HomeMy WebLinkAbout1A, TCAAP Zoning Project E HILLS
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MEMORANDUM
DATE: April 12, 2010 Item LA
TO: Mayor and City Council
Sue Iverson,Acting City Administrator
FROM: James Lehnhoff, Community Development Director
SUBJECT: TCAAP Zoning Project
Action Request
Continue the review of the proposed TCAAP Zoning Regulations.
Zoning Project Update
At the March 29, 2010, City Council worksession, the Council reviewed the proposed regulations
through Section 1320.135 Subd 7, Transportation and Transit Component. The Planning Commission
completed their first full review of the draft TCAAP zoning regulations at their April 7, 2010,
worksession. The EDC will continue their review on April 21 and the PTRC will review the
regulations on April 27.
Since the March 29 meeting, the Minnesota Pollution Control Agency (MPCA) has provided
comments on the environmental remediation section, the City Attorney has provided a preliminary
review, and the City's zoning consultant has provided their first review. Based on this new
information, parts of the ordinance have been restructured and edited. To help facilitate this
discussion, the notable changes from all of these meetings and recommendations are outlined in the
below section and shown in Attachment B.
Land Use and Leal Consultant Review
The consultant provided their first review of the proposed regulations, which was focused on
reviewing the proposed regulations for conformance with the 2030 Comprehensive Plan (Attachment
A). The consultant also provided preliminary recommendations for changes to the draft zoning
regulations. Instead of attaching multiple copies of the draft zoning regulations, the consultant's
recommendations have been incorporated into the attached regulations and any notable changes are
City of Arden Hills
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outlined in the below section. Pertinent comments or questions from the consultant that did not result
in edits to the zoning code are included in Attachment A.
The consultant is now working on the legal review and assisting staff with the land use chart for
Section 1320.05. The consultant is also assisting staff with research on parts of the ordinance that
require additional research, including such items as housing design standards and sustalnablllty
practices. Once this information is available, it will be brought to a worksession.
Notable Changes Since the March 29 City Council Worksession
Please note that some sections of the draft regulations have been restructured since the last
worksession. The notable changes since March 29 are as follows:
• Section 1320.135 Subd. 3 —Public Engagement Plan.
o Subd C and D were edited to clarify who approves the public engagement plan and
that at least two community meetings need to take place before the PUD Master Plan
application is considered complete.
• Section 1320.135 Subd. 5.0—Land Use Component: Mixed Residential
o Part ii was rewritten to clarify the role of the traffic study in determining the number
of dwelling units.
o Part iii was rewritten to clarify the amount of apartments/condos versus single family
homes. As discussed at the last worksession, single family homes includes: attached
homes, detached homes, two-family homes, and townhomes provided that they all
have separate entrances.
o Part iv regarding the location of apartments/condos needs some additional work.
Staff is working with the consultant on this section.
o Staff would like to discuss the role of institutional housing in the overall housing mix
and how it relates to the maximum number of dwelling units.
■ The first draft excluded institutional housing from the dwelling unit
maximum. Upon further review, the plans with RRLD included institutional
housing in the maximum number.
■ The City Code defines institutional housing as, "Student or faculty housing for
four (4) or more persons on rental basis, rest home, hospital, sanatorium, nursing
home, convalescent home, orphan home."
■ How should institutional housing be addressed on the TCAAP property? Is it
included in the maximum number of dwelling units? Should the definition be
further refined for TCAAP to exclude student resident halls?
• Section 1320.135 Subd. 5.1)—Land Use Component: Mixed Business
o A requirement for sidewalks in the business areas is already included in Subd 8 so it
was removed from this section.
City of Arden Hills
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o Part iii was edited to allow two retail stores to have footprints greater than 50,000
square feet as recommended by the EDC. For comparison, other stores have the
following sizes:
■ Arden Hills Cub Foods—68,442 square feet
■ Super Targets — 150,000 to 180,000 square feet (the Shoreview SuperTarget
is on the lower end of this range)
■ Trader Joes—average is 10,000 square feet
■ Best Buy — Three sizes: 20,000 sf, 30,000 sf, and 45,000 sf. The Roseville
Best Buy is close to 45,000 sf.
