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HomeMy WebLinkAbout04-07-10-WS Chair Clayton Larson Commissioners 1245 W. Highway 96 Andrew Holewa EN HILLS Arden Hills, MN 55112 651 J92.78OO Liz Modesette www.ci.arden-hills.mn.us Daniel Reiff Arden Hills Samuel Scott Roberta Thompson Planning Commission Clayton Zimmerman Work Session Angela Hames(Alternate) April 7, 2010 City Vision - A strong community that values our unique environment, our fiscal soundness, and our tradition as a desirable city in which to live, work, and play. Agenda Immediately following the regular Planning Commission meeting. Call to Order—Role Call 1. APPROVAL OF THE AGENDA 2. Topics A. TCAAP Zoning Project 3. ADJOURNMENT A quorum of the City Council may be present at this meeting. Planning Cases are available online at: http://wwvv.ci.arden-hills.mn.us/plannin cases -,-A EN HILLS MEMORANDUM DATE: April 7, 2010 Item.2.A TO: Planning Commission 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 3 worksession, the Planning Commission reviewed the proposed TCAAP zoning regulations to Section 1320.135 Subd. C: Land Use Component. The Economic Development Commission (EDC) began their review at their March 17, 2010, meeting. The City Council continued their review at their March 29, 2010, worksession. To help facilitate this discussion, the notable changes from all of these meetings that have occurred since March 3 are outlined in a below section. Land Use and Leal 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 first part of the contract requires them to • Analyze the proposed regulations for conformance with City goals in the 2030 Comprehensive Plan; • Assess the proposed regulations to determine the potential positive and negative outcomes; • Review the proposed regulations for general consistency with Minnesota laws. - The first two tasks are anticipated to be completed by April 5 with the legal review to follow. That report will become the basis for their recommendations to enhance the proposed City of Arden Hills I W hdocs]l ahW Hdata IPlanningl Community Development)TCAAPIPlanning-Public Auction(Land Use PlanningW40710-PC Memo-TCAAP Planning Process.doc Page 1 of 5 regulations. Their recommendations will then be brought to the Planning Commission and City Council for review. Although the consultant's first analysis will not be completed until April 5, the worksessions with the City Council and Planning Commission will continue so that we can still gather questions and comments. The Parks, Trails, & Recreation Committee (PTRC) and EDC are also — being included in the review process. The anticipated review schedule is as follows: • March 29—City Council worksession • April 7—Planning Commission worksession • 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 subj ect 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- hflIs.m-n.us/tcagp. Ramsey County Park and Open Space Request Update As presented at the March 3 Planning Commission meeting, Ramsey County is pursuing two land transfers from the TCAAP property to enhance the regional system: • Rice Creek South Regional Trail Corridor—This approximately 150 foot wide, 30 acre 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—The County is working with the National Guard and Army to create a 500 foot wide, 28 acre trailhead for possible seasonal recreational access to the National Guard property. The trailhead would extend from the northern border of the Wildlife Corridor to County Road. Of the 28 acres, almost 13 are part of the TCAAP property and the remaining 15 are on National Guard property. Those 13 acres on TCAAP would come out of the 76.5 acre Primer Tracer area. The National Guard is requesting the remaining 63.5 acres of the Primer Tracer area for training purposes. The previous planning discussions did not include any development on the Primer Tracer area. City of Arden Hills IlAhdocsllahWHdatalPlanninglCommunity DevelopmentlTCAAPIPlanning-Public AuctionlLand Use PlanningW40710-PC Memo-TCAAP Planning Process.doc Page 2 of 5 If Ramsey County and the National Guard receive the requested land, the developable area would be reduced by about 30 acres. The 50 acre Wildlife Corridor and the Primer Tracer area had already been designated as park and open space. As of the writing of this memorandum, the decision regarding the land requests had not been finalized. Notable Changes Since the March 3 Planning Commission Worksession Based on the comments from previous City Council and EDC meetings, there have been a number of changes to the proposed regulations. Minor corrections, changes, and formatting adjustments are not included in the below outline. The notable changes since March 3 are as follows: • Section 1320.04—Purpose of Districts o Subd. 16 and 17—The Mixed Residential District and the Mixed Business District were separated into different subdivions to more clearly show that two new zoning districts are being created. o The purpose, "To integrate a development on