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REQUEST FOR PLANNING COMMISSION ACTION
Families, Fields and Fair
__________________________
The City That Soars!
Description Planned Unit Development at the former Hermes Nursery site, with Comprehensive
Plan Amendment, rezoning and preliminary subdivision
Background
The City's Comprehensive Plan, adopted 2009, identified four potential sites for
future redevelopment to meet projected housing needs to 2030. In 2010, a new
zoning district, R-5M, was created to provide for higher density residential use,
possibly mixed with commercial use, on the four sites. The City anticipated that
each site would be developed individually as a PUD when the time came. The four
sites were rezoned 5M. The Hermes Nursery property comprising three parcels at
1750-1790 Larpenteur Avenue (PINs 212923120005, 212923120006, 212923120007) is
one of the sites.
After a couple of years on the market, the Hermes property is to be acquired by the
Carl and Eloise Pohlad Family Foundation in partnership with CommonBond
Communities. The Foundation proposes to re-use approximately two thirds of the
site, including existing structures, as an urban farm for the purpose of growing and
distributing healthy food for local use, while CommonBond Communities will
develop a 47-unit multi-family residence on the northeast portion of the site.
To proceed with this project, three zoning actions are needed. First, the text of the
Comprehensive Plan must be amended to allow for mixed use within the site as a
whole, not necessarily a single building, and to allow for the proposed food growing
and distribution use on land guided for Mixed Use Residential. Second, the property
needs to be rezoned as a Planned Unit Development. Finally, a preliminary
subdivision of the site is requested to give CommonBond Communities separate
control of the land where the housing will be developed.
In order to make the most efficient use of the City’s and community's time and
resources, the three processes are to be addressed in one combined public hearing
and then acted on separately by the Planning Commission. Notice of the hearing
was published by the Roseville Review on April 9 and mailed to owners of
properties within 350 feet.
Analysis When the Comprehensive Plan was adopted in 2009, urban farming was not
anticipated as a prospective use for land guided as Mixed Use Residential.
However, the urban farming concept is highly compatible with at least two
components of the visions, values and objectives stated in the plan: Becoming a
Meeting Date April 23, 2013
Agenda Items 1, 2 and 3
Title Planned Unit Development at 1750-1790
Larpenteur, formerly Hermes Nursery
Submitted By Deborah Jones, Zoning and Planning Director
sustainable energy efficient community and becoming a healthier, more active and
livable community. Since the departure of the farmer’s market several years ago
there has been no place in the City of Falcon Heights to purchase healthy, fresh food
for home preparation. The proposed urban farm will help fill that gap. This type of
food-producing operation is designed to fit into limited spaces in urban
environments, including inside buildings, on roofs and on small landscaped areas,
and is compatible with residential and other commercial uses.
Furthermore, the food-growing operation and the proposed multi-family building
will serve the plan’s goals of creating new housing adjacent to public transit and
providing improved neighborhood identity and connectivity along Larpenteur
Avenue. The site is less than half a mile from the future arterial bus rapid transit
route to be implemented on Snelling Avenue, connecting to Roseville and both the
Green Line and the Blue Line LRT
Text Amendment to the Comprehensive Plan. The Comprehensive Plan’s
definition of Mixed Use Residential (page 69) assumed that residential and
commercial uses would be combined with the same building. The definition does
not provide for mixed uses within the site but within the same building. The
proposed P.U.D. needs the flexibility of separating the residential and non-
residential uses in different buildings within a coordinated plan for the whole site.
Future development of the other R-5M sites is likely to need similar flexibility. The
other purpose of the text amendment is to explicitly include urban farming as a type
of use that can be mixed with residential uses on land guided as Mixed Use
Residential. This is a change to the definition of Mixed Use Residential only. No
change is proposed to the boundaries of land guided for this use in the
comprehensive plan.
Planned Unit Development Rezoning. As anticipated in the comprehensive plan,
this site will need the additional flexibility provided by P.U.D. as it will not fit the
existing R-5M zoning. The development plan is attached. The new P.U.D. zoning
will be adopted by ordinance, draft attached.
