Many terms used in this document are defined in the AHC, Chapters 1 and 13. Definitions are only included here if not defined in the AHC, or if the definition for this document differs from the AHC. In case of a conflict between the definitions under this Section and the AHC, Chapters 1 and 13, the definitions in this section shall supersede.

A portion of the main façade of the building that is at or near the property line and a colonnade supports the upper floors of the building. Arcades are intended for buildings with ground floor commercial or retail uses and the arcade may be one or two stories. The ground floor area within the arcade may be conditioned or non-conditioned space.

The area between the minimum and maximum front setbacks from the property line. The principal building façade line shall be located within this area.

 

 

The standards established for each Zoning District including but not limited to building placement, building height, parking, service access, and other functional design standards.

The location of the vertical plane of a building along a street frontage.

 

 

The percentage of a building’s façade line that is required to be located within the Build-to Zone (BTZ) as a proportion of the lot’s width along the fronting public street. Required stairs to access entrances, parks, plazas, squares, improved forecourts, and pedestrian breezeway frontages shall count towards the required building frontage.

 

 

The vertical distance from the average elevation of the grade along a face of a building to the highest point of the roof surface of flat roofs, the deck line of mansard roofs, or the average height between the eaves and the highest ridge of gable, hip, or gambrel roofs. The height of a stepped or terraced building shall be the height of the tallest segment of the building.

Building step-back is the setting back of the building façade line away from the street at a specific floor or height.

 

 

The distance from the top of the finished floor to the bottom of the finished ceiling in portions of commercial buildings used for warehousing or manufacturing.

A complete street is a transportation policy and design approach that requires streets to be planned, designed, operated, and maintained to enable safe, convenient and comfortable travel and access for users of all ages and abilities regardless of their mode of transportation.

The Cottage or Patio Home building type consists of small, one and two-story single-family detached residential units that are built close to the street and each other. They are typically sideyard/zero lot line homes with a small yard or patio space. This type of building enables appropriate infill residential within existing neighborhoods and is important for providing a broad choice of housing types and promoting walkability.

   Image of a Cottage or Patio Home

The Cottage Court building type consists of a series of small, detached structures, providing multiple units arranged to define a shared court that is typically perpendicular to the street. The shared court takes the place of a private rear yard and becomes an important community-enhancing element. This residential building type is appropriately-scaled to fit as transitions between single-family neighborhoods and commercial corridors. It enables appropriately-scaled, well-designed infill residential and is important for providing a broad choice of housing types and promoting walkability.

 

 

Any structural or non-structural element such as a sign, awning, canopy, terrace or balcony that breaks the plane of a vertical or horizontal regulatory limit, extending into a setback, into the public right-of-way, or above a height limit.

The surface area of a building’s elevation (including all floors) not counting minor indentations fronting a particular street. Ground floor façade area is the surface area of a building’s ground floor elevation not counting minor indentations fronting a particular street. Upper floor façade area is the surface area of a building’s upper floor elevations not counting minor indentations fronting a particular street.

A roofed promenade or canopy, especially one extending along the wall of a building and supported by arches or columns on the outer side. The gallery space is unenclosed (non-conditioned) space and may be two (2) or more stories tall.

The number of residential dwelling units per acre of a given land area, including public rights-of-way for Town and Collector Streets but excluding publicly-owned recreation areas or open space and public right-of-way for arterial roads.

A home with a driveway that loads from the primary street and swings into the side of the home to enter the garage. Two of these homes side-by-side should share a driveway or a curb-cut to driveways and have garages facing each other.

A building containing more than fifty (50) residential units, which may include apartments or condominiums.

A dwelling unit that is also used for work purposes, provided that the ‘work’ component is restricted to the uses of professional office, artist’s workshop, studio or other similar use as allowed as a home occupation under the AHC and is located on the street level and constructed as a separate unit under a condominium regime or as a single unit. The ‘live’ component may be located on the street level (behind the work component) or any other level of the building. Live-work unit is further distinguished from a home occupation otherwise defined by the AHC in that the work use is not required to be incidental to the dwelling unit; non-resident employees may be present on the premises and customers may be served on site.

A multi-unit building (3 to8 units) that is designed to appear as a large home from the exterior, but functions as a multi-unit building on the interior. Manor Homes have one main front door for the building, but may also have side and rear entries. Parking is accessed from an alley or a driveway to the rear of the lot. Parking does not face a public right-of-way.

A building containing nine to fifty (9-50) multi-family units, which may include stacked flats, apartments, or condominiums.

A building that includes a combination of commercial, retail, residential, civic, or institutional uses inside a single structure.

Any standard that has a numerical limit (minimums and maximums) or value as established within both the text and graphic standards of the TRC.

The distance that any surface parking lot is to be set back from either the principal building façade line or property line along any street frontage (depending on the specific standard in the Zoning District). Surface parking may be located anywhere behind the parking setback line on the property.

 

 

The measurement of the proportion of public street frontage of the total exterior perimeter of a park or open space area.

 

 

A requested modification to TRC zoning district standards per the Permitted Adjustment provision of Section 3.0. The JDA shall have the authority to approve a request for a Permitted Adjustment.

The public entrance located along the front of a building facing a street or sidewalk that provides access from the public sidewalk to the building. It is different from a secondary entrance which may be located at the side or rear of a building providing private controlled access into the building from a sidewalk, parking or service area.

A privately owned outdoor or unenclosed area, located on the ground or on a terrace, deck, porch, or roof, designed and accessible for outdoor gathering, recreation, and landscaping and intended for use by the residents, employees, and/or visitors to the development. This may or may not be accessible to the public, but shall be maintained privately.

A line dividing one lot or property, from another, or from a right-of-way.

A publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens, playgrounds, squares, etc. provided to meet the standards in Section 9.0 of this Code. Open Space may be privately or publicly owned and/or maintained.

A building that is built to accommodate only residential uses on all floors of the building such as a detached single-family home, attached single-family home (i.e., townhome), two family home (i.e. twin home), Manor Home (3 to 8 units), or apartment building (under single ownership or under multiple owners within a condominium regime).

An area dedicated to public use for vehicular and bicycle movement. Pedestrian facilities, public utilities, and private utilities may be accommodated within the right-of-way or outside of the right-of-way within public easements on private property.

The lines that form the boundary of a publicly-owned right-of-way.

All uses that support the principal use on the lot including parking access, garbage/trash collection, utility meters and equipment, loading/unloading areas and similar uses.

The minimum distance by which any building or structure must be separated from a right-of-way or property line.

A building containing one or two primary living units and which may include twin homes, detached townhomes and cottage/patio homes.

A single-family residential lot that measures less than fifty feet wide.  

 

 

A building containing three to eight (3-8) residential units and which may include townhomes, row homes, manor homes/multi-unit houses, stacked flats, or triplexes/quadplexes.

The Small Retail/Office Building is a commercial building that is generally located at street intersections or as transitions between higher intensity commercial uses and lower intensity residential uses. The ground floor space can be used for office, personal service or retail uses. It is especially appropriate for incubating neighborhood-serving retail and service uses and allowing some adjoining streets and multi-modal corridors to expand as the market demands.

Stacked flats building type is a medium-sized structure that consists of less than twelve (12) side-by-side and/or stacked dwelling units, typically with one shared entry. This type of building can include a courtyard apartment. This residential building type is appropriately-scaled to fit within medium-density neighborhoods or as transitions between neighborhoods and commercial corridors. It enables appropriately-scaled, well-designed infill residential and is important for providing a broad choice of housing types and promoting walkability.

As identified on the Regulating Plan, existing and recommended streets in the TRC area are designated as Pedestrian Priority, Pedestrian-Friendly or General Streets. Each frontage designation establishes a certain development context in order to improve walkability and pedestrian orientation within the TRC Plan Area.

A freestanding wall or living fence or combination fence built along the frontage line or in line with the building façade along the street. It may screen a parking lot or a loading/service area from view or provide privacy to a side yard and/or strengthen the spatial definition of the public realm.

 

 

Indicates the creation of a “wall,” or a sense of enclosure along the street with buildings placed immediately adjacent to the street/sidewalk. A street wall has a “void” if there is a surface parking lot or service area adjacent to the sidewalk/street.

The Natural Resources Corridor within the TCAAP Site Redevelopment will be designed with the goal of maximizing compatibility and functionality of regional storm water, wetland mitigation, the Rice Creek re-meander, floodplain restoration, and groundwater requirements. An additional goal is to provide visual features and active and passive recreational amenities to support adjacent land uses.

The official Zoning Map for the TRC Plan Area. The Regulating Plan graphically depicts development standards including Zoning Districts, Street Designations and Special Requirement(s) applicable to properties within the TRC Plan Area.

The Townhouse or Rowhouse is a small- to medium-sized typically attached structure that consists of three to eight (3-8) houses attached horizontally, not stacked vertically. This type of residential building is typically located in a location that transitions from a single-family neighborhood into a commercial corridor. This type of building enables appropriately-scaled, well-designed residential infill and is important for providing a broad choice of housing types and promoting walkability. A townhouse/rowhouse is a single structure and does not require adjacent townhomes/rowhomes to maintain stability.

A Triplex/Quadplex building is a medium-sized attached structure that consists of three to four (3-4) houses placed side-by-side and/or stacked dwelling units. This residential building type is typically located in a location that transitions from a primarily single-family neighborhood into a commercial corridor. This building type enables appropriately-scaled, well-designed residential infill and is important for providing a broad choice of housing types and promoting walkability.

 

 

The Twin Home, also known as a duplex, is a small- to medium-sized structure that consists of two side-by-side or stacked dwelling units, both facing the street, and within a single building structure. This residential building type has the appearance of a medium to large single-family home and is appropriately-scaled to fit within primarily single-family neighborhoods or medium-density neighborhoods. It enables appropriately-scaled, well-designed residential infill and is important for providing a broad choice of housing types and promoting walkability.

