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HomeMy WebLinkAboutPC Packet 9.26.2023City of Falcon Heights Planning Commission City Hall 2077 Larpenteur Avenue West AGENDA Tuesday, September 26, 2023 7:00 p.m. A.CALL TO ORDER: 7:00 p.m. B. ROLL CALL:Scott Wilson ____ Laura Paynter ____ Jacob Brooks ____ Mike Tracy ____ Jim Mogen ____ VACANT Jake Anderson ____ Council Liaison - Mayor Gustafson ____ Staff Liaison – Hannah Lynch ____ C.APPROVAL OF AGENDA D.APPROVAL OF MINUTES 1.Regular Meeting – June 27, 2023 2.Workshop – July 25, 2023 3.Workshop – August 22, 2023 E.PUBLIC HEARING – Gibbs Farm Rezoning and Redevelopment – PUD Proposal F. NEW BUSINESS 1.Gibbs Farm Rezoning and Redevelopment – PUD Proposal G.INFORMATION AND ANNOUNCEMENTS 1. Staff Liaison Report 2.Council Liaison Report H. ADJOURN Next regular meeting date: October 24, 2023 CITY OF FALCON HEIGHTS Workshop of the City Planning Commission City Hall 2077 West Larpenteur Avenue MINUTES June 27th, 2023 at 7:00 P.M. A. CALL TO ORDER: 7:00 P.M. B. ROLL CALL: Scott Wilson _X_ Jim Mogen X__ Laura Paynter _X_ Jacob Brooks _X_ Joel Gerich _X_ VACANT Jake Anderson _X_ Council Liaison Gustafson _X_ City Administrator Linehan _X_ Staff Liaison Lynch _X_ C. APPROVAL OF AGENDA: Paynter motion, approved 4-0 D. APPROVAL OF MINUTES: 1. Regular Meeting – May 23, 2023 Anderson motion, approved 4-0 E. PUBLIC HEARING N/A F. NEW BUSINESS 1. Informal Review – 1407 Larpenteur Avenue W, Townhome Proposal Staff Liaison Lynch gave an overview of the information that the property owner hand provided, and reminded attendees that is a workshop format, no action will be taken, and there will be no approval or denial of any proposals, nor will any recommendation be provided to city council. There have been no official applications received for development at 1407 Larpenteur. 1407 Larpenteur Avenue west is currently a vacant dry-cleaning business, among other things, dating back to a Shell Oil station in the early years of Falcon Heights. It is currently zoned B1 – Neighborhood Convenience Business. It was noted that if the property owner decided to move forward with a business listed in the B1 zoning code, a public hearing would be held but if the applicant met the requirements they would be entitled to a permit. Anything outside the list of the B1 permitted uses would require a change to zoning and/or code to make it feasible. The draft proposal showed a total of two separate buildings running north-south on the site, with five townhome units in each building. Access would be from both Larpenteur and Albert Street. Lynch noted the issues with the current plan as it relates to City Code. Among them: • Residential uses not permitted; R4 would be likely zone required • PUD would be required for multiple buildings • Building height and setbacks • Access from Larpenteur must be removed • Various engineering plans would be required for environmental and utility concerns • Comprehensive Plan update would be required The Commissioners held an initial discussion on the suitability of the proposal. The developer then spoke, addressing some of the initial concerns raised by the Commissioners, along with providing additional information around his vision for the property and constraints that drive the draft proposal to its current state. The meeting was then opened to feedback from community members. Feedback was generally consistent and included: • Concern about not following setback requirements and setting precedent for future development • Traffic and street parking concerns • Safety concerns as Albert Street leads north to Falcon Heights Elementary School, and many people use it as a pedestrian thoroughfare to the school. The Commission had a closing discussion, with feedback to the developer that the while a residential proposal would be suitable for the site, it would need to closely align with current residential code requirements, including setbacks, to have a reasonable chance of approval. G. INFORMATION AND ANNOUNCEMENTS 1. Staff Liaison Report Staff Liaison Lynch noted that the grant for the Larpenteur Corridor study has been approved, with more information to follow. 2. Council Liaison Report Mayor Gustafson noted several events, including the Ice Cream Social on July 27th and the Night to Unite on Tuesday, August 1st. On July 17th, the Community Engagement Commission will hold a briefing on Night to Unite, Neighborhood Watch and Public Safety. H. ADJOURN 8:15 PM CITY OF FALCON HEIGHTS Workshop of the City Planning Commission City Hall 2077 West Larpenteur Avenue MINUTES July 25th, 2023 at 7:00 P.M. A. CALL TO ORDER: 7:00 P.M. B. ROLL CALL: Scott Wilson _X_ Jim Mogen _X_ Laura Paynter _X_ Jacob Brooks _X_ Joel Gerich _X_ VACANT Jake Anderson _X_ Council Liaison Gustafson _X_ Staff Liaison Lynch _X_ C. APPROVAL OF MINUTES: 1. N/A D. PUBLIC HEARING 1. N/A E. NEW BUSINESS 1. Discussion – City Code Updates Staff Liaison Lynch explained the need for updates to City Code, citing the need to clarify confusion portions or address areas that come up frequently in Code Enforcement. She went through updates added and the Planning Commission discussed. Updates included adding required information from the State in the Stormwater Management chapter, making suggested changes to the Subdivision chapter and allowing for an administrative process for a 2-lot subdivision, and adding requirements for certification of taxes paid in the Zoning chapter for amendments, variances, and conditional use permits. The Commission also discussed the uses permitted in the different zoning districts and determined the Larpenteur-Snelling Corridor Study would be a good opportunity for a discussion around this. F. INFORMATION AND ANNOUNCEMENTS 1. Staff Liaison Report Staff Liaison Lynch reported the Larpenteur-Snelling Corridor Study was to be approved the following night by City Council and should be kicking off in the next month. 