at Highway 96 and Lexington
Avenue as specified in the community gateway study.
E. Building Exteriors. The appearance of buildings is the most important
component in land development. Accomplishing the stated purpose of the
CC District requires particular concern for building design.
I. The arrangement, geometry and massing of individual buildings
shall be responsive to the arrangement of the whole CC District.
2. Exterior building materials shall be of brick, stone, glass or any
combination thereof, except trim and accessories may be metal.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 9 of31
City of Arden Hills
Chapter 13 Zoning Code
Materials and colors selected for any individual building shall be
compatible with other buildings in the CC District.
3. Exterior characteristics and building materials shall utilize
consistent motifs in design, size and scope to create unity in the CC
District. All building elevations shall be considered "fronts."
4. All service entrance areas, mechanical equipment and trash
handling devices shall be fully screened.
F. Parking. Parking requirements contained in Section 1325.06 shall
apply. However, these requirements may be adjusted by the City in the
project review process if the changes will more effectively accomplish the
stated purpose ofthe CC District.
G. Traffic Impact Study. The City may determine if a use will impose
limitations on traffic.
H. Generated within the CC District. In order to maintain the functional
capacity of the area road system, a traffic study prepared by a traffic
engineer may be required.
1. Signs. Signs are regulated by the Arden Hills Sign Code subject to
any modifications or additions contained herein.
J. Lighting. Exterior lighting shall be provided for the safety and
convenience of occupants and visitors.
I. A lighting plan shall be submitted that shows location, type of
illumination and design.
2. Exterior lighting shall be consistent in type, design, and scale to
create unity in the CC District.
3. The source of illumination shall be hooded, concealed or
controlled in a manner so as not to be visible from adjoining lots,
streets or highways or residential areas south of Highway 96.
4. Light washing of buildings is prohibited. Wall packs are allowed
at entrances only. Accent lighting of buildings and sites may be
permitted by the City. A photometric analysis of site and building
shall be submitted for City approval.
K. Pedestrian Circulation. All development within the District shall
install pedestrian improvements in accordance with the City of Arden
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 10 of3l
City of Arden Hills
Chapter 13 Zoning Code
Hills Comprehensive Plan. Other pedestrian sidewalks and trails may be
required by the City.
1. 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.
2. The city may require bike racks; racks must be placed to not
impede pedestrian circulation.
3. Internal sidewalk systems shall connect with adjacent planned or
developed public sidewalks or trails.
L. Drainage, Wetlands and Flood Plain. A water management plan must
be submitted for each project in the CC District. The plan must be
approved by the Rice Creek Watershed District, other agencies as
required, and the City Engineer.
I. Regional ponding is encouraged as a visual and functional
amenity; two or more sites may coordinate their water management
plans for their mutual benefit.
2. Utility Lines. Underground utility lines shall be required in all
development within the CC District. Except for temporary measures
by special permit, there shall be no utilities located overhead.
1320.13 Special Requirements for the Gateway Business (GB) District.
Subd. 1 Procedure. The application and the administrative and review procedure
established in Section 1355.04 Subd 3, Conditional Use Permits, and 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. 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.
Subd.2 Definitions of Terms Used Herein.
A. Gateway Business (GB) District. A district established specifically to
provide a flexible framework for the development of the area of the city
generally located in the northeast quadrant of the interchange at 1-694 and
1-35W.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 11 on1
City of Arden Hills
Chapter 13 Zoning Code
B. Mixed Use Project. A segment of the GB District that is controlled by
a single developer entity, containing more than one type of use, and
planned as a single development but may be developed in more than a
single stage.
C. Single Use Proj ect. A segment of the GB District that is controlled by
a single developer entity and containing a single type of use, planned as a
single development and encompassing one or more parcels but may be
developed in more than a single stage.
Subd. 3 Allowable Uses. Development within the GB District will include uses
that are specified on the Land Use Chart, Section 1320.05, and shall comply with the
following development criteria:
A. Office uses occupying not less than twenty-five (25) percent nor more
than fifty (50) percent of a project's total floor area.
B. The mix, relationship and intensity of uses and buildings will be
compatible and complementary both internally and with adjacent uses.
C. Retail or service businesses offering goods, merchandise or personal
services for sale primarily to those employed in the GB District will be
allowed to occupy no more than fifteen (15) percent of the total floor area
of the building in which they are located. Service stations with retail
services and with a car wash shall be exempt from this restriction.