 

 

The purpose of the TCAAP Redevelopment Code (TRC) is to implement the vision for a walkable, mixed-use, resilient, and vibrant TCAAP development (hereinafter, “Plan Area”) by:

   (a)   Creating regulations that realize market potential and promote the creation of jobs and economic development;

   (b)   Developing a regulatory process that encourages quality growth and saves time in the development process;

   (c)   Focusing on predictability for both developers and the community; and

   (d)   Providing a Natural Resources Corridor that offers active and passive recreational features and is an amenity to the site.

Therefore, the goals of the TRC are to promote and to provide a more functional and attractive community through the use of recognized community design principles and to allow property owners, applicants or developers flexibility in land use, while prescribing a higher level of detail in building design and form than in the current standards of the Arden Hills City Code (AHC). The standards in this code are not intended to stifle creativity nor over-regulate building design but rather encourage better functional building patterns and to create higher quality pedestrian environments along most streets.

   (a)   Arden Hills Comprehensive Plan: In addition to implementing several goals of the Arden Hills Comprehensive Plan, the TRC specifically implements the following goals:

   1.   Develop and maintain a land use pattern that strengthens the vitality, quality, and character of the residential neighborhoods, commercial districts and industrial areas, while protecting the community’s natural resources to develop a sustainable pattern for future development.

   2.   Develop TCAAP in a way that accommodates a mix of land uses that is sensitive to the natural environment, economically sustainable and a benefit to the community.

   3.   Promote the development, redevelopment and maintenance of a viable, innovative and diverse business environment that serves Arden Hills and the metropolitan area.

   4.   Develop and maintain a strong, vital, diverse and stable housing supply for all members of the community.

   5.   Enhance the health, safety and well-being of all who live, work and play in the City.

   6.   Create a comprehensive, maintained and interconnected system of parks, pathways and open spaces, as well as a balanced program of recreational activities for residents of all ages, incomes and abilities.

   7.   Preserve, protect and restore the community’s natural resources, including open spaces, lakes, wetlands other significant natural features, and historic resources.

The TCAAP Redevelopment Regulating Plan map (herein known as the Regulating Plan) (Attachment 1) is hereby adopted as the official zoning map for the Plan Area. Within any area subject to the approved Regulating Plan, this TRC becomes the exclusive and mandatory regulation unless specified in Section 3.2. It shall establish the following development standards for all properties within the Plan Area:

   (a)   Establishment of TCAAP Zoning Districts – The Plan Area is distinguished into different specialized zoning districts. Each zoning district is intended to create a distinct development pattern based on the TCAAP Master Plan for different sections within the Plan Area. Each zoning district shall establish use and building development standards including standards for building height, bulk, location, functional design and parking. The Regulating Plan classifies all lots within the Plan Area into one of the following seven (7) zoning districts:

   1)   Campus Commercial (CC) – The Campus Commercial Zoning District facilitates a building format that allows multiple, single tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow for an individual plan approach for each campus or building, based on user preferences within a range of requirements.

   2)   Town Center (TC) – The Town Center Zoning District creates a vibrant commercial and residential environment that maximizes the potential for an outdoor experience. This district promotes walkability through allowing for housing, office, retail, restaurant, and civic uses all within close proximity of each other.

   3)   Office Mixed-Use (OMU) – The Office Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Retail Mixed-Use but focuses on employment and other compatible uses. This district promotes employment as a primary use, but allows for other commercial, and up to ten percent retail uses.

   4)   Retail Mixed-Use (RMU) – The Retail Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Office Mixed-Use but focuses on retail and compatible uses. This district promotes retail as a primary use, but allows for other commercial uses.

   5)   Flex Office (FO) – The Flex Office Zoning District creates an opportunity for large scale development for employment and manufacturing uses that take advantage of the highway frontage and automobile access.

   6)   Civic District (C) – The Civic District is intended to allow civic and community uses.

   7)   Neighborhood (NR) – The Neighborhood Zoning District provides for a range of attached and detached single-family residential uses including multi-family residential uses.

   (b)   Street Designations – The Streets within TRC shall be classified in two different ways.

   1)   Street Cross Sections shall address vehicular lane widths, number of lanes, pedestrian accommodation, street tree requirements, on-street parking, snow storage and parkway and median standards. These standards are laid out in Section 8.0 and Attachment 4.

   2)   Street Priority shall establish the phasing significance (Required or Recommended) of different street segments within the Plan Area. Refer to Section 8.0: Street Design Standards and Attachment 5 for the detailed regulations.

   (c)   Building Frontage Standards – Building Frontage designations shall classify different block frontages based on the pedestrian priority goals of the TCAAP Master Plan on the Regulating Plan (Attachment 1). They shall be classified into one of three frontage designations: (i) Pedestrian Priority Frontage with the highest quality standards for pedestrian-oriented building design; (ii) Pedestrian-Friendly Frontage that balances pedestrian-oriented building design standards while accommodating some service and parking functions; and (iii) General Frontage which mainly accommodates service, utilities and parking functions.

   (d)   Open Space Designation – Open Space within the TRC shall be categorized as Required Open Space. The detailed Open Space Standards for different open space types are included in Section 9.0 and Attachment 2 of this Code. These standards include general character, typical size, frontage requirements and typical uses.

