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HomeMy WebLinkAbout1A, TCAAP Zoning Project EN HILLS MEMORANDUM DATE: April 26, 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. Notable Changes Since the April 19 City Council Worksession The City Council continued reviewing the proposed TCAAP zoning regulations at the April 19, 2010, worksession. Due to several updates and a restructuring of certain subdivisions, the page numbers and subdivisions on the attached draft regulations do not match the previous version. To help facilitate the review, the notable changes since the previous version are underlined in the attached document. The summary of changes is as follows: • Section 1320.05, "Land Use Chart" (Pages 5 —6) o The draft land use chart has been added to the proposed regulations. To facilitate the review process, the definitions in the existing Zoning Code that relate to the land use chart are included in Attachment A. Not all of the uses are defined in the existing Zoning Code and some definitions may need to be added or amended. The last page of Attachment A also includes a list of words that may need to be added to the definitions. o If a use is not listed as permitted (P), conditional (C), accessory (A), conditional accessory(CA), or PUD (D), the use is automatically considered unpermitted. o Please read the comments and questions adjacent to the chart. The consultant will be at the meeting to discuss tax exempt properties and the implications of limiting such properties. • Section 1320.135 Subd. 5, "Land Use and Design Standards Component" o Page 10: The former "Land Use" component and "Design Standards" component were merged to reduce the overlap that had existed between the two sections. City of Arden Hills C.-Documents and Settings lbecky.brazys lLocal Settings I Temporary Internet FileslContent.Outlookl2R69UP451042610-CCMemo-TCAAP Planning Process.doc Page I of 4 o Page 11, part 3: A maximum percentage of multi-family rental units was added. To start the discussion, the maximum for multi-family rental units was set at 50 percent. The City's legal consultant has indicated that this may be permitted because one of the City's goals is to provide a variety of housing options. Rental housing is part of that goal but does not need to be all of the housing. _ ■ The RRLD proposal had rental units ranging from 25 to 35 percent of the total housing units (400 to 600 units), but that included senior and market rate apartments. The proposed regulations allow up to 30 percent of the housing to be in apartments, cooperatives, and condominiums. A cooperative is where the people living in the building all own a share of the building instead of an individual unit,which is more common in senior housing. ■ The proposed zoning regulations could allow the following breakdown in housing: • 1,750 total housing units • 1,225 single-family dwellings (attached or detached), two-family dwellings, or townhouses (70% of the total housing units) • 525 condominiums, apartments, or cooperatives (30% of the total housing units) o 263 owner occupied units (15% of the total housing units) o 262 rental units (15% of the total housing units) o Page 12, part 3: A maximum of 2.2 million square feet for total building space in the Mixed Business District was added, though this may be reduced depending on the results of the traffic study. The previous RRLD proposals ranged from 1.8 to 3 million square feet, but the later versions of the master plan were closer to 2.2 million square feet. Office Showroom and Office Warehouse were also limited to 24 percent of the total business square footage. A sample definition for Office Showroom and Office Warehouse are included on the last page of Attachment A. The Office Showroom and Office Warehouse square footage in the RRLD proposals ranged from 20 to 28 percent. o Page 12, part 5: A five story height limit was added for commercial buildings; however, there are provisions for allowing taller structures as discussed at the April 12 worksession. o Page 13, part G: Staff welcomes suggestions on what would constitute "design enhancements" for the entrances to the TCAAP property. Some brief sample ideas are included. • Section 1320.135 Subd. 7, "Park, Recreation, Pathways, and Open Space Component" o Page 15, part Lb: The Council requested limits on the amount of space the water feature in the central park could occupy. The limits would apply to the ordinary water level, which would allow flexibility for storm events when the water level would rise. The suggested numbers are based on a visual review of the RRLD proposals. The previous proposals did not fully define the size of the water feature. _ o Page 15, part 2. The minimum size for other parks could be reduced from four to two acres to allow flexibility for other parks spaces. Staff is requesting feedback on this potential change. City of Arden Hills C:Documents and Settings lbecky.brazys lLocal Settings)Temporary Internet Files)Content.Outlook12R69UP451042610-CC Memo-TCAAP Planning Process.doc Page 2 of 4 ■ Except for the central park, the parks in the RRLD proposals ranged