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08-09-2017 PC
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_________________________________________________________________________________________ <br />City of Arden Hills <br />Planning Commission Meeting for August 9, 2017 <br />P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (08-09- <br />17)_17-006 V2.docx <br /> <br />Page 3 of 7 <br />The “Higher education, classroom/office” use is intended for classroom space that is becoming <br />more common for off-campus continuing or graduate level education and other higher education <br />uses that function similarly to a traditional office use. The staff suggested definition is: <br /> <br />“Higher education, classroom/office. The facilities of technical colleges, junior colleges, <br />colleges and universities approved by the Minnesota Higher Education Coordinating Board for <br />the Minnesota Department of Education that function in a similar way to traditional business <br />office uses. These facilities are limited to classrooms, administrative offices, or similar uses.” <br /> <br />Higher Education, Classroom/Office Use <br /> <br />The purpose of the separate Higher Education, Classroom/Office use is to allow for higher <br />education uses that function similar to traditional office uses or have similar impacts or benefits <br />as traditional office uses. The method to ensure that the higher education uses do not create <br />impacts greater than traditional office uses would be to codify conditions and standards that a <br />conditional use permit for higher education uses would need to comply with. These conditions <br />could also address the City Council’s concern that higher education would occupy too much of <br />the City’s limited commercial area. Staff would recommend that Higher Education, <br />Classroom/Office be limited to a conditional use in only the B-2 zoning district. This would be <br />more restrictive than the current Schools, Higher Education use which is a conditional use in the <br />B-4 and Civic Center zoning districts as well. There are currently no higher education uses in <br />the B-4 and Civic Center zoning districts, so no uses would become non-conforming if higher <br />education was eliminated from those zoning districts. <br /> <br />To address these concerns, staff has prepared the following draft language. <br /> <br />“1320.085 Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria. In <br />addition to meeting the requirements of Sections 1345 and 1355.04 Subd. 3, Higher Education, <br />Classroom/Office uses shall conform to the following: <br /> <br />A. No more than 25% of the total building area within the B-2 zoning district shall be <br />occupied by Higher Education, Classroom/Office uses. <br /> <br />B. Any Higher Education, Classroom/Office use shall provide benefits and have impacts to <br />the B-2 district similar to an office use. <br /> <br />C. The Higher Education, Classroom/Office use shall not generate any hazardous wastes, <br />shall not result in any outdoor storage, and shall not require any mechanical or HVAC <br />equipment that would not typically be required by a traditional office building.” <br /> <br />The limit of 25% of the total building area within the B-2 zoning district was determined as <br />acknowledgement of Bethel University’s current ownership and use of the Anderson Center at 2 <br />Pine Tree Drive. The Anderson Center is 227,138 square feet in area. The total area of buildings
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