2. Council Liaison Report Mayor Gustafson thanked everyone for coming out to the Ice Cream Social event, where over 600 ice creams were served. G. ADJOURN 8:45 PM CITY OF FALCON HEIGHTS Workshop of the City Planning Commission City Hall 2077 West Larpenteur Avenue MINUTES August 22nd, 2023 at 7:00 P.M. A. CALL TO ORDER: 7:00 P.M. B. ROLL CALL: Scott Wilson _X_ Jim Mogen _X_ Laura Paynter _X_ Jacob Brooks _X_ Joel Gerich _X_ VACANT Jake Anderson _X_ Council Liaison Gustafson _X_ Staff Liaison Lynch _X_ C. APPROVAL OF MINUTES: 1. N/A D. PUBLIC HEARING 1. N/A E. NEW BUSINESS 1. Larpenteur-Snelling Corridor Study Kickoff – WSB Staff Liaison Lynch introduced Kim Lindquist and Jim Gromberg from WSB. Kim Lindquist will be the Project Manager for the Larpenteur-Snelling Corridor Study, and Jim Gromberg works on Economic Development. Lindquist described the process for the Study, including holding a second meeting with the Planning Commission before moving forward with a public meeting for input, community survey, and a social pinpoint map utilizing GIS. She stated there would be around five meetings total, including focus groups. She asked the Planning Commission to discuss what is wanted from the project, goals for the community, and opportunities and impediments. The Commission discussed the need for housing, what type of housing, and the opportunity for “horizontal multiuse redevelopment.” The Commission also discussed the potential for the UMN golf course to be redeveloped in the future, based on the University’s comprehensive plan which now lists the golf course as an opportunity zone. F. INFORMATION AND ANNOUNCEMENTS 1. Staff Liaison Report - None 2. Council Liaison Report - None G. ADJOURN 9:00 PM ITEM FOR DISCUSSION City of Falcon Heights, Minnesota __________________________ Item Gibbs Farm Rezoning & Redevelopment – PUD Proposal Description Gibbs Farm is located at the intersection of Cleveland and Larpenteur Avenue. It is owned by the Ramsey County Historical Society (RCHS), a 501c3. Traditionally, it was assumed this organization was a department of Ramsey County. This is not the case. The purpose of this application is two-fold. Gibbs Farm is seeking a PUD to add two additional structures and renovations to existing structures to their land to allow the availability of the museum to students and families on a year- round basis. The first part of this application will be a rezoning, followed by the PUD. PART ONE The property was previously three parcels that have now been combined into one. The westernmost portion of the property is zoned R-1 and the remainder of the property is zoned P-1. P-1 zoning is intended for parcels that are not subject to municipal zoning such as the University of Minnesota and the Minnesota State Fair. The P-1 zoning section 113-180 requires that: “All public (city, state, school district, state fair, University of Minnesota, and other) land owned and operated for public purposes is zoned for what may be the most appropriate private use should the land be sold, leased, or otherwise transferred from public ownership and/or use. (c) Allowed uses. The “public land” overlay district is in addition to and not in lieu of the regular or original zoning district applied on the zoning map with the following uses. (1) Private use of land. Designate land areas that, if sold or otherwise made available for private use, the city council shall determine, after public hearing, the permanent zoning. No Meeting Date September 26, 2023 Agenda Item Public Hearing E-1 Attachment See below. Submitted By Hannah Lynch, Community Development Coordinator private building or occupancy permits shall be issued until said determination is made by the city council.” As the Ramsey County Historical Society is a private, not public, institution, a zoning designation must be determined by City Council. B-2 zoning would be an appropriate zoning district to designate this parcel. The only zoning district in City Code that references a museum is in section 113-178, B-2 as item (d), Conditional Use #8. Rezoning this property would allow the use, however the buildings on the land would be considered legal non-conforming. As the applicant is also wanting to construct additional buildings, it would be appropriate to designate this zoning with a PUD overlay to bring all structures into zoning compliance. PART TWO Gibbs Farm is an important historical and cultural site in Falcon Heights and reaches approximately 15,000 students a year through field trips and summer camps. As it currently stands, the majority of the site is only able to be operated late spring-early fall. In 2018, a Master Plan was completed for the Gibbs Farm site. As a result of this, in 2020 the red barn was renovated to be a year-round facility. This PUD proposal would allow RCHS to reach 30,000 students per year with local history education, support an after-school program, increase the site’s rental capacity, add safety and comfort features for guests, support increases in general visitation, and create high-quality space supporting the preservation of the RCHS collection. Proposed Use In September 2023, an application was received for a rezoning and PUD at the Gibbs Farm site to allow for the addition of a 16,000 square foot education building, a 4,000 square foot preservation facility, and the renovation of the existing annex building. The zoning proposal would change the zoning designation of the land from R-1 with a P-1 overlay to B-2 with a PUD overlay. Below is an overview of the changes to be made as a result of this proposal. A full description can be found in the applicant’s formal application and narrative, attached to this RCA. 1. Current Admissions Building – To be demolished at start of construction to allow for the new education building. 2. Annex / Gibbs Farm Office – Renovated to allow for accessibility. 3. Red Barn – Was remodeled in 2020. Not currently planned, but will possibly look at a small addition to the west to allow for storage and an enlarged catering kitchen. 4. Historic Gibbs Farmhouse – Will undergo necessary preservation projects during site construction period. 