HomeMy WebLinkAbout08-15-16-Joint WS with JDAAGENDA ITEMS
Joint Work Session With JDA And Master Developer
MEMO.PDF
Higher Education Uses In Industrial Zoning Districts
Matthew Bachler, Senior Planner
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
ATTACHMENT C.PDF
Personnel Committee
Personnel Committee
MEMO.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Jonathan Wicklund
City Council Work Session
and Joint Work Session with
Joint Development Authority
(JDA)
Agenda
August 15, 2016
5:00 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651 -792 -7800
Website :
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting, strong residential
neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our
long -standing tradition as a desirable City in which to live, work, and play.
CALL TO ORDER
1.
1.A.
Documents:
1.B.
Documents:
1.C.
Documents:
2.
Page 1 of 1
DATE: August15, 2016
TO: Honorable Mayor and City Councilmembers
FROM: Sue Iverson, Interim City Administrator/Finance and Administrative Services
Director
SUBJECT: Joint Work Session with JDA and Master Developer
The Master Developer will be giving the City Council and Joint Development Authority (JDA) a
presentation of their development plans.
AGENDA ITEM – 1A
MEMORANDUM
City of Arden Hills
City Council Work Session for August 15, 2016
Page 1 of 3
AGENDA ITEM – 1B
MEMORANDUM
DATE: August 15, 2016
TO: Honorable Mayor and City Councilmembers
Sue Iverson, Acting City Administrator
FROM: Matthew Bachler, Senior Planner
SUBJECT: Higher Education Uses in Industrial Zoning Districts
Background
Over the last several years, local universities have shown an increased interest in using existing
buildings in the City’s commercial districts for satellite classroom or administrative facilities. An
example of this type of reuse is Bethel University’s purchase of the Country Financial office
building for additional classroom space. The purpose of this memo is to review how the Zoning
Code addresses higher educational uses specifically in the City’s industrial districts and to
discuss if the City Council supports the current policy limiting higher education activities in
industrial areas.
Industrial Zoning Districts
There are currently four zoning districts primarily designated for industrial uses in the City: I-
Flex, I-1, I-2, and Flex Office. The Zoning Code includes a description of the purpose of each of
these districts. Excerpts from this section of the Zoning Code, along with the official Zoning
Map, have been included as an attachment. Provided below is a general overview of the location
of each district and the types of businesses in each:
• I-Flex District: Generally located between Dunlap Street and Highway 51, and between
I-694 and the Canadian Pacific railway line. Examples of businesses located in this
district include International Paper, Powder Technology, and IntriCon.
• I-1 District: Generally located between Lexington Avenue and Hamline Avenue, and
between Cummings Park and I-694. This district is comprised primarily of the Boston
Scientific and Land O’Lakes corporate campuses.
• I-2 District: Generally located between I-35W and Highway 10, north of the Arden
Manor manufactured home park. Scherer Brothers Lumber Company is the only business
located in this district.
City of Arden Hills
City Council Work Session for August 15, 2016
Page 2 of 3
• Flex Office District: Located on the Rice Creek Commons (TCAAP) property on the west
side of the main boulevard and at the southeast corner of the site. There are no businesses
located in this district at this time.
Land Use Classification
The Zoning Code includes the following definition for higher education schools:
Junior colleges, colleges, and universities approved by the Minnesota Higher Education
Coordinating Boards for the Minnesota Department of Education
Currently, higher education uses are not allowed as a permitted or conditional use in any of the
four industrial zoning districts. Higher education is allowed as a conditional use in the B-1, B-2,
B-4, and Civic Center Districts, and as a PUD in the R-1 District. The land use charts from the
Zoning Code and the TCAAP Redevelopment Code have been included as an attachment for
your reference.
Colleges and universities are comprised of several different types of uses, including classrooms,
administrative offices, recreational facilities, and residential dormitories. The Zoning Code
includes separate land use classifications for some of these uses, such as office and residential
dormitories, and may treat them differently than the broader higher education land use. For
example, a college dormitory is a conditional use in the R-4 District, but higher education
schools are not permitted. However, the Zoning Code does not include a separate category for
classroom facilities and this use is grouped with the higher education land use category.
Discussion
In order to allow for higher education uses in any of the industrial zoning districts, a Zoning
Code amendment would be required. The City does not have specific criteria for evaluating
proposed Zoning Code amendments. However, the following questions should be considered:
• Is the higher education use compatible with the other uses in the Zoning District?
• Is the higher education use consistent with the purpose of the Zoning District?
The City Council could choose to allow this use as either a permitted or conditional use. By
requiring a conditional use permit for higher education uses, the City would have an opportunity
to evaluate traffic patterns, parking, and other potential negative impacts of the use, and to place
reasonable conditions on the approval to mitigate the impacts. Additionally, the City would be
able to limit the use to activities that are compatible with the rest of the zoning district and
restrict those uses that are not compatible, such as residential dormitories.
From a land use perspective, the reuse of an industrial property by a higher education institution
is in many situations generally indistinguishable from the previous use of the property. For
example, existing research and development or lab facilities may be used as classroom space and
City of Arden Hills
City Council Work Session for August 15, 2016
Page 3 of 3
office space may be used for administrative functions. The main difference is the purpose of the
uses and activities – commercial as compared to educational. Where differences do exist,
requiring a conditional use permit allows the City to review each proposal and address those
differences on a case-by-case basis.
Staff is requesting that the City Council provide further direction on this subject by responding to
the following questions:
1. Does the City Council support allowing higher education uses in any of the City’s
industrial zoning districts? If so, which ones?
2. Would the City Council like to see higher education uses classified as a permitted use or
a conditional use?
Attachments
A. Arden Hills Zoning Map
B. Purpose of Districts – Industrial Zoning Districts
C. Land Use Chart – Zoning Code and the TCAAP Redevelopment Code
STOWE AV E
LAKE VALENTINE RD
RE D FOX RD
GREY FOX RD
ING ER SON R D
R O U N D L A K E R D W
A
M
B
L
E D
R
S I E M S C T
S N
E L L I N G A V E N
COLLEE N AV E
GLE N PAUL AVE
TILLER LN
H A M L I N E
VENUS AVE
TH O M D R
ARD EN V IE W DR
G L E
N A
R D
E N
R
D
C
H
A
T
H
A
M
A
V
E
AM BLE R D
NOBLE R D
GRAMSIE RD
ARDEN PL
GRAN T R D
OAK AVE
ED GEWATE R AVE
JER ROLD AV E
D U N
L A
P S T N
HAR RIET AVE
FLOR AL D R W
GLENVIEW AVE
KARTH LAK E DR
GATEWAY BLVD
W Y N C R E S T
CAR LTON D R
F O R E S T L N
P R
I O R
A V E N
CUM M IN GS PARK DR
ROYAL LN
KATIE LN
P I
N E
T
R
E E
D R
F A I R V I E W A V E N
R I D G E W O O D R D
CRY STA L AVE
P L E
A S
A N T
D R
A R D EN O AKS DR
V A L E N T I N E A V E
B E N T O N W A Y
IND IA N OAK S TRL
S
K
I
L
E
S
L
N
B
R
I
A
R
BECKMAN AVE
LA METTI LN
M C C R A C K E N L N
K E
I T H S
O N D R
A S
B U R Y
A V
E N
