Loading...
HomeMy WebLinkAbout08-09-17 PC Approved: September 6, 2017 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, AUGUST 9, 2017 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Roberta Thompson, Commissioners James Lambeth, and Clayton Zimmerman. Absent: Commissioner Brent Bartel, Nick Gehrig, Angela Hames, Steven Jones and Phillip Neururer. Also present were: Senior Planner Matthew Bachler, Eric Zweber, WSB & Associates, and Councilmember Fran Holmes. APPROVAL OF AGENDA – AUGUST 9, 2017 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES July 5, 2017 – Planning Commission Regular Meeting Action on the July 5, 2017 Planning Commission meeting minutes was postponed due to lack of a quorum. PLANNING CASES None. UNFINISHED AND NEW BUSINESS A. Planning Case 17-006 – Commercial, Industrial, and Higher Education Study ARDEN HILLS PLANNING COMMISSION – August 9, 2017 2 Eric Zweber, WSB & Associates stated on October 10, 2016, the City Council adopted An Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in Residential, Business, Industrial and Other Zones (moratorium). The moratorium can last up to one year to prepare a study to determine the impacts and benefits from higher education land uses and provide recommendations for possible Zoning Code and/or Comprehensive Plan amendments regarding higher education uses. The City Council initiated the required study and directed the Planning Commission and the Economic Development Commission to provide feedback and analysis throughout the process. The study was initially comprised of five components: • Background gathering and analysis of the existing Campus Master Plans for the University of Northwestern and Bethel University. • The regulation of Higher Education Uses within other communities. • Analysis of the Commercial and Employment Uses currently allowed in the various Commercial and Industrial Zones. • Analysis of the Employment and Economic Activity that results from the allowed Commercial and Employment Uses. • Analysis of existing parcels and buildings within the Commercial and Industrial zones. Mr. Zweber reported the Planning Commission, Economic Development Commission, and City Council have over the last few months reviewed the technical analysis of the five components and, based on the discussions, some potential outcomes. Based on discussion at these meetings, two additional components have been added to the study report: • College and University Enrollment by Community • Property Taxes Paid by Commercial and Industrial Properties Mr. Zweber indicated the college and university enrollment component was added to determine if Arden Hills has a greater proportion of students to residents than other Minnesota communities. The property tax component was added to evaluate the impact to the general fund of the City of Arden Hills if the non-profit universities acquired properties that are currently occupied by property tax paying businesses. These components have been added as separate sections within the report and have been summarized in the executive summary. Mr. Zweber stated the previous versions of the report included potential outcomes in the executive summary and did not include formal recommendations. He commented on a memorandum which included a summary of the recommendations in the executive summary and the full recommendations near the end of the report. Any changes recommended by the Planning Commission will need to be changed in both the report and the code amendments. Mr. Zweber explained any amendments to the regulation of higher education uses will need to be ultimately approved by the City Council by October 9, 2017 before the moratorium expires. The economic development issues will continue to be discussed as the City develops the Comprehensive Plan update, which is expected to be approved in the first quarter of 2018. Staff then reviewed the definition of higher education within City Code in detail with the Commission. Mr. Zweber noted on July 31, Arden Hills and WSB staff met with the Presidents and other staff from both Bethel University and the University of Northwestern to review the draft report and the ARDEN HILLS PLANNING COMMISSION – August 9, 2017 3 proposed schedule to approve the amendments to the Zoning Code. The universities raised concerns regarding the Higher Education, Classroom/Office definition and conditional use permit conditions to allow for labs and the 25% limitation. Staff explained that the intention is to allow for labs that are like a medical clinic lab that does not require any special HVAC equipment or generate any hazardous wastes, but that hard science labs that would have vent hoods, waste chemicals, and/or outdoor storage tanks would be prohibited. Staff also explained that the City Council had directed a limitation on how much higher education uses could occupy the B-2 zoning district, but that it was staff that proposed the 25% limitation. Mr. Zweber stated the universities were asked to provide any written comments that they may have by Wednesday, August 16 so that those comments can be provided to City Council at their August 21 Work Session and the Planning Commission before the September 6 Public Hearing. Staff requested the Planning Commission provides guidance and recommendations regarding any amendments to the City’s regulation of higher education uses. In addition, that the Planning Commission provides any direction or guidance regarding which economic development issues to include within the 2040 Comprehensive Plan update. Chair Thompson opened the floor to Commissioner comments. Commissioner Zimmerman asked if the proposed B-2 zoning requirements would be followed within Rice Creek Commons. Mr. Zweber stated currently this was not the plan, noting the Council was not proposing to expand college uses