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HomeMy WebLinkAbout8B, Planning Case 12-006 – Bethel CUP Amendment & Variance� EN HILLS Request for Council Action Prepared By: Meagan Beekman, City Planner Council Meeting Date: May 29, 2012 Planning Case 12-006 — Bethel University CUP Amendment and Variance Application Budgeted Amount: Actual Amount: Funding Source: N/A N/A N/A Recommendation: Approve Planning Case 12-006 for a Conditional Use Pennit Amendment and Variance at 3900 Bethel Drive Based on the Findings of Fact and the Submitted Plans as Amended by the Conditions in the May 29, 2012, Report to the City CounciL Supporting Documents: 1. Memorandum from Meagan Beekman dated May 29, 2012 2. Draft Planning Commission Minutes dated May 9, 201.2 3. Conditional Use Permit Amendment 4. Planning Commission Report dated May 9, 2012 � �SR�EN�HILLS MEMORANDUM DATE: May 29, 2012 TO: Honorable Mayor & City Councilmembers Patrick Klaers, City Administrator FROM: Meagan Beekman, City Planner � SLTBJECT: Planning Case #: 12-006 — This application requires a PUBLIC HEARING Applicant: Bethel University Property Address: 3900 Bethel Drive Request: Conditional Use Permit Amendment and Variance Requested Action Motion to Approve Planning Case 12-006 for a Conditional Use Permit Amendment and Variance at 3900 Bethel Drive Based on the Findings of Fact and the Submitted Plans as Amended by the Conditions in the May 29, 2012, Report to the City Council. Back�round Bethel University is proposing to construct a 52,448 square foot wellness center over two pliases. The wellness center would be an addition to the north side of the Robertson Physical Education Center and the Hagstrom Student Center, in the same general location as the existing temporary classrooms (Attachment C). The footprint of the addition would be 13,112 square feet and would consist of four floors, with the first floor being located below grade. The height of the addition would be 39 feet, six inches, which is the same height as the Hagstom Center. The Robertson Center is a height of 48 feet. Bethel University operates under a CUP Master Plan. As the College comes forward with plans, they are reviewed against the Master Plan for consistency. While building plans consistent with the Master Plan require a site plan review, those not included in the original plan must be approved through a CUP Amendment. The Master Plan includes a future fitness center, which is shown as an addition to the existing sports and recreation complex on the south side of the campus. At this time Bethel is proposing to construct the fitness center, but in a different City of Arden Hills City Council Meeting for May 29, 2012 P: IPlanninglPlanning Cases12012112-006 - Bethel University - CUP Amendment (Pendin� 105-29-12 - Bethel CUP Amend - CC Memo.doc Page 1 of 4 location than was previously anticipated, and with a broader array of services and amenities related to the overall wellness of the students. Because the location and size of the project are being adjusted from what was included in the 1996 Master Plan, a CUP Amendment is necessary. Furthermore, the maximum height allowed for buildings in the B-1 District is 35 feet. A variance is needed to allow the building to be constructed at a height of 39 feet, six inches. As part of the application, Bethel University is also proposing adjustments to the timing and location of the temporary classrooms that are located in the general area of the proposed wellness center. Two of the four classrooms are proposed to be relocated to the parking area on the north side of the Community Life Center, while the other two would remain in their current configuration. Upon completion of Phase II all four temporary classrooms would be removed. The applicant has submitted an application, project description, narrative, a site plan, elevations, and site survey (Attachment C). Findin�s of Fact The Planning Commission reviewed this application at their May 9, 2012, meeting and have offered the following findings of fact for your consideration: General Findings: 1. Bethel University is located in the B-1 District 2. The proposed use is a permitted accessory use in the B-1 District 3. Temporary classrooms are permitted accessory uses in the B-1 District 4. The proposed wellness center would be an average of 39 feet, six inches in height. 5. With the exception of height, the proposal for the wellness center meets all requirements of the Zoning Code 6. A variance has been requested to address the height of the wellness center. 