NURSERY HILL LN
BUSSARD C T
DAW N CIR W
J
A
M
E
S
A
V
E
JANET CT
C A N N O N
GLENHILL RD
N O R M A A V E
A R D E N V I E W C T
R O Y
KATIE CT
G
L
E
N
A
R
D
E
N
C
T
R I D G E W O O D C T
K
A
R
T
H
L
A
K
E
C
I
R
G A L E C I R
MC CLUN G DR
W
Y
N
C
R
E
S
T
L
N
SA
NDEEN R
D
PA RKSHOR E DR EIDE C IR
N O R T H -
W O O D S D
R
NUR SERY HILL C T
CU
M
MIN
GS LN
V
A
L
E
N
T
I
N
E
C
T
INGERSON CT
C O L L E E N
C T
GLENVIEW
CT
HUNTERS
CT
S H
O R E
L I N E
L N
P A
S C
A L
A V E N
L A
K E
L N
N
C O N N E L L Y AVE
TH O M C T
A M B L E
C I R
C H A T H A M
C T
C O L L E E N
C I R
R O L L I N
G
H I L L S R D
ARD EN OAKS CT
N O R M
A
C I R
I
N
D
I
A
N
P
L
ED GEWATER AVE
N O R M A A V E
TILLER LN
S
N
E
L
L
I
N
G
A
V
E
N
D U N
L A
P S T N
A R D E N P L
S K I L E S L N
F
A
I
R
V
I
E
W
A
V
E
N
H A M L I N E A V E N
G L E N H I L L R D
WYNRIDGE
PLEASANT CIR
ARD EN
IND IA N OAK S CT
J A M E S C I R
D E
L L V I E
W
A V
E
D E L L V I E W
A V E
D E L L W O O D
S T
GATEWAY CT
VA LENTINE CREST RD
B R U E B E R R Y LN
BRIAR KNOLL CIR
D
E
L L
W
O
O
D
A V
E
L A M E T T I
C I R
W A L D E N
P L
WED GEW OODCIR
P R I O R
A V E
IND IA N OAKS CIR
CHATHAM
CIR
L A K E J O H A N N A B L V D
L A
K E J
O H A N
N A B L V D
R I D G E
ED GEWATER AVE
F A I R V I E W
A V E N
F E R N W O O D S T
S
N
E
L
L
I
N
G
A
V
E
N
S H
O R E L I N E L N
K A T I E
L N
COUN TY ROAD D W
S H O R E W O O D DR
LA KE LN
COUN TY ROAD E W
L A K E J O H A N N A BLVD
GLE N PAUL AVE
C L E V E L A N D
A V E N
N
E
W
B
R
I
G
H
T
O
N
R
D
N E W B
R I G H T O N R D
HUD SON R D
T H O M D R
C L E V E L A N D A V E N
B R I G H T O N
W A YNEW B
R I G H T O N R D
I N T E R S T A T E 3 5 W
COUN TY ROAD E2 W
C O U N T Y R O A D E 2 WLAKEVIEWCT
C H A T H A M A V E
S I E M S C T
ARDEN PL
GLE N A R D E N R D
S
N
E
L
L
I
N
G
A
V
E
N
A R D
E N
O A K S D R
S
N
E
L
L
I
N
G
A
V
E
N
B E T H E L D R
O L D
H
I G H
W A Y 1 0
S N E L L I N G A V E N
VENU S AVE
I N T E R S T A T E 3 5 W
LAKE VALENTINE RD
I N T
E
R S
T A T
E
3
5
W
R O U N D L A K E R D W
O
LD HIG
H
W
AY 10
LAKESHORE PL
INTERSTATE 694
INTERSTATE 694
HIG
H
W
AY 10
COUN TY ROAD 9 6 W COUN TY ROAD 9 6 W
ABELE ST (Private)
T O D D D R (P r i v a t e )
TODD DR (Private)
PRIORAV
E
N
(
P
ri
v
a
t
e
)
L I S A L N
(P r i v a t e )
LISA CT
(Private)
P R I O R C T
(P r i v a t e )
T
O
D
D
D
R
(
P
r
i
v
a
t
e
)
P R I O R A V E N
(P r i v a t e )
COUN TY ROAD I W COUN TY ROAD I W
L E X I N
G T O
N A V E N
L E X I N
G T O
N A V E N
KNOLL DR
V
I
S
T
A
C
T
DAW N CIR E
COLLEEN A V E
A
R
D
E
N
V
I
E
W
DR
COUN TY ROAD F W
I N N O V A T I O
N W A Y (P r i v a t e )
F E R N
W O O D
S T
PLEASANT DR
AMBLE DR
COUN TY ROAD 9 6 W
L E X I N
G T O
N A V E N
L E X I N
G T O
N A V E N
D R
CT
BOSTON SCIENT IF IC DR (Private)
B
E
T
H
E
L
D
R
BETHEL DR
COUNTY ROAD E W
L E X I N
G T O
N A V E N
B E N T O N W A Y
AVE
ING ER SON R D
A V E N
W O O D R D
COUNTY ROAD E W
H A M L I N E A V E N
H A M L I N E A V E N
P
r
i
v
a t e
K A T I E L N
KEITHSON DR
A L H I L L S D R
The zo ning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Ple ase refer to the Zoning Code for complete information.
