Minutes - Planning Commission - 06/01/2006

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Case #5: Discuss Code Amendments for Portions of the TC-2 Town Center Zoning District; Case of City of Ramsey Associate Planner Geisler stated the City has initiated a Request for Proposals (RFP) process for the redevelopment of the area generally west of Armstrong Blvd and north of Highway 10. This area is currently part of the Town Center zoning district. This redevelopment project will require some revision of the zoning standards for this area. Staff is bringing a draft code revision before the Planning Commission for discussion prior to the scheduling of a public hearing. Associate Planner Geisler eXplained the City Council defined this district as a redevelopment area on February 14,2006. The City issued an RFP and is currently reviewing three proposals. The City Council is expected to select a preferred developer on June 13th, 2006. It is expected that this entire area will be acquired and developed by one master developer and will contain larger-scale commercial uses than are intended for the Town Center (such as big-box retail). The area is currently zoned TC-2, which is not intended to accommodate this scale of commercial development. Rather than assuming a lot-by-Iot development pattern and listing specific setbacks and lot standards (as is the case in the B-1 and B-2 zoning districts), the draft code is written to require a Master Plan for the entire district, and lays out performance standards that will be used to guide the development of that plan. Associate Planner Geisler advised this represents a different approach to zoning than the City has taken in the past and will require a different review process for development within this area. Staff is proposing to utilize the Planned Unit Development (PUD) process, and to approve a Master Plan as a Preliminary Site Plan under the PUD requirements. Under this idea, once the City has approved a Master Plan that meets the performance standards in the proposed code, any significant changes to the Master Plan would require the developer to process a revised Preliminary Site Plan for the entire site. A final site plan would be processed for each phase of the project as they are constructed, ensuring compliance with the Master Plan. Ms. Geisler reviewed the draft code revision. She indicated the Council discussed the code at a recent work session and was generally in favor of the revision with a recommendation for additional storm water treatment, adding to the landscaping section with the possibility of a tree canopy requirement, and the possibility of larger parking stalls in this area. Commissioner Trites Rolle inquired if the existing businesses in this area will remain and Associate Planner Geisler replied the City initiated eminent domain in this area. Commissioner Van Scoy requested clarification regarding the statement not usually found in shopping center structures included in Subdivison I; Intent. Associate Planner Geisler explained this area will not really be an enclosed mall type environment; it will be more of a Riverdale type setting, and is expected to have multiple pads throughout the site. Chairperson Nixt indicated this statement should clarifY between a large central structure with multi-tenants, as opposed to various structures occupied by I or 2 owners and surrounded by parking. It should be clarified that this area will provide complimentary uses, but uses that are Planning Commission/June 1,2006 Page 16 of 19