HomeMy WebLinkAbout6A, Arden Village Development�;.� EN HILLS
Re uest for Council Action
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Prepared By: Meagan Beekman, City Planner
Arden Village Development
Budgeted Amount: Actual Amount:
$0.00 $0.00
Council Meeting Date: March 8, 2010
Funding S ourc e :
NA
Recommendation:
1. Motion to approve Planning Case 09-021 for a Conditional Use Permit Amendment
at 1296 County Road F based on the Findings of Fact in the March 8, 2010,
Planning Case Report.
2. Motion to approve Planning Case 09-021 for a Comprehensive Plan Amendment to
change the future land use designation of Lot 1, Block 1, Arden Village from Utility
to Multiple Family based on the Findings of Fact in the March 8, 2010, Planning
Case Report.
3. Motion to approve and publish Ordinance 2010-001 in Planning Case 09-021 for a
Rezoning of Lot l, Block 1, Arden Village from I-1 to R-4 based on the Findings of
Fact in the March 8, 2010, Planning Case Report.
4. Motion to approve Planning Case 09-021 for a Master and Final Planned Unit
Development, Preliminary and Final Plat, and the Development Agreement at 1296
County Road F based on the Findings of Fact and the Submitted Plans, as amended
by the conditions in the March 8, 2010, Planning Case Report.
Supporting Documents:
1. March 8, 2010, Report to the City Council
2. December 9, 2009 Planning Commission Minutes
3. SRF Traffic Study Dated December 7, 2009
4. Letter from Neighboring Properties
5. Development Agreement
6. Ordinance 2010-001 for a Rezoning
7. Conditional Use Permit Amendment
8. December 9, 2009, Planning Case Report to the Planning Co�nmission
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MEMORANDUM
DATE: March 8, 2010
TO: Mayor and City Council
FROM: Meagan Beekman, City Planner
SUBJECT: Planning Case #09-021
Arden Village, LLC (Jamie Thelen)
1296 County Road F
Conditional Use Permit Amendment, Rezoning, and Comprehensive Plan
Amendment, Preliminary and Final Plat, and Master and Final Planned Unit
Development
Back�round
At the City Council's August 17, 2009, work session, Sand Companies, Inc (SCI) presented their
concept for a four-story, 55-unit workforce housing development at 1296 County Road F and
requested a letter of support from the City as they attempted to secure housing tax credits from
the Minnesota Housing Finance Agency (MHFA). As part of the letter of support, the developer
asked the City Council to identify ways in which the City would be willing to provide assistance
in order to close the financing gap left by the affordable housing component of the project. The
Council's letter of support is included with this packet (Attachment F).
SCI secured a purchase agreement for the property and submitted a request to the MHFA for tax
credits. The project did not receive tax credits in this funding cycle; however, due to positive
feedback from the selection committee, SCI is moving forward with the planning review process
and are still seeking Planning Commission and City Council approval of their application. If the
City approves their application SCI would likely move forward with purchasing the property in
anticipation of the next funding cycle in October of this year. The request for a City business
subsidy is a separate application that will be reviewed by the City Council at a later date. The
applicant seeks City approval for the land use component at this time. Approval of the land use
component of the project in no way obligates the City to grant financial assistance at a later date.
While a business subsidy application is contingent on land use approvals from the City, the land
use approvals are not contingent on the City approving a business subsidy application.
City of Arden Hills
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The proposal requires the property to be rezoned from the current I-1, Limited Industrial District,
to R-4, Multiple Dwelling District. In order to rezone the property, the City's future land use
map in the 2030 Comprehensive Plan must also be amended to reflect the new Multiple Family
use for the property, which is currently identified as Utility in the City's Comprehensive Plan.
The Comprehensive Plan amendment requires Metropolitan Council approval as well as City
approval. In addition to the rezoning of the property and the Comprehensive Plan Amendment,
the applicants are also requesting a Preliminary and Final Plat to subdivide the property into two
parcels, and a Master and Final PUD for the development itself.
The 2.76 acre property currently operates under a Conditional Use Permit (CUP) that was
approved in 1972 for a 240 foot communications tower. Because the CUP encompasses the
entire property it will need to be amended to reflect the proposed legal description for the newly
subdivided lot. The City Council will hold the public hearing for the CUP Amendment because
notice was not published in time for the Planning Commission meeting.
The communications tower and the 1,600 square foot equipment building are located on the
south side of the lot. The applicant proposes to subdivide the property into two lots and rnaintain
the existing tower and equipment building separate from the housing development.
The proposed four-story building consists of 55 housing units with one to three bedrooms, a 55-
stall underground parking garage, and a 55-stall surface parking lot. The development would
also include a tot lot playground and picnic area for residents. As part of the park dedication
requirement, the applicant is proposing to construct an approximately 1,680 foot trail along the
south side of County Road F that connects their property with the sidewalk Land O' Lakes
completed last year, which connects to Lexington Avenue. The final engineering and location of
the sidewalk require approval from Ramsey County and the City.
In summary, this proposal includes seven interrelated requests:
l. Conditional Use Permit Amendment of CUP 72-024
2. Comprehensive Plan Amendment to amend the 2030 Comprehensive Plan Future Land
Use map designation of the property from "Utility" to "Multiple Family"
3. Rezoning from I-1 to R-4
4. Preliminary Plat
5. Final Plat
6. Master Planned Unit Development for the Arden Village Redevelopment
7. Final Planned Unit Development for the Arden Village Redevelopment
Rezonin� and Comprehensive Plan Amendment
The City's 2030 Comprehensive Plan lays out the future land uses that are anticipated for all
properties within the City. Based on the future land uses, the City can plan for improvements,
anticipate infrastructure needs, and create appropriate land use regulations. The City's Zoning
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Code identifies specific zoning districts through which the land uses and goals in the
Comprehensive Plan can be implemented. The zoning cannot conflict with the future land use
designation. State Statute requires that in order to change a property's zoning district, the future
land use of the property in the Comprehensive Plan must also be amended to reflect the new
anticipated use. The Metropolitan Council has the final determination as to whether to allow a
comprehensive plan amendment or not, though they provide great deference to the City as long
as the proposed land use change does not have a negative impact on a regional system (i.e.
transportation, sanitary sewer, and regional parks). The Comprehensive Plan is intended to be a
long-range planning document; however, it is also meant to be a dynamic document that can be
revisited if a particular project will benefit the community.
A City has broad discretion when reviewing whether or not to rezone a property or amend its
Comprehensive Plan. Questions to consider include, does the project advance the broader goals
and vision for the City; is the use compatible with adjacent uses; is the proposed zoning district
appropriate for that particular location; and would the proposed change forward the goals of the
comprehensive plan?
If the City approves the Comprehensive Plan amendment, it will be contingent upon approval
from the Metropolitan Council. Once the City submits the amendment to the Metropolitan
Council, they have 60 days to review the application. Due to the small size of the project and the
lack of negative impacts to the regional systems, the request will likely qualify for a fast track
review from the Metropolitan Council that may take as little as 14 days. Once the Metropolitan
Council completes their review they will notify the City of their decision. If the land use
amendment is approved, the applicant can move forward with preparing their business subsidy
application, and purchasing the property.
Traffic Stud_y
The City selected SRF Consulting to prepare a traffic study for the proposed development. The
report indicates that except for the County Road F and Hamline Avenue/Highway 51
intersection, the other intersections near the property operate at level of service D or better
during the peak PM hour, which is considered acceptable. Furthermore, SRF Consulting found
that the proposed development alone would not have any discernable impact on traffic at any
nearby intersections. The Ramsey County Traffic Engineer reviewed the traffic study and did
not object to the conclusions.
As noted in the report, the County Road F and Hamline Avenue/Highway 51 intersection needs
to be reconstructed and have a traffic signal added; however, the Arden Village project is not
considered the impetus for that improvement and is not expected to exacerbate the current
situation. As part of the Minnesota Department of Transportation's future plans for the Interstate
694 and Highway 51 interchange reconstruction, they have included a traffic signal at County
Road F, though the timeline is not yet known.
City of Arden Hills
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Future development of the Boston Scientific campus, in accordance with their previously
approved Master Plan, would impact traffic significantly at a number of key intersections. SRF
Consulting has made a number of recommendations, including the installation of a trafiic signal
at Hamline and County Road F, for such time when Boston Scientific moves forward with their
long term plans. Traffic improvements were also included as conditions of approval for future
expansion in the Boston Scientific Master Plan.
Finally, the traffic study did not have concerns about the access to the property or the proposed
parking.
Park Dedication (1130.08 Subd 2)
For a subdivision that results in new dwelling units in excess of four units per acre, Section
1130.08 Subd. 2 of the Subdivision Ordinance permits the City to require the applicants to
dedicate up to ten percent of the buildable land area in the subdivision or to pay a park
dedication fee of up to ten percent of the property's land value at the time the final plat is
approved.
According to information provided by the applicant, the current value of the property is
estimated at $750,000. In 2009, Ramsey County assessed the value at approximately $710,000.
State Statutes require the City to use the value of the property prior to development when
determining park dedication requirements. Based on a value of $750,000, the park dedication
fee would be $75,000. In order to meet this obligation, the project includes a 1,680 foot
sidewalk that would extend from the subject property to the existing sidewalk at the entrance to
Land O' Lakes along the south side of County Road F. The sidewalk would create a safer
pedestrian connection to Lexington Avenue and complete a gap in the City's pathway system.
The trail on Lexington Avenue connects to Cummings Park to the north and to Super Target and
Cub Foods to the south via the trail on the Shoreview side of Lexington Avenue. The City
Council and staff expressed concern about the inadequate pedestrian access to this property and
to parks at the August 2009 work session. This sidewalk is intended to work toward alleviating
those concerns.
The cost of the sidewalk is currently estimated at approximately $85,000; however, the details of
the trail that will impact the final cost are still being finalized with Ramsey County. Staff
expects the developer to be responsible for any potential gap between the park dedication
requirement and the cost of the sidewalk. If the final engineering for the sidewalk generates a
cost that is economically infeasible for the project, the applicant would need to review other park
dedication options with the City prior to receiving any building permits.
While the City could consider a land dedication, the dedication would be only about 12,000
square feet and it is unlikely to provide a park or recreational benefit to the development or
community.
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Tax Increment Financin� Req uest
In addition to the housing tax credits application to the MHFA, SCI is requesting up to $400,000
in public assistance through tax increment financing (TIF) to help make this project affordable.
The letter of support provided by the City for the tax credit application specifically notes that
$400,000 is the maximum amount of support the City would be willing to provide. However, it
does not mean that the City is obligated to provide $400,000 in support.
As part of the City's public subsidy application, the City's financial consultant will review all
sources of financing and project expenses to determine if TIF is needed for the project. This
proposal is somewhat unique due to the antenna tower that would also be owned by the
applicant. Since there is an income stream associated with the antennas on the tower, the
financial review can evaluate any current or future income associated with the tower. In the end,
if there is a demonstrated need for TIF and if the project passes the "but for" test, the City can
then determine if TIF is needed and how much will be awarded.
Given the complex nature of the land use requests, the applicant has not yet submitted the
business subsidy application for the TIF review. The application and review process can be
intensive, and the applicant is seeking review of the land use requests before going through the
public financing review. While the applicant has indicated that the housing tax credits and TIF
are needed to make the project economically feasible, the land use requests are technically not
contingent upon the financing requests. If, for example, the applicant were able to locate other
sources of funding, the project could move forward without public financing.
Antenna Tower Update
As discussed at the February 22, 2010, City Council work session, the antenna tower is currently
not in compliance with the original conditional use permit (CUP) from 1972 because the number
of antennas on the tower exceeds what was allowed in the CUP. For the purposes of the Arden
Village proposal, only the legal description in the 1972 CUP needs to be amended to recognize
the change in property legal description related to the subdivision request.
The City has selected an engineer to evaluate the structural soundness of the tower as well as the
antenna capacity of the tower. The structural analysis has been completed. The current property
owner, the Reiling Estate, has submitted a land use request to allow the additional antennas on
the tower. The City Council reviewed this request at the February 22, 2010, meet and tabled it to
the March 15 work session. Ultimately, for the Arden Village project to move forward, the tower
will need to be brought into compliance with the original 1972 CUP, or the property owner will
need to work with the City to negotiate a solution and amend the CUP to change the antenna
limit.
City of Arden Hills
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Plannin� Commission Review and Amended Conditions of Approval
The Planning Commission reviewed the proposed redevelopment at their December 9, 2009,
meeting. The meeting also included a public hearing. No public comments were submitted prior
to the meeting; however, Staff has since met with representatives of Land O'Lakes and Bethel
University, who have expressed an interest in having a fence constructed along the eastern and
western property lines. The Planning Commission discussed the fence request but determined
that it would not have a positive impact and did not add the fence as a condition of approval.
Since the Planning Commission review, staff has had additional discussions with the Ramsey
County Engineer and the applicant and is proposing to amend condition number 12. The
Ramsey County Engineer feels strongly that a four foot wide boulevard between the curb and
trail are needed for safety and snow storage. Furthermore, the City seeks to have an eight foot
wide trail to better accommodate multiple uses and to aid snow removal. Staff has amended the
condition to require the trail to be eight feet in width and include a four foot boulevard between
the sidewalk and the road where possible. The Ramsey County engineer has tentatively agreed
to reduce the width of the boulevard in certain areas due to topographic challenges and a nearby
wetland. The final layout will require City and County approval. This condition will likely
increase the cost of the trail and require the construction of some retaining walls due to grade
changes in some areas.