from one to three acres. ■ Assuming the Ramsey County park and open space transfers occur, a ten percent park dedication requirement would result in approximately 43 acres for park and open space uses. o Page 16, part 6: Although the County has not finalized the commitment from the Army to transfer the requested parcels, the draft regulations include a provision to complete the 150 foot wide trail corridor. This can be modified if the transfer does not proceed. • Section 1320.135 Subd. 9, "Alternative Urban Areawide Review" o Page 16: The AUAR had been a part of the Environmental Review and Remediation Component; however, it was separated from the component because the AUAR reviews more than just environmental aspects of the proposal. It also considers traffic, water quality, infrastructure, historic resources, noise, etc. • Section 1320.135 Subd. 11, "Environmental Sustainability Component" o Pages 18-19: This section was amended to include recommendations from the Cuningham Group. • Section 1320.135 Subd. 15, "Subdivision Component" o Page 20: This subdivision component was expanded to address how it relates to the PUD Master Plan and environmental remediation. While the City does not want to allow subdivisions that specifically isolate areas with challenging environmental remediation needs, it is not recommended to prohibit any subdivisions until all remediation is complete. As previously discussed, the Response Action Plan that outlines the environmental remediation requirements from the MPCA often uses construction activities as part of the remediation process. Since the entire development would not be built at the same time, it may be necessary to subdivide the sections that are being built from sections that will not be built until a later date. Removing the ability to subdivide before the remediation is complete may significantly hamper the ability to redevelop the property. However, the City and MPCA can add provisions that ensure that the remediation in a subdivided area is completed. • Section 1320.135 Subd. 16, "Planned Unit Development Final Plan" o Page 20-22: This section has been restructured and amended to provide clarity to the PUD Final Plan process. Track changes were not used on this section because it would have been difficult to read after the restructuring. This section is not considered complete, but questions are welcome. City of Arden Hills C.-Documents and Settings lbecky.brazys lLocal Settings l Temporary Internet FileslContent.Outlookl2R69UP451042610-CC Memo-TCAAP Planning Process.doc Page 3 of 4 TCAAP Zoning Regulations Timeline The anticipated remaining review schedule is as follows: • 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 14—City Council worksession • 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/tcaap. Attachments A. Applicable Definitions in the Existing Zoning Code and Potential Additions B. Draft TCAAP Zoning Regulations Districts (dated April 23, 2010) City of Arden Hills C.-Documents and Settings lbecky.brazys ILocal Settings I Temporary Internet FilesIContent.Outlook12R69UP451042610-CCMemo-TCAAP Planning Process.doc Page 4 of 4 Attachment t� Applicable Definitions in the Existing Zoning Code and Potential Additions -A UE HILLS April 26, 2010, City Council Meeting Arden Hills Zoning Code Existing Land Use Definition Summary 1305.04 Definitions Subd. 29. Business services. Services performed primarily for other businesses, including such services as secretarial, clerical, employment agencies,business machine service,printing, etc. Subd. 34. Clinic. A building for out-patient medical treatment of humans or small animals. Subd. 35. Clubs and lodges. Buildings and facilities owned and operated by a corporation or association of persons for social, recreational, charitable, educational or cultural purposes, but not operated primarily for profit or for purposes which are customarily associated with a business. Subd. 36. Clubs, sports and fitness. A place of assembly where membership may be required and is directed toward the general public with the commercial promotion of sports and physical fitness. Subd. 39 Conditional Use. A use which, because of unique characteristics, cannot be classified as a permitted use in a district, and which, after due consideration by the Planning Commission and Council, pursuant to the applicable procedures contained in this Code and the Arden Hills City Code of Ordinances, may nevertheless be permitted with restrictions on a site by conditional use permit granted by the Council. Subd. 40 Conditional Use Permit(C.U.P.). A permit required for certain land uses classified as Conditional Accessory Uses or Conditional Principal Uses. Subd. 44. Day care facility. Any facility, public or private, which for gain or otherwise, regularly provides one or more persons with care, training, supervision, habilitation, rehabilitation or developmental guidance on a regular basis, for periods of less than twenty-four (24) hours per day, in a place other than the person's own home, including but not limited to family day care homes, group family day care homes, day care centers, day