into TCAAP. Senior Planner Bachler explained the TCAAP Redevelopment Code does not allow for higher education uses within Rice Creek Commons, but noted an elementary, middle or high school would be allowed in certain districts. Commissioner Zimmerman was pleased the City was being proactive in planning for Rice Creek Commons. Chair Thompson inquired if the Council had discussed the office/classroom concept. Councilmember Holmes stated the Council had not addressed this topic. Commissioner Lambeth believed the City should try to accommodate the growth plans for each university in order to allow them to meet their office and classroom space needs within Arden Hills. He commented on the economic benefits of allowing the colleges to grow within the community. He suggested the scope of certain zoning districts be modified in order to address this need. Further discussion ensued regarding other communities and their zoning requirements with respect to higher education along with the tax implications for non-profits. Councilmember Holmes recommended the term “or similar uses” be further clarified. Commissioner Lambeth requested further information on the 25% requirement. ARDEN HILLS PLANNING COMMISSION – August 9, 2017 4 Mr. Zweber reviewed this requirement with the Commission and stated the intent of the B-2 zoning district was to intensify. He indicated the Anderson Center would make up roughly 25% of the B-2 district once fully occupied. He reported at this time Bethel does not fully occupy all of the Anderson Center. Commissioner Lambeth believed it was generous of the City to use the total building area as the denominator in this calculation. Senior Planner Bachler commented that the City has to assume Bethel University will occupy all of the Anderson Center going into the future. Commissioner Lambeth did not believe the 25% restriction was an unreasonable requirement. He supported this recommendation from staff. Councilmember Holmes asked if the classroom/office space was a conditional use in the B-1, B-2 and B-4 zoning districts. Senior Planner Bachler stated that higher education uses are currently allowed with a Conditional Use Permit in the B-1, B-2, B-4, and Civic Center District, and as a Planned Unit Development in the R-1 District. He noted the current proposal is to allow higher education, classroom/office uses as a Conditional Use only in the B-2 District. Commissioner Zimmerman thanked staff for all of the work that they put into this study. Chair Thompson agreed and stated the numbers and statistics really helped her better understand the information being presented within the study. She explained she now felt much more educated on this topic. Commissioner Lambeth believed this study was very thorough and detailed. He thanked staff for all of their efforts on the study. He indicated he would be organizing his thoughts in the coming days and would be submitting a written document to staff. Mr. Zweber requested this information be submitted to staff by August 16th. Chair Thompson asked if the comments from the colleges would be passed along to the Planning Commission. Mr. Zweber reported this information would be included in the City Council’s worksession packet for August 21st. REPORTS A. Report from the City Council Councilmember Holmes updated the Planning Commission on activities from the July 24, 2017 City Council Regular Meeting, stating the City Council approved Planning Case 17-015 for a Conditional Use Permit for the Ramsey County Public Health Department to continue operation of the existing yard waste collection area and for the addition of a source separated organics ARDEN HILLS PLANNING COMMISSION – August 9, 2017 5 drop-off at the Arden Hills yard waste site. The Planning Commission reviewed this case at their regular meeting on July 5, 2017 and recommended approval of the request. Councilmember Holmes stated the City Council approved Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road. The subdivision will create two conforming lots from the existing property. The Planning Commission reviewed this case at their regular meeting on July 5, 2017 and recommended approval of the request. Councilmember Holmes reported the City Council approved Planning Case 17-017 for a Minor Subdivision and Variance at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. The request was for a lot line adjustment to transfer 4,295 square feet of property from 3420 Fairview Avenue to 3417 Lake Johanna Boulevard. A variance was needed for 3417 Lake Johanna Boulevard for the property to have a lot width and landscape area of less than the minimum requirements for the R-2 District. The Planning Commission reviewed this case at their regular meeting on July 5, 2017 and recommended approval of the request. Councilmember Holmes explained the Council hired a Communications Specialist in order to assist the City with communication efforts and the newsletter. She indicated the City would begin curbside textile pickup in October of this year. B. Planning Commission Comments and Requests Chair Thompson thanked staff and Council for the recent appreciation picnic. Commissioner Lambeth requested an update on TCAAP. Senior Planner Bachler updated the Commission on TCAAP and noted the project has been slightly delayed due to an optimization study being completed by the Army in order to address groundwater issues. C. Staff Comments Senior Planner Bachler invited the public to participate in the State of the City events that would be held on Thursday, September 28th at the New Tavern Grill from 7:30 to 9:00 a.m. and on Tuesday, October 3rd at City Hall from 6:30 to 8:00 p.m. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Lambeth, to adjourn the August 9, 2017, Planning Commission Meeting at 7:55 p.m. The motion carried unanimously (3-0).