HomeMy WebLinkAbout2A, TCAAP Zoning Project EN HILLS,
MEMORANDUM
DATE: May 24,2010 Item 2.A
TO: Mayor and City Council
FROM: James Lehnhoff, Community Development Director
Meagan Beekman, City Planner
SUBJECT: TCAAP Zoning Project
Action Request
Continue the review of the proposed TCAAP Zoning Regulations.
TCAAP Zoning Regulations Timeline
The anticipated remaining review schedule is as follows:
• 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 TCAAP public auction is anticipated to take place during the first week of July 2010, and the
City Council's goal is to have the TCAAP regulations in place before the public auction. In order for
the TCAAP zoning regulations to be in place prior to the public auction, the Planning Commission
will be asked to make a recommendation after a public hearing at their June 9, 2010, meeting.
At this juncture, the focus needs to be on refining and clarifying the draft regulations where needed.
While new ideas may be introduced, there may not be sufficient time to fully review and draft
regulations related to new ideas. If needed, the City can readdress regulations after they are adopted.
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�.
City of Arden Hills
City Council Meeting for May 24, 2010
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Planning Process.doc
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Draft TCAAP Zoning Regulations
At the April 26, 2010, meeting, the City Council primarily discussed the land use chart and the
definitions. With assistance from the consultant, additional definitions have been drafted and
included at the end of Attachment A. Furthermore, several definitions have been amended in order
to bring the City's regulations up to date and to better reflect the uses being defined. The total
amount of"Office Showroom" and "Office Warehouse" were also reduced to 15 percent of the total
building square footage in the Mixed Business District.
The Land Use Chart has been amended since the April 26, 2010, City Council meeting. Most
notably, commercial daycare, family daycare, and residential facilities have been updated to be in
compliance with State Statutes; consumer small loan establishments and pawn shops were removed
from the land use chart and added to the list of prohibited uses; and institutional housing was broken
down into different types.
The last paragraph of the transportation and transit component was amended to add a requirement
that primary roadways through the development shall provide access to pedestrians and bicycles.
While not all roads in the development will need pedestrian and bicycle pathways, it is important that
this access is provided in some capacity. Less traveled secondary and tertiary streets may not need
bike lanes or, in some cases, sidewalks; however, primary roadways that have a greater carrying
capacity would need to provide multi-modal access.
Within the Environmental sustainability component the minimum building size that would be
required to comply with green building standards was increased from 10,000 square feet to 25,000
square feet. This change was based on discussion from the Planning Commission, and concern that
the smaller minimum building size would cause a hardship on small businesses.
There are no other significant changes to the proposed zoning regulations since the April 26
worksession.
Attachments
A. Applicable Definitions in the Existing Zoning Code and Potential Additions
B. Draft TCAAP Zoning Regulations Districts (dated May 19, 2010)
City of Arden Hills
City Council Meeting for May 24, 2010
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Attachment A
Applicable Definitions in the Existing
Zoning Code and Potential Additions
-ARC Hass
May 24, 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 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.
DRAFT:5/20/2010 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.
DRAFT:5/20/2010 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 transient 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. 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. 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.
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:, executive and administrative offices, business offices such as
insurance, real estate, sales and similar offices, professional offices such as offices of engineers,
DRAFT:5/20/2010 3
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.
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.
DRAFT:5/20/2010 4
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;
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 s,goods, tobacco, toys,
Y
DRAFT:5/20/2010 5
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.
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,
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
DRAFT:5/20/2010 6
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.
DRAFT:5/20/2010 7
Arden Hills Zoning Code
Potential Additional Definitions for the Zoning Code
Assisted Living Facility: A facility that provides daily assistance and long-term residence for
disabled or elderly individuals. This includes a combination of housing, supportive services,
personalized assistance and health care designed to respond to the individual needs of those who
need help with activities of daily living, such as dressing, grooming,bathing, etc.
Boarding House, residence hall: A structure where sleeping rooms are provided, with a
common entrance, internal access to all rooms, one (1) or more bathrooms, and one (1) or more
kitchens to provide lodging for five (5) or more persons. A boarding house is distinguished from
a transient accommodation such as a hotel or motel as defined in this chapter.
Cemetery/Memorial Garden: Land used or dedicated to the burial of the dead, including
crematoriums,mausoleums, funeral chapels and necessary sales and maintenance facilities.
Crematorium: A location containing properly installed, certified apparatus intended for use in
the act of cremation. [generally accessory to a funeral home or cemetery]
Commercial Recreation—Indoor: A commercial recreational use conducted within an
enclosed building, including arcade, arena, art gallery, assembly hall, athletic and health clubs,
auditorium, bowling alley, club or lounge, community center, pool or billiard hall, or a variety of
organized or franchised sports, including but not limited to basketball, ice hockey, wrestling,
soccer, tennis and volleyball. This definition does not include public uses on public property.
Dwelling, Live-Work Unit: A dwelling unit in combination with a shop, office, studio, or other
work space within the same unit, where the resident occupant both lives and works. A live-work
unit is not synonymous with a home occupation because it is designed as a mixed-use facility,
whereas the home occupation is secondary and accessory to the residential use.
Family a care: day care for no more than ten children at one time of which no more than
six are under school age. The licensed capacity must include all children of any caregiver when
the children are present in the residence.
Financial Institution: An establishment that provides financial and banking services to
consumers or clients. Typical uses include banks, savings and loan associations, credit unions,
investment companies, and automated teller machines (ATMs). Financial institution shall not
include a consumer small loan operation.
Group family day Card: day dare for no more than 14 children at any one time. The total
number of children includes all children of any caregiver when the children are present in the
residence.