nurseries, nursery schools,preschool programs, daytime activity centers, day treatment programs and day services. Subd. 48. Density zoning. Density zoning shall be interpreted as the provision of lot areas smaller than the minimum requirement of this Code under conditions whereby the total number of dwelling units is not greater than the amount permitted under normal conditions. Subd. 49 Dog kennel, Commercial. A structure specifically designed and commercially used for the harboring of three (3) or more dogs that are more than three (3)months old. Subd. 50 Dog kennel, Residential. A structure specifically designed and residentially used for harboring of up to three (3) dogs that are more than three (3)months old. April 21, 2010 1 Subd. 51 Dog Run. A structure specifically designed for domestic use for the harboring and exercise of not more than two (2) dogs. Subd. 52 Drive-in business. Any business establishment offering to customers a service which is primarily or exclusively laid out, designed, equipped or operated so as to allow its customers to purchase and receive such service without having to enter the building and usually while remaining in their automobiles. By way of illustration, but without limitation, drive-in businesses include: drive-in banks, drive-in laundry or dry cleaning establishments, but do not include businesses where prepared commodities, such as prepared food, beverages or dairy products are sold. Grocery stores, confectionery stores, drugstores, or restaurants which offer "take home" food services as an incidental part of their business shall not be considered drive-in businesses. It is recognized that automobile service stations are drive-in businesses within the meaning of the foregoing general definition, but they are excluded from this definition as used herein since they are treated and defined separately in this Code. Subd. 53 Drive-up Window. A window or other opening at a business establishment that allows customers to purchase and/or receive a service or product without having to enter the building. Subd. 54 Dwelling. A building or portion thereof, designed or used exclusively for residential occupancy, including single-family, two-family and multiple family uses, but not including hotels, motels, nursing homes, boarding or rooming houses, tents, seasonal cabins, or motor homes or travel trailers. Subd. 55 Dwelling, multiple. A dwelling containing three (3) or more attached dwelling units. Subd. 56 Dwelling, single-family. A dwelling that consists of one (1) dwelling unit. Subd. 57 Dwelling, two-family. A dwelling that consists of two (2) dwelling units. Subd. 58 Dwelling unit. A residential building or portion thereof intended for occupancy by one (1) family with facilities for living, sleeping, cooking and eating but not including hotels, motels, nursing homes, tents, seasonal cabins, boarding or rooming houses, motor homes or travel trailers. Subd. 59 Dwelling unit, attached. A dwelling unit which is joined to one (1) or more other dwelling units. Subd. 60 Dwelling unit, detached. A dwelling which is not joined to any other dwelling unit, and is located on a separate lot with the structure surrounded by open space and having a separate point of entry. April 21, 2010 2 Subd. 77 Garage, truck. A building that is used or intended to be used for the storage of motor trucks,truck trailers, tractors and commercial vehicles exceeding one-ton rated capacity. Subd. 80 Home occupation. The accessory or conditional accessory use of a residential - structure for any gainful occupation or profession. Subd. 81 Hotel/motel. Any building, or group of buildings,having six (6) or more guest rooms intended or designed to be rented or hired out to be occupied, or which are occupied for sleeping purposes by guests. Subd. 82 House of worship. A building, together with its accessory buildings and uses, where persons regularly assemble for religious activities or worship. Subd. 85 Institutional housing. Student or faculty housing for four (4) or more persons on rental basis,rest home,hospital, sanatorium,nursing home, convalescent home, orphan home. Subd. 87 Land reclamation. The deposition of more than four hundred (400) cubic yards of - sand, gravel, or other earth materials per single parcel or per acre, whichever is greater, on a site in such a manner as to elevate the grade. Subd. 110 Manufacturing and processing. All uses which include the compounding, processing, packaging, treatment, or assembly of products and materials. Generally, these are industries dependent upon raw materials refined elsewhere. These uses include, but are not limited to: fabrication of wood, metal, and plastic products; assembly of electronic components, equipment, and appliances; processing of chemicals, plastics, food products, and nonalcoholic beverages; manufacturing of clothing and textile products; distribution centers, lumber yards, printing and binding shops, machine shops, sheet metal shops, sign shops, contractor's shops and storage yards. A. Class I: Above uses without exterior storage. B. Class II: Above uses with permitted exterior