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ARDEN HILLS PLANNING COMMISSION – May 5, 2021 10 Commissioner Wicklund moved and Commissioner Weber seconded a motion to recommend approval of Planning Case 21-011 for a Master Planned Unit Development, a Final Planned Unit Development and a Conditional Use Permit at 3855 Lexington Avenue based on the findings of fact and the submitted plans, as amended by the eighteen (18) conditions in the May 5, 2021, report to the Planning Commission adding Condition 19: The Applicant must meet MPCA noise guidelines and Co ndition 20: Noise screening must be approved by City staff that addresses the ordering stations. A roll call vote was taken. The motion carried unanimously (4-0). C. Planning Case 21-005; Zoning Code Amendment to Allow Places of Worship as a Conditional Use in the I-Flex District – Public Hearing Required Planning Consultant Bemis stated the applicant is interested in developing the property located at 1275 Red Fox Road (“Subject Property”) as a House of Worship. The Property is currently owned by ET Arden Hills LLC and is developed with a two-story office building and associated parking lot. The office building is no longer in use. The Subject Property includes two access points off of Red Fox Road. The property is zoned I-FLEX, which does not permit houses of worship, or other assembly uses. Planning Consultant Bemis reported at a special work session on March 22, 2021, the Council discussed the Applicant’s proposal to develop a House of Worship in the I-FLEX District. Following the discussion, the City Council directed staff to review and propose a zoning code amendment to allow Houses of Worship in the I-FLEX District as a Conditional Use. The amendment will impact Zoning Code Section 1320.05 – Land Use Chart. Planning Consultant Bemis indicated the I-FLEX District is guided as Mixed Business (MB) and Light Industrial & Office (IND) in the Arden Hills 2040 Comprehensive Plan Land Use Chapter. The MB area is designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, and retail. The expected share of uses within this area are as follows: 0% to 50% Light Industrial; 0% to 50% Retail; and 25% to 100% Office. A development intensity of up to 0.8 FAR may be allowed. The IND area is designated for a broad range of light industrial uses such as manufacturing, processing, and warehousing. This land use may also include offices. The expected share of uses within this area are as follows: 50% to 100% Light Industrial and 0% to 100% Office. A Development intensity of up to 0.8 FAR may be allowed. According to the Comprehensive Plan the total area of the MB land use is 55 acres, or 0.9% of the total land area in the City, the total area of the IND land use is 346 acres, or 5.7% of the total land area in the City. Planning Consultant Bemis explained the entire I-FLEX District is within the Red Fox/Grey Fox/Lexington Avenue Business Area which is discussed in the Land Use Chapter. This area includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway. This area is used by a number of small and large businesses for a variety of retail, manufacturing, distribution, warehousing, and office uses. This area was largely developed between the 1950s and 1970s, though the retail area along Lexington Avenue has had some new development and redevelopment in the last 15 years. This area is marked as an area of possible redevelopment in 2040. Planning Consultant Bemis reviewed the Plan Evaluation and provided the Findings of Fact for review: