HomeMy WebLinkAbout1B, TCAAP Reuse Planning Process...HILLS
MEMORANDUM
DATE: September 14, 2009 Item LB
TO: Mayor & City Council
FROM: Ron Moorse, City Administrator
James Lehnhoff, Community Development Director
SUBJECT: TCAAP Reuse Planning Process and Timeline
The attached document lays out a preliminary Twin Cities Army Ammunition Plant (TCAAP)
reuse planning process and timeline. There are many aspects to this process, and the attached
document does not detail every step. The primary goal of the process is to address potential land
use changes and, if needed, approve a Comprehensive Plan change prior to the public sale
process. Ideally, the City would also have any new zoning districts implemented prior to the
public sale process. It is likely that this process will change as it moves forward to accommodate
new opportunities and information.
The City is following two concurrent reuse planning processes. First, the General Service
Administration (GSA) is moving forward with the public sale of TCAAP. The 2030
Comprehensive Plan includes the future land uses that were intended to be the foundation of the
RRLD mixed use development concept. Unless amended, the 2030 Comprehensive Plan will
remain the guiding document for anyone that purchases the property. The City would also need
to create zoning districts that are compatible with the Comprehensive Plan.
The second process is for implementation of the regional park concept and the pursuit of special
legislation of the transfer of the property. This process would also include a Comprehensive
Plan amendment to reflect the regional park use.
As the City moves forward with the two planning processes, there are three reuse plan options to
consider. One is the mixed use plan reflected in the 2030 Comprehensive Plan. A second is the
regional park concept plan. A third option is a hybrid of plans one and two, which could still
include a regional park concept along with additional other compatible development.
Since the existing 2030 Comprehensive Plan was prepared in light of the RRLD mixed use
development concept, it may be necessary to review and potentially amend the 2030
City of Arden Hills
City Council Work Session for September 14, 2009
IlMetro-inetlardenhillsWminlCouncil lAgendas & Packet Information12009W9-14-09 TCAAP WorksessionlPacket Informationl]B 091409 - CC
Memo - TCAAP Planning Process. doc
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Comprehensive Plan. It would be possible amend the 2030 Comprehensive Plan to
accommodate a different mix of land uses.
To help facilitate future discussions, the attached document lists challenges, current Council
direction, implementation steps, and decision -making timelines. A brief overview of
Comprehensive Plan amendments and the Rezoning/Design Standards creation timeline is also
included.
In order to move forward in the planning process, staff is requesting direction from the Council
regarding implementation of the 2030 Comprehensive Plan. If the Plan remains unchanged, the
2030 Comprehensive Plan land uses are the default development concept. Additionally, the City
will need to develop zoning regulations that, support the 2030 Comprehensive Plan unless it is
amended. Since creating zoning regulations is a time consuming project and requires a super
majority vote from the City Council, it would not be a productive use of time to develop the
zoning regulations if there is not sufficient support.
If the Council agrees that the existing 2030 Comprehensive Plan does not reflect the current
vision for the property, the City could then begin discussing alternative land use scenarios, which
could still include a regional park concept. In order to change the Comprehensive Plan to
support any of the reuse concepts, the Council will need to work toward a concept that is
supported by a super majority.
City of Arden Hills
City Council Work Session for September 14, 2009
IlMetro-inetlardenhillsWdminlCouncilWgendas & Packet Information12009109-14-09 TCAAP WorksessionlPacket InformationllB 091409 - CC
Memo - TCAAP Planning Process. doc
Page 2 of 2
Twin Cities Army Ammunition Plant Reuse
City of Arden Hills
TCAAP Reuse Plan Options:
1. Existing 2030 Comprehensive Plan (mixed use and mixed business)
2. Regional Park Concept (with 53 acres open to development)
3. Revised Park/Development Mix for Public Sale(no direction to pursue this option)
Reuse plan one and two are being pursued simultaneously.
