Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, AUGUST 5, 2015 6:30 P.M. - ARDEN HILLS CITY HALL PLANNING CASES A. Planning Case 15-016; Final Planned Unit Development Arden Plaza; 3527-3557 Lexington Avenue North Public Hearing Not Required Associate Planner Bachler stated that the City approved a Master PUD for the Arden Plaza retail center in 2009 (Planning Case 09-011). This site is situated at the southwest corner of the County Road E and Lexington Avenue intersection and is approximately 11 acres in size. The approved plans included the demolition of an existing office complex and the phased redevelopment of the site to be completed in three stages. A total of 97,035 square feet of retail and commercial building space was approved under the original PUD. For each successive phase of the redevelopment, the property owner is required to submit a Final PUD plan to verify general conformance with the Master PUD and to provide more detailed development plans for the phase to be implemented. Associate Planner Bachler indicated that the Master PUD was amended in 2011 (Planning Case 11-016) to include a revised subdivision plan and updated final development plans for the existing Walgreens Pharmacy. Phase I of the Master PUD was completed in 2012, and included the construction of the Walgreens building, modifications to parking and circulation within the retail center, and the construction of stormwater basins required for the proposed build-out of the site. Associate Planner Bachler reported that the City approved a second amendment to the Master PUD and a Preliminary Plat in March 2015 for the further subdivision of Lot 3, where the existing retail center is located, into three smaller lots (Planning Case 15-002). Approval of the Final Plat was conditioned on building improvements that are now under construction by Arden Plaza, LLC. Planning Case 15-002 also included modifications to the retail center parking lot and an increase in the Phase III building footprint. The new plat is titled Arden Plaza 2nd Addition, and Lot 1 within the plat is proposed for the Tavern Restaurant development. Associate Planner Bachler commented that the Master PUD specifically identifies the Lexington Avenue site where the Tavern Restaurant development is proposed as Phase III. He noted that Phase II of the Master PUD has not yet been completed. Phase II will include the development of the parcel on County Road E adjacent to the Walgreens pharmacy for a 6,000 square foot retail or restaurant use. Arden Plaza, LLC continues to market this site to potential buyers and tenants.
ARDEN HILLS PLANNING COMMISSION August 5, 2015 2 Associate Planner Bachler stated that Hemisphere Restaurant Partners has requested a Final PUD for Phase III of the Arden Plaza Master PUD to develop Lot 1, Arden Plaza 2nd Addition for a sit-down restaurant. The Master PUD Site Plan shows Phase III being developed as a 20,136 square foot retail building. The proposal by Hemisphere Restaurant Partners would result in an overall lower density development on the site than what was originally approved for Phase III. The development plans are in substantial conformance with the Master PUD plans. Associate Planner Bachler explained that Hemisphere currently operates three Tavern Restaurants in the Twin Cities metro, with locations in Edina, Woodbury, and Blaine. The proposed Tavern Restaurant in Arden Hills would be similar to these other restaurants and would provide a relaxed but up-scale atmosphere. The development would include the restaurant building, which would have a footprint of 9,500 square feet, and an attached 3,050 square foot outdoor patio area for seasonal seating. Associate Planner Bachler noted that the proposed site design orients the restaurant towards the other buildings within the Arden Plaza retail center. The main entrance is located at the southwest corner of the building and features a prominent tower structure comprised primarily of transparent glass. Sidewalks have been provided to create safe pedestrian connections with the public sidewalk on Lexington Avenue as well as the internal sidewalks between the Walgreens pharmacy and the retail center. Associate Planner Bachler stated that the building façades would be comprised of stucco with accents of stone and wood. Each side of the building would include a minimum of 20 percent transparent window coverage. A variety of shade and ornamental trees, shrubs, and perennial plantings would be focused around the perimeter of the building and patio area and would also provide screening of the kitchen and utility areas. Associate Planner Bachler reported that the Planned Unit Development process is a tool that provides additional flexibility for development that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking requirements, signage, building materials, or landscaping requirements. It is intended to overcome the limitations of zoning regulations and improve the overall design of a project. While the PUD process allows the City to negotiate certain aspects of the development, any conditions imposed on the PUD must have a rational basis related to the expected impact of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. Associate Planner Bachler commented that when a PUD is comprised of multiple lots, it is often treated as one continuous development. The development as a whole would be expected to meet the landscaping, stormwater, and other similar requirements. For example, one property in the PUD may have 60 percent building coverage, but the development as a whole may not exceed 50 percent building coverage to maintain conformance with the underlying zoning district. In order to maintain shared amenities, such as parking spaces, access drives, and stormwater ponds, the development is required to create a legal entity to manage and maintain the shared facilities. Site Data Land Use Plan: Existing Land Use: Zoning: Community Mixed Use Retail/Commercial B-2: General Business District
ARDEN HILLS PLANNING COMMISSION August 5, 2015 3 Current Lot Sizes: Topography: Total Area of Master PUD: 11.02 Acres (479,991 sq. ft.) Lot 1, Arden Plaza 2nd Addition: 0.87 acres (37,732 sq. ft.) The elevation of the lot is lower than Lexington Avenue. There is a stormwater pond in the southeast corner of the site. Associate Planner Bachler reviewed the surrounding area and the Plan Evaluation. Associate Planner Bachler provided the Findings of Fact for review: 1. Hemisphere Restaurant Partners has requested approval of a Final PUD for Phase III of the Arden Plaza Master PUD on Lot 1, Arden Plaza 2nd Addition. 2. The original Master PUD for the development was approved in Planning Case #09-011. Subsequent PUD Amendments were approved in Planning Case #11-016 and Planning Case #15-002. 3. A Preliminary Plat for Arden Plaza 2nd Addition was approved in Planning Case #15-02. Final Plat approval was conditioned on building improvements currently under construction by Arden Plaza, LLC. 4. The applicant has proposed a 9,500 square foot restaurant building with an attached 3,050 square foot outdoor patio area. 5. The development proposal is in substantial conformance with the approved Arden Plaza Master PUD and the site improvement requirements contained therein. 6. The Arden Plaza retail center and Phase III development site are located in the B-2 General Business District. 7. The City has adopted the Guiding Plan for the B-2 District that outlines future development principals for the area. 8. The City has adopted Design Standards for the B-2 District within the Zoning Code. 9. The Final PUD for Phase III is in substantial conformance with the requirements of the City s Zoning Code. 10. The Final PUD for Phase III is in substantial conformance with the Guiding Plan for the B-2 District. 11. The Final PUD for Phase III is in conformance with the requirements of the City s Sign Code. 12. The Final PUD for Phase III is in conformance with the City s Comprehensive Plan. 13. The PUD process allows for flexibility within the City s regulations through a negotiated process with a developer. 14. Where the plan is not in conformance with the City s Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 15. Flexibility is needed from the standards in the City s Zoning Code in terms of the proposed exterior building materials, building design, and parking requirements. 16. The proposal exceeds the standards in the City s Zoning Code in terms of perennial plantings and window transparency coverage. 17. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Associate Planner Bachler stated that based on the submitted plans and findings of fact, staff recommends approval of Planning Case 15-016 for a Final PUD for Phase III of the Arden Plaza Master PUD at 3527-3557 Lexington Avenue North. If the Planning Commission votes to
ARDEN HILLS PLANNING COMMISSION August 5, 2015 4 recommend approval of Planning Case 15-016, staff is recommending the following sixteen (16) conditions of approval: 1. The Developer shall continue to abide by the conditions of all previous Master PUD Agreements, permits, and reviews, except as hereinafter amended. 2. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and the City Council. 3. The Developer shall obtain a building permit within one year of the Final PUD approval or the approval shall expire, unless extended by the City Council prior to the approval s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 4. A Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The agreement shall be executed prior to the issuance of any development permits. 5. Prior to the issuance of a building permit, the Arden Plaza 2nd Addition Final Plat shall be recorded with Ramsey County. 6. Prior to the issuance of a building permit, a copy of any necessary supplemental declaration between Hemisphere Restaurant Partners and Arden Plaza, LLC addressing site operation issues, such as driveway maintenance, shared parking, and drainage, shall be provided to the City. 7. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the Development Agreement. 8. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 9. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 10. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of landscaping prior to the issuance of any development permits. The escrow will be held by the City for two years after installation of landscaping and used for City costs related to review, approval, and inspection of landscaping, or developer default. 11. Final construction plans shall be subject to approval by the Building Official and Fire Marshall prior to the issuance of a building permit. 12. The Developer shall provide the City with a copy of the Rice Creek Watershed District permit for the project prior to the issuance of any development permits.
ARDEN HILLS PLANNING COMMISSION August 5, 2015 5 13. Final grading, drainage, utility, and site plans shall be subject to approval by the City Engineer and City Planner prior to the issuance of a Grading and Erosion Control Permit or other development permits. 14. The Developer shall obtain a right-of-way permit from Ramsey County for the sidewalk construction along Lexington Avenue. 15. Prior the issuance of a Certificate of Occupancy for the Phase III building, the six-foot wide concrete sidewalk along Lexington Avenue shall be constructed in its entirety as shown on the PUD Master Site Plan. 16. All mechanical equipment, whether ground-mounted or roof-mounted, shall be screened from ground-level view of public streets. Wood screening shall not be permitted. Associate Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson requested comment from the applicant. Tim Cary, Hemisphere Restaurant Partners, introduced himself to the Planning Commission. He stated that he lived locally and was looking forward to opening a restaurant in Arden Hills. He invited the Commissioners to visit a Tavern Restaurant and believed this would be a familyfriendly fit for the Arden Plaza area. Chair Thompson opened the floor to Commissioner comments. Chair Thompson questioned if additional landscaping could be added along the driveway to the service entrance and trash collection area. Mr. Cary commented that he could look at this further. Commissioner Holewa asked when the restaurant would be open for business. Mr. Cary hoped to be open early next spring. Commissioner Zimmerman commended the applicant on the attractive, well-designed site plan. He looked forward to having another restaurant in the City of Arden Hills. Commissioner Jones was in favor of additional screening for the service entrance and trash collection area as well. Chair Thompson asked if pedestrian traffic had been considered with this plan. She wanted to be assured that the entire development was pedestrian friendly. Associate Planner Bachler reviewed the location of sidewalks within the Arden Plaza retail center.
ARDEN HILLS PLANNING COMMISSION August 5, 2015 6 Commissioner Zimmerman moved and Commissioner Holewa seconded a motion to recommend approval of Planning Case 15-016 for a Final PUD for Phase III of the Arden Plaza Master PUD at 3527-3557 Lexington Avenue North based on the findings of fact, submitted plans, and the sixteen (16) conditions in the August 5, 2015, Report to the Planning Commission. The motion carried unanimously (5-0).