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HomeMy WebLinkAbout03-03-10-WSChair Clayton Larson Commissioners � EN HILLS 1245 W. Highway 96 Arden Hills, MN 55112 Andrew Holewa Liz Modesette 651.792.7800 Daniel Reiff Arden Hills Www•ci.arden-hills. mn.us Samuel Scott Roberta Thompson Planning Commission Clayton Zimmerman Work Session. March 3, 2010 City Vision A strong community that values our unique environment, our fiscal soundness, and our tradition as a desirable city in which to live, work, and play. Agenda Immediately following the regular Planning Commission meeting. Call to Order 1. APPROVAL OF THE AGENDA 2. Topics A. TCAAP Zoning Discussion 3. ADJOURNMENT A quorum of the City Council may be present at this meeting. Planning Cases are available online at: http://www.ci.arden-hills.mn.us/planningcases It'. - EN HILLS MEMORANDUM DATE: March 3, 2010 TO: Planning Commission FROM: James Lehnhoff, Community Development Director SUBJECT: TCAAP Planning Process and Zoning Regulations Action Requ, est Staff is seeking input on the draft TCAAP zoning regulations. The draft regulations are intended to generate discussion and lead to the adoption of zoning regulations for the TCAAP property. Background At the February 16, 2010, City Council worksession, staff proposed a TCAAP zoning regulation concept that is based on the mixed use vision that was adopted in the 2030 Comprehensive Plan. After reviewing the concept, the Council directed staff to continue working on the proposed zoning regulations and to begin a review process with the City Council and Planning Commission. It will likely take several meetings to prepare, review, and edit the language of the proposed zoning regulations. Before the regulations can be adopted, the Planning Commission will hold a public hearing, and the Council will also have the opportunity to hold a hearing. Ideally, the regulations will be in place prior to the public auction, which is anticipated to occur in the summer of 2010. Since the composition of the Planning Commission has changed since the start of the master planning process for TCAAP, this memorandum will provide an overview of the TCAAP property and planning process. TCAAP Property and Planning Process Overview In 1941, the United States Army purchased approximately 2,400 acres of land for what would become the Twin Cities Army Ammunition Plant (TCAAP). During a 16 month period, over City of Arden Hills I 1 Meti-o-inet.us lai denhills IPlanning)Community Dei!elopinent! TC IAPIPlanning -Public Auction I Land Use Planning 1030310 -PC Memo - TCAAP Planning PYocess.doc Page I of8 300 buildings were constructed to manufacture and test munitions for World War II. At its peak, TCAAP employed more than 25,000 people. The TCAAP property was included in the City of Arden Dills' borders when the City incorporated in 1951. Between 1974 and 1985, the Army decommissioned most of the operations at TCAAP. The federal government formally declared 774 acres on the western side of the original TCAAP property as excess property in 1994. The balance of the original TCAAP property has been transferred or leased to other public entities, including the Minnesota Department of Transportation, Ramsey County, and the Minnesota National Guard. With the bulk of the original TCAAP property dedicated to other uses, only 585 acres of the original 2,400 acres remained for sale and potential redevelopment (Attachment A). For the purposes of this planning discussion, the name "TCAAP' only applies to the remaining 585 acres. There have been discussions about the potential reuse of the TCAAP property almost since it was created. However, in the mid 1990s, former Congressman Vento initiated a community visioning process to begin more formal discussions about how the TCAAP property could be reused (Attachment A). Through the 1990s and early 2000s, the Army further defined the borders of what would be sold and moved closer to starting the process to sell the land. The City's TCAAP planning discussions eventually evolved into the Framework Vision that was adopted in 2005 (Attachment A). As part of the Army's process for selling TCAAP, the City was provided an opportunity to negotiate a purchase of the TCAAP property. The Army's alternative process was to sell the property through a public auction process. In order to be more proactive in the planning process, the City partnered with a private developer to purchase and redevelop the remaining 585 acres in 2007. Building off of previous planning efforts, the City embarked on a community planning process to create a detailed master redevelopment plan for the TCAAP property. The purpose of that process was to gather input, prepare a layout, and work toward adopting a detailed master redevelopment plan for the TCAAP property. A detailed master plan would address such items as land use, density, streetscapes, signage, landscaping, and other related items. Once the master plan was completed, zoning regulations would have been written to implement the TCAAP master plan. Citing economic conditions, the developer withdrew from the project in May 2009 before the planning process was completed or a master plan was adopted. When the developer exited the project, the offer to purchase the TCAAP property was terminated. The General Service Administration (GSA), on behalf of the Army, subsequently initiated a process to sell the TCAAP property at a public auction. The auction was tentatively set for the summer of 2010. In June 2009, a majority of the City Council voted to pursue a concept of creating a new regional park on the TCAAP property. The City Council held a joint meeting with the Ramsey County Board of Commissioners in October 2009 to discuss the idea. The Ramsey County Board of Commissions is the regional park authority for Ramsey County. While the County opted to not City of Arden Hills l iMetr o-inet.us'ar denhills iPlanningl Community Development',TC9AP1 Planning - Public Auction I Land Use Planning W30310 - PC Memo - TCAAP Planning Process.doc Page 2 of 8 pursue turning TCAAP into a regional park, they did direct their staff to work with the City to determine if a portion of the TCAAP property could benefit the regional park system. Since early in the process, the TCAAP reuse plans have included a Wildlife Corridor connecting the Rice Creek area to the National Guard property (the Arden Hills Army Training Site, commonly called AHATS). More recently and with unanimous support from the City Council, Ramsey County is pursuing two additional land transfers from the TCAAP property to enhance the regional system (Attachment A): • Rice Creek South Regional Trail Corridor (29 acres) —This approximately 150 foot wide trail corridor is proposed to connect the Highway 96 Regional Trail to the Rice Creek North Regional Trail that runs along both sides of Rice Creek. • Trailhead Corridor/Primer Tracer Area (76.5 acres) —The County is working with the National Guard and Army to create a trailhead for possible seasonal recreational access to the National Guard property. All or a portion of this property is likely to be transferred to Ramsey County and any portion that is not transferred to Ramsey County maybe removed from the public auction process entirely. The previous planning discussions did not include any development on the Primer Tracer area. If all three transfers take place, the developable area would be reduced by about 29 acres. The Wildlife Corridor and the Primer Tracer area had already been designated as park and open space. When the master planning process started in 2007 in conjunction with the negotiated sale process, the City was working with a developer and held a reasonable belief that the property was going to be redeveloped in the near future. Because of those circumstances, the City needed to create a detailed master plan, in part to evaluate the economics of the project. While the City had significant discussions on such topics as land use layouts, design options, density, and parks, no plans were finalized or adopted by the City. Moreover, none of the discussions were translated into a format that could be incorporated into City zoning regulations. The information collected during the previous planning discussions will likely be a resource for the zoning process and future planning discussions. However, finalizing a detailed master plan prior to the auction would be difficult due to a number of open questions. At this point, the City does not have a development partner or development timeline. The cost of environmental remediation has not been finalized,, which may impact the development layout. Crucial road intersection improvements are needed, which also impacts the development capacity of the property. Finally, until the sale price is known, the economics of the project and what the development could accommodate are difficult to determine. None of these questions are insurmountable, but they will take time to answer and will impact the final development plan. Although there is not a detailed master plan in place for TCAAP, the 2030 Comprehensive Plan was written to set the foundation for a mixed use development on the TCAAP property that would include housing, parks, open space, and businesses (Attachment B). The City Council unanimously expressed support for the mixed use concept in the Comprehensive Plan at their City of Arden Hills 1Wetro-inet.usIardenhillslPlanninc, ICoinmuiiity Development)TCAAPPlanfzing -Public Auction)Land Use PlanningW30310 -PC Memo - TCAP Planning Process.doc Page 3 of 8 February 22, 2010, worksession. Prior to the end of the public auction, the City will be in the best position if the Zoning Code is updated to reflect the City's vision in the Comprehensive Plan. Moreover, this information will help potential bidders make knowledgeable decisions and help protect the City from a legal perspective on land use. The planning process has become somewhat unique since the developer withdrew from the project. Typically, a city would adopt a master plan through a community planning process, which is often done with participation from a developer. Once the plan was adopted, the zoning regulations would be written to implement the plan zoning is a tool of planning and not a plan by itself. While the Comprehensive Plan provides the overall concept for the TCAAP property, it does not include such details as a final land use layout, final densities, setbacks, lot sizes, or other typical regulations. Without a detailed plan prior to the public auction, much of the focus needs to be on prepping the zoning regulations to include a process for creating the detailed master plan at a future date. The proposed zoning regulations would essentially become a "plan to create a plan." TCAAP Zoning Regulations Comprehensive Plan A comprehensive plan does not include such details as setbacks, impervious coverage, landscaping requirements, or sign regulations that is the job of the Zoning Code. However, the 2030 Comprehensive Plan is the guiding document for the City's Zoning Code. State Statute requires the zoning code to be in conformance with a city's comprehensive plan; however, there is quite a bit of flexibility in the Arden Hills 2030 Comprehensive Plan in regards to TCAAP. Within the portion of TCAAP that may be redeveloped, the property is divided into two land use categories: • Mixed Residential (-220 acres)' - 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 (-240 acres) - 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. These two land use categories were based on the mixed use development concept that was being prepared with the former developer. Despite the changes to the TCAAP planning process, these categories still serve as the basis for a TCAAP redevelopment plan and allow the City to update the zoning regulations for the TCAAP property. If necessary, the definitions or borders of these ' The acreage has not been adjusted to account for the Ramsey County open space requests. City of Arden Hills 1IMetro-inet.usIaydenhillsIPlanning)Community Development1TCAAP'0anning - Public Auction tLand Use Planntng1030310 - PC Memo - TCAAP Planning Process. doc Page 4 of 8 future land use categories can be amended at a future date, subject to Metropolitan Council approval. As it stands, housing would be limited to the Mixed Residential area and businesses would be limited to the Mixed Business area. Once a final decision is made regarding the Ramsey County land use requests for parks and open space, it may be helpful to amend the Comprehensive Plan to include those areas, but that is not necessary at this time. Zoning Code Update The western and southern side of the TCAAP property is currently zoned I-2: General Industrial District (Attachment A). The eastern side of the property is zoned R-1: Single Family Residential. While the new future land use categories in the Comprehensive Plan do not necessarily exclude the uses in the existing I-2 or R-1 zones, the existing zoning does not support the concepts proposed on the future land use map. Due to the discrepancy in uses and because the existing zoning was not designed with a large redevelopment in mind, the City is moving forward with updating the zoning regulations for the TCAAP property. Until there is a detailed master plan, it is not possible create the specific zoning regulations that are typically written into the ordinance. However, the City can still set the parameters that a future TCAAP redevelopment must follow. These parameters can be incorporated into two new zoning districts that align with the Comprehensive Plan's Future Land Use Map. The new zoning district would require the developer to use the Planned Unit Development (PUD) process, which would be enhanced to specifically address the unique circumstances of the TCAAP property. The PUD process was also going to be used in the concept discussed with the previous developer. At this point, it would be a guessing game to set minimum lot sizes, create setbacks, or map road locations. Instead, the new TCAAP zoning districts should focus on the City's overall goals for the property along with a balance of flexibility, known requirements, and development constraints. The City Council adopted the TCAAP Reuse Statement in November 2009, which will also help inform the zoning process (Attachment Q. The new zoning regulations will guide a new planning. process to create a master development plan that will engage all stakeholders, including the residents of Arden Hills. It will likely take several meetings to prepare, review, and edit the language of the new zoning districts. While the draft ordinance has quite a bit of information, it is a work in progress and can be edited (Attachment D). The proposed zoning regulations will create two new zoning districts, Mixed Residential (MR) and Mixed Business (MB), and affect four parts of the Zoning Code: 1320.04 — Purpose of Districts: All of the zoning districts have a purpose that is listed in this section. A purpose statement would be added for the new MR and MB districts. City of Arden Hills UMetro-inet.uslardenhills lPlanninglCommunity Det•elopmentl TCAAPIPlanning -Public Auction1and Use PlanningW30310 -PC Memo - TCAAP Planning Process. doc Page 5 of 8 When a city adopts a zoning regulation, it must be based on a rational purpose that enacts community goals. 1320.05 — Land Use Chart: The land use chart lists the permitted and conditional uses for each zoning district in the City. If a use is not listed as permitted or conditional, then it is automatically unpermitted. Some of the uses, i.e. office, retail, have very broad definitions that allow for a wide variety of uses. The chart would need to be updated to include the new MR and MB districts, but staff has not yet drafted that chart for review. 1320.06 — District Requirements Chart: This chart includes the lot size, coverage, and setback information for each district. The MR and MB districts will be added to the chart, though the details will likely be added as part of a master plan that is developed at a later time. This chart has not yet been drafted. 1320.135 —Special Requirements for the Mixed Residential and Mixed Business Districts: This section is the workhorse of the new MR and MB districts. This section includes the Planned Unit Development (PUD) process and the components that will be needed to create a TCAAP master plan. Subd. 1 — General Procedure. This section is a summary of the overall planning and review procedure for the PUD. Subd. 2 — PUD Concept Plan Review. In the existing zoning code, applicants have the option for a concept plan review that allows for a non-binding meeting to discuss the aspects of a proposal. Staff is proposing to make the concept plan review a requirement for the TCAAP planning process. Subd 3 — Public Engagement Plan. Due to the potential impact on the community, public input and participation is important for creating the master plan. This subdivision would require the applicant to implement a public engagement plan. Subd 4 — PUD Master Plan. This subdivision describes the process and information requirements for submitting an application to create the TCAAP master plan. Part C is particularly important because it defines when a PUD application would be deemed complete. Once an application is complete, the City is subject to the statutory 120 day review process. In order to consider the application complete, the applicant would need to complete the components in subdivisions five through 14. The City will also have the ability to institute a development moratorium for TCAAP if that becomes necessary. Subd 5 to 14 — These ten components list the information and performance requirements for a future master plan. Essentially, these components set the City of Arden hills Wetro-inet.uslardenhills lPlanninglCommunity Developmentl TC:9APiPlanning - Public Auction'Tand Use PlanninoW30310 - PC 44emo - TCAAP Planning Process. doe Page 6 of 8 direction for the City and a developer. This is where the City can set a balance between some flexibility and particular requirements. Staff recommends reviewing each component since this is where additional detail or information may be needed. The ten planning components include: • Land Use • Design Standards • Transportation and Parking • Park, Recreation and Open Space • Utilities • Construction Staging • Environmental Review and Remediation • Sustainability • Contractual • Financial Subd. 15. PUD Final Plan. This is the final phase of the PUD process and is used when a developer actually starts construction on a particular phase. The PUD Master Plan will be a plan for the entire TCAAP property, but construction is likely to occur over time in different stages. The PUD final plan is used to finalized the construction detail for a specific stage of development. Rep,ulation Review Timeline The TCAAP public auction is anticipated to occur in the summer of 2010 and possibly in June. It is the City's goal to have the new regulations close to approval or approved in time for the auction. In order to prepare the regulations, there will be several worksessions with the City Council and with the Planning Commission. The potential review schedule is as follows: Date Meeting Type Purpose Feb -16 CC Worksession Proposed TCAAP zoning regulation concept to Council, and Council directed staff to continue with the concept Feb -22 CC Worksession Council began review of the TCAAP zoning regulations Mar -3 PC Worksession Continue preparation and review of TCAAP zoning regulations Mar -15 CC Worksession Mar -29 CC Worksession Apr -5 CC Worksession Apr -7 PC Worksession Apr -26 CC Worksession May -5 PC Worksession May -23 CC Worksession Jun -2 PC Meeting Planning Commission holds public hearing to review final draft and make a recommendation to the City Council Jun -28 CC Meeting City Council approves TCAAP zoning regulations This schedule includes all potential meeting dates, but the schedule has not been finalized by the City Council. It is possible for the review process to take fewer meetings. City of Arden Hills 11Metro-inet.uslardenhillslPlanning!Community DevelopmentlTCAAP1Planning - Public Auction1and Use PlanninaW30310 - PCMemo - TCAAP Planning Process.doc Page 7 of 8 Community Meetings The City will be hosting a community meeting on April 20, 2010, from 6:30 pm to 8:00 pm at the Marsden Conference Room at the Ramsey County Public Works building. This will be an informational meeting to update residents on the status of TCAAP, explain the City's next steps, and to gather questions and input. The City is also scheduling a multi jurisdictional meeting to discuss TCAAP with the adjacent cities and other governmental jurisdictions. The date for the multi jurisdictional meeting has not been finalized. When a detailed master plan for TCAAP is prepared, a new community involvement process will be initiated. Since there currently is no development schedule, a public engagement schedule will not be defined until after the property is sold and a developer identified. Attachment A. TCAAP Maps: • TCAAP Land Ownership • Vento Reuse Map • Framework Vision • Existing Zoning Districts • 2030 Comprehensive Plan: Future Land Use Map • Ramsey County Park and Open Space Requests B. Chapters 5 and 6 from the 2030 Comprehensive Plan C. TCAAP Reuse Statement D. Proposed TCAAP Zoning Regulations Cit} of Arden Hills lMetro-inet.uslardenhills lPlanning; Community Development!TCAAPlPlanning - Public Auction Use PlanninaW30310 - PCMemo - 15 TCAAP Planning Pj ocess.doc Page 8 of 8 Attachment A TCAAP Maps: • TCAAP Land Ownership • Vento Reuse Map • Framework Vision • Existing Zoning Districts • 2030 Comprehensive Plan.* Future Land Use Map • Ramsey County Open Space Requests -AvEN HILLS March 3, 2010, Planning Commission Meeting z 4- U ) E U) 0 � L- 0 < 4- LO 00 < a) < E L -O �r < < C/) a) 0) C C: c:. o < < L- a) (.) cu 0 azcti co C: CIO (D CO cn a) cn 0 E a) cmc:) C: U-) E CU E a) C: < a) 0L- -6-0 =r _0 >s cn a) cn cu E cn -o a)(D Lf a) E a) cu < CYC cc C - co < a) 1 -6-4 CU Cl) 0 Cl)L- a) a) < E -E < CL— cn cn < . — kt.— m 0 cu a) a) a) -0 73 E C) L- C: < m Of or- 0 CY) CN z 4- U ) E 0 � L- 0 < 4- a) < E co a) C < C). O C: c:. o a) Q 0 azcti co C: CIO (D a) z 0 E a) < C- a) a) 0L- -6-0 =r _0 >s cn < a) E a) C: cn cn a)cu< O -o a)(D Lf E < < < cc C - ■ 1 -6-4 0 County Road I Water ' Wetland Area Data Source: Ramsey County, City of Arden Hills Legend Vento Reuse Ran Commercial / Office / Industrial Government Center •\ v v: $ Institutional Joint Community Athletic Fields Open Space Active or Passive Recreation Residential Figure H.1 Right -of -Way Water 2030 Comprehensive Plan Update Map Approved: September 28, 2009 The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information. 2030 Comprehensive Plan: -At�HILLs Future Land Use ......................... .......................... ............ ......................... ......................... MC -Mixed Commercial MR - Mixed Residential P/I - Public & Institutional P/OS - Park and Open Space ....................... PP - Park Preserve Water 0.5 Mile Attachment B Chapters 5 and 6 from the 2030 Comprehensive Plan I't -AwEN HILLS March 3, 2010, Planning Commission Meeting City of Arden Hills - 2030 Comprehensive Plan S. TWIN CITIES ARMY AMMUNITION PLANT (TCAAP) PROPERTY REDEVELOPMENT Goal. Develop TCAAP in a way that accommodates a mix of land uses that is sensitive to the natural environment, economically sustainable, and a benefit to the community. In 1941, the federal government started construction on the Twin Cities Army Ammunition Plant (TCAAP), which occupied about 3.7 square miles (2,370 acres) in what was then Mounds View Township (Figure 5.1). During a 16 month period, over 300 buildings were constructed to manufacture and test munitions for World War ll. The plant also produced munitions for the Korean conflict, Vietnam conflict, and the first Gulf War. At its peak, the property had 40 miles of electric and telephone wire, 83 miles of sewer, 37 miles of road and railroad track, and employed more than 25,000 people. The entire TCAAP property was included in the Arden Hills municipal border when the City incorporated in 1951, and now occupies approximately the northern third of Arden Hills. The TCAAP property is bounded by Highway 96 on the south, Highways 10 and 35W on the west, Lexington Avenue on the east, and County Road l on the north. $.1 TCAAP DECOMMISSIONING AND LAND TRANSFERS Between 1974 and 1985, the federal government started decommissioning TCAAP. While munitions production by private entities continued into the early 2000s, operations were a fraction of peak production. Plans to transfer portions of the property and redevelop it have been in the works since the 1980s. Redevelopment plans for the former TCAAP property have continued to evolve and become more detailed: Table 5.1 -- TCAAP Lana Reuse Proposals Approved: September 28, 2009 5-1 1982 1998 2008 (unapproved) a)Residential 970 445 168 E o Commerciat/Industrial 500 222 182 a� Parks and Other Open Space 805 252 168 a) Qf linstitutional, Roads, & Other Public 95 215 65 Rice Creek Trail Corridor na na 112 Parks Preserve/Arden Hills Army Training Site (AHATS)/US Army Reserve na 1,237 1,562 Other (MnDot, Ramsey County, Arden Hills) na na 113 Total 2,370 2,370 2,370 rAcerage is approximate. Approved: September 28, 2009 5-1 City of Arden Hills - 2030 Comprehensive Plan Much of the former TCAAP property has already been transferred or leased to other public entities, including the Minnesota Department of Transportation, Ramsey County, and the Minnesota National Guard (Figure 5.2). The City, in cooperation with a private developer, is currently in the process of purchasing 585 acres of the TCAAP property along the property's western border for redevelopment. 5.1.1 Ramsey County Parks and Recreation Rice Creek traverses the northwestern corner of the former TCAAP property and is an important animal habitat and recreation area. Approximately 112 acres adjacent to the creek were transferred to Ramsey County in 2006 for their park and recreation system (Figure 5.2). The County anticipates completion of a trail adjacent to the Rice Creek in the summer of 2008. Ramsey County Parks and Recreation also owns a 7.2 acre parcel adjacent to Lexington Avenue near the Marsden Lake and wetland complex. 5.1.2 Arden Hills Army Training Site (AHATS) and Army Reserve Approximately 1,560 acres will remain under federal ownership; however, the Minnesota National Guard has a long-term lease for most of the land. A small portion is used for the Army Reserve station in the far southeastern corner of the property. This land is expected to remain under federal ownership for the foreseeable future. The Minnesota National Guard has designated their leased area as the Arden Hills Army Training Site (AHATS). Although live munitions firing are prohibited on the site, the Minnesota National Guard does use the property for training purposes. Much of AHATS is anticipated to remain as open space, but the National Guard is in the process of developing a long-term master plan for the property. While the AHATS master plan has not been finalized, it is anticipated to include a field maintenance shop, training area management building, division headquarters, state joint force headquarters, billeting, and a number of ancillary buildings. The project is also expected to include an armory/training center that could have a community center component. The potential buildings would be located on the north and west sides of the Ramsey County/Arden Hills Public Works Facility at the northwest corner of the Hamline Avenue and Highway 96 intersection. Approved: September 28, 2009 s-2 City of Arden Hills - 2030 Comprehensive Pian The potential impacts of the AHATS master plan have not been fully evaluated, but it will increase use and workers on the National Guard property. The City seeks to maintain a working relationship with the Minnesota National Guard on planning activities and to potentially collaborate on a community center as part of the training facility. 5.1.3 City of Arden Hills In 1994, the fed Oral.. government formally declared 774 acres of the TCAAP property as excess that was to be sold. In order to have a more proactive and holistic planning process *for the excess property, the City, along with a private developer, entered into a purchase agreement with the federal government in 2007 to purchase 585 acres of land adjacent to Interstate 35W and Highway 10 (Figure 5.2). Various redevelopment plans have been in progress since the early 1980s, including the Vento Reuse Plan and the Framework Vision. Redevelopment plans continue to evolve as transfer of the land to the City draws closer. In 2007, the City initiated a more detailed community planning process to better define how the 585 acres should be redeveloped. While a final land use plan will not be approved in time for inclusion in this Comprehensive Plan, approximately 49 acres will be transferred to Ramsey County for a wildlife corridor connecting Rice Creek to the AHATS property and 76.5 acres in the northeastern part of the property will be used for an undetermined public use. Once the City adop.ts,,q land use redevelopment plan, the Comprehensive Plan will be amended to include any required data, including approved land uses, housing densities, transportation infrastructure, traffic generation, parks, open spaces, and water resource data. In preparation for that amendment, this Comprehensive Plan includes the overall vision for the redevelopment area, preliminary elements from the potential reuse plan, future land use designations, and the next steps in the property's redevelopment. Since it is the City's goal to fully incorporate the TCAAP property into the fabric of the community, the land use, housing, parks and open space, transportation, and other components of the proposed TCAAP redevelopment have been integrated into their respective chapters. The overall City vision, goals, and policies of each chapter apply to the entire TCAAP redevelopment. Approved: September 28, 2009 5-3 City of Arden Hills - 2030 Comprehensive Plan The City of Arden Hills already owns 6.9 acres of the former TCAAP property adjacent to Highway 96 (Figure 5.2). This property was transferred to the City for use as a new City Hall, which was completed in 2001. 5.1.4 State of Minnesota The State of Minnesota controls nearly 62 acres of the former TCAAP property in the northwestern corner adjacent to County Road I and Interstate 35W. The Minnesota Department of Transportation has a facility on the site, including a driver licensing center. 5.2 ENVIRONMENTAL CLEANUP Portions of the TCAAP property were subject to environmental contamination during its four decades as a munitions manufacturing plant and testing area. The United States Army initiated environmental cleanup in the 1980s and cleanup of the groundwater may continue for at least 40 years. Additional environmental characterization and testing is underway to determine the extent of the cleanup that remains on the 585 acres prior to being redeveloped. The property will be cleaned up to required standards for residential, commercial, and recreational uses. 5.3 REDEVELOPMENT TIMELINE While the redevelopment timeline has not been fully determined, construction will not begin before 2009. The project is anticipated to be completed in phases over the next 10 to 20 years; however, the development timeline will depend on a number of conditions, including the market, environmental cleanup, transportation improvements, and other related factors. Once the City adopts a redevelopment plan for TCAAP, a more detailed timeline will be created. Approved: September 28, 2009 5-4 City of Arden Hills - 2030 Comprehensive Plan G. LAND USE Goal: Develop and maintain a land use pattern that strengthens the vitality, quality, and character of our residential neighborhoods, commercial districts, and industrial areas while protecting the community's natural resources and developing a sustainable pattern for future development. To advance this land use goal, the following policies are proposed: o Evaluate and amend the land use regulations to achieve the highest possible development standards, enhance the natural environment, protect public health, support a vital mix of land uses, and promote flexible approaches to implement the Comprehensive Plan. o Ensure that land use regulations promote development that is compatible with nearby properties, neighborhood character, and natural features; minimize pedestrian and vehicular conflict; and visually enhance development. o Preserve the stability and quality of the city's neighborhoods while allowing for redevelopment that is complimentary to existing development. o Provide a balanced mix of residential, park, open space, and commercial land uses. o Construct all new development at an average density of at least three residential units per net residential acre. o Explore the possibility of creating additional community gathering space in conjunction with public or private organizations, including AHATS. G.1 INTRODUCTION Land use is a defining characteristic of a community. While land use does not operate independently from the other characteristics that create a community, it is a binding factor between transportation, housing, parks, paths, and other characteristics. Through zoning, subdivision, and other land use regulations, a city has powerful tools to guide the long-term, look, feel, and vitality of their community. Despite the vacant TCAAP property (see Chapter 5), Arden Hills is classified as a fully developed community by the Metropolitan Council's 2030 Regional Development Framework. The City is also entirely within the Metropolitan Urban Service Area (MUSA). The areas south of Highways 96 and 10 were mostly developed by the end of the 1970s, and less than three percent of the developable land in that part of Arden Hills is vacant. Significant land use changes are not anticipated in the developed part of Arden Hills; however, study areas have been identified in the Future Land Use section of this chapter. The City seeks to take a proactive stance to protect the high quality of life that residents have come to expect and to prepare for potential