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HomeMy WebLinkAbout09-06-17 PC Approved: November 8, 2017 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, SEPTEMBER 6, 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 Matt Dixon, Nick Gehrig, Steven Jones, James Lambeth, and Clayton Zimmerman. Absent: Commissioners Brent Bartel, Angela Hames and Philip Neururer. Also present were: Senior Planner Matthew Bachler, Eric Zweber, WSB & Associates, and Councilmember Fran Holmes. APPROVAL OF AGENDA – SEPTEMBER 6, 2017 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES July 5, 2017 – Planning Commission Regular Meeting Commissioner Lambeth moved, seconded by Commissioner Jones to approve the July 5, 2017, Planning Commission Regular Meeting as presented. The motion carried unanimously (5-0). August 9, 2017 – Planning Commission Regular Meeting Commissioner Lambeth moved, seconded by Commissioner Zimmerman, to approve the August 9, 2017, Planning Commission Regular Meeting as presented. The motion carried unanimously (5-0). APPOINTMENTS A. Planning Commission Appointment – Matt Dixon ARDEN HILLS PLANNING COMMISSION – September 6, 2017 2 Senior Planner Bachler reported on August 28th the City Council appointed Matt Dixon to the Planning Commission. He administered the Oath of Office to Commissioner Matt Dixon. The Planning Commission members welcomed Matt Dixon with a round of applause. PLANNING CASES A. Planning Case 17-023; Master and Final Planned Unit Development – Marriot Springhill Suites Hotel – 3920 Northwoods Drive – Public Hearing Senior Planner Bachler stated the property at 3920 Northwoods Drive is currently occupied by a single story, 21,111 square foot office building and a parking lot with 98 stalls. The office building is vacant and the property owner has been marketing the site for lease or sale. The site was originally developed in 1988 for an American Family Insurance Claim Center. There have not been any significant modifications to the site since the original development was completed. Senior Planner Bachler explained Hawkeye Hotels has requested a Master and Final PUD in order to demolish the existing office building and redevelop the property for a Marriot Springhill Suites hotel. The hotel would be five stories and have a total of 139 rooms. The site plan indicates the hotel would be situated towards the center of the property with 143 parking stalls located around the perimeter of the hotel and site boundaries. The existing access driveway on Northwoods Drive would be shifted to the south. No additional access driveways are proposed for the development. Senior Planner Bachler noted the first floor of the hotel would be approximately 16,578 square feet in area and would include an indoor pool, fitness center, meeting room, lounge area, and 15 guest rooms. The plans for the second to fifth floors show a floor area of approximately 15,939 square feet and 31 guest rooms per floor. Marriot Springhill Suites guestrooms provide slightly more space than other chain hotels and include separate areas for sleeping, working, and relaxing, as well as an in-suite microwave and refrigerator. In total, the building would have a gross floor area of 79,241 square feet. The overall height of the building would be approximately 58 feet. Senior Planner Bachler reported the exterior of the building would be comprised of a variety of building materials, including brick, stone, transparent glass, and EIFS. A porte chochere would constructed on the south side of the hotel in front of the entrance lobby. New wall signage would be added on each side of the building, and a new monument sign is proposed at the Northwoods Drive entrance. Senior Planner Bachler noted the project would be developed as a Planned Unit Development. He provided additional information on the PUD review process. Site Data Future Land Use Plan: Mixed Business Existing Land Use: Office Zoning: B-3 – Service Business District Lot Size: 2.04 Acres Topography: Level ARDEN HILLS PLANNING COMMISSION – September 6, 2017 3 Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the B-3 District Design Standards. Senior Planner Bachler provided the Findings of Fact for review: 1. The property at 3920 Northwoods Drive is located in the B-3 – Service Business District. 2. The subject property is improved with a 21,111 square foot office building and 98 off- street parking stalls. The property was developed through the Site Plan Review process in 1988 (Planning Case #88-002). 3. The applicant has submitted an application for a Master and Final Planned Unit Development (PUD) to redevelop the subject property for a 79,241 square foot hotel with associated improvements. 4. The hotel land use is a permitted use in the B-3 – Service Business District. 5. The purpose of the PUD process is to achieve a higher quality, better project than would otherwise be possible if the strict application of the zoning requirements were met. 6. The proposed PUD in substantial conformance with the requirements of the City Code. 7. Where the plan is not in conformance with the City Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 8. The proposed PUD is in conformance with the Land Use chapter of the Arden Hills 2030 Comprehensive Plan. The subject property is guided for Mixed Business. The Mixed Business land use category is applied to areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, and retail. 9. The proposed PUD is in conformance with the Economic Development and Redevelopment chapter of the Arden Hills 2030 Comprehensive Plan, which includes the goal to, “promote the development, redevelopment, and maintenance of a viable, innovative, and diverse business environment serving Arden Hills and the metropolitan area.” 10. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Senior Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-023 for a Master and Final PUD at 3920 Northwoods Drive. If the Planning Commission votes to recommend approval of Planning Case 17-023, staff is recommending the following fourteen (14) conditions of approval: 1. The project shall be completed in accordance with the submitted plans 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 the City Council. 2. The Developer shall obtain the required development permits within one year of the approval date or the approval shall expire, unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. A Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Agreement shall be executed prior to the issuance of a Grading and Erosion Control Permit. ARDEN HILLS PLANNING COMMISSION – September 6, 2017 4 4. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of public infrastructure improvements including grading, utilities, and paving, prior to the issuance of a Grading and Erosion Control Permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that public infrastructure improvements are completed in the event that the developer defaults on the Development Agreement. 5. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of public infrastructure improvements including grading, utilities, and paving, prior to the issuance of a Grading and Erosion Control Permit. The escrow will be used for City costs related to review, approval, and inspection of public infrastructure improvements or any costs incurred by the City in the event of a developer default. 6. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of a Grading and Erosion Control Permit. The financial surety shall be in the form of a letter of credit issued by a FDIC- insured bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 7. The Developer shall provide the City with a copy of the Rice Creek Watershed District permit for the project prior to the issuance of a Grading and Erosion Control Permit. 8. The Developer shall obtain a Right-of-Way Permit from the City for any construction work required for the development within the Northwoods Drive right-of-way. 9. Final grading, drainage, utility, and site plans shall be subject to approval by the City Engineer, Building Official, City Planner, and Fire Marshall prior to the issuance of a Grading and Erosion Control Permit or other development permits. 10. All ground and roof-mounted mechanical equipment shall be screened from ground-level view of public streets. Wood screening shall not be permitted. 11. The Developer shall provide evergreen shrubbery plantings along Northwoods Drive to screen the adjacent parking lot. 12. The Developer shall provide a minimum of four (4) bicycle parking spaces on the site. 13. The Fire Department Connection (FDC) shall be located within 150 feet of a hydrant and at the front of the building or in a visible riser room. 14. The Developer shall provide a minimum of 1,660 square feet of perennial and/or shrubbery plantings. Senior Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Jones asked how the lot to the east would be accessed. ARDEN HILLS PLANNING COMMISSION – September 6, 2017 5 Senior Planner Bachler stated the lot to the east was a landlocked property and an access easement would likely be required. He explained the owner of the lot to the east also owned the lot to the south of the proposed hotel. Commissioner Lambeth understood the applicant was requesting quite a bit of flexibility and exceptions within the PUD. He questioned if the hotel should be located on the property to the south in order offer more space and reduce the number of exceptions. Senior Planner Bachler deferred this question to the applicant and noted this option was discussed with the applicant. He reported there was a deed restriction on both the lots to the south and east that would not allow for a hotel on either property. Commissioner Lambeth commented on the amount of EIFS on the building, along with the different types of EIFS. He stated he had concerns with EIFS being used given the way it can trap moisture between the board and the building. He recommended the installation plan for the EIFS be submitted at the time the PUD is brought to the City. He inquired what type of EIFS would be installed on the hotel. Senior Planner Bachler stated the City would require more detail on the EIFS installation as part of the building permit review process. Chair Thompson discussed the City’s building standards and agreed the building did have a large percentage of EIFS. She encouraged the developer to have more stone and glass incorporated into the building façade. She questioned how the site would handle overflow parking. Senior Planner Bachler explained limited street parking may be available. Otherwise, off-site parking would have to be sought by the property owner. Commissioner Zimmerman agreed that parking could be a concern for this property and he wanted to be assured the applicant was ready to address this matter. Commissioner Jones inquired if the City was rezoning this property to allow for the hotel. Senior Planner Bachler stated the site was not being rezoned but rather was going through the PUD process. Commissioner Jones requested further information regarding the building height. Senior Planner Bachler discussed the building height and noted the additional parapet height would only be in specific areas along the building roofline. He explained the City has allowed for increased building height in the past for properties that abut Interstate 694. Chair Thompson invited the applicant to come forward at this time. Michele Caron, Sambatek, thanked staff for the thorough presentation. She explained she had worked to maximize the landscaping plan. She offered additional information on the proposed signs and noted the location on the building. ARDEN HILLS PLANNING COMMISSION – September 6, 2017 6 Jay Bhakta, Hawkeye Hotels, noted the wall signs on the building would be illuminated. Commissioner Zimmerman asked if the developers