5. Stoen Schoolhouse – Will undergo necessary preservation and accessibility projects during site construction period. 6. Historic White Barn – In the coming years, the lean-to portion of the lower level on the west side of the building will likely be rebuilt for preservation purposes. 7. Replica Sod House – No changes proposed. 8. Replica Bark Lodge – No changes proposed. 9. Annex Garage – To be demolished and replicated in approximate size during the construction / renovation of the Annex / Gibbs Farm Office building. 10. Annex Poolhouse – May be demolished during the construction / renovation of the Annex / Gibbs Farm Office building. 11. Parking Lot – Currently there is a 60-space asphalt parking lot located on the northeast corner of the site. An additional curb cut onto Cleveland is proposed for school bus use. There will also be an elevation change to transition to the elevation of Cleveland Avenue more easily. 12. Outdoor Classroom – No changes proposed; are seasonal in nature and are taken down and/or replaced every 3-5 years. 13. Sweat Lodge – Storage and restroom facilities for use by those who participate in the usage of the sweat lodge will be incorporated into the renovation or new construction of the Annex / Gibbs Farm Office. 14. Original Sod House Site – May be reopened in the future for further excavation. 15. Site Trails – To be resurfaced and enlarged for accessibility. 16. Prairie – Will be maintained during and after construction. 17. Courtyard – No changes proposed. 18. Pasture – In the future, an approximately 240 square foot insulated animal care shed will be added to the location. 19. Gardens and Orchard – No changes proposed. 20. Animal Pens – No changes proposed. Additional Comments: 1. Class 5 aggregate paths across the site will be regraded. 2. Stormwater management will be included across the three main areas of the property. Goal is to manage all stormwater on site. 3. A sidewalk between Cleveland and the easternmost part of the Gibbs Farm Site will be constructed. 4. A 700 square foot plaza at the northwest corner of Larpenteur and Cleveland Avenue will be constructed. Will also include a new monumental sign identifying Gibbs Farm. 5. New education building will become the new “entrance” onto the Gibbs Farm site. 6. New buildings, preservation facility and education building, are designed to meet Minnesota B3 environmental standards. B3 guidelines can be found at this link: https://www.b3mn.org/wp- content/uploads/20210820_B3GuidelinesVersion32r01_Small- Buildings-Updates-Final.pdf 7. A site survey was completed to locate all notable trees to guide architects and construction firm to remove as few trees as possible. 8. In regard to phasing, the design development is complete. Construction documents will be completed by October 2023. Historic building preservation projects, site and landscape updates, a new animal care shed/shelter, and updates to office and main parking lots are expected to begin in 2024 and end in 2025. Construction may need to be completed in phases; should that occur, and new construction scheduled will be provided to the City. Renovation to the Annex building is anticipated but not currently scheduled. The Amendment Process Notice Required Planned unit developments may be permitted in the legislative discretion of the city council. The application and hearing process for a planned unit development is the same as is required for other zoning chapter amendments. The standard notice requirement for amendments to a zoning district boundary is mailing a notice to all property owners within 350’ of the property. As a best practice however, the City mails to all property owners and residents within 500’. The notice was also posted at City Hall and published in the Pioneer Press on September 16 and September 18, 2023. Comprehensive Plan Consistency A PUD must be consistent with the city comprehensive plan and the intent and purpose of the City Code provisions relative to land use, subdivision and development. Gibbs Farm is considered a community and cultural asset and public attraction within the City of Falcon Heights. This use would not be changing, but rather expanding and rehabilitating to increase the availability of this resource to the public. Several relevant goals have been provided below for reference, however a full copy of the 2040 Comprehensive Plan can be found online: https://www.falconheights.org/government/departments/community- development-planning-and-zoning/comprehensive-plan From Falcon Heights 2040 Comprehensive Plan: Larpenteur Corridor Goals: 2. To encourage the evolution of the Cleveland/Larpenteur hub into a well-designed civic, cultural and recreational precinct and an attractive gateway to both the City of Falcon Heights and the University of Minnesota. Historical Resource Protection Goals 1. To conserve historical resources in the community. 2. To protect architecturally significant structures of all ages within the City. Notes and Observations from Staff Engineering Engineering staff reviewed plans dated May 4, 2023 and Stormwater Drainage Report dated September 8, 2023 and has submitted the following comments: - Plans must be signed by a professional engineer licensed in the state of Minnesota prior to issuance of City permits. - Applicant shall submit soil borings for review. - Applicant shall obtain permit from Ramsey County for all work within County right-of-way including, but not limited to, driveway access, watermain, stormwater pipe, and sidewalk. - Applicant shall obtain permit from SPRWS and MDH, if applicable, for watermain work proposed. - Applicant shall work with City and Ramsey County staff to determine whether the new sidewalk along Cleveland Avenue will be publicly- or privately-owned and maintained. If public, additional easements or requirements may apply. - Applicant’s engineer shall verify need for 8” water service for the proposed education building. - All gate valves and manholes outside of pavement shall have structure markers installed by the