the former TCAAP property with the developed part of Arden Hills",was added to both subdivisions. • Section 1320.05 —Land Use Chart o The planning consultant is assisting staff in drafting the land use chart. • Section 1320.135 Subd. 53—Land Use Component: Prohibited Uses o Adult uses were added as a prohibited use. o Gambling was suggested to be listed as a prohibited use; however, this would also limit such items as bingo,pull tabs, and charity events that may include gambling. Typically, gambling activities are not regulated in the zoning code but instead have their own specific set of regulations for licensing such activities. Arden Hills already regulates gambling in the City Code. • Section 1320.135 Subd. 5.0—Land Use Component: Mixed Residential o A cap of 1,500 dwelling units was added to part ii, which previously had a placeholder. This number is based on recent direction from the City Council. The dwelling units include single family homes, two-family homes, and townhomes. o A cap of not more than 30 percent of the dwelling units could be in multiple dwelling structures was added to part iii. This excludes institutional housing, which includes nursing homes. A multiple dwelling structure only includes those buildings with three or more units. Townhomes that are attached but have separate entrances are not considered multiple dwelling structures in the existing Zoning Code. o Part iv was added to provide guidance on locating multiple dwelling structures. City of Arden Hills Wdocs11ahWHdataManninglCommunity Development l TCAAP IPIanning-Public AuctionlLand Use PlanningW40710-PCMemo-TCAAP Planning Process.doc Page 3 of 5 • Section 1320.135 Subd. 6—Design Standards Component o Part B was added to clarify that certain amenities placed in the right-of-way may be privately managed and maintained. o Part C was added to include design standards for residential buildings. The City Code does not currently have provisions 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. • Section 1320.135 Subd. 7—Transportation and Transit 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 was updated to include, "...Not less than 10 percent of the TCAAP property shall be incorporated into an integrated park and open space system." -- ■ The 10 percent requirement is still considered a placeholder and is subject to change. ■ Assuming the open space transfers to Ramsey County move forward as expected, there would be approximately 429 acres as part of the public auction. The park dedication standard would allow the City to require up to about 42.9 acres for park and open space purposes. Not including the primer tracer area or the wildlife corridor, the last RRLD concept included 42.5 acres for parks and open space. In the RRLD concept, the 42.5 acres would have included the central park and stormwater ponds. o Part B was updated to require a central community park and at least four neighborhood parks. These numbers are similar to the RRLD concept but do allow for some flexibility. 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 is under review by the Minnesota Pollution Control Agency and the City's legal consultants. • Section 1320.135 Subd. 11 —Environmental Review and Remediation Component o This subdivision was updated to reflect the discussions staff had with the MPCA on the environmental remediation process, though the City has not yet received City of Arden Hills l UhdocsllahlAHdatalPlanninglCommunity DevelopmentlTCAAPIPlanning-Public AuctionlLand Use PlanningW40710-PC Memo-TCAAP Planning Process.doc Page 4 of 5 comments from the MPCA on the revised language. The MPCA praised the City's efforts to include MPCA remediation requirements in the zoning regulations. The City's legal consultants are also reviewing this section. o There are two parts to the MPCA remediation process: the Voluntary Investigation and Cleanup (VIC) program and the Petroleum Remediation program. The VIC program covers non-petroleum contaminants. While the programs are separate, there is interaction between them. o Before building permits are issued, the MPCA recommended that a Response Action Plan (RAP) with approval from VIC and Petroleum be completed. The RAP details the steps needed to remediate the land to the level needed for a particular land use. The MPCA recommended against waiting to issue building permits until remediation is completed because the RAP often uses building construction and site layout as part of the remediation (for example, a parking lot over a contaminated spot or a ventilation system for vapor intrusion). Instead, the City may be able to withhold Certificates of Occupancy until the developer provides the "Certificate of Completion" from the VIC program and the "Development Completion" letter from the Petroleum program. This certificate and letter are considered the highest level of assurance that the remediation has been completed to MPCA requirements. • Section 1320.135 Subd. 12—Subdivision Component o This subdivision was recently added and is under review. Attachment Draft Zoning Regulations for the Mixed Residential and Mixed Business Zoning Districts (dated April 1, 2010). City of Arden Hills Mhdocshah WHdata Oanningl Community Development lTCAAPIPIanning-Public AuctionlLand Use PlanningW40710-PC Memo-TCAAP Planning Process.doc Page 5 of 5 DRAFT 2030 Comprehensive Plan: Future Land uses ® Fixed 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 1 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 TC .P 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. 2030 Comprehensive Plan: -A EN,HILLS Future Land Use A-titi3#tri Park Preserve k �� . ?b @@-W x C w. s �€ s i.,..:. ................. _ Park Preserve �8kfi8k3�fifi ''� Park PreseFve vt a ............. - ............ 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S ':i...'..: :: 1,11" . ...:.:.. n,: .... j?ii:v.:.:. :::.: h :. : ..:. v: ;.. >. ..... .}.. .. .......... r r ty. o .....::..... .. .... ....SS......: DRAFT:4f 1/2010 Page 2 of 16 DRAFT Twin Cities Army Ammunition Plant—Zoning Districts DRAFT—Subject to change April 1,2010 1320.04 Purpose of Districts. Subd. 16 Mixed Residential District A. To reuse the former Twin Cities Army Ammunition Plant (TCAAP) in a way that accommodates a mix of land uses that is sensitive to the natural environment, economically sustaial�le, 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 developmer ,.on the former TCAAP property with the developed part of Arden Hills. A. To provide a variety of housing options for all ages and incomes. D. To create a unified development where people can live, work, and play. — E. To create a pedestrian and bicycle friendly community. F. To implement design standards to promote an attractive environment with lasting and sustainable value. G. To 'mi mize the effects of traffic congestion, noise, odor, glare, and smjlar safety,problems. Subd. 17 Mixed Business District A. To reuse the former Twin Cities Army Ammunition Plant (TCAAP) in a way that accommodates a mix of land uses that is sensitive to the natural environment, economically sustainable, and a benefit to the 'community. B. To complete the environmental remediation of contaminated land to support reuse of the area. C. To integrate a development on the former TCAAP property with the developed part of Arden Hills. DRAFT:4/1/2010 Page 3 of 16 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. E. To create a pedestrian and bicycle friendly community. G. To implement design standards to promote an attractive environment with lasting and sustainable value. H. To group compatible retail and service business uses that tend to draw trade that is naturally interchangeable and promotes business prosperity. 1. To minimize the effects of traffic congestion, noise.: odor, glare, and similar safety problems. 1320.05 Land Use Chart. Not Completed 1320.135 Special Requirements of the Mixed Residential and Nixed Business Districts. The Mixed Residential and Mixed Business Districts encompass a portion of the former Twin Cities Army Ammunition Plant (TCAAP) ,.,,;,robert., y. This property represents a significant opportunity to expand the. City's mix of housing types, businesses, parks, and open spaces. The information and procedures in this section are intended to be a framework .for which a detailed development plan for these two districts will be created. The development plan must be a cohesive master plan that is cost-effective, does not burden the existing cnmunty, and advances the goals of Arden Hills and the 2031. Comprehensive Plan. In reviewing and approving a master plan, the City Council shall .make the final determination on the compatibility and consistency with purpose of the MB and 14R Districts and all provisions in this and related sections of the City Ordinance. Subd 1. General: Procedure. 1n order to achieve the purpose of the Mixed Residential and Mimed Business Districts, a reuse plan for the entire property shall be prepared through the Master Planned Unit Development(PUD) process. This process promotes the reuse of land in a unified manner by treating the entire development as a single entity while recognizing the unique nature of the property. The procedure shall be as follows: A. Applicant shall meet with City Staff to clarify and determine PUD requirements and discuss applicant's development concept. B. Applicant shall submit PUD Concept Plan to the City. DRAFT:4/1/2010 Page 4 of 16 DRAFT C. Applicant shall submit a PUD Master Plan to the City. D. Planning Commission shall conduct public hearing(s) on the PUD Master Plan and make a recommendation to the City Council. E. City Council may conduct additional hearings and take action on the PUD Master Plan. F. The PUD Master Plan, as approved, including all applicable documents, is adopted as governing development plan for the MR and MB Districts and may be incorporated into the Ci 's Zoning Code and/or into a Development Contract. G. Applicant submits Final PUP Plan for element s that are to be : . ......:. developed imminently. A Final::PUD Plan shall be'submitted for each stage of development and construction. H. Planning Commission conducts public nearing(s) for each Final PUD Plan submission and recommends action to the City Council. 