■ Barnes and Noble—Typically around 25,000 sf
■ Home Depot—Typically around 130,000 sf
■ Super Walmart—Typically around 190,000 sf
• Section 1320.135 Subd. 6—Design Standards Component
o The design standards refer to Section 1325 of the Zoning Code. A copy is included
in Attachment C. For building design standards, please refer to 1325.05 Subd. 8
(page 11 of the attachment).
o Part B was added to clarify that certain amenities placed in the right-of-way may be
required to be privately managed and maintained.
o Part C Was added to include design standards for residential buildings. The City
Code does not currently have design standards for single-family, two-family, or
townhome structures. Staff is seeking guidance from the consultant on this item.
o Part D was added to require design enhancements to the entry points to the TCAAP
property, which would include the areas around County Road H and Highway 96. If
an entrance to Highway 10 is constructed, the enhancements would also apply to that
location. Staff is seeking guidance from the consultant on this item.
o Parts E and F were moved to this section from Subd. 7 because they address design as
opposed to actual transportation needs.
o Part G was added but has not been completed. The current concept would use the
sign standards from the County Road E for commercial properties.
• Section 1320.135 Subd. 7—Transportation and Transit
o Part A.ii was clarified to state that the developer would be responsible for on-site and
off-site transportation improvements related to this development.
o Part C was moved to this section from Subd. 6 because it focuses more on
transportation instead of design.
• Section 1320.135 Subd. 8—Park, Recreation, and Open Space Component
o Part A. Since a park dedication number has not been finalized, the 10 percent
requirement was removed from the draft regulations. The City may wish to consider
a higher number to ensure that park and open space needs for future residents and
businesses on the TCAAP property are met on this unique property.
o Under Part B. the City may allow stormwater structures, such as ponding, to be
included as a design amenity in the park system. Cities are not required to accept
stormwater areas as part of the park dedication requirement; however, allowing
City of Arden Hills
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certain stormwater structures as design features in parks would provide flexibility for
a future development.
o Part C was added to give the City flexibility to allow all or a portion of the park,
recreation, and open space system to be privately managed and maintained.
o Part D has been reviewed by the Minnesota Pollution Control Agency and their
comments were incorporated. The City's legal consultant will also be reviewing this
section.
• Section 1320.135 Subd. 11 —Environmental Review and Remediation Component
o Comments from the MPCA have been incorporated into this section.
o The City's legal consultant will also be reviewing this section.
• Section 1320.135 Subd. 12—Subdivision Component
o This subdivision was added and is under review.
• Section 1320.135 Subd. 13 —Sustainability Component
o During the Planning Commission review, there was a range of comments on this
section, including such ideas as requiring LEED or removing this section entirely.
o The City could require such components as energy efficient lighting, water
conserving landscaping, etc.
o Staff is requiring assistance from the consultant on this section.
TCAAP Zoning Regulations Timeline
The anticipated remaining review schedule is as follows:
• April 12—City Council worksession
• April 19—City Council worksession
• April 21 —EDC meeting
• April 26—City Council worksession
• April 27—PTRC meeting
• May 5—Planning Commission worksession
• May 24—City Council worksession
• June 9—Planning Commission public hearing to recommend regulations to the City Council
• June 28 —City Council review regulations for potential adoption
The meeting schedule is subject to change and meetings may be cancelled if they are not needed.
The draft regulations are uploaded to the website as they are amended. www.ci.arden-
hills.mn.us/tcaa�.