redevelopment opportunities on TCAAP and throughout the community. Approved: September 28, 2009 6-1 City of Arden Hills - 2030 Comprehensive Plan E).2 FUTURE LAND USE — 1998 COMPREHENSIVE PLAN The 1998 Comprehensive Plan included a future land use map (Figure 6.1) and proposed mix of land uses for future development, including potential land uses for the proposed TCAAP redevelopment: Table 6.1 —1998 Future Land Use The 1998 future land use data did not include detailed open water coverage or right-of- way area information, which makes comparing it to actual 2008 land uses difficult. In order to make a more accurate comparison between the existing land uses in 2008 and the proposed future land uses from 1998, estimated right-of-way and open water data has been incorporated into the 1998 land use data (Table 6.2). Due to the methodology for calculating land use data by the Metropolitan Council, only the rights-of-way for highways are calculated. The rights-of-way for city streets and smaller roadways are included with the adjacent land uses. Approved: September 28, 2009 6-2 Land Use Acres C) rn m _C 0) = O C- 0 Low Density Residential 1,114 Medium Density Residential 199 High Density Residential 5 Neighborhood Business 9 Commercial 132 Industrial 390 Parks 350 Subtotal 882 v Mixed Residential 445 Mixed Business 222 Parks 251 Park Preserve 1,237 Public/Institutional 215 Subtotal 2,370 Right-of-way (major roads only) & Open Water 2,902 Total 6,154 The 1998 future land use data did not include detailed open water coverage or right-of- way area information, which makes comparing it to actual 2008 land uses difficult. In order to make a more accurate comparison between the existing land uses in 2008 and the proposed future land uses from 1998, estimated right-of-way and open water data has been incorporated into the 1998 land use data (Table 6.2). Due to the methodology for calculating land use data by the Metropolitan Council, only the rights-of-way for highways are calculated. The rights-of-way for city streets and smaller roadways are included with the adjacent land uses. Approved: September 28, 2009 6-2 City of Arden Hills - 2030 Comprehensive Plan Table 6.2 - Adjusted 1998 Future Land Use Data The following descriptions were used to define the future land use categories in the 1998 Comprehensive Plan: 1. Low density residential (LDR) —traditional single-family residential land use category. A density range of three to five units per acre is allowed. 2. Medium density residential (MDR) — apartment and tawnhome land use category for providing densities of up to eight units per acre. 3. High density residential (HDR) —apartment and townhome land use category providing for densities of up to twelve units per acre. Mobile homes are also included in this category. 4. Mixed Residential (MR) —designed to provide for a variety and mixture of housing types, particularly in the TCAAP area. This category will allow for those types of units not readily available now in the City. 5. Neighborhood business (NB) —neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, neighborhood business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. Approved: September 28, 2009 6-3 Land use Acres Low Density Residential 1,064 Medium Density Residential 129 High- Density Residential 5 CD a Neighborhood Business 20 c Commercial 104 o Industrial 407 Parks 336 Public & Institutional 339 n Subtotal 1,207 Mixed Residential 445 Mixed Business 222 a. Q v Parks 251 Park Preserve 1237 Public/Institutional 215 Subtotal 2370 a� Water 684 Right-of-way 1,893 O Total 6,154 The following descriptions were used to define the future land use categories in the 1998 Comprehensive Plan: 1. Low density residential (LDR) —traditional single-family residential land use category. A density range of three to five units per acre is allowed. 2. Medium density residential (MDR) — apartment and tawnhome land use category for providing densities of up to eight units per acre. 3. High density residential (HDR) —apartment and townhome land use category providing for densities of up to twelve units per acre. Mobile homes are also included in this category. 4. Mixed Residential (MR) —designed to provide for a variety and mixture of housing types, particularly in the TCAAP area. This category will allow for those types of units not readily available now in the City. 5. Neighborhood business (NB) —neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, neighborhood business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. Approved: September 28, 2009 6-3 City of Arden Hills - 2030 Comprehensive Plan 6. Commercial (C) -areas designated for a broad range of retail shopping and services to meet the needs of the community. Compatible uses such as office buildings are also intended for this area. 7. Mixed Business (MB) -areas designated for a variety of business, commercial and industrial uses, including office, general business, retail, and industrial uses. This designation will be used for the future commercial/industrial uses on the TCAAP property. 8. industrial (IND) -areas designated for a broad range of industrial uses, including office, warehouse, and manufacturing. 9. Public & Institutional (P/1) -designates areas for uses including government buildings, colleges, schools, and churches. 10. Parks -areas designated for city and county parks. 11. Park Preserve (PP) -areas designated as natural and scenic areas that are to be preserved for public use. 12. Right-of-way (ROW) -public vehicular, transit rail, and/or pedestrian rights-of- way. 13. Water (WAT) -includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 6.3 EXISTING LAND USE - 200$ The 2008 existing land use data is based on City and County property records and known land uses (Figure 6.2). The land uses are classified into the following categories. Table 6.3 - 2008 Existing hand uses 1. Single Family Attached (SFA) -includes all attached single family homes such as townhomes with separate entrances. 2. Single Family Detached (SFD) -includes all detached single family homes. 3. Multiple Family (MF) -includes apartment buildings and condominiums of more than one story. 4. Manufactured Housing (MH) - includes manufactured and mobile homes in specialized parks. 5. Neighborhood Business (NB) - neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Approved: September 28, 2009 6-4 Land Use Acres Single Family Attached 84 Single Family Detached 904 Multiple Family 12 Manufactured Housing 48 Total Residential 1,048 Neighborhood Business 12 ConTnerc is l 65 Off ice 140 Mixed Use Industrial 106 Light Industrial 141 Park and Open Space 473 Public & Institutional 2,502 utility 20 Vacant 131 Water ( lakes and NWI wetlands) 796 Railroad Right -of -way 35 Right -of -w ay 685 Total 6,154 City of Arden Hills - 2030 Comprehensive Plan 6. Commercial (COM) —areas designated for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. 7. Office (OFC) —Predominantly administrative, professional, or clerical services; includes medical clinics. 8. Mixed Use Industrial (MUI) —includes Eight manufacturing and/or processing, warehousing, distribution, and offices. 9. Light Industrial (LI) —primarily light manufacturing and/or processing of products; could include light industrial land use, distribution, warehouse facilities, and offices as a secondary use. 10. Park and Open Space (P/OS) —areas designated as public parks. 11. Public &Institutional (P/1) —areas designated for uses such as government buildings, colleges, schools, and religious uses but not medical uses. 12. Utility (UTL) —Public or private land occupied by a power substation, water tower, municipal well, pumping station, or similar use. 13. Vacant (VAC) —Private land not occupied with a building or use. 14. Water (WAT) —includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 15. Railroad right-of-way (RR) — Railroad right-of-way. 16. Right-of-way (ROW) — public vehicular, transit and/or pedestrian rights-of- way. Although there were few land use changes between 1998 and 2008, there are differences between the 1998 future land use data and the 2008 existing land use data. The differences are largely attributable to more accurate data in 2008, the delayed redevelopment of the TCAAP property, and other vacant property that was not developed. The two data sets use different land use descriptions because the 2008 existing land use data is based on actual land use while the 1998 future land use numbers were based on anticipated development. In addition to more accurate data, there were a few land use changes between 1998 and 2008. In 2007, the Hazelnut Park #3 subdivision and subsequent extension of Katie Lane was approved, which increased the amount of land used for right-of-way. As part of the 2005 pavement management program, the road that connected Red Fox Road to Grey Fox Road was vacated, which reduced the amount of area used for right- of-way. Fernwood Avenue on the Boston Scientific (formerly Guidant) campus was vacated while Cummings Drive was dedicated to the City. The current land uses on the TCAAP property are the most notable differences from what was expected in the 1998 future land uses to the actual land uses in 2008. Since 1998, the number of acres that were anticipated to be part of the TCAAP redevelopment Approved: September 28, 2009 6-5 City of Arden Hills - 2030 Comprehensive Plan has been reduced and, moreover, the redevelopment was delayed. While a specific redevelopment timeline for TCAAP has not been set, much of the redevelopment is anticipated to occur in phases over the next 10 to 20 years depending on market conditions. Finally, of the 131 acres of vacant land in 2008, approximately 70 acres are zoned for residential, 40 acres are zoned commercial, and 21 acres are light industrial. The vacant areas have not significantly changed anticipated land use types between the 1998 and 2030 future land use maps. The vacant land does not include the TCAAP property, which is currently classified as public/institutional land since it is owned by the federal government. 6.4 FUTURE LAND USE - 2030 While redevelopment may occur on some parcels throughout the City, no significant land use changes in the developed areas of Arden Hills are anticipated (Figure 6.3). Most of the City's projected population, household, and employment growth will occur on the proposed TCAAP redevelopment. Table 6.4 — 2030 Future Land Use Land Use Acres Low Density Residential 978 Medium Density Residential 136 High Density Residential 12 Mixed Residential (TCAAP)* 220 Neighborhood Business 19 Mixed Business (TCAAP)* 240 Mixed Business 79 Commercial 26 Community Mixed Use 100 Light Industrial and Office 303 Public & Institutional 461 Utilities 15 Park and Open Space 576 Park Preserve 1,472 Water 796 Railroad Right-of-way 35 Right-of-way 685 Total" 6,154 *Includes future right-of-way, parks, and open space Approved: September 28, 2009 6-6 City of Arden Hills - 2030 Comprehensive Plan 6.4.1 Future Land Use Classifications There are sixteen future land use classifications: 1. Low Density Residential (LDR) — traditional single-family residential land use category. A density range of three to five units per acre may be allowed. 2. Medium Density Residential (MDR) — apartment and townhome land use category for providing densities of six to nine units per acre. 3. High Density Residential (HDR) — apartment and townhome land use category Iproviding for densities of nine to twelve units per acre. 4. Mixed Residential (MR) — 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. 