7. The temporary structures meet all requirements of the Zoning Code Conditional Use Permit Evaluation Findings: S. The proposed plan would not have any impact on traffic or parking conditions because the uses are accessory, and provided to students already on site. 9. The proposed plan will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics. 10. The proposed plan will not impact drainage. 11. The proposed plan will not impact population density. 12. The proposed plan is not expected to have a visual impact on surrounding properties or on land use compatibility with uses and structures on surrounding land or adjoining land values because the new structures will not be visible from outside the Bethel University Campus. 13. Park dedications are not applicable. City of Arden Hills City Council Meeting for May 29, 2012 P: IPlanninglPlanning Cases12012112-006 - Bethel University - CUP Amendment (Pendin� 105-29-12 - Bethel CUP Amend - CC Memo.doc Page 2 of 4 14. The proposed plan does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. Variance Evaluation Findings: 15. The variance would be in harmony with the purpose and intent of the City's ordinances and Comprehensive Plan. 16. The variance request would put the property to use in a reasonable manner because a university campus is a permitted use in the B-1 District, and a wellness center is a reasonable ancillary use to that. 17. The property is unique in the City because of its size and configuration, which allows multiple large buildings that are not visible from adjacent property. 18. The proposal will not alter the essential character of the neighborhood because it is not anticipated to be visible from adjacent property. Recommendation The Planning Commission reviewed Planning Case 12-006 on May 9, 2012, and unanimously recommended approval of the Conditional Use Permit Amendment based on the findings of fact and the submitted plans as amended by the following conditions: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall continue to abide by all previous agreements and Conditional Use Permits, as amended by the conditions of approval of this application. 3. A Conditional Use Permit drafted by the City Attorney shall be signed by the applicant prior to the issuance of any building permits. 4. A building permit shall be obtained for all proposed structures. 5. Building permits for Phase I shall be issued by June 30, 2013, or an extension shall be requested at least 45 days preceding this deadline. 6. Building permits for Phase II shall be issued by June 30, 2016, or an extension shall be requested at least 45 days preceding this deadline. 7. All temporary classrooms shall be removed prior to the issuance of a certificate of occupancy for Phase II, or by October 31, 2017, whichever occurs first. Requested Action Motion to Approve Planning Case 12-006 for a Conditional Use Permit Amendment and Variance at 3900 Bethel Drive Based on the Findings of Fact and the Submitted Plans as Amended by the Conditions in the May 29, 2012, Report to the City Council. City ofArden Hills City Council Meeting for May 29, 2012 P: IPZanninglPlanning Cases12012112-006 - Bethel University - CUP Amendmenl(Pendin� 105-29-12 - Bethel CUP Amend - CC Memo.doc Page 3 of 4 Deadline for Agencv Actions The City of Arden Hills received the completed application for this request on March 5, 2012. Pursuant to Minnesota State Statue, the City extended its review period to 120 days, and must act on this request by July 3, 2012 (60 days), unless the petitioner grants the City additional review time beyond the 120 days. Attachments A. Draft Planning Commission Minutes Dated May 9, 2012 B. Conditional Use Permit Amendment C. Planning Commission Report dated May 9, 2012 City of Arden Hills Cily Council Meeting for May 29, 2012 P: IPlanningl Planning Cases12012112-006 - Bethel University - CUP Amendment (Pendin� 105-29-12 - Bethel CUP Amend - CC Memo.doc Page 4 of 4 Attachment Draft Planning Commission Minutes dated May 9, 2012 The Planning Commission voted unanimously to recommended approval for Planning Case i2-oo6 at their May 9, 2oi2, meeting. City of Arden Hills City Council Meeting for May 29, 2012 May 9, 2012, Draft Planning Commission Minutes Planning Case 12-006 — Conditional Use Permit Amendment; Bethel University; 3900 Bethel Drive — Public Hearing City Planner Meagan Beekman reviewed the applicant has requested a Conditional Use Permit (CUP) Amendment and Variance to construct a wellness center attached to the north side of the Robertson Physical Education Center. City Planner Meagan Beekman provided an overview of the request stating Bethel University is proposing to construct a 52,448 square foot wellness center over two phases. The wellness center would be an addition to the north side of the Robertson Physical Education