Adop ted: April 12, 1993Printed: April 1, 2016
Zoning Map
¯0 10.5 Miles
TR C C C – Campus Commercial
TR C – C ivic/Open Space
TR C FO – Flex Office
TR C R MU – Retail Mixed Use
TR C N R-1 – Residential
TR C N R-2 – Residential
TR C N R-3 – Residential
TR C N R-4 – Residential
TR C N T – Neighborhood Transition
TR C OMU – Office Mixed Use
TR C OS – Open Space
TR C TC – Town Center
TR C – Water Infrastructure
R-1 - Si ngle Family Residential District
R-2 - Si ngle & Two Family Residential District
R-3 - Townhouse & Low Density Multiple Dwelling District
R-4 - Multiple Dwelling District
B-1 - Limited Business District
B-2 - General Business District
B-3 - Service Business District
B-4 - Retail Center District
NB - N eigborhood Business District
CC - C ivic Center District
GB - Gateway Business
I-1 - Limited Industrial District
I-2 - General Industrial District
I-FLEX District
POS - Parks and Open Space District
CD - C onservation District
Railroad
ROW
WATE R
City of Arden Hills Chapter 13 Zoning Code
Section 1320 – District Provisions
Adopted: November 13, 2006
Page 1 of 1
Chapter 13 – Zoning Code
Section 1320 – District Provisions
1320.04 Purpose of Districts (Updated 4/25/16)
Subd. 12 I-1 Limited Industrial District
A. To allow only those types and intensities of industrial uses that do not
detract from the surrounding area.
B. To maintain performance standards to keep the intensity of land utilization
lower than in the general Industrial District.
Subd. 13 I-2 General Industrial District
A. To provide an area where more intensive light industrial land uses may
locate.
B. To present the least deleterious effect to adjacent, less intensive land
uses.
Subd. 14 I-FLEX District
A. To preserve, protect, enhance and perpetuate existing development in
the district.
B. To attract new development that is compatible with existing development
in the district in terms of use, performance, character, quality and appearance
of buildings and sites.
C. To permit only those uses that will have traffic generation characteristics
that are compatible with existing development in the district and that will
ensure reasonable traffic operation on streets in the vicinity.
D. To encourage new site development that will be compatible with existing
site development standards of existing development in the district.
E. To promote flexibility in land uses and site development standards to
achieve the objectives of the I-Flex District.
Section 4: Definitions TCAAP Redevelopment Code
Page | 1
2.0 Components of the Code
2.1 The Regulating Plan
The TCAAP Redevelopment Regulating Plan map (herein known as the Regulating Plan)
(Attachment 1) is hereby adopted as the official zoning map for the Plan Area. Within any
area subject to the approved Regulating Plan, this TRC becomes the exclusive and
mandatory regulation unless specified in Section 3.2. It shall establish the following
development standards for all properties within the Plan Area:
(a) Establishment of TCAAP Zoning Districts – The Plan Area is distinguished into
different specialized zoning districts. Each zoning district is intended to create a distinct
development pattern based on the TCAAP Master Plan for different sections within the
Plan Area. Each zoning district shall establish use and building development standards
including standards for building height, bulk, location, functional design and parking.
The Regulating Plan classifies all lots within the Plan Area into one of the following
seven (7) zoning districts:
1) Flex Office (FO) – The Flex Office Zoning District creates an opportunity for large
scale development for employment and manufacturing uses that take advantage
of the highway frontage and automobile access.