Preliminary Subdivision. The three pieces of property comprising the former
Hermes Nursery need to be re-platted prior to the redevelopment of the site.
CommonBond Communities requires possession and control of its own parcel in
order to proceed with the building of the proposed apartment building. The current
property is divided into three parcels, each with its own Property Identification
Number (see above). The plat will draw a new boundary line dividing the multi-
family residential parcel from the urban farm operation.
Budget Impact To be determined
Attachment(s) Application for text amendment to the Falcon Heights Comprehensive Plan
Text of existing definition of Mixed Use Residential land in the Falcon Heights
Comprehensive Plan (page 69)
Application for a Planned Unit Development, including location map, site plan,
topographical survey, parking and traffic access plan, grading and utility plan,
landscaping plan, elevation sketches, location maps, and narrative statements.
P.U.D. Rezoning Ordinance Draft
Application for preliminary subdivision with preliminary plat
Public hearing notice and letter sent with notices mailed to properties within 350
feet
Map of properties within 350 feet of the proposed P.U.D.
Actions
Requested
Hold a public hearing on the Comprehensive Plan amendment, P.U.D. rezoning
and preliminary subdivision
Discuss the proposed comprehensive plan amendment and make a
recommendation to the City Council.
Discuss the proposed Planned Unit Development and make a recommendation
to the City Council.
Discuss the proposed subdivision of land and make a recommendation to the
City Council on the preliminary plat.
Urban Farm Concept Paper
CommonBond Communities and the Pohlad Family Foundation are working together to create a healthy
living campus where affordable housing is mixed with an urban farm and organic food distribution
business, providing access to healthy food for all, potential employment and educational opportunities
for residents.
The business model is simple. Grow and distribute local organic food utilizing people trained in
sustainable and organic farming practices in an urban environment through an urban farming coop,
storefront, education, natural foods distribution, and healthy living campus.
BACKGROUND
Awareness of the importance of healthy food has grown exponentially during the past decade. Medical
research has demonstrated the positive effects of healthy food –in treating and preventing
disease. News media frequently cover local, small farm production methods and plans for business
growth. Independent filmmakers have documented the benefits of sustainable growing practices,
ultimately influencing the increased demand for healthier food product.
Access to locally grown, healthy food is in demand. Awareness of where food is grown has increased
the number of buyers but the cost to produce and transport healthy foods has made it difficult for
underserved populations to afford.
URBAN FARM CO OP
Marketing plan – the urban farm coop will be dedicated exclusively to the production and distribution of
certified organic food in an urban setting. It will be the first attempt to create a larger market for these
products -- selecting its members based on training, capacity, and production of certified organic
products. The fresh and value added product mix sold will be determined by market surveys of local
consumers, restaurant chefs, local coop grocery stores, and institutional buyers.
Production estimates – sales are projected from $1 million to $5 million in five years.
Impact on the area -- positive attention; students from throughout the state for training that will occur
year round; 5-15 jobs; small deli/grocery store serving the local and surrounding community of visitors
with a small increase of activity/traffic on weekends.
Financial viability – proceeds from sale of part of the land to CommonBond will be reinvested into farm
and distribution center; thorough and expert planning (May -Oct 2013); sufficient start-up time (Dec.-
April 2014); no or small debt service; grand opening (May 2014). Revenue from co-op members begins
year 2.
HOUSING
CommonBond Communities plans to create 47 units of new affordable housing on a portion of the
former Hermes Floral Headquarters and greenhouse in Falcon Heights. Housing will intentionally
complement and integrate with the food operation, offering on-site programming for residents.
The housing units will be targeted to “workforce” households, including individuals and families working
in the surrounding community and on-site with the food operation. Current plans for housing include 1,
2, and 3 bedroom units to appeal to and attract a broad spectrum of households and socio-economic
backgrounds. The project will include affordable and “market rate” units, with rents for all affordable
units set at or below 60% area median income (AMI). The market rate units will be available to
households of all income levels, but the rents will be tied to Fair Market Rents (FMR) as set by HUD to
help ensure natural affordability for those units as well.