D. Multi-family residential use is limited to that area adjoining the public
area surrounding Round Lake and shall not exceed fifteen (15) percent of
the total land area in the GB District exclusive of Parcels 2, 3, 4 and 5 as
identified in the NE 1-694/1-35W Plan. Densities shall not exceed those
allowed in an R-4 Residential District.
E. Licensed day care facilities will be allowed either in a building
containing other uses or in a freestanding building. Freestanding day care
facilities are not required to meet minimum floor area or minimum lot area
requirements otherwise required in the GB District.
F. The use is in the best interest of the City and the GB 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 GB District purpose and the above criteria for allowable
uses.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 12 of31
City of Arden Hills
Chapter 13 Zoning Code
Subd. 4 Uses Allowed by Conditional Use Permit. Service stations with retail
sales and services and with a car wash are allowed by Conditional Use Permit. Such
uses shall offer retail, gasoline, and car wash services and shall not contain vehicle
repair bays or offer vehicle repair services; minor repairs; incidental body and fender
work; minor painting and upholstering; replacement parts and motor services to
passenger automobiles and trucks not exceeding one and one-half tons capacity;
major general repair; rebuilding and reconditioning of engines, motor vehicles or
trailers collision service, including body, frame, or fender straightening or repair; or
overall painting or paint job.
Subd. 5 Prohibited Uses. Some land uses are not compatible with the stated
purpose of the GB District. The following uses are therefore prohibited:
A. Single-family or two family residences
B. 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, landscape
materials, and similar items.
C. Vehicular sales, lease rental or repair, including but not limited to the
items listed in (b) above.
D. Truck terminals, freight terminals and freight forwarding services.
E. Building supply stores and yards.
F. Outside storage.
G. Warehousing and wholesaling exceeding seventy-five (75) percent of
the building in which it is located.
H. Mini-storage facilities.
1. Bulk storage buildings, yards and terminals, including but not limited
to, forest, metal, concrete, agricultural and petroleum products, chemicals
and similar products.
J. Manufacturing that requires outdoor storage of bulk, raw or finished
materials used in or resulting from the manufacturing process.
K. Manufacturing or processing that generates hazardous waste without a
valid Hazardous Waste Generator's license from the Ramsey County
Public Health Department.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 13 of31
City of Arden Hills
Chapter 13 Zoning Code
L. Uses that the City may determine are incompatible with its objectives
or with development as it may occur, thereby imposing or establishing
new or unforeseen standards.
Subd. 6 Development Standards.
A. Minimum project and lot size.
1. Except as otherwise specifically set forth in this Section, a mixed-
use project within a GB District shall contain a minimum of twenty
(20) acres. The proposed land uses in such a project and their mix,
intensity and relationship may require varying lot sizes within said
project, none of which lots shall be less than five (5) acres in size
except as otherwise permitted herein.
2. Lots of less than five (5) acres within a mixed use project may be
permitted only when the applicant has demonstrated satisfactorily
that:
a. The lot will be the site of a use that will be compatible with and
will complement and enhance existing and planned businesses.
b. The primary business of the proposed complementary use will
serve business activities within the GB District.
3. Single use proj ects, excluding service stations with retail sales and
services and with a car wash, shall contain a minimum area of ten
(10) acres.
4. Interior lot lines within a mixed or single use proj ect may be
located to allow individual ownership of specific buildings. To allow
maximum development creativity and flexibility, regulations such as
side and rear yard building and parking setbacks, F.A.R., number of
parking spaces, percent of landscape area, etc., may be modified for
individual parcels and interior lot lines. However, the regulations for
these same items must be met for the total mixed use or single use
project area and exterior project lot lines.
a. Minimum Building Size. To accomplish a scale of
development consistent with the defined purpose of the GB
District, the minimum ground floor area of a building other than
residential uses, and for service stations with retail sales and
services and with a car wash, shall be twenty thousand (20,000)
square feet, except as otherwise regulated herein.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 14 of3l
City of Arden Hills
Chapter 13 Zoning Code
b. Maximum Floor Area Ratios (F.A.R.). The total F.A.R. of a
Mixed-Use project shall not exceed 0.5. In order to achieve the
open space objectives of the GB District, mixed use projects shall
conform with the following relationships, F.A.R., building height,
and landscape lot area.
Minimum
Building Height
In Stories
3
2
I
Maximum
Project
F .A.R.
0.5
0.4
0.3
Minimum
Landscape
Lot Area
35%
35%
35%
Proj. F.A.R. = F.A. Bldg. 1 + F.A. Bldg. Bldg. 2 + ...F.A. Bldg. n
A
Where: F.A. = Total Floor Area in Square Feet
n = Total Number of Buildings
A = Project Area in Square Feet
B. Building Height and Setback. To accomplish the intensity and scale of
development consistent with the defined purpose of the GB District,
multi-story buildings will be encouraged.