Grading and Excavating: The act of excavation or filling or combination thereof to alter the
contour of land for development purposes.
DRAFT:5/20/2010 8
Hospital: An institution licensed by the state department of health, providing primary health
services and medical or surgical care, to sick or injured persons,primarily inpatients. May
include related facilities such as laboratories, outpatient facilities, or training facilities.
Mineral Extraction: The use of land for surface or subsurface removal of sand, gravel,rock,
industrial minerals, and other nonmetallic minerals not regulated under Minn. Stat. Chapts. 93.44
- 93.51; or Successor Statutes. Mineral extraction does not include grading and excavating as
defined in this Chapter.
Mortuary, Funeral Home: [to complete the various cemetery-related uses] An establishment
engaged in undertaking services such as preparing the dead for burial and arranging and
managing funerals,but not including a crematorium.
Research and Development Facility: Establishments which conduct research, development, or
controlled production of high technology electronic, industrial, or scientific products or
commodities for sale; or establishments conducting educational or medical research or testing.
May include limited accommodations for researchers or research subjects. Research with
animals is considered a separate category.
Residence Hall,Dormitory: A building designed for or used as group living quarters for
students of a high school, college, university or seminary, organized and owned by a high school,
college, university or seminary.
Suggested Treatment of Warehouse Use:
Warehousing, as defined in this Chapter, if located in the MB district, shall contain an office or
retail component comprising at least 10% of the establishment's gross floor area.
DRAFT:5/20/2010 9
Attachment B
Proposed TCAAP Zoning Regulations
Ex Hncs
May 24, 2010, City Council Meeting
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.
• Mixed Business (-240 acres) — areas designated for a variety businesses, including
y
commercial, certain light industrial uses, warehousing, office, goi&fflbusiness, retail. This
designation will be used for the future business uses on the T.C.......*A.AP property.
• Park and Open Space (-76 acres)—areas designated as public pare. ,y
• Park Preserve (-49 acres) — areas designated as natuffi or seen.o ,.areas that are to be
preserved for public use or open space.
2:030 Comprehensive PI
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DRAFT:5/20/2010
Page 2 of 22
DRAFT
Twin Cities Army Ammunition Plant—Zoning Districts
DRAFT—Subject to change
May 24,2010
1320.04 Purpose of Districts.
Subd. 16 MR Mixed Residential District
A. To reuse 220 acres of the former Twin Cities Army Ammunition Plant
ro ert in a wa that accommodates a of land uses that is
(TCAAP) p property Y
sensitive to the natural environment, eccamically sustainable, and a
benefit to the community.
B. To complete the environentalni6diation �f �►ntaminated land tom e
support reuse of the area.
C. To create a development Tonal s g ificance that i9 ►enefit to the
community and region.
D. To integrate ",evelopment on the dormer TCAAP property with the
developed part of Aire alls.
A. To provide a warty of hog options,`or a wide range of ages and
incomes.
To cre _.,a unified development where people can live, work, and
F. T ate ' i:Wddstrian.and bicycle friendly community.
�y o implent design standards to promote an attractive environment
wthsting and stainable value.
H. To E;inimize the effects of traffic congestion, noise, odor, glare, and
similar fety problems.
Subd. 17 M .,.,Mixed Business District
A. To reuse 240 acres of the former Twin Cities Army Ammunition Plant
(TCAAP) property 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.
DRAFT:5/20/2010
Page 3 of 22
DRAFT
C. To create a development of regional significance that is a benefit to the
community and region.
D. To integrate a development on the former TCAAP property with the
developed part of Arden Hills.
E. To provide opportunities for a variety of businesses to diversify the
City's commercial base.
F. To create a unified development where wp :;,can live, work, and
play.
G. To create a pedestrian and bicycle fondly coftuunity.
;.:
H. To implement design standards to promote an aMt've environment
::.
with lasting and sustainable v�:�.�.e.
I. To group compatible retail and*ryjO b4iness uses that tend to draw
trade that is naturally interchangeab!§:aid promotes business prosperity.
J. To minimize tbffets of traffic cc tior, noise, odor, glare, and
similar safety problems.
41111
DRAFT:5/20/2010
Page 4 of 22
DRAFT
1320.05 Land Use Chart.
stIKV
�~its
Uses:
MR
�uest��ns
Mineral Ectractfon __ _= New use and definition
...................................... ..................................................................................................................................................................................................................................
t Di h 'T A A
An nn r r
o e
Boardin House,Residence Hall __ __ New"Residence Hall"definition to clari institutional housing
..................... ................. ........'------------'---....---------................................-------'-------------------................---................................................................-......-----------'--------------........................................
;...
Business Srv� e.
_= P
-------------------------------------------------------
Cynic,Medical'Office == P Added medical office to clarifydefinition
.... ................. .....'------------......................................................---...............................................................................................................------'----.............................................................----........._......................
I' r ► r P
b o ed e c o f
. -._-...
Club arts&Fitness
..........
_= P
Crernafor�um .......................................................................................................................................................................................................................................................................................................................................
== CA Definition and use added
.,.....;. ......................................................................................................................................................
De Care Facilit =_ P Number of risers removed,definition clarified
.....................................__.-:.Y......... __._.. _.._____.. ___._...._.______._...__.._........._..._.___._.____.._._.....___...-...-...._-. -_ _._-_.--____-_._-___._._.._....__..._.__.....__.-_-_..._....__.___........__..._._.............._......__...___...
_- :-__
__ '' n n m i t match State Statutes
A Definitio a ed o Famil Da care, 10 or less and a cif
Group Family Daycare,14 or less CA _= Definition and name clarified to match State Statutes
_ _-- ---
D4' Kennel __
9..........:.
-- ,
Dog Run A �. .......�___.._.._...__......................___-_..____..._...__..._.................._._._____-
D......................................._._.._..... _..___..___._____._.._..._.....__...__.. _.._..
Drive-u Windows =_ CA Replaced"drive-up business"with Drive-up window" Definitions are different
"..........................'-------..................................:...................P.............----------------...------......----...................................--------------------------'---------'---.....---........... .. ...............-----......----' ........................... .................................
D Cleanin &Laund picl up staon =_ P
rY............:................. .......:...................:......Y..............,...:.........................:.
Dry Meaning & Laundry, self- eru�ce
In =_ __
au d
Dwellin din le Farnil Attated P __ Thy use rs the same as a tohome
g ..... ..............................................................................................................
.....-.......................'
Y..................................:..................................... .� ..� ��x...w.......................�........................ ....
Dwellig� fnglewFmil: Detaohe P
..................................:.......................................................................................... ...................
.........
welling. ernin P
Y J
.---".... .........................................................................
i I x t l structure P sadu e s e
Dw Ilin `r�nrc-F rn! s o a .. _..........P....................Y.............................................................................................
.................:......................... ........:............::::........... .........................:...........:..:.:......r......----...........................................
ri° con and a artments
Dwelling: Multiple Family P ....:::::::.:. + s dos
p
Dwelling:Lie Uork Unit f'rp�eed use to allow people ap have offices/studios in their homes. Live-work
..
_ _
t r n fl r ff�ce unlike home occ
C tsuall defined o inc u ou d o0 0 ,
:::..........::............:..............:........::.....: _: _.. ..__.._____......-_....._._ _......__.._....._.__........_--- -_
............::............:: ..... . . ..... . ... .
Earth-sheltered Home P __ 'r changed# :to P:would� ggest removing from land use chart altogether
:................................................................................................................................................................................................... ........................
.
Financial Institution&Service =_ P Definition added
_................._----_-_.._
................... _.._-.. __._....__..___.__._._._______...._.__..._ .
Garage,Tru�cl
..................... .................. ........... ............................................ ................................................................................................................................ .....................
...............................................................
..:...............:..............:.......... .:.....:....:....: .. ...
Home Occupation: Class I A --
_.. _ __. _----_.-___.._.. _.___-_........................................'
tt I II A =_Home Ciccu a on Cass
........__........:.................... ............::::::.
...............................................................................................................................................................................................................................................................
......
Hotel/Motel -- P
_.....___......._._..._._._......_._.___.._.........___.__...__.._._._...._:,;,,7. _.. ._....._............... .. _------.__........--...........-------------------------._..._............-........----------------..--_-_-_.___..--------------------- .-----------....__._._--------- _-.....__-.._..-.-......__
House of Worshi
TBD
.
it
.
Insti al housing removed from land use chart and broken down by
es bo i., ::::... yp ails,hospitals,and nursing
to and separe� t 'ng houses/residence h
homes/assisted living
_......:................................:....................................,....._.....:............ �„ .:...:;;.N..w,,,:.._.........-.-_-.-__.-_-.._..__..._.- _...._._..._. _._..._.._._-_-__---.-__............
_........_.._....._............................._-.....
Rosler'it�al Fa+ llt , stake licensed, server P _ state law re uires this use
Y 9
q
itit wll
Th h l a l in other residential d s rc s as e
persons ese s ou d pp _.......................................................
...............................................................................................................................................................................................................:... Y
Residential I=acilit ,state linse+ ,serving state law requires this use
nti I i tri t s well
1 ersons
These should a l in other reside ads c s a
................................................................................pp Y ................... ...... ...............................................
i it ti n I h in definition
Nurs�n borne and assisted laum C
Added to further clari the nst u o a ous
g g
g
Hosoita! _= Added to further clarify the institutional housing definition
D This use would require specific PUD process
. ............................................... ............................................................................................................................................................................................................................................................................................
Land reclamation removed and combined with mining into grading and
excavating-a permit is required for this type of work,but it is not a use in and
of itself
........ __--_.-_............................_....................._......._.....__-....------._.._.---- ._.Manufacturing&Processr :.. las ::..; __ C
.............. ------.......------.........
R
Msn f twin &Pr �n las 11 __ __
u ac oce�s C s
mining removed and combined with Land reclamation into grading and
excavating-a permit is required for this type of work,but it is not a use in and
of itself
ManufaGure Home Parr
......... ......... ......... ......... ........... ......................... .......... . ....... .............................:....................................................................................................................................................................................................................................................................................................................................
Mortua , Funeral Home =_ C Definition and use added
............ . ... .....
Multi le O c n i r =_ P
c u a c Buldn
p p. 9
...................................................................................:..............
.............
:....................................................................................................................................................................................................................................................................................................................................
:
Nursery =_ P
...........................................................................................................................................................................................:......................:............................---............ ............
..............
......
Office == P
Pawn shop removed and added to prohibited list
-------........................._...._..-.__...._.........__-..-------.__._..-.....
Personal5ervie P
........ ......................:.....................................' ............-.................................................................... .............................................................................................................................................................................
Public Use P P
_......................__..._._...__..........
Research and Development -_ P Definition revised
.........................................................---...............................................................................................................................................................................................................................................................