City Council Direction (as of July 2009)
• Work to obtain planning grant for the regional park concept (and any additional grants
that could help)
• Prepare timeline for amending the Comprehensive Plan and zoning to implementing the
community's land use desires
• The Invitation for Bid (IFB) will state "The zoning will be brought into compliance with
the Comprehensive Plan"
Challenges
• Working toward a community consensus and 4/5 consensus of Council regarding the:
o Comprehensive Plan
o Zoning Code Amendment/Rezoning
• Public Sale Process Timing/Special Legislation for Property Transfer
• Ramsey County acceptance of property
• Possible land uses and density in development area
o Housing
o Commercial/Industrial
• Environmental
o Data availability
o Funding for Cleanup
• Transportation: Capacity and Accessibility
o What is the capacity of existing connection to CR H and CR 96.
o What connections are possible?
• Funding
o Planning
o Environmental Cleanup
o Transportation improvements (if needed)
9/10/2009
Impact the Public Sale Process
o Delay the public sale process
o Ensure the IFB includes security to ensure that the buyer completes the cleanup of
the property
o Park and open space needs
9/10/2009 2
Reuse Plan 1 — Existing 2030 Comprehensive Plan Implementation
Background
Based on Metropolitan Council forecasts, the 2030 Comprehensive Plan provides for an
additional 3,300 residents, 1,700 households, and 4,600 jobs. Additionally, the Metropolitan
Council has set a goal of 288 new affordable housing units. Virtually all of this growth was
anticipated to occur on the TCAAP property. If the area available for development was reduced
via a Comprehensive Plan amendment, the population, household (including affordable housing
goals), and employment forecast would be adjusted.
The 2030 Comprehensive Plan divides the TCAAP property into four land use categories:
• Mixed Residential — provides for a variety of housing types and densities in close
proximity, including single-family detached homes, single -attached homes,
condominiums, townhomes, apartments, and senior housing options. The anticipated
average density is 10.4 units per acre with a minimum average density of six units per
acre up to a maximum density of 46 units per acre. This land use is designated for the
proposed TCAAP redevelopment, and the density is subject to change once a final land
use plan is selected.
Mixed Business — areas designated for a variety of businesses, including commercial,
certain light industrial uses, warehousing, office, general business, retail. This
designation will be used for the future business uses on the TCAAP property.
Parks and Open Space — areas designated as public parks.
Park Preserve — areas designated as natural or scenic areas that are to be preserved for
public use or open space.
The Parks and Open Space land use includes the former primer -trace area. The Park Preserves
includes the 49 acre wildlife corridor. The Mixed Business land use includes the western half of
the TCAAP property while the Mixed Residential includes the eastern half.
Primary Implementation Steps
The future land use categories for the Comprehensive Plan need be further detailed into the
actual zoning districts. There could be one or more zoning districts for each future land use
category depending on the type and quantity of housing desired. Implementation steps include:
• Create Zoning Districts to accommodate the 2030 Comprehensive Plan:
o Mixed Housing
• Site standards (i.e. setbacks, coverage, height)
• Land uses
• Density (nothing less than three du/acre and an average of six du/acre
required)
o Mixed Business
• Site standards (i.e. setbacks, coverage, height)
• Land uses
• Density
9/10/2009
• Performance Standards (adaptable from B2):
o Building materials and design
o Signage Site features (sidewalks, bike racks, etc)
o Special subdivisions requirements
• Utilities underground (already in code)
• Park dedication fees
o Stormwater (RCWD)
o Landscaping (beyond existing regulations?)
o Long-term maintenance
o Special PUD requirements (require PUD?)
• Must consider transportation limitations
9/10/2009 4
Reuse Plan 2 4 Regional Park Concept (with 53 acres open to development) — Resolution
2009-018
Background
On June 29, 2009, the City Council voted 3-1 to approve Resolution 2009-018, which provided
new guidance for the TCAAP property reuse. The resolution directed a majority of the TCAAP
property to be used for a regional park, and to use the remaining 53 acres of land that lies west of
Rice Creek and north of County Road H for redevelopment purposes. The resolution directs
using the redevelopment area for "compatible uses," such as a corporate campus.