1. Building height will be regulated only as it affects the safety of
occupants, compatibility with other uses and buildings, and other City
and District requirements.
2. The use of stepped building heights is encouraged to provide visual
transition. This applies to both multi-building complexes and single
buildings.
3. The location of buildings relative to their heights will consider
views and relationship from within the GB District and from public
and private areas off the site.
4. Minimum building setback requirements are fifty (50) feet from all
streets and exterior project property lines and twenty (20) from all
interior property lines, except that interior lot line setback
requirements may be modified by the city in the project review process
if specific conditions of the project plan justify modification.
C. Landscaping. Appropriate and unified landscaping is essential to
effectively meet the defined purpose of the GB District.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 15 of3l
City of Arden Hills
Chapter 13 Zoning Code
I. A landscape plan shall be submitted as required III Section
1325.05, Subd 1, of the Zoning Code.
2. Special landscape enhancement of views from 1-694 and 1-35W
will be required.
D. Building Exteriors. The appearance of buildings is the most important
component in land development. Accomplishing the stated purpose of the
GB District requires particular concern for building design.
I. The arrangement, geometry and massing of individual buildings
shall be responsive to the arrangement, geometry and massing of the
whole ofthe GB District.
2. Exterior building treatment (wall surfaces) shall be of brick, stone,
glass or any combination thereof, except trim and accessories may be
metal.
3. Materials and colors selected for any individual building shall be
compatible with other buildings in the GB District.
4. All service entrance areas, mechanical equipment and trash
handling devices shall be screened from adjacent building and off-site
visibility.
5. A "campus" plan arrangement is hereby encouraged and a
"signature" building is considered desirable.
E. Parking. Parking requirements contained in Section 1325.06 shall
apply. However, these requirements may be adjusted by the City in the
project review process if the changes will more effectively accomplish the
stated purpose of the GB District.
Surface parking shall maintain a fifty (50) foot landscape setback from all
public streets and a twenty (20) foot landscaped area from exterior project
property lines, except for access drives that may cross the setback area.
Since the intent of this parking setback is to provide visual separation for
large scale developments service stations with retail sales and services and
with a car wash shall be exempt for this particular requirement and instead
shall be required to meet the general parking setback requirements (a
twenty (20) foot parking setback from any public street or right-of-way
and a five (5) foot parking setback from any side or rear property lines) as
stated in Section 1325.06.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 16 oBI
City of Arden Hills
Chapter 13 Zoning Code
F. Traffic Impact Study. The City has determined that the traffic capacity
of the interchange at I-35W and State Highway 96 will impose limitations
on traffic generated within the GB District. In order to maintain the
functional capacity of the area road system, both internal and external
traffic and parking plans and traffic generation studies prepared by
registered traffic engineers will be required for all project within the GB
District.
G. Signs. Signs will be regulated by the Arden Hills Sign Code subject to
any modifications or additions contained herein. To promote the purpose
of the GB District:
1. A sign plan shall be submitted in connection with the site plan or
Pun Master Plan that shows the location, type, size and design of the
individual signs.
2. Deviation from the standard regulations shall be allowed only after
the applicant demonstrates, and the City concurs, that the deviation is
essential to further the purpose of the GB District
3. Any billboard located in the GB District may be expanded, altered,
relocated or otherwise modified solely upon written approval of the
City, provided the expansion, alteration, relocation or modification is
authored by the City of Arden Hills in connection with a transaction
which will result in a net reduction in the number of billboards or in
the aggregate sign face area of the billboards, located within the GB
District.
H. Lighting. Exterior lighting shall be provided for the safety and
convenience of occupants and visitors.
I. The source of illumination shall be hooded, concealed or
controlled in a marmer so as not to be visible from adjoining lots,
streets or highways or residential areas east and south of Round Lake.
2. Accent lighting of buildings and sites may be permitted by the
City.
3. A lighting plan shall be submitted that shows location, type of
illumination and design.
1. Pedestrian Circulation. All development within the District shall
install pedestrian improvements in accordance with the NE I-694/I-35W
Plan approved by the City. Other pedestrian sidewalks and trails may be
required by the City.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 170f3l
City of Arden Hills
Chapter 13 Zoning Code
J. Drainage, Wetlands and Flood Plain. A water management plan must
be submitted for each project in the GB District. The plan must be
approved by the Rice Creek Watershed District, other agencies as required
and by the City Engineer.