contractor. - Applicant’s engineer shall work with City and SPRW staff to verify hydrant lead will have adequate separation from the Cleveland Avenue-adjacent stormwater BMP. - Applicant shall provide additional information on the elevation of sanitary services. - Sanitary service cleanouts are required at 100’ intervals. - Water services require a minimum 18” vertical clearance and a 36” horizontal clearance if placed int eh same trench as the sewer service. - Add a label Emergency Overflow (EOF) routes and elevations for low points on the site in grading plans to verify adequate separate for structures. - SWPPP shall specify seed mix. - Revise plan to clearly show grading limits on the grading and erosion control plans. - Add a note to the grading plan that no wheeled machines shall be used to excavate BMP(s), and/or during the backfilling. - Add a note to the grading plan that no construction traffic is allowed over the BMP(s) during any phase of the project. - Add a note to the grading plan that BMP(s) shall be protected from all exposed soil during all construction activities. - Add a note to the grading plan BMP(s) shall be ripped with a toothed bucket to remove soil interface, prior to installing backfill material. - Add a note to the grading plan that BMP(s) shall not be open to accept water until the site is stabilized. - Add a note on the SWPPP and Utility Page that a City approved dewatering/pumping plan is required prior to any pumping activity. Notify City of Falcon Heights prior to beginning any pumping activity. - Provide a copy of the Watershed District Permit(s), or documentation that a permit is not required. Note that RCWD rules require the reduction of runoff rates to be at/below 80% of existing conditions. Discuss requirement with the district and update if necessary. - Provide a copy of the NDPES Permit(s), or documentation that a permit is not required. - Provide a copy of the Ramsey County Permit(s), or documentation that a permit is not required. - An as-built for site grading and stormwater infrastructure will be required prior to final approval. - Stormwater Drainage Report o Page 3 and 71 of 125 provide two different disturbed area numbers. Clarify correct value, update calculations as needed. o HydroCAD report calls out an infiltration basin 8P, but plans show all biofiltration. Provide clarification, and update plans/report as needed. o HydroCAD report page 30 calls out sub watershed Pr-03 draining to a cistern, and 72 calls out Stormwater Reuse. Provide plans and details for the cistern/reuse system. - Applicant must enter into an Operations and Maintenance Agreement with City for their stormwater BMPs. Ramsey County – Ramsey County Public Works has no comments on the Gibbs Farm development plans. City Planner and Planning Consultant – No additional comments. Fire Marshal - TBD Future Steps After recommendation from the Planning Commission, City Council may act upon the proposed amendment. Pursuant to Minn. Stats. §15.99, the amendment must be approved or denied within 60 days from the date a properly completed application is received by the city. Budget Impact None. Attachment(s) -Application for rezoning to B-2 with PUD overlay -Narrative from applicant -Proposed plans from applicant -Stormwater drainage report from applicant -Posted Notice -Newspaper Notice -Newspaper Notice Affidavit -Notice to Property Owners / Residents - Section 113-35 from Falcon Heights City Code – Amendments to Zoning Code Action(s) Requested Staff requests a public hearing be held on this request, followed by a recommendation of approval for a rezoning of the parcel to B-2 with PUD overlay as drafted, with additional conditions listed below. -Address all points from city engineering staff. -Address any concerns from city fire marshal. 1 Gibbs Farm – Planned Unit Development Application Introduction & Background Ramsey County Historical Society (RCHS) is pleased to submit the following rezoning request for the Gibbs Farm site located at the northwest corner of Cleveland Avenue and Larpenteur Avenue. The Subject Site is comprised of approximately 8.25 acres of land with eight existing buildings totaling 17,750 square feet located at 2097 and 2129 Larpenteur Avenue West in Falcon Heights, Minnesota. The Site is bordered to the south by Larpenteur Ave West and to the east by Cleveland Avenue. RCHS is proposing to add two new buildings, renovate the Annex building, as well as make needed accessibility and landscape improvements to the Gibbs Farm site. These buildings additions and site improvements will allow RCHS to reach 30,000 students each year with local history education, support an after-school program, increase the site’s rental capacity dramatically, add safety and comfort features for guests, support significant increases in general visitation, and create for the first time sufficient high- quality space supporting the preservation of the RCHS collection. Key Component Size/Location 1. 16,000 sf Education Building – replaces existing Admissions Building (800 sf) adjacent to parking lot in the NE corner of the site. 2. 4,000 sf Preservation Facility – located directly west of existing Red Barn. 3. Renovate existing Annex building (5,400 sf) in same general footprint. Gibbs Farm includes the Gibbs Farmhouse, listed on the National Register of Historic Places. Gibbs Farm interprets 19th century Dakota and early Minnesota farming history. These interpretive programs are centered on the seasonal life of the Dakota of Ȟeyáta Othúŋwe (Cloud Man’s Village) and on the everyday life of Jane Gibbs, her husband Heman, and their five children. Jane Gibbs was adopted by a missionary family and spend several years of her childhood at Cloud Man’s Village. RCHS has been working with members of the Dakota Community since 1998 to develop and present the Dakota program curriculum. Gibbs Farm opened as a historic site for visitors in 1954. Gibbs Farm reaches 15,000 students a year through field trips and summer camps. These field trips are crucial for educators