Center and Hagstrom Student Center, in the same general location as the existing temporary classrooms. The footprint of the addition would be 13,112 square feet and would consist of four floors, with the first floor being located below grade. The average height of the addition would be 39 feet, six inches. The height of the addition would be comparable to the height of the buildings to which it is attached. City Planner Meagan Beekman noted Bethel University operates under a CUP Master Plan. As the College comes forward with plans, they are reviewed against the Master Plan for consistency. While building plans consistent with the Master Plan require a site plan review, those not included in the original plan must be approved through a CUP Amendment. The Master Plan includes a future fitness center, which is shown as an addition to the existing sports and recreation complex on the south side of the campus. At this time, Bethel is proposing to construct a fitness center, but in a different location that was previously anticipated, and with a broader array of services and amenities related to the overall wellness of the students. Because the location and size of the project are being adjusted from what was included in the 1996 Master Plan, a CUP Amendment is necessary. Furthermore, the maximum height allowed for buildings in the B-1 District is 35 feet. A variance is needed to allow the building to be constructed at a height of 39 feet, six inches. City Planner Meagan Beekman stated as part of the application, Bethel University is also proposing adjustments to the timing and location of the temporary classrooms that are located in the general area of the proposed wellness center. Two of the four classrooms are proposed to be relocated to the parking area on the north side of the Community Life Center, while the other two would remain in their current configuration. Upon completion of Phase II all four temporary classrooms would be removed. City Planner Meagan Beekman reviewed the Zoning Requirements. City Planner Meagan Beekman reviewed Bethel University is proposing this project over two phases: She indicated on an aerial view map the locations of the proposed temporary classrooms and Phase I and Phase II of the project. Phase I — Suiruller 2013 • Relocate two of the four temporary classrooms to the parking lot north of the Community Life Commons to be used until construction of Phase II is complete. • Construct 30,108 square foot wellness center addition with footprint of 7,527 square feet. • Remaining two temporary classrooms continue to be used after construction of Phase I is complete. Phase II — Summer 2016 • Construct 22,340 square foot wellness center addition with footprint of 5,585 square feet. • Remove all four temporary classrooms City Planner Meagan Beekman reviewed the plan evaluation and discussed the Findings of Fact. The Planning Commission must make a finding as to whether or not the proposed all meets the requirements of the Zoning Code and if they would adversely affect the surrounding neighborhood or the community as a whole. Staff offers the following findings for consideration: General Findings: 1. Bethel University is located in the B-1 District 2. The proposed use is a permitted accessory use in the B-1 District 3. Temporary classrooms are permitted accessory uses in the B-1 District 4. The proposed wellness center would be an average of 39 feet, six inches in height 5. With the exception of height, the proposal f or the wellness center meets all requirements of the zoning Code 6. A variance has been requested to address the height of the wellness center 7. The temporary structures meet all requirements of the Zoning Code Conditional Use Permit Evaluation Findings: 8. The proposed plan would not have any impact on traffic or parking conditions because the uses are accessory and provided to students already on site 9. The proposed plan will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics. 10. The proposed plan will not impact drainage. 11. The proposed plan will not impact population density. 12. The proposed plan is not expected to have a visual impact on surrounding properties or on land use compatibility with uses and structures on surrounding land or adjoining land values because the new structures will not be visible from outside the Bethel University Campus. 13. Park dedications are not applicable. �.