I. On-site ponding is encouraged as a visual and functional amenity.
2. Two or more projects may coordinate their water management
plans for their mutual benefit.
K. Utility Lines. Provision for underground utility lines shall be required
in all development within the GB District.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 18 of3l
City of Arden Hills
Chapter 13 Zoning Code
1325.05 - Design Standards
1325.05 Design Standards. The standards established in this section are designed to
encourage a high standard of development by providing assurances that neighboring land uses
and neighboring properties will be compatible. The standards shall also apply to all future
development and shall apply to existing development where so stated. Before any applications
for development or construction under the City Code are approved, it shall be determined that the
proposal will be in conformance with these standards unless a deviation has been granted. It
shall be the responsibility of the applicant to demonstrate such conformance.
Subd. 1 Landscaping.
A. Purpose and Findings. The City declares that it is desirable and
essential to the health, safety, welfare, and aesthetics of the City to protect
certain existing plants and trees, to require new and additional plants and
trees, to prohibit the planting of certain species, to require the maintenance
of plants and trees as set forth in this subdivision, and that appropriate and
unified landscaping is essential to meet the community objectives
established in the Comprehensive Plan.
B. Scope. The provisions of this subdivision shall apply only to privately
owned property. Property within public rights-of-way shall be maintained
in accordance with Chapter 7 of the City Code.
C. General Landscaping Requirements
I. Minimum Requirements. In all districts, all developed uses shall
provide and maintain a landscaped area according to the minimum
requirements in Section 1320.06, the district requirements chart.
2. All land area not occupied by marshes, ponds, wetlands, buildings,
parking, driveways, sidewalks, or other hard surface shall be sodded,
seeded, mulched or landscaped with appropriate perennials, shrubbery
and! or trees.
3. Landscaped Area Along Streets. In all districts all developed uses
shall provide and maintain a landscaped area along streets. This area
shall be kept clear of all structures, storage, and off-street parking.
Except for driveways, the area shall extend along the entire frontage of
the lot and along both streets in the case of a comer lot.
4. Maintenance of Green Space. The property owner shall be
responsible for the maintenance of all green space and landscaped
areas in accordance with Section 600.02 of the City Code.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 19 of31
City of Arden Hills
Chapter 13 Zoning Code
5. Green Roofs. Green roofs may be counted towards the minimum
landscaping requirements of a parcel, as determined by Staff, based on
the absorption rate and quality of the green roof.
6. Screening. All developments shall be in conformance with Section
1325.05 Subd. 4.
7. Tree Preservation. Clear cutting of an entire stand of trees is
prohibited on all parcels. All developments shall be in conformance
with Section 1325.055.
D. Landscaping Plan.
1. Scope. In cases where a landscaping plan is required by this Code
or by an approval granted by the City, the applicant for the building or
grading permit shall submit a landscape plan prepared in accordance
with the provisions of Appendix A of the Zoning Code. A landscape
plan shall be approved by the City and implemented by the property
owner:
a. For any new development or new building construction in any
business, industrial, R-3, R-4, or I-FLEX zoning district, and
plarmed unit developments, except as otherwise provided by
specific development agreements.
b. For any existing commercial, industrial, or institutional
building or parking lot to be expanded by at least ten (10) percent,
or at least 5,000 square feet, where an approved landscape plan is
not on file with the city. In the case where a plan is required under
this subparagraph, the property owner may submit a plan
implementation schedule that would allow the plan to be
implemented over a period ofthree years.
c. No building permit for any construction described in items (a)
and (b) ofthis subparagraph shall be issued unless a landscape plan
required hereunder is approved by the city.
E. Performance Guarantee.
1. A landscape performance bond or other acceptable financial surety
is required for all screening or landscaping required in this Code to
insure completion and maintenance of all landscaping in accordance
with the approved landscape plan required hereunder.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 20 of3l
City of Arden Hills
Chapter 13 Zoning Code
2. The amount of the bond or surety shall be 125% of the cost of
materials and installation.
3. The bond or surety shall be provided prior to the issuance of any
building or grading permits and shall be valid for, two full years, from
the date of installation, Of three years in the case of an extended
timeline.
4. For any landscaping or screening that is not in accordance with the
approved landscaping plan at the end of two growing seasons, the
applicant 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.