5. Neighborhood Business (NB) — neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, Neighborhood Business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. Dwelling units of three units per acre or more may be permitted. 6. Mixed Business (MB) — 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. 7. Commercial (C) — areas designated for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. 8. Community Mixed Use (CMU) — areas designated for a broad range of retail, shopping, services, and office space to meet the needs of the community and surrounding areas. This area may also include medium to high density housing with a potential density of three to 20 units per acre. Approved: September 28, 2009 6-7 City of Arden Hills - 2030 Comprehensive Plan 9. Light Industrial and Office (1/0) —areas designated for a broad range of light industrial uses such as warehousing with manufacturing_ This land use may also include offices. 10. Public &Institutional (P/1) —areas designated for uses such as government buildings, colleges, schools, and religious uses, but not medical uses. 11. Utility (UTL) —Public or private land occupied by a power substation, water tower, municipal well, pumping station, or similar use. 12. Park and Open Space (P/OS) —areas designated as public parks. 13_ Park Preserve (PP) —areas designated as natural or scenic areas that are to be preserved for public use or open space. 14. Water —includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 15. Railroad right-of-way (RR) —public or private freight or passenger rail activities. 16. Right-of-way (ROW) — public vehicular, transit and/or pedestrian rights- of-way. 6.4.2 Former City Hall/Public Works Property The 6.82 acre former City Hall/Public Works property is undergoing a community vision process to determine how the property should be redeveloped (Figure 6.4). The property was home to the Arden Hills City Hall and Public Works for many years. While a redevelopment plan for this property was not adopted in time for this Comprehensive Plan, residential uses or a mix of residential and small-scale commercial uses are anticipated. Neither residential nor commercial development should require a change to the future land use designation. 6.4.3 Guiding Plan for the B2 District In March 2008, the City initiated a visioning and planning process for the B-2 General Business District, which generally includes the commercial properties near County Road E between Lexington Avenue and Hamline Avenue/Highway 51 (Figure 6.4). This area hosts a number of retail, service, and office uses. Long considered the "downtown" of Arden Hills, the district is a mix of newer and older buildings. As this corridor ages, market initiated redevelopment is anticipated. The City completed the planning process and accepted the "Guiding Plan for the B2 District" in October 2008. The Guiding Plan includes a long-term vision for the future redevelopment of this corridor and addresses transportation issues, Approved: September 28, 2009 6-8 City of Arden Hills - 2030 Comprehensive Plan land uses, infrastructure improvements, landscaping, pedestrian facilities, building design, and site layout among other issues. While the primary uses along this corridor are likely to remain retail, commercial, and office, the Guiding Plan and subsequent land use changes add the possibility for housing in this area. Although the Guiding Plan document is not adopted as part of the Comprehensive Plan, the future land use map has been updated to reflect the proposed land uses in the B2 District (CMU), and the Capital Improvement Plan (CIP) includes a potential timeline for the public improvements described in the Guiding Plan (Appendix A). 6.4.4 Red Fox/Grey Fox/Lexington Avenue Business Area Guiding Plan Immediately north of the B2 District is a significant industrial, office, and retail area for the City. This area includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway (Figure 6.4). This area is used by a number of small and large businesses for a variety of retail, distribution, warehousing, and office uses. This area was largely developed between the 1950s. and 1970s, though the retail area has had some new development in the last 10 years. While good access to regional transportation has helped to continue to make this area viable, some of the buildings are becoming functionally obsolete for modern manufacturing, warehousing, and business uses. As redevelopment pressure increases, a more detailed guiding plan is required to comprehensively address the overall redevelopment needs in this area of the City. 6.4.5 Neighborhood Business The neighborhood business land use concept was developed in the 1998 Comprehensive Plan (Figure 6.1). The purpose of the concept was to promote the development of commercial nodes that were compatible with the surrounding residential uses and provided services to residential areas. Commercial uses that would generate high traffic, noise, or other negative impacts were considered undesirable. Neighborhood business areas were located at intersections or nodes at the edge of residential areas, on properties not considered desirable for housing, or properties that have traditionally been occupied with neighborhood services. Housing could be a component of the development but would not necessarily be the focal point. Approved: September 28, 2009 6-9 City of Arden Hips - 2030 Comprehensive Plan To date, the success of the neighborhood business district has been mixed. Two projects have been developed under this zoning designation, and both resulted in the construction of small office buildings with a variety of services. However, neither of the projects focused on providing neighborhood level services. Nevertheless, the City seeks to maintain the neighborhood business areas and the long-term goal of creating small commercial areas that enhance the residential neighborhoods. 6.4.6 Manufactured Home Community The Arden Manor neighborhood has been identified as an important community and the primary supply of affordable housing options in the City. Bounded by Interstate 35W, Highway 96, and Highway 10, the neighborhood is facing pressure from adjacent highways and land uses. Although the 1998 Comprehensive Plan identified this area for potential redevelopment into non- residential uses, the City anticipates this property will remain as a medium density residential use for the foreseeable future. Although complete impacts are not yet known, potential changes to Highways 10 and 96 may impact the manufactured home community. The City is currently in the process of reviewing road design proposals for this area. 6.4.7 TCAAP Redevelopment As noted in Chapter 5, a land use plan for TCAAP has not yet been adopted by the City; however, the City recognizes the importance and potential impact of the proposed TCAAP redevelopment (Figure 6.4) on the City and region. Therefore, the preliminary, unapproved land use data for TCAAP has been included for informational purposes (Figure 6.3). Upon selection of a land use plan, this Comprehensive Plan will be amended to reflect the approved land use designations in TCAAP. The future land use map currently includes just two land uses, Mixed Business and Mixed Residential (Figure 6.3). There will be institutional uses, parks, wetlands, and roads on the property; however, their exact locations and acreage have not been determined. The most recent unapproved concept plan for TCAAP includes the following land uses: Approved: September 28, 2009 6-10 City of Arden Hills - 2030 Comprehensive Plan Table 6.5 - TCAAP Lana Reuse Concept Land Use Acres E CL co °J > Q Residential 168 Commercial/industrial 182 Parks and Other Open Space 168 Institutional, Roads, & Other Public Use 65 Rice Creek Trail Corridor 112 Arden Hills Army Training Site (AHATS)/US Army Reserve/Parks Preserve 1,562 Other (MnDot, Ramsey County, Arden Hills) 113 Total 2,370 rerage is approximate. The TCAAP property is anticipated to host a mix of uses, including retail, office, hotel, office showrooms, parks, open spaces, and a variety of housing types and densities. Housing types will likely include single family homes, townhomes, senior housing, apartments, and condos, though market conditions will impact what can be built. The parks and open space area include active and passive parks, a 49 acre wildlife corridor, and 76.5 acres of land that will be used for an undetermined public use. All TCAAP redevelopment information is subject to change once a final land use and redevelopment plan is selected. 6.4.8 Development Capacity and Net Residential Density The Metropolitan Council's 2030 Regional Development Framework requires an average net residential density of at least three units per net residential acre. Densities lower than this are not an efficient use of the region's sanitary sewer infrastructure. Net residential acreage is calculated by subtracting wetlands, water bodies, public parks, arterial streets, and identified natural resources that are protected by ordinance from gross acres. The number of net residential acres is then divided by the number of lots to determine net residential density. According to the 2005 land use data provided by the Metropolitan Council, there were 1,318 acres of net residential land in Arden Hills, which includes the rights- of-way of adjacent City streets. The United States Census Bureau lists 3,017 housing units in Arden Hills in 2000. Based on that information, the residential density in the developed portion of Arden Hills is approximately 2.29 residential units per net residential acre. While this is below the three units per net Approved: September 28, 2009 6-11 City of Arden Hills - 2030 Comprehensive Plan residential acre required by the Metropolitan Council, the City is not required to raise densities in the built portion of Arden Hills. However, all future land uses should be able to accommodate development in average of three units per net residential acre. There are no expected land use changes that would result in a reduction in net residential density in the developed part of Arden Hills. Furthermore, the remaining vacant residential land that is south of Highway 96 and 10 is already zoned for development that could be built at a density of an average of three residential units per acre. The unapproved concept plan for the TCAAP property includes 168 acres of residential area and 1,750 residential units for a preliminary average density of 10.4 units per net residential acre. This density is only preliminary because wetlands, parks, and protected natural areas have not been removed from the 168 acres that are anticipated to be used for residential development. The densities in the residential areas will be varied to allow for a variety of housing types. 