as they meet many state education standards in social studies. Gibbs Farm also offers weekly public hours throughout the summer and early fall, large community gatherings such as Apple Festival, adult orientated evening programs, virtual programs, and rental opportunities. Ramsey County Historical Society completed a Master Plan for the Gibbs Farm site in 2018. As a result of the Master Plan completion, the Gibbs Farm Red Barn was renovated to be a year- round facility in 2020, allowing for limited winter and off-season programming. Ramsey County 2 has generously funded the design development for the education building, collections preservation facility, and site improvements. RCHS completing the design process with HGA Architects and A&P Construction. Building & Site Configuration & Design The existing buildings are as follows (please see attached aerial map on page 11 for numbered placement on site): 1. Current Admissions Building and proposed site of Education Building The existing Admissions Building (800 square feet) is a wood-frame seasonal building used as an entry to the site for public hours and programs. Although its appearance is historic, it was constructed in 1985. It also houses the gift shop, two restrooms, and a breakroom area for Gibbs Farm seasonal staff. The Admission’s Building will be demolished at the start of construction for the new education building. 3. Annex/Gibbs Farm Office The Annex/Gibbs Farm Office building (5600 square feet) is former home with a brick façade. It was constructed in the 1920s and a significant addition was added in the 1980s. RCHS acquired this property in 2005. It is used as an office for permanent staff and for storage for Gibbs Farm program materials. The main floor includes a staff kitchen as well as a large meeting space. Permanent staff also use the driveway for daily parking. This building is not currently ADA accessible. This building will be renovated to allow for accessibility at some point in the future. 4. Red Barn The Red Barn (1900 square feet), a wood frame structure, was constructed in 1958 as an interior seasonal space for educational programs. It was originally located on the south side of the historic White Barn but was moved 90 degrees to its existing location in 1997. In 2020 the building was renovated to create a year-round heated space. During this process, the second floor was mostly removed. A small section of the second floor remains on the north end of the building and houses HVAC equipment. The building includes a caterer’s kitchen and four restrooms. This facility is still used for educational programs as well as for rental events. While not current planned, a small addition to the west may be added to allow for storage and an enlarged catering kitchen. 3 5. Historic Gibbs Farmhouse The Gibbs Farmhouse (4,500 square feet) is an original wood frame structure constructed in three phases by Jane and Heman Gibbs. It was added to the National Register of Historic Places in 1974. The first portion, a log cabin, was built in 1854. In 1867, a parlor and second floor were added. The last portion, the “L” on the north side of the home was added in 1873. This building has been used for field trip and public tours since the opening of the Gibbs Farm historic site in 1954. It is staged as a mid to late 19th century home. It does have a basement that roughly matches the above ground square footage (parts of the basement are original and some were added at a later time). It is used lightly for storage and houses a gas furnace, water heater, and well pump. This historic building will undergo necessary preservation projects during the upcoming site construction period. 6. Stoen Schoolhouse The Stoen Schoolhouse (1,100 square feet), a wood frame building, was built in 1888 in Milan, Minnesota. It was purchased in 1966 by RCHS and moved to the Gibbs Farm site. At that time, it was placed on a modern basement foundation. It is staged as a 19th century schoolhouse and it used for field trips and other educational programs. The basement is used as a workshop and for storage of maintenance equipment. It does have a gas furnace capable of heating the entire structure. This building will also undergo necessary preservation and accessibility projects during the upcoming construction period. 7. Historic White Barn The White Barn (2,700 square feet) was likely first constructed in 1887 with it likely being rebuilt and added onto in 1910. It has a concrete foundation and wood frame. The lower level of the building houses an indoor chicken coop, farm animal feed room, animal pens used seasonally, and a garden tool storage room. A portion of the upper level is used for programmatic purposes, while the remainder is used as storage for large items belonging to the RCHS permanent collection. In the coming years, the lean-to portion of the lower level (located on the west side of the building) will likely be rebuilt for preservation purposes. 8. Replica Sod House The Replica Sod House (120 square feet) was constructed in 1999 based off archeological evidence from the original Gibbs sod house site (located just east of the Gibbs Farmhouse). It is constructed mainly from cast concrete with some wood elements. It also has a sod roof made up of native prairie plantings. It is used for field trips and other educational programs. 9. Replica Bark Lodge The Replica Bark Lodge (300 square feet) was constructed in 1999. It replicates a 19th century bark lodge used as a summer home for the Dakota. The structure’s frame is made of metal pipes wrapped in fiberglass. The frame is covered in fiberglass sheeting that 4 replicated sheets of bark. It has a concrete floor. The Replica Bark Lodge is used for field trips and other programs. 10. Annex Garage The Annex Garage (530 square feet) was built sometime between the 1920s and 1980s. It is a wood frame building with aluminum siding and two single-car garage doors. It is used for Gibbs Farm storage and maintenance purposes. This building will be demolished and replicated in approximate size during the construction or renovation of the Annex/Gibbs Farm Office building. 