F. Minimum Landscape Requirements.
1. Caliper Inches. The minimum caliper inches required per building
site shall relate to the gross square footage of all floors of a
building and the building height. A single story building in excess
of thirty (30) feet in height shall be considered a two-story building
for the purposes of determining gross squafe footage. Minimum
total caliper inches =
Gross Square Footage of all Floors of Building
320
2. Tree Ratio. The minimum total caliper inches shall contain the
following minimum percentages of trees in various size ranges:
Buildinl! Percental!e of Trees of Various
In Stories 2.0" - 3.0" 3.5" - 4.0" 4.5" - 6.0"
1-2 50% 30% 20%
3-4 50% 30% 20%
5 and over 30% 50% 20%
3. Coniferous Tree Measurement. Coniferous trees may be
considered equivalent to the sizes shown by dividing the height of the
coniferous tree in feet by 2.4.
4. Minimum size at time of planting.
a. Two and one-half (2.5) caliper inches for deciduous trees.
b. Six (6) feet in height for coniferous trees.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 21 of31
City of Arden Hills
Chapter 13 Zoning Code
5. Trees Along Street Frontage. A minimum of one tree shall be
provided along the right of way for every fifty (50) feet of public street
frontage.
6. Perennials and Shrubberies. At least ten (10) percent of the total
landscaped area shall be covered with perennials and/or shrubbery and
be planted within the perimeter of private parking, building, and
driveway areas.
7. Planting Islands. Planting islands shall be required to visually
break up expanses of hard-surface parking areas, to provide safe and
efficient traffic movement, and to define rows of parking. Planting
islands shall occupy at least ten (10) percent of the parking area.
Planting islands shall be edged with concrete curbs. Parking lot
planting islands shall be a minimum of 150 square feet in area, be of
appropriate width and length, and include at least one tree meeting the
requirements of this ordinance.
G. Landscape Design Specifications. All landscape plans and landscaping
under this subdivision shall follow and be in compliance with the
following requirements, together with all other Code regulations:
I. Diverse Selection. The landscape plan shall include a full
complement of over story, ornamental and evergreen trees, shrubbery,
and ground covers that are hardy and appropriate for the locations in
which they are planted, and which provide year-round color and
interest.
2. Existing Plant Credit. Plant materials existing on a site at the time
of development, may be used as a credit against the requirements of
these landscape regulations; the City Council shall determine the
extent of credit allowed, based on the evaluation of species, size,
location, quality of existing plant materials and the consistency with
the intent of these regulations.
3. Plant Selection. The City maintains a list of trees that may not be
used to satisfy the landscaping requirement ofthis section.
4. Method of Installation. All deciduous and coniferous trees shall be
planted in accordance with American Standards for Nursery Stock
relating to quality of stock and appropriate sizing of the root ball for
balled and burlapped and spade-moved trees.
5. Slopes and Berms. Final slopes greater than the ratio of 3:1 will
not be permitted without special approval or treatment, such as special
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page220f3l
City of Arden Hills
Chapter 13 Zoning Code
seed mixtures or reforestation, terracing, or retaining walls. Berming
used to provide required screening of parking lots and other open areas
shall not have slopes in excess of 3: 1.
6. Landscape Plan Maintenance. Quantity and character of
landscaping, as originally approved, shall be maintained in perpetuity
by the property owner unless the City approves a change to the
landscaping plan. Maintenance shall include removal of litter, dead
plant materials, unhealthy or diseased trees, and necessary pruning.
Natural watercourses within a buffer shall be maintained as free
flowing and free of debris.
7. Erosion Control. All areas of any site shall be restored and
maintained in accordance with provisions of the city erosion control
standards, and other requirements of the Code.
8. Placement of Trees and Shrubs. No trees or shrubs shall be planted
within any drainage/utility easements, road right-of-way, or where it
would materially impede the clear vision area or other driveway.
9. Completion Deadline. All plants required for screening purposes
shall be planted to completion within six months from date of issuance
of a building permit unless otherwise approved by the city due to the
time of the year or if an alternative schedule is set in a development
agreement. In no case shall the period exceed six months from
issuance of the certificate of occupancy.
Subd. 4 Screening.