   (e)   Gateway Overlay Designation – The Gateway Overlay District indicates where additional aesthetic treatments are required to create a welcoming environment that establishes the character of the TCAAP Redevelopment Area. The specific standards are included in Section 7.6 of this Code.

The TRC text portion of this Code enumerates the development standards with text and graphics for Zoning Districts, Frontage Types, building form, landscape, building design, signage, and lighting.

The following basic steps should be followed to determine the uses and development standards applicable on property within the Plan Area:

   (a)   Review Table 3-1 to evaluate the applicability of the TRC based on scope of the proposed development.

   (b)   Locate the subject property on the Regulating Plan (Attachment 1).

   (c)   Identify the Zoning District in which the property is located.

   (d)    Review the Schedule of Uses by Zoning District as listed in Table 5-1 to determine allowed uses.

   (e)   Examine the corresponding zone standards in the Building and Site Development Standards in Section 6 to determine the applicable development standards and any Frontage standards.

   (f)   Refer to Section 7.0 for Building Design Standards

The information listed in these graphics explain where the building will sit on the lot, the limits on its physical form, the range of uses and the palette of materials that will cover it.

   (a)   The uses and buildings on all properties within the Plan Area shall conform exclusively to the requirements of the TRC unless specifically referenced as otherwise in the TRC.

   (b)   Table 3-1 (Applicability Matrix) shall determine the extent to which different sections of the TRC apply to any proposed development.

   (c)   In addition, Table 3-2 shall determine which sections of the TRC apply at which time in the development review process such as Subdivision Review, Site Plan Review or Building Permit Review.

   (d)   Provisions of the TRC are activated by “shall” when required; “should” or “may” when recommended or optional.

   (e)   Terms used throughout the TRC are defined in Section 4.0: Definitions. For those terms not defined in Section 4.0, definitions in various sections of the AHC shall apply. For terms not defined in either section, they shall be accorded commonly accepted meanings. In the event of conflict, the definitions of the TRC shall take precedence.

   (f)   Where in conflict, numerical metrics shall take precedence over graphic metrics.

   (a)   For all properties within the Plan Area, the standards in this Code shall supersede standards under:

      i.   Commercial and Multi-Family Design Standards under Chapter 13, of the AHC, as amended, except as specifically referenced herein.

      ii.   Sign Standards under Chapter 12, as amended, except as specifically referenced herein.

      iii.   Landscaping Standards under Chapter 13, as amended, except as specifically referenced herein.

      iv.   Subdivision Ordinance under Chapter 11, as amended, except as specifically referenced herein.

   (b)   Development standards not addressed in this TRC shall be governed by the AHC, to the extent the AHC standards are not in conflict with the TRC.

= Applies for residential development only

*

= Applies during Sign Permit review only

   (a)   Pre-submittal Meeting Required: All projects shall have a pre-submittal meeting with the JDA Development staff prior to submitting the approved application form for development in the Plan Area. At the pre-submittal meeting, the staff shall provide information on the requirements for development and submittal within the Plan Area, including related necessary City building permit and related final construction approvals.

   (b)   Site Plan Required: A Site Plan shall be required for all proposed developments within the Plan Area. Requirements for Site Plans are listed per Section 1355.03 of the AHC. A site plan is reviewed by staff prior to preliminary plat submittal.

   (c)   JDA Review Generally: Projects that comply with all standards of the TRC and projects that require Permitted Adjustments shall be processed by the Joint Development Authority (JDA). The JDA shall review and consider projects which meet all TRC standards as recommended by staff, with approval of such projects subject to a majority vote of all the members of the JDA. Please refer to Attachment 3 Development Review flow chart for information on the development review process. The JDA may amend its development review process at any time, subject to any applicable requirements of the Joint Powers Agreement (the “JPA”).

   (d)   JDA Permitted Adjustments: The JDA may approve Permitted Adjustments per the criteria set in Table 3-3 below, subject to a three-fifths (3/5) vote of the JDA. The Permitted Adjustment process may be used only to authorize a less restrictive standard and may not be used to impose a higher standard than is established under the TRC on the subject property. A JDA Development staff report and recommendation is required for the JDA to make a determination on a Permitted Adjustment. Public notices shall be issued for all Permitted Adjustment hearings; however, such hearings may be combined with any other JDA hearing process, such as for consideration of approval of a project and its related transactional documents.

   (e)   In reviewing any Permitted Adjustment request, the JDA shall use the following criteria:

      i.   The goals, intent and vision of the adopted Regulating Plan Map and TCAAP Master Plan;

      ii.   The extent to which the proposal fits the adjoining design context by providing appropriate building scale and use transitions;

      iii.   The extent to which the proposal provides public benefits such as usable civic and open spaces, livable streets, affordable housing, living wage jobs, structured and/or shared parking and linkages to transit;

      iv.   The extent to which the proposal does not hinder future opportunities for higher intensity development;

      v.   The extent to which the proposal provides a demonstration of advanced energy resilience which may have an educational value; and

      vi.   Considerations of health and welfare to the general public.