.........:
Research Animals P
DRAFT:5/20/2010
Page 5 of 22
-
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-1
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DRAFT
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-up is treated the same as a regular restaurant
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School,General Education C? C? I TBD :
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Page 6 of 22
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DRAFT
1320.135 Special Requirements of the Mixed Residential and Mixed Business Districts.
The Mixed Residential and Mixed Business Districts encompass 460 acres of the former Twin
Cities Army Ammunition Plant(TCAAP)property, hereinafter the 460 acres is referred to as the
TCAAP property. The TCAAP property represents a significant opportunity to expand the
City's mix of housing types,businesses,parks, and open spaces as well as an opportunity to
consider an innovative development of regional significance. The information and procedures in
this section are intended to be a framework within 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 community, and advances the gg4js of Arden Hills and the
2030 Comprehensive Plan. The master plan shall be prepared pursuR"the Planned Unit
Development procedures outlined in this section. In reviewing and approving a master plan, the
City Council shall make the final determination on the compatibility : d,consistency with
purpose of the MB and MR Districts and all provisions in this nd relat6 sections of the City
;.
Ordinances.
Subd. 1. General Procedure. In ord6f to achieve the purp8Q f the Mixed
Residential and Mixed Business Distric , a reuse pt4a for the TCAAP�p operty shall
be prepared through the Master Planned TWj,:,De elopment (PUD)iprocess. This
process promotes the reuse of land in a d if d manner by treating the entire
development as a single enti while recognizing the...unique nature of the property.
The procedure is summarized asQws:
A. Applicant shall meet with City__..Staff W'clarify and determine PUD
requirements and discus app icad:9 9 pment concept.
B. Applicant:,shall submit 'UD Concept Plan to the City.
C. Aplica"all submit a PUD Master Plan to the City.
D Plane Commission shall conduct ublic hearin (s) on the PUD
p g
04
" mer Play:aid make a recommendation to the City Council.
:....,.
E. Cfiy_Counc 'may conduct additional hearings and take action on the
PUD Meter Plan.
.F. Thy PUD Master Plan, as approved, including all applicable
...
ents, is adopted as governing development plan for the MR and MB
!Districts and may be incorporated into the City's Zoning Code or into a
"Development Contract.
G. Applicant submits Final PUD Plan for elements 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 hearing(s) for each Final PUD
Plan submission and recommends action to the City Council.
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I. City Council may conduct additional hearings and take action on the
Final PUD Plan for each stage.
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 is a required step for the MR and MB District planning
process. The Concept Plan is a separate application frond:,.:. the PUD Master Plan
application. An application for a PUD Master Plan shah.be onsidered incomplete
until the concept plan review is completed.
A. Purpose. A PUD Concept Plan review...i4 informal discussion
process that allows the applicant t€ r sent pr&IiWary ideas about a
contemplated development prq)#t for the MR and MB Districts, and, in
turn, the City may offer suggg ons and concerns regarding the.,concept.
B. Application, Documentation, hnd Administrative Procedure. The
applicant shall complete and sut . to the zoning administrator an
application on foo.s provided by the:administrator together with the
required fee and esclr-;.- w.
C. City Procedure. e Citi prepare. a summary of the proposed
Concept Plan in terms of y pa d regulations and transmit this
inj5p � :and the infoftation submitted by the applicant to the Planning
u. mmissiq and City C Uncil to assist their review of the proposal.
.ft licants arkencencouragedhaye informal consultations with City Staff
pr . the of an appliton for Concept Plan Review, provided no
staters re r � I o made by said staff shall be binding upon the
City of 1VW Hills.
..........
;.
D. ►cedure for :pity Review. The Planning Commission will offer
comm- is and ug gestions regarding the Concept Plan to the applicant.
These mments and suggestions will be transmitted to the City Council.
The C Council will offer comments and suggestions regarding the
;;.Cone t`Plan to the applicant. A public hearing is not required for this
tag , and the City will take no formal action at this stage. No suggestions
.............
rude by the Planning Commission or Council on the proposed Concept
:`Plan are binding on the City for subsequent stages.
Subd. 3. Public Engagement Plan. The former TCAAP property is a significant
part of Arden Hills and its reuse will have an impact on the community and region.
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.
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Page 8 of 22
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A. Public Meetings. The plan shall include three or more public meetings
where the components in Subdivisions 5 through 15 can be addressed
prior to the submission of a PUD Master Plan. The City may require the
developer to hold one or more community meetings to allow for
community input during the PUD Concept Plan Review.
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. Thy public engagement plan shall
be subject to City Council approval.
D. Implementation and Master Plan .evi� w. The`p N'i' engagement plan
must be in progress and at teat two` community Wings completed
before the PUD Master Plana lication is considered c6ibi te...:
Subd. 4. Planned Unit Development (PUEQIN r Plan. The PUD .Master Plan for
the MR and MB Districts shall conform to the fv.-t
lowing process.
A. Procedure. Tle first tep in the iP��: process is the submittal
and approval of a VUDESImter Plan. Ups approval, the applicant
proceeds to the PUD Mnal Plate o each stagy of development.
B...., oation and DocWentation. The applicant shall complete and
mit to t City a PUD.:Master Plan application on forms provided by
honingninistrator, together with the required fee and escrow. The
apbant sal submit documentation addressing the PUD Master Plan
compan in Su1pn 5 through 15.
C�, Land U + application Complete. The PUD Concept Plan shall be
:.. co ypfeed bd the PUD Master Plan application is deemed complete.
The PUD Master Plan application shall be considered complete once all
require-::,-;t application and documentation required in Subdivisions 5
througW 5 are submitted and deemed complete by the City.
.; ocedure for Council Action. The procedure for Council action in
�W-:apter 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 be guided by the provisions of Section
1355.04 Subd 3.B. Council action on the PUD shall follow the provision
of Section 1355.05.
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F. Annual Report. Since the timeline for development is likely to last
several years, the City shall require an annual report that provides
information on the development timeline, environmental remediation,
financial status, infrastructure improvements, and other related topics.
Subd. S. Land Use and Design Standards Component. All regulations in Section
1325 shall apply unless otherwise modified in this Section.