storage. Subd. 112 Mining. The extraction of more than four hundred (400) cubic yards of sand, gravel, or other earth material from a single parcel or per acre of land, whichever is greater, in such a manner as to reduce the grade. Subd. 115 Motorized vehicle leasing and rentals. A business that leases or rents motorized vehicles to the general public. Includes minor services and washing as an accessory use. Not more than eight(8)rental or lease vehicles on site at one time. Subd. 116 Motorized vehicle service. A business that provides repair or maintenance services for motorized vehicles including engine repair, replacement or parts and engine service, but does not include body work,painting, factory assembly of vehicles or vehicle wrecking yards. April 21 9 2010 3 Subd. 117 Multiple occupancy building. A building containing two or more independent businesses with or without separate exterior entrances and for which signage, parking and site requirements are unified in a consistent visual and functional manner. Subd. 121 Nursery. Any land used to raise trees, shrubs, flowers, and other live plants for sale and commerce. Subd. 123 Office(s). A room, suite of rooms, or a building containing rooms or suites of rooms in which persons conduct commercial activities, provide professional services, or carry on occupations and where goods are not stored, produced, sold at retail or repaired, including but not limited to the following: financial institutions, executive and administrative offices, business offices such as insurance, real estate, sales and similar offices, professional offices such as offices of engineers, surveyors, architects, accountants, attorneys and bookkeepers and similar offices, but excluding medical clinics. Subd. 125 Open sales lot. Any land used or occupied for the purpose of buying and selling any goods,materials, or merchandise, and for the storing of same under the open sky prior to sale. Subd. 130 Pawnbroker. (a) Except as provided in paragraph (b), "pawnbroker" means a person engaged in whole or in part in the business of lending money on the condition that it may be redeemed or repurchased by the seller for a fixed price within a fixed period of time. (b) The following are exempt from the definition of"pawnbroker." Any bank regulated by the State of Minnesota, the comptroller of the currency of the United States, the Federal Deposit Insurance Corporation, the board of governors of the Federal Reserve System, or any other federal or state authority and their affiliates; any bank or savings associations; whose Deposit Insurance Corporation of any successor to it and all affiliates or those banks and savings associations, any state or federally chartered credit union; and any industrial loan and thrift company or regulated lender subject to licensing and regulation by the Department of Commerce. Subd. 132 Personal services. Services customarily rendered for compensation. Such services shall only involve minor storage and related sales of products and supplies related to the service offered and for customers ordinarily utilizing the service offered. Typical personal services include but are not limited to: apparel tailoring and cleaning; hair styling, trimming and cutting; beauty services; photographic services; and other services of a similar nature. Subd. 133 Planned Unit Development (P.U.D.). The development of a tract of land in a unified manner, pursuant to a development plan specifically approved by the city. Subd. 140 Recreation, commercial. Recreational facilities which are operated for profit or render a service which is customarily considered as a business. April 21, 2010 4 Subd. 146 Research. The use of any lot, parcel of land and any structure or building located thereon for the purposes of studying or investigating facts not readily available, such as, for example, medical, chemical, electrical, metallurgical, or other scientific research, but excluding the manufacture or processing of materials or goods for sale. Research with animals is - considered a separate category. Subd. 148 Residential facility. Any facility, public or private, which for gain or otherwise, regularly provides one or more persons with a twenty-four(24) hours per day substitute for care, food, lodging, training, education, supervision, habilitation, rehabilitation and treatment they need, but which for any reason cannot be furnished in the person's own home, including but not limited to, state institutions under the control of the commissioner of public welfare, foster homes, residential treatment centers, maternity shelters, group homes, residential programs, or schools for handicapped children. Subd. 149 Rest home. A private home for the care of the aged or infirm or place of rest for those suffering bodily, mental or emotional disorders. Such a home does not contain equipment for surgical care or for the treatment of disease or injury, nor does it include maternity, care for mental illnesses or infirmities; includes nursing home. Subd. 150 Restaurant. A business establishment whose principal business is the preparation, service and sale of food and