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Home My WebLink About3-17-10 EDC PacketChair - Ed von Holtum 1245 W. Hi hwa 96 Committee Members g y '� EN HILLS Arden HiIIs, MN 55112 Rob Davidson 651.792.7800 Dan Erickson . www.ci.arden-hills.mn.us James Huninghake Ard e n H � � �$ Vacant . Vacant Econom�c Develo ment Vacant . . p Vacant Commission Vacant March 17 2010 � Council Liaison 7:30 am to 9:0� am Stan Harpstead CIfJ/ �/%S%0�1 A�den Hills is a strong community that values its unique envi�onmental setting, strong residential neighborhoods, vital business community, well-maintained infrastructure, fiscal soundness, and our long-standing tradition as a desirable Cit in which to live, wor�k, and la . A enda g Call to Order 1. APPROVAL OF THE AGENDA 2. MINUTES A. Decem ber 16, 2009 3. UNFINISHED AND NEW BUSINESS A. Business Meeting Project Updates — Updates from Commissioners B. Gateway Sign Selection C. TCAAP Update and Proposed Zoning Regulations 4. UPDATES A. TCAAP & Other Projects B. Commission Members C. Council Liaison 5. ADJDURNMENT A quorum of the City Council may be present at this meeting. �.� EN HILLS Approved: CITY OF ARDEN HILLS, MINNESOTA ECONOMIC DEVELOPMENT COMMISSION DECEMBER 16, 2009 7:30 AM CITY HALL -- 1245 WEST HIGHWAY 96 CALL MEETING TO ORDER Chair von Holtum called the meeting to order at 7:30 a.m. ROLL C�LL Present: Chair Ed von Holtum; Community Development Director James Lehnhoff; Council Liaison Brenda Holden; Commission Members Rob Davidson; James Huninghake; and Bruce Kunkel. Absent: Commission Member Dan Erickson. APPROVAL OF MINUTES — SEPTEMBER 16, 2009 The minutes from the September 16, 2009, meeting were approved as printed. UNFINISHED AND NEW BUSINESS A. Business Meeting Project Chair von Holtum asked if any of the Commission Members had any new information to present. There was nothing new to report at this time. Community Development Director Lehnhoff read a letter from Dan Erickson regarding his business meetings stating he would meet with his businesses and compile all pertinent information and report back to the EDC at its next meeting. Community Development Director Lehnhoff stated he did have additional businesses that would need to be contacted from the members the EDC lost over the past few months. Council Liaison Holden asked if the EDC could complete a mailing on the remaining businesses that need to be contacted. Chair von Holtum felt this was an excellent suggestion but would eliminate the personal contact. He suggested a personal phone call be placed to create a list of contacts before the mailing was sent. Community Development Director Lehnhoff stated if the mailing was completed, a follow up phone call could benefit the Commission as well. EDC Minutes December 16, 2009 Page 2 of 5 A. Business Meeting P�oject Council Liaison Holden agreed with these suggestions stating it would benefit the mailing to have a contact person. The Commission was in favor of breaking up the mailing Mr. Huninghake stated he was able to complete some of his contacts and that 6 Pine Tree Drive and 8 Pine Tree Drive were vacant. He indicated there were concerns about the landlord based on the information he gathered, along with the safety of this area. Community Development Director Lehnhoff indicated he would speak with the Sheriff about patrolling this area. The Commission was in favor of speaking with the landlord about the current situation. Mr. Huninghake explained that the people he met with were very welcoming and want to be on the City's business website. The companies he visited with were appreciative of the information packet. He stated he would finish the company's on his list and could assist with additional businesses if need be. Chair von Holtum suggested the members present complete their calls before the next meeting to create an updated contact list for staff. B. Membership Recruitment Community Development Director Lehnhoff indicated in EDC currently has several openings and two members would need to be residents of Arden Hills. He explained the Commission would begin meeting quarterly in 2010. Chair von Holtum stated he would speak with a neighbor named Rex Allsmeyer to see if he was interested in serving on the Commission. Mr. Davidson suggested that the openings be posted in the City newsletter. Community Development Director Lehnhoff noted this has been posted in the newsletter but that personal contacts were the best option. C. 2010 Meeting Schedule Chair von Holtum explained the EDC would begin meeting quarterly in 2010 with the first meeting held in March of 2010. Community Development Director Lehnhoff stated additional meetings can be called if need be. The Commission was in favor with the new meeting schedule. EDC Minutes December 16, 2009 Page 3 of 5 D. 2010 Goals/Projects Community Development Director Lehnhoff reviewed the proj ected 2010 goals. Council Liaison Holden suggested that the Commission focus on gateway signs as the Council did allot $10,000 for this item. Community Development Director Lehnhoff reviewed the gateway sign information to be located on the Walgreens site. He noted the sign was estimated to be three feet high by seven feet long for $10,000. Walgreens was to cover the installation expense but has not completed their plans to date, which has delayed the gateway sign process. Council Liaison Holden requested that the sign be put out for bid again as sign manufacturers may come back with a lower price than last spring, which could bring a cost savings to the City. Mr. Kunkel indicated he would speak with some of his vendors or contacts regarding the gateway sign. Council Liaison Holden questioned if the EDC should pursue a gateway sign at a second location, on Snelling go forward, to avoid the situation with Walgreens. Chair von Holtum agreed with this suggestion stating he would like to see the EDC complete the task at hand after all of the planning completed this past spring. Community Development Director Lehn.hoff suggested the sign be located on Snelling heading north into Arden Hills from Roseville. Mr. Kunkel stated he would speak with his contacts and report back to staff on this issue. Council Liaison Holden suggested the Commission speak with a recruitment type company to see what type of retail businesses could be recruited and supported by the community. The Commission was in favor with this suggestion. Discussion ensued regarding big box developments and the type of development needed in the city. Council Liaison Holden expressed concern about the number of parking lots within the City. Community Development Director Lehnhoff stated this issue was going to be addressed by the Planning Commission in 2010. Council Liaison Holden suggested that a yearly mailing be proposed to the businesses within the City, once all of the business meetings were completed. The Commission was in favor of this suggestion. Community Development Director Lehnhoff stated this could be a budget concern. EDC Minutes December 16, 2009 Page 4 of 5 D. 2010 Goals/Projects Mr. Kunkel stated the annual business meeting was also an effective way to draw together the local businesses, whether through a luncheon or breakfast. He suggested this be held again in June of 2010. The Commission was in favor with this suggestion. UPDATES A. TCAAP & Other Projects Community Development Director Lehnhoff noted there were several new developments with TCAAP. He indicated the public auction was moving forward and the first bidder's conference was held in October. The auction was anticipated to be held next summer. Community Development Director Lehnhoff stated the City would need to have land use regulations in place before that time. The Council did try and pursue a regional park for the TCAAP site, which was unsuccessful. However, the Board did have interest in a portion of the property for recreational uses. Community Development Director Lehnhoff indicated the Council will likely be passing a resolution of support for a 150 foot wide trail corridor along the eastern side of the property from the wildlife corridor to County Road 96. This land would be County property and would allow for access to the AHATS site. Community Development Director Lehnhoff reviewed a map of the property with the superfund sites, not at an industrial development level. He explained these spots would normall have to be y cleaned before a sale, but the Army was looking at licensing the superfund sites until they are cleaned. Mr. Kunkel questioned if this would be a one owner purchase. Community Development Director Lehnhoff stated this would be the case. Chair von Holtum asked how the Army was qualifying potential buyers. Community Development Director Lehnhoff indicated the City was given this information or how the Army was going to assure the superfund sites would be cleaned. Community Development Director Lehnhoff stated the City was trying to get a list of potential buyers that attended the bidder's conference. At this time, the information was unavailable, but it appears there was only one buyer attending, Ryan Companies. Further discussion ensued regarding the access issues to the TCAAP site along with the potential land uses for the area. EDC Minutes December 16, 2009 Page 5 of 5 A. TCAAP � Othe� P�ojects Community Development Director Lehnhoff provided a proj ect update for Walgreens noting there was nothing new at this time. He reported that Transoma Medical on Round Lake Road has closed their doors and moved to New Brighton, as they needed more space. Community Development Director Lehnhoff reviewed several other business changes in the community. Community Development Director Lehnhoff noted the Planning Commission reviewed the Arden Village Apartment Building proposal last Wednesday. The Planning Commission recommended approval and anticipates that this would go before the Council at the end of January, and that they were requesting TIF from the City. B. Commission Members Chair von Holtum questioned who would be the Council Liaison in 2010. Community Development Director Lehnhoff indicated this would be decided by the Council in January. C. Council Liaison Council Liaison Holden reported the City Administrator was given notice and his last day with the City would be January lOth. Sue Iverson would be the Acting City Administrator while the City pursues a new City Administrator. OTHER BUSINESS There was nothing at this time. ADJOURNMENT The meeting adj ourned at S:42 a.m. Minutes approved by: Ed von Holtum, Chair James Lehnhoff Community Development Director NEXT MEETING The next regular meeting of the EDC will be Wednesday, March 17, 2010 at 7:30 a.m. EN HILL S MEMORANDUM DATE: March 17, 2010 Item 3.A TO: Economic Development Commission FROM: James Lehnhoff, Community Development Director SUBJECT: Building Business Relationships The Economic Development Commission will provide an update on any businesses they have visited since the last EDC meeting in December 2009. City of Arden h�ills IlAhdocsllahlAHdatalPlanninglEconomic DevelopmentlBuilding Business Relationships - Business Visits1031710 - EDC Report - Business Relationship Building.doc Page 1 of 1 EN HILLS MEMORANDUM DATE: March 17, 2010 TO: Economic Development Commission FROM: James Lehnhoff, Community Development Director SUBJECT: Gateway Sign Selection Requested Action Recommend a gateway sign design, location, and vendor to the City Council. Back�round Item 3.B The gateway sign discussion has a lengthy history with many twists and turns. The 2010 capital improvement plan (CIP) includes $10,000 for the construction of a gateway sign. At the December 2008 meeting, the EDC voted to recommend the purchase and installation of a three foot by seven foot aluminum sign at the corner of County Road E and Lexington Avenue. Due to insufficient right-of-way in the northwest corner of the intersection, the sign would need to be constructed at the southwest intersection where there is sufficient right-of-way. Based on the selected design for an aluminum sign, the estimated cost for the sign and installation was $5,600, not including lighting (Attachment A). As part of the recommendation, the EDC prepared a list of other priority locations for future gateway signs: 1. County Road E& Lexington Avenue 2. Red Fox Road & Lexington Avenue 3. Highway 96 at Interstate 3 S W 4. Highway 96 at Lexington Avenue 5. Other location options include: County Road D at Cleveland Avenue, County Road D at Lexington Avenue, and County Road E2 at Cleveland Avenue/Interstate 3 5 W. The City has gateway sign easements at ihe two Cleveland Avenue locations. During the January 2009 EDC meeting, the Commission voted to delay the gateway sign recommendation pending discussions with the Arden Plaza property owners regarding a potential C'aty of'�lyden �Iills IlAhdocsllahlAHdatalPlanninglEconomic DevelopmentlGateway SignslMarch 2010 Quotes1031710 - EDCReport - Gateway signs.doc Page 1 of 3 partnership for the gateway sign installation at the corner of Lexington Avenue and County Road E. In July 2009, the City approved the Arden Plaza redevelopment proposal. With that approval, the Arden Plaza developers agreed to construct a base for the gateway sign and the City would provide the sign face. This partnership allowed for a more substantial sign base and a larger sign face than what had been discussed in December 2008. With the assistance of Derrek Hames, the EDC selecied a design for the sign base and face (Attachment C) in June 2009. The estimated cost of the sign face was approximately $10,400. The Arden Plaza property was going to pay for the sign base and installation, which was estimated at an additional $13,650. When the Arden Plaza redevelopment was approved in July 2009, the developers anticipated starting construction that fall. The gateway sign base was going to be constructed as part of the overall proj ect. However, the developer has not yet secured a contract with Walgreen's and the construction timeline has been delayed. A new timeline is not yet available. Staff and the developer discussed the idea of constructing the base before the development, but the developer expressed concern about the proximity of the gateway sign to the construction area when the proj ect does start and the possibility for damage. Additionally, the existing freestanding sign near the intersection may interfere with the gateway sign. With the undefined timeline for the proposed gateway sign at the Arden Plaza redevelopment, Chair von Holtum, Mayor Harpstead, and James