Attachments
A. April 5, 2010, Memorandum from the Cuningham Group
B. Draft TCAAP Zoning Regulations Districts (dated April 9, 2010)
C. Section 1325 of the Zoning Code
City of Arden Hills
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Attachment A
April 5, 2010!1
Memorandum from the
10
Cuningham Group
,AVEN HILLS
April 12, 2010, City Council workession
Memorandum
To: James Lehnhoff,AICP, Community Development Director
From: Suzanne Rhees,AICP
Project: TCAAP Zoning Review
C U N I N G H A M
Project Number: 10-0020 G R o u P
Subject: Review Memo
Date: April 5,2010
Copy To: Jean Coleman, file
The purpose of this memo is to outline the findings of our analysis of the draft TCAAP
Zoning Regulations(the 3/31/10 draft) and our recommendations for changes or additions to
the regulations. The analysis is intended to:
• Evaluate the proposed regulations for consistency with City goals
• Assess the proposed regulations to determine the potential positive and negative
outcomes
• Provide general comments and identify issues for further consideration Cuningham Group
Architecture,P.A.
Consistency with City Goals
In reviewing the goals and related policy statements listed in the 2030 Comprehensive Plan,it St.Anthony Main
appears that the draft regulations are largely consistent with these goals and policies. The 201 Main Street SE
table below compares the goals and the most relevant policies from each element of the Plan Suite 325
with standards or requirements in the draft regulations that support those policies. Minneapolis,MN
55414
Goal and Policy Statements Relationship to TCAAP Regulations
Active Living—Enhance the health,safety,and well-being of Requirements for parks,recreation, Tel: 612 379 3400
all who live,work,and play in the City. pathways,and an integrated network Fax: 612 379 4400
Policies: of sidewalks and trails through the
• Encourage the incorporation of active living principles development area support active www.cuningham.com
into new developments and redevelopments where living principles.Requirement for
feasible. general public access to the park and
• Work with the adjacent communities,school districts, open space system also supports this
public&private institutions,and employers to goal.
encourage and advance the active living principles.
• Consider active living principles when evaluating new
policies,ordinances,procedures,and proposals.
• Evaluate the City's regulations to identify and remove
obstacles to active living where feasible for residents
of all ages and abilities.
TCAAP Redevelopment—Develop TCAAP in a way that This broad goal is echoed in the
accommodates a mix of land uses that is sensitive to the natural statements of purpose for the MR and
environment,economically sustainable,and of benefit to the MB districts and in the general John John Q Cuningham,FAIR
Quiter,AIA
community. principles of the regulations.
Policies: Since it is the City's goal to fully incorporate the Thomas L.H AIA
TCAAP property into the fabric of the community,the land Douglas A.Loowwe e,FAIA
use,housing,parks and open space,transportation,and other John W.Culligan,AIA
components of the proposed TCAAP redevelopment have been Timothy wart,Dufau t,AIA
integrated into their respective chapters.The overall City Jack r W.Kipp,AIA
vision,goals,and policies of each chapter apply to the entire Roger re Kipp,AIA
TCAAP redevelopment. Margaret S.Parsons,AIA
John G.Pfluger,AIA
James S.Scheidel,AIA
David M.Solner,AIA
Michael P.Strand,AIA
Brian Tempas,AIA
Kathryn M.Wallace,AIA
\\Ahdocsl\ah\AHdata\Planning\Community Development\TCAAP\Planning-Public Auction\land Use Planning\Cuningham Group\Review_mem02OlOO4O5(2).docxPage I of 5 Jonathan V.Watts,AIA
— n regulations C U N I N G H A M
Land Use Develop and maintain a land use pattern that The new G R o u P
strengthens the vitality,quality,and character of our residential flexibility,encourage a balanced mix
neighborhoods,commercial districts,and industrial areas while of land uses,and offer the possibility
protecting the community's natural resources and developing a of creating additional community
sustainable pattern for future development. gathering space.