A. Permitted and Conditional Uses. The permitted and conditional uses
shall be in conformance with the Land Use Ch6f 5ection 1320.05, for the
MB and MR Districts.
B. Prohibited Uses. The following land uses ar qt compatible with the
MR and MB Districts and are prohibaed
1. Open sales, rental oar tbbrage loth including but fiW liml.ed to cars,
buses, trucks, motorc: icycleg recreational veies, trailers,
boats, mobile homes, machory� dumber, building :materials, and
similar items. Open air garden�rs shall be exempt;
2. Mini-storage 'aefllities;
3. Outdoor bulk storage bildmgs, ncluding but not limited to,
forest, metal, concre, cultu .mod:petroleum products, chemicals
.rnlar products;A
Mafacturin or rocessin that generates hazardous waste
g p.... g bout vhd Hazardous waste Generator's license from the Ramsey
Cty Pual °partment; _
Cfffiktoriums• and
6. ;Adult Lbs.
7. awn Shop
nis
n Establishments r Small Loa s
Co
nsumer a
!�jC. Mixed Residential. The following design standards shall apply in the
Mixed Residential District:
1. The City seeks to provide a variety of housing options and types
to accommodate the current and future needs of Arden Hills. This
may include market rate housing, affordable housing, and senior
housing. The housing shall be primarily owner-occupied housing.
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2. The maximum number of dwelling units will be determined based
on the capacity of the adjacent roadways and intersections as
determined by the required traffic study and City review but shall not
exceed 1,500 dwelling units.
3. Single-family dwellings (attached or detached), two-family
dwellings, or townhouses shall comprise at least 70 percent of the total
number of dwelling units on the TCAAP property. Multi-family
dwellings, including apartments, cooperatives, and condominiums,
shall not contain more than 30 percent OfF dwelling units on the
TCAAP property. At least 50 percent oMe multiple family dwelling
units shall be owner occupied or cog �` &4 knits
P :� :
4. Apartments and condomini."*'
mr.sall notencentrated near the
entrance to Highway 96 or entire concentrated within one area of
the TCAAP property. Ap tments and condominiufti 9--h- alLbe located
so that the entrance City Road.:H is consider tie primary
.
entrance and exit to the prop y.y ohhections between commercial
..............................
uses and apartments and condon" . .ms shall be required to help create
synergy betW .on these uses and f provide access to employment
opportunities fd fti:;residents.
5. Single-family ,..dwellig (attached and detached), two-family
dwellings, and townon shad b lted to 35 feet in height.
a6. AWments and condominiums shall be limited to 55 feet in
:.. height.
7.` atd condominiums shall be in substantial
confd ance with h itlesign standards in Section 1325.05 Subd. 8.
.:::::::.::
Housing design shall utilize a variety of building sizes, designs,
..:.
lasts fades, and lot sizes. While housing design shall be
colementary, detached adjacent housing structures shall not use
sub ntlally similar exterior facades, including paint colors, materials,
la. outs, or designs.
WMixed Business. The following design standards shall apply in the
-Mixed Business District:
1. 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 seeking a corporate campus
to help diversify the City's commercial tax base and provide a mix of
employment opportunities. The City is seeking to establish a viable
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Page 11 of 22
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grouping of retail uses to enhance long-term sustainability and create a
destination for residents and visitors.
2. 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.
3. The total building square footage in the Mixed Business District
will be determined based on the capacity of the adjacent roadways and
intersections as determined by the requi + d"tftffic study and City
review but shall not exceed 2.2 million Bare feet. Office Showroom
and Office Warehouse shall not exceed 1 SE#Went of the total building
square footage in the Mixed Busindg District.
4. Individual retail users :shWl be` limited to noEWre than 50,000
.*
square feet but two indffidual retail users may hive a. building
footprint up to 100,000:`*i��'
q feet.
5. Buildings in the MB District..... shall be limited to 60 feet in height.
Additional bu 4p&height may be&)pitted by conditional use permit
a. The adds&,nal h t.........
pro--vidQ an economic benefit as
determined the ity
b: e additional height does not cast a shadow on a public park
4
............
Wor open space.
Atat fifty,percent (50%) of the parking is provided in
ructured parking; and,
Thelding meets a minimum of three of the building design
standards listed in Section 1320.135 Subd. 1 LA
E. Lascaping and Tree Preservation. A comprehensive landscaping
and tree preservation plan shall be completed. The plan shall include
g designs and schedules for parks, public spaces, residential
d elopment, commercial/industrial development, and rights-of-way.
F. Amenities in the Right-of-way. The City may require such amenities
as street lighting, sidewalks, landscaping, and other features located in the
right-of-way, including medians and boulevards, to be privately managed
and maintained by a homeowner's association, business improvement
district, or other similar entity.
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Page 12 of 22
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G. TCAAP Property Entrance and Exit Design Enhancements. The area
in and around the access points to the TCAAP property shall have
enhanced landscaping and design standards, including,but not limited to:
1. Gateway signage comprised of such materials as brick, stone and
metal with landscaping around the sign. The signs shall include
exterior lighting.
2. Enhanced landscaping near the entrance points that include trees
and flowering plants.
3. ADDITIONAL DESIGN 'A,zPR1TR jA ARE BEING
RESEARCHED PER COUNCIL DZECTION
H. Parking. The amount of parking spaces provided Wl not exceed the
spaces as calculated by the req. .irements..in Section 1325" ubd 1.J. An
applicant may request a M. d a ion of%c maximum all4dff number of
parking spaces by submitting ` tudy ofticipated parking demand.
Parking studies shall be prepared by;Wofessional engineer with expertise
in traffic and par$.pg analysis. Shafed:parking shall be required where
feasible.