� 14. The proposed plan does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. I�ariance Evaluation Findings: 15. The variance would be in harmony with the purpose and intent of the City's ordinances and Comprehensive Plan. 16. The variance request would put the property to use in a reasonable manner because a university campus is a permitted use in the B-1 District, and a wellness center is a reasonable ancillary use to that. 17. The property is unique in the City because of its size and configuration, which allows multiple large buildings that are not visible from adjacent property. 18. The proposal will not alter the essential character of the neighborhood because it is not anticipated to be visible from adjacent property. City Planner Meagan Beekman stated notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents within one thousand five hundred (1500) feet of the subject property. The City received one email from a resident concerned with storage of materials during the construction phase. Commissioner Zimmerman asked if when the Robertson Center was constructed was a variance granted for the height. City Planner Meagan Beekman stated the height requirements were most likely different at the time of the construction. Commissioner Holewa asked if the temporary structures need to be approved by the Planning Commission as well as the City Council. City Planner Meagan Beekman stated it only needs City Council approval. The extension of the temporary structures is decided by the Council. Commissioner Stodola questioned the aerial views and the location of the temporary classrooms. City Planner Meagan Beekman showed the current location of the temporary classrooms at this time and indicated where they would be relocated. Staff recommends approval of Planning Case 12-006, for a Conditional Use Permit, Variance and extension of temporary classrooms at 3900 Bethel Drive subject to the following seven conditions: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall continue to abide by all previous agreements and Conditional Use Permits, as amended by the conditions of approval of this application. 3. A Conditional Use Permit drafted by the City Attorney shall be signed by the applicant prior to the issuance of any building permits. 4. A building permit shall be obtained for all proposed structures. 5. Building permits for Phase I shall be issued by June 30, 2013, or an extension shall be requested at least 45 days preceding this deadline. 6. Building permits for Phase II shall be issued by June 30, 2016, or an extension shall be requested at least 45 days preceding this deadline. 7. All temporary classrooms shall be removed prior to the issuance of a certificate of occupancy for Phase II, or by October 31, 2017, whichever occurs first. Four options and proposed motion language were provided for recommend approval with conditions, recommend approval as submitted, recommend denial or table the item. Mr. Tom Trainor, VP Facilities and Planning, and Ms. Kathleen Nelson, VP Administration appeared before the Commission. Mr. Trainor indicated Ms. Meagan Beekman has been very helpful to them. The University has an emphasis on health and wellness. Commissioner Thompson asked where the current wellness center is and Mr. Trainor stated it is located in the Robertson Center but it is not an ideal facility. The students use Lifetime Fitness. There may be less traffic due to students not needing to leave campus to work out. Commissioner Holewa asked about the temporary classrooms being removed and asked if Phase I would substitute for those temporary classrooms. Mr. Trainor stated they would be. He stated when Phase II is completed there will be 8 additional classrooms. Chair Larson asked Mr. Trainor to review the floorplan. He indicated the area of the current weight areas. There currently are not ADA accessible locker rooms. He indicated the weight area, cardio space, and treadmill equipment along with a group exercise studio. Mr. Trainor stated the top floor will have four classrooms. The second phase will add four more classrooms. Health services and counseling services will also be part of the wellness center. Commissioner Holewa stated a previous request came for using housing at the old Holiday Inn site. Ms. Nelson stated she has had discussions with the owner but their preference is to have all their students housed on the campus. Commissioner Thompson asked how the resident's concerns would be addressed. The maintenance facility is north of their property. Mr. Trainor stated the construction should be nowhere near the neighborhood. Commissioner Thompson suggested Mr. Trainor open a dialog with the neighbors so if they have concerns they can be addressed. Ms. Nelson stated last fall she met with the City Council on the master plan for the campus. She offered to share the master plan with the Planning Commission. Chair Larson opened the public hearing at 6:55 p.m. No one appeared to address the Commission. Chair