A. Definition and Purpose. Screens and buffers are designated units of
yard or open area where setbacks, landscaping, berming, walls, and
fencing help minimize adverse impacts of public nuisances, such as: noise,
glare, activity, or dust, which are often times associated with parking,
storage, signs or buildings~
B. Types of Screening. The screening required in this section shall
consist of a fence, wall or landscaping, subject to the approval of the
Council. Landscaping may include a combination of any of the following:
berms, shrubs, deciduous or coniferous trees or hedge materials. The
height and depth of the screening shall be consistent with the height and
size of the area to be screened. When natural materials, such as trees or
hedges, are used to meet the screening requirements, density and species
of planting shall be such as to achieve 60 percent opacity year round at
maturity.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 23 of31
City of Arden Hills
Chapter 13 Zoning Code
C. General Screening Requirements
1. Screening in Proximity to Residential Lot~. Screening shall be
required where:
a. Any business or' industrial use is adjacent to any zoned
residential or along the boundary of any such residential lot;
b. Any business, parking lot or industrial use is across the street
from a residential district, but not on that side of a business or
industrial use considered to be the front.
c. Any non-residential use in residential districts by Conditional
Use Permit or PUD, such as schools, houses of worship, day care
facilities over ten (10), residential facilities over six (6), or public
uses other than parks, adjoins or is located across the street from
any single or two family residential lot.
d. The driveway to a parking area of more than six (6) parking
spaces, within a residential district, is within fifteen (15) feet of an
adjoining lot.
2. All parking, loading service, utility, and outdoor storage areas shall
be screened and buffered from all public streets and adjacent differing
land use.
3. Screening of Mechanical Operating Equipment. On non-
residential properties, screening shall also be provided where
mechanical operating equipment is located on the ground or on the
roof of the premises, such screening shall be constructed and located
so as to completely screen from view of adjacent streets and differing
land uses. Mechanical operating equipment shall include all exterior
devices used to service the building or its occupants, including but not
limited to electrical, HV AC, plumbing, communications (including
telephone and dish antennae) and storage tanks.
4. Exception to requirements. Screen and buffer requirements may be
waived or modified by the city where the intent is otherwise satisfied
by significant change in elevation, an existing screening, significant
distance or similar circumstances.
5. Traffic Visibility. On all lots, nothing shall be placed or allowed to
grow in such a manner as to materially impede vision the clear vision
area.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 24 of3l
City of Arden Hills
Chapter 13 Zoning Code
6. Responsibility for Screening. The owner or occupant of the
premises containing the use or features to be screened shall provide the
required screening and maintenance.
D. Fence Regulations.
1. Height of Fences in Side and Rear Yards. Fences in side or rear
yards may not exceed six (6) feet in height in all residential districts.
Fences may be up to six (6) feet in height if placed in the secondary
front yard of comer lots in residential districts provided that the fence
does not exceed three (3) feet in height within the structure setback of
the primary front yard and the fence does not restrict the clear vision
area.
2. Height ofFences, Solid Walls and Hedges in Front Yards. Fences,
solid walls and hedges in excess of three (3) feet in height in the
minimum front yard building setback area are prohibited in all R-I and
R-2 Residential Districts.
3. Electric Fences and Barbs or Spikes on Fences. No above grade
fence shall have barbs or spikes or be of metal construction, which is
charged or connected with electrical current within any district of the
City. These fencing types shall only be permitted through a
Conditional Use Permit.
4. Placement of Fences Along Lot Lines. Fences may be placed
along lot lines provided no damage of any kind results to the abutting
property.
5. Direction ofFence Facing. That side of the fence considered to be
the face (facing as applied to fence posts) shall face toward adjoining
property.
6. Fences in Public Rights-of-way. No fence, wall or hedge may be
placed in a public right-of-way.
7. Fences in Non-Residential Situations and Exceptional and Unusual
Circumstances in Residential Districts. Deviation from these require-
ments for fences, walls and landscape screening may be permitted
after Planning Commission review and Council approval of a site plan
with documentation showing the unusual circumstances justifying the
proposed deviation and plans for the proposed fence, wall, or
landscape screening. This provision is intended to allow flexibility in
meeting the purpose and intent of this subdivision without the
necessity of proving a hardship as is required in the variance
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 25 of31
City of Arden Hills
Chapter 13 Zoning Code
procedure. The objective of this provision is to improve the livability,
appearance, and security of properties and their relationships to one
another.
Subd.6 Restrictions on Nonresidential Uses Located in Residential Districts.
In the granting of Conditional Use Permit or Planned Unit Development permits for
nonresidential uses other than detached single family homes (i.e. uses such as houses
of worship, day care facilities (over 10), residential facility (over 6), public uses,
schools of any kind, multiple family dwellings, boarding houses and dormitories to be
located in a residential district on a site of one (1) acre or more), the Council shall not
permit access from that site to a cul-de-sac or local street and also shall not permit
any structure or hard surface area to be constructed on said site closer than seventy-
five (75) feet from any adj acent residential lot.
1325.06 Requirements for Parking, Loading and Circulation.
Subd. 1 Off-Public Street Parking.