I. Bridges. Any br ges on g1e or UP constructed to accommodate
development on the site, sh and pedestrian pathways.
T4SOM :.shall include design elements that are compatible with the
developme .._ The design end construction of any bridge over Rice Creek
ha;l be coordinated with RsWns..Qy County and respectful to the adjacent
open.space. ..,.
J. Sign Chapter 12 Sign Code, shall apply. When a parcel is
IMMect," RowingSi Districts shall apply:
�
1. district-"Nhall apply to all single-family and two-family dwelling
rcels.
w
2..r district 2 shall apply to all multiple dwelling parcels.
District 4 shall apply to all commercial, retail, and industrial
parcels.
Subd. 6. Transportation and Transit Component.
A. Traffic Study.
1. The City shall require a traffic analysis that is prepared by a
traffic engineer. Such analysis shall assess the impact of the
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Page 13 of 22
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development proposal on ' adj oining and internal roadways and
intersections as well as on-site circulation.
2. If the traffic study indicates that a proposed project or use will
have significant impact on the existing service levels of roadways and
intersections, the City shall require a traffic management plan to
mitigate traffic impacts. Such plan may include travel demand
management strategies, use of transit facilities, or other appropriate
measures to reduce traffic congestion. Such plan may also necessitate
improvements to on- and off-site road sysms and intersections. The
applicant shall be responsible for install.a.ion and expense of necessary
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m roads stem improvements and pede. t ah ilities.
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3. The development capacity f the.,:property shall be limited to the
reasonable capacity of the,„,road systems as de,;' by the city.
The City may limit the Munt and type of developer x so, as not to
cause undue burden orr.die r ad syste
B. Transit. The applicant sh'a� . _rovide opportunities for transit
pp ...
connections o `the property. Thy M may waive this component in
areas if such co ons are deemed Me, sible.
.:::: ....:.:
C. Pathways.
eomprehensie pathway::plan for pedestrian and bicycle
circulift shall be submitted with the proposal. The development
proposal.gall seek to crate_a walkable environment that is pedestrian
:A.
wd bic ale friendl .
..... ......: ..
4
2. plan shall rovide an inte ated network of sidewalks and
.. p p '
grails t1k§ghout the property that connects the residential and
+ nercial areas; parks; adjacent developed areas, adjacent regional
trail . A trdl and/or sidewalk connection shall be integrated through
the development from the southern to the northern border in addition
to the regional trail.
µ Sidewalks and trails shall be at least eight (8) feet in width and
provide adequate snow storage, subject to the approval of the Public
v Works Director, in the form of a landscaped boulevard between the
sidewalk or trail and the road edge. Pathways intended for both
bicyclists and pedestrians shall be at least ten(10) feet in width.
D. Streets. Streets on the TCAAP property shall be in conformance with
local, county, and State requirements. A comprehensive street plan
shall be submitted with the proposal, including a hierarchy of street
types. The plan shall be integrated with the comprehensive pathway
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Page 14 of 22
DRAFT
plan and provide for multimodal access throughout the TCAAP area.
Roads designated as .,primj!M streets shall inco orate a "com-plete
streets" gp roach that rovides for the movement of pedestrians.,
bicyclists and transit vehicles as well as motorists.
Subd. 7. 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 10
ercent of the develo able land shall be incafpor t d
p p into an integrated,
ark, recreation, pathway and open spaR . ..ystem that is open to the
p
general public. Private landscaping; price`pathways; and rights-of-way,
a
including landscaped medians and boMOvards`sh U not count toward the
park, recreation,pathway, and open acc xequirer al
B. Park Recreation Pathw and Open. Space Plan. A p rk, recreation,
and
ace open s plan shad prepares. to serve the needs of the
p p
development, including a caplt np .. t plan and maintenance
costs. The amenities within the 0Ij#jj4all be incorporated into the MR
and MB areas to r t the needs of the delopment.
1. The plan shah*'*iril e_,at least one coal community park of 20
acres with the folltivingeat
ay water feat r., --designed hold standing water, which may
alk e used for st :rmwater management at the discretion of the
City:
Athra:�naxy grater level of the water feature, it shall occupy
r
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a 1 t 25 per`cerlt of the total area of the park but shall not exceed
50 " of the total area of the park.
A cdEtinuous system of publicly accessible trails shall occupy
e perimeter of the park and water feature.
:: . The park shall include a community gathering space such as a
plaza court ard,band shell, or other similar amenity.
p Y
e. At least 25 percent of the perimeter of the water feature shall
have a maintained shoreline that compliments or is connected to
the community gathering space. A maintained shoreline may
include manicured vegetation and/or an improved surface. The
remaining shoreline may include a natural vegetative buffer and/or
other natural materials.
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Page 15 of 22
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2. The plan shall include at least four additional parks of at least two
acres in size.
3. The parks shall be integrated into the development and connected
with trails and sidewalks.
4. Stormwater requirements, such as ponding and infiltration areas,
shall not count toward the park, recreation, pathway, and open space
needs, unless, at the sole discretion of the City, it is incorporated as a
design feature of the park or open space aaN`ailable for public use.
The developer shall remain responsil: for maintaining stormwater
facilities.
5. The parks shall provide t. ..... mites such`a but not limited to
picnic shelters, play strut, es, benches, wal' ke paths, ball
..........
fields, tennis courts, and *ketball courts as approve+ y llp,City.
6. The plan shall dedicate ld to complete a 150 foot wide Ramsey
..............................:
County South Regional Trail c r along the eastern property line in
any location*,here the trail corrid h is less than 150 feet.