beverages to be consumed by customers while seated at tables or counters located within the building on the premises. Subd. 151 Restaurant, fast food. Any restaurant which meets a number of the following requirements: A. Customarily provides quick service to its customers; B. Offers to its customers a limited, standardized menu of inexpensive food and/or beverages; C. Serves its customers from a counter located within the building on the premises and does not customarily offer service at the table by waiter or waitress; D. Allows customers to consume their orders of food and/or beverages at tables or counters within the building, in their automobiles parked on the premises, or away from the premises as the customers choose; E. Packages and services a substantial proportion of its food and/or beverages in disposable wrappers, containers, cartons,boxes and bags; F. Provides a number of trash, litter, or garbage cans in the parking areas and within the building on the premises for the deposit of the disposable packaging in which the food and/or beverages are provided; April 21, 2010 5 G. Prepares and cooks a substantial proportion of its food in volume, in advance of orders by customers, and usually in anticipation of predicted volumes of customers at certain times of the day; H. Specifies the items of food and/or beverage offered to customers on signs, placards, posters, valances, or boards posted in conspicuous places throughout the building rather than on printed menus given to the customers; I. Generates a high volume and rapid flow of in-and-out traffic because of its quick service mode of operation. Subd. 152 Retail sales and services. Stores and shops selling, renting or leasing goods for uses away from the point of sale or offers services available on the premises. Includes the following: antiques, art and school supplies, auto accessories, bakeries, bicycles (not motorized), books, stationery, candy, camera and photographic supplies, carpets and rugs, china and glassware, clothing and costume rental, custom dressmaking, department stores, drugs, dry goods, electrical and household appliances, sales and repair, florist, food, furniture, furrier shops, garden supplies (year-round operation only), gifts, hardware, hats, hobby shops, interior decorating, jewelry, leather goods and luggage, locksmith shops, musical instruments, office supply equipment, optometrists, paint and wallpaper, phonograph records, shoes, sporting goods, tobacco, toys, variety stores, wearing apparel, and similar type uses. Motor vehicle sales, motor vehicle leasing and rentals, exterior equipment rental and sales lots, repair garages, and open sales lots are not included in this definition of retail sales. Subd. 158 Service station. A place where gasoline, kerosene, diesel or other motor fuel or lubricating oil or grease for operating motor vehicles are offered for sale to the public and deliveries are made directly into motor vehicles. Includes greasing and oiling, one-bay motor vehicle wash and the sale of automobile accessories on the premises. Also includes minor repairs, incidental body and fender work, minor painting and upholstering, replacement of parts and motor services to passenger automobiles and trucks not exceeding one and one-half(1.5) tons capacity. It shall not include major general repair, rebuilding or reconditioning of engines, motor vehicles or trailers; collision service, including body, frame or fender straightening or repair; overall painting or paint job. Subd. 177 Studios. A building or space within a building where professional artists, musicians, photographers, dancers, designers, etc. practice their profession or teach; display and sales of products used or produced in the profession is considered an accessory use. Subd. 179 Townhouse. A single-family dwelling, which maintains private ingress and egress, contains no independent dwellings above or below it, and is attached to other similar dwellings by a common wall. Subd. 180 Use. The purpose for which land or premises or a building thereon is designated, arranged or intended, or for which it is or may be occupied or maintained. April 21, 2010 6 Subd. 181 Use, accessory. A use which is incidental to the principal use of the lot on which it is maintained or conducted. Subd. 182 Use,principal. The primary or predominant use for which the lot and structure, if any located thereon, is conducted or maintained. Subd. 183 Use, principal multiple-operation. A business or industrial operation which consists of two or more distinguishable uses, all of which are dependent upon each other, but none of which is predominately or clearly the principal use and all of which are generally compatible with the permitted allowable uses in the district. Subd. 184 Use, conditional accessory. A use which is both an accessory use and a conditional use and which, after due consideration by the Commission and Council, pursuant to the applicable procedures contained herein, may be allowed as an accessory use by Conditional Use Permit granted by the Council. Subd. 185 Use, conditional principal. A principle use which, because