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ARDEN HILLS PLANNING COMMISSION – November 9, 2016 3 district in terms of use, performance, character, quality and appearance of buildings and sites. 10. The proposed Zoning Code Amendment is not consistent with the economic development goal within the 2030 Comprehensive Plan to, “Promote the development, redevelopment, and maintenance of a viable, innovative, and diverse business environment serving Arden Hills and the metropolitan area” (Arden Hills 2030 Comprehensive Plan, at 8-1). The “schools, higher education” land use does not create the same intensity of employment as the existing uses in the I-Flex Zoning District. 11. The existing buildings create the opportunity for multiple new businesses that are compatible with existing development in the I-Flex District to locate within community of Arden Hills. 12. The proposed Zoning Code Amendment is premature given the study ordered by the City Council as part of the Interim Ordinance No. 2016-008. Mr. Zweber stated based on the findings of fact, staff recommends denial of Planning Case 16- 028 for a Zoning Code Amendment and therefore the Conditional Use Permit at 1265 Grey Fox Road. Based on its review of the Zoning Code and the 2030 Comprehensive Plan, staff has concluded that the proposal from the University to expand their campus to 1265 Grey Fox Road is not consistent with the purpose of the I-Flex District to maintain employment and industrial uses or the goals of the 2030 Comprehensive Plan, and that the higher education school use would be incompatible with the other uses currently allowed in the I-Flex District, and is premature given the study ordered by the City Council as part of Ordinance No. 2016-008. Mr. Zweber reviewed the options available to the Planning Commission on this matter: 1. Recommend Denial 2. Recommend Approval with Conditions 3. Recommend Approval as Submitted. 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Lambeth asked if the Purchase Agreement was contingent upon City approval. Mr. Zweber deferred this question to the applicant. Commissioner Lambeth questioned if there had been other inquiries on this site. Mr. Zweber explained Colliers has had other inquiries on this site. Commissioner Bartel inquired what the tax implications would be if this site were to be changed to an higher education school use. Mr. Zweber deferred this question to the City Attorney. City Attorney Jamnik advised that the University of Northwestern is tax exempt under Minnesota State Statute and would therefore not pay taxes on this property. He explained Northwestern has proposed a payment in lieu of taxes to the City. However, staff has not spent a great deal of time reviewing this offer due to the fact staff has recommended denial of the zoning code amendment.