6.4.9 Staged Development Since the areas south of Highways 96 and 10 are considered fully developed and there is relatively little vacant property, a five year staged development has not been developed. While a small amount of vacant land exists in the developed portion of the City, development on the vacant land is unlikely to have a significant impact on the City's or region's infrastructure. As previously noted the development timeline for the proposed TCAAP redevelopment is not yet known. The land uses provided in this Comprehensive Plan for TCAAP have not been approved by the City and have only been included to provide context for the reuse of the TCAAP property. Commercial or residential development on TCAAP will not start before 2009 and completion is anticipated to take ten to twenty years depending on market conditions. Once a land use plan for the TCAAP property is approved, a staged development plan that addresses land use and infrastructure impacts in five year increments will be included with an amendment to this Comprehensive Plan. Approved: September 28, 2009 6-12 City of Ardent Hills - 2030 Comprehensive Plan G.5 IMPLEMENTATION STRATEGIES In order to advance implementation of this land use chapter, the below activities are proposed. This list is not intended to be all-inclusive and additional activities that advance the land use goal are encouraged to be developed. o Update the City's Zoning Code to bring it into conformance with the land uses in the Comprehensive Plan. o Evaluate zoning regulations to ensure that sufficient buffers are provided between commercial, industrial, and residential uses to protect the character of the City's residential neighborhoods. o Develop small area plans for the B-2, B-31 B-4, and I -Flex Zoning Districts to provide a more detailed redevelopment vision for incorporation into this Comprehensive Plan. o Develop design standards for commercial, industrial, and residential developments to ensure the construction of high-quality, sustainable, and aesthetically enhancing development. o Develop zoning regulations that restrict housing construction that is not sensitive to the character of the existing neighborhood. o Continue to enforce property maintenance codes to protect quality and property values in the City. o Develop zoning classifications for all future development on the TCAAP property. o Adopt design standards for the TCAAP development to create a cohesive character that compliments the established neighborhoods in the City. o Work to protect significant environmental features on the AHATS property as park preserve. o Work with the National Guard on the AHATS property to develop synergistic uses such as a community center. The above strategies should not be considered all-inclusive. New opportunities and strategies should be identified to further advance the City's land use goal and policies. Approved: September 28, 2009 6-13 Attachment C TCAAP Reuse Statement It -ARZEN HILLS March 3, 2010, Planning Commission Meeting �i DEN HILLS TCAAP Reuse Statement for the Bidders' Conference —November 18, 2009 TCAAP Reuse Statement: The City of Arden Hills has been looking forward for many years to the opportunity to convert the TCAAP property to a reuse that benefits the community and the region. The TCAAP site provides a unique opportunity to start with a blank slate and create a singularly exceptional new future for the site. The TCAAP Reuse Statement sets out the City's baseline expectations for the reuse of the property. It is the City's strong desire to work with a buyer who will use the City's expectations as a starting point, and will bring the creativity and commitment necessary to accomplish a truly exceptional development. The recently adopted 2030 Comprehensive Plan is set to guide the community over the next twenty years. The primary purpose of the Comprehensive Plan is to support and implement the City's vision: Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well-maintained infrastructure, fiscal soundness, and our long-standing tradition as a desirable City in which to live, work, and play. Arden Hills is a strong community with established neighborhoods, an extensive park and open space system, and stable business community. Except for the former Twin Cities Army Ammunition Plant (TCAAP) property, the City is almost fully developed. The TCAAP property occupies a significant portion of Arden Hills and its potential reuse offers both benefits and challenges. Reuse of the TCAAP property must be able to benefit the community and region without placing financial burden on existing residents. The General Service Administration (GSA), on behalf of the Army, is selling the land in an industrial condition. The condition of the property varies, and there are portions that meet, exceed, or are below the industrial condition. The City will expect the property to be remediated to allow for the land uses described in the Comprehensive Plan. The remediation must be in conformance with the Minnesota Pollution Control Agency (MPGA) requirements for the approved land uses. City of Arden Hills - TCAAP Reuse Statement November 18, 2009 Page 1 of 4 The 2030 Comprehensive Plan provides guidance for the future of the TCAAP property and includes the following goal for the reuse of the TCAAP property: Develop TCAAP in a way that accommodates a mix of land uses that is sensitive to the natural environment,, economically sustainable, and a benefit to the community. The Comprehensive Plan will form the basis of the land use regulations; however, the City reserves the right to amend the Comprehensive Plan to ensure that the former TCAAP property becomes a positive contribution to the established part of the community and the region. The regulations will also need to recognize the inherent limitations of the property. The City is in the process of preparing land use regulations, densities, design standards, and a list of permitted uses for the TCAAP property. The 2030 Comprehensive Plan currently divides the TCAAP property into four land uses, which are shown on the attached future land use map and defined as.- Mixed s. Mixed Residential (-240 acres) — 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 (-220 acresl — 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. Park and Open Space (-76 acres) — areas designated as public parks. Park Preserve (-49 acres) — areas designated as natural or scenic areas that are to be preserved for public use or open space. The "Mixed Residential'' and "Mixed Commercial" categories have the potential to allow a broad variety of land uses. Additionally, the mixed residential and mixed commercial areas must also have accommodations for parks, open spaces, and pathways integrated with those uses. While the future land use boundaries and acreage may be adjusted depending on the proposal and benefit to the community, the future land uses are anticipated to form the basis of the zoning, design, and use regulations. City of Arden Hills - TCAAP Reuse Statement November 18, 2009 Page 2of4 Reuse Expectations and Considerations With any reuse scenario, the City has expectations that must be met. Additionally, it must be understood that there are other limitations that need to be considered when preparing a reuse concept. The following list of expectations is not all-inclusive and is not listed in order of importance: Expectations • An environmental plan that remediates all of the land to the required standards to accommodate the land uses outlined by the City. The plan will meet all Minnesota Pollution Control Agency and Environmental Protection Agency requirements, including financial commitments to ensure that all contamination remediation requirements are met. • Environmental remediation of the land in a timely manner is a toppriority to the City. A reuse plan will need to include timeline information related to the remediation and redevelopment. A reuse plan that selectively uses or ``cherry picks" parcels while ignoring other parcels will not be considered. • A bike and pedestrian trail corridor from the Highway 96 Regional Trail to the Rice Creek North Regional Trail to allow a connection to the southern portion of Arden Hills. • Substantial park and open space requirements will be incorporated within the mixed business and mixed residential uses to provide parks and open space areas and amenities to serve the community and the development. • The City will require designated park land, park land dedication, and/or park dedication fees. • The City has a tree preservation and landscaping ordinance in the Zoning Code. The City will expect substantial landscaping and trees, and the requirements may be enhanced for the TCAAP property. • All utilities, including electric service, will be installed underground. • All Rice Creek Watershed District requirements will be met. • The on-site storm water ponding could be incorporated into the open space amenities. • The redevelopment will incorporate green building and design principles where feasible, such as Leadership in Energy and Environmental Design (LEED) standards. This could include using the Army's water treatment process to develop a geothermal energy generation capability and/or the use of some land for solar or wind energy generation. • Buildings must be constructed from high-quality, long-lasting materials. • All roads and paths must meet City requirements if they are dedicated to the City. • The redevelopment must be able to pay its own way and demonstrate that its tax base will support the long-term maintenance of the on-site infrastructure and support City services including, but not limited to, police, fire, inspections, and maintenance of roads and parks. • A reuse scenario must seek to create a walkable environment that is pedestrian and bicycle friendly. City of Arden Hills - TCAAP Reuse Statement !November 18, 2009 Page 3 of 4 • The residential and commercial areas must be connected by sidewalks and trails to each other and other parks and open spaces. Residential sidewalks and commercial sidewalks/trails will be privately maintained. • The reuse must consider opportunities for transit connections. • The design and construction of any bridge over Rice Creek must be coordinated with Ramsey County and respectful to the adjacent open space. • The Wildlife Corridor, the Primer/Tracer area, and a north -south trail corridor will be dedicated for park and open space related uses separate from any park dedication requirements. • All costs related to consultants to facilitate the redevelopment will be the responsibility of the developer. Additional Considerations • The City will seek to diversify its commercial tax base and generate high quality jobs (i.e. high technology, medical). The City is interested in a corporate campus to help diversify the City's existing commercial tax base. • The City will seek to establish viable retail groupings to enhance long-term sustainability. • The City will seek to provide a variety of housing options on the site to accommodate the current and future needs of Arden Hills. This may include affordable housing and market rate housing with a focus on owner occupied housing. • The City will seek to have uses that generate property taxes. • The City has not guaranteed the use of Tax Increment Financing (TIF) or any other type of financial incentive for the redevelopment of the property. • The only access points to the property are at County Road 96 just west of Snelling Avenue and at the intersection of Interstate 35W and County Road H. The development capacity of the TCAAP property is limited by the capacity of these two access points. The City does not have funds to upgrade these intersections. • All development and permitting fees in the City's fee schedule apply. • In addition to the Metropolitan Council sewer and water access charges, the City charges a sewer and water access charge. • The United States Army operates a network of wells, underground pipes, and a treatment plant to remediate the groundwater contamination. This groundwater treatment must be able to continue along side any redevelopment. • Additional information, such as environmental data, is an asset of, and available from, RRLD, LLC. To find out what is available and how to obtain the information, it is necessary to contact RRLD, LLC directly. City of Arden Hills — TCAAP Reuse Statement November 18, 2009 Page 4of4 Attachment Proposed TCAAP Zoning Regulations ,!tt -ARQEN HILLS March 31, 2010, Planning Commission Meeting DRAFT Twin Cities Army Ammunition Plant — Zoninp Districts DRAFT -- Subject to change February 25, 2010 Questions to consider while reviewing the proposed regulations: 0 Do the proposed regulations advance the City s goals for the TCAAP property? • where is more or less detail needed? • what questions do you have? • What additional information is needed to answer the questions? 