11. Annex Poolhouse The Annex Poolhouse (400 square feet) was built sometime between the 1920s and 1980s. It is a wood frame building with aluminum siding. It has a single-car garage and attached lean-to. It is used for Gibbs Farm wood storage and storage of sweat lodge supplies (see other notable portions of the Gibbs Farm site for information on the Sweat Lodge). This building may be demolished during the construction or renovation of the Annex/Gibbs Farm Office building. Other Notable Portions of the Gibbs Farm Site Parking Lot A 60-space asphalt parking lot is located on the northeast corner of the Gibbs Farm site. An additional curb cut onto Cleveland Avenue will be added during construction of the Education Building for school bus use. There will be an elevation change to transition to the elevation of Cleveland Avenue more easily. Outdoor Classrooms Four outdoor spaces on the northern edge of the Gibbs Farm site are used as outdoor classrooms to teach about Dakota seasonal life in the 19th century. One of these spaces can include 1-2 tipi structures at any given time. These structures are not permanent and are sometimes taken down seasonally and/or replaced every 3-5 years. Sweat Lodge Just North of the Annex/Gibbs Farm Office is a Dakota ceremonial sweat lodge was constructed by Dakota partners of Gibbs Farm in 2017. It is used exclusively on a private basis for religious/ceremonial purposes. Storage and restroom facilities for use by those who participate in these ceremonies will be incorporated into the renovation or new construction of the Annex/Gibbs Farm Office. 5 Original Sod House Site Just east of the Gibbs Farmhouse is a fenced off area marking where the Gibbs original sod house was located. In the 1990s an archeological dig of the site uncovered thousands of artifacts as well as a general idea of how the home was built. This information was used to create the replica sod house and is used in educational programs. This archaeological site maybe potentially be reopened for further excavation sometime in the future. Site Trails A paved trail runs from the parking lot on the north end of the site to the south end of the site at Larpenteur Avenue. This is a service access drive primarily used as a pedestrian path through the site. There are also class 5 aggregate pedestrian paths throughout the prairie and to the historic buildings on site. These will be resurfaced and enlarged for accessibility during site construction. Prairie Gibbs Farm has 1.5 acres of restored prairie on the north end of the site. It was installed in 1999 and will be maintained during and after construction. Courtyard A 800 square foot Class 5 aggregate courtyard is located on the east side of the Red Barn and south side of the White Barn. It is used for programmatic purposes as well as rental events. Pasture A grass pasture is located on the east side of the Gibbs Farm property along Cleveland Avenue. It houses goats and sheep seasonally. An insulated animal care shed of approximately 240 sf will be added in the future to the location marked 12 on the attached aerial site map. Gardens and Orchard Several gardens are located throughout the site. A heritage apple orchard is located on the southeast corner of Gibbs Farm. The gardens and orchards are used for educational programming. Animal Pens On the north side of the Red Barn and west side of the White Barn, there are three animal pens that house ducks, geese, pigs, and chickens seasonally. 6 Existing Land Use and Zoning Classification According to the Falcon Heights Zoning Map, the Gibbs Farm site is zoned as P1/R1 Public Land, Reverts to Single Family. The entirety of the Gibbs Farm site is owned and operated by Ramsey County Historical Society as a private 501c3 non-profit organization. Since the opening of Gibbs Farm as a historic site in 1954, the site’s primary use has been educating grade school children and other public visitors about 19th century Minnesota. This will continue to be the primary purpose of the Gibbs Farm site. RCHS is proposing to rezone the Subject property of Gibbs Farm to a Planned Unit Development (“PUD”) to better reflect its use as a privately run educational institution. Surrounding Area Zoning The land uses in the surrounding 1,000-foot radius can be separated into two general areas/uses as detailed below. Coffman Union at 1666 Larpenteur Avenue West is zoned as R4 Medium Density Multiple Family Home and Townhouses. This property borders Gibbs Farm on the west half of the south end of the site across Larpenteur Avenue. University of Minnesota property consisting of the Bell Museum, Elizabeth Lyle Robbie Soccer Stadium, Les Bolstad Golf Course, and agricultural test fields are zoned as P1/R1 Public Land, Reverts to Single Family. These properties border Gibbs Farm on all other sides and portions. Gibbs Farm is surrounded almost entirely by University of Minnesota property that is zoned and used for public purposes. Gibbs Farm has operated as a historic site focused on youth education for 69 years, not dissimilar to the how the University land is used. RCHS proposes with this PUD application to continue using the site in a manner consistent with the previous 69 years of use. Given the long co-existence of the Gibbs Farm with its neighbors, and the continued use of Gibbs Farm in the same manner as it is currently used, any variation in zoning between Gibbs Farm and its neighbors is not believed to be material. Proposed Timing and Phasing Approving the requested rezoning provides the opportunity for RCHS to build several new buildings that will allow Gibbs Farm to host 30,000 students a year, provide a state-of-the-art facility for preserving RCHS collections, and an accessible office. It will also provide necessary updates to landscaping, trails, and historic buildings. In order to minimize disruption to site programs, particularly school field trips, it is projected that the Gibbs Farm Site will be closed for one year starting September 2024, with some possible small program exceptions, reopening in the Fall of 2025 with most construction completed. Design Development is complete, construction documents will be completed by October 2023. 