Lehnhoff inet on February 26 to discuss options for installing a gateway sign separate from the Arden Plaza gateway sign proposal. One of the options discussed at the meeting was to reintroduce the idea of a smaller, more affordable gateway sign similar to what was discussed in December 2008. Staff contacted three vendors and requested update quotes based on the design from December 2008. Si�n Proposals The below quotes include installation but do not include lighting. The design for Lawrence Sign and Signs by Tomorrow is based on the December 2008 design and is included in Attachment A. SignArt provided a more detailed drawing of their own and is included in Attachment B. o Lawrence Sign: 3'x 7', aluminum option only, raised lettering o December 2008 design: $5,695 o Stock rectangular sign: $ 5,05 5(picture not available) o Signs by Tomorrow: 3'x 7', raised lettering, 3" thick sign o High Density Urethane (HDU) - $3,375 o Aluminum — $5,060 o Sign.Art: 4'x 8' sign, raised lettering, 3" thick sign o High Density Urethane (HDU) - $2,800 o Aluminum - $4,900 City of Arden Hills IlAhdocsllahlAHdatalPlanninglEconomic Developmentl Gateway SignslMarch 2010 Quotes1031710 - EDCReport - Gateway signs.doc Page 2 of 3 High Density Urethane (HDU) is a synthetic material that looks like wood with a grain texture but tends to require less maintenance than wood. The existing park signs are made of wood. HDU is waterproof and resists warping, splitting, and cracking. Lawrence Sign expressed concern about the propensity of HDU to be easily dented by hail and chipping. Aluminum would have a smooth finish, is longer lasting than wood, and is considered superior to other metal signs because it does not rust. The HDU and aluminum signs have a similar life expectancy, though the appearance of the HDU sign will show more wear over time. The sign that would have been installed as part of the Arden Plaza redevelopment was going to have a stone base with a textured, aluminum sign. The sign face would have been 14 feet long and close to ten feet from the ground to the top of the arch. The final design is included in Attachment C. Recommendation All three vendors recommended the aluminum sign over the HDU for long-term quality and maintenance. Staff recommends the aluminum sign from SignArt. It provides a larger sign surface at close to the same cost as the other two proposals. The budget may allow for two signs to be installed in the City. Staff is seeking input on the gateway sign locations (Attachment D). Attachments A. December 2008 Sign Design — Used by Lawrence Sign and Signs by Tomorrow B. SignArt Design Proposal C. Gateway Sign Design with Arden Plaza Partnership D. Potential Gateway Sign Locations City of Arden Hills IlAhdocsllahlAHdatalPlanninglEconomic DevelopmentlGateway SignslMarch 2010 Quotes1031710 - EDCReport - Gateway signs.doc Page 3 of 3 ac r�r�en . . ecem er 1 n esl n: L ' • awrence lgn • 1 ns Tomorro g y W �� EN HILLS 1Vlarch 17, 2010, Economic Development Commission Meeting �� ' �� 2��,s' g, &' `�`A'"#a r� � �'�" �` g.-,�,_ z � ��* � �:- � 'fx. '�i"x�3;'�.�" �� . _��. `s�A.�„>,-- -� u� -c-. �,� �,„ �� v �.� �' � ��.t �; �m � �.. {4 c� y � ��„}(.� , - �� '� ,�' � � �� . �� `� � -� ' ��: � �� 4 '� 6 -'-��"'.i �`� � . - �. - .y ` r �- r. v . t� .. .. � , ...� `.,. £ -... '. . . " . . � '�.F - s;:.�;- •'< s�, , * � "�`�, �-,;. �,.,p � w. � :: . � . .?..t,,h: : . �° .r.k� ... °- A +�M^ � . 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':.a ,�� ,av" � .� �� .' .. ,g� g..�„r. �: a rks'``� ' � r. e�'�' ' � :, :.� ta �l i �� `.$�"-�. � ; w t � . � ��, �� M'+i„�; � �p ��; � � � t'4' , Zd' '� �� Yc �`:± � . a A � . .... '`'' 4' "'y'�� '" `�' { ' : . '�S t^•"'�.'' � -'� 1'f'"'.'k . ca � �'� R.a� ,a s� � ' .... ' � 'o ; . . ... . .. ........ ... , .... ,.....::.. � , ' .,_.;. . . .-,.: ., �..�� F�`,� _ y„ � ac men a e�a �� EN HILLS . . 1 n oca lon a 1Vlarch 17, 2010, Economic Development Commission Meeting Potential Gateway Sign Locati� 0 1 � � � ' 1:J1 �1: ��L�' MEMORANDUM DATE: March 17, 2010 TO: Economic Development Commission FROM: James Lehnhoff, Community Development Director SUBJECT: TCAAP Planning Process and Zoning Regulations Item. 3.0 Action Request Staff is seeking input on the draft TCAAP zoning regulations, particularly the sections related to commercial development. Section 1320.135 Subd 5 is the section that most relates to commercial development on TCAAP (Page 7-8 of Attachment D). The proposed regulations are intended to generate discussion and lead to the adoption of zoning regulations for the TCA.AP prop erty. Back�round At the February 16, 2010, City Council worksession, staff proposed a TC��AP zoning regulation concept that is based on the mixed use vision that was adopted in the 2030 Comprehensive Plan. After reviewing the concept, the Council directed staff to continue working on the proposed zoning regulations and to begin a review process with the City Council and Planning Commission. It will take several meetings to prepare, review, and edit the language of the proposed zoning regulations. Before the regulations can be adopted, the Planning Commission will hold a public hearing, and the Council will also have the opportunity to hold a hearing. Ideally, the regulations will be approved or close to approval prior to the public auction, which may occur as soon as the last week in June 2010. Because the composition of the Economic Development Commission has changed since the start of the master planning process for TCAAP, this memorandum provides a general overview of the TCAA.P property and planning process. City ofArden Hills C:IDocuments and Settingslbecky.brazyslLocal SettingslTemporarylnternetFileslOLKlSFI031710 -EDCMemo - TCAAPPIanningProcess (2).doc Page 1 of 8 TCAAP Propert_y and Plannin� Process Overview In 1941, the United States Army purchased approximately 2,400 acres of land for what would become the Twin Cities ��rmy Ammunition Plant (TCAA.P). During a 16 month period, over 300 buildings were constructed to manufacture and test munitions for World War II. At its peak, TCAAP employed more than 25,000 people. The TC1�►AP property was included in the City of Arden Hills' borders when the City incorporated in 1951. Between 1974 and 1985, the Army decommissioned most of the operations at TCAAP. In 1994, the federal government formally declared 774 acres on the western side of the original TC��AP property as excess property. The balance of the original TCAAP property has been transferred or leased to other public entities, including the Minnesota Department of Transportation, Ramsey County, and the Minnesota National Guard. With the bulk of the original TCAAP property dedicated to other uses, only 585 acres of the original 2,400 acres remained for sale and potential redevelopment (Attachment A). For the purposes of this discussion, the name "TCAAP" only applies to the remaining 585 acres available for redevelopment. There have been discussions about the potential reuse of the TCAAP property almost since it was created. However, in the mid 1990s, former Congressman Vento initiated a community visioning process to begin discussions about how the TCAAP property could be reused (Attachment A). Through the 1990s and early 2000s, the Army further defined the borders of what would be sold and moved started the process to sell the land. The City's TCAAP planning discussions eventually evolved into the Framework Vision that was adopted in 2005 (Attachment A). As part of the Army's process for selling TCAAP, the City was provided an opportunity to negotiate a purchase of the TCAAP property. The Army's alternative process was to sell the property through a public auction. In order to be more proactive in the planning process, the City partnered with a pr�vate developer and approved an offer to purchase the 585 acres from the 1��rmy in 2007. Building off of previous planning efforts, the City embarked on a community planning process to create a detailed master redevelopment plan for the TCAA.P property. The purpose of that process was to gather input, prepare a layout, and work toward adopting a detailed master redevelopment plan for the TCAAP property. A detailed master plan would address such items as land use, density, streetscapes, signage, landscaping, and other related items. Once the master plan was completed, zoning regulations would have been written to implement the TCAAP master plan. Citing economic conditions, the developer withdrew from the proj ect in May 2009 before the planning process was completed or a master plan was adopted. When the developer exited the proj ect, the offer to purchase the TCAAP property was terminated. The General Service Administration (GSA), on behalf of the ��rmy, subsequently initiated a process to sell the TCAAP property at a public auction. The auction was tentatively set for the summer of 2010. City ofArden Hills C: IDocuments and Settingslbecky.brazyslLocal Settingsl Temporary Internet FilesIOLKISF1031710 - EDC Memo - TCAAP Planning Process (2). doc Page 2 of 8 In June 2009, a maj ority of the City Council voted to pursue a concept of creating a new regional park on the TCAAP property. The City Council held a j oint meeting with the Ramsey County Board of Commissioners the regional park authority in October 2009 to discuss the idea. While the County opted to not pursue turning TCAA.P into a regional park, they did direct their staff to work with the City to determine if a portion of the TCAAP property could benefit the regional park system. Since at least the planning discussions with Congressman Vento, the TCAAP reuse plans have included a Wildlife Corridor connecting the Rice Creek area to the National Guard property, which is the Arden Hills Army Training Site (AHATS). More recently and with unanimous support from the City Council, Ramsey County is pursuing two additional land transfers from the TCAAP property to enhance the regional system (Attachment A): • Rice Creek South Regional Trail Corridor (29 acres) — This approximately 150 foot wide trail corridor is proposed to connect the Highway 96 Regional Trail to the Rice Creek North Regional Trail that runs along both sides of Rice Creek. • Trailhead Corridor/Primer Tracer Area (76.5 acres) — The County is working with the National Guard and Army to create a trailhead for possible seasonal recreational access to the AHATS. All or a portion of the primer tracer area is likely to be transferred to Ramsey County and any portion that is not transferred to Ramsey County may be removed from the public auction process entirely. The previous planning discussions with the developer did not include any development on the primer tracer area. If all three land transfers take place, the TCAAP developable area would be reduced by about 29. The Wildlife Corridor and the Primer Tracer area had already been designated as park and open space. Of the 585 acres of excess property, there would be approximately 431 acres available for redevelopment. When the master planning process started in 2007 in conjunction with the offer to purchase the TCAA.P property, the City was working with a developer and held a reasonable belief that the property was going to be redeveloped in the near future. Because of those circumstances, the City needed to create a detailed master plan, in part to evaluate the economics of the proj ect. While the City had significant discussions on such topics as land use layouts, design options, and parks, no plans were finalized or adopted by the City. Moreover, none of the plans were translated into a format that could be incorporated into City zoning regulations. The information collected during the previous planning discussions will likely be a resource for the zoning process and future planning discussions. However, finalizing a detailed master plan prior to the auction would be difficult due to a number of open questions. At this point, the City does not have a development partner or development timeline. The cost of environmental remediation has not been finalized, which may impact the development layout and capacity. Crucial road intersection improvements are needed, which also impacts the development capacity of the property. Finally, until the sale price is known, the economics of the proj ect and City ofArden Hills C: IDocuments and Settingslbecky.brazyslLocal Settingsl Temporary Internet FileslOLKl SFI031710 - EDC Memo - TCAAP Planning Process (2). doc Page 3 of 8 what the development could accommodate are difficult to determine. None of these questions are insurmountable, but they will take time to answer and will impact the �nal development plan. Although there is not a detailed master plan in place for TCAAP, the 203 0 Comprehensive Plan was written to set the foundation for a mixed use development on the TCAAP property that would include housing, parks, open space, and businesses (Attachment B). The City Council unanimously expressed support for the mixed use concept in the Comprehensive Plan at their February 22, 2010, worksession. Prior to the end of the public auction, the City will be in the best position if the Zoning Code is updated to reflect the City's vision in the Comprehensive Plan. Moreover, this information will help potential bidders make knowledgeable decisions and help protect the City from a legal perspective on land use. The planning process has become somewhat unique since the developer withdrew from the proj ect. Typically, a city would adopt a master plan through a community planning process. Once the master plan was adopted, the zoning regulations would be written to implement the plan zoning is a tool of planning and not a plan by itself. While the Comprehensive Plan provides the overall concept for the TCAAP property, it does not include such details as a final land use layout, �nal densities, road locations, lot sizes, or other typical regulations. Without a detailed plan prior to the public auction, much of the focus needs to be on prepping the zoning regulations to include a process for creating the detailed master plan at a future date. The proposed zoning regulations would essentially become a"plan to create a plan." TCAAP Zonin� Re�ulations Comp�ehensive Plan The 2030 Comprehensive Plan is the guiding document for the City's Zoning Code. State Statute requires the zoning code to be in conformance with a city's comprehensive plan; however, there is quite a bit of flexibility in the Arden Hills 203 0 Comprehensive Plan in regards to TCAAP. Within the portion of TCAAP