of unique characteristics, a cannot be classified as a permitted principle use in any particular district, and which, after due consideration by the commission and council, pursuant to the applicable procedures contained herein, may nevertheless be allowed on a site in a particular zoning district by Conditional Use Permit be granted by the council. Includes temporary uses which require conditional approval before being allowed. Subd. 186 Utility distribution lines. The distribution facilities of electric power, gas, water and communication companies which directly serve abutting properties. Subd. 187 Utility substation. A structure used for the relay or distribution of electric, water, sewer,telephone, etc., services. Subd. 188 Utility transmission lines. The transmission facilities of electric power and communication companies which do not directly serve abutting properties. Subd. 194 Warehousing. The storage of materials or equipment as a principal use within an enclosed building. April 21, 2010 7 Arden Hills Zoning Code Potential Additional Definitions for the Zoning Code • Aggregate Mining • Crematorium • Dwelling, Live-Work unit • Nursing Home and Assisted Living • Office Showroom:A facility in which up to SO%of the total floor area is utilized for the conduct of a business that involves the display and sale of goods or merchandise on the premises. • Office Warehouse:A facility in which up to SO%of the total floor area is utilized for the conduct of a business that involves the storage and distribution of goods or merchandise from the premises. • Residential Hall April 21,2010 g Attachment B Proposed TCAAP Zoning Regulations �ztt�EN HILLS April 26, 2010, City Council Meeting 11 DRAFT 2030 Comprehensive Plan: Future Land Uses11 • 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 TCAAP11 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 f businesses, including commercial, certain light industrial uses, warehousing, office, g111"era`�°..-business, retail. This 11 designation will be used for the future business uses on the T `'` ,+,P property. M. . :•.. • Park and Open Space(-76 acres)—areas designated as pu pa :. • Park Preserve (-49 acres) — areas designated as natur�.t or sce�na:� ...,.;areas that are to be ;.: :::}--I-.--. 111, preserved for public use or open space. i�6.11111111 I_ }: :1:11 -.:.--.I%,.-....:':::-' �::..-" ......................................."......::.. .. ..,_::I"..':.i'.-. ­I'I::..'..X...'--.-' ..-­..... ............ :;:;:;�i­i:% :::i. �e 0 0 Comprehensive a flan: :.:.:.,. ...'.' . I k H1�� Future Laid Use ....... £ 4 yti^M f r K {y ': # :#;: :.....' 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I ....... ...................... ....I . .... .... ......................DRAFT:4/23/2010 Page 2 of 22 DRAFT Twin Cities Army Ammunition Plant—Zoning Districts DRAFT—Sub_i ect to change April 21,2010 1320.04 Purpose of Districts. Subd. 16 MR Mixed Residential District A. To reuse OR60SUt®®:,2: acres of the foer Twin Cities Arm - - Ammunition Plant (TCAAP) property in a w#:. 1IIIIfflhzccommodates a mix IF of land uses that is sensitive to the natu ` :::.:environment, economically sustainable, and a benefit to the commuty :.:; _,.. B. To com lete the environmental 'amodlationntaminated land to support reuse of the area. C. To integrate a develop =` the frier TCAAP prcty with the p developed art of Arden Hills. A. To provide a`Variet of housing o 6 wide{.4 y...+ t:,:..� " ry- tens for $3{}� r $ ; 3._ . a e s p Y g : ....ww.ww...._�.w..w.........:...wm.. .mm..�._. g and incomes. :::.... D. To create a unif dev : ;: t wher: eo le can live work and 1a . p Y To crWapedestrian`" .d bicycle friendly community. F. :im :.. t design sthrds to promote an attractive environment :::: p: ex:.. g with�has:... a d4 .`` nabl ::_value. ......:. ... :.: mini:::• h effects ftrafficn n 'e t e e ects o congestion,tion 1 rglare, and ' `` 'o nZ. s noise, odor, g > 1 s rrY afet ems. .± s y ����`u��"`��. 17 MB 'led Business District A. Tt reuse �' r� acres of the former Twin Cities Army .:... .: unitlon Plant (TCAAP) property in a way that accommodates a mix land uses that is sensitive to the natural environment, economically sustainable, and a benefit to the community. B. To complete the environmental remediation of contaminated land to support reuse of the area. C. To integrate a development on the former TCAAP property with the developed part of Arden Hills. DRAFT:4/23/2010 Page 3 of 22 DRAFT D. To provide opportunities for a variety of businesses to diversify the City's commercial base. E. To create a unified development where people can live, work, and - play. F. To create a pedestrian and bicycle friendly community. G. To implement design standards to promote;. . attractive environment - with lasting and sustainable value. H. To group compatible retail and servI buss uses that tend to draw trade that is naturallyinterchangeable rol�usinessprosperity. g I. To minimize the effects offfic congestion, nc .odor, glare, and similar safety problems. `\ 00 ::. }: i\ ii ... ........ :.`::::'i:ii::k'i .. .......... % DRAFT:4/23/2010 Page 4 of 22