City of Arden Hills - Chapter 13 Zoning Code
Section 1320.05 - Land Use Chart
I‑1 I-2 I-FLEX
Antenna, Dish or Tower CA CA CA
Boarding house ==
Business service P P P
Clinic, medical office P P P
Club or lodge (non‑profit)==
Club, sports & fitness P P
Commercial recreation - indoor P
Daycare Facility, over 10 P P P
Daycare, family - 10 or less
Daycare, group family - 14 or less
Dog kennel ==
Dog run ==
Drive-up windows ==
Dry cleaning & laundry, pick-up station ==
Dry cleaning & laundry, self-service
laundry ====
Dwelling: density zoning ==
Dwelling: multiple family ==
Dwelling: single-family attached
Dwelling: single‑family detached ==
Dwelling: two‑family ==
Dwelling: live-work unit
Financial institution & service P P P
Garage, truck C C
Home occupation: Class I
Home occupation: Class II ==
Hospital
Hotel/motel ==C
House of worship
Manufactured home park ==
Manufacturing & processing: Class I P P P
Manufacturing & processing: Class II ==P
Microbrewery C
Microdistillery C
Mortuary, funeral home ==
Multiple occupancy building C C C
Nursery ==
Nursing home and assisted living ======
Office P P P
Park Facilities
Pawn shop
Personal services A
Public use C C C
Research and development facility P P P
Research animals C C
City of Arden Hills - Chapter 13 Zoning Code
Section 1320.05 - Land Use Chart
I‑1 I-2 I-FLEX
Residence Hall, dormitory ======
Residential facility, state licensed,
serving 1-6 ==
Residential facility, state licensed, serving
7-16
Restaurant and restaurant-fast food C C
Retail sales & service A A A
School, general education ==
School, higher education ==
School, specialized education =
Service station C C
Storage, exterior ==CA
Studio ==
Theater, indoor ==
Utility distribution line P P P
Utility substation C C
Utility transmission C C C
Vehicle – motorized, leasing and rentals ==
Vehicle - motorized, service ==
Warehousing P P C
“C”=Conditional Use Permit;“A”=Accessory;“CA”=Conditional
Accessory Use Permit, “I” = Interim Use Permit
“P” = Permitted; “D” = Planned Unit; “■” = Not Permitted;
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 1
5.0 Schedule of Permitted Uses
5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1).
Uses that are not listed are prohibited. Uses that are allowed as accessory uses may only
remain in conjunction with an active principal use.
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
Uses
Flex
Office
Residential Uses
Bed & Breakfast --
Home Occupation: Class I --
Large Multi-Family --
Live/Work --
Medium Multi-Family --
Nursing Home and Assisted
Living --
Residential Facility --
Senior Independent Living --
Single Family --
Small Lot SF Residential --
Small Multi-Family --
Commercial Uses
Automotive Washing P/C
Brewpub P
Business service P
Clinic, medical office P
Club, sports & fitness P
Cocktail Lounge P
Commercial Off-Street
Parking P/C*
Commercial recreation -
indoor --
Daycare Facility P
Daycare, family - 10 or less P
Dog kennel P*
Drive-Up Windows P/C
Dry cleaning & laundry, pick-
up station --
Dry cleaning & laundry, self-
service laundry --
Financial Institution & service P
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 2
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
Uses
Flex
Office
Food Preparation P
Hotel/ motel P
Microbrewery P
Microdistillery P
Mortuary, funeral home P/C
Office P
Personal services P
Pet Services P
Research and development
facility P
Restaurant and restaurant
fast-food P
Retail sales & service P
Service station P/C
Storage, exterior --
Studio P
Theater, indoor P
Vehicle – motorized, leasing
and rentals P/C
Vehicle –motorized, service P/C
Civic Uses
Antenna or Tower P/C
Club or lodge (non-profit) P
House of worship P
Park Facilities (Public) P
Public use P
School, general education --
School, specialized education --
Industrial Uses
Garage, Truck --
Manufacturing & processing:
Class I P/C
Manufacturing & processing:
Class II --
Utility Substation P*
Warehousing A/C
Other Uses
Adult-Oriented Businesses --
AGENDA ITEM – 1C
MEMORANDUM
DATE: August 15, 2016
TO: Honorable Mayor and City Council
FROM: Sue Iverson, Interim City Administrator/Director of Finance and Admin Services
SUBJECT: Personnel Committee Discussion
Background/Discussion
The Personnel Committee will have a discussion with the full City Council on personnel items.