that may be redeveloped, the property is divided into two land use categories: • Mixed Residential (�220 acres)� — provides for a variety of housing types and densities in close proximity, including single-family detached homes, single-attached homes, condominiums, townhomes, apartments, and senior housing options. The anticipated average density is 10.4 units per acre with a minimum average density of six units per acre up to a maximum density of 46 units per acre. This land use is designated for the proposed TCAAP redevelopment, and the density is subject to change once a final land use plan is selected. • Mixed Business (�240 acres) �— areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, retail. This designation will be used for the future business uses on the TCAAP property. ' The acreage has not been adjusted to account for the Ramsey County open space requests. City of A�den Hills C: IDocuments and Settingslbecky.brazyslLocal Settingsl Temporary Internet FileslOLKl SFI031710 - EDC Memo - TCAAP Planning Process (2). doc Page 4 of 8 These two land use categories were based on the mixed use development concept that was being prepared with the former developer. Despite the changes to the TCA.AP planning process, these categories still serve as the basis for a TCAAP redevelopment plan and allow the City to update the zoning regulations for the TCAAP property. If necessary, the definitions or borders of these future land use categories can be amended at a future date, subj ect to Metropolitan Council approval. As it stands, housing would be limited to the Mixed Residential area and businesses would be limited to the Mixed Business area. �nce a final decision is made regarding the Ramsey County land use requests for parks and open space, it may be helpful to amend the Comprehensive Plan to include those areas, but that is not necessary at this time. Zoning Code Update The western and southern side of the TC1�►AP property is currently zoned I-2: General Industrial District (Attachment A). The eastern side of the property is zoned R-1: Single Family Residential. While the new future land use categories in the Comprehensive Plan do not necessarily exclude the uses in the existing I-2 or R-1 zones, the existing zoning does not support the concepts proposed on the future land use map. Due to the discrepancy in uses and because the existing zoning was not designed with a large redevelopment in mind, the City is moving forward with updating the zoning regulations for the TCAAP property. Until there is a detailed master plan, it is not possible create the specific zoning regulations that are typically written into the ordinance. However, the City can still set the parameters that a future TCAAP redevelopment must follow. These parameters can be incorporated into two new zoning districts that align with the Comprehensive Plan's Future Land Use Map. The new zoning district would require the developer to use the Planned Unit Development (PUD) process, which would be enhanced to specifically address the unique circumstances of the TCAAP property. The PUD process was also going to be used in the concept discussed with the previous developer. The new TC1�►AP zoning districts should focus on the City's overall goals for the property along with a balance of flexibility, known requirements, and development constraints. The City Council adopted the TCAAP Reuse Statement in November 2009, which will also help inform the zoning process (Attachment C). The new zoning regulations will guide a future planning process to create a master development plan that will engage all stakeholders, including the residents of Arden Hills. Proposed TCAAP Zoning Regulations (Attachment D) The proposed zoning regulations will create two new zoning districts, Mixed Residential (MR) and Mixed Business (MB), and affect four parts of the Zoning Code: City ofArden Hills C: IDocuments and Settingslbecky.brazyslLocal Settingsl Temporary Internet FileslOLKl SFI031710 - EDC Memo - TCAAP Planning Process (2). doc Page S of 8 1320.04 — Purpose of Districts: All of the zoning districts have a purpose that is listed in this section. A purpose statement would be added for the new MR and MB districts. When a city adopts a zoning regulation, it must be based on a rational purpose that enacts community goals. 1320.05 — Land Use Chart: The land use chart lists the permitted and conditional uses for each zoning district in the City. If a use is not listed as permitted or conditional, then it is automatically unpermitted. Some of the uses, i.e. office, retail, have very broad definitions that allow for a wide variety of uses. The chart would need to be updated to include the new MR and MB districts, but staff has not yet drafted that chart for review. 1320.06 — District Rec�uirements Chart: This chart includes the lot size, coverage, and setback information for each district. The MR and MB distr�cts will be added to the chart, though the details will likely be added as part of a master plan that is developed at a later time. This chart has not yet been drafted. 1320.135 — S�ecial Requirements for the Mixed Residential and Mixed Business Districts: This section is the workhorse of the new MR and MB districts. This section includes the Planned Unit Development (PUD) process and the components that will be needed to create a TCAAP master plan. Subd. 1— General Procedure. This section is a summary of the overall planning and review procedure for the PUD. Subd. 2— PUD Concept Plan Review. In the existing zoning code, applicants have the option for a concept plan review that allows for a non-binding meeting to discuss the aspects of a proposal. Staff is proposing to make the concept plan review a requirement for the TCA.�AP planning process. Subd 3— Public Engagement Plan. Due to the potential impact on the community, public input and participation is important for creating the master plan. This subdivision would require the applicant to implement a public engagement plan. Subd 4— PUD Master Plan. This subdivision describes the process and information requirements for submitting an application to create the TCA.AP master plan. Part C is particularly important because it de�nes when a PUD application would be deemed complete. Once an application is complete, the City is subj ect to the statutory 120 day review process. In order to consider the application complete, the applicant would need to complete the components in subdivisions five through 14. The City will also have the ability to institute a development moratorium for TCAAP if that becomes necessary. City ofArden Hills C: IDocuments and Settingslbecky.brazyslLocal Settingsl Temporary Internet FileslOLKl SFI031710 - EDC Memo - TCAAP Planning Process (2). doc Page 6 of 8 Subd 5 to 14 — These ten components list the information and performance requirements for a future master plan. Essentially, these components set the direction for the City and a developer. This is where the City can set a balance between some flexibility and particular requirements. The ten planning . components include: • Land Use • Design Standards • Transportation and Parking • Park, Recreation and Open Space • Utilities • Construction Staging • Environmental Review and Remediation • Sustainability • Contractual • Financial Subd. 15. PUD Final Plan. This is the �nal phase of the PUD process and is used when a developer actually starts construction on a particular phase. The PUD Master Plan will be a plan for the entire TCAAP property, but construction is likely to occur over time in different stages. The PUD �nal plan is used to finalize the construction detail for a specific stage of development. Land Use and Le�al Consultant Review At the March 8 regular meeting, the City Council authorized staff to contract with the Cuningham Group for planning and legal services to assist in the preparation of the TCAAP zoning regulations. The purposes of these services is to refine and strengthen the proposed regulations, incorporate best planning practices, and help ensure the legal enforceability of the regulations. This review process had not started in time for the release of this memorandum. Communit_y Meetin�s A multi j urisdictional meeting with the adj acent communities and other governmental agencies has been scheduled for Wednesday, April 14, from 6:30 pm to 8:00 pm at City Hall. The City will also be hosting a community meeting on April 20, 2010, from 6:30 pm to 8:00 pm at the Marsden Conference Room at the Ramsey County Public Works building. The purpose of these meetings is to provide an information update on the status of the TCA.AP property, explain the City's next steps, and to gather questions and input. City of Arden Hills C:1Documents and Settingsl becky.brazyslLocal Settingsl Temporary Internet FileslOLKl SF1031710 - EDC Memo - TCAAP Planning Process (2). doc Page 7 of 8 When a detailed master plan for TCAA.P is prepared, a new community involvement process will be initiated. Since there currently is no development schedule, a public engagement schedule will not be defined until after the property is sold and a developer identi� ed. Attachment A. TCAAP Maps: • TCA.AP Land Ovc�nership • Vento Reuse Map • Framework Vision • Existing Zoning Districts • 2030 Comprehensive Plan: Future Land Use Map • Ramsey County Park and Open Space Requests B. Chapters 5 and 6 from the 2030 Comprehensive Plan C. TCAAP Reuse Statement D. Proposed TC.AAP Zoning Regulations City of A�den Hills C: IDocuments and Settingslbecky.br�azyslLocal Settingsl Temporary Internet FileslOLKl SFI031710 - EDC Memo - TCAAP Planning Process (2). doc Page 8 of 8 ac r�r�en a s: . • A P Lan wners 1 T p • R e l�/Ia V ento eu s . p � Framewor lslon . . . . . • nln Dlstrlcts 1 in Zo Ex st g g • ' n• Future r nslve P a . 2 0 om e e p n se l�/Ia La U p • Rams e oun en ac e Y p p Re ue sts �� EN HILLS March 17, 2010, Economic Development Commission Meeting ■ ■ � � � � 0 � � � � L � � O � � � � � � . .�. � � L � � -�--+ � � � � � �� V J ,� � � �i-� � � � � _ � ^ Q� O � � U .� � �, �o�,°' . . V o � cn ^ F-- � Cj � • — R'S � �� Q � � .� r � •— � t N � F � . _ � ■ • � tn � �— � � Q cn � �,� .. �— 1�-� � cu � � _ . � _ L C� `-' Q tU F- � � �� ..� tl� � — �, 4) �� <C '— � � aC _ � '_ � � � � �- U •— y— V �cn ��C �o c� � c� � � � � .� O�v �'�'_ �'_ ��c�Qc��CLU M ~ ■ . ■ . N �� "'�. � 4� v ! 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' ....�.w �—`�:'1 r��J • .., � �i 800 400 0 8Q0 Feet �-----_ -.- -�' ;,.. � a. _.. —��:".a,.., �` _,-, f .,� _ I ! .� .. `� . ... ..... ............. .. .. ..j . • ! ��• I � �.� Medium Density Residential 4-12 u/ac Water Amenity/ Starmwater Treatment Low Density Residential 0-4 u/ac _. _ �- .� jt .. . . ....,__._.._.w.._..�.,......, � , ..:,.� . ._...�.._� . ,,M m,�,� „� �, ...� ..r...m.�., , .._.. __ ...._ r, .. .. � R � c4,yi,..�,K,� �"�w„y.� �,. ��i.�... .. .... �__._.....�,.�....� �M,__.._..t...._.._ � ..j__ _.•� j_ ,\ a r J ; .� � � � —x �`�... j � ; ...f.. . f i � ` j� r-�� 3 ,...; r ✓ �.?.��, ` s:— .�.��: : � � � \�� ..� , , � „ ; � � � _ � � �.�. ;.. .�� , �, 4 ;� i � � ;�� - :� {��: ' ...�...�._._�..._.�... ..,.......i w . . ' , � . .. .. ,, . �, ,� „`Z,,� � L... t r : � � , " e t ..._.i �.... . -� t.� ........ Framev�ark Vision TCAAP Redevelopment Masterplan Arden Hills, Minnesota 3.9.2005 Created by Dahlgren, Shardlow and Uban, Inc. 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R-1 - Single Family Resider�ti�l R-2 - Singie � Two Family Residential District R-3 - Townhause & Law Density Multiple Dwelling D � �� :P � �,_ ��__�� R-4 - Mulfiple Dwelling Districf : B-1 - Limited Busin�ss District �y B-2 - General Business District �� B-3 - Service Business aistrict - B-4 - Retail Cer�ter District - N-8 - Neigborhood Business �-C - Civic Center District G-B - Gat�way Business I-1 - Limited Industrial District `� w� I-2 - General Industrial D�strict I-FLEX District ��; Railroad Right-af-Way Water 2030 Comprehensive Plan Update Map Approved: September 28, 2009 The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information. � Miles � �"�" �f ��. � �,�5 ;�; �sa°?d � a �t a�`� x � � � � -��5 � � ,� ��>��; �,��, . � � ,� � �i EI� HILLS � ? s�� Com rehens��r� Plan U dat� . r . ��t�� p � �� 1l � ,�� Pa rk. � fr-^.w...,,^ ; � , � �"x > > :• •.., � � . �: �', :��' "r.. ........................ ........................ ....................... ......................... :'''�:;:'::::: MC - Mixed Commercial 4G��'±� � MR - Mixed Residential :. .. �.. . .. P/I - Public & Institutional P/OS - Park and Open Space PP - Park Preserve , . ...................... , Water � � 0.5 Mile ■ om re ens�ve an: u u re an se $ _ � N� Z� 5�� , �� ^� ij L , , ~•� S �' i " �y ) � sr��1 1 � f f '�._ .� �t . �..'4,,. arve � �.�:�% � `�� f �� `� �' �� w:. ,,�, < :�, ��` ��.� � 4�, i ��3��. ��.., „� �' �� I �.? �.�..«...,.,«. � � ^r N� �^ �.: . �•^ �^�*,��;;w�^+.�oc�� ,..;iY` ., .: ...� ....... : ........ 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".:"i ..,�,.. ,.,,.:.. ,.., ..... ....., �. •,o, �2 �•; �-a .�?� >�- � g :�;., . ,�:::� .:�,:�: ��.:�::: ;:��:.: �::.:� .��:::. r .� ��.�: :.. -.:.:. �k ..,, . �.:. . .�:. ��.:. �....., i �.::� � �S. � r a � I ,� E 3::: € ( ,./ i � � a �'� , .,. : � : : _ ; a � ; .. ... ; ::: .. _. : : • _ , : � �'t,.t.... �€ ,.r._:.....:... _ : . :.... �._. .:. . ..� � €, :, ... .� ...:.._:_:.:.:: .. . , . 1 . ;3::.: � �.....: �:�' <. .>:,,.# ... € �� . .. :. . : s :�'c�•.. ac r�r�en a ers an ro�r� e . or�r� re enslve an �� EN HILLS March 17, 2010, Economic Development Commission Meeting City of Arden Hills - 2030 Comprehensive Plan 5. TWIN CITIES ARMY AMMUNITION PLANT �TCAAP� PROPERTY REDEVELOPMENT Goal: Develop TCAAP in a way that accommodates a mix of land uses that is sensitive to the natura! environment, economically sustainable, and a benefit to the community. In 1941, the federal government started construction on the Twin Cities Army Ammunition Plant (TCAAP), which occupied about 3.7 square miles (2,370 acres) in what was then Mounds View Township (Figure 5.1). During a 16 month period, over 300 buildings were constructed to manufacture and test munitions for World War II. The plant also produced munitions for the Korean conflict, Vietnam conflict, and the first Gulf War. At its peak, the property had 40 miles of electric and telephone wire, 83 miles of sewer, 37 miles of road and railroad track, and employed more than 25,000 people. The entire TCAAP property was included in the Arden Hills municipal border when the City incorporated in 1951, and now occupies approximately the northern third of Arden Hills. The TCAAP property is bounded by Highway 96 on the south, Highways 10 and 35W on the west, Lexington Avenue on the east, and County Road I on the north. 