The project will also include office and gathering spaces for CommonBond Advantage Services
programming and operations. Advantage Services are designed to provide tools, connections to local
community resources, and support for residents to help make the CommonBond housing experience a
foundation to build success and maintain independence. Advantage Services will be available for all
residents free of charge and on a voluntary basis. Typical Advantage Services programming includes
help with employment, help with homework, and on-site health and wellness, though additional
programs will be developed specific to this project which connect residents to the healthy food
operation. Those programs are expected to include healthy food and nutrition education, agricultural
business practices, and connecting to employment opportunities.
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CITY OF FALCON HEIGHTS
RAMSEY COUNTY, MINNESOTA
ORDINANCE NO. ______
AN ORDINANCE AMENDING CHAPTER 113 OF THE
FALCON HEIGHTS CITY CODE, THE ZONING ORDINANCE,
REZONING PROPERTY TO PLANNED UNIT DEVELOPMENT
THE CITY COUNCIL OF FALCON HEIGHTS ORDAINS:
SECTION 1. Chapter 113 of the Falcon Heights City Code is amended by adding the
following definition:
Urban Farming is the practice of cultivating, processing, distributing food in or around a
village, town or city, excluding poultry, livestock and beekeeping.
SECTION 2. Chapter 113 of the Falcon Heights City Code is amended by adding
Section 113-209 to provide as follows.
113-209 URBAN FARM PLANNED UNIT DEVELOPMENT DISTRICT
(a) LEGAL DESCRIPTION. The legal description of this PUD is lots 1 and
2, block 1 Urban Farm Project Addition.
(b) PURPOSE. The purpose of the Urban Farm PUD District is to provide
for the mixed uses of an urban farm and an apartment building.
(c) SCOPE. The provisions of this section apply to the Urban Farm Planned
Unit Development.
(d) PERMITTED USES.
(1) Urban farming;
(2) 47 unit affordable and market rate apartment building;
(3) Permitted uses in the R-5M zoning district;
(4) Essential services.
(e) PERMITTED ACCESSORY USES.
(1) The accessory uses in the R-5M zoning district.
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(f) DEVELOPMENT STANDARDS. The PUD must be maintained in
accordance with the following documents and plans which are on file with
the City and which are incorporated herein by reference:
(1) Urban Farm Project Addition Plat;
(2) Topographic Survey prepared by Jacobson Engineers & Surveyors
dated _____________, 2013;
(3) The following plans dated __________, 2013 prepared by LHB for
lot 1, block 1: Architectural Site Plan, Site Plan, Grading and Utility
Plan, Landscape Schematic, Site Perspectives, Basement/Garage
Plan, First Floor Plan, Second Floor Plan;
(4) Management Plan for the Urban Farm on lot 2, block 1 prepared by
_______________ dated ___________, 2013
(5) Site Plan for lot 2, block 1 prepared by ________________
Dated ______________, 2013
SECTION 4. The zoning map of the City of Falcon Heights shall not be republished to
show the aforesaid rezoning, but the City shall appropriately mark the zoning map on file in the
City for the purpose of indicating the rezoning hereinabove provided for in this Ordinance, and
all of the notations, references and other information shown thereon are hereby incorporated by
reference and made a part of this Ordinance.
SECTION 5. This ordinance is effective immediately upon its passage and publication
according to law.
ADOPTED this ______ day of ____________, 2013, by the City Council of the City of
Falcon Heights, Minnesota.
CITY OF FALCON HEIGHTS
BY: ______________________________________
P e t e r L i n d s t r o m , M a y o r
ATTEST:
____________________________________________
Bart Fischer, City Administrator/City Clerk
Properties within 350 Feet of Hermes Site
Larpenteur Avenue
F a i r v i e w A v e
n u e
Hermes Site
U of M
U of M State Fair
Existing Apartments Existing Apartments
State Fair