had completed an occupancy study before proposing this hotel. Mr. Bhakta reported Arden Hills only has one other hotel and explained there was currently a lack of hotel rooms. He stated he had reviewed the occupancy rates in Shoreview and Roseville, which showed support for a new hotel product in the market. Chair Thompson questioned how the developers would handle overflow parking. Mr. Bhakta stated he did not anticipate the site would have overflow parking needs. However, in the rare cases that this did occur, hotel staff would have to plan ahead in order to offer valet parking services. Commissioner Jones asked if the hotel would have a bar or restaurant. Mr. Bhakta explained the site would not have a bar or restaurant, but would be offering a complimentary breakfast to its occupants. Commissioner Zimmerman inquired how building security would be addressed. Mr. Bhakta reported all rooms would have card-key access. In addition, the building would have security cameras and be staffed at all times. Chair Thompson opened the public hearing at 7:23 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no additional comment Chair Thompson closed the public hearing at 7:24 p.m. Commissioner Gehrig understood a variety of tree sizes were required based on the proposed building height. He reviewed the proposed landscaping plan and recommended this plan meet the City’s landscaping tree ratio requirements. Senior Planner Bachler commented the applicant was not currently meeting the City’s requirements. He explained a condition of approval requiring the applicant to meet the City’s tree ratio requirement could be recommended by the Planning Commission. Chair Thompson understood this was a difficult lot and believed the proposed development would add a great deal of class to this area of the City. She stated she would like to see the percentage of EIFS reduced. She indicated she could support some level of flexibility regarding the trees. Commissioner Lambeth suggested one additional parking lot island be added to the plan to eliminate the need for this exception. ARDEN HILLS PLANNING COMMISSION – September 6, 2017 7 Commissioner Jones discussed the wetland lot that was directly adjacent to this lot and noted this property would be used for stormwater drainage. Chair Thompson stated she supported the proposed building and monument signage. Commissioner Gehrig moved and Commissioner Lambeth seconded a motion to recommend approval of Planning Case 17-023 for a Master and Final Planned Unit Development at 3920 Northwoods Drive, based on the findings of fact and submitted plans, as amended by the fourteen (14) conditions in the September 6, 2017, Report to the Planning Commission, plus one additional condition requiring the applicant to meet the City’s tree ratio requirements. The motion carried unanimously (6-0). B. Planning Case 17-020; Zoning Code Amendment and Rezoning – Higher Education Land Uses and Institutional Zoning District – Public Hearing Senior Planner Bachler 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. Senior Planner Bachler explained 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 Senior Planner Bachler 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. ARDEN HILLS PLANNING COMMISSION – September 6, 2017 8 Senior Planner Bachler stated 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. The existing definition for higher education schools in the City Code is: “Schools, higher education. Junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education.” Senior Planner Bachler commented the proposed Zoning Code amendment would eliminate the existing definition for higher education schools and replace it with two new land use categories: “Higher education, campus” and “Higher education, classroom/office.” The “Higher education, campus” definition would describe the uses expected from a traditional four-year, undergraduate institution. The staff suggested definition is: “Higher education, campus. The facilities for technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education. These facilities can include, but are not limited to, classrooms; laboratories; seminaries; dining and residence halls; athletic, wellness, and spiritual facilities; administrative offices; performance art centers; parking and transit structures; and child care facilities.” Senior Planner Bachler explained the “Higher education, classroom/office” use is intended for classroom space that is becoming more common for off-campus continuing or graduate level education and other higher education uses that function similarly to a traditional office use. The staff suggested definition is: “Higher education, classroom/office. The facilities of technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education that function in a similar way to a traditional business office use regarding traffic, trip generation, parking, hours of operation, noise, odors and other effects. These facilities are limited to classrooms, laboratories integral to training necessary for completion of a degree certification, administrative offices, or similar uses.” Senior Planner Bachler indicated the purpose of the separate Higher Education, Classroom/Office use is to allow for higher education uses that function similar to traditional office uses or have similar impacts or benefits as traditional office uses. The method to ensure that the higher education uses do not create impacts greater than traditional office uses would be to codify conditions and standards that a Conditional Use Permit for higher education uses would need to comply with. These conditions could also address the City Council’s concern that higher education would occupy too much of the City’s limited commercial area. Staff would recommend that Higher Education, Classroom/Office be limited to a conditional use in only the B-2 zoning district. This would be more restrictive than the current