Selected Policies: Given the location of the TCAAP
• Evaluate and amend the land use regulations to development area,the regulations do
achieve the highest possible development standards, not directly affect the character of
enhance the natural environment,protect public established neighborhoods.
health,support a vital mix of land uses,and promote The regulations do not establish
flexible approaches to implement the Comprehensive minimum density requirements,
Plan. although site and market conditions
• Ensure that land use regulations promote development will likely require medium to high
that is compatible with nearby properties, densities on the site.
neighborhood character,and natural features;
minimize pedestrian and vehicular conflict;and
visually enhance development.
• Provide a balanced mix of residential,park,open
space,and commercial land uses.
• Construct all new development at an average density
of at least three residential units per net residential
acre. =-
• Explore the possibility of creating additional
community gathering space in conjunction with public
or private organizations,including AHATS.
Housing-Develop and maintain a strong,vital,diverse and The draft regulations allow,but do
stable housing supply for all members of the community. not require,a variety of housing
Selected Policies: types. Questions to be discussed:
• Promote the development of a variety of housing whether the regulations should
options by preserving and increasing high-quality require some diversity of housing
housing opportunities that are suitable for a mix of types;whether they should do more
ages,incomes and household types. to promote affordable or senior
• Encourage the incorporation of affordable,life-cycle, housing.
and work force housing into new development and
redevelopment where feasible.
• Encourage housing development and redevelopment
that is complimentary to and enhances the character of
the City's established neighborhoods.
Economic Development and Redevelopment—Promote the The statement of intent for the Mixed
development,redevelopment,and maintenance of a viable, Business District is generally
innovative,and diverse business environment serving Arden consistent with the economic
Hills and the metropolitan area. development goals.The Financial
Selected Policies: and Resource Component of the draft
• Work to create and strengthen existing partnerships regulations specify that the
between public and private agencies and institutions. redevelopment proj ect's tax base
• Engage the private sector to encourage development must support long-term maintenance
and redevelopment projects that are beneficial to the of infrastructure and support city
City and identify incentives or programs where services. Note that zoning can allow
applicable that promote private sector investment. and encourage but rarely require
• Encourage communication and cooperation between certain development types such as
businesses,educational institutions,and the public "corporate campus."
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sector. C U N I N G H A M
• Promote business retention and expansion to enhance G R O U P
the existing economic base and provide applicable and
appropriate resources.
• Capitalize on existing community strengths,such as
location,freeway access,and a well-educated
population.
• Adopt a public financing policy to maximize private
investment and public benefit.
• Identify incentives or programs that provide housing
choice.
Parks and Recreation—Create a comprehensive,maintained, The"Park,Recreation,Pathways,
and interconnected system of parks,pathways,and open spaces and Open Space Component"of the
as well as a balanced program of recreational activities for regulations is intended to meet this
residents of all ages,incomes,and abilities. goal,including the emphasis on an
Selected Policies: "integrated park,recreation,pathway
• Develop,maintain,and encourage the use of a system and open space system that is open to
of neighborhood parks and pathways that are safe and the general public."
engaging,which includes:
o Developing,maintaining,and encouraging the
use of north-south and east-west arterial
pathways that connect neighborhood paths
within the City and to regional paths.
o Connecting neighborhoods,parks,and other
destination points through a City-wide pathway
system.
• Encourage non-motorized transportation and
commuting in and outside of Arden Hills to reduce
reliance on motor vehicles and increase physical
activity.
• Work to connect the pathway system to transit
facilities.
• Protect and maintain access to lakes,marshes,and
wooded areas for active and passive recreation.
• Plan for parks,paths,and recreation on the TCAAP
property that addresses the interests of Arden Hills'
residents.
Protected Resources—Preserve,protect,and restore the The requirement for a comprehensive
community's natural resources,including open spaces,lakes, landscaping and tree preservation
wetlands,other significant natural features,and historic plan as part of the master plan will
resources. help to preserve sensitive natural
Selected Policies: resources on the TCAAP property,as
• Identify and work to protect the sensitive natural will the requirement for an AUAR.
resources within the City. However,the regulations do not
• Develop or enhance regulations to protect the City's currently require identification and
natural resources,including trees,lakes,wetlands,and protection of significant natural
other unique or significant natural resources. resources or historically significant
• Work with the appropriate agencies to assure that sites or structures.
surface and ground water quality is protected.