1. City Council may conduct additionaF.hearin9s and take action on the Final PUD Plan for each`phase. J. Applicant applies for.,all necessary permits to begin construction. Subd. 2. Planned Unit Development (PUD) Concept Plan Review. The PUD Concept Plan review process shall be a required step for the MR and MB District planning process. The Concept Plan shall be a separate application from the PUD Master Plan application. A application for a PUD Master Plan shall be considered incomplete until the concept plan review is completed. A. Purpose. A PI`1D Concept Plan Review is an informal discussion process::: hat allows the applicant to present preliminary ideas about a contemplated development project for the MR and MB Districts, and, in turn, the City may offer suggestions and concerns regarding the concept. B.. Application, Documentation, and Administrative Procedure. The applicant shall complete and submit to the zoning administrator an application on such forms as are provided by the administrator, together with the required fee and escrow. C. City Procedure. The City will prepare a summary of the proposed Concept Plan in terms of City plans and regulations and transmit this information and the information submitted by the applicant to the Planning Commission and City Council to assist their review of the proposal. Applicants are encouraged to have informal consultations with City Staff DRAFT:4/1/2010 Page 5of16 DRAFT prior to the filing of an application for Concept Plan Review, provided no statement or representation made by said staff shall be binding upon the City of Arden Hills. D. Procedure for City Review. The Planning Commission will offer comments and suggestions regarding the Concept Plan to the applicant. These comments and suggestions will be transmitted to the City Council. The City Council will offer comments and suggestions regarding the Concept Plan to the applicant. A public hearing.:, earing:shall not be required for this stage, and the City shall not take action at tnis stage. No suggestions made by the Planning Commission or Co.un:: on the proposed Concept Plan are binding on the City for subsequent`sta e.s. The City may elect to hold one or more community meetings to allow for community input during the concept phase. Subd. 3. Public Engagement Plan. The former TCAAP property is'a significant part of Arden Hills and its reuse will have are impact on the community. Input from the public is a vital part of the planning process. In conjunction with the City, the applicant must prepare a public engagement and information plan for the length of the planning and approval process. A. Public Meetings. The plan shall_ include a series of public meetings where the componentsn Subdivisins :5 through 15 can be addressed prior to the submission of-a' PUD Master Plan. B. Communications. The plan shall include a communications section that describes how information will be shared with the public and a schedule, C. Public:Engagement Plan Approval. The public engagement plan shall be sph ect to City approval. D. Implementation and Master Plan Review. The public engagement plan must be in progress prior to submission of the PUD Master Plan application. Subd. 4. Planned Unit Development (PUD) Master Plan. The PUD Master Plan for the MR and MB Districts shall conform to the following process unless specifically waived by the City Council. A. Procedure. The first step in the PUD review process is to apply for a PUD Master Plan. Upon approval, the applicant proceeds to the PUD Final Plan for each stage of development. DRAFT.4/1/2010 Page 6 of 16 DRAFT B. Application and Documentation. The applicant shall complete and submit to the City a PUD Master Plan application on forms provided by the zoning administrator, together with the required fee and escrow. The applicant shall submit documentation addressing the PUD Master Plan components in Subdivisions 5 through 14. C. Land Use Application Complete. The PUD Master Plan application shall be considered incomplete until the PUD Concept Plan process has been completed. The PUD Master Plan application shall be considered incomplete until all required documentation •s submitted and deemed complete by the City. D. Procedure for Council Action. The procedure for Council action in Chapter 1355.04 Subd 6 shall apply. E. Other Requirements Applicable to a PUD Master Plan Approval. In making its decision as to whether to approve the applicant's PUD Master Plan the City Council shall also e guided`by the provisions of Section 1355.04 Subd 3.13. Council action the PUD shall follow the provision of Section 1355.05. F. Annual Report. Since the timeline for development is likely to last several years, the City may require