A. Area and Dimensions of Each Parking Space. For the purpose of this
Code, a parking space shall be not less than three hundred (300) square
feet per vehicle of standing and maneuvering area. Individual spaces shall
be at least nine (9) feet in width and eighteen (IS) feet in length.
B. Access. All off-street parking spaces shall have access driveways and
access directly to public streets or alleys. Curb cuts for uses other than
single family homes shall require approval from the Council. The number
of curb cuts along arterial and collector roads shall be held to a minimum
whenever possible. Any residential lot, which has frontage on both a local
street and a collector street or a major or minor arterial (as defined by the
Comprehensive Plan of Arden Hills) shall gain access only from the local
street.
C. Construction Standards.
development:
These standards shall apply to all
1. Surfacing. Off-street parking areas and drives shall be improved
with a paved surface. Such areas shall be so graded and drained so as
to dispose of all surface water accumulation within the area as required
by the City and the Rice Creek Watershed District.
2. Curbs. A concrete curb and gutter shall be constructed for all
developments according to the requirements of the City Engineer
except driveways for single and two-family residences.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: Apri12S, 200S
Page 26 of3l
City of Arden Hills
Chapter 13 Zoning Code
D. Location. All off-street parking spaces herein required shall be located
according to the following:
1. Spaces required for one and two family dwellings shall be on the
same lot as the principal structure.
2. Spaces required for multiple-family dwellings shall be on the same
lot as the principal structure served or within two hundred (200) feet of
the main entrance if not located on the same lot.
3. Spaces required for business and industrial uses should be within
eight hundred (SOO) feet of the main entrance to the principal building
served.
4. No off-street parking space, with the exception of the driveways,
shall be within twenty (20) feet of the right-of-way line of any public
street, except in the GB District where the setback shall be fifty (50)
feet.
5. In no case shall off-street parking areas containing four (4) or more
parking spaces be closer than five (5) feet from any side or rear lot
lines, except in the GB District where no such parking shall be closer
than twenty (20) feet to any exterior project lot lines other than for
joint facilities as permitted herein, or as otherwise permitted in this
Code.
6. If required parking is located on a site other than the site on which
the principal building or use is located, a properly drawn legal
instrument, executed by the parties involved, must be executed and
filed with the City and the proper county office, if deemed necessary
by the City Attorney, which provides for such parking and which shall
not be terminated without approval by the City Council.
E. Joint Facilities. The required off-street parking spaces for two (2) or
more uses may be located jointly on the same lot, adjoining lot, or in the
same structure when
1. The number of spaces provided is equal to or greater than the sum
of the separate requirements for each use; and
2. The joint facility is reasonably related to the destination of the
user; and
3. It can be demonstrated that there will be no substantial conflict in
the principal operating hours ofthe uses to be served; and
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 2S, 200S
Page 27 of3l
City of Arden Hills
Chapter 13 Zoning Code
4. Setbacks for such joint parking facilities meet the mlmmum
parking setback requirement from any lot lines other than the common
lot lines between the lots involved in the joint parking where setback
requirements may be waived; and
5. A properly drawn legal instrument, executed by the parties
involved, is filed with the City and the proper county office, if deemed
necessary by the City Attorney, which provides for such mutual
parking agreement which shall be terminated without the approval of
the Council.
F. Reduction in Number of Required Spaces. The number of spaces
required for a specific use may be reduced if the owner or occupant
provides documentation that a lesser number of spaces will actually be
needed than normally required by this Code and the City Council
authorizes such lesser number after recommendation by the Planning
Commission. The difference in the number of spaces provided and those
required shall be shown on the approved site plan as "proof-of-parking"
and shall be constructed if and when the need for such additional spaces
arises.
G. Conversion or Alteration of Approved Uses. Commercial or industrial
buildings for a use, or uses, which is proposed to be converted, remodeled,
or modified to accommodate another allowable use, or uses, which has a
greater off-street parking requirement shall be required to apply for Site
Plan Review and approval to assure the adequacy of off-street parking.
H. Parking Structures. The minimum setbacks of parking structures shall
be the same as for principal buildings in the district and the exterior finish
shall be compatible with the principal building served by the parking
structure.
1. Loading Areas and Maneuvering Space. Such areas shall not be used
to satisfy the parking requirements in this Section.