Since the Planning Commission meet the applicant has met with Bethel University, Boston
Scientific, and Land O'Lakes to discuss concerns and potential mitigation measures to address
those concerns. Bethel University has expressed support for the project and Boston Scientific
has stated that they are not in opposition to the project. Land O'Lakes continues to have
concerns about how the proj ect will impact their property.
Findin�s of Fact
The Planning Commission offers the following findings of fact:
General Findings:
1. The Arden Village property is 2.76 acres in size.
2. The Arden Village property is currently located in the I-1 Light Industrial District
3. The Arden Village property currently has a future land use designation of Utility in the
2030 Comprehensive Plan.
4. The applicant is proposing to re-plat the property into two parcels; Lot 1 and Lot 2.
5. The applicant is proposing to construct 55 units of workforce housing on Lot 1.
6. The applicant is proposing to maintain the current use of Lot 2 as a communications
tower and related equipment.
7. The proposed development requires park dedication.
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8. The applicant has indicated that the market value of the property is $750,000. Ramsey
County has an assessed market value for 2009 of $715,600.
9. The park dedication requirement for this application is 10 percent of the land in
dedication or a fee of 10 percent of the market value.
10. The applicant is proposing to construct 1,680 feet of trail along the south side of County
Road F at a cost of approximately $85,000.
Rezoning and Comprehensive Plan Amendment Findings:
11. The application is proposing to rezone Lot 1 to R-4 Multiple Dwelling District and
amend the City's future land use map to designate the property as Multiple Family. The
future land use designation for Lot 2 will remain unchanged.
12. The proposed redevelopment is a permitted use in the R-4 District.
13. Lot 2 would be limited to its existing use and is considered legally non-conforming in the
I-1 District.
14. The Master PUD and Final PUD advance the City's goals outlined in the Comprehensive
Plan and are in substantial conformance with the proposed future land use amendment.
15. The proposed Comprehensive Plan Amendment would advance the City's goal to
promote the development of a variety of housing options by preserving and increasing
high-quality housing opportunities that are suitable for a mix of ages, incomes and
household types, and encourage the incorporation of affordable, life-cycle, and work
force housing into new development and redevelopment.
16. The proposed development forwards the Metropolitan Council's target of 288 new
affordable housing units by 2020 in Arden Hills.
17. The completion of the proposed trail associated with the project will advance the Active
Living goals outlined in the City' s Comprehensive Plan by extending the City' s
pedestrian connectivity.
18. The proposed rezoning and use would not be incompatible with the adj acent land uses
due to the nature of work force housing and the established need for affordable housing
to be located near job centers.
PUD Review Findings:
19. The application is in substantial conformance with the requirements of the City' s Zoning
Code for the proposed R-4 District.
20. The application is in substantial conformance with the City's Zoning Code.
21. The application is in substantial conformance with the City's Design Standards for the B2
District.
22. The applicant is requesting flexibility from the Zoning Code through the PUD process on
landscaping, tree replacement, building height, density, and parking lot planting islands.
23. The application is not anticipated to create a negative impact on the immediate area or the
community as a whole.
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24. A traffic study to evaluate the proposed use was completed. The application is not
anticipated to create a negative impact on traffic in the area.
Conditional Use Permit Criteria Findings:
25. The proposed CUP amendment is not anticipated to negatively impact traffic or parking
conditions because it is an amendment to the legal description of the property only.
26. The proposed CUP amendment is not anticipated to negatively impacts Noise, glare,
odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, other nuisance
characteristics, drainage, and population density because it is an amendment to the legal
description of the property only.
27. While park dedication is applicable to the project as a whole, the proposed CUP
amendment itself does not require park dedication.
28. The proposed CUP amendment is in keeping with the orderly development of the
neighborhood and the City within the general purpose and intent of this ordinance and the
Comprehensive Development Plan for the City, as expressed in previous findings.
Recommendation
The Planning Commission reviewed Planning Case 09-021 and recommends (6-1) approval of
the Conditional Use Permit Amendment, Master and Final Planned Unit Development,
Preliminary and Final Plat, Rezoning, and Comprehensive Plan Amendment of the Arden
Village Redevelopment Proposal based on the findings of fact and the submitted plans as
amended by the following fifteen conditions:
1. The proj ect shall be completed in accordance with the submitted plans as amended by
the conditions of approval. Any significant changes to these plans, as determined by
the City Planner, shall require review and approval by the Planning Commission and
City Council.
2. All City approvals for the project shall be contingent upon the Metropolitan Council's
approval of the Comprehensive Plan Amendment.
3. A development agreement shall be prepared by the City Attorney and subject to City
Council approval. The applicant shall execute the Development Agreement on or
before March 22, 2010.
4. The applicant shall file the Final Plat with Ramsey County on or before March 8,
201 l, or, prior to the issuance of any building permits for the Arden Village Project,
whichever event occurs first.
5. The applicant shall obtain a building permit on or before May 31, 2011, or the
approval shall expire unless extended by the City Council prior to the approval's
expiration date. Extension requests must be submitted in writing to the City at least
45 days prior to the expiration date.
City of Arden Hills
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6. The applicant shall submit a financial surety in the amount of 125 percent of the cost
of the landscaping and trailway improvements prior to the issuance of any building
permits.
7. The applicant shall obtain approval from the Rice Creek Watershed District and all
other applicable permitting agencies prior to the issuance of any permits. Copies of
such permits shall be provided to the City prior to the issuance of any permits.
8. The plans shall be subject to Fire Marshal approval before building permits are
issued.
9. Final grading, drainage, and utility plans shall be subject to approval by the Public
Works Director and City Engineer prior to the issuance of any building permits.
10. The existing tower shall be brought into compliance with Conditional Use Permit 72-
024 or an amended CUP prior to the issuance of any building permits.
11. An updated structural analysis report, indicating that the tower is structurally sound,
shall be conducted and submitted to the City prior to the issuance of any building
permits to confirm compliance with the Conditional Use Permit and City regulations.
12. The applicant shall construct approximately 1,680 feet of trail along the south side of
County Road F, which will connect their property with Lexington Avenue. The trail
sha11 be eight feet in width with a four foot boulevard. The width of the trail and/or
boulevard may be reduced in areas for topographic reasons, subj ect to the approval of
the City Engineer and Ramsey County.
13. The applicant shall provide the required number of ADA parking spaces. The ADA
parking space locations shall be subject to Building Official approval.
14. The applicant shall install an additional five trees between County Road F and the
development.
15. Lot 2 shall be limited in use to a communications tower and related equipment. If the
communications tower is abandoned, the lot shall not be redeveloped as a new use but
may be recombined with Lot 1.
Req uested Action
While all four motions are contingent on one another they must be made separately.
1. Motion to approve Planning Case 09-021 for a Conditional Use Permit Amendment at
1296 County Road F based on the Findings of Fact in the March 8, 2010, Planning Case
Repor�.
2. Motion to approve Planning Case 09-021 for a Comprehensive Plan Amendment to
change the future land use designation of Lot l, Block 1, Arden Village from Utility to
Multiple Family based on the Findings of Fact in the March 8, 2010, Planning Case
Report.
City of Arden Hills
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3. Motion to approve and publish Ordinance 2010-001 in Planning Case 09-021 for a
Rezoning of Lot l, Block 1, Arden Village from I-1 to R-4 based on the Findings of Fact
in the March 8, 2010, Planning Case Report.
4. Motion to approve Planning Case 09-021 for a Master and Final Planned Unit
Development, Preliminary and Final Plat, and the Development Agreement at 1296
County Road F based on the Findings of Fact and the Submitted Plans, as amended by
the conditions in the March 8, 2010, Planning Case Report.
A Comprehensive Plan Amendment, Rezoning, and Planned Unit Development approval
requires a 4/5 maj ority vote.
Deadline for A�enc_y Actions
The City of Arden Hills received the completed application for this request on November 2,
2009. The applicant has granted the City a review extension through March 23, 2010.
Attachments
A. December 9, 2009 Planning Commission Minutes
B. SRF Traffic Study Dated December 7, 2009
C. Letter from Neighboring Properties
D. Development Agreement
E. Ordinance 2010-001 for a Rezoning
F. Conditional Use Permit Amendment
G. December 9, 2009, Planning Case Report to the Planning Commission
City of Arden Hills
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The Planning Commission voted 6-1 (Reiff Dissenting) to
approve the Arden Village application as submitted.
March 8, 201 d, City Council Meeting
December 9, 2009, Planning Commission Minutes
Summary:
�he Planning Commission voted 6-1 (Reiff Dissenting) to approve the
Arden Village application.
B. Planning Case 09-021; Arden Village; Conditional Use Permit
Amendment, Comprehensive Plan Amendment, Rezoning,
Preliminary and Final Plat, Master and Final Planned Unit
Development; Sand Companies, Inc. — Public Hearin
g
City Planner Beekman reported that the applicant is requesting
a�proval of the Conditional Use Permit Amendrnent, Master and Final
Planned Unit Development (PUD), Preliminary and Final Plat,
Rezoning, and Comprehensive Plan Amendment of the property
located at 1296 County Road F. She then provided background
information and said that Staff offers the following twenty-eight
findings of fact for consideration:
1. The Arden Village property is 2.76 acres in size.
2. Tl�e Arden Village property is currently located in the I-1 Light
Industrial District.
3. The Arden Village property currently has a future land use
designation of Utility in the 2030 Comprehensive Plan.
4. The applicant is proposing to re-plat the propert� into two
parcels; Lot 1 and Lot 2.
S. The applicant i s proposing to construct 5 S units of workforce
housing on Lot 1.
6. The applicant is proposing to maintain the current use of Lot 2
as a communications tower and related e ui ment.
q p
7. The pro�osed development requires park dedication.
8. The applicant has indicated that the market value of the
property is $750,000. Ramsey County has assessed market
value for 2009 of $715,600.
9. The park dedication requirement for this application is 10
percent of the land in dedication or a fee of 10 percent of the
rnarket value.
10. The applicant is proposing to construct 1,680 feet of trail alon
g
the south side of County Road F at a cost of approximately
$ 85,000.
Rezoning and Comp�ehensive Plan Amendment Findings:
l l. The application is proposing to rezone Lot 1 to R-4 Multiple
Dwelling District and amend the City's future land use map to
designate the property as Multiple Family. The future land use
designation for Lot 2 will remain unchanged..
12. The proposed redevelopment is a permitted use in the R-4
District.
13. Lot 2 would be limited to its existing use and is considered
legally non-conforming in the I-1 District.
14. The Mater PUD and F inal PUD advance the C ity' s go al s
outlined in the Comprehensive Plan and are in substantial
conformance with the proposed future land use amendments.
15. The proposed Comprehensive Plan Amendment would advance
the City's goal to promote the development of a variety of
housing options by preserving and increasing high-quality
housing opportunities that are suitable for a mix of ages,
incomes, and household types, and encourage the incorporation
of affordable, life-cycle, and work force housing into new
development and redevelopment where feasible.
16. The proposed development forwards the Metropolitan
Council's target of 288 new affordable housing units by 2010 in
Arden Hill s .
17. The completion of the proposed trail associated with the proj ect
will advance the Active Living goals outlined in the City's
Comprehensive Plan by extending the City's pedestrian
connectivity.
18. The proposed rezoning and use would be incompatible with the
adj acent land use.
PUD Review Findings:
19. The application is in substantial conformance with the
requirements of the City's Zoning Code for the proposed R-4
District.
20. The application is in substantial conformance with the City's
Zoning Code.
21. The application is in substantial conformance with the City's
Design Standards for the B2 District.
22. The applicant is requesting flexibility from the Zoning Code
through the PUD process on landscaping, tree replacement,
building height, density, and parking lot planting islands.
23. The application is not anticipated to create a negative impact on
the ir�lmediate area or the community as a whole.
24. A traffic study to evaluate the proposed use was completed.
The application is not anticipated to create negative impact on
traffic in the area.
Conditional Use Pe�mit C�ite�ia Findings:
25. The proposed CUP amendment is not anticipated to negatively
impact traffic or parking conditions because it is an amendment
to the legal description of the property only.
26. The proposed CUP amendment is not anticipated to negatively
impact Noise, glare, odors, vibration, smoke, dust, air pollution,
heat, liquid, or solid waste, other nuisance characteristics,
drainage, and population density because it is an amendment to
the legal description of the property only.
27. While park dedication is applicable to the proj ect as a whole,
the proposed CUP amendment itself does not require park
dedlcation. �
28. The proposed CUP amendment is in keeping with the orderly
development of the neighborhood and the City wlthin the
general purpose and intent of this ordinance and the
Comprehensive Development Plan for the City, as expressed in
previous findings.
City Planner Beekman stated Staff is recommending approval of all
seven requests based on the findings of fact subj ect to the followin
g
fifteen conditions:
1. The proj ect shall be completed in accordance with the
submitted plans as amended by the conditions of approval. Any
significant changes to these plans, as determined by the City
Planner, shall require review and approval by the Planning
Cominission and City Council.