• Work with the Arden Hills Army Training Site
(AHATS)to protect the unique natural resources and
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op p p p ens aces as ark and/or open ace. C U N I N G H A M• Encourage the identification and protection of G R o u P
historically significant sites and structures.
Transportation—Provide a transportation system that has The regulations address the
convenient and effective multi-modal connections within transportation goals through the
Arden Hills and to adjacent municipalities,the remainder of the requirements for a traffic study and
Twin Cities Metropolitan Area,and greater Minnesota. the linking of the development
Selected Policies: capacity of the property to that of the
• Approach transportation in a comprehensive manner road system. The requirements for
by giving attention to all travel modes and related transit connections where feasible
facilities,linking transit and land use and by and for a comprehensive pathway
combining or concentrating various land use activities plan for pedestrian and bicycle
to reduce the need for transportation facilities. circulation also address the goals of
• Create/provide a safe,cost effective,and efficient the Plan.
transportation system that is adequate for car,transit,
pedestrian,bicycle,and truck transportation for the
movement of people and goods and services in the
community.
• Encourage transportation methods that are less
dependent on motor vehicles such as walking,biking,
and transit.
• Work with developers to construct needed
improvements prior to development.
Environmental Conservation and Sustainability—Promote The(Subd. 13)Sustainability
conservation and sustainable design practices in the Component of the regulations states
preservation,development,redevelopment,and maintenance of that"the PUD Master Plan shall
the City's natural and built environment. incorporate green building and
Selected Policies: design principles where feasible,
• Develop regulations to include sustainable design such as Leadership in Energy and
practices in the construction and operations of new Environmental Design(LEED)
development,additions,and building renovations. standards." However,it is not clear
• Evaluate energy use that contributes to energy and whether these methods are feasible or
climate uncertainty. under what circumstances they might
• Encourage the use of site sensitive planning and be required.
design to protect significant natural features The regulations do support efficient
throughout the City. land use patterns that could
• Support the use of renewable energy. potentially reduce reliance on fossil
• Support the efficient use of land and development that fuels.
reduces reliance on fossil fuels.
• Work to protect air,water quality,and healthier indoor
environment.
• Encourage programs that reduce waste and increase
recycling
Public Facilities,Infrastructure,and Services—Provide Public utilities and facilities are not
efficient and high-quality public facilities,services,and specifically addressed in the
infrastructure. regulations,except for the
Selected Policies: requirements that utilities are placed
• Provide reliable and high-quality water facilities, underground and that stormwater
sanitary sewer,and stormwater systems. management facilities may be
designed as part of the park and open
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space system(Subd.8 and 9). A C U N I N G H A M
question to be discussed: should the G R o u P
regulations include any more specific
standards for stormwater treatment,
or are these adequately addressed in
other City ordinances?
Potential Positive and Negative Outcomes of the Regulations
The proposed TCAAP zoning regulations are intended to establish the parameters within
which potential developers of the TCAAP property will develop a Master Plan. This type of
regulation is challenging to write: if the parameters appear too restrictive,they can discourage
potential developers,but if they are written too loosely,there is a risk that the resulting master
plan may fall short of the City's goals or that negotiations may become more difficult.
A related issue is the legality of certain aspects of the regulations: for example,should the
overall development capacity of the property be made contingent upon the results of the
required traffic study? These issues need to be reviewed from a legal perspective.
General Comments
One area of confusion in the current draft regulations seems to be the overlap, similarities and
differences between the"TCAAP PUD Master Plan"and the PUD Overlay District outlined in
Section 1320.13 of the zoning ordinance. Section 1320.13 is not referenced in the new draft.