J. Off Street Parking Spaces Required:
Bingo Halls
Bowling Alleys
Business & Professional Office
1 for each 1.5 max. seating capacity
5 for each lane plus spaces for related uses
1 for each 250 sq. ft. of gross floor area
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 28, 2008
Page 28 of31
City of Arden Hills
Chapter 13 Zoning Code
Churches, Theaters, Auditoriums,
Mortuaries, and Other Places of
Assembly
Clinics
Daycare, Nursery, and Pre-School
Facility
Dwelling
Inside Motor vehicle Leasing or
Sales
Motels/Hotels
Multiple Occupancy Structure
Other Business and Industry
Recreation Facility
Residential Facility or Group
Home
Restaurants, Bars
Restaurant, Fast Food
Retail Sales
Schools, Elementary, and Middle
School
Schools, Secondary
Service Station
Uses Not Specifically Noted
Including Public Uses
1 for every 3 seats (based on design capacity)
1 for each doctor or dentist plus 1 for each nurse,
technician, or professional and 1 for each 200 sq.
ft. of gross floor area
1 for each teacher or employee plus 1 for each 5
individuals receiving care (design capacity)
2 for each dwelling unit
1 for each 250 sq. ft. of gross floor area used for
showrooms, sales, and offices
1 for each employee plus 1 for each unit
1 for each space required for each separate use
1 for each employee on major shift plus 1 for
each vehicle used in conducting the business or 1
for each 1,000 sq. ft. of floor area, whichever is
greater
1 for each 1.5 persons at design capacity
1 for ever 4 residents plus 1 for each employee
on major shift plus 1 for each on-call medical
professional
1 for every 2 seats
15 stacking spaces for each customer pickup
window plus 1 for each 2 seats
1 for each 150 sq. ft. of gross retail sales floor
space
1 for each staff member plus 3 per classroom
1 for each school employee plus one space per 4
students
3 for each enclosed bay plus 1 for each employee
on peak work shift
As determined by City Council after
recommendation by Planning Commission.
K. Parking Capacity to be Maintained.
1. Surfacing and striping of parking lots shall be maintained in a
manner that will assure that the designated parking capacity is met.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 2S, 200S
Page 29 of3l
City of Arden Hills
Chapter 13 Zoning Code
2. Snow storage areas shall be provided so that the number of parking
spaces is not reduced below the minimum required. The City may
initiate proceedings to require that snow be hauled off the site if
parking and circulation problems related to inadequate snow-removal
occur.
3. Required parking, loading or maneuvering space shall not be used
for the sales, storage, display or leasing of vehicles, boats or products,
except for temporary use by special permit.
L. Building Permit and Site Plan Approval Required. A building permit
shall be required in such case where a commercial, industrial, public or
semi-public land use is intending to construct on-site parking containing a
site aggregate of more than four (4) spaces or a loading facility that is not
a part of, or has prior approval as part of a site plan for which a building
permit has been issued.
M. Inoperable and Unlicensed Vehicles. Passenger vehicles, recreational
vehicles, trucks and watercraft that are in an inoperable condition or are
unlicensed or in storage shall not be parked outdoors in the City for a
period exceeding seven (7) days. "Inoperable" shall mean incapable of
movement under its own power or in need of repair or disposal in a
junkyard.
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: April 2S, 200S
Page 30 of31
City of Arden Hills
Chapter 13 Zoning Code
The Arden Hills City Council further directs that a copy of this Ordinance which
highlights the changes to Chapter 13, and a version of Chapter 13, as amended and
repealed, be attached to this Ordinance and maintained in the book of Ordinances for the
City of Arden Hills.
ADOPTION DATE: Passed by the Arden Hills City Council on the 28th day of April, 2008.
Dated:
,2008
EFFECTIVE DATE: This Ordinance shall be effective the day following its publication.
Stanley D. Harpstead, Mayor
ATTEST:
James Willis, Interim City Administrator
PUBLICATION DATE: Published on the 7th day of May, 2008
Section 1320 & 1325 - Regarding Landscape Requirements
Adopted: Apri12S, 200S
Page 31 of3l
Attachment E
Summary of Ordinance 2008-006
~
~HILLS
April 28, 2008, City Council Meeting
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
SUMMARY OF ORDINANCE NO. 2008-006
On the 28th day of April, 2008, the Arden Hills City Council adopted Ordinance No.
2008-003, and by at least three/fifths affirmative votes pursuant to Minn. Stat. 9412.191, Subd.
4, directed that a sununary of Ordinance 2008-006 be published.
Chapter 13, Section 1320 and Section 1325, and related subdivisions are collectively
known as, Ordinance 2008-006, entitled "Landscaping Requirements". The primary purpose of
the amendment is to update and revise the City's Landscaping Requirements in the Zoning Code.
A full copy of Ordinance 2008-006 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 http://www.ci.arden-
hills.mn.us.