Using the property as a regional park will require a number of steps. The 2030 Comprehensive
Plan does not currently support using the property as a regional park, and the plan will need to be
amended. In order to inform potential bidders on the project, the Comprehensive Plan should be
amended prior to the start of the public auction.
Primary Implementation Steps
The below action steps are not independent from each other. Many steps will overlap with each
other.
• Special Legislation for Property Transfer
o Delay public sale to provide additional planning time
o Obtain property transfer to Ramsey County
• Work with Ramsey County:
o Land transfer
o County recreation/open space needs?
o Funding for cleanup (also with the Metropolitan Council and other grant
providers)
• Work with the Metropolitan Council to obtain regional park status for the property, which
may make it eligible for Metropolitan Council funds.
• Environmental Remediation
o Gather available data
o Evaluate need for additional data and cost of data
• Land Use Planning
o Comprehensive Plan amendment
■ Future Land Use — change categories to:
• Park/Open Space & Park Preserve
• Mixed Business?
• Mixed Residential?
■ Request Population/Households/Employment Forecast Adjustment
■ Request affordable housing goal adjustment
■ Evaluate infrastructure impact
o Zoning Code Amendment and Rezoning
■ Create a new Park and Open Space Zone
9/10/2009 5
Mixed Business (area west of Rice Creek and north of CR H):
• Land use
• Density
• Access
• Performance Standards (design, layout, landscaping etc)
9/10/2009 6
Reuse Plan 3 4 Revised Park/Development Mix
If the regional park concept does not move forward sufficiently to delay or stop the public sale
process, the current default land use plan is the existing 2030 Comprehensive Plan. Since there
does not appear to be support for the development mix in the existing Comprehensive Plan or a
zoning scheme to fit the current Comprehensive Plan, it may be more productive to review
alternative scenarios and work toward a supportable mix of land uses.
The current 2030 Comprehensive Plan sets the stage for the mixed use development that was
being planned with RRLD. However, the Comprehensive Plan is just the framework for land
uses, and it is possible to amend the Comprehensive Plan to support a different mix of land uses
for TCAAP. It may be possible to combine a regional park concept with a certain amount of
development. While additional discussions would be needed, it is conceivable that some
development could help fund or support the cleanup of the regional park area. Additionally, if a
large portion of the property were zoned as a park use, the bidder would presumably adjust their
bid to accommodate the zero development value of the park/open space portion of the property.
If the Council agrees that the land uses in the existing Comprehensive Plan are not the best
course for the City, a discussion of alternative land use scenarios should be pursued. Instead of
using Reuse Plan 1, the below implementation steps would be used. The decision timeline
would not be changed since Reuse Plan 3 shares many of the same aspects as Reuse Plan 2.
Land Use Planning
o Comprehensive Plan amendment
■ Future Land Use — change categories to:
• Park/Open Space & Park Preserve
• Mixed Business?
• Mixed Residential?
■ Request Population/Households/Employment Forecast Adjustment
■ Request affordable housing goal adjustment
■ Evaluate infrastructure impact
Create Zoning Districts to accommodate the amended Comprehensive Plan:
o Housing
• Site standards (i.e. setbacks, coverage, height)
• Land uses
• Density (nothing less than three du/acre and an average of six du/acre
required)
o Business
Site standards (i.e. setbacks, coverage, height)
Land uses
• Density
Performance Standards (adaptable from B2):
o Building materials and design
o Signage Site features (sidewalks, bike racks, etc)
o Special subdivisions requirements
• Utilities underground (already in code)
9/10/2009 7
• Park dedication fees
o Stormwater (RCWD)
o Landscaping (beyond existing regulations?)
o Long-term maintenance
o Special PUD requirements (require PUD?)
Must consider transportation limitations
9/10/2009
Draft Decision Timeline:
The decision timeline includes for reuse plans. Assuming the public sale process continues to
move forward, the City would be best served by having any changes to the Comprehensive Plan
approved before the start of the public auction. Ideally, the zoning, design, and performance
standards would also be in place. Having these standards in place prior to the sale helps reduce
the concern over development rights by a new property owner.