   (f)   In reviewing any Permitted Adjustment, the JDA shall not grant flexibility for the following:

      i.   Deviation from requirements of Section 5.0 (Schedule of Uses);

      ii.   Building height;

      iii.   Definitions included in Section 4.0;

      iv.   Density parameters for residential land uses;

      v.   Clear height;

      vi.   Minimum Multi-Family Unit Sizes

 

Upon denial by the JDA of an application which requires an amendment to the TCAAP Regulating Plan Map (the “Map”) and/or the TCAAP Master Plan (individually or collectively a “Plan Amendment”), or a modification of the text of the TRC (“Text Change)”, or where the applicant has requested such a change, the application shall be referred by the JDA to the City Council for its consideration. A Community Development staff report and recommendation is required for a Plan Amendment or Text Change request to be heard by the City Council. Public notices shall be issued for all Plan Amendment or Text Change hearings. The City Council shall consult with the County in the Council’s consideration, approval or denial of a Plan Amendment or Text Change as required by § 3.0 of JPA.

      i.   If the City Council approves the Plan Amendment or Text Change, the JDA shall consider the application, as amended pursuant to such approval.

      ii.    A proposed denial of a Plan Amendment or Text Change by City Council shall not be delivered to the JDA and such decision shall constitute final denial of the application.

      iii.    Upon such final denial of a Plan Modification or Text Change, the applicant may reapply to the JDA to seek JDA approval of a revised project meeting the requirements of the TRC, or a revised project requiring a Permitted Adjustment consistent with Table 3-3.

The TRC incorporates by reference Chapter 11 of the AHC for plat approval for the purpose of design review, subject to the requirements for public infrastructure per the TRC. This process includes City approval of grading/erosion control plans and utilities plans. Fees or charges for public infrastructure or facilities established by or applicable to subdivisions processed under the AHC shall be applied to subdivisions processed under the TRC.

The JDA shall conduct public hearings for consideration of all development applications for the Plan Area. A notice of the time, place and purpose of the hearing shall be published in the official newspaper of the City at least ten (10) days prior to the day of the hearing. In addition, JDA action on subdivision requests in the Plan Area shall be governed by Minnesota Statutes 462.358.

General use categories have been identified by Zoning District (Table 5-1). Uses that are not listed are prohibited. Uses that are allowed as accessory uses may only remain in conjunction with an active principal use.

 

All uses listed as P/C in Table 5-1 shall also meet the following standards in Table 5-2.

 

   (a)   Building Frontage Designations: The Building Frontage designations are established on the Regulating Plan (Attachment 1) to specify certain building and site development standards along each street based on the priority placed on pedestrian-orientation. The Regulating Plan illustrates the Building Frontage designations within the TRC. For the purposes of this code, all Building Frontages are classified into one of the following three categories:

      i.   Pedestrian Priority Frontages – Pedestrian Priority Frontages are intended to provide the most pedestrian-friendly and contiguous development context. Buildings and sites along Pedestrian Priority Frontages shall be held to the highest standard of pedestrian-oriented design and few, if any, gaps shall be permitted in the ‘Street Wall’. Breaks in the street wall may be permitted for courtyards, forecourts, sidewalk cafes and pedestrian connections between the individual sites and the public sidewalk. These street frontages are the main retail, restaurant, entertainment streets, or are important neighborhood connectors, as identified in the Regulating Plan.

         1.   Specific to Pedestrian Priority Frontages: The area between the building facade and property line or edge of any existing sidewalk along any street with Pedestrian Priority Frontage shall be designed such that the sidewalk width shall be a minimum as determined by the street type (see Attachment 4) and the remainder of any setback area shall be paved flush with the public sidewalk. Sidewalk cafes, public art, landscaping within tree-wells or planters may be incorporated within this area.

 

 

      ii.   Pedestrian-Friendly Frontages – Pedestrian-Friendly Frontages are also intended to be pedestrian-oriented with a mostly contiguous development context. However, in some locations, where access to a General Frontage street or Alley is not available, Pedestrian-Friendly Frontages may need to accommodate driveways, parking, service/utility functions, and loading and unloading. In such cases, Pedestrian-Friendly Frontages may balance pedestrian orientation with automobile accommodation. Typically, they shall establish a hybrid development context that has a more pedestrian-supportive development context at street intersections and accommodates auto-related functions and surface parking in the middle of the block. Surface parking shall be screened from the roadway following the Street Screen Standards in Section 10.4. Pedestrian-Friendly Frontages are designated on the Regulating Plan.

      iii.   General Frontages – General Frontages are intended to accommodate more auto-oriented uses, surface parking and service functions on a site with a more suburban/automobile orientation. The General Frontages shall be building frontages not designated as either a Pedestrian Priority or Pedestrian-Friendly Frontage on the Regulating Plan. Surface parking shall be screened following the Street Screen Standards in Section 10.4.