5.1 TCAAP DECOMMISSIONING AND LAND TRANSFERS Between 1974 and 1985, the federal government started decommissioning TCAAP. While munitions production by private entities continued into the early 2000s, operations were a fraction of peak production. Plans to transfer portions of the property and redevelop it have been in the works since the 1980s. Redevelopment plans for the former TCAAP property have continued to evolve and become more detailed: Table 5.1 — TCAAP Land Reuse Proposals 1982 1998 2008 (unapproved) � Residential g70 445 168 o� Commercial/Industrial 500 222 182 � � a Parks and Other Open Space 805 252 168 � Institutional, Roads, & Other Public 95 215 65 Rice Creek Trail Corridor na na 112 Parks Preserve/Arden Hills Army Training Site (AHATS)/US Army Reserve na 1,237 1,562 Other (MnDot, Ramsey County, Arden Hills) na na 113 Total 2,370 2,370 2,370 Acerage is approximate. Approved : September 28, 2009 5-1 City of Arden Hilis - Z030 Comprehensive Plan Much of the former TCAAP property has already been transferred or leased to other public entities, including the Minnesota Department of Transportation, Ramsey County, and the Minnesota National Guard (Figure 5.2). The City, in cooperation with a private developer, is currently in the process of purchasing 585 acres of the TCAAP property along the property's western border for redevelopment. 5.1.1 Ra msey Cou nty Pa rks a nd Recreation Rice Creek traverses the northwestern corner of the former TCAAP property and is an important animal habitat and recreation area. Approximately 112 acres adjacent to the creek were transferred to Ramsey County in 2006 for their park and recreation system (Figure 5.2). The County anticipates completion of a trail adjacent to the Rice Creek in the summer of 2008. Ramsey County Parks and Recreation also owns a 7.2 acre parcel adjacent to Lexington Avenue near the Marsden Lake and wetland complex. 5.1.2 Arden Hills Army Training Site (AHATS) and Army Reserve Approximately 1,560 acres will remain under federal ownership; however, the Minnesota National Guard has a long-term lease for most of the land. A small portion is used for the Army Reserve station in the far southeastern corner of the property. This land is expected to remain under federal ownership for the foreseeable future. The Minnesota National Guard has designated their leased area as the Arden Hills Army Training Site (AHATS). Although live munitions firing are prohibited on the site, the Minnesota National Guard does use the property for training purposes. Much of AHATS is anticipated to remain as open space, but the National Guard is in the process of developing a long-term master plan for the property. While the AHATS master plan has not been finalized, it is anticipated to include a field maintenance shop, training area management building, division headquarters, state joint force headquarters, billeting, and a number of ancillary buildings. The project is also expected to include an armory/training center that could have a community center component. The potential buildings would be located on the north and west sides of the Ramsey County/Arden Hills Public Works Facility at the northwest corner of the Hamline Avenue and Highway 96 intersection. Approved : September 28, 2009 5-2 City of Arden Hills - 2030 Comprehensive Plan The potential impacts of the AHATS master plan have not been fully evaluated, but it will increase use and workers on the National Guard property. The City seeks to maintain a working relationship with the Minnesota National Guard on planning activities and to potentially collaborate on a community center as part of the training facility. 5.1.3 City of Arden Hills In 1994, the federal government formally declared 774 acres of the TCAAP property as excess that was to be sold. In order to have a more proactive and holistic planning process for the excess property, the City, along with a private developer, entered into a purchase agreement with the federal government in 2007 to purchase 585 acres of land adjacent to Interstate 35W and Highway 10 (Figure 5.2). Various redevelopment plans have been in progress since the early 1980s, including the Vento Reuse Plan and the Framework Vision. Redevelopment plans continue to evolve as transfer of the land to the City draws closer. In 2007, the City initiated a more detailed community planning process to better define how the 585 acres should be redeveloped. While a final land use plan will not be approved in time for inclusion in this Comprehensive Plan, approximately 49 acres will be transferred to Ramsey County for a wildlife corridor connecting Rice Creek to the AHATS property and 76.5 acres in the northeastern part of the property will be used for an undetermined public use. Once the City adopts a land use redevelopment plan, the Comprehensive Plan will be amended to include any required data, including approved land uses, housing densities, transportation infrastructure, traffic generation, parks, open spaces, and water resource data. In preparation for that amendment, this Comprehensive Plan includes the overall vision for the redevelopment area, preliminary elements from the potential reuse plan, future land use designations, and the next steps in the property's redevelopment. Since it is the City's goal to fully incorporate the TCAAP property into the fabric of the community, the land use, housing, parks and open space, transportation, and other components of the proposed TCAAP redevelopment have been integrated into their respective chapters. The overall City vision, goals, and policies of each chapter apply to the entire TCAAP redevelopment. Approved : September Z8, Z049 5-3 City of Arden Hilis - 2030 Comprehensive Plan The City of Arden Hills already owns 6.9 acres of the former TCAAP property adjacent to Highway 96 (Figure 5.2). This property was transferred to the City for use as a new City Hall, which was completed in 2001. 5.1.4 State of M i n nesota The State of Minnesota controls nearly 62 acres of the former TCAAP property in the northwestern corner adjacent to County Road I and Interstate 35W. The Minnesota Department of Transportation has a facility on the site, including a driver licensing center. 5.2 ENVIRONMENTAL CLEANUP Portions of the TCAAP property were subject to environmental contamination during its four decades as a munitions manufacturing plant and testing area. The United States Army initiated environmental cleanup in the 1980s and cleanup of the groundwater may continue for at least 40 years. Additional environmental characterization and testing is underway to determine the extent of the cleanup that remains on the 585 acres prior to being redeveloped. The property will be cleaned up to required standards for residential, commercial, and recreational uses. 5.3 REDEVELOPMENT TIMELINE While the redevelopment timeline has not been fully determined, construction will not begin before 2009. The project is anticipated to be completed in phases over the next 10 to 20 years; however, the development timeline will depend on a number of conditions, including the market, environmental cleanup, transportation improvements, and other related factors. Once the City adopts a redevelopment plan for TCAAP, a more detailed timeline will be created. Approved: September 28, 2009 5-4 City of Arden Hilis - 2030 Comprehensive Plan G. LAN D USE Goal: Deve/op and maintain a land use pattern that strengthens the vitality, quality, and character of our residential neighborhoods, commercial districts, and industrial areas while protecting the community's natural resources and developing a sustainable pattern for future development. To advance this land use goa/, the following policies are proposed: o Evaluate and amend the land use regulations to achieve the highest possible development standards, enhance the natural environment, protect public health, support a vital mix of land uses, and promote flexible approaches to implement the Comprehensive Plan. o Ensure that land use regulations promote development that is compatible with nearby properties, neighborhood character, and natural features; minimize pedestrian and vehicular conflict; and visually enhance development. o Preserve the stability and quality of the city's neighborhoods while allowing for redevelopment that is complimentary to existing development. o Provide a balanced mix of residential, park, open space, and commercial land uses. o Construct all new development at an average density of at least three residential units per net residential acre. o Explore the possibility of creating additional community gathering space in conjunction with public or private organizations, including AHATS. C .1 INTRODUCTION Land use is a defining characteristic of a community. While land use does not operate independently from the other characteristics that create a community, it is a binding factor between transportation, housing, parks, paths, and other characteristics. Through zoning, subdivision, and other land use regulations, a city has powerful tools to guide the long-term, look, feel, and vitality of their community. Despite the vacant TCAAP property (see Chapter 5), Arden Hills is classified as a fully developed community by the Metropolitan Council's 2030 Regional Development Framework. The City is also entirely within the Metropolitan Urban Service Area (MUSA). The areas south of Highways 96 and 10 were mostly developed by the end of the 1970s, and less than three percent of the developable land in that part of Arden Hills is vacant. Significant land use changes are not anticipated in the developed part of Arden Hills; however, study areas have been identified in the Future Land Use section of this chapter. The City seeks to take a proactive stance to protect the high quality of life that residents have come to expect and to prepare for potential redevelopment opportunities on TCAAP and throughout the community. Approved : September 28, 2009 6-1 City of Arden Hills - 2030 Comprehensive Plan G.2 FUTURE LAND USE — i99$ COMPREHENSIVE PLAN The 1998 Comprehensive Plan included a future land use map (Figure 6.1) and proposed mix of land uses for future development, including potential land uses for the proposed TCAAP redevelopment: Table 6.1 —1998 Future Land Use Land Use Acres o Low Density Residential 1,114 � � Medium Density Residential 199 � High Density Residential 5 � Neighborhood Business 9 = Commercial 132 � ° Industrial 390 � � o Parks 350 � S u btota I 882 Mixed Residential 445 Mixed Business 222 �¢ Parks 251 Q v Park Preserve 1,237 � Public/Institutional 215 Subtotal 2,370 Right-of-way (major roads only) & Open Water 2,902 Total 6,154 The 1998 future land use data did not include detailed open water coverage or right-of- way area information, which makes comparing it to actual 2008 land uses difficult. In order to make a more accurate comparison between the existing land uses in 2008 and the proposed future land uses from 1998, estimated right-of-way and open water data has been incorporated into the 1998 land use data (Table 6.2). Due to the methodology for calculating land use data by the Metropolitan Council, only the rights-of-way for highways are calculated. The rights-of-way for city streets and smaller roadways are included with the adjacent land uses. Approved : September 28, 2009 6-2 City of Arden Hills - 2030 Comprehensive Plan Table 6.2 — Adjusted 1998 Future Land Use Data Land use Acres Low Density Residential 1,064 � Medium Density Residential 129 � � High Density Residential 5 � 3 Neighborhood Business 20 � Commercial 104 _ �- Industrial 407 0 � Parks 336 � v� Public & Institutional 339 Subtotal 1, 207 Mixed Residential 445 Mixed Business 222 � � Parks 251 v Park Preserve 1237 � Public/Institutional 215 Subtotal 2370 a� Water 684 � � O Right-of-way 1,893 Total 6,154 The following descriptions were used to define the future land use categories in the 1998 Comprehensive Plan: 1. Low density residential (LDR) — traditional single-family residential land use category. A density range of three to five units per acre is allowed. 2. Medium density residential (MDR) — apartment and townhome land use category for providing densities of up to eight units per acre. 3. High density residential (HDR) — apartment and townhome land use category providing for densities of up to twelve units per acre. Mobile homes are also included in this category. 4. Mixed Residential (MR) — designed to provide for a variety and mixture of housing types, particularly in the TCAAP area. This category will allow for those types of units not readily available now in the City. 5. Neighborhood business (NB} — neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, neighborhood business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. Approved: September 28, 2009 6-3 City of Arden Hilis - 2030 Comprehensive Plan 6. Commercial (C) — areas designated for a broad range of retail shopping and services to meet the needs of the community. Compatible uses such as office buildings are also intended for this area. 7. Mixed Business (MB) — areas designated for a variety of business, commercial and industrial uses, including office, general business, retail, and industrial uses. This designation will be used for the future commercial/industrial uses on the TCAAP property. 8. Industrial (IND) — areas designated for a broad range of industrial uses, including office, warehouse, and manufacturing. 9. Public & Institutional (P/I) — designates areas for uses including government buildings, colleges, schools, and churches. 10. Parks — areas designated for city and county parks. 11. Park Preserve (PP) — areas designated as natural and scenic areas that are to be preserved for public use. 12. Right-of-way (ROW) — public vehicular, transit rail, and/or pedestrian rights-of- way. 13. Water (WAT) — includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). G.3 EXISTING LAND USE — ZOOS The 2008 existing land use data is based on City and C known land uses (Figure 6.2). The land uses are classified into the following categories: 1. Single Family Attached (SFA) — includes all attached single family homes such as townhomes with separate entrances. 2. Single Family Detached (SFD) — includes all detached single family homes. 