7 Historic building preservation projects, site and landscape updates, a new animal care shed/shelter, and updates to office and main parking lots are expected to begin in 2024 and end in 2025. It is possible that construction will need to be completed in phases, in that circumstance an updated construction schedule will be provided to the City. Renovation to the Annex building is anticipated but not scheduled. Compatibility with Surrounding Area and Impact to City The primary use of the Gibbs Farm site as an educational site will not change with rezoning and the addition of new facilities, so its compatibility with surrounding areas will change little. Newly constructed facilities will be designed with appearance that blend seamlessly with the natural landscape of the site and surrounding properties. A year-round facility on the Gibbs Farm property will allow for a continued strong partnership with the Bell Museum including the possibility of dual field trip experiences and shared programs. In the 2040 Comprehensive City Plan, Gibbs Farm is labeled as a cultural asset in the Larpenteur Corridor. RCHS believes that the rezoning of the site and subsequent construction will strengthen the community and cultural impact of Gibbs Farm. As mentioned above, it will also bolster relationships with other institutions in the Larpenteur Corridor such as the Bell Museum and University of Minnesota creating, as mentioned in the Comprehensive City Plan, opportunities to promote the growing civic, cultural, and recreational precinct in the Larpenteur/Cleveland area. The proposed new buildings – Preservation Facility and Education Building – are designed to meet Minnesota B3 environmental standards. Rezoning Impact to Subject Property Rezoning the Subject Property to Planned Unit Development (“PUD”) will allow for the construction of several new buildings, much needed site accessibility updates, as well as landscape changes that will better manage storm water. A site survey including the locations of all notable trees on the Gibbs Farm property will also guide the architects and construction firm to remove as few trees as possible. The requested zoning designation also expands usage of the Gibbs Farm site and will contribute to the cultural growth of Larpenteur Corridor. The following site improvements and updates will be completed as part of the Master Plan Construction Project: • The addition of two large new buildings, the education building and preservation facility (proposed site of collections facility is at number 2 on the attached map). The Annex/Gibbs Farm Office will also be renovated at some point in the future. • Regrading of Class 5 aggregate paths across the site. • Storm water management across three main areas of the property, behind the Red Barn near the new Collections Facility, in the main parking lot, and on the north side of the White Barn near the existing animal pens. 8 • The addition of curb cuts in the main parking lot to assist with the flow of school buses through the main parking lot. • A sidewalk between Cleveland Avenue and the eastern most part of the Gibbs Farm Site. This will provide a safe path to those visiting Gibbs Farm on foot. • A 700 square foot plaza at northwest corner of Larpenteur and Cleveland Avenue intersection. This will facilitate pedestrians crossing from the Bell Museum or University of Minnesota St. Paul Campus. This plaza will also include a new monumental sign identifying Gibbs Farm. • The demolition of the Annex poolhouse and garage as well as the existing Admission’s Building. Building & Site Reconfiguration As the largest aspects of the Master Plan Construction Project is the construction of new buildings, very little building reconfiguration will occur. Site reconfiguration will be minimal as well as the main use of the site will only increase, not change. Reconfigurations of buildings and areas of the site will occur as follows: • As mentioned above, storm water management will occur across three main areas of the property: behind the Red Barn near the new Collections Facility, in the main parking lot, and on the north side of the White Barn near the existing animal pens. The design goal is to manage all stormwater on site. • There is currently only one entrance and exit into the main parking lot. A curb cut at the southeast corner of the parking lot will allow for an easy and safe exit for school buses. • The Plaza at the Cleveland and Larpenteur intersection will change the appearance and configuration of that part of the Gibbs Farm property. • Instead of a small Admission’s building on the south side of the main parking lot, the 16,000 square foot education building will become the new “entrance” onto the Gibbs Farm site. • There is currently nothing to the west of the Red Barn, the 4,000 square foot collections facility will be constructed in this area of the Gibbs Farm site. • At some point in the future, the Annex will be renovated to be ADA accessible, this may alter the appearance and structure of the North side of the building. Design work related to this renovation will begin in 2024. • The addition of an animal care shed in the existing pasture may reconfigure where farm animals are housed on the site. No official decision making regarding this new building has been finalized. Site History 9 The Gibbs Farm homestead was purchased by Jane and Heman Gibbs in 1849. It originally consisted of 160 acres of land, 8.25 of which RCHS owns today. Initially, Jane and Heman built a log and sod dugout just east of the existing historic Farmhouse. Heman Gibbs became a market gardener, growing vegetables and fruits on a small scale to sell to community members and at farmer’s markets. In 1854, the couple began to build a larger log cabin with loft that