 

 

   (b)   Treatment of Street Intersections:

      i.   Corner building street facades along intersections of Pedestrian Priority Frontages and Pedestrian-Friendly Frontages shall be built to the BTZ for a minimum of twenty feet (20’) from the intersection along each street or the width of the corner lot, whichever is less regardless of the building frontage percentage required along that street. This requirement shall not prohibit incorporation of curved, chamfered building corners or recessed entries or civic/open spaces at such intersections. In addition, this standard shall apply regardless of the frontage requirement along the intersecting street even if it is a General Street.

      ii.   Corner Building Height Allowance: Corner buildings may exceed the maximum building height by 25% along no more than 20% of the building’s frontage along each corresponding street façade. The purpose of the allowance is to encourage inclusion of architectural features and no mechanical equipment shall be located on top of a roof area that takes advantage of this allowance. Corner Building Height Allowances are not permitted in the Neighborhood Zone.

   (c)   Parking and Service Access:

      i.   Location of parking (both structured and surface) shall be per the Zoning District specific building standards (Section 6.2 – 6.8).

      ii.   Required off-street parking spaces shall be provided per Table 6-1 below.

 

   iii.   Driveways and Service Access:

      1.   Unless otherwise specified in the specific Zoning District standards in Sections 6.2 through 6.8, driveway access and off-street loading and unloading may be along General Frontages only.

      2.   Unless otherwise specified in the specific Zoning District standards in Sections 6.2 through 6.8 or through permitted adjustments, driveway and off-street loading and unloading may be located with access along a Pedestrian-Friendly Frontage street only if the property has no access to either a General Frontage street or joint use easement to an adjoining property with direct driveway access to any other street.

      3.   Unless otherwise specified in the specific Zoning District standards in Sections 6.2 through 6.8 or through permitted adjustments, driveways and off-street loading and unloading may be located with access along a Pedestrian Priority Frontage street only if the property has no access to either a Pedestrian-Friendly or General Frontage Street or joint use easement to an adjoining property with direct access to any other street.

      4.   Along Pedestrian Priority and Pedestrian-Friendly Frontages, driveway spacing shall be limited to one driveway per each block face or per 200 feet of block face for blocks greater than 400 feet in length.

      5.   Shared driveways, joint use easements or joint access easements shall be required to adjoining properties when driveway and service access is off a Pedestrian Priority Frontage or Pedestrian-Friendly Frontage.

      6.   Service and loading/unloading areas shall be screened per standards in Section 10.0.

      7.   Unless required to meet minimum fire access or service access standards all commercial, mixed-use and multi-family residential driveways shall be a maximum of twenty feet (20’) in width. Driveways used for service access (trash, fire, deliveries, etc.) shall be a maximum of thirty feet (30’) in width. Driveways wider than twenty-four feet (24’) in width shall only be located off of General Frontage Streets. Driveways along County controlled roadways shall meet Ramsey County Standards or the City’s adopted standards.

      8.   Additional easements may be required if shared driveways or access agreements are established.

      9.   Residential Driveways and Garages:

         a.   Unless required to meet minimum fire access or service access standards, driveways for Single-Family Residential Use Buildings shall be a maximum of twelve feet (12’) in width at the curb cut.

         b.   Garages for Residential Buildings shall be located on streets with General Frontage or at the rear of residential buildings.

         c.   If front-loaded garages are utilized on residential uses, each bay of the garage shall be no greater than twenty-four feet (24’) wide and set back at least three feet (3’) behind the front façade line, unless a front porch meets the requirements of Section 6.1(c)(iii)(9)(d) below. Front-loaded garages on residential lots less than fifty feet (50’) wide shall not be allowed. Townhomes and courtyard apartments shall utilize garages at the rear of the lot with access from streets with General Frontage or from Alleys.

            i.   Lots less than sixty-five feet (65’) in width shall not have more than twenty-four feet (24’) of garage facing the street.

            ii.   Lots sixty-five to seventy feet (65’-70’) in width shall permit up to three (3) car front-loaded garages provided the homes meet the following requirements:

               1.   Each bay of the garage shall not be greater than twenty-four feet (24’) wide and setback at least three feet (3’) from the front façade line, unless a front porch meets the requirements of Section 6.1 (c) (iii) (9) (d) below.

               2.   The garage portion of the home facing the street shall not exceed fifty-five percent (55%) of the total front façade of the home.

            iii.   Lots greater than seventy feet (70’) in width shall permit up to three (3) car front-loaded garages provided the homes meet the following requirements:

               1.   Each bay of the garage shall not be greater than twenty-four feet (24’) wide and setback at least three feet (3’) from the front façade line, unless a front porch meets the requirements of Section 6.1 (c) (iii) (9) (d) below.

               2.   The garage portion of the home facing the street shall not exceed fifty percent (50%) of the total front façade of the home.

         d.   If garage is flush with the front façade, a porch shall be added to the front façade measuring fifty percent (50%) of the main floor living space portion of the front façade and a minimum of six (6) feet in depth.

         e.   Front driveways shall be a minimum of twenty feet (20’) long and designed to fit at least two (2) parked vehicles and ensure that vehicles are parked outside of the public right-of-way.