1320.04 Purpose of Districts. Subd. 16 Mixed Residential and Mixed Business Districts A. To reuse the former Twin Cities Army Ammunition Pant (TCAAP) in a way that accommodates a mix of land uses that is sensitive to the natural environment, economically sustainable, and a benefit to the community. B. To complete the environmental remediation of contaminated land to support reuse of the area. C. To integrate a development on the former TCAAP property with the developed part of Arden Hills. D. To provide a variety of housing options and opportunities for a variety of businesses. E. To create a unified development where people can live, work, and play. F. To create a pedestrian and bicycle friendly community. G. To implement design standards to promote an attractive environment with lasting and sustainable value. H. To group compatible retail and service business uses that tend to draw trade that is naturally interchangeable and promotes business prosperity. I. To minimize the effects of traffic congestion, noise, odor, glare, and similar safety problems. DRAFT: 2/2512010 Page 1 of 12 DRAFT 1320.05 Land Use Chart. Not Completed 1320.135 Special Requirements of the Mixed Residential and Mixed Business Districts. The Mixed Residential and Mixed Business Districts encompass a portion of the former Twin Cities Army Ammunition Plant (TCAAP) property. This property represents a significant opportunity to expand the City's mix of housing types, businesses, parks, and open spaces. The information and procedures in this section are intended to be a framework for which a detailed development plan for these two districts will be created_ The development plan must be a cohesive master plan that is cost-effective, does not burden the existing community, and advances the goals of Arden Hills and the 2030 Comprehensive Plan. In reviewing and approving a master plan, the City Council shall make the final determination on the compatibility and consistency with purpose of the MB and MR Districts and all provisions in this and related sections of the City Ordinances. Subd. 1. General Procedure. In order to achieve the purpose of the Mixed Residential and Mixed Business Districts, a reuse plan for the entire property shall be prepared through the Master Planned Unit Development (PUD) process. This process promotes the reuse of land in a unified manner by treating the entire development as a single entity while recognizing the unique nature of the property. The procedure shall be as follows: A. Applicant shall meet with City Staff to clarify and determine PUD requirements and discuss applicant's development concept. B. Applicant shall submit PUD Concept Plan to the City. C. Applicant shall submit a PUD Master Plan to the City. D. Planning Commission shall conduct public hearings) on the PUD Master Plan and make a recommendation to the City Council_ E. City Council may conduct additional hearings and take action on the PUD Master Plan. F. The PUD Master Plan, as approved, including all applicable documents, is adopted as governing development plan for the MR and MB Districts and may be incorporated into the City's Zoning Code and/or into a Development Contract. G. Applicant submits Final PUD Plan for elements that are to be developed imminently. A Final PUD Plan shall be submitted for each stage of development and construction. DRAFT_ 2/25/2010 Page 2 of 12 DRAFT H. Planning Commission conducts public hearing(s) for each Final PUD Plan submission and recommends action to the City Council. I. City Council may conduct additional hearings and take action on the Final PUD Plan for each phase. J. Applicant applies for all necessary permits to begin construction. Subd. 2. Planned Unit Development (PUD) Concept Plan Review. The PUD Concept Plan review process shall be a required step for the MR and MB District planning process. The Concept PIan shall be a separate application from the Master PUD application. An application for a Master PUD shall be considered incomplete until the concept pian review is completed. A. Purpose. A PUD Concept Plan Review is an informal discussion process that allows the applicant to present preliminary ideas about a contemplated development project for the MR and MB Districts, and, in turn, the City may offer suggestions and concerns regarding the concept. B. Application, Documentation, and Administrative Procedure. The applicant 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 escrow. C. City Procedure. The City will prepare a summary of the proposed Concept Plan in ten -ns, 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 Staff prior to the filingof ars application for Concept Plan Review, provided no statement or representation made by said staff shall be binding upon the City of Arden Hills. D. 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. The City Council will offer comments and suggestions regarding the Concept Plan to the applicant. A public hearing shall not be required for this stage, and the City shall not take action at this stage. No suggestions made by the Planning Commission or Council on the proposed Concept Plan are binding on the City for subsequent stages. The City may elect to hold one or more community meetings to allow for community input during the concept phase. DRAFT: 2125/2010 Page 3 of 12 DRAFT Subd. 3. Public Engagement Plan. The former TCAAP property is a significant part of Arden Hills and its reuse will have an impact on the community. Input from the public is a vital part of the planning process. In conjunction with the City, the applicant must prepare a public engagement and information pian for the length of the planning and approval process. A. Public Meetings. The plan shall include a series of public meetings where the components in Subdivisions 5 through 14 can be addressed prior to the submission of a PUD Master Plan. B. Communications. The plan shall include a communications section that describes how information will be shared with the public and a schedule. C. Public Engagement Plan Approval. The public engagement plan shall be subject to City approval. D. Implementation and Master Plan Review. The public engagement plan must be in progressprior to submission of the PUD Master Plan application. Subd. 4. Planned Unit Development: (PUD) Master Plan. The PUD Master Plan for the MR and MB Districts shall conform to the following process unless specifically waived by the City Council. A. Procedure. The first step in the PUD review process is to apply for a PUD Master Plan. Upon approval, the applicant proceeds to the PUD Final Plan for each stage of development. B. Application and Documentation. The applicant shall complete and submit to the City a PUD Master Plan application on forms provided by the zoning administrator, together with the required fee and escrow. The applicant shall submit documentation addressing the PUD Master Plan components in Subdivisions 5 through 14. C. Land Use Application Complete. The PUD Master Plan application shall be considered incomplete until the PUD Concept Plan process has been completed. The PUD Master Plan application shall be considered incomplete until all required documentation is submitted and deemed complete by the City. D. Procedure for Council Action. The procedure for Council action in Chapter 1355.04 Subd 6 shall apply. E. Other Requirements Applicable to a PUD Master Plan Approval. In making its decision as to whether to approve the applicant's PUD Master DRAFT: 2/25/2010 Page 4 of 12 1 Pian the City Council shad also be guided by the provisions of Section 1355.04 Subd 3.B. Council action on the PUD shall follow the provision of Section 1355.05. F. Annual Report. Since the timeline for development is likely to last several years, the City may require an annual report that provides information on the development timeline, environmental remediation, financial status, infrastructure improvements, and other related topics. Subd. 5. Land Use Component A. Permitted and Conditional Uses. The permitted and conditional uses shall be in conformance with the Land Use Chart, Section 1320.051, for the MB and MR Districts. B. The following land uses . are not compatible with the MR and MB Districts and shah be prohibited: (i) 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. Open air garden centers shall be exempt. (ii) Mini -storage facilities; (iii) Outdoor bulk storage buildings, including but not limited to, forest, metal, concrete, agricultural and petroleum products, chemicals and similar products; and, (iv) Manufacturing or processing that generates hazardous waste without a valid Hazardous Waste Generator's license from the Ramsey County Public Health Department. (v) Adult Uses. C. Mixed Residential. (i) The City seeks to provide a variety of housing options and types to accommodate the current and future needs of Arden Hills. This may include market rate housing, affordable housing, and senior housing shall be primarily owner -occupied housing. housing. The (ii) The master plan shad not include more than 1,750 housing units. This number may be reduced by the City if the traffic study finds that the proposed number of units would cause undue burden on the adjacent roadways or intersections as determined by the City. DRAFT: 2/25/2010 Page 5 of 12 DRAFT (iii) Multi -family housing shall not exceed 30 percent of the total number of housing units, excluding institutional housing. (iv) Multi -family housing design shall be in substantial conformance with the design standards in Section 1325.05 Subd. 8. D. Mixed Business. (i) The City is seeking to diversify its commercial tax base and generate high quality jobs. The City, is interested in a corporate campus to help diversify the City's commercial tax base. (ii) The City is seeking to establish a viable grouping of retail uses to enhance long-term sustainability and create a destination for residents and visitors. The design shall integrate sidewalks into the design connecting all uses. (iii) Structures must be constructed from high quality, long-lasting materials and he in substantia( conformance with the design standards in Section 1325.05 Subd. 8. (iv) An individual retail user shall not exceed a X0,000 square foot footprint. Subd. 6. Design Standards Component_ The general regulations in Section 1325 shall apply except where modified as follows: A. Landscaping and Tree Preservation_ A comprehensive landscaping pian shall be completed for the development. The plan shall include planting schedules for