3. Multiple Family (M F) — includes apartment buildings and condominiums of more than one story. 4. Manufactured Housing (MH) — includes manufactured and mobile homes in specialized parks. 5. Neighborhood Business (NB) — neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. ounty property records and Table 6.3 — 2008 Existing Land Uses Land Us e Acres Single Farrily Attached 84 Single Family Detached 904 Multiple Farnily 12 Manufactured Housing 48 Total Residential �, 048 Neighborhood Business 12 Commercial 65 Office 140 Mixed Use Industrial 106 Light Industrial 141 Park and Open Space 473 Public & Institutional 2,502 Utility 20 Vacant 131 Water (lakes and MM w etlands) 796 Railroad Right-of-w ay 35 Right-of-w ay 685 Total 6,154 Approved: September 28, 2009 6-4 City of Arden Hills - 2030 Comprehensive Plan 6. Commercial (COM) — areas designated for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. 7. Office (OFC) — Predominantly administrative, professional, or clerical services; includes medical clinics. 8. Mixed Use Industrial (MUI) — includes light manufacturing and/or processing, warehousing, distribution, and offices. 9. Light Industrial (LI) — primarily light manufacturing and/or processing of products; could include light industrial land use, distribution, warehouse facilities, and offices as a secondary use. 10. Park and Open Space (P/OS) — areas designated as public parks. 11. Public & Institutional (P/I) — areas designated for uses such as government buildings, colleges, schools, and religious uses but not medical uses. 12. Utility (UTL) — Public or private land occupied by a power substation, water tower, municipal well, pumping station, or similar use. 13. Vacant (VAC) — Private land not occupied with a building or use. 14.Water (WAT) — includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 15. Railroad right-of-way (RR) — Railroad right-of-way. 16. Right-of-way (ROW) — public vehicular, transit and/or pedestrian rights-of- way. Although there were few land use changes between 1998 and 2008, there are differences between the 1998 future land use data and the 2008 existing land use data. The differences are largely attributable to more accurate data in 2008, the delayed redevelopment of the TCAAP property, and other vacant property that was not developed. The two data sets use different land use descriptions because the 2008 existing land use data is based on actual land use while the 1998 future land use numbers were based on anticipated development. In addition to more accurate data, there were a few land use changes between 1998 and 2008. In 2007, the Hazelnut Park #3 subdivision and subsequent extension of Katie Lane was approved, which increased the amount of land used for right-of-way. As part of the 2005 pavement management program, the road that connected Red Fox Road to Grey Fox Road was vacated, which reduced the amount of area used for right- of-way. Fernwood Avenue on the Boston Scientific (formerly Guidant) campus was vacated while Cummings Drive was dedicated to the City. The current land uses on the TCAAP property are the most notable differences from what was expected in the 1998 future land uses to the actual land uses in 2008. Since 1998, the number of acres that were anticipated to be part of the TCAAP redevelopment Approved: September 28, 2009 6-5 City of Arden Hills - 2030 Comprehensive Plan has been reduced and, moreover, the redevelopment was delayed. While a specific redevelopment timeline for TCAAP has not been set, much of the redevelopment is anticipated to occur in phases over the next 10 to 20 years depending on market conditions. Finally, of the 131 acres of vacant land in 2008, approximately 70 acres are zoned for residential, 40 acres are zoned commercial, and 21 acres are light industrial. The vacant areas have not significantly changed anticipated land use types between the 1998 and 2030 future land use maps. The vacant land does not include the TCAAP property, which is currently classified as public/institutional land since it is owned by the federal government. G.4 FUTURE LAND USE - ZO3O While redevelopment may occur on some parcels throughout the City, no significant land use changes in the developed areas of Arden Hills are anticipated (Figure 6.3). Most of the City's projected population, household, and employment growth will occur on the proposed TCAAP redevelopment. Table 6.4 — 2030 Future Land Use Land Use Acres Low Density Residential 978 Medium Density Residential 136 High Density Residential 12 Mixed Residential (TCAAP)* 220 Neighborhood Business 19 Mixed Business (TCAAP)* 240 Mixed Business 79 Commercial 26 Community Mixed Use 100 Light Industrial and Office 303 Public & Institutional 461 Utilities 15 Park and Open Space 576 Park Preserve 1,472 Water 796 Railroad Right-of-way 35 Right-of-way 685 Total** 6,154 *Includes future right-of-way, parks, and open space Approved: September 28, 2009 6-6 City of Arden Hilis - 2030 Comprehensive Plan 6.4.1 Futu re La nd Use Classifications There are sixteen future land use classifications: 1. Low Density Residential (LDR) — traditional single-family residential land use category. A density range of three to five units per acre may be allowed. 2. Medium Density Residential (MDR) — apartment and townhome land use category for providing densities of six to nine units per acre. 3. High Density Residential (HDR) — apartment and townhome land use category providing for densities of nine to twelve units per acre. 4. Mixed Residential (MR) — provides for a variety of housing types and densities in close proximity, including single-family detached homes, single-attached homes, condominiums, townhomes, apartments, and senior housing options. The anticipated average density is 10.4 units per acre with a minimum average density of six units per acre up to a maximum density of 46 units per acre. This land use is designated for the proposed TCAAP redevelopment, and the density is subject to change once a final land use plan is selected. 5. Neighborhood Business (NB) — neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, Neighborhood Business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. Dwelling units of three units per acre or more may be permitted. 6. Mixed Business (MB) — areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, retail. This designation will be used for the future business uses on the TCAAP property. 7. Commercial (C) — areas designated for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. 8. Community Mixed Use (CMU) — areas designated for a broad range of retail, shopping, services, and office space to meet the needs of the community and surrounding areas. This area may also include medium to high density housing with a potential density of three to 20 units per acre. Approved: September 28, 2009 6-7 City of Arden Hills - 2030 Comprehensive Plan 9. Light Industrial and Office (I/O) — areas designated for a broad range of light industrial uses such as warehousing with manufacturing. This land use may also include offices. 10. Public & Institutional (P/I) — areas designated for uses such as government buildings, colleges, schools, and religious uses, but not medical uses. 11. Utility (UTL) — Public or private land occupied by a power substation, water tower, municipal well, pumping station, or similar use. 12. Park and Open Space (P/OS) — areas designated as public parks. 13. Park Preserve (PP) — areas designated as natural or scenic areas that are to be preserved for public use or open space. 14. Water — includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 15. Railroad right-of-way (RR) — public or private freight or passenger rail activities. 16. Right-of-way (ROW) — public vehicular, transit and/or pedestrian rights- of-way. 6.4.2 Former City Ha 11 / Pu bl ic Works Property The 6.82 acre former City Hall/Public Works property is undergoing a community vision process to determine how the property should be redeveloped (Figure 6.4). The property was home to the Arden Hills City Hall and Public Works for many years. While a redevelopment plan for this property was not adopted in time for this Comprehensive Plan, residential uses or a mix of residential and small-scale commercial uses are anticipated. Neither residential nor commercial development should require a change to the future land use designation. 6.4.3 Guiding Plan for the B2 District In March 2008, the City initiated a visioning and planning process for the B-2 General Business District, which generally includes the commercial properties near County Road E between Lexington Avenue and Hamline Avenue/Highway 51 (Figure 6.4). This area hosts a number of retail, service, and office uses. Long considered the "downtown" of Arden Hills, the district is a mix of newer and older buildings. As this corridor ages, market initiated redevelopment is anticipated. The City completed the planning process and accepted the "Guiding Plan for the B2 District" in October 2008. The Guiding Plan includes a long-term vision for the future redevelopment of this corridor and addresses transportation issues, Approved : September 28, 2009 6-8 City of Arden Hills - 2030 Comprehensive Plan land uses, infrastructure improvements, landscaping, pedestrian facilities, building design, and site layout among other issues. While the primary uses along this corridor are likely to remain retail, commercial, and office, the Guiding Plan and subsequent land use changes add the possibility for housing in this area. Although the Guiding Plan document is not adopted as part of the Comprehensive Plan, the future land use map has been updated to reflect the proposed land uses in the B2 District (CMU), and the Capital Improvement Plan (CIP) includes a potential timeline for the public improvements described in the Guiding Plan (Appendix A). 6.4.4 Red Fox/Grey Fox/Lexington Avenue Business Area Guiding Plan Immediately north of the B2 District is a significant industrial, office, and retail area for the City. This area includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway (Figure 6.4). This area is used by a number of small and large businesses for a variety of retail, distribution, warehousing, and office uses. This area was largely developed between the 1950s and 1970s, though the retail area has had some new development in the last 10 years. While good access to regional transportation has helped to continue to make this area viable, some of the buildings are becoming functionally obsolete for modern manufacturing, warehousing, and business uses. As redevelopment pressure increases, a more detailed guiding plan is required to comprehensively address the overall redevelopment needs in this area of the City. 6.4.5 Neighborhood Business The neighborhood business land use concept was developed in the 1998 Comprehensive Plan (Figure 6.1). The purpose of the concept was to promote the development of commercial nodes that were compatible with the surrounding residential uses and provided services to residential areas. Commercial uses that would generate high traffic, noise, or other negative impacts were considered undesirable. Neighborhood business areas were located at intersections or nodes at the edge of residential areas, on properties not considered desirable for housing, or properties that have traditionally been occupied with neighborhood services. Housing could be a component of the development but would not necessarily be the focal point. Approved : September 28, 2009 6-9 City of Arden Hills - 2030 Comprehensive Pian To date, the success of the neighborhood business district has been mixed. Two projects have been developed under this zoning designation, and both resulted in the construction of small office buildings with a variety of services. However, neither of the projects focused on providing neighborhood level services. Nevertheless, the City seeks to maintain the neighborhood business areas and the long-term goal of creating small commercial areas that enhance the residential neighborhoods. 6.4.6 Manufactured Home Community The Arden Manor neighborhood has been identified as an important community and the primary supply of affordable housing options in the City. Bounded by Interstate 35W, Highway 96, and Highway 10, the neighborhood is facing pressure from adjacent highways and land uses. Although the 1998 Comprehensive Plan identified this area for potential redevelopment into non- residential uses, the City anticipates this property will remain as a medium density residential use for the foreseeable future. Although complete impacts are not yet known, potential changes to Highways 10 and 96 may impact the manufactured home community. The City is currently in the process of reviewing road design proposals for this area. 6.4.7 TCAAP Redevelopment As noted in Chapter 5, a land use plan for TCAAP has not yet been adopted by the City; however, the City recognizes the importance and potential impact of the proposed TCAAP redevelopment (Figure 6.4) on the City and region. Therefore, the preliminary, unapproved land use data for TCAAP has been included for informational purposes (Figure 6.3). Upon selection of a land use plan, this Comprehensive Plan will be amended to reflect the approved land use designations in TCAAP. The future land use map currently includes just two land uses, Mixed Business and Mixed Residential (Figure 6.3). There will be institutional uses, parks, wetlands, and roads on the property; however, their exact locations and acreage have not been determined. The most recent unapproved concept plan for TCAAP includes the following land uses: Approved : September 28, 2009 6-10 City of Arden Hills - 2030 Comprehensive Plan Table 6.5 - TCAAP Land Reuse Concept Land Use Acres Q � Residential 168 � �' Commercial/Industrial � 82 ;a �� Parks and Other Open Space 168 � Institutional, Roads, & Other Public Use 65 Rice Creek Trail Corridor 112 Arden Hills Army Training Site (AHATS)/US Army Reserve/Parks Preserve 1,562 Other (MnDot, Ramsey County, Arden Hills) 113 Total 2,370 Acerage is approximate. The TCAAP property is anticipated to host a mix of uses, including retail, office, hotel, office showrooms, parks, open spaces, and a variety of housing types and densities. Housing types will likely include single family homes, townhomes, senior housing, apartments, and condos, though market conditions will impact what can be built. The parks and open space area include active and passive parks, a 49 acre wildlife corridor, and 76.5 acres of land that will be used for an undetermined public use. All TCAAP redevelopment information is subject to change once a final land use and redevelopment plan is selected . 6.4.8 Development Capacity and Net Residential Density The Metropolitan Council's 2030 Regional Development Framework requires an average net residential density of at least three units per net residential acre. Densities lower than this are not an efficient use of the region's sanitary sewer infrastructure. Net residential acreage is calculated by subtracting wetlands, water bodies, public parks, arterial streets, and identified natural resources that are protected by ordinance from gross acres. The number of net residential acres is then divided by the number of lots to determine net residential density. According to the 2005 land use data provided by the Metropolitan Council, there were 1,318 acres of net residential land in Arden Hills, which includes the rights- of-way of adjacent City streets. The United States Census Bureau lists 3,017 housing units in Arden Hills in 2000. Based on that information, the residential density in the developed portion of Arden Hills is approximately 2.29 residential units per net residential acre. While this is below the three units per net Approved : September 28, 2009 6-11 City of Arden Hilis - 2030 Comprehensive Plan residential acre required by the Metropolitan Council, the City is not required to raise densities in the built portion of Arden Hills. However, all future land uses should be able to accommodate development in average of three units per net residential acre. There are no expected land use changes that would result in a reduction in net residential density in the developed part of Arden Hills. Furthermore, the remaining vacant residential land that is south of Highway 96 and 10 is already zoned for development that could be built at a density of an average of three residential units per acre. The unapproved concept plan for the TCAAP property includes 168 acres of residential area and 1,750 residential units for a preliminary average density of 10.4 units per net residential acre. This density is only preliminary because wetlands, parks, and protected natural areas have not been removed from the 168 acres that are anticipated to be used for residential development. The densities in the residential areas will be varied to allow for a variety of housing types. 6.4.9 Staged Development Since the areas south of Highways 96 and 10 are considered fully developed and there is relatively little vacant property, a five year staged development has not been developed. While a small amount of vacant land exists in the developed portion of the City, development on the vacant land is unlikely to have a significant impact on the City's or region's infrastructure. As previously noted the development timeline for the proposed TCAAP redevelopment is not yet known. The land uses provided in this Comprehensive Plan for TCAAP have not been approved by the City and have only been included to provide context for the reuse of the TCAAP property. Commercial or residential development on TCAAP will not start before 2009 and completion is anticipated to take ten to twenty years depending on market conditions. 4nce a land use plan for the TCAAP property is approved, a staged development plan that addresses land use and infrastructure impacts in five year increments will be included with an amendment to this Comprehensive Plan. Approved: September Z8, 2009 6-12 City of Arden Hilis - 2030 Comprehensive Plan G.5 IMPLEMENTATION STRATEGIES In order to advance implementation of this land use chapter, the below activities are proposed. This list is not intended to be all-inclusive and additional activities that advance the land use goal are encouraged to be developed. o Update the City's Zoning Code to bring it into conformance with the land uses in the Comprehensive Plan. o Evaluate zoning regulations to ensure that sufficient buffers are provided between commercial, industrial, and residential uses to protect the character of the City's residential neighborhoods. o Develop small area plans for the B-2, B-3, B-4, and I-Flex Zoning Districts to provide a more detailed redevelopment vision for incorporation into this Comprehensive Plan. o Develop design standards for commercial, industrial, and residential developments to ensure the construction of high-quality, sustainable, and aesthetically enhancing development. o Develop zoning regulations that restrict housing construction that is not sensitive to the character of the existing neighborhood. o Continue to enforce property maintenance codes to protect quality and property values in the City. o Develop zoning classifications for all future development on the TCAAP property. o Adopt design standards for the TCAAP development to create a cohesive character that compliments the established neighborhoods in the City. o Work to protect significant environmental features on the AHATS property as park preserve. o Work with the National Guard on the AHATS property to develop synergistic uses such as a community center. The above strategies should not be considered all-inclusive. New opportunities and strategies should be identified to further advance the City's land use goal and policies. Approved: September 28, 2009 6-13 ac men eu s e a emen _ .�� _ ________ EN HTLLS' March 17, 2010, Economic Development Commission Meeting �;.� EN HILLS TCAAP Reuse Statement for the Bidders' Conference — November 18, 2009 TCAAP Reuse Statement: The City of Arden Hills has been looking forward for many years to the opportunity to convert the TCAAP property to a reuse that bene�ts the community and the region. The TCAAP site provides a unique opportunity to start with a blank slate and create a singularly exceptional new future for the site. The TCAAP Reuse Statement sets out the City's baseline expectations for the reuse of the property. It is the City's strong desire to work with a buyer who Will use the City's expectations as a starting point, and will bring the creativity and commitment necessary to accomplish a truly exceptional development. The recently adopted 2030 Comprehensive Plan is set to guide the community over the next twenty years. The primary purpose of the Comprehensive Plan is to support and implement the City's vision: Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well-maintained infrastructure, fiscal soundness, and our long-standing tradition as a desirable City in which to live, work, and play. Arden Hills is a strong community with established neighborhoods, an extensive park and open space system, and stable business community. Except for the former Twin Cities Army Ammunition Plant (TCAAP) property, the City is almost fully developed. The TCAAP property occupies a significant portion of Arden Hills and its potential reuse offers both bene�ts and challenges. Reuse of the TCAAP property must be able to bene�t the community and region without placing �nancial burden on existing residents. The General Service Administration (GSA), on behalf of the Army, is selling the land in an industrial condition. The condition of the property varies, and there are portions that meet, exceed, or are below the industrial condition. The City will expect the property to be remediated to allow for the land uses described in the Comprehensive Plan. The remediation must be in conformance with the Minnesota Pollution Control Agency (MPCA) requirements for the approved land uses. City of Arden Hills — TCAAP Reuse Statement November 18, 2009 Page 1 of 4 The 2030 Comprehensive Plan provides guidance for the future of the TCA�P property and includes the folloWing goal for the reuse of the TCAAP property: Develop TCAAP in a way that accommodates a mix of land uses that is sensitive to the natural environment, economically sustainable, and a benefit to the community. The Comprehensive Plan will form the basis of the land use regulations; however, the City reserves the right to amend the Comprehensive Plan to ensure that the former TCAAP property becomes a positive contribution to the established part of the community and the region. The regulations will also need to recognize the inherent limitations of the property. The City is in the process of preparing land use regulations, densities, design standards, and a list of permitted uses for the TCAAP property. The 2030 Comprehensive Plan currently divides the TCAAP property into four land uses, which are shown on the attached future land use map and de�ned as: Mixed Residential (�240 acres� — provides for a variety of housing types and densities in close proximity, including single-family detached homes, single-attached homes, condominiums, townhomes, apartments, and senior housing options. The anticipated average density is 10.4 units per acre with a minimum average density of six units per acre up to a maximum density of 46 units per acre. This land use is designated for the proposed TC�AP redevelopment, and the density is subj ect to change once a�nal land use plan is selected. Mixed Business (�220 acres� — areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, of�ce, general business, retail. This designation will be used for the future business uses on the TCAAP property. Park and Open Space (�76 acres� — areas designated as public parks. Park Preserve (�49 acres� — areas designated as natural or scenic areas that are to be preserved for public use or open space. The "Mixed Residential" and "Mixed Commercial" categories have the potential to allow a broad variety of land uses. Additionally, the mixed residential and mixed commercial areas must also have accommodations for parks, open spaces, and pathways integrated with those uses. While the future land use boundaries and acreage may be adjusted depending on the proposal and bene�t to the community, the future land uses are anticipated to form the basis of the zoning, design, and use regulations. City of Arden Hills — TCAAP Reuse Statement IVovember 18, 2009 Page 2 of 4 Reuse Expectations and Considerations With any reuse scenario, the City has expectations that must be met. Additionally, it must be understood that there are other limitations that need to be considered When preparing a reuse concept. The following list of expectations is not all-inclusive and is not listed in order of importance: Expectations • An environmental plan that remediates all of the land to the required standards to accommodate the land uses outlined by the City. The plan will meet all Minnesota Pollution Control Agency and Environmental Protection Agency requirements, including financial commitments to ensure that all contamination remediation requirements are met. • Environmental remediation of the land in a timely manner is a top priority to the City. A reuse plan will need to include timeline information related to the remediation and redevelopment. A reuse plan that selectively uses or "cherry picks" parcels While ignoring other parcels will not be considered. • A bike and pedestrian trail corridor from the Highway 96 Regional Trail to the Rice Creek North Regional Trail to allow a connection to the southern portion of Arden Hills. • Substantial park and open space requirements will be incorporated within the mixed business and mixed residential uses to provide parks and open space areas and amenities to serve the community and the development. • The City will require designated park land, park land dedication, and/or park dedication fees. • The City has a tree preservation and landscaping ordinance in the Zoning Code. The City will expect substantial landscaping and trees, and the requirements may be enhanced for the TCAAP property. • All utilities, including electric service, will be installed underground. • All Rice Creek Watershed District requirements will be met. • The on-site storm water ponding could be incorporated into the open space amenities. � The redevelopment will incorporate green building and design principles where feasible, such as Leadership in Energy and Environmental Design (LEED) standards. This could include using the Army's water treatment process to develop a geothermal energy generation capability and/or the use of some land for solar or wind energy generation. • Buildings must be constructed from high-quality, long-lasting materials. � All roads and paths must meet City requirements if they are dedicated to the City. • The redevelopment must be able to pay its own way and demonstrate that its tax base will support the long-term maintenance of the on-site infrastructure and support City services including, but not limited to, police, fire, inspections, and maintenance of roads and parks. • A reuse scenario must seek to create a walkable environment that is pedestrian and bicycle friendly. City of Arden Hil/s — TCAAP Reuse Statement November 18, 2009 Page 3 of 4 • The residential and commercial areas must be connected by sidewalks and trails to each other and other parks and open spaces. Residential sidewalks and commercial sidewalks/trails will be privately maintained. • The reuse must consider opportunities for transit connections. • The design and construction of any bridge over Rice Creek must be coordinated with Ramsey County and respectful to the adj acent open space. • The Wildlife Corridor, the Primer/Tracer area, and a north-south trail corridor will be dedicated for park and open space related uses separate from any park dedication requirements. • All costs related to consultants to facilitate the redevelopment will be the responsibility of the developer. Additional Conside�ations • The City will seek to diversify its commercial tax base and generate high quality jobs (i.e. high technology, medical). The City is interested in a corporate campus to help diversify the City's existing commercial tax base. • The City will seek to establish viable retail groupings to enhance long-term sustainability. • The City will seek to provide a variety of housing options on the site to accommodate the current and future needs of Arden Hills. This may include affordable housing and market rate housing with a focus on owner occupied housing. • The City will seek to have uses that generate property taxes. • The City has not guaranteed the use of Tax Increment Financing (TIF) or any other type of �nancial incentive for the redevelopment of the property. • The only access points to the property are at County Road 96 just west of Snelling Avenue and at the intersection of Interstate 35W and County Road H. The development capacity of the TCAAP property is limited by the capacity of these two access points. The City does not have funds to upgrade these intersections. • All development and permitting fees in the City's fee schedule apply. • In addition to the Metropolitan Council sewer and water access charges, the City charges a sewer and water access charge. • The United States Army operates a network of wells, underground pipes, and a treatment plant to remediate the groundwater contamination. This groundwater treatment must be able to continue along side any redevelopment. • Additional information, such as environmental data, is an asset of, and available from, RRLD, LLC. To �nd out what is available and how to obtain the information, it is necessary to contact RRLD, LLC directly. City of Arden Hills — TCAAP Reuse Statement November 18, 2009 Page 4 of 4 ac �r�en . . ro ose onln e u a lons �� : __ _ __ EN HILLS March 17, 2010, Economic Development Commission Meeting DRAF�' 2030 Comprehensive P�an: �uture Land Uses • Mixee� Residentia� (�220 acresi — provides for a var�ety of housing types and densities �n c�ose proximity, including single-family detached homes, single-attached homes, condorn�ni�ms, townhomes, apar�ments, and senior housing options. The ant�cipated average density is 1 a.4 units per acre with a�ninimu�n average de�sity of s�x units per acre �zp to a maximum density of 46 units per ae�e. This land use is designatec� far the proposed T�AAP redevelopment, a�d the density is subject to ehange once a�nai �and use plan is selected. � Mixed Business (�240 aeres) — areas des�gnated for a var�ety. Qf businesses, incluc�ing commercia�, certai� light industrial uses, ware�ousing, offce, g�neral business, retail. This designation will be used for the future business uses on the TC.�i�P prope�-ty. • Park and O�en Sp�.ce (�76 acres} —�reas de�signated as pu��e pa�r�s:: • Park �'reserve (�49 acres} — areas des�gnated as natural or sce�i� areas that are tQ �e preserved for publie use or open space. � �''� � �"'"` �r^�►� �-s r� �n,� � �e � � �rr� C'� � �s � - DRAFT: 3/1 Qi2Q10 Page '! of � 4 aRAF�r: 3i� oi2o� o Page 2 of 14 N��:7:��1� Arden Hills Ex�stinb Zoning Map � _�7"�_�_i Tw�n �ities Army Ammunit�on Flant —�onin� Districts DRAFT — Subject to c�an�e March 15, 2010 132Q.04 Purpose of Districts. Subd. 16 Mixed Resident�a� District A. To reuse �he former T�in Cities Army Amn�u��on Plant (TCAAP} ir� a wa}� t�at accommodates a mix of Iand ��es t�at is sensit�ve to the natural envtronment, econorr�ically susta��.b�e, and a bene�t �o the community. B. To complete t�e environr�enta� �emediation o� �ontam�nated land to support reuse of the area. C. To integrat� a development on t�e fc��mer TCAAP pro�erty with the developed part of Arden Hills. A. To prov�de a��riety of housing op��s for al� ages and ineomes. D. To create a uni��ed`' �e�e�Q�ment where �eop�e can Iive, work, and p�aY• E. �a �r�a�e a pedestria� �nd bicycle .��iendly community. �. To i�npl��ent design st�:ndards to promote an attractive environment wi�� asting ��d sustainable �r�.�ue. �. To rni��nize the e�ects of traffc congest�on� noise, odor, glare, and s��Iar safe�r �ro�Iems. ��bd. � 7 Mixec� :�3usines� ��strict A. To reuse �he �ormer Twin Ci�ies Army Ammun�tion P�an� (TCAA�') in a v�ay that accom�nodates a mix of �and uses that is sensitive to t�e r��tura� environrr�ent, econorrlically sustainable, and a benefit to ti�e co�nmunity. B. Ta complete t�ie environmental ren�ediat�or� of conta�ninated land to support reuse of the area. C. To integrate a developr�ent an t�e fo�mer TCAAP property with the developed part of Arden Hi�Is. QRAFT: 3/10/2010 Page 3 of '� 4 ! � � _� D. Ta provide opportunit�es for a variety Qf businesses to diversify the City�s cor�mercial base. E. To ereate a unified d�velapment where people can Iive, work, anc� play. F. To create a pedestrian and bicycle friendly community. G. To irnplement design st�ndards to promote an attractive er�vironment �ith lasttng and sustainable value. H. �'o group compatible retail and serv�� bu��ess uses t�at tend to draw trade tha� is natur�l�y interchangeable �� promo��s business prosperity. I. To minimiz� �he e�fects of ��af� c congestion, noise, odor, glare, and simi�ar safe�y problems. 132a.05 Land �.1se Chart. Not Completed 1320.135 Special Requirements o� the 1VI�xe+� �Z��idential and l��ed Bus�ness Dlstricts. The Mixed Residential and Mixed B�siness ��.s�e�s encor�pass a portion af the former Twin Cities Army Arnmun�tion Pla�t ��`�AAP} ��rty. This property represents a signi� eant ap��t�:�� to expand th� City's mix �f hausing types, business�s, parks, and open sp��es. The ��ormation �n€� procedures in this seetion are intendecl to be a frarnework �� which � detaiied deve��pmen� pian for these two districts will be created. The d:�uelopm+ent plan must be a cohesive master plan t�at is eQst-effective, does not burden ��e e�i��g ��rn��.i�y, anc� ac�vances the goals o� Arden H�IIs anc� ��e 20�0 ��mprehens�ve Plan. In �-�viewi�g and approving a master plan, the Cit}� Council sha�� .ake the ��a� determination an t�e compatibility and cons�stenc}� with purpose of the �B and 1�� stricts and aIl pro�isions in �his and related sections Qf �h� C�ty Ordi�ane��. Sub�:. l. Genera� Procedure. In arder to ac�ieve the purpose of the 1V�ixec� Res�de��al and 11��xed Business Distriets, a reuse plan for the entire praperty shall be p�-epared ��ough the Master Planned Unit Develapment (PUD} process. This proeess promotes the reuse of land in a unified manner by treating the en�ire deve�opment as a single ent�ty wh��e reeognizing the unique nature of the pro�erty. The proeedu�-e shall be as fol�ows: A. Applicant shall meet with City Staff to clarify and determine PUD �equ�ren�en�s and c��scuss app�2cant's development concept. B. Applicant sha�l submit PUD Concept Plan to the City. DRAFT. 3/10/2010 Page 4 of 14 DRAFT C. App�icar�t sha�� submit a PUD Master Plan to �he City. D. Plann�ng Cornmissian shal� conduc� publ�c hea�ing(s} on the PUD Master Plan and make a reco�endatian to t�e City �ouncil. E. City Counci� may cond�ct additional hearings and take action on the PUD Master PIan. F. �'he PUD IVlaster Plan, as approved, i�e�uding a�I applicable documents, is adopted as govern�ng de�elopm�� pla� for the NIR and MB Districts and n�ay be incorporated into the ��ty's Zon�ng Code and/or inta a Development Contract. G. App�lcant subn�its F�nal PUI� �'lan for e�e��ts that a�e to be developed imm�nen�Iy. A Fin�.� 'P�UD P�ar� s1�a�1 be ��bmitted for each stage of develop�nent and co��ruc�ion. H. Planning Commission car�d�� publ�e hea�ing(s} for e�ch �ina� PUD Plan su�m�ssron �nd recommends a��€�n ta the City Couneil. I. City Counc�� ma� ��nduct additiona'1 h�arings anc� �ake action on the Final PUD Plan for ��.�h p��s�, �. Appl�cant applies for a�I necessa� p�e�nits to begir� construc�ion. Subd. 2. Planned ��t Deve�opme�� PUD} Concept P�an Re�iew. The PUD Concept T�� review prc�cess sl�all be � required step for tl�e MR and MB District planning proce��. The �a�cept Pla� s�� b� a separate app�Ication from the PUD Maste� Plan app��t�an. ��. a��i��n �or a FUD Master Plar� shai� be cans�dered �c�n��e�� until the +�o�cept pla� re��ew is completed. A. Purpose. �1 �'�D Concept Plan Review is an informal discuss�on prace�s that all��s �he �pplicant to present preliminary ideas about a eontern�lated deve�opment p�Qject �o�- the MR and N�B Districts, and, in turn, t1�e City may offer suggestions and conce�ns regarding the concept. �3 �pplicat�on, Documer�tation, and Adrninistrative Proeedure. �'he a�p�icant s�al� eomp�et� and submit ta t�e zoning admin�strator an 'applicatto� on such forms as are pro�ided by the ae�minis�rator, together �ith the requ�red �ee and escrow. C. City Proeedure. The C�ty w�l� prepare a summa�-y of the praposed Cancept Plan in terms of City plans and regulations and transmit th�s informat�on and the information subrnittea by �he applica�t to the Planning Commissio� and City Caur�cil to assist their review of the proposal. Applic�nts are encouraged to have informal consultations with City Staff QRAFT: 3l�0/20�E� Page 5 of � 4 � r'_�� prior ta the f ling of an applica�ion �ar Concep� Ptan Revrew, providec� no sta�e�ent or representa��on made by said staff sha�� be binding upan the �i�y of Arden Hi��s. D. Procedure for City Review. The Planning �omn�ission will offer co�ents and suggestions regarding the Concept Plar� to the appl�cant. T�hese comments and suggestions wi�l be trar�srniited to the C�ty Coun�ii. The �ity Cour�cii will offer com�nents and suggestions rega�-ding the Coneept Plan tQ the appliea�t. A public hearing :;shall not be required �or this stage, and the C�ty shall not take action a� t��s `��age. No suggestions made by the P�anning Commission ar Co��cil on t�e proposed �ancep� Plan are binding on the �ity for subseque�t ��ges. The City may e�ect to hold one or more community rneetir�gs to a��: �or commun:ity �nput during the concept phase. _ __ Subd. 3. Pub�ic Er�gagement Pian. The ��orrne�- �'�AAP property �s � significant part of Arden Hills and its reuse will have a� �npa�t a� :the commun�ty. Input from the public is a vital part of the planning proc�ss. In conjunc�ion With �he City, the applican� must prepare a pub�� engagem�nt anc� in�o�nation plan for the Iength of the planning and approval process: A. Publie Nleetings. The pla� s��:�l include a se�ies of public meetings where �he components in ��bdivis�Q�� `�` throug� 14 can be addressed pr�� t� �� submission o� a PUD Master P�an. �. Commu��cat�ons. The plan shall include a communications sectian that describ�s how informat��on w�ll be shared with the pub�ic and a schedu�e. C. �'ublic ��agement Plan �pproval. The pub�Ic engagement plan shall be s��ect to C�t� :approval. D. I�r�p��ementa�ion and Master P�an R�v�ew. The public engagement plan must �� in progress prior to submission of the P�.JD N�aster P�an app�ic��ion. Subd. 4_ �'�anned L�nit Develapment �PUD} IVlas�er P�an. The PUD Mas�er Plan for the MR and 1V�B Districts sha11 eonfarm to the fo�lowing process �nless speci�cally v�aived b}� the City �ouncil. A. Procedure. The �rst step in the PUD re�lew process is to apply for a PUD Master Plan. Upon �.�praval, the app�ica�t proceeds to the PUD Final P�an for each stage of development. DRAFT: 3/10/2a10 Page 6 of 14 DRAF�' B. Ap�lication and Documentat�on. The applica�t sha�l complete and submit to �he Ci�.y a PUD �Vlaster P�an appiicatior� on forms pravidec� by the zoning administrator, �oge�her wit� the req�zired fee and escrow. The app�icant sha�l s�bmit documentation ac�dressing the PUD Mas�er P�an com�onents in Subdivisions 5 through � 4. Subd. C. Land i.Jse Application Camp�ete. The FLTD Master P�an application shall be eonsidered incor�ple�e unti� �he P�JD Concept P�an process has been completed. The P�JD Master Plan application shall be considered incomplete until alI required c�ocumentation �s s�:bmitted anc� deemed cornplete by the City. D. Procedure for Counc�l Action. T�i�e pracee�� : for Counc�l aetion in Chapter � 3 5 S.04 Subd 6 sha�� app��. ` E. 4t�er Requiremer�t� Ap��cable ta a PUD 1V�aster P�a� Approval. In making its decision as to �v�e�� to app��ve the applicant#� PUD Master Plan the City Cauncil sl�ali a�so �� g��d' �y the pravis��ns of Section 1355.04 Subd 3.B. �ouncii action +�� the PUD shall follow the provi�ion of Section 1355.0�. F. Annual Report. Sin��; �i� timellne for �eveiopment is �ikely to last several years, the ��y ma�r �e��quire an annual report that provic�es _ _ _ _ _ _ informat�on on the de�elo��ent ��e��:ne, enviranmenta� remediation, �na�c��.I ��tazus, infrastruct�:�re �mprov�ments, and other relatec� topics. 5. La�� LJse Ca�ponent A. Perr��t�ed �n� �a�el�t�c��al Uses. The permitted and eonditional uses �hall be i� ��nformanee vvlth the �and Use Chart, Section 1320.05, for the ��3 and MR ��stricts. B. The fo�Iow��g �anc� uses are not campatible �vith the MR and �VIB Distric�s and shall be prohibi�ed: (i) Open sales, rental o� storage lots, inc�uding bu� not limited to cars, �uses, trucks, mo�orcycles, bicycles, recreational vehieles, �railers, boats, rr�obile hom�s, machinery, �umber, bu�Iding materials, and similar items. 4pen air garden centers shall be exe�npt. (ii} Min1-storage fac�Iities; E�ii} 4u�doo�- b�lk s�orage buildings? including but not Iir��tecl to, forest, metal, concrete, agricultural and petroleum products, chemicals and similar products; and, ��AFT: 3�� oi2a� o Page 7 of 14 DRAF�' ( iv} Manufacturir�g or �rocessi�g that �enerates hazardous waste �ithout a vaiid Hazardaus Waste �enerator's license from the Ra�nse}� County Pub�ie Health Departme��. (v) Adu�t Uses. C. Mixec� Residential. (i} The City seeks to provic�e a vari�ty af h�using options and types to �ccommodate the current and future ��eds €�f Arden I�i�ls. This may include market rate housing, a�f��rdable housing, anc� senior ho�sing. The housing shall be primar��y o��e�-occupied housi�g. (ii) The master plan shall not ��Iude more th�� 1,750 ha�sing �nits. This number may be reduce� by the City if �he tr�:��c study �nds that the proposed number of �znits would cause undue �urden on the adjacent roadways or inter��tions as determinec� by the ��ty. (iii} 1Vlul�i-farnily housing sha�� ot exceed 3Q percent af the tot�I number of housing units, exc�uding ins�itutional housing. �IV} Mt1I�1-fami�� hou��g design shall �e �n su�stantia� conforma�Ee w2th the design s�andards rn ��ct�on 132�.t}5 Subd. 8. (�} �ulti-family ho�sing shall �e directed toward the nort�ern portion �f the TCAAP prQperty but sha�I nQt be cancentrated �n any particular area. Con�ections between retail uses and multi-fami�}� housing are encouraged to help create synergy betv�een these uses. D. Mixed �usiness. �i� The C�� s seek�ng to e�iversify its eo��erc�al tax base anc� generate h�gh qual�ty �o�s. The City is interes�ed in a eorporate cam�us to help diversify the City's commereial �ax base. (ii� The City is seeking to estab�is� a viab�e grouping of retail uses tQ enl�a�ce �ong-term sustainability and create a destinat�on for residents and vis�tors. The des�gn sha�I �ntegra�e sidewalks into �he design connecting alI uses. (�ii) Structures must be constructed frorr� high qua�ity, Iong-lasting �naterials and be in substantia� conformance w�th the design standards in Sect�on � 325.45 Subd. 8. (iv) A� individua� retail user sha�1 nat exceed a SQ,000 square foot footprint. �Ra�r: �J��i2a�o Page 8 a� 14 DRAFT Subd. 6. Design Standards Corr�ponent. The general regulat�ons �r� Section � 325 sha�I apply excep� where modified as fol�ovvs: A. Landscaping and Tree Preservation. A comprehensive landscaping plan shal� be completed for the development. The plan shall include pla�ting sehedules �or parks, publ�c spaces, residential develop�nent, and commercial/industrial deve�apment. Landscaping shall be privately maintained, inc�uding any bou�evard trees or plar��ngs in the medians. B. Pedes�rian and Bicycle �ircu�ation. (i) A comprehensive pedestrian and bicyc�� ircu�atian p�an s�al� be submitted with t�e proposal. T�� de�elo�rnent p�-oposal shall seek to ereate a walkab�e envlranme�� th�t is pedestrian and bicycle friendly. �Il� This plan shall prov��e an integ�rated network af s�dewalks and trails throughout the prop�� ha� c��nects t�e r�esldent�al and commercial �reas; parks; adjac�nt developed areas, adjacent regional trails. A trai� and/ar sidewalk cd�ectior� shall be integrated through the dev�Iopment firo�n_ the southern �to the northern border in add�tion to the regional trail. ` �Ill) The width, loc�tior�3 .and de��g� �f the side�valks and trails shal� �� s��ect to City app�oval pr�or ta :dedication to the City. (iv) All pathways that �re not located on right-of-way or publiely ��ed �a�� shall be private�y maintained. ��bd: �. �'ranspo�at�on and Park�ng Camponent A. ��-af�c Stuc�y. (i� ' The City may require a traf�c analysis that is prepared by a traf�c eng�eer. Such analysis shall assess the potentiai i�npact of the de��lapment proposal on roadways, intersections, and on-site ��rcuiation. (ii} If the traf�c study indica�es that a�rQposed project or use will have sig�i�cant impact on the existing service Ieve�s af roadways and intersections, the City may require a traffic managernent plan to mitigate traff c impacts. Such pian r�ay include travel demand manager�ent strategies, use of transit facilities, or other appropriate measures to reduce traffc congest�on. Such plan may alsa necessi�a�e improvements to road systerr�s, �ncluding ir��erseetions. The app�icant s�all be responsrble for installation and expense of necessary road DRAFT: 3l� �/201 a Page 9 of 14 DRAFT syster� impravements and pedestrian �acilities, and any such improvements s�a11 be cons�r�cted and installed according to C�ty speci�cations. (iii) The deve�opment capacity of the �roperty s�all �e l�mi�ed to the reasonable capae�ty of �he road systems as determined by the City. The C�ty may Iimi� �he amount and type of c�ev�Iopment so as no� to cause undue burc�en on the road system. B. Parking. Tl�e amount o� parking spaces ��v�ded sha11 no� exceed t�ie spaces as ca�euIated by the �equ�remen� � Sec�ion 1325.0� Subd l.J. An applican� may request a modi�catia� �� the maximum allQwed number of parking spaces by subn��ng a s�d�.; of anticipated pa�king demand. Parking studies sha�� b� pre�ared by a�rofessional engineer with expertise in traffic and parking analysis. Sh��`� parking sha�I be required where feasib�e. C. Bridges. Any bridges on th� �ite c�r recons�ructed to► accom�nodate devel�pment on the si�e shall pro�ic�e bicyele and pedestrian facilities. The bric�ge� s�ali include design e�ern��s that are compatible w�th the development. T�i�e d�sign and cons�r��tion of any bridge aver Rice Creek sha�l be c��rd��ted with Ramse� �aunty and respectful to the adjacent open spac�, D. �'�:�s��.- The app��ant sha�� rovide apportunities for transit eonnect�ons on the property. The C�ty may waive this component if such cor��ctions are dee�ned infeasibleo E. S�re�ts: ��re�� v� T:C��P shal� be in conformance witl� Iocal, county, and ��:te policy �n terins of d�s�gn. Subd. 8. Park, �ecreat�Q�, and O�en Space Co�poner�t. A e Par� Dedication. In order to mee� �he needs of the development an TC.�AP, at least ten percent of the deve�opab�e Iand sha�l be ine+�rporated in�o an integrated, park, recreation, anc� open space : ��stem. B. Park Reereatlon and Open Space Plan. A park recreation and open > > > > space �Ian shall �e prepared ta serv� the needs of the develapment, including a capital improvement plan and n�ai�tenance costs. Park and open sp�ce areas and a�nenities sha�I be �ncorporated within the MR and MB areas to �neet the needs of t�e deve�opmento (i) The plan sl�all include at Ieas� one comr�unity park of 2a acres anc� faur neighborhood parks oi four acres. ��F�r: 3�� oi2o� o Page 10 of 14 DRAFT (ii} The parks shall be integratec� into the developr�ent and connected with trails and sidewa��s. (iii) �'he City rnay accept t�e on-site stormwater ponding as part af the dedication requirement if i� is ineorporated as a feature of the park or open space. (iv) The parks sha�l provide amenit�es suc�. as, but not limited to, picn�c shelters, play structures, benches, �va�k��g pat�s, ba�l fie�ds, tenr�is eourts, and baske�ball courts. C. Dedlcation ta the Publzc. T�e re��rves the �i�l�t ta requ�re aIl or a portion of the park, recreation, a�d open space :��tem to be dedicated to the public. T�e �ity may �equir-e all or a por��o� of the systerr� to be �rivately managed and n�a�ntained �� a business im�r€��vement district, homeowr�ers associat�on, o�- �ther srn�.��ar organization a� approved by the City. D. Environmenta� Remediat��n. Prio� �o i�ie City accepting any dec�icated Iand for park �.�d �pen space uses, �� applicant sha11 camp�ete the enviro�rnental re�ec�� to �evels acc�p�ab�e for re�reational uses as regulate� by the Nlinnesot� P�l��ttion C��tro� Agency (MPEA}. The applicant s�a�I pro�v�de t�e C�� v��h a Certi�cate af Completian, �3��e1�►�ment Cornpl�t�on letter, �r similar document provided by the ` MP�1�> Subd. 9 e LT��t��s �o��nent. A, Ail �#��ies, ine�uding e�ectric uti�ities, shall be installed undergraund �.��s walved by �ne c�ty. B. E�e�trical su�stations sh�l� be su�stantially screened from adjacent proper��e�. Subd. ��. Constr�ctiQn Staging Campo�en�. A construct�on staging plan shall conta�n a��.� �r maps setting �ort� the proposec� ehronological order of cons�ruction reia�ing eac� p�-oposed use and structure to the construction of the various services and facil�ti�s as ma� be requ�red �erein. Said stagir�g plan shal� tnclude est�mated completion dates ar�d shall specify the praposed order of �-eques� �or uti�ity release ar aut�orit� to occupy completed structures so as to provide a bas�s for deter�nining t�e adequacy of the re�a�ed services and facil�ties for each separa�e construction phase. Subd. 1�. Enviror�men�al Review and Remediation Component. �RaF�r: 3�� a2a� o Page 11 of 14 DRAFT DRAFT: 3!� 0/2010 A. �he app�ican� shal� complete an Alterr�ative �Jrban Areav�ide Revievv E�,t�AR} prior tQ approval o� the P�I� �Vlaster P�an. The AUAR sha�I be completed in accordance with require�nents set by the Minnesota Environmental Quality Board and ot�er applicable agencies. Recommendatians prQvided by the �nal 1��JAR shall be incorporated inta the PU�3 Master P�an un�ess otherwise waived by the City. B. An environmental remediat�an plan sha1l be prep�red that can aceommodate the proposed Iand uses. The plan shall meet aI� M�nnesota Poll�tion Contro� Agency �MP�A}, Un��d 5iates Environmental Protection Agency (EPA), and any other applicable �gency's requiremen�s. The plan shal� i�clude a f�nan��.� surety that �s subjeet to City appraval that ensures that the e��ire prop�rt� is remed�ated to the required standards wi�hin X years, Th� PUI1 IV1as��r Plan sha1� not be apprav�d unt�l approvai of �h� environmental remed��tion plan by the appli�able regulatory ager�cie� C. Environmental rer�ediatian o��e TCA1�P property in a timely manner is a top priority to t�e eommunity ta ensure that the health, safety, ar�d welfare af eurrent anc� fut�re res�dent� ��e protected. The PUD Master Plan shall �nc�ude a��ta�led tlmeline a�� aetion steps to complete t�e remec��atian for rede��lop��,: A PUD Mas�e� PIan that seiectively uses uncor�taminatec� areas and i��ore`� contam�nated property shall no� be approv ed . �. No ac��vity ar �perati�on sha�� be established o� maintained that by re�son of its nature or ma�er af operation will cause the emission of no�s�, odor, toxic or noxio�� umes, smoke, dust or particulate matter �n such c��.centrai��s �s to be' detrirriental �o or endanger the public health? welfare, �Q�fort or sa�e�, o� eause injury to property or business. E. '�e PUD '�a�ter ��an shall comp�y with al� Rice Creek Watershed Distr�e� (RCWI�}` requirements. Fina� PUD rev�ews sha11 not be exempt from c�anges ta R�V�D reg�Iations. F. The Un�ted States Army operates a network of vvelIs, underground p�pes, and a treatment plant to remediate the groundwater contamination. �'`his ground�uater treatment must be able �a can�inue along side any redeveiapment. G. The ap�Iieant sha1� comp�y with the MPC�'s Voluntary Investigation and Cleanup (VIC} program and �he 1V�PCA's Petroleum Remediation Program. A Respanse Action Plan (RAP} tha� is approved by the MPCA s�a�l be submittec� prior to the C�ty issuing any building permits. The applicant shall p�-ovide a Certi�cate of Comple�ior� and/or Developmen� Page '! 2 of 14 DRAFT Comp�etion letter from the N�PCA p�io�- �o the issuance af the �erti�cate of Uecu�ancy by �he City for any phase of developmen�. Subd. 12. Sustainabi�ity Cornponent. The PLJD Master Plan sha�� incorporate green building and design prineiples where feasi��e, such as Leadership in Energy anc� Environr�ental Design (LEED} standards. This may inclu�e using the Army's wa�er treatment proeess to develop a geothermal energy generat�on capabi�ity and/or the use of �and �or solar or wind energy generation. Subd. � 3. Contractual Component. This appl�cant s-��1� `submit agreemen�s or con�ract� affecting the owner or owners of �ndiv�dua� �.nits or of the entire projec� proposecl under the P�JD Mas�er Pla�, such as ho�eo�rr�ers' agreements, bus�nes� �mprovemen� areas, and covenants. Subd. 14. F�nancial and Resource Compor�+e�t A. The redeve�opment �n�s� e��onstr�te �hat its tax base v�i�� support the Iong-term maintenance of the 4�-site ` infr�structure and ' support City services including, but no� limit�� to, police, fre, �nspect�ons, and rnain�enance of r�a�ds ar�d parks. T�� ity may require a detarled pra forma. B. The applicant sha�l be res��ble for a11 costs reiated to studies, cansu�tants, and City ��aff �ime r��c��c� to facil�tate the review of t�e app��.�� The City rese�rves the right to select or rej ect any consultant. �. AlI deve�opment and pe�nittin� fees in the City's fee schec�u�e apply, inc��d�ng t�e �etropolitan �€�ur�cil and Arden Hills sewer aceess charge and w��e� �cces� �h��-�e. �ubd. 15. P��,�ed Un�t Development (PUD) Final Plan. A. P�r€�cedures. The appl�cant for a PUD Final �'Ian appraval af a sp�c��c phase �� t�e PUD Maste� Plan �ha�� complete and submi� to the zaning adm��l�t�ator an appl�catior� an such for�ns as are pravided by the admin��tratar. In addition to this docu�nentation, a written statement that �h� ��na� Plan is in conformity with the PtTD Master Plan as approved by �h� Council. B. Dev��opn�ent Agreement and Bonding �o Assure Performance and Conformance ta PUD Final Plan. To assure that aIl impravements to be canstructed as part of the approved PUD Finai Plan are completed in accordance �vith the tern�s and �onditions af such plan, or each p�ase thereof as outlined in the cans�ruction order compo�ent, the City Counc�I, at the time of its approval of said PtID Final Plan and related plats may require t�e applicant �o enter in�o and �le with th� administrator a DRAFT: 3/10/2010 Page 't 3 of 14 DRAFT develop�nent agreement with the C�t}� and a corporate surety bond guaranteeing the faithful pe�ormar�ce of the appl�car�t's o�ligatians under said develo�me�t agreerrlent, and in complet�on of ali imprQveme�ts provided for in said PL�D Fi�a� Flan in a pena� sum equ�l to one hundred twenty-�ve (125� perce�� of the cost of such impraveme�nts as estima�ed by the City Engineer, vvhic� agreement a�d bond shali be filed with the admir�istrator no �ater than t��rty (3Q) days after such requrrement has been made by the C�ty Council. In the even� the ap�licant has fai�ec� �a enter i�to said agreement and to file the same a�ong �vith said bond �vi�h the administrator by the expiration of sard th�r�y-c��:y p��od, the PUD Permit, Finai Flat (if any} and approved �inai Plan ��ali b� deemed void, nulli�ed and revoked unless an extension is req�estec� � wr�tir�g by the app�icant and for good cause granted by �l�e ��ty Co��I. T�e deve�op�nent agree�nent �nay pro�ide for s�vera� b�nds covering ��parate aspects of the PUD, t�e aggregate of which ��a�1 total one hundre�. �wenty-�ve (125} percent of all the imp�-ovements to be constructed and car�p�etec� by t�e ap��icant pursuant to ��ie app�o�:ed ��nal ��an, ir� vvh�ch �a�e eaeh said bond �-equired by �uch de�ela��ent agreemen� shal� be filed along therewith �vithin the period above �ta�ed. �t may alsa require guarantee bands in the pe�� sum o� one hund�'ed (140) percent of the cost of completed imprave�en�s, as estima�ed l�� t�e City Engineer ta guara�tee sueh improvemer�ts ��r wh��:er lengths of �� are speci�ed therein. T�e release of any bond or �n� pa�� thereof ��a�l either be governed by the terms and provis�ons af su�� deve��r�.ent agreement or sha11 be based upon �he recommendati�� of the C��y Engineer or City Planner and ��proval t�e��of by the Clt� �ounei�. C��en S�ace : Easements �.�d Covenants. �'o assure the �ity of the contin�ed main�e�ane� 4� - any open space, recreational areas, common areas and t�e �ike whic�i are proposed to be owned anc� maintained by a �c��eawners� association ta be forn�ed by the applican� �and that said area.s� w�1I nQ� �� c�evoted to purposes other than those for wh�ch they were or�ginal�y ��ended, t�e City Counci� may require a� t�e time of its approva� of the P�D F�nal P�ar� or its approval of any �na� plat required thereb}�, whichever is Iater, that the applicant execu�e and grant ta the c�ty . open space easements and covenants, approved by the C�ty �ounc�� at the ��ne such requirer�ent is made, �vhich sha�l be ��ed by the app��cant ��thin thirty (3Q) da}�s after the �ity Counci� has made sue� requ�rements. ' In the event the app�icant �ias fai�ed to execute said Q�en space easemer�ts and eovenants ancl to �1e t1�e same with the ad�ninistra�or by the ex�iratian of said thirty-day p�riad, the PUD Permi�, Fina� Flat, �f ar�y and Final Plan sha11 be deemed to be void, nullified anc� revoked unless an extension has been required in vvriting by the ap�licant �nd for good eause granted �y �he City Counc��. DRAFT: 3/1 Q/20� 0 Page 14 0� 14