   (d)   Street Screen Required:

      i.   Any non-residential parking lot frontage along a public right-of-way with surface parking shall be defined by a Street Screen. This required Street Screen shall be located at the right-of-way edge. Refer to Section 10.0: Streetscape and Landscape Standards of this Code for more specifications.

      i.   Facilities that include a loading dock shall have a maximum clear height of twenty-four feet (24’) as measured from the surface of the ground floor to the lowest point on the ceiling.

      ii.   No more than one loading dock shall be allowed per 10,000 square feet of building area.

      iii.   Cross docks, where loading docks are situated along two (2) walls of the same building, shall not be permitted.

      iv.   Loading docks shall be located in the side or rear yard and shall be screened from view of the public right-of-way.

   (f)   Fire Separation Requirement: Side and rear setbacks shall be based on minimum fire separation required between buildings, if applicable.

   (g)   Recessed Entry Setbacks: Building façade lines on recessed entries and arcade buildings shall be measured from the front of façade with the recessed entry or arcade (see Section 4.0 Definitions for illustration).

   (h)   Measuring Heights:

      i.   Elevator and stair enclosures; public flagpoles and monuments; and chimneys are exempt from the height limit.

      ii.   Spires, belfries, cupolas, and domes of churches shall not exceed a height of sixty-five feet (65’) as measured from the ground level.

      iii.   Vents, tanks, solar energy systems, HVAC equipment, and other mechanical enclosures shall be exempted from the height limits so long as they do not extend more than fifteen feet (15’) above the roof upon which they are located.

      iv.   Internal building height shall be measured from finished floor to bottom of the structural members of the ceiling.

      v.   Floor to ceiling heights shall not apply to parking structures or civic buildings.

   (i)   Encroachments:

      i.   Encroachments into the public right-of-way shall not be permitted.

      ii.   Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies may encroach over any required setback areas per standards established in each zoning district as long as the vertical clearance is a minimum of ten feet (10’) from the finished sidewalk elevation.

         1.   Maximum of fifty percent (50% of the depth of the sidewalk or ten feet (10’) (whichever is less) (except blade signs which shall encroach no more than six feet (6’) from the building façade line).

         2.   In no case shall an encroachment be located over an on-street parking or travel lane.

         3.   Additional license agreements are required for all encroachments over public right-of-way.

   (j)   Phased Developments: Due to the long-term development vision within the TRC, certain building form and site development standards may be deferred for phased development projects meeting the following criteria:

      i.   Submission of a site plan that illustrates how development and any related private improvements will be phased over time. Each phase of the site plan shall independently comply with all applicable standards of the TRC unless a Permitted Adjustment is granted.

      ii.   Required private landscaping and open space amenities may also be phased with the building.

      iii.   If a full block is being phased in development, design and development standards may be measured at the full block level in order to accommodate the various phases of the development.

   (k)   Required Public Improvements: All site plans that require public improvements such as sidewalk and streetscape improvements may be deferred through the payment of a proportional fee-in-lieu when the entire length of that block is not within the site plan.

 

 

   (a)   Illustrations and Intent

The Campus Commercial Zoning District facilitates a building format that allows multiple, single tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow for an individual plan approach for each campus or building, based on user preferences within a range of requirements.

 

 

 

 

 

 

 

   (a)   Illustrations and Intent

The Town Center Zoning District creates a vibrant commercial and residential environment that maximizes the potential for an outdoor experience. This district promotes walkability through allowing for housing, office, retail, restaurant and civic use, all within close proximity of each other.

 

 

 

 

 

   (a)   Illustrations and Intent

The Office Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Retail Mixed-Use but focuses on employment and compatible uses. This district promotes employment as a primary use, but allows for other commercial and up to ten percent (10%) retail uses.

 

 

 

 

 

   (a)   Illustrations and Intent

The Retail Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Office Mixed-Use, but focuses on retail and compatible uses. This district promotes retail as a primary use, but allows for other commercial uses.

 

 

 

 

 

 

 

   (a)   Illustrations and Intent

The Flex Office Zoning District creates an opportunity for large scale development for employment, and manufacturing uses that take advantage of the highway frontage and automobile access.

 

 

 

 

 

   (a)   Illustrations and Intent

The Civic District is intended to allow civic and community uses.

 

 

 

 

 

   (a)   Illustrations and Intent

 

 

The Building Design Standards for the TRC shall establish a coherent character and encourage enduring and attractive development. Site and/or building plans shall be reviewed by the JDA for compliance with the standards below (see Table 7-1 for more detail).

The key design principles establish essential goals for the redevelopment within the Plan Area to be consistent with the vision for a vibrant mixed-use development with a range of commercial, employment and residential uses serving the neighborhoods and the region. Buildings shall be located and designed so that they provide visual interest and create enjoyable, human-scaled spaces. The key design principles include:

   (a)   New and redeveloped buildings and sites shall utilize building and site elements and details to achieve a pedestrian-oriented public realm with glazing, shading and shelter;

   (b)   Design compatibility is not meant to be achieved through uniformity, but through the use of variations in building elements to achieve individual building identity;

   (c)   Building facades shall include appropriate architectural details and ornament to create variety and interest;

   (d)   Open space(s) shall be incorporated to provide usable public areas integral to the environment; and

   (e)   Increase the quality, adaptability, energy efficiency, sustainability, and resilience in Arden Hills’ building stock.

   (a)   Buildings shall be oriented towards Pedestrian Priority Frontages, where the lot has frontage along Pedestrian Priority Frontages. If a building has no frontage along a Pedestrian Priority Frontage, then it shall front a Pedestrian-Friendly Frontage. All other buildings may be oriented towards General Streets or Civic/Open Spaces.

   (b)   Primary entrances to buildings shall be located on the street along which the building is oriented (See Figure 7-1). At intersections, corner buildings may have their primary entrances oriented at an angle to the intersection. Building entrances shall be provided for all separate ground floor commercial use tenant spaces that are located along a Pedestrian Priority or Pedestrian-Friendly frontage.

   (c)   All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access and entrances may be placed on the corner of the building in order to serve both the sidewalk and the parking lot. Secondary and service entrances may be oriented to parking areas or alleys.

   (d)   Primary Entrance Design: Primary building entrances along Pedestrian Priority Frontages and Pedestrian-Friendly Frontages shall consist of at least two (2) of following design elements so that the main entrance is architecturally prominent and clearly visible from that street (see Figures 7-2):

      i.   Architectural details such as arches, friezes, awnings, canopies, arcades, tile work, murals, or moldings; or

      ii.   Integral planters or wing walls that incorporate landscape or seating elements; or

      iii.   Prominent three-dimensional, vertical features such as belfries, chimneys, clock towers, domes, spires, steeples, towers, or turrets.

   (a)   Commercial Use, Mixed-Use and Large and Medium Multi-Family Buildings:

      (i)   Facades greater than sixty feet (60’) in length along all Pedestrian Priority Frontage, Pedestrian-Friendly Frontages and Civic/Open Spaces shall meet the following façade articulation standards:

         1.   Include facade modulation such that a portion of the facade steps back or extends forward with a depth of at least twenty-four inches (24”)(see Figure 7-3).

         2.   The distance from the inside edge of a building projection to the nearest inside edge of an adjacent projection shall not be less than twenty feet (20’) and not greater than sixty feet (60’) (see Figure 7-3).

      (ii)   All other facades shall be articulated by at least one discernable architectural element every twenty feet (20’). Such architectural elements include, but are not limited to:

         1.   Changes in material, color, and/or texture either horizontally or vertically at intervals not less than twenty feet (20’) and not more than sixty feet (60’) (see Figure 7-3); or

         2.   The construction of building entrances, bay windows, display windows, storefronts, arcades, façade relief, panels, balconies, cornices, bases, pilasters, or columns (see Figures 7-4).

 

 

      (iii)   Façade Transparency Required:

         1.   All facades shall meet the minimum requirement for façade transparency (percentage of doors and windows) as established in Table 7-2 below.

         2.   In order to reduce building heat loss, a maximum of forty percent (40%) transparency coverage is recommended for the upper floors of northern facing facades.

 

 

   (b)   Single-Family and Small Multi-Family Use Buildings

      (i)   At least one (1) of the following shall be added along single-family building facades to add pedestrian interest along the street:

         ·   porches,

         ·   stoops,

         ·   eaves, or

         ·   balconies

      (ii)   Attached townhome facades shall have variation in architectural features and paint/siding between adjacent units. Variations of architectural features may include one of the following:

         ·   porches,

         ·   stoops,

         ·   eaves,

         ·   windows or doorway treatments or framing, or

         ·   other architectural features acceptable as variation by community development staff.

      (iii)   Windows and Doors:

         1.    All building facades single family use buildings shall meet the transparency requirements established in Table 7-2

         2.    All residential garage doors shall be double clad solid core garage doors.

      (iv)   The decking of front porches shall be constructed of one of the following materials:

         1.   Grade #2 or better cedar

         2.   Composite

         3.   Concrete

      (v)   In a detached single-family development, along each block face a minimum of five (5) façade designs or styles shall be required. No home shall have the same design, style, or paint/siding as the homes immediately adjacent or across the street. The following design standards shall be met:

         1.   Variation to façade and roof designs or styles shall be required through changes to size and location of windows, doorways, or changes in eave lines and massing.

         2.   In an effort to decrease monotony of design, changing the paint color or material type will not be considered a different design or style.

      (vi)   Single Family and Small Multi-Family buildings shall not have more than three materials used on the exterior of the structure. Of the three materials a primary material shall be used for a minimum of sixty percent (60%) of facades facing a public street. Primary materials shall be one of the following:

         1.   Masonry (individual brick, stone, cast stone, or other durable masonry material; any masonry product shall be mortared in place)

         2.   Cementitious fiber

         3.   Engineered wood

         4.   Wood, or

      (vii)   Secondary materials may be used up to forty percent (40%) of facades facing a public street. Secondary materials shall be one of the following:

         1.   A primary building material, or

         2.   Architectural metal with matte finish, or

         3.   Stucco utilizing a 3-step process of application.