parks, public spaces, residential development, and commercial/industrial development. Landscaping shall be privately maintained, including any boulevard trees or plantings in the medians. B. Pedestrian and Bicycle Circulation. (i) A comprehensive pedestrian and bicycle circulation plan shall be submitted with the proposal. The development proposal shall seek to create a walkable environment that is pedestrian and bicycle friendly_ ('11) This plan shall provide an integrated network of sidewalks and trails throughout the property that connects the residential and commercial areas; parks; adjacent developed areas, adjacent regional trails. A trail and/or sidewalk connection shall be integrated through the development from the southern to the northern border in addition to the regional trail. DRAFT: 2/25/2010 Page 6 of 12 DRAFT (iii) The width, location, and design of the sidewalks and trails shall be subject to City approval prior to dedication to the City. (iv) All pathways that are not located on right-of-way or publicly owned land shall be privately maintained. Subd. 7. Transportation and Parking Component A. Traffic Study. (i) The City may require a traffic analysis that is prepared by a traffic engineer. Such analysis shall assess the potential impact of the development proposal on roadways, intersections, and on-site circulation. (ii) If the traffic study indicates that a proposed project or use will have significant impact on the existing service levels of roadways and intersections, the City may require a traffic management plan to mitigate traffic impacts. Such plan may include travel demand management strategies, use of transit facilities, or other appropriate measures to reduce traffic congestion. Such plan may also necessitate improvements to road systems, including intersections. The developer shall be responsible for installation and expense of necessary road system improvements and pedestrian facilities, and any such improvements shall be constructed and installed according to City specifications. (iii) The development capacity of the property shall be limited to the reasonable capacity of the road systems as determined by the City. The City may limit the amount and type of development so as not to cause undue burden on the road system. B. Parking. The amount of parking spaces provided shall not exceed the spaces as calculated by the requirements in Section 1325.06 Subd I.J. An applicant may request a modification of the maximum allowed number of parking spaces by submitting a study of anticipated parking demand. Parking studies shall be prepared by a professional engineer with expertise in traffic and parking analysis. Shared parking shall be required where feasible. C. Bridges. Any bridges on the site or reconstructed to accommodate development on the site shall provide bicycle and pedestrian facilities. The bridges shall include design elements that are compatible with the development. The design and construction of any bridge over Rice DRAFT: 2/25/2010 Page 7 of 12 DRAFT Creek shall be coordinated with Ramsey County and respectful to the adjacent open space. D. Transit. The developer shall provide opportunities for transit connections on the property. The City may waive this connection if such connections are deemed infeasible. E. Streets. Streets on TCAAP shall be in conformance with local, county, and State policy in terms of design. Subd. 8. Park, Recreation, and Open Space Component. A. Park Dedication. In order to meet the needs of the residential development on TCAAP, the. developer shall dedicate land to the public for use as parks, playgrounds, trails, wetlands and/or open space. Not less than Xpercent of the TCAAP property shall be incorporated into an integrated park and open space system. B. Park, Recreation, and Open Space Plan. A park, recreation, and open space plan shall be prepared to serve the needs of the development, including a capital improvement plan. Park and open space areas and amenities shall be incorporated within the MR and MB areas to meet the needs of the development. (i) The plan shall include at least one community park of X acres and four neighborhood parks of X acres. (ii) The parks shall be integrated into the development and connected with trails and sidewalks. The:City may accept the on-site storrrtwater ponding as part of the dedication requirement. (iv) The parks shall provide amenities such as, but not limited to, picnic shelters, play structures, benches, walking paths, ball fields, tennis courts, and basketball courts. C. Environmental Remediation. Prior to the City accepting any dedicated land for park and open space uses, the developer shall complete the environmental remediation to levels acceptable for recreational uses as regulated by the Minnesota Pollution Control Agency. The developer shall provide the City with a Certificate of Completion or similar document. DRAFT_ 2/25/2010 Page 8 of 12 DRAFT Subd. 9. Utilities Component. A. All utilities, including electric, shall be installed underground unless waived by the City. B. Electrical substations shall be substantially screened from adjacent properties. Subd. 10. Construction Staging Component. A construction staging plan 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 staging plan 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. Subd. 11. Environmental Review and Remediation Component. A. The applicant shall complete an Alternative Urban Areawide Review (AUAR) prior to approval of the Master PUD. The AUAR shall be completed in accordance with requirements set by the Minnesota Environmental Quality Board and other applicable agencies. Recommendations provided by the final AUAR shall be incorporated into the Master PUD unless otherwise waived by the City. An environmental remediation plan shall be prepared that can accommodate the proposed land uses. The plan shall meet all Minnesota Pollution Control Agency (MPGA), United States Environmental Protection Agency (EPA),, and any other applicable agency's requirements. The plan shall include a financial surety that ensures that the entire property is remediated to the required standards within Xyears. Master PUD shall not be approved until approval of the environmental remediation plan by the applicable agencies. C. Environmental remediation of the TCAAP property in a timely manner is a top priority to the community to ensure that the health, safety, and welfare of current and future residents is protected. A master plan shall include a detailed timeline and action steps to complete the remediation for redevelopment. A master plan that selectively uses uncontaminated areas and ignores contaminated property shall not be approved. D. No activity or operation shall be established or maintained that by reason of its nature or manner of operation will cause the emission of noise, odor, toxic or noxious fumes, smoke, dust or particulate matter in such concentrations as to be detrimental to or endanger the public health, welfare, comfort or safety, or cause injury to property or business_ DRAFT: 2/2512010 Page 9 of 12 DRAFT E. The PUD Master Plan shall comply with all Rice Creek Watershed District (RCWD) requirements. Final PUD reviews shall not be exempt from changes to RCWD regulations. F. The United States Army operates a network of wells, underground pipes, and a treatment plant to remediate the groundwater contamination. This groundwater treatment must be able to continue along side any redevelopment. G. The developer shall provide Certificates of Completion from the applicable state and federal agencies for any land that requires remediation before the issuance of any building permits. Subd. 12. Sustainability Component. The master plan shall incorporate Been building and design principles where .feasible, such as Leadership in Energy and Environmental Design (LEED) standards. This may include using the Army's water treatment process to develop a geothermal energy generation capability and/or the use of land for solar or wind energy generation. Subd. 13. Contractual Component. This applicant shall submit agreements or contracts affecting the owner or owners of individual units or of the entire project proposed under the PUD Master Plan, such as homeowners' agreements, business improvement areas, and covenants. Subd. 14. Financial and Resource Component A. The redevelopment must demonstrate that its tax base will support the long -teen maintenance of the on-site infrastructure and support City services including, but not limited to, police, tire, inspections, and maintenance of roads and parks. The City may require a detailed pro forma. B. The applicant shall be responsible for all costs related to studies, consultants, and City staff time needed to facilitate the review of the application. The City reserves the right to select or reject any consultant. C. All development and permitting fees in the City's fee schedule apply, including the Metropolitan Council and Arden Hills sewer access charge and water access charge. Subd. 15. Planned Unit Development (PUD) Final Plan. A. Procedures. The applicant for a PUD Final Plan approval of a specific phase of the PUD Master Plan shall complete and submit to the zoning administrator an application on such forms as are provided by the DRAFT: 2/25/2010 Page 10 of 12 DRAFT administrator. In addition to this documentation, a written statement that the Final Plan is in conformity with the PUD Master Plan as approved by the Council. B. Development Agreement and Bonding to Assure Performance and Conformance to PUD Final Plan_ To assure that all improvements to be constructed as part of the approved PUD Final Plan are completed in accordance with the terns 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 PUD Final Plan and related plats may require the applicant to enter into and file with the administrator a development agreement with the City and a corporate surer bond � y guaranteeing the faithful performance of the applicant's obligations under said development agreement, and. in completion of all improvements provided for in said PUD Final 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 applicant 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, Final Plat (if any) and.. approved Final Plan shall be deemed void, nullified and revoked unless an extension is requested in writing by the applicant and for good cause granted by the City Council. The development agreement may provide for several bonds covering separate aspects of the PUD, the aggregate of which shall total one hundred ve fi - twent 125 y � ) percent of all the improvements to be constructed and completed b the p y applicant 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 g 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. 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 applicant [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 PUD Final Plan or its approval of any final plat required thereby, whichever is later, that the applicant execute and grant to the city DRAFT. 2/25/2010 Page 11 of 12 open space easements and covenants, approved by the City Council at the time such requirement is made, which shall be filed by the applicant within thirty (30) days after the City Council has made such requirements. In the event the applicant 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 applicant and for good cause granted by the City Council. DRAFT: 2/25/2010 Page 12 of 12