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ARDEN HILLS PLANNING COMMISSION – November 9, 2016 5 <br /> <br /> <br />Site Data <br />Land Use Plan: Light Industrial and Office <br />Existing Land Use: Office <br />Zoning: I-Flex District <br />Current Lot Sizes: 14.25 acres (620,645 square feet) <br />Topography: The lot is generally flat <br /> <br />Mr. Zweber reviewed the surrounding area, the Plan Evaluation, along with the zoning code <br />amendment and conditional use permit criteria. <br /> <br />Mr. Zweber provided the Findings of Fact for review: <br /> <br />1. The property located at 1265 Grey Fox Road is located in the I-Flex Zoning District. <br />2. “Schools, higher education” uses are not a permitted use or conditional use in the I-Flex <br />Zoning District under Section 1320.05 of the Zoning Code. <br />3. The University of Northwestern-St. Paul has requested a Zoning Code Amendment to <br />allow “schools, higher education” as a conditional use in the I-Flex Zoning District. <br />4. The University of Northwestern-St. Paul has requested a Conditional Use Permit for a <br />“schools, higher education” use at the property located at 1265 Grey Fox Road pending <br />approval of the requested Zoning Code Amendment. <br />5. The “schools, higher education” land use is not compatible with the predominantly <br />industrial and employment-based permitted and conditional uses currently allowed in the <br />I-Flex District. <br />6. The proposed Zoning Code Amendment is not consistent with the land use goal within <br />the 2030 Comprehensive Plan to, “Develop and maintain a land use pattern that <br />strengthens the vitality, quality, and character of our residential neighborhoods, <br />commercial districts, and industrial areas while protecting the community’s natural <br />resources and developing a sustainable pattern for future development” (Arden Hills <br />2030 Comprehensive Plan, at 3-1). <br />7. The subject property is guided for Light Industrial and Office on the 2030 <br />Comprehensive Plan Future Land Use Map, which is defined as “areas designated for a <br />broad range of light industrial uses such as warehousing with manufacturing. This land <br />use may also include offices” (Arden Hills 2030 Comprehensive Plan, at 6-8). The <br />proposed Zoning Code Amendment is not consistent with the Future Land Use map. <br />8. The proposed Zoning Code Amendment is not consistent with the purpose of the I-Flex <br />District to preserve, protect, enhance and perpetuate existing development in the district. <br />9. The proposed Zoning Code Amendment is not consistent with the purpose of the I-Flex <br />District to attract new development that is compatible with existing development in the <br />district in terms of use, performance, character, quality and appearance of buildings and <br />sites. <br />10. The proposed Zoning Code Amendment is not consistent with the economic development <br />goal within the 2030 Comprehensive Plan to, “Promote the development, redevelopment, <br />and maintenance of a viable, innovative, and diverse business environment serving Arden <br />Hills and the metropolitan area” (Arden Hills 2030 Comprehensive Plan, at 8-1). The <br />“schools, higher education” land use does not create the same intensity of employment as <br />the existing uses in the I-Flex Zoning District. <br />11. The existing buildings create the opportunity for multiple new businesses that are <br />compatible with existing development in the I-Flex District to locate within community <br />of Arden Hills.