C. Dedication to the 'uli the City rese the right to require all or a
Y _ g q
portion of the park, w`creatio atway, and open space system to be
dedicated to the publics Tiff'' C"ty .;.require all or a portion of the
be privately managed...and maintained by a business
inprovem district, &meowners association or other similar
of nizatior� ,s approved b the City, provided that the system remains
openW the g . ral public.
D Envi1~€€ ental k6nm—iation. Prior to the City accepting any dedicated
la for p ...and open space uses the applicant shall complete the
envy rental. e ediation to levels acceptable for recreational uses as
regulated by tF Minnesota Pollution Control Agency (MPCA). The
applicam shall provide the City with a Certificate of Completion,
DevelcWhent Completion letter, or similar document provided by the
„:.MPC ►.if remediation is necessary.
Subd. 8. lities Component.
A. All utilities, including electric and cable utilities, shall be installed
underground.
B. Electrical substations shall be substantially screened from adjacent
properties.
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Subd. 9. Alternative Urban Areawide Review. 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.
Recommendations provided by the final ALTAR shall be incorporated into the PUD
Master Plan unless otherwise waived by the City.
Subd. 10. Environmental Review and Remediation Component.
A. A Response Action Plan shall be preparedflthai tan accommodate the
proposed land uses. The plan shall meet all.Minnesota Pollution Control
Agency (MPCA), United States EnvirouMffiW:' '`_rotection Agency (EPA),
and any other applicable agency's regq. ements. The plan shall include a
financial surety that is subject to fit ap roval thAt fsures that the entire
property is remediated to the rured standards within specific timeline
as determined by the MPCAa the City. The PUD Mast Plan shall not
be approved until approval of the environmental remedia�lan by the
applicable regulatory agencies. A
B. Environmental.:remediation of the` 3lW property in a timely manner
is a top priority t&a . community to ens that the health, safety, and
welfare of current aka f residents are Wiected. The PUD Master
Plan shall include a *tailed i�e and.**tion steps to complete the
remediation for redevel pm ff A P aster Plan that selectively uses
unGaiated areas A&Ignores ntaminated property shall not be
.: ..::
a droved.
C.' activity or operation Sall be established or maintained that by
reasowwAm, ornainer of operation will cause the emission of
noise ocr ,toxic or' noxious
fumes, smoke, dust or particulate matter in
`A sue-conceatons as to be detrimental to or endanger the public health,
weir comf6 or.�safet or cause in' property,. Jur to Y or business.
D. The ?UD Master Plan shall comply with all Rice Creek Watershed
District: RCWD) requirements. Final PUD reviews shall not be exempt
from changes to RCWD regulations.
FThe 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. Any proposed changes to the monitoring wells and/or
groundwater treatment infrastructure shall be subject to approval by the
EPA, MPCA, and the United States Army.
F. The applicant shall enroll in the MPCA's Voluntary Investigation and
Cleanup (VIC) program and the MPCA's Petroleum Brownfields Program
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Page 17 of 22
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(PBR). A Response Action Plan (RAP) that is approved by the MPCA
shall be submitted prior to the City issuing any building permits or
approving any subdivisions. The applicant shall provide a Certificate of
Completion from the VIC program and Development Completion letter
from the PBR prior to the issuance of the Certificate of Occupancy by the
City for each stage of development or building as deemed appropriate by
the City and MPCA.
G. The developer shall comply with any federal and state land use
restriction for the site.
Subd. 11. Environmental Sustainability Componen PUD Master Plan shall
incorporate green building and design principles where feable, and shall meet the
following requirements: :
A. Building design. New b ,.�ings over 25,000 square ft in.dross floor
area shall incorporate at f the fc owing features:
1. Daylighting of building ieors, using window placement,
skylights, -. lar tubes, MffiHar techniques; use of energy
efficient, D#W §ky_compliant c aoor fighting for all outdoor
building andte lig
2. Meeting a greet budding rfon.
I':
ance standard such as LEED,
EergyStar.
Incrporation of renewable energy features including solar, wind
..
wgy r .geothermal systems, into the building or site. This may
ififfiddr aging:: tb y's water treatment process to develop
_ geo al energy generation capability and/or the use of land and
w
buildings wr solar or wind energy generation.
4. ,nner Efficient : A minimum of a 3 5 percent increase in
Y
ovll building energy efficiency as compared to the Minnesota
mx
Energy Code. Energy efficiency is to be defined by the use of
purchased (generated or refined at a separate site) or on-site-generated
fuels consumed per square foot of occupied space. Calculations can
~ take into account the use of the following:
g
a. On-site generated renewable energy, including photovoltaic,
wind, or hydro generation of electricity; passive solar systems using
solar heat or light; geothermal source; or other use of renewable
fuels displacing the use of non-renewable fuels in the building's
systems.
DRAFT:5/20/2010
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b. Efficiency of all building mechanical systems that burn, convert,
or transform the energy in natural gas, electricity, oil, coal, steam, or
purchased heat or cold in any form.
c. Calculations shall not include manufacturing or mechanical
processes for which the State of Minnesota has not set a minimum
standard.
B. Stormwater management. Low-impact development techniques shall
1:
be employed within each phase of the PUD master;Plan, to include, but
not limited to:
1. Use of rain gardens and other m6fl" for bioretention of
stormwater runoff.
2. Use of bioswales a imilar features designed aoap:pollutants
and silt in runoff.
3. Integration of green roofs'� goof gardens on buildings.
4. Use of pd .pavement for p&ng areas, walkways, plazas
and other paved srfo
5. Development of infernal om ards with plants and water
Dein of stormwae collection areas as park features and public
�:enitls.
C Out doo .lighting. AlI street lighting and lighting of walkways and
Mc areal a..............
