2A, Concept Review 1300 Grey Fox Road - Salvation Army Proposal

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uses are considered prohibited. In order to accommodate the applicant's request to allow a residential facility at the proposed site, the City would need to amend its Zoning Code. The processing/warehousing facility is a permitted use in the I-Flex District. If the Council indicates that they would be open to reviewing an application by the Salvation Army, there are several options for processing their request. The Council could amend the Zoning Code to allow residential facilities,which are distinct from multiple dwelling units, in the I-Flex District, subject to the approval of a Master and Final PUD. Conditions could be added to the Zoning Code that would effectively limit this type of use to this parcel only. A second option would be to allow the residential facility use through an interim use permit (IUP) process that expires if the Salvation Army ever were to sell the property. While the Salvation Army is a reputable organization that successfully operates 120 similar facilities throughout the United States, the same might not be true for other owner/operators of residential facilities such as this. Going through an IUP process protects the City in the event that the Salvation Army was to ever leave the site. Developers often do not prefer IUP's because they can make financing difficult for a project. Banks tend not to want to finance projects that have what they term "sunset provisions". Because the Salvation Army is entirely self funded, they have indicated that they would be open to an IUP. Discussion One of the challenges that the Salvation Army has faced in their search for a new home has been the unique nature of the combined uses on the site. The residential facility is an integral accessory component to the larger industrial use of their distribution center. It has not been easy to identify sites that can accommodate both needs. From the City's perspective it is important that careful consideration be given before amending the Zoning Code to allow a new use. Residential uses are not something that have been seriously considered in the I-Flex District before. A large component of the site would be dedicated to materials processing and warehousing, which is a permitted and appropriate use in this area. As with all development projects, Staff has thoughts and concerns that would need to be addressed prior to the City granting approval for an application. Traffic and parking are not significant issues on this site, given the historical use of the parcel, and surrounding area, as commercial/industrial. Though, with the added residential component to the site, a close look at impacts on police and fire calls, and general safety and security at the site is warranted. Furthermore, Staff would encourage a discussion about whether a residential facility impacts the rest of the I-Flex District or the adjacent B-2 District. City of Arden Hills City Council Work Session for February 13, 2012 P:W lannin&lanning Cases12012W-004-1300 Grey Fox Road-Salvation Army Concept Review103-07-12-CC Work Session Report- Concept Review.doex Page 3 of 4