Larson closed the public hearing at 6:56 p.m. Commissioner Holewa moved and Commissioner Hames seconded a motion to approve Plannin� Case 12-006 for a Conditional Use Permit, Variance, and extension of temporary classrooms at 3900 Bethel Drive based on the findings of fact and the submitted plans as amended bv the seven conditions in the Mav 9, 2012, plannin� case report. The motion carried unanimously (6-0). Attachment Conditional Use Permit Amendment City ofArden Hills City Council Meeting for May 29, 2012 STATE OF MINNESOTA COUNTY OF RAMSEY CITY OF ARDEN HILLS CONDITIONAL USE PERMIT AMENDMENT CASE NO. 12-006 1.0 Recitals. A. Bethel University, a non-profit institution of higher education ("Permittee"), located on the following real property in the City of Arden Hills, Ramsey County, Minnesota ("Arden Hills"): Those parts of Section 21,22,27, and 28, Township 30, Range 23, lying Westerly and Southerly of the westerly and southerly right-of-way lines of State Trunk Highway No. 51 and Interstate Highway 694 lying northerly of the northerly right-of-way line of the Canadian Pacific Railroad Company and lying northerly and easterly of the northerly and easterly right-of-way lines of State Trunk Highway No. 10, except the South '/4 of the Southeast '/4 of the Southeast'/4 of the Section 21, Township 30, Range 23, lying east of the easterly line of Highway No. 10, according to the U.S. Government Survey thereof (herein the "Subject Property") B. On the 5th day of March, 2012, Permittee submitted a completed application requesting that its existing conditional use permit be amended to allow the construction of a wellness center over two phases, and to allow the extension of the use of four temporary classrooms on the Subject Property with plans and specifications in the attached Exhibit A. C. At a public hearing on the 9th day of May, 2012, the Arden Hills Planning Commission reviewed the application, the report and recommendations of the Arden Hills City Planner, the comments made at the public hearing, and recommended approval of the conditional use permit amendment (the "CUP Amendment") subject to certain conditions. 2.0 Approval of CUP Amendment. On the 29th day of May, 2012, the Arden Hills City Council considered the recommendations of the Arden Hills City Planner, the recommendations of the Planning Commission, the effects of the proposed CUP Amendment on the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, and the community as a whole; and passed a motion approving Planning Case 12-006 for the CUP Amendment. The approval of the City of Arden Hills is subject to the following conditions: A. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. B. The applicant shall continue to abide by all previous agreements and Conditional Use Permits, as amended by the conditions of approval of this application. C. A building permit shall be obtained for all proposed structures. D. Building permits for Phase I shall be issued by June 30, 2013, or an extension shall be requested at least 45 days preceding this deadline. E. Building permits for Phase II shall be issued by June 30, 2016, or an e�ension shall be requested at least 45 days preceding this deadline. F. Condition H in the original CUP Amendment from Planning Case 04-010, and further revised in Planning Case 09-006, shall be amended to read that the temporary modular classroom shall be removed prior to the issuance of a certificate of occupancy for Phase II, or by October 31, 2017, whichever occurs first. 3.0 Compliance. Permittee hereby agrees to comply with the conditions of approval for this Conditional Use Permit. Dated this 29th day of May, 2012 �a CITY OF ARDEN HILLS By: David Grant Its; Mayor STATE OF MINNESOTA COUNTY OF RAMSEY On this day of , 2012, before me, a notary public within and for said county, personally appeared David Grant, to me known to be the Mayor of the City of Arden Hills, and he executed the foregoing instrument and acknowledged that he executed the same by authority of and on behalf of City of Arden Hills. Notary Public Dated this day of , 2012 PERMITTEE By: _ Name: Its: STATE OF MINNESOTA COUNTY OF RAMSEY On this day of , 2012, before me, a notary public within and for said county, personally appeared , to me known to be the President of Permittee, or the of the Permittee, a non-profit institute of higher education, and s/he executed the foregoing instrument and acknowledged that s/he executed the same by authority of and on behalf of the corporation. Notary Public 4 Attachment Planning Commission Report dated May 9, 2012 Available online at: www.ci.arden-hills.mn.us/�lannin�cases City of Arden Hills City Council Meeting for May 29, 2012