It seems as if the TCAAP zoning districts are being created as a new type of PUD,one that is
a base or primary district rather than an overlay. If this is the case, should the regulations in
Section 1320.13 be updated as well? Or is the TCAAP PUD an overlay as well, on the base
"MR"and"MB"districts? It seems that, at a minimum, some clarification of the relationship
between the two types of PUDs is needed.
Another area of confusion is that the draft ordinance doesn't clearly distinguish between the
contents of the Master Plan—that is,what information should be shown on each component of
the plan—and the standards and guidelines that will guide the preparation of the master plan.
The City already provides checklists of required information for various applications in the
Procedural Manual,which is an appendix to the Zoning Ordinance. It would be helpful to add
cross-references to the Manual in the ordinance. In addition,the information in the Manual is
geared towards the PUD Overlay District,and would need to be updated for the TCAAP-
specific PUD(for example,to note that the Concept Plan is required).
Other issues to be explored as the draft regulations are finalized include the following:
• Should the regulations include incentives or requirements for some amount of
affordable and/or senior housing?
• Is there a particular mix of uses that might be specified in the MB district?
• Should the regulations establish a"lower limit"for number of dwelling units based on
the assumption that a traffic study would limit the number of units?
• Should additional standards for preservation of sensitive natural resources be
included?
• Would standards for interconnected streets be warranted?
• Would variations from City street standards be warranted in some locations?
More detailed questions,comments and suggested edits to the 3/31/10 draft of the regulations
are attached in"track changes"format.
END OF MEMO
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Summary of comments and questions from the consultant on the draft TCAAP zoning
regulations:
• Section 1320.04—Purpose of Districts:
o Purpose statements seem quite appropriate
o Is "transit-friendly" also a desired characteristic?Proximity to major highways,
etc.
• Section 1320.135 Subd. 5.0—Mixed Residential
o i.—Regulating housing tenure is typically not a zoning function, and I don't see
how it can be achieved—this is a legal question
o iv. —The unapproved master plan shows some degree of housing concentration.
Maybe there is a better way to express this.
• Section 1320.135 Subd. 5.1)—Mixed Business
o i.—The statement regarding a corporate campus seems a little too specific for the
TCAAP property, although a corporate campus would of course be desirable.
o ii.—Design standards are very comprehensive, but questions may come up as to
the meaning of"substantial conformance."
• Section 1320.135 Subd. 6—Design Standards
o D. TCAAP Property Entrance and Exit Design Enhancements—Question of what
"enhanced"means—need to quantify.
o E. Parking—The parking requirements in the code seem rather high—would it be
better to allow an automatic reduction so that the minimum= 75% of the current
requirement?
o F. Bridges—What is compatible design for the bridges?
• Section 1320.135 Subd. 7—Transportation and Transit Component
o D. Streets—Would you consider some deviations from local standards to create
more pedestrian-oriented streets? What if private?
• Section 1320.135 Subd. 8—Park, Recreation, Pathways, and Open Space
o B. Park, Recreation, Pathway and Open Space Plan—Consider a performance
standard like"all residential units shall be a minimum of from a park".
• Section 1320.135 Subd. 13 —Sustainability Component.
o Discuss whether incentives or requirements can be added to the districts.
Attachment B
Draft TCAAP
Zoning Regulations Districts
(dated April 9, 2010)
It
EN HILLS
April 12, 2010, City Council workession
11
DRAFT
2030 Comprehensive Plan: Future Land Uses
® 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.
0 Mixed Business (-240 acres — areas designated for a variety,. f businesses, including
commercial, certain light industrial uses, warehousing, office, ,gera business, retail. This
designation will be used for the future business uses on the T `\'\, P property.
Park and Open Space —76 acres)—areas designated as pu� �p r��
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• Park Preserve �49 acres) — areas designated as ntur .� or sce areas that are to be
preserved for public use or open space. '
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