..........
ll be Dark Sky-compliant and energy efficient (LED or
egent)
SOd. 12. Contracal Component. The City shall prepare the necessary
deve ent agreent or contracts for the PUD Master Plan. The applicant shall
submit emenW or contracts affecting the owner or owners of individual units or of
the enter+ pct proposed under the PUD Master Plan, such as homeowners'
agreements,...,,business improvement areas, and covenants.
Subd. 13. Financial and Resource Component
A. The applicant must demonstrate that the tax base of the redevelopment
will support the long-term maintenance of the on-site infrastructure and
support City services including,but not limited to, police, fire, inspections,
and maintenance of roads and parks. The City shall require a detailed pro
forma that shall be updated with each PUD Final Plan to ensure that the
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development is supporting the services and infrastructure required for the
development.
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 AL n Hills' sewer access
charge and water access charge.
Subd. 14. Construction Staging Component. A �fMWtion staging plan shall
g g
contain a map or maps setting forth the proposedronolo order of construction
relating each proposed use and structure to : . constructio `the various services
and facilities as may be required herein, .I..ncnudin but not limited.to transportation
improvements and park and open spAo ..improvements. Said staging".plan shall
include estimated completion dates and shill specify the proposed order `request for
T..
utility release or authority to occupy compl &Wbs so as to provide a basis for
determining the adequacy of the related serves and facilities for each separate
construction stage.
Subd. 15. Subdivision Component.
A. Each subdivision shall contain a d s ptive statement of the principles
goyorm 4 the proposed subdivision f land, including lot design for
Various proposed land use . Each subdivision request shall include all of
the documentation necessary for preliminary plat approval as found in the
Sub isionilkdinance of the City of Arden Hills. This component shall
be in`s� �+ ent da that it can serve as the basis for determining the
.......... onfornty cif any PU...........D final Plan to the PUD Master Plan.
B C subdii shall be approved until the PUD Master Plan is
approm.
C. No, division that isolates an area due to environmental remediation
;.needs:€► requirements shall be approved.
Each subdivision shall comply with the Response Action Plan (RAP)
`--and remediation requirements in Section 1320.135 Subd. 10,
Environmental Review and Remediation Component. Each subdivision
shall require a financial surety to ensure that the environmental
remediation is completed in conformance with the approved (RAP) or
other environmental remediation requirements as determined by the City
and the Minnesota Pollution Control Agency(MPCA).
Subd. 16. Planned Unit Development (PUD) Final Plan.
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A. Purpose. The purpose of the PUD Final Plan is to implement and
ensure conformity with the PUD Master Plan. Each stage of the PUD
Master Plan shall require a PUD Final Plan before development.
B. Procedures. The applicant for a PUD Final Plan approval of a specific
stage of the PUD Master Plan shall complete and submit to the zoning
administrator an application on such forms as are provided by the
administrator, including all application fees and escrows. Other
applications such as preliminary plat, final platy:�nditional use permit
may also be required. The applicant shall P de the following:
1. A written statement describing"the prop0§ed development in the
PUD Final Plan applicationxw
2. The proposed startin j#nd completion dates four the construction
and any required envirdfiNffilal rem6dWion.
3. The applicant shall submit dumentation demonstrating that the
PUD Final P1a s in conformance uth the PUD Master Plan and each
of the compond. KkApction 1325.1 5 subdivisions 5 through 15.
C. Land Use Applick on Co p , te. Thy TUD Final Plan application
shall be considered oTrete *` o e >, 11 required application and
docdai&atlon requireVSubdivisjos. 5 through 15 are submitted and
dined coete by the City
w f .
':
;
D. Dvelonnt Agreement and Bonding.
4
1. T assure that11 improvements to be constructed as part of the
qp
rovedJD Final Plan and any required environmental remediation
q
compl4Z : ti accordance with the terms and conditions of such
p or egh stage thereof as outlined in the construction order
cofWnent the City Council, at the time of its approval of said PUD
Firs rPlan and any related plats shall require the applicant to enter into
and le with the administrator a development agreement with the City
aid a corporate surety bond guaranteeing the faithful performance of
.v the applicant's obligations under said development agreement, and in
completion of all improvements provided for in the 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, which agreement and
bond shall be filed with the administrator no later than sixty (60) days
after such requirement has been made by the City Council.
2. The development agreement may provide for several bonds
covering separate aspects of the PUD, the aggregate of which shall
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total one hundred twenty-five (125) percent of all the improvements to
be constructed and completed by the applicant pursuant to the
approved PUD 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 develORM nt agreement or shall be
based upon the recommendation of the Cary Engineer or City Planner
and approval thereof by the City Coeil.
3. In the event the applicant has filed to............
tr into a development
agreement and to file the corpqre surety bond with the administrator
by the expiration of the sixth day period, the PUD� �errnit, Final Plat(if
.,.
any) and approved PUD^Fal Plan shall be deemedd�nullified and
revoked unless an extensin is requested in writing b the applicant
and for good cause granted by:.the Ci Council.
E. Park and Ope#§pace Dedication i Wovenants.
1. To ensure that ay arl open spaec recreational areas, common
areas and the like ghat are 'u �sed to.> owned and maintained by a
homeowners' associatio� , bus�in nprovement district, or other
association i s properly maintained for its approved use, the
City Co cil may require that the applicant execute and grant to the
City eas=ents and covenants over said areas within sixty (60) days
ter the.Cty.:Council has rade such requirements.
:. a. 2. I t event the applicant has failed to execute said open space
asemet end covenants and to file the same with the administrator by
. .. ............
expiration �said sixty-day period, the PUD Permit, Final Plat, if
ar and Final Plan shall be deemed to be void, nullified and revoked
.............
unl...ess an extension has been required in writing by the applicant and
forpod cause granted by the City Council.
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