The decision timeline is dependant on a number of factors. Modifying the land uses from the
Comprehensive Plan will require a comprehensive plan amendment from the Metropolitan
Council. The below timeline includes very optimistic Comp Plan amendment and rezoning
timelines. The Metropolitan Council could require additional time for review.
• September/October 2009
o Reuse Plan 1: Public Sale Process
■ Retain land uses from 2030 Comp Plan or follow Reuse Plan 3?
■ Modify land uses —
• What assumptions? (i.e. no City public financing,
transportation access limitations)
• Goals
• Reconfigure land use areas, more park area (still possibility for
regional park)?
• Reduce development area?
• What information is needed to determine basic land use areas?
o Reuse Plan 2: Special Legislation for Regional Park Process
■ Continue discussion with Ramsey County for property transfer
■ Comprehensive Plan amendment for regional park
■ Possible land uses for 53 acre redevelopment area?
o Bidders' Conference (planned by GSA but the timing seems difficult)?
■ Prepare letter from City for potential bidders. Review process,
constraints, wildlife corridor, transportation concerns, land use, etc.
o Other Topics:
■ Special TIF legislation
■ Environmental data summary
■ Green energy production? Zone for renewable energy production?
■ Planning grants
• November 2009
o Reuse Plan 1 /3 : Public Sale Process
■ Review land use scenarios for Comp Plan modification.
o Reuse Plan 2: Special Legislation for Regional Park Process
■ Ramsey County Board meeting results
■ Review land use scenarios for regional park and 53 acre redevelopment
area.
■ Metropolitan Council: Role of Regional Parks
9/10/2009 9
o Other Topics:
■ Special Legislation
■ Environmental data summary
■ Grants update
■ Cleanup funding
• December 2009
o Continue land use scenario discussion and work toward a selection
o Funding sources for planning and cleanup update
• January 2010
o Prepare comprehensive plan amendment for public review and comment
o Hold public meeting to review land use scenario(s)
o Begin research for zoning regulations to support the future land uses
• February 2410
o Finalize the Comprehensive Plan Amendment (can submit only one option)
o Submit Comp Plan amendment to adjacent cities, RCWD, and school district for
review (encourage 30 day response. But they have 60)
o Continue work on zoning regulations
• March 2010
o Submit Comp Plan amendment to the Met Council (if response from reviewing
bodies)
o Continue work on developing zoning regulations to support the amended land
uses in the Comprehensive Plan
• April 2010
o Continue work on developing zoning regulations to support the amended land
uses in the Comprehensive Plan
• May 2010
o Receive approval from the Met Council for the Comprehensive Plan amendment
o Approve zoning code amendments
• June 2010
o Public auction commences?
9/10/2009 10
Comprehensive Plan Amendment Review Timeline
Estimated time from start to finish: 90 to 180 days (could be reduced if the external review is
completed sooner than 60 days). The process for rezoning could start before the Metropolitan
Council review, though the new district could not be implemented until the Comprehensive Plan
is approved.
• City prepares Comp Plan amendment
• Planning Commission review — public hearing
• City Council review
o Can include another public hearing
o Requires 4/5 vote for approval
• External Review - Provide 60 days to adjacent communities, school district, and RCWD
for review
• Metropolitan Council review
o 15 days to determine completeness
o Provide 60 to 120 days for Met Council Review
o Final acceptance from the City
• City Council accepts Comp Plan amendment
Rezoning and Design Standards Timeline
Estimated time from start to finish: 60 to 120 days (this entirely depends on how much time it
takes to prepare the new/modified zone and design standards). This could be started while the
Comprehensive Plan amendment is being reviewed.
• City prepares zoning, design, and performance standards
• Planning Commission review — public hearing
• City Council review
o Could include additional public testimony
o Requires 4/5 vote for approval
• Goes into affect the day after publication
9/10/2009 11