an annual report that provides _ information on the development` ieline, environmental remediation, f na 0la- status, infrastructure improvements, and other related topics. Subd. 5. Land Use Component A. Permitted and onditional Uses. The permitted and conditional uses shall be in conformance with the Land Use Chart, Section 1320.05, for the MB and MR Districts. B. The following land uses are not compatible with the MR and MB District and shall be prohibited: (i} Open sales, rental or storage lots, including but not limited to cars, buses, trucks, motorcycles, bicycles, recreational vehicles, trailers, boats, mobile homes, machinery, lumber, building materials, and similar items. Open air garden centers shall be exempt. (ii) Mini-storage facilities; (iii) Outdoor bulk storage buildings, including but not limited to, forest, metal, concrete, agricultural and petroleum products, chemicals and similar products; and, DRAFT:4/1/2010 Page 7 of 16 DRAFT (iv) Manufacturing or processing that generates hazardous waste without a valid Hazardous Waste Generator's license from the Ramsey County Public Health Department. (v) Adult Uses. C. Mixed Residential. (i) The City seeks to provide a variety of ho.using options and types to accommodate the current and future needs'` f Arden Hills. This may include market rate housing, affordable housing, and senior housing. The housing shall be primarily owner-occupied housing. (ii) The master plan shall not:include:more than t: 500 dwelling units, .. ..: ..:..... which may include single-family dwellings, two farnly dwellings, and multiple dwelling structures This number may be reduced by the City if the traffic study finds'that the proposed number of units would cause undue burden on the adjacent roadways or intersections as determined by the City. (iii) Multiple dwelling structures shall not contain more than 30 percent of the total number of dwelling'uu`its, excluding institutional housing. _ (iv) Multiple dwelling housing shall not be concentrated near the entrance to Highway 96 or in any particular area. Multiple-dwelling housing shall be located so that the entrance at County Road H is considered. the primary entrance and exit to the property. Connections letee.n corrimercial uses and multiple dwelling housing shall be,required`' to help create synergy between these uses and to provide'access to employment opportunities for the residents. D. fixed Business. (i) The City is seeking to diversify its commercial tax base and generate high quality jobs to create an economically sustainable development and community. The City is interested in a corporate campus to help diversify the City"s commercial tax base and provide a mix of employment opportunities. (ii) The City is seeking to establish a viable grouping of retail uses to enhance long-term sustainability and create a destination for residents and visitors. The design shall integrate sidewalks into the design connecting all uses. DRAFT:4/1/2010 Page 8 of 16 DRAFT (iii) Structures must be constructed from high quality, long-lasting materials and be in substantial conformance with the design standards in Section 1325.05 Subd. 8. (iv) No more than two individual retail users shall exceed 50,000 square feet in total building footprint. Subd. 6. Design Standards Component. All regulations in Section 1325 shall apply except where modified as follows: A. Landscaping and Tree Preservation. comprehensive landscaping and tree preservation plan shall be co replete i, The plan shall include planting designs and schedules for parks, pub is spaces, residential development, commercial/ industrial development, end rights-of-way. B. Amenities in the Right-of way. The City may require such amenities as street lighting, sidewalks, landscaping, and other features oeated in the right-of-way, including medians aid boulevards, to be privately managed and maintained by a homeowner"s association, business improvement district, or other simmilar entity. C. Residential Dwel'ing knits. (i). Multiple dwelling l ousin designs shall be in substantial conformance with the design standards in Section 1325.05 Subd. 8. 00. Single-family dwellings, two-family dwellings, and townhomes Shall utilize..a variety of budding sizes, designs, layouts, and lot sizes. No two si gle4m fly or two-family dwellings that are on adjacent lots shall ruse,the same exterior design. D. TCAAP Property Entrance and Exit Design Enhancements. The area in and around the access point to the TCAAP property at County Road H and County Road 96 shall have enhanced landscaping and design standards. Enhanced design requirements shall also apply to an entrance at U S Hi ghway 10 i f con structed. E. Parking. The amount of parking spaces provided shall not exceed the spaces as calculated by the requirements in Section 1325.06 Subd I.J. An applicant may request a modification of the maximum allowed number of parking spaces by submitting a study of anticipated parking demand. Parking studies shall be prepared