would become the first part of the existing historic Farmhouse. This same year they adopted their first child, Ida, and Jane gave birth to their second child, Abigail. They would have three more children, Willie in 1859 (Willie passed of illness in 1867), Frank in 1862, and Lillie in 1865. The family business was successful and in 1867 they sold portions of their property and presumably used those funds to add the parlor and second floor onto their home that same year. The growing business needed assistance from hired farmhands, so in 1873 the last addition was added onto the home to provide accommodation for the hired hands on the second floor and for the addition of a summer kitchen on the main floor. By 1875, only 75 acres remained of their homestead. The existing White Barn was built in 1910 (possibly added onto or built on to a foundation from 1887). Presumably another barn building existed prior to 1887. Several outbuildings including a chicken house, granary, pump or well house, and icehouse were also added between 1870 and 1940. In 1873, a schoolhouse, funded by contributions from the Gibbs family, was built where the Bell Museum stands today. Future lands sales had the schoolhouse (called the Gibbs School) located on University of Minnesota Property. It was demolished in 2007. Abbie Gibbs Fischer and her husband Rudolph Fischer continued to live and work the Gibbs farm after the death of Heman (in 1891) and Jane (in 1910). Abbie passed in 1941 and in 1944 Rudolph sold the acreage and farmhouse to the University of Minnesota. By the late 1940s the University made plans to demolish the farmhouse, but a local community group, led by Ethel Stewart, got together and formed Ramsey County Historical Society in 1949. They petitioned the University and acquired possession of the farmhouse. They also received money from Ramsey County to renovate the home. In 1950, through a land exchange between the University and Lester LeVesconte (Lillie’s son), the University deeded the house and 1.35 acres of land to RCHS. After extensive renovations to the Farmhouse, the Gibbs Farm Museum opened to the public in 1954. They welcomed field trip students and other visitors to the site to learn about late 1800s farm life. The Red Barn was constructed in 1958 to support these programs. The Stoen Schoolhouse was moved to the property in 1966 for program use as well. In 1967 RCHS was granted use of the historic White Barn even though it was still owned by the University at that time. In 1973, six additional acres of land were acquired on lease from the University. In 1974 the Farmhouse was listed on the National Registration of Historic Places. In 1978 the main parking 10 lot was constructed. In 1985 the Admissions Building was constructed and in 1989 the site was connected to the city sewer system. In 1995 the archeological dig of the original sod house site occurred. Constructing of the replica sod house, bark lodge, and installation of the prairie subsequently occurred in 1999. Around this time, previous RCHS Director, Priscilla Farnham spurred the addition of Dakota historical interpretation. Jane Gibbs grew up with a missionary family at Cloud Man’s Dakota Village in the late 1830s. This story was “rediscovered” by Priscilla and she soon established a Dakota Advisory Board; this group included several descendants of Cloud Man that were familiar with Jane’s childhood story. From this, a Dakota field trip tour curriculum was created and outdoor classrooms were added on the north portion of the site to accommodate the new field trip. In 1997, the Red Barn was also relocated 90 degrees to its current location. The Annex house and 1.5 acres of property were acquired in 2005 and in 2010 Gibbs Farm offices were relocated to the Annex from the Schoolhouse basement. After the initial repairs to the Gibbs Farmhouse, subsequent repairs to buildings and additions of gardens, fencing, and animal pens were completed throughout the decades beginning in the late 1970s. In 2012 the sidewalk was installed along Larpenteur Avenue (south end of property) from Cleveland Avenue to the University property line. At this time, a berm was also added along Cleveland and Larpenteur Avenues on the east and south property lines. In early 2020 the Red Barn renovation was completed (designed by Snow Kreilich Architects). The building is now a heated and insulated year-round program space. 11 XCXCXCXCXCXCXCXCXCXCWOOD WOOD WOOD WOODWOODWOODWOODWOODWOODWOODWOODWOODWOOD WOODWOOD WOODWOODWOODWOODWOODWOODWOODWOODWOODWOODWOODWOODWOOD WOOD WOOD WOODWOODWOODWOODWOODWOOD WOODWOODWOODWOODWOODWOODWOODWOODAAAAAAAAAAAAAAAAAAAAXC XCXCN00°03'01"W 266.00 STREET AND D&U; DOC: 2743020bell1N: 173273.736E: 550236.028ELEV: 987.13goat1N: 173541.227E: 550664.065ELEV: 981.43golf1N: 173498.951E: 550201.789ELEV: 981.47tee1N: 173960.592E: 550227.133ELEV: 980.49tipi1N: 173764.396E: 550502.560ELEV: 985.47BASE POINT A MNDTN: 173162.78E: 550790.25ELEV: 977.997266.00 466.69606.69710.69104.00140.00157.00355.56 5.00N89°48'18"E 104.00N00°03'01"W 89.56 N89°48'18"E 140.00N00°03'01"W 399.98 N89°49'51"E 466.69S00°03'01"E 755.33S89°48'18"W 710.6917 17 33 33 33 10331033SURVEYOR'S NOTESVICINITY MAPNO SCALEGIBBS FARM SITET R17 1620 2129N23W SHEET NO.SHEET OF SHEET TITLEPROJECT INFODRAWN:DESIGNED:CHECKED:PROJECT NO:ISSUE RECORDPREPARED FORPROJECTNO. DATE DESCRIPTIONMJFN/AMJFGIBBS FARM LEGENDEDIC.O.ESDWELLPEDGFLAGW1 3ALTA / NSPSLAND TITLESURVEY1SRF CONSULTING GROUP, INC.3701 WAYZATA BOULEVARDSUITE 100MINNEAPOLIS, MN 55416-3791PH: 763-475-0010www.srfconsulting.comCERTIFICATIONRAMSEY COUNTYHISTORICAL SOCIETY323 LANDMARK CENTER75 W 5TH STREETST. 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DATE DESCRIPTIONMJFN/AMJFGIBBS FARM 2 3TOPOGRAPHYAND UTILITIES2SRF CONSULTING GROUP, INC.3701 WAYZATA BOULEVARDSUITE 100MINNEAPOLIS, MN 55416-3791PH: 763-475-0010www.srfconsulting.comRAMSEY COUNTYHISTORICAL SOCIETY323 LANDMARK CENTER75 W 5TH STREETST. PAUL, MN 55102651-222-85396/13/20220Original Issue15513LEGENDEDIC.O.ESDWELLPEDGFLAGWSURVEYORS NOTES: