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ARDEN HILLS PLANNING COMMISSION – November 9, 2016 5 Chair Thompson loved the idea of having a large pool of talented employees but she did not see how the higher education school use would fit into the I-Flex district. Commissioner Bartel agreed this was not the right place for a higher education school use. He complemented the existing University of Northwestern site as walkable and bikeable with underpasses under their roads. He feared that Smiths Medical was not pedestrian friendly located within a industrial and commercial neighborhood and that it would be difficult to walk or bike from the main campus. He described that it is unsafe to bike along the freeway section of Snelling Avenue to Red Fox Drive and that the same crossing of Snelling would be at County Road E which would require biking all the way to Lexington Avenue to cross the railroad track and then come all the way back. He described the amount of industrial/commercial truck traffic that would continue to come in and out of this area due to the mix of businesses. Commissioner Neururer agreed with Commissioner Jones that the proposal was premature given the study of higher education school uses that the City Council has ordered. Commissioner Lambeth understood the space was currently vacant and available. He questioned the capacity of the building for the University. Mr. Zweber reported Phase I of Northwestern’s plan would have 389 students and 43 faculty members and Phase II would have 646 students and 66 faculty members. Commissioner Jones expressed concern with Northwestern’s timeline and additional information on how additional space would be leased. Commissioner Neururer asked if the site had adequate parking. Mr. Zweber stated staff did not evaluate the parking on the site due to the fact it was determined the use did not fit the site. Commissioner Gehrig shared the same concerns that have been expressed. He is uncomfortable with a zoning text amendment for a specific project that would have implications for the City and for other projects down the road. He hopes that the school could still explore setting up a business incubator that would meet the demands of the workforce. He encouraged the City to work with the school and the business community on the business incubator concept at another more suitable site or revisit this site after the completion of the study. Chair Thompson moved and Commissioner Bartel seconded a motion to recommend denial of Planning Case 16-028 for a Zoning Code Amendment and Conditional Use Permit at 1265 Grey Fox Road based on the findings of fact and the submitted plans in the November 9, 2016, report to the Planning Commission. The motion carried 5-1 (Lambath opposed).