by a professional engineer with expertise in traffic and parking analysis. Shared parking shall be required where feasible. DRAFT:4/1/2010 Page 9 of 16 DRAFT F. Bridges. Any bridges on the site or reconstructed to accommodate development on the site shall provide bicycle and pedestrian facilities. The bridges shall include design elements that are compatible with the development. The design and construction of any bridge over Rice Creep shall be coordinated with Ramsey County and respectful to the adjacent open space. G. Signs. Chapter 12, Sign Code, shall apply. when a parcel is developed,the following Sign Districts shall apply: (i). District I shall apply to all single fly and two-family dwelling parcels. (ii). District 2 shall apply to all:Multiple dwelling parcels. (iii).District 4 shall apply. to all commercial, retail, and industrial parcels. Subd. 7. Transportation and Transit Component A. Traffic Study. (i) The City shall wrequire a traffic analysis that is prepared by a traffic engineer. Such apa ysis shall assess the impact of the development proposal on adjolni.4a and internal roadways and tersections as well a.s on-site circ lotion. (ii) If the traffic study.indicates that a proposed project or use will have significant impact CO the existing service levels of roadways and intersections, the:,C.ityl shall rewire a traffic management plan to mitigate traffic impacts. Such plan may include travel demand b P P Y management strategies, use of transit facilities, or other appropriate measures to reduce traffic congestion. Such plan may also necessitate improvements to road systems, including intersections. The applicant shall be responsible for installation and expense of necessary road system improvements and pedestrian facilities. The development capacity of the property shall be limited to the reasonable capacity of the road systems as determined by the City. The City may limit the amount and type of development so as not to cause undue burden on the road system. B. Transit. The applicant shall provide opportunities for transit connections on the property. The City may waive this component in areas if such connections are deemed infeasible. C. Pathways. DRAFT:4/1/2010 Page 10 of 16 DRAFT (i) A comprehensive pathway plan for pedestrian and bicycle circulation shall be submitted with the proposal. The development proposal shall seek to create a walkable environment that is pedestrian and bicycle friendly. (ii) This plan shall provide an integrated network of sidewalks and trails throughout the property that connects the residential and commercial areas; parks; adjacent developed areas, adjacent regional ;;:: trails. A trail and/or sidewalk connection shah be integrated through the development from the southern to tle.northern border in addition to the regional trail. (iii) The width, location, and des;gn` of the sidewalks and trails shall be subject to City approval. D. Streets. Streets on TCAAP shall be in conformance with local, county, and State requirements. Subd. S. Park,Recreation, Pathways, and Open Space Component. A. Park, Recreation, Pathway, and Open Space'Needs. In order to meet the needs of the development and population on TCAAP, at least ten percent of the developable` lid shall be incorporated into an integrated, park, recreation, pathway and open space system that is open to the general public. Private landscaping, medians, boulevards, fights-of-. ay, trails, sidewalks, and other similar facilities shall not count toward this requirement as determined by the City. B. Park, Recreation; Pathway and Open Space Plan. A park, recreation, and open space plan shall be prepared to serve the needs of the development; including a capital improvement plan and maintenance cosh. The amenities within the plan shall be incorporated into the MR and SIB areas to meet the needs of the development. (i) The plan shall include at least one central community park of 20 acres with a water feature designed to hold standing water, which may also be used for stormwater management. (ii) The plan shall include at least four parks of at least four acres in size. (iii) The parks shall be integrated into the development and connected with trails and sidewalks. DRAFT:4/1/2010 Page 11 of 16 DRAFT (iv) The City may accept the on-site stormwater ponding as part of the park and open space requirement if it is incorporated as a design feature of the park or open space. The developer shall remain responsible for maintaining the stormwater facility. (v) The parks shall provide amenities such as, but not limited to, picnic shelters, play structures, benches, walking paths, ball fields, tennis courts, and basketball courts as approved by the City. C. Dedication to the Public. The City reserves the right to require all or a portion of the park, recreation; pathway,and open space system to be dedicated to the public. The City may require all or a portion of the system to be privately managed and maintained by a business improvement district, homeowners association, or other similar organization as approved by the City. D. Environmental Remediation. Prior to the City accepting any dedicated land for park and open space uses the applicant shall complete the environmental remediation to levels acceptable for recreational uses as regulated by the Minnesota Pollution Control Agency (MPCA). The applicant shall provide the City with a Certificate of Completion, Development Completion letter, or similar document provided by the MPCA. Subd. 9. Util;tied Component. . All utilities, including electric and cable utilities, shall be installed underground. Bi. Electrical substations shall be substantially screened from adjacent properties. Subd. 10. Construction Staging Component. A construction staging plan shall co Lain a map or raps setting forth the proposed chronological order of construction relating each proposed use and structure to the construction of the various services and facilities as may be required herein. Said staging plan shall include estimated completion dates and shall specify the proposed order of request for utility release or authority to occupy completed structures so as to provide a basis for determining the adequacy of the related services and facilities for each separate construction phase. Subd. 11. Environmental Review and Remediation Component. A. The applicant shall complete an Alternative Urban Areawide Review (AUAR) prior to approval of the PUD Master Plan. The AUAR shall be completed in accordance with requirements set by the Minnesota Environmental Quality Board and other applicable agencies. DRAFT:4/1/2010 Page 12 of 16 DRAFT Recommendations provided by the final AUAR shall be incorporated into the PUD Master Plan unless otherwise waived by the City. B. An environmental remediation plan shall be prepared that can accommodate the proposed land uses. The plan shall meet all Minnesota Pollution Control Agency (MPCA), United States Environmental — Protection Agency (EPA), and any other applicable agency's requirements. The plan shall include a financial surety that is subject to City approval that ensures that the entire properly is remediated to the required standards within a specific timeline as deermined by the MPCA and the City. The PUD Master Plan shall nod be approved until approval of the environmental remediation plan by the applicable regulatory agencies. C. Environmental remediation of the TCAAP propertY in::..a timely manner is a top priority to the community to ensure that the health, safety, and welfare of current and future residents are protected. The 'PtJD Master Plan shall include a detailed time. .ne and action steps to complete the remediation for redevelopment. A PUD Master Plan that selectively uses uncontaminated areas and ignores contaminated property shall not be approved. D. No activity or op eration shall be established or maintained that by reason of its nature or manner of operation will cause the emission of noise, odor, toxic or noxious fumes, smoke, dust or particulate matter in such concentrations as to be detrimental to or endanger the public health, welfare, comfort or safety, or cause injury to property or business. E. The PUD Master Plan=shall comply with all Rice Creek Watershed District (KWD) requirements. Final PUD reviews shall not be exempt from changes'to RCWD regulations. F. The United States Army operates a network of wells, underground pipes, and a treatment plant to remediate the groundwater contamination. This groundwater treatment must be able to continue along side any redevelopment. . The applicant shall comply with the MPCA's Voluntary Investigation and Cleanup (VIC) program and the MPCA's Petroleum Remediation Program. A Response Action Plan (RAP) that is approved by the MPCA shall be submitted prior to the City issuing any building permits. The applicant shall provide a Certificate of Completion and/or Development Completion letter from the MPCA prior to the issuance of the Certificate of Occupancy by the City for any phase of development. DRAFT:4/1/2010 Page 13 of 16 DRAFT Subd. 12. Subdivision Component. Each subdivision shall contain a descriptive statement of the principles governing the proposed subdivision of land, including lot design for various proposed land uses. This component will include all of the documentation necessary for preliminary plat approval as found in the Subdivision Ordinance of the City of Arden Hills, unless waived by the Planning Commission or Council. This component shall be in sufficient detail so that it can serve as the basis for determining the conformity of any site plan to the Master Plan. Subd. 13. Sustainabil ity Component. The PUD Master Plan shall incorporate green building and design principles where feasible, such as eatlership in Energy and Environmental Design (LEED) standards. This may include using the Army's water treatment process to develop a geothermal energy generation capability and/or the use of land for solar or wind