2. Executing the Final Plat and publishing the rezoning shall be
contingent upon the Metropolitan Council's approval of the
Comprehensive Plan Amendment.
3. A development agreement shall be prepared by the City
Attorney and subj ect to City Council approval. The
development agreement shall be executed prior to execution of
the Final Plat, the issuance of any permits, or site preparation.
4. The applicant shall file the Final Plat with Ramsey County
within 180 days of the approval of the City.
5. The applicant shall obtain a building perrnit within one year of
the Final PUD approval or the approval shall expire unless
extended by the City Council prior to the approval's expiration
date. Extension requests must be submitted in writing to the
City at least 45 days prior to the expiration date.
6. The applicant shall submit a financial surety in the amount of
125 percent of the cost of the landscaping improvements prior
to the issuance of any building permits.
7. The applicant shall obtain approval from the Rice Creek
Watershed District and all other applicable permitting agencies
prior to the issuance of any permits. Copies of such permits
shall be provided to the City prior to the issuance of any
permits.
8. The plans shall be subj ect to Fire Marshal approval before
building permits are issued.
9. Final grading, drainage, and utility plans shall be subj ect to
approval by the Public Works Director and City Engineer prior
to the issuance of any building permits.
10. The existing tower shall be brought into compliance with
Conditional Use Permit 72-24 or an amended CUP prior to
executing the Final Plat and the issuance of any building
permits.
11. An updated structural analysis report shall be conducted on the
tower and submitted to the City prior to the issuance of any
building permits to confirm compliance with the Conditional
Use Permit and City regulations.
12. The applicant shall construct approximately 1,680 feet of trail
along the south side of County Road F, subj ect to the approval
of the City Engineer and Ramsey County, which will connect
their property with Lexington Avenue.
13 . The appli c ant shall provi de the require d numb er o f ADA
parking spaces. The ADA parking space locations shall be
subj ect to Building Official approval.
14. The applicant shall install an additional five trees between
County Road F and the development outside of any easement or
.
rlght-of-way.
1 S. Lot 2 shall be limited in use to a cornmunications tower and
related equipment. If the cor�lmunications tower is abandoned,
the lot shall not be redeveloped as a new use but may be
recombined with Lot 1.
Jamie Thelen, CEO Sand Companies, provided a presentation to the
Plannin Commission that included back round of Sand Com anies
g g p
and a development description for Arden Village.
Richard Denny, Sand Companies, reviewed the design standards that
Sand Companies was requesting flexibility on and explained why they
were requesting these changes. He explained that Arden Village
would meet the Minnesota Green Community requirements.
Chair Larson opened the floor to Commission questions.
Commissioner Modesette asked if management of their properties was
so important why they had built 5 5 buildings but only managed 20.
Mr. Thelen explained that several of the buildings they had built were
for third parties. He explained that all the buildings that Sand
Companies had built similar to the one being proposed in Arden Hills
have been retained and managed by Sand Companies.
Com�nissioner Zimmerman clarified that Lot 2 is a non-conforming
lot and the tower would be located on this property. He asked if the
potential hazards from the tower had been addressed such as if the
tower were to fall and if fencing around this property had been looked
at.
City Planner Beekman explained the tower was designed to collapse
onto itself if it were to be damaged so it would not fall outside of the
boundaries of Lot 2.
Mr. Thelen explained there were no current plans to completely fence
in the property. He did explain where the fencing was currently
located on the property.
Commissioner Reiff asked if the proposed trail along County Road F
would be on the applicant property.
City Planner Beekman clarified that the trail would be located in the
.
rlght-of-way.
Cor�lmissioner Reiff asked if the easement holder did not agree to
having five additional trees lanted in the easement if there was a wa
p Y
that these could be added to the property in other locations.
Mr. Thelen stated they would work with the current easement holder
and work something out.
Commissioner Reiff explained the neighboring companies had
expressed concerns about trespassing and he asked if Sand Companies
had similar concerns or if there were plans to fence of the property to
keep tenants from trespassing.
Mr. Thelen stated Sand Companies did not have any concerrls at t�is
time and there were no plans to put in a fence.
Commissioner Stodola clarified the only access to Lot 2 and the tower
would be through the parking lot of Lot 1.
Mr. Thelen clarified that Sand Companles would grant an access
easement for this property
Commissioner Stodola stated the proposed trail was six feet wide and
tl�e City is requesting eight feet. She asked if this had been resolved
and why the discrepancies.
City Planner Beekman clarified County Road F is a County road and
any trail there would be subj ect to County approval. The City's
Public Works Department prefers an eight-foot trail to accommodate
their equipment and the County would prefer an eight-foot trail. The
Land O'Lakes portion of the trail is six feet wide.
Chair Larson asked if SRF Consulting was recommending any
changes for the intersection.
Matt Besina, Traffic Engineer for SRF Consulting, reviewed what was
done for the traf� c study. He clari� ed that there were currently traffic
concerns in this area but the proposed proj ect would not negatively
impact the traffic flow.
Chair Larson opened the public hearing at 7:29 p.m.
Chair Larson invited anyone for or against the application to come
forward and make comment.
There being no public input, Chair Larson closed the public hearing at
7:30 p.m.
Commissioner Holewa moved, seconded by Commissioner
Moc�esette to recommend approval of Plannin� Case 09-021 for a
Rezonin� from I-1 to R-4, Comprehensive Plan Amendment,
Master PUD, Final PUD, and Preliminary and Final Plat at 1296
Count_y Road F based on the Findin� of Facts, Submitted Plans,
and the Conditions in the December 9, 2009, Plannin� Case
�-
Commissioner Reiff asked if the Commission would want to add a
recommendation that would require a fence a.round the property that
would be consistent with the fencir�g that vvas currently located on
around the tower.
Commissioner Modesette stated she would not support a requirement
for fencing around the entire parcel.
Commissioner Zimmerman agreed with Cornmissioner Modesette and
stated that the onus falls on the property owners and should not be
regulated by the City.
Commissioner Thompson agreed and clarlfied that she would rather
see the property owners maintain a relationship and have the ability to
work out their concerns. She also stated concerns about the impact on
the vegetation and trees if a fence were installed.
Commissioner Reiff moved, seconded by Commissioner
Zimmerman to add Condition 16 that states the City could
determine at a future date that fencin� is required based on
reasonable cause.
Commissioner Holewa stated that he would not be in favor of this
motion due to the negative impact a fence would have on the trees and
vegetation. He also stated that this would be an additional cost to the
property owners.
Commissioner Stodola stated she would also vote against the motion
because she did not see the purpose a fence would serve.
Commissioner Zimmerman stated he would be in favor of this motion.
It would allow the City some action if there were complaints against
the property regarding trespassing or problems with the
communications tower.
Chair Larson called the motion to add condition 16 to a vote.
The motion failed (3-4).
Ayes — Commissioners Zimmerman, Reiff, Modesette
Nays — Chair Larson, Commissioners Holewa, Stodola, Thompson
Chair Larson called the original motion to a vote.
The motion carried (6-1).
A es — Chair Larson, Commissioners Zimmerman, Modesette,
y
Holewa, Thompson, Stodola
Nays — Commissioner Reiff
Commissioner Holewa stated that the City wants to see low cost
housing close to businesses and would like to ask Staff to look into
ways that this can be encouraged. He also sated the intention of the
tree ordinance was for existing properties not for those properties that
had not been previously developed and the City should not require a
developer to replace trees that had grown naturally.
ac men
ra lc u a e
ecem er
�
March 8, 2010, City Council Meeting
� t�1�'��JLT'IN� � Y��O►T,?P,, I �t�.
E N�IN EER� � P LA.�INER.�; � D E�1GNE`RS.
FINAL MEMORANDUM
TO: James Lehnhoff, AICP
Community Development Director
City of Arden Hills
FROM :
DATE:
Craig Vaughn, P.E., P.T.O.E., Senior Associate
Matthew Pacyna, P.E., Senior Engineer
December 7, 2009
SUBJECT: ARDEN VILLAGE DEVELOPMENT TRAFFIC STUDY
INTRODUCTION
M<1 N N'`E�4P'OLI �
FA RG'C4'
A�t:A o i s o N
SRF No. 0096985
As requested, a traffic study was completed for the proposed Arden Village development located
south of County Road F(CR F) between Hamline Avenue and Lexington Avenue (see Figure 1:
Project Location). The purpose of this study is to determine the traffic impacts on the adjacent
roadway network related to the proposed development and recommend improvements to provide
acceptable intersection operations, if necessary. This study includes an operations analysis
during the a.m. and p.m. peak hours of the roadway network for existing and future build
conditions, and a review of historical crash information to determine safety issues.
The proposed Arden Village development is located south of the Boston Scientific campus
(formerly Guidant). A 20-year campus master plan was developed in 2002 to document future
additional development on campus and its potential impact on the adj acent roadway network.
Therefore, the traffic study conducted and discussed herein includes a separate operations
analysis that documents the cumulative impacts from the adj acent development and the proposed
Arden Village development.
EXISTING CONDITIONS
Traffic operations were analyzed at the following key intersections:
• County Road F and Hamline Avenue (Southbound)
• County Road F and Hamline Avenue (Northbound)
• County Road F and Boston Scientific West Driveway
• County Road F and Innovation Way
• County Road F and Lexington Avenue
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James Lehnhoff, AICP December 7, 2009
City of Arden Hills Page 3
Current trafiic controls include signalization at the key intersection of County Road F and
Lexington Avenue. Each of the other key intersections are unsignalized, with side-street stop
control. County Road F is a two-lane roadway from Hamline Avenue to Lexington Avenue,
primarily serving motorists from Boston Scientific, Land O'Lakes, and other local businesses.
Vehicular turning movement counts were collected on November 10, 2009 at each of the key
intersections during the a.m. and p.m. peak hour. It should be noted that the south leg of the
County Road F and Boston Scientific West Driveway intersection will provide access to the
proposed development, but does not exist today. In addition, traffic counts were not initially
collected at this intersection. Data for this location was obtained from the Guidant Corporation
Traffic Impact Study dated July 2002 and updated to reflect today's conditions. Existing
geometrics, traffic controls and peak hour traffic volumes for the key intersections are shown in
Figure 2.
An operations analysis was conducted for the a.m. and p.m. peak hours at each of the key
intersections to determine how trafiic currently operates in the study area. All signalized
intersections were analyzed using the Synchro/SimTraffic software (version 7). Unsignalized
intersections were analyzed using a combination of the Highway Capacity Software (HCS) and
Synchro/SimTraffic software.
Capacity analysis results identify a Level of Service (L4S), which indicates how well an
intersection is operating. The LOS results are based on average delay per vehicle. Intersections
are given a ranking from LOS A through LOS F. LOS A indicates the best traffic operation and
LOS F indicates an intersection where demand exceeds capacity. In the Twin Cities
metropolitan area, LOS A through D is generally considered acceptable by drivers.
For side-street stop controlled intersections, special emphasis is given to providing an estimate
for the level of service of the minor approach. Traffic operations at unsignalized intersections
with side-street stop control can be described in two ways. First, consideration is given to the
overall intersection level of service. This takes into account the total number of vehicles entering
the intersection and the capability of the intersection to support those volumes. Second, it is
important to consider the delay on the minor approach. Since the mainline does not have to stop,
the majority of delay is attributed to the side-street approaches in most cases.
Results of the analysis shown in Table 1 indicate that all but one key intersection currently
operate at an overall acceptable LOS D or better during the a.m. and p.m. peak hours, with
existing traffic controls and geometric layout. The intersection of County Road F and Hamline
Avenue (Northbound) currently operates at an unacceptable LOS F during the p.m. peak hour.
The poor operation at this intersection is caused by a lack of capacity on the westbound approach
and limited acceptable gaps in Hamline Avenue traffic. This lack of capacity was observed to
cause significant queuing in the westbound direction during the p.m. peak hour. The modeled
average and 95th percentile queues at this location are approximately 175 feet and 400 feet,
respectively. These queues occasionally extend beyond the driveway for the business located in
the southeast quadrant of County Road F and Hamline Avenue (Northbound), but not to the
County Road F and Boston Scientific West Driveway intersection.
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James Lehnhoff, AICP
City of Arden Hills
Table 1
Existing Peak Hour Capacity Analysis
Level of Service Results
December 7, 2009
Page 5
Level of 5ervice
Intersection A.M. Peak P.M. Peak
LOS Delay �l� LOS Delay �1�
County Road F and Hamline Avenue (Southbound} � B/F 90 sec. A/C 20 sec.
.
�
: :::::::::::::: :::::::: ::: :::::::::
:::::::: :.::: : :: ;
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:::::::::: ::::
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Count Road F and Hamline Avenue Northbound A/C
20 sec. : :;::;:::F�T::: ::: :..�►.. ..
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County Road F and Boston Scientific West Driveway � A/B 10 sec. AB 10 sec.
County Road F and Innovation Way * A/B 10 sec. A/C 1 S sec.
County Road F and Lexington Avenue C 25 sec. D 40 sec.
�1� For signalized intersections, delays shown represent overall intersection delay. For unsignalized intersections,
delays shown represent the worst side-street approach.
* Indicates an unsignalized intersection with side-street stop control. The overall LOS is shown followed by the
worst approach LOS.
Although the intersection of County Road F and Lexington Avenue currently operates at an
overall acceptable LOS D, the westbound approach currently experiences average delays of
approximately two and a half minutes during the p.m. peak hour. Typical queues on the
westbound approach were observed in the field to consistently be 10 to 15 vehicles in length
during the p.m. peak hour. The average and 95th percentile queue outputs from the micro-
simulation model at this intersection are approximately 250 feet and 500 feet, respectively. The
delays and queues at this intersection are caused by the conflict between westbound left-turning
vehicles and eastbound through and right-turning vehicles. Further complicating the situation is
the current geometrics at this intersection. The westbound geometrics include a shared left-
turn/through lane and a shared through/right-turn lane. However, there is only one lane on the
west approach to accept the two through lanes. This causes an unsafe condition and increased
delays by creating an unnecessary conflict.
To address the operational and safety issues previously mentioned, the following improvements
are recommended:
County Road F and Hamline Avenue
• To lmprove the operations to an acceptable LOS, a traffic signal would need to be
installed. However, the offset intersections between southbound and northbound
Hamline Avenue pose significant challenges in the design of the signal and cannot
address existing safety and geometric issues. Since there are no short-term cost effective
improvements that will significantly improve operations, no improvements were assumed
for build conditions. It should be noted that a long-term solution for the intersection was
identified in the I-694: 35E to 35W Environmental Assessment dated July 200� and is
included in the Appendix. The long-term solution will be discussed later in this memo.
Jame� Lel�nhoff, AICP
City �f Arc�en Hi��s
Ca�nty Road F and �,ex�n�ton Avenue
Decemher 7, 2009
Page f�
� Installa�ion of a v�estbound protected Ieft-turn phase �nc� optirr�ized signal timin� w�li
improve westbound delays that currently exist to acceptabl� levels. However, the signa�
timing ��nprov�rnents do not address the existing safety and geo�etric issues.
• To �ddress the safet}� �ssues a reconf�guration of the exist�ng roadway with minor
geometric improvements is recommended. Current�y, �ounty Road F between Lexingtan
Avenue and C�atswar�h Street is a four-Iane undivided roadway. Appraximate�y 5,900
ve�icles per day (vpd) travel along this section of roadway. The eurren� four-�ane sect�on
is nat needed and the traffic volume can be accornmodated by a two-lane seet�on. The
two-lane section �vould be consis�e�t with t�e other segments of Count� Road F wes� of
Lex�ngton Avenue and east of Cha�swor�h Street. By reducing the rQadway section, the
safety �ssues at th� Caunty Road F and Lexington A�enue int�rsecti�n can be �mpraved
by recan��uring the westbau�d approach �o incIude a left-turn, �hrough and patent�al�y a
right-turn lane. The westbound ri�ht-turn �ane is not absolute�y necessary ta achieve
sl�nificant improvement and rr�ay �n fact not be recommended due to the large apartment
eomplex in the northeast quadrant of this intersect�on. This reconfiguration vvould result
�n a single eastbound lane a�ong County Road F east of Lexingtor� Avenue.
� The eastbound approach ta th�s intersection is re�ommenc�ed to include an eastbo�xnd �eft-
t�rn, thraugh, and ri�ht-turn Iane. It should be noted that the eastbound right-turn lane is
recommended and necessary to accomrnodate the significant eastbound right-turn volume
durin� the p.m. peak hour. East�ound and westbounc� protected left-turn phasing is aiso
reeommend�d. With the recomrnended improvements, ali key intersect�ons are expec�ed
ta operate a� an acceptable overall LOS D or better during the a.m. a�d p.m. peak hours.
PROP�SED DEVELOPMEN�"
�'he proposed �4rden Village development rs located south of CR F between �-Ia�nline Avenue
�x�d �.exingtan Avenue. Althaugh there is a eommunications tower on site, the praject Iocation is
c�arr�nt�y vacant. T�e develapmen� will consist of a 55-u�it workforce apartmen� build�ng.
�'here �vill be a total of six one-bedroorr� units, 34 two-bedroorr� un�ts, and I S�hree-bedroom
�nits. � tata� of 110 parkin� stal�s wi�� be provided, h�I� af vvhlc� will be underg��ound. The s�te
access w�Il b� provided alor�g CR F, directly acrass frorn the extst�r�g Boston Scienti�c western
rrlost driveway. Figure 3 shows the p�-oposed site plan.
iRAFFIC FQRECASTS
The proposed deve�opment wil� be completed by summer 201 �. Therefore, traffic forecasts vvere
developed for ye�r 24� 2(one year after construetron}. Based on existin� area �rowth patterns
and h�stor�cai average daily traffic (ADT} voltzmes, an annua� growth rate of o�e percent was
applied ta the existing peak hour vo�umes to develop year 20I2 backg�-ound traffic forecasts.
�'rip ger�erat�on est�mates for the proposed Arden Village development were calculated using the
1�'E �'rip �enet�ation Handbook, 8tIT �'dition. Th�s infarmation was compared with typical trip
generatio� rates basec� on the proposed number of parkin� stalls ar�d was found to be consistent.
Therefore, Table 2 shows the expecteci peak hour and dail}� trip ger�eratian for the proposed
Arde� �illage development based on the IT'E t�ip g�neration handbook.
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�p��uerd a��S pasodo.�d £Ofi���saanfif�tS11�869\s��afold\�N
Zames Lehnhoff, AICP December 7, 2009
�ity of Arden Hi��s Page 8
The directiona� trip distributio� for the proposed development is based on existi�g trave� patterns
anc� re�ional dai�y traff�c valumes �see Figure 4: Directional Distributio�}. The comb��ation of
background traf�c and trips generated by ��e proposed development for ye�r Za12 build
eandit�ons are shovvn rn Figure 5.
Port�ons of �he Boston Sclentific campus (formerly Guidant}, �mmediately north of the proposed
Arden Vil�age development, were previousl}� sched�led to redevelop/expand by t�e year 2012.
However, since the acquisition of C�idant hy Boston Scienti�c, some developments identi�ed in
the �uidant Corporation 1V�asteY Plan have not been construeted. To account for the potential
de�velopment �hat was inciuded in the master p�an by year 2012, add�t�onal tr�ps for the foilowing
��ston Sc�entifie expansian were inc�uc�ed i� a second build anaiysis:
� Building K— 259,200 Gross Squa�-e Feet (GSF) of off�ce space
� Buildings H, J, and �— 332,000 GSF o� office space
� Pa�king Ramp Nu�nber 5— 90Q parking spaces
• Parking Ramp N�mt�ers 2, 3, and 6— 2,050 parking �paces
• The assoc�ated building �oeat�on �i�ure is attached in the appendix
�he poten��a� Boston Scie�rt�f�e c�eve�apments listed above are exp�eted ta generate
approximately 922 a.m. �nc� 88 � p.m. peak hour trips. The traf�c d�stribution of the addit�onal
dev�lopment was consistent with the master p�an. The combination of background traffic,
adjacent de�elapments, and trips generated by the proposed deve�opment for year 20� 2 build
condi�ions are s�own in Figu�e 6.
l��aR 2012 BUILD CONDiTiONS — ARDEN VtLLAGE ONLY
�'o determine how well the exlsting and future roadway ne�work wi�1 accommodate y�ar 2012
buitd traffic forecasts, an operations analysis was conducted c�uring the a.m. ar�d p.m. peak haurs.
Tl�ese scenarios do nat include the potential dev�Iopment of the Boston Scientific site, to bette�-
�ete��mine the impacts that the Arden Village development has on the adjacent roadway network.
The firs� scer�ario represents the roadway ne�wor� as i� eurrently exists. The second scenaria
inc�udes t�e improvements recommended for ex�sting conditions at the intersection of CR F anc�
Lexington Avenue. �Ia �mprovements were assumed a� �he intersec��on of CR F and Hamli�e
Ave�ue for either scenaria, to �d�ntify the opera�ions that ca� be expected i� nothing changes at
the �ntersection.
Tabte 2
T'rip Generation Estimates
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James Lehnhoff, AICP Deeerr�ber 7, 2009
Ci ty of Arden Hi I 1 s Page � 2
Resu�ts af the year 2Q12 build operations ana�ysis w�t� existing roadway geometrics indicate that
aII key intersections w1�� eontinue to opera�e a� an overalI aeceptable leve� of serviee D or be�ter
d�r�ng �he a.rri. a�d p.m. pea� haur� (sim��ar to ex�sting conc��t�ons). Minor increases in c�ueue
lengths along Caun�y Road F ean be expected_ However, t�e increases are primar-iI� due to the
�rowth in backgraund �ra�f�e along Lexington Avenue and are not �aused by traffic from the
Arden V�l�age develo�ment.
Resu�ts of the year 2�I2 bui�d ope�ations an��ys�s shown �n Tab�e 3 indicate that a�I key
intersections, w�th the exceptian a� ane, w�II conti�ue to ope�ate at an overaii acceptable LOS C
or better dur�ng the a.m. and p.m. peak hours with recorr�mended geometric layout and updated
si�nal timing. The �ntersectron o� CR F and Hamline Avenue will eontinue to operate at an
unacceptable LOS F during the p.m. peak hour, v�ithout any short-term improvements
reeo�nrnended. The average and 95th percentile queu�s at �his �ocation wil� increase to
approxirnately 225 feet and 4�5 feet, respective�y. These queues are sim�lar to existing
conditions, w�ich wil� accas�onally extend beyond the d�iveway �or the business located in the
southeast gu�drant of CR F and Hamline Avenue (Nor�hbound), but are not expected to
si�nificantly impact the Arden Village development dri�eway approx�ma�ely 500 feet to the east.
iabte 3
Year 2012 Bui�d Reak Hour Capacity Ana[ysis — Arden Vitlage Oniy
Levet of Service Resutts
Level of Service
Intersectton �►.M. Peak P.M. Peak
I10S Delay ��} LOS Delay �'�
Caunty Raac� F anc� H�mline Avenue (Sou�hbaund) � C/� 130 sec. A/C 20 sec.
�
`v;:::;:::::::?::: iF:::;?:::::::::::::':=:::
�OU11� �Qa � -
d and Ham�ine Avenue N h AfC 20 ec. :
or� bour�d s
:::::.::::::::::::::::::::::�`�;:_:.:::::::�=:::::`�;�::�:::�::: `:::::�::�: �� �.::::::��:::::::::
Y ( ) ..........::.::.::.::�:.:::.:.:.:.::.:.:.:.::.:::.:::.:.:..::.::.:..�.,�.�.:::;::.:::::::.::::::::.:::.::.::.:
Caunty Roa� F and Baston Seientifie West D�iveway * AfC 15 sec. AlC l 5 sec.
Cat��ty Road F and Innova�ion Way * AIC 15 sec. Af� 20 sec.
Cour�t� Road F and �,exingtQn Avenue C 25 sec. C 25 sec.
��} For signalized intersections, de�ays shown represent overall intersectron delay. For unsignalized intersecttons,
delays shown represent t�e worst side-street approach.
'� Indicates an u�signa�ized intersection v�ith side-street stap contro�. The aWerali LOS is shown fo�Iowed by the
worst approach LOS.
J ame s Lehnh af�, AICF
�ity of 1�rden Hills
YEAR 20� 2 Bt11LD CONDlT��NS — WITH BOSTON �ClEN�'lFIC
December 7, 2009
Page 13
To determine how weIl the existing anc� fu�ure roadway network will accorn�nodate year 2Q� 2
bui�d traffic �orecasts if Boston Scienti�c moved forv�ard wi�h thei� master plan, an operations
analysis was condueted during the a.�n. and p.m. peak hours. This sce�ario �neiudes the potentia�
development of the Boston Scienti�c site pre�iously r�e��ioned. Since t�e potential Boston
Scientific deve�op�nent wouIc� generate a s�gni�eant number of peak hour �rips, the long-term
irrip�ovemen� fo�- t�e �ntersec�ion of CR F and Hamline Avenue was assumed to be constructed.
�'his i�nprovement i�c��des the c�osures of �he so�thbounc� I-�amline Avenue on-ramp to
eastbounc� I-694 and the westbound I-694 off-ramp to Hamline Avenue. Traff c volumes were
rr�odified ta reflect the reg�on�I access chang�s. It shoulcl be noted that the reg�ona� access
closures at Ham�ine Avenue are expected to inerease the �raf�c volumes aIong CR F by
ap�roximately 1,040 vpc� near Hamline Ave�u� and approximately 2,Q00 �pd near �.,ex�ngtan
Avenue. These values were estimated based on the peak hour trafflc vol�mes t�at would be
diverted anc� eonvertec� to dai�y numbers.
T'abte 4
Year 2012 Bui[d Peak Hour Capacity Analysis — With Boston Scientific
Leve! of �ervice Resutts
Level of Service
Intersection A.M. Peak P.M. Peak
LOS De�ay ��� LOS De�ay ���
County Road F and Hamline Avenue C 2a sec. I3 40 sec.
County Raad F and Bostan Scientific West Driveway � A�3 25 sec. A/D 25 sec.
, - - - _-::::�:::::::::::�::::� ::::::::::::::::::::::::::::
� - -- - --
::::::::::::::::::::::::::::::::: ::::::::::::::::: ::_;::::::::: :::::::::::::::::::::
�Qun� �2oad F an �nnovati n W 2 ::::= :::::::::::::::::::::::: :�_::�.: _-:.:::::::;-::::::::::::::::::::::-:::::::::::::: ::�::: -.:...:: ::�.::::::::�::::
d o a A/D 5 sec. ::: - --
:::::::::::::::::�:::�::: : .:::::::::::::::::::::::::::::� :::::::�::::�:::���:�.-:::::::::
y y . :�.::.:::.: .:._.:: .:. :::.::: .::..:.:.:..::::.:-::::.:.::: :..: _:: .
�ount R a F - --= - =
o d ane� Lexin t n Av n D 4
o e ue 0 sec. :
.._�::::����`����:::::::::::::::::::::: --
........... _ _ _ _ _
Y -
:::�.�:_:��#::�:��;:t:
�
'' � For signa�ized intersections, delays shown represe�t overa�I intersect�on delay. For ur�signa�tzed intersections,
delays shown represent the worst side-street approach.
'� hndieates an unsignalized intersection with side-street stop control. The overa�l LaS is shown followed by the
worst approae� L4S.
IZesults of the year 2�12 build wi�h Boston Seientific operations analysis shown in �'able 4
�nd�cate that twa key inters�ctions are expected to operate �t a� unacceptable leve� af serviee
durir�� the p.m. peak hour w�th previously r�cQmmended �mprovements. To improve the key
in�ersections to acceptable Ievels of serv�ce, the follow�ng improv�ments are recommended:
County Road F and In�ovation Way
` Instal�atio� of a traffic signal is recommended to �rnprove the overall intersee�ion level of
se�vice ta an acceptab�e LOS B and LOS � dur�ng the a.m. and p.m. peak hours,
respectively. The traffic signal w��l provide better access for s�de-street traf�c. Based on
�he f�ture year 2012 traff�c volurnes, the traffic signal will likely meet �he peak hour
traffic sig�al warran�.
3a�es Lehnhoff, AICP
C�ty of 1-�rden Hills
County Ro�d F and Lexi�gton �-lvenue
December 7, 2009
Page 14
• Constructio� of an addi��onal northbo�nd Ie��.-�urn lane Is reco�nmended. �'his wii�
require modi�cation o� tl�e west approach of CR F at Lexin�ton Avenue to receive the
additianal Ieft-turn �ane. The addlt�ona� turn ]ane wi1l reduce the amaunt of gr�en time
necessary ta accommodate the left-turn moveme�t, which can then be provided to other
r�ovemer�ts. Minor queuing on the eastbc�unc� approac� may occur during the p.m. peak
�our.
e 1� potential improvement that is necessary to improWe th� safety at the intersectio� is the
addit�on of a southbour�d right-turn �ane. Thi� will elim�nate the conflict hetween r�gh�
turnrng veh�cIe� and throu�h vehicies, and likeiy reduce t�e potentia� for rear-end type
crashes.
�t shauld be noted that alI improvements recommended above are consistent with the Boston
Scien�ific Campus Master P�an and w��I provide acceptable overa�� intersection levels af service.
CF�ASH ANALYSIS
�'o determine �f there are any safety issues tha� need to be addressed� a review of recent crash
data was completed. Crasn data reported ta Mn/DOT during the five-year period from 2003
through 2007 �vas analyzed to ac�dress traffic safety in the stud}j area. The crash analysis results
�re summa�ized as follo�vs:
� Seventy-two (72} crashes were reported W1��11�'] the study area dur�ng the five-year period
frorrl 2003 through 2007. The number of crashes by loeation ranged from a high o� 48
reported at CR F and Lexington Avenue to a Iow of two (2) reported at �R F and Innovation
VVay.
• In order to determine the signTficance of these crashesa �he associated crash rates fo�- these
�ocat�ons were ca�cuIated. C��ash rates are numerical values th�t corrlpa� e or�e part�cular
intersection to intersect�ons of similar charaeteristics. Crash rates for roadway se�ments are
compa�-ed with other roadway se�r�ents o� similal- charaeter�stics. The c�lculated crasl� rate
for ��e study area is shown rn Table 5.
iable 5
Crash Analysis
Intersection Calculated Average Cr�tieal
Crash Rate Crash Rate Crash Rate
County Road F and Hamline Avenue (So�thbound) 0•�8 0.20 Q.73
::::�:: .::
�ounty Road F ar�d Hamline Avenue (Northbound} : �.�� ;: Q-24 0.69
County Road � and Innovation Way 4.15 0.20 -
County IZoad F and Lexington Avenue 1.01 0.70 1.2Q
Segment
�ounty Road F(Ham}ine Avenue to �nnovation Way} 0.49 2.14 -
Co�nty Road F(Innovatiop Way to Lex�n�ton Avenue} Q.49 2.10 -
No�e: '�'I�e crash rate is reported in te��rns of cras�es per million entering vehicles.
James Lehnhoff, AICP
City of Arde� Hi�Is
December 7, 2009
Page 15
• The ea�cu�ated erash rates were t�en com�ared to Mn�DOT average erash rates. When an
�ntersection is elt�er at o�- above the �ver�ge erash rate for simi�ar �ntersectio�s, the cri��eal
crash rate ca� be computed ta deter�nine �he significance af the greater than a�erage rate.
• Locatia�s with a crash rate below the cr��ical crash rate, but above the average crash rate, are
considered to be reasonably safe and not �n need of safety �mprovements because there is a
high probabi��ty (95 percent) �hat roadway candi��ons are not eontributing sig�ificantly to the
crash experien�e and the crashes are occurring mare by chance circumstanee. Based on th�s
analysis, the only �ntersectio� in the area that has s�gni�cant crash issues is at CR F�nd
Hamli�e Avenue �Northbound). �t shou�d be noted that there is a high number of vehicie
cras�es at CR F and Lexingto� �venue, havWever the crash rat� i s not above the crttical crash
rate. These sa�ety issues were addressed in �he �-ecommended �mprove�nen�s in the operat�ons
anaIysis.
S[�'E ACCESS REVtEW
Based an the s�te plan provided, there are no significant site pIan issues. It is �mportant to note
that access to a future side�valk a�or�g CR F is provided. Pedestr�an counts comp�eted durin� t�e
peak hour traf�c cou�ts were re�ative�y Iow (less than five �edest��ians per hour along CR F}.
However, due to the commercialCof�ce nature of deve�opments in the area, the Iunch hour is
expected to resu�t in mare pedestri�n activity.
CONCLUStONS AND RECC�MMENDATt�NS
Basecl on the analysis, the fol�owing conclusions and reeomrr�endations are offered for your
con si derati on :
• Resul�s of the existing operations anaiysis indieate that all key interseetions; with the
exception of ane, current�y operate at an o�eral� accept�ble LOS D or bette�- during the a.rrl.
and p.m. peak hours with exis�ing traf�e eontrols and �eometric �ayout. The intersect�on of
County Road F and �am�ine Avenue (Northbound) curre�tl y operates at an unacceptabl e
LQS F during the p.�n. p�ak hour.
o Although the intersec�ion of County Road F and Lex�ng�or� Avenue current�y operates at
an overall acce�tab�e L4S D, the westbound approach currently experiences average
delays of appraximately two and a half minutes dur�ng the p.m. peak hour.
o The westbound geQrnetr�cs include a shared Ieft-turn/through Iane and a shared
through/right-turn Iar�e. However, �here is only ar�e I�ne on the west approach ta aceept
the two throug� lanes. This causes an ur�safe condition and Increased delays by creating
an unnecessary eonfl�ct.
• To address the operational and safety issues unc�er existin� conditions, the fo�Iow�n�
impravemen�s are reeornmenc�ed:
o There are no short-term cost effect�ve �mprovements that wilI signi�cantly improve
operations at �R F and Ham�ine Avenue, therefare no improvements were recommended.
It shoulc� be r�oted t�at a lon�-term so�ution far t�e in�ersec�io� was identi�ed in the
1-6g4: 35E to 3�W Environmental Assessme�e� darec� July 200�.
James LehnhoffT A�CP
C�ty of Arden HilIs
�ecember 7, 20Q9
Page � b
o Reconfigure the wes�bound approac� of CR F at Lex�r�gton Avenue ta tncl�de a le�t-t�rn,
throug�, and potentially a right-turn Iane. �'�is reconfiguratian would aisa resu�t in only a
single eastbound lane along County Road F east of Lexing�on Avenue.
o Recon�gure the eastbound approach of CR F at Lexington Avenue to include an
eastbounc� �eft-tur�n and thraugh 1 ane, and construct a new ri �ht-turn 1 ane.
o Ins�all eastbound and v�estbound protected left-turn phas�ng a� CR F and Lexin�ton
Avenue.
• AI1 key inters�c�ions are expected to operate at a� acceptable overall L�S D or better u�der
ex�st�n� eonditions w�th recomme�ded improvements.
• Seventy-two (72) crashes were reported within the study �rea during the frve-yea� pe��iod
from 20a3 thro�gh 2007. The number of crashes by location ran�ec� from a h�gh of �8
reported at CR F and Lexington Aver�ue to a Iow o� two (2) reported a� CR F and Innovat�on
�ay.
o The only inte�-section in t�e area that has significant crash issues is at CIZ F and Hamline
Avenue (Northbound).
• The proposed Arden Village deveiopment is �ocated south of CR � between Haml�ne Avenue
and �,exington A�enue. The development will consist of � 55-un�t workfo�-ce apartment
bui�ding.
• I�esu�ts of the year 20� 2 buile� operations analysis with existin� roadway geometr-ics �ndicate
that a�l �ey ir�tersections will continue to operate a� an overail acceptab�e level of service D
or bet�er during t�e �.m. and p.m. peak hours (si�nilar to existing conditions}.
� Resuits of the year 2012 bu�ld witn Arden Village on�y oper�tions analysis ind�cate that all
key intersect�ons, v�ith the exception of one, wiil continue to operate at ar� overalI acceptable
LOS C or better during the a.m. and p.m. peak hours �v�th recommendec� �eo�netric �ayout
and upc�ated sigr�al timing. The ir�tersectian of County Road F and Hamline Avenue
(Northbound) �ri1� conti�ue to operate a� an unacceptable �,OS F durin� the p.m. peak hour
w�thout any short-term �mprovements recommended. Hawev�r it �s not expected to
s�g�i�cantly impact operat�ons a� the s�te aceess along CR F.
• Results of �he year 2012 build with Boston Scientif�c operations analysis incl�cate that tvvo
key intersectians are expected to aperate at unaceeptab�e levels of service c�urir�g the p.m.
pea� ho�r w�th previously recom�nended Improvements.
• To address t�e operational and safety �ssues �nder future year 20� 2 bui�d w�th Bos�on
Scientif�c candit�ons, the follow�ng improve�ents are �ecommended:
,
o Instal�ation of a traffc sig�a� at CR F and Innovation �Vay is �xpected to improve the
overall intersect�on level of service to an acceptable LOS B and LOS C dur�ng the a.m.
and p.m. peak hours, respectively.
a Construc� an additional nor�hbound �eft-turn �ane at CR F and Lexin�ton Avenue. This
will re�uire mocii�cation o� the west approach of CR F to receive the additiona� Ieft-turn
Iane.
o Cor�struct a southbound rig�t-turn Iane at CR F and Lexington A�enue.
Regional aceess closures at �ami�ne Avenue are expected �o increase the traffic volumes
a�on� CR F by app�oximately �,0�0 vpd �ear Hamline Avenue and approximate�y 2,000 vpd
near Lex�ngton Avenue.
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January 14, 2a 10
Mr. James Lehnhoff
Coxnmunity Development Director
Ciiy ofArden Hi�Is
12�-5 West ��ghway 9d
.Arden Hills MN 55112
R.E: 129d �ounty Road F, .Arden Hi1�s� Minnesota
.
Dear James:
Courier Delivery
Thank you for �aki�.g the time over the last fevv �reeks to discuss Land a' Lakes' concerns
regarding Sand Developmen� Campan�r's appl�ca�xon fo� a Mas�er and Final Pt.�£�, Preliminary
a�d Fina1 Plat, Compreher�sive P�an Amendment and rezoning �rom I- ��Industrial} to R.-4
(Residential) fo� real proper�y a� 1296 Co�.nty R�a�. F, A�den I�ills, M�nn�sota. This let�er
suxnma�.zes some of our canc�rns r�lating to this projeci.
'�Ne are concerned about the proposed residential use of t�e subject site. As �rou are avcra�re, �,and
O'La�es owns and opera�es a�. office co�n.plex at 4001 Lex�n,gton Avenue, directly ad�acen.t to
the proposed resideni�a� siie. The proposed residential site is su�rounded o�. aIl sides by
industrial developments andlor roadways. �n our view, changing the zoni�g of the p�opased si�e
frorn industrial to residentia� use is in.consistent with the zo�ing pla�. far the �ity of A�-den H�l�s.
�urthermore, the praposed change vvil� have the effect of isolating the �a�oposed residential si�e
f�om other residential areas in the City as the surround�n.g areas vvi11 eontinue to be operated as
industrial uses for the foreseeable iuture. Shopping, dining and recreaixonal siies are suff ciently
far a�vay from the proposed site to create an impedim.er�t for the future residents of t�e propased
rede�re�opr�n.ent ar�a. In addition, the proposed s�te ��es d�rect�y adjacent to our research ar�d
development bu�lding. Our �.ain�enance and operation of this complex includes lig�ating at o�f-
hours. VVhile this is generally not p�ablematic �vhere surraunc�ing properfii�s are used for of�ce
and industrial uses, it might pose a problem. if surrounding p�-opertxes were used far �esidential
purposes.
�e have concerns that a res�dential use on the su.b� ec� site might lead to sa�ety and securit�
issues at Land t�' I,akes' camplex. Beeause Land 4' La.kes' complex is directly adj acent to the
subject site, and because such site is suff�ciently isalated �rom other residential and/or
r�crea�ional uses, it seexns �ikeXy that the residents of �he subject site m�ght attempt to use
partions of La�d Q' Lakes cornp�ex for recreational pur�aoses. This outcome wou�d be
problemat�c for Land �' Lakes and nr�.ay requ�r� La�.d O' �.akes ta incur casts to in.crease the
seeur�ty rneasures at our complex. Most impor�ant�y, �he Land �' Lakes �ooling tovcrer Iocated in
the �.eavily wooded area adjacent to th� site, as we�l as the �aeavy traffic in and out of our parking
lot on wor� days, may pose safety haza��s for the residents, par�icularly c�ilc�ren.
Fage 2
January 14, Zo � a
129d County Road F, Arden J�-Iills, Minnesota
Also, the pra�osed high den.sity residential use a�ong County Road F wil� �ncrease traffic along
that road and cause conges�ion a� the intersec�ian of County I�oad F and Lexington Avenue as
well as the intersection af County Road F and �-Iaml�ne Ave�.ue, bo�h of which are already
canges�ed. It appears thai a draft iraf� c study report conducted by SR.F �o�.sulting �n
connection vvith th�s project recommends upgrades to ihe intersection of County �..oad F and
Lexin.gton Avenue.
�`inally, as I no�ed i�. our conversat�ons, Land �' Lakes is disappoir�ted wi�h the publxc notice
process �hat was undertaken by the City of Arden Hi11s. We only becar.n.e aware of the proj ect
th�ee days before the pub�ic meeting, wh�ch occurred during the holiday season. It req�.ires sorrle
reasonable time for a�. organ�zation o� our s�ze to respond adec�uately to a. project ihat �r��l h�.ve a
large impact on our corpo�rate headqua�ters, and in this case we do not fee� that the notice g�ven
was reasonable. As the property owner adjaceni to the subject site, and a goad corparate citizen
and taxpaye� in the �ity of Arden Hills, vcre vv�ould h.ave apprec�ated some direct cammun�cat�an
�rom t�e C�ty in order to adequately pre�a�e fo� the �ublic meetxng and �resent our concerns.
Accordingly, we requesi that a second public meeting b�e held in the near fu.ture in orde� to voice
our concerns on the record, vv�ile alsa allowin.g the app�icant an opportunity ta respond io such
concerns.
As I note above, �ve have serious concerns about the proposed zaning amend�nent for the subject
site as �ve feel it is an incansistent u�� for this proper�y. We would Iike the op�o�uniiy to
preseni ou� conce�-�.s at a second public meeting. Hovcrever, in a�� even�, we are reque�ting that
if the approvals noted abo�e are granted, they are m.ade subject to the fol�owing condit�ons:
�. The d�veloper of the subj ect site shou.ld be required to install appropr�a�e fencin�; on
the site ta prevent access to the Land �' Lakes site ar�d to �rovide for th� secur�iy af
�esidents and neighboring proper�y owners.
2. T��xe developer af the subj ect site should be required to install sou�dpro�►�ing measu.res
as appro��ate at the site to mi�igate the impact of surrounding commerc�al and
�ndus�rial uses.
�. The developer of the sul�j ect s�te shou�d be required to include a no�ice i� each of the
residential leases for the site s�ating that surrounding propert�es are used for
commerc�al and indust�al uses, ,and t�.at res�den�s shauld be aware that they may�
expe�.ence noise, vibrat�on and light��g i�.pacts from these surrounding comm,ercial
and industria� uses.
4. The deve�oper of the subject site shou�d be requ�red ta imp�ement any tra�fic
manage�n�nt measures recommended by SRF Consulting in its �na1 traffc stu.dy
report, and the city should seriously consxder the instal�ation of a traffic s�gna� at the
intersection of Cauntry �Zoad F an.d �iamline Avenu�.
Page 3
January 14, 2010
1296 Cour�ty Road F, Arden I-�ills, M�nnesota
Again, ihank you for taking th� time to talk with me during the last several v�eeks r�garding our
concerns. Please Iet me know if a second public hear�ng will b� he�d regarding such concerns.
�'e look for�ard ta a cantinued relationship with the �ity of A�den �-Ii�1s for years �o cax�.e.
Sincerely,
..-�-�--�
.,. . ........�_,.�
• � !x` ' j yA, �' ..I' �..........�
,l //J / ~ �
i� JJ ����
�
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Ma cia Droe��
Director, Faci�ities & Offic� 4perations
lVl a rch 5, 241Q
Sent� Via F-N1a�1 Transmission
Ms. Marcia Droege, Direct�r
Facilities and �ffice Operations
Land O'Lakes, fnc.
4001 Lexington Avenue North
Ardent Hills, MN 55126
Mr. Larne Rothbau�r, Director
FacilitEes & Env. Health & Safety
Boston Scientific
4100 Hamline Avenue North
St. Pa u l, M N 55112-5798
RE: Follow Up to March 3rd Meeting — Arden Village.
Dear Ms. Droege 8c Mr. Rothbauer,
`��:::�:':� : ; :�;`
S'���� �'o��������ies, �i�ca
3b6 South Tenth Avent�e
PQ Box 727
Waite Parlc, MN 56387-0727
O�i��ee �32�� 202-31 �0
F��e (320) 202-3139
�-ma�le SCI@SandCompanies.com
��bs�te: www.SandComp�nies.00111
Thank you far taking the time to meet with us to discuss our praposed Arden Village
res�dential deve�apment. It is our goal to be good neighbors and work with you on
issues that may arise. We also look forward to praviding hausing opportunities for your
employees.
We wanted to fo�4ow up on the canversation we had an t�e faur requested conditions
yau outlined in your letters of January 14, 201� to the City of Arden Hills:
1. �encing. ff made as a condition by the City Council, we will agree to fence a
portion of our east property line. Alternatively, at the option of Land O' Lakes,
we vrrould fence the cooiing tower just west of the Land n'Lakes building.
Fencing locatron, type and materials to be agreed to by the parties.
2. Sound Proofing Measures. We agree to add sound mitigating measures more
specifically, increasing the STC rating on the windows and patio doors from 28 to
32.
3. Resident Notices. Attached is a proposed addendum we would incorporate in�o
all residential leases. Piease review as we are open to comments/suggestions.
Vou also expressed a concern at our meeting about our residents raising issues
with expansion plans you may have. Qur residents are renters and have the
opportunity to move at the end of their lease if they have issues with your
businesses. This is significantly different than homeowners that da not have that
mobility. We feel this is an impartant consideration.
�ons��°uctior� Pr���rt� I1/Ian��em�n� e�e����en�
E�Lr�rl Oppo�-tic�zif�� E»i�loye��
f�
4. TrafficStudy. The conclusion of the traffic study ordered bythe City was that the
projected volumes from Arden Village would not be great enough to warrant any
changes. We support fixing the existing traffic cancerns as plans develop with
the County and N1ND�T.
As we discussed at our meeting, it would be our goal to maintain good communications
with you. tNe would have a pre-construction meeting and introduce you to our
constructian personnel so you can cantact them if issues arise. Once we are up and
operating, we would introduce you to our Property Manager and On-Site Caretakers so
you ha�e a point of contact.
Thank you aga�n for taking the time to meet with us. We are open to addressing as
many issues as we can and look forward to being a good neighbar and a member of the
community.
Sincerely,
Sand Companies, Inc.
.
Jamie J. Thelen
Chief Executive Officer
Copy: Meagan Beekman, City of Arden Hills
LEASE ADDENDUM FOR
NEIGHBORHOOD ACI�:NOWLEDGMENT
Welcome to our Arden Village community!
We are sure one of the reasons you chose Arden Village for your home
was our convenient location near major employers, shopping, transit, parks and
access to major roadways. If you haven't already, please visit the City of Arden
Hills website (www.ci.arden-hills.mn.us) to find out more great things offered in
our community.
With our great location, we want to be sure you are aware of all the
"hustle & bustle" around Arden Village. We have implemented extra measures in
our building design to mitigate sounds, but you and your family should be aware
of noise from Highway 694 and occasionally from our neighboring businesses.
The entrance to our community is from County Road F which is a busy
road. Please be cautious as you enter and leave Arden Village and let's keep our
kids safe by making sure they do not play near the road. Our tot lot & recreation
area is a great place to gather. As part of our community, we have constructed a
walk/bike trail from Arden Village to �exington Avenue so you can access transit,
shopping & other services.
We have worked hard to develop a good relationship with our neighboring
properties most specifically Boston Scientific, Land O'Lakes & Bethel College.
They are operating businesses that we do not want to disturb so please discuss
with your family and your guests not to enter or cross their properties. Our
Propertv Mana�er has re�ular contact with these businesses & anv documented
violation bv our residents and/or their �uests will be a lease infraction. We ask
that you assist us in being good neighbors!
Resident(s) acknowledges receipt of this addendum by signature of this
document.
Signature
Date
Signature
Date
ac men
eve o men re emen
March 8, 2010, City Council Meeting
CITY OF ARDE�1 HILLS
A�E1�1 VILLAGE
DEVE�OPMEII�T AG�EE�iENT
P�# 09-021
1.� Parties. This Development �greer�ent �s dated the 8th day o� Nlarch, �010, ar�d is
entered into by and beiween the Cit� of �rden Hills, a Mi�nesota statut�ry city
�"City"�; and Arden Village, �LC, a Minnesota limited liability �orporation ("Ard��
v����g�"j.
2.0 �ecitais.
A. US Bank, �ational Associa�ion, as Personal FZepreser�tat�ve of the Estate of
George J. Reiling ("US Bank") is tl�e record owner of the follovving des�ribed
property ("Property") l�cated in the City of Arden Hi�ls, County �f Ra�se�,
State of Minnesota to wit:
�'�at part of the Nort�west �uarter of the �lorthvvest
Quarter of the Northeast Quart�r {I�ViT �/4 of NW 1/4 of NE
i�4) of Section 27, �'ownship 30, Range 23, �.escr�bed as
�ollows: Starting at t�e Northv�est corner of the
Northeast Quarter (NE �/4� of Section 27; thence East or�
t�e North line thereof four hundred and six (406j feet to
the place of beginni�g; thence East 208.75 feet along �he
North line of Section 27; the�ce Sout� along a li�e
which �s parallel to an�l distant f�14.75 feet Easterly o�
the West Iine of said Northeast Quarter (1� E 1/4� to the
North right-of-wa� line of �nterstate Highway #b94;
thence Northvvesterly aiflng the i�arth right-of-wa� line
of Interstate Highway #694 to a point the�eon which is
located four hundred and s�x {406j feet Easterl� of the
West line of said l�ort�east Quar�er �NE 1/4); thence
l�orth a line parallel to and distant four hundred and six
t406) feet Easterly of t�e V�I�st line of said Northeast
Quarter (NE 1/4 ) to the point of beginning.
B. US Bank has agreed to conv�y the Property to Arden Village.
C. Arden Village will fina� p�at the Propert�r as Lots 1 and 2, Block 1, .Ard�r�
Viliage. A medium density resident�al dv�elling will �e constructed on Lo� 1,
Block 1, Arden Village. A cor�munications tov�er and accessory buildings are
currently located on Lot 2, ��ock 1, Arden Vi�lag� and w�ll rema�n.
D. On the 9th day of Novembe�, 20�9, Arden Village submitted a� application
requesting the approval of a Combined Prelimi�ary/�inal Plat for Lots 1��d
2, Bloc� 1, Arden Village ("Fina� P�at"�; a Co�pre�en�ive �lan �mendment for
Propose� �ot 1, Blflck �., Arder� Viliage t�o allow sucl� Lo�s to be us�d for
multip�e fan�i�y pu�poses ("Camprehensive Plan �rn�nc�ment"); a Rezoni�g �f
Proposed Lot 1, �lock 1, A�den Village from I-� to �Z-4 ("Rezoning"�; a�d
Arnendmen� to Cor�ditio�al �se Permit fo� P�anning Case 72-��4 to reduce
t�e size of t�e �arce� restricted b� the condit�ons of such permi� ("Conditional
�Jse Perm�t A�nend�ent"�; for a cor�bir�e� Plan�ed t�nit Developn�ent
lviaster/Fi�al P�an vvhich wo�ld apply to proposed Loi 1, Blo�k 3., Arden
Village �"P�JD Plan"); all of which requ�s�s a�e �erein re�erred to as the
"Arde� ili�lage App�icatio�".
E. fln the 18th da� of February, the period �or rev�ev�ing the Arden Village
App�ication was extended to the 23rd day of March, 2��0.
F. The Arden Vi�iage Application is il�ustrated and described on the follov�in�
documents ("Arden Villag� Redevelopme�t �'lar� Docu�nents"� attac�ed and
ir�corporated herein.
1. Preliminary Plat dated 11/02/�9;
2. Grading and Paving Plan dated 11/�2/09;
3. Utilit� P�an dated �1/02/09,
4. �'ra�l Construction �'lan dated 1�/02/a9;
5. Erosion Control Plan dated 11/02J09;
b. SWVVWP Narrative dated 11/02/D9;
7. �xtsting �rainage Pian dated 11/02/fl9;
8. Propo�e� Drainage Plan dated 11 J02/09;
9, Phot�n�etric Plan dated 10/28/09;
�.0. Site Plan dated 10/19/�9
11. Tree N�itigation Pl�r� dated 10/19/09;
�.2. Landscape Plan dated 10/19/09;
13. �ain Garden Landscape Plan dated 10/19/09;
14. Exterior Elev�tions dated 10/19/�9;
15. VVriiten S�atement consisting of pages �-3 dated 11 f 02/09.
�
G. The Pro�e�t, v�hic� is described and �llustrated on the Arden ���iage
Redevelopment Planned Docur�en�s, is hereir�after referred to as �he "Arden
Village Pro�e�t'�.
3.0 Citv Pianning Commission Re��ew and Recorr��nendations. On the 9�h day of
Decembe�, 2fl09, at a public hea�-ing, the Arden Hi��s �'�anning Comrn�ssion
considered the Arden Village A�plication, the repo�ts a�d com.ments of the ��t� staff
and consultan�s, reports and co�men�s of Arder� Village, and ot�er publi�
cornments; and, subject �� cond�ti�ns, reco�nmended approval of: the Arclen �T��lage
App�ication.
4.0 Cit� Council Review. On the 8th day of March, 201�, the City Council revievved the
Arde� �iillage App��cation, the re�orts and rec�mmendations of t�e �ity staff and
cons�ltants; the rep�rts an�d requests o� Ar�le� Vil�age; a�d the r�commendatio�s of
the Cit� Pla�ning Con�r�issi�n; and, sub�ect to the conditions conta��ed h�r�in,
approved �he Arden Vi�lag� Applicatior�.
5.0 Terms and Conditions. in considera�ion of the Cit�r's deve�op�ent approvals; i�
compliance w�t� t�e City's development regulatio�s; and in consideration �f the
undertakings expressed herein, the parties agree:
A. Planne�l Unit Develo�ment.
1. �'he Arden Village Project shall be completed in accordance �vith the
Arden Village Redevelopmen� Plan Documents as amended by the
conditions of approvai. Any signif�cant c�ange to the Arden V�llag�
Redevel�pment Plan Do�uments, as �ietermined by the C�ty ��an�er°,
shall require reviev� by the City P�anr�ing Com�nission; and review
and approval by the City Council.
2. Arden Villa�� shall obtain building permits on or �efore �une 3�,
2�11, or the PUD Plan approval shall expire unless extended �� the
City Counci� prior to the approvalis ex�iration date. Extensior�
requests s�all be submitted in writing to t�e City staff at �east �� da�s
prior to the expiration date.
B. Final P�at.
1. Arden Village shall file the Final Plat with Ra�nsey �ounty on or
before March 8, 201 i, or, prior to �he �ssuance of any building pe�-m�ts
for the Arden Village Project, whi�hever event occurs first.
C. Condit�o�al tlse Perm�t Amendn�ent.
1. The existing com�nunicat�on tower shall be brought into compliance
with Conditiona� Use Permit 72-�24, or an amended CUP, pr�or to the
3
issua�ce o� any bui�dir�g per�nits, providec� that, noth�ng here�n s�all
be cons�rued as an ob��gation for �he City to a�prove a�ditio��l
a���drnents to the Co�ditional �se Permit �2-024.
2. A� updated structural analysis report, i�t�icating that th� tower is
str�cturally sour�d, s�all be conduc�ed an� subm�tted to the Ci�y �rior
to the issuance of ar�y �uilding permits to conf�rn� �omplian�e v�ith
the Conditional �Tse �'er�nit and City regu�ations.
3. Lot 2, Block 1, �rden Vi��age shall be lir�ited in u�e to a
communicat�ons tovver an� related �quiprnent. .
D. General Conditions of A��rc�val.
1. Arde� Village shall submit a financial suret� in t�e �'orn� o� a
performance bflnc� nam�ng the City as a dual obligee or a�t�rn���l� a�
Arder� Village's discr�tion, a letter of credit �n the amoun� �f 125
percent of the cost of tl�e �andscaping and trailway i�nproven��r�ts
prior to the issuance of an� building perrnits �or the Arde� Vill�g�
Projec�. Any financia� su�ety shall subject to the review a�d approva�
of th� City Atto�ney as to �ts form and substancz.
2. All building �lans shall be subject to �ire Marsha� approval prio�° to
issuance of building permits for the Arden V�l�age Projecta
3. A�l final grading, drainage, and utility pl��s shall be su��ect to
approval by the Public Works D�rector and City Engineer pri�r �o the
issuance of any building permits �or the Arden Vil�age �roject.
4. Ar�len Village shal� flbtain approval from the Rice Cr�ek V1latershed
D�strict and all other appl�cable permitt�ng agencies prior to the
issuance of any permits for the Arden V�llage Project. Copies of s�ch
perr�its s�all be prov�ded to the Ci�y prior to the �ssuance o� an�r
permits.
S. Arden Village shall �rovide the required numbe�- of ADA pa�ki��
spaces. The ADA parking space lflcations shall be su�ject to Building
Off�cial approval.
6. Arden Vil�age shal� canstruct approximately 1,680 feet of bitur�invus
trail a�ong the south side of County �oad F, whic� Wi�l cor��e�t t�e
Arden Vil�ag� Project with Lexington Avenue. The trail shall be ei�ht
feet in width with a four foot boulevard. The width of the trail ar�d/or°
bou�evard may be reduced in areas for topographic, wetland and
utility conflict reasons, subject �o the appro�al of the C�ty Engineer
and Rarnsey County, Wi�th tl�is installatiar� co�st�uctior� of the tr�i�,
�r�en V�llage vvil� not rec�uired to p��r a Park I�edication fee to �ity.
4
7, Arden Village sl�al� install an add�tional five �rees between Co��ty
Ra�d F and t�e Arden Vi�lage Projec�t.
b.� Contin�encies. �ity approv�ls of the ��-den �illage App�i�aiio� and publicatio� �f
the Rezor�ing are s�b�ect to N�etropolitan �ouncil a�proval of t�� Comprehensive
�'lan Amendment, conveyanc� of the Propert� to Arden Village, rec�rding of the
Fi�al �lat, and execut�on o� the De�elopment Agreemer�t o� or ��fore �arc� 22,
20�0.
7.0 �aiver of Minnesota C�a�ter 15.99. Arden V�llag� acknov�ledges that the Ard�n
�illage Pro�ect requires financ�ng, Metropolitan Council� a�d Cit� approvals in ord��
to proce�d. It wi�l �ake r�ore t�an 120 days to acquir� ai1 �f t�e appro�als�
�or�se�uently Arden Vill�age v�ai�es the a�pl�cation of the provisions of Mir�r��sota
Statute 15.99 to the City's review o� t�e Ard�n �illage Ap}��icatifln and �rder� ��ll��e
p ro� ect.
8.0 Re�ationshi� of Parties. No partnership or joi�t ventures es�ab�ished �etvv��n the
parties hereto by or under th�s Agreement or any agreement referenced �erein.
9�fl Successors and Assi�ns. �'his Agreer�ent shall �e binding upon and inu�e to ���
benefit of the parties and their respected successors �nd assigns, inclu�ling with��t
lim�tation, any and all fuiure and pres�nt owners, tenants, occupants, i�censee,
rnor�gagee and ar�y other �arties with any interest in the Reiling Property or ir� t�e
plats of Lots 1 and 2, Block 1, Arden Vi�lage.
10,0 Lim�tation of Liabilitv. Not withstar�ding in th�s Agree�nent to �he contrar�r, the
liability of Arden Village s�al� be limited to its ownership of L�ts 1 and Z, �lo�k 1,
Arden Village and the d�veloprr�ent of th� Arden Village Project. �Jpon sale or
conveyance of any portlon of Lots 1 and 2, ��ock 1, Arden Village, t�e transferee
shall be liable for ai� ob�igatio�s of Arden Vi�lage v�hich reiate to Lots 1 and 2, B�ock
1, �rden Village and the transf�ror shall be released from further obligati��,
liabillty, r�ght or responsibi�i�y in respect to such transfer, provided t�at th� C�ty
consents to t�e trans�er, w�ich consent shali not be unreasonabl� withheld, ar�d
further provided t�at al� financiai sureties remain full forc� and effect. lviore�ve��
r�othing �erein shall be c�nstrued to creaze a cause of a�tion or� behalf of the Cifi.y
against Arden �i�lage wi�h respect to its business operatior�s be�ron� t�e obligati�ns
set forth he�ein relat�ng to t�e l�rde� Viliage Pro�ect.
11,0 Recording of Docum�nt, This Agreement shall run with the Property and s�a�l b�
recorded ir� the office af the Ra�nsey Co�nty Recorder or Registrar of �'itles vv�t�
p�oof ther�of shown �o the Cit� prior to the issuance of any permits fo� the Arde�
tii�lage Project.
12.0 Governin�, Law. The Ciiy and Arden Village agre� that the �a�vs of t�e Stat� of
Minnesota sha�l govern all questions and interpretations concer�ing the val�dity and
construction of this Agreen�ent and the legal relations between �he unders��r��d
�arties and performance u�der it without regard to prin�cipa�s of con�l�cts �� l�w�
�
The langua�e �f this Agree�neni is and s�al� be deemed a result of nego�iai�ons
a�ong the �ar��es and t�e respeciiv� legal counc�l and shall n�t b� �trictly ext�ude
�or or aga��st any part�. Each party agrees that any action aris�ng out of �r i�
�onnection wit� th�s Agreeme�t shall �e brought solely �n th� courts of the State �f
�/Iinnesota, Fo�rth Judicia� Disi�ict, or the United States ��strict �ourt for th�e �istrict
�f Nlinnesota.
13.0 �vent of �efault. �'�e occurre�ce of any of t�e follovving shall be consic�ered a�
"event of default'� and the ter�ns and conditior�s contair�ed in t�is Agreement
�.. Failure �f Ar�ien V�llage to compl� w�th any of the ter�ns and �ond�t��r��
contained in this Agreement; an�
2. Fai�ure o� Arden �illage to comply with any applicab�e ordir�ance or st�i�fie
�vlth resp�ct to the developr��nt of the Arden Vi�lage Project.
�4.0 Remedies. Upon the occurrenc� of an �vent of default, t�e City, in additio� to �r�y
ot�er re�nedy whic� may be available to it, shall be permitted to do any of th�
following;
1. C�ty �nay rnake advances or ta�e other steps to cure the defauit, and, �v��r�
n��essary, enter the �roperty for that purpose. Arden Village shal� pa�r all
sums so advanced, or expe�ses i�curred by tl�e City, upon demand, vvit�
interest from the dates of' such advances or �xpenses at the rate of 10% per
annum or the maxir�um amount permitt�d by lavv if less than i0%, If no
actio� taken by the City pursuant to this section shall be deemed to relieve
.�rden �illage from �uring any such defa�lts ta the extent that it is not cured
�y the City or fr�m any othe� default hereunder. The Cit� shal� not �e
obligated, by virtue of the existence or exercise of �his right, �o �erforr� ar��
such act or cure an� such default. Arden Village s�all sa�e, inde�nifyg and
�old harmless, i�cludir�g reasonable attorney's f�es, the C�ty fro� �iability o�
other dan�ages whic� may be incurred as a result of �he exercise of the C��y's
rights pursuant to this sect�on.
2, Obtain an order from a Court of Competent Jurisdiction requi�ing �rde�
Vil�age to specifically perform its obligatio�s pursuant to the terms and
pro�isions of this Agreement.
3. Exercise any other rernedies w�ich may be a�ailable to �t, including a� a�t�o�
for damages.
4. Withhold the issuance of any building permits and/or prohibit the occupar�c,�
of ali building which permits have been issued.
5. �n addition to the remedies an� arnounts payable as set �orth herein, upor�
the occurrence of an event of default, Arden V��lage shall pay the �ity all ���s
and expenses, includ�ng reasonab�e a�t��neys fees, er�gineering �.nd
�
cons�ltan� fees i�curred by ��e ��ty as a result of an event �f �efau�t, ��e�h�r
�r not a lawsuit or action �s formal�� und�rtaking.
IN �I�'NESS V1�HEREOF, the City and Arden �i��age have caused this Agre��e�t to
be exe�uted as of the daie and year �i�st abo�e written.
7
CI`I'Y OF ARDEN �ILLS,
a Niinnesota statutor� city
Stanley, D Ha�pst�ad, MAYOR
A,'I'T�S'�:
Susan �. Iverso�, Interim City Adminis�rato�-
S'�ATE UF MII�NESO�'A �
� ss.
COUNTY OF �
On this day of . 201�, before me, a notary pub�ic within and for said
county, personally appeared Stanle� Har�stead and Susan K. Iver�on, to m� knflwn to be
respectively the Ma�or and Interim City Administrator of the City of �rden Hills, and the�
exe�ute� the f�regoing instrument and acknovvledged that they execute�i the sarne by
authorit� of and on beha�f of City of Arden �ills.
Notary Publ�c
E:�
US BA111K, NATIONAL ASSOCIATION, a
Representative of the Estate George J.
IZeiiing
By:
Printed �ame:
Title:
ST�TE OF MI�VNESOTA )
� ss.
COI�NT� 0 F j
On t�is day of , 201�, be�ore �ne, a r�otary p�blic within and ��r said
county, perso�ally , t�� o� US Bank,
i�a��onal Association, a Represent�tive of the Estate of �eorge R��ling and �e/th��r executed
�he foregoing instrument �nd acknowledged that �e/she�they executed the same on behalf
of said cor�oration.
iVotary Pub�ic
E
ARDEN V�Li�AGE, L�.�, a Minnesota
limited iiability company
By:
`�'rir�ted l�an�e;
Title:
STATE OF �iINN�SOTA )
j ss.
�OUNTY �� j
0� t�is day of , 2�1�, before �e, a n�tary public v�it��n and for s��d
county, perso�al�y , the of Arden Village, a
Minnesota li�nited liability company, and owner of the above des�ribed property and
he%s�e/t�ey executed the foregoing instrument and acknowiedged t�at he/sh��they
executed the sarne on behalf of said corporation.
Notar�r Public
T�-IIS INSTR�JI�[ENT WAS DRAFTED BY:
�vieaga� Be�krnan, C�ty Pla.nner
City o� Arden Hilis
1245 West Highway 96
Arden Hi�ls, NtN 55112
F:�users\Jessica\jerry�Arden Hills\Ard�n Village Developrnent Agreement-v7.doc
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ac r�r�en
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r inanc e - or a ezonln
March 8, 2010, City Council Meeting
�.� EN H�LLS
CI'i'Y OF A�DEN HILLS
CC.�UNT� O� RAMSEY
STATE OF 1VIINNESOTA
ORDINA�V�E NO. 2010-�01
A�i ORDiN�NCE AIVIENDiNG SECTIO�T 13 � 5.01, THE OFFI�IAL Z�NI�TG
MAP O�' ARDE�T I�ILi�S,1VIil�NESOTA
RELATING TO T�-IE RE-ZO�iING OF A PROPERTY.
THE ARDEN �-IIi.LS CiTY COITNCiL HEREBY O�DAINS T.H�T 'THE
OFFICIAL ZONING 1V�A� OF ARDEN HILi.S, MINNESOTA, AS DESCRIBEI)
IN S�CTIOI�T 1315.01, IS HE�EBY AMENDED AS FO�LOWS:
The of�icial map for the City of Arden I�ilis has been amencled to indicate that the
described property has been re-zoned from I-1, Limited �ndustrial District, to Ra4,
1Vlultiple Dwelling �istrict, as follows;
Described Properties. The �ollovving prope�ty is loca.ted at 1296 County Road F anc� is
generally located souih of County Road F, east of Highway 51, west of Lex��gton
Avenue, and r�orth of Highv�a� �94 anti is also described by the fol�ovving legal
description:
i,ot l, B�ock l, Art�en Vil�age Add�iion
Effective Date. This Ordinar�ce shall become effective the day #�ollowing its �ublication.
Adoption Date. Passed by the City Council on t�e City of Arden Hills the 8�h day of
�Vlarch, 2010.
AT�'EST:
STAI�Ti,Ei' D. ���.�PSTEA..D, �ViAYC)�Z
SUSAN K. IVE�ZSOI�T, ACTII�TG CITY AD�VIII�TI��'R�T�R
Publication Date. Published on the � 7��' day of 1Viarc�, 2010.
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March 8, 2010, City Council Meeting
ST�'�'E OF 1VII111NES0�'A
COi1111TY OF RAMSEY
C�TY OF ARDE� �ILLS
CO��ITIONAL USE PERMIT
A�ENDIVIEN:I' N4.1
CASE �O. U9-�� 1
1.0 Partie�. This document is dated �he 8�� day of March, �0��, and is entered into ��
a�d between th� C�ty flf Arden Hills, a Minnesota statutor� city ("City"); and Arden
V�llage, �LC, a Minneso�a �i�nited iia�ilit� corporation ("Arden Village"�.
2.0 Recita�s.
A, �S Bank, Natio�a�� Association, as personal represe�tative of the esta�e of
George �. Reiling �"�S Ba��"j �s the record owner of t�e �o�lowing des�ribed
�ro�erty ("Pro�erty") �ocated �n the City of Arden H�lls, Min�esota,
T�at part of ��e �Vorthvvest Quarte� of the Northvvest Qua�ter
of the Northeast Quarter (NV1� 1/4 of I�W �/4 of NE 1/4) of Section
27, Townshi� 30, Range 23, described as follows: Starting at
the No�thwest corner of the Nortl��ast Quarter (�VE 1/4) of
Section 27; thence East on the N�rth line thereof ��ur
hundred a�d six (40�) feet to t�e �iace of beginning; thence
East 208.75 feet along the North line of Section 27; thence
South along a line whic� is parallel to and dis�ant 6�4.75 feet
Easterly of the West line of said Northeast Qi�arter ��iE 1/4� �o
�he l�orth right-of-way ��ne of Interstate Hig�v�ay #694;
thence Northwesterly along the North right-of-way line �f
interstat� Highway #b94 to a point thereon wl�ich i� locat�d
four hundred and six (40b� �eet Easterly of the West i�ne o�
said Nortl�east Quarter (NE i��.); thence North a line paraliel
to and distant four hundred and six (40b� feet Easter�y of the
West line of said Northeast Q�arter (NE �/4 � to the poin� of
beginning.
B. �S Bank has agreed to convey the Property to Arden iTillag�.
C. The Prope�ty �s subj�ct to t�e restricti�ns contained in that c�rtain
Conditional �1se Permit da�ed Septe�nber 11, 1972 and contained in Arder�
Hills P�anning Case No. ��-24 {"Original CI1P"),
D. Arden Village vvill fina� plat the P�-opert� as Lots 1 and �, B�ock 1, Arden
Village, A�nedium densit� resi�lent�al dweiling wi�l be constru�ted on �ot 1,
�lock 1, Arden V�llage. A con��n��ications tower and a�cessory b��ldings are
currentl� located or� Lot 2, Block 1, Arden Village and wi�l remain.
E. On th� 9t� da� of Noven�be�r, 20fl9, Arden Vi�lage submii�ed an appllcation
requesting the �p�roval of a Co�nbi�ed Pre�im�nary/Final Pla� for Lot� � and
2, Block 1, �rden Vi��age {"Final Plat"j; a Co�npre�ensive Plan Amend�ent for
Proposed Lot 1, Block �, Arder� Vi�lage to allow such �.ots to be used for
rnultiple fam�l� p�rpflses ("Comprehensive Piar� Arnendment"); a Rezo�.ing of
�ro�osed Lot 1, Blocl� 1, Arden Village �ro�n I-� to R-4 ("Rezoning„j; and
Amendment to �or�ditiona� Use Permit for Plan�ing Case �2-24 to �educe the
size of th� pa�cel �estr�cted b� the co�ditions o� such perrnit ("Cond�tional
Use Perm�t Ar�er�dment"j; for a cor�bined Planned Unit Developr�e�t
�Vlaster/Finai �l�n w�ich �vould app�y to proposed Lot 1, B�ock 1, �rd�r�
Village t"PUD Pl�n"); a�� of vvhich requests are hereir� referred to as the
"Arden V�llage A�plica��on".
�. On the 18t� day of February, the period for revi�wi�g the Arder� �ii�ia�e
App��cation was extended �o th� 23r� da� �� �Ia�ch, 201�.
3.0 P�annin� Commission Review. At a public hearing on December 9, 2�09, th�
Arden Hills �'�a�ning Comrn�ssion re��evved the reports ar�d cor�ments of the ��der�
�Iills staff and consu��ants; the reports and comrn�nts of the De�reloper; p�bl�c
comrnents and reco�n�ended approval of the �U�' Amendment sub�ect to �arious
conditions.
4.0 Citv Council Review. Qn the 8th day of Ma�ch, 201�, the Arden Hills City Council
reviewed the reports, comrr�ents and recomm�ndations of the Arc�en Hills �'la�.n�n�
staff ar�d consultants, the reports and comr�ents of the Deve�op�r, t�e
recommendati�ns of t�e Arden Hills Planning Corr�r�ission, and r�etermin�d tl�at ���
proposed CUP Amendr�ent is:
A. Is �n compliance with the City's Comprehens�ve Plan.
B. Is ir� co�npliance �vit� the City's Zor�ing Regulation�.
C. Will not adversely affect the health, safety, convenience and general �v�lf�re
of the owr�ers a�d occupants of surro�nding properties and the com��nit�r
as a vvho�e.
4.0 City Council A��roval, The Arden Hills City Council ap�roved the Amendme�t to
�he Original CUP which reduces the s�ze of the area sub�ect to the �er�m� �f the
t�riginal CUP so tl�at it applies only to �ot 2, ��ack 1, Ar�len Vi�iage subject to the
fo��owing conditions;
.�. �'he City Council's appro�al of the remair�ing portion af the Develop�rs Lar�d
Use Plannir�g A�plication.
B. �he existir�g tower on the P�operty shall be brought into �omp�iance �nr�th th�
original Conditional �se Permit pr�or to e�ecuting the fi�al �lat �� th�
�
�ssuance of any building per�n��s for �roperty included within the final plat of
Arde� ���lage.
C. Subm�ssian of an updated S�ructural Ana�ysis Report for the co��un�cation
tower prior to the issuanc� of any bui�ding pern�its for praperties ��cated
�i��i� �he ��at of Arde� t�illage to c�r�firm �ompliance with the �ri ina�
g
Conditio�a� Use Permit and City regu�ations.
D. Pa�me�t of de�inque�� buiiding �ermi� fees as d�termi�ec� by t�e Ci�
Y
B�ilding Official.
�.0 Co�n�liance, �eveloper, its successors a�d assigns, her�b a ree to con� 1 with
Y � p�
the c���itio�s of the �Jriginal ��nditional Use �er�nit f�r t�e Pro ert as amended
hereby.
� Y
3
CITY OF A�DEi11 �ILLS,
a �Viin�esota statutory city
Dated: �arch 8, 2�1fl
��'TES'I':
Stanley, D Harpstead, NIAYOR
�usan �, Iv�rson, Acting �ityAdmi�istrator
STATE 0� �INNESOTA �
� ss,
C�t7NTY OF )
On this day of . 2010, before rne, a nota�y publi� within a�d for said
�ounty, personal�y appea�ed Stan�ey �ar�stead and Sue Iverson, �o me �nown to be
respectively tl�e Mayor and Interim City Adr�inistrator of tl�e City of Arden H��ls, and they
executed the foregoing ir�strument and acknowledged that they executed the same by
authority of and on behalf of City of Arden Hi�is.
l�otar� Public
4
IJS BANK, NAT�4NAL ASS�CI�TI�N, a
Representative of the Esta�e �eorge Jo
Reiling
�y:
�rinted Name;
Title:
STAT� OF M�NNESOTA �
j SS.
co���� o� �
On this day of , 2�10, before me, a notary publ�c w�thin and fo�° sa�d
county, personally , the �f t�S Ban�,
National Association, a Representative of the Estate of George Reiling and �e jthey executed
the foregoing instrument and acknowledged that he/she/they executed the sarne an behalf
of �aid corporation.
�lotary Public
��
ARDEN VILLAGE, LLC, N�innesota
li�ited liabilit� company
By:
Prin�ed l�an�e:
iitle:
S�'A�'E OF NI�NN�SO�'A �
� ��7a
� �.! V � � � � � . �
On this day of , 2010, �efore me, a�otar� p�b�ic withi� a�d for �a��
ca�nty, perso�ally � the of Arden Vi���.�eo a
N i�n�esota lin�ite d lia bi lity �ornpany, and owner of th� a�ove descr�bed �ro �rt a���
� �
he�sh�/the� executed the foregoing instrument anc� ac�nowledged that he she t��
/ % 3�
executed the same on behalf of said corporation.
Notary Pub1i�
'�'�is Instrument Was Drafted B, :
�erome P. Filla
Peterson, Fram & Bergman, PA
�5 East Fiftl� Street, Suite 80�
St, Paul, MN 55101
�\Metro-inetus\ardenh�lls\Planning\P�anning Cases�2409��9-021 A�den Viliage PUD, �lat, Rezoning (�C A�provedj�CUP-Arder�
�iilag�-v3.doc
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March 8, 2010, City Council Meeting