energy generation. Subd. 14. Contractual Component. This applicant shall submit agreements or contracts affecting the owner or owners of individual units or of the_entire project proposed under the PUD Master Plan_ such as homeowners' agreements, business improvement areas, and covenants. Subd. 15. Financial and Resource Component A. The redevelopment must demonstrate that its tax base will support the long-term maintenance of the on-site infrastructure and support City _. services Including, but not limited tt,, police, fire, inspections, and maintenance of roads and parks. Thee City may require a detailed pro forma. B. The applicant shall be responsible for all costs related to studies, consultants, and City staff time needed to facilitate the review of the application; The City reserves the right to select or reject any consultant. C. All development and permitting fees in the City's fee schedule apply, including the Metropolitan Council's and Arden Hills sewer access charge and water access charge. Subd. 10.-Planned Unit Development (PUD) Final Plan. A. Procedures. The applicant for a PUD Final Plan approval of a specific phase of the PUD Master Plan shall complete and submit to the zoning administrator an application on such forms as are provided by the administrator. In addition to this documentation, a written statement that the Final Plan is in conformity with the PUD Master Plan as approved by the Council. B. Development Agreement and Bonding to Assure Performance and Conformance to PUD Final Plan. To assure that all improvements to be DRAFT:4/1/2010 Page 14 of 16 DRAFT constructed as part of the approved PUD Final Plan are completed in accordance with the terms and conditions of such plan, or each phase thereof as outlined in the construction order component,. the City Council, at the time of its approval of said PUD Final Plan and related plats may require the applicant to enter into and file with the administrator a development agreement with the City and a corporate surety bond guaranteeing the faithful performance of the applicant's obligations under said development agreement, and in completion of all improvements provided for in said PUD Final Plan in a penal sum equal to one hundred twenty-five (125) percent of the cost of such improvements as estimated by the City Engineer, which agreement and bond shall be filed with the administrator no later than thirty (30) days after such requirement has been made by the City Council. In the event the applicant has failed to enter into said agreement and to file the same along with:said bond with the administrator by the expiration.. of said thirty-day period;.the PUD Permit, Final Plat (if any) and approved Final Plan shall be deemed void, nullified and revoked unless an extension is requested in writing by the applicant and for good cause granted by the City Council. The development agreement may provide for several bonds covering separate aspects of the PUD, the aggregate of which shall total one hundred twenty-five (125) percent of all the improvements to be constructed and completed by the applicant pursuant to the approved Final Plan, in which case each said bond required by such development agreement shall be filed along — therewith within the period above-stated. It may also require guarantee bonds in the penal sum of one hundred (100) percent of the cost of completed improvements, as estimated by the City Engineer to guarantee such improvements for whatever lengths of time are specified therein. The release of any bond or any portion thereof shall either be governed by the terms and provisions of such development agreement or shall be based upon the recommendation of the City Engineer or City Planner and approval thereof by the City Council. C. Open Space Easements and Covenants. To assure the City of the continued maintenance of any open space, recreational areas, common areas and the like which are proposed to be owned and maintained by a homeowners' association to be formed by the applicant [and that said areas] will not be devoted to purposes other than those for which they were originally intended, the City Council may require at the time of its approval of the PUD Final Plan or its approval of any foal plat required thereby, whichever is later, that the applicant execute and grant to the city open space easements and covenants, approved by the City Council at the time such requirement is made, which shall be fled by the applicant within thirty (30) days after the City Council has made such requirements. In the event the applicant has failed to execute said open space easements and covenants and to file the same with the administrator by the expiration of said thirty-day period, the PUD Permit, Final Plat, if any and Final Plan DRAFT.4/1/2010 Page 15 of 16 DRAFT shad be deemed to be void, nullified and revoked unless an extension has been required in writing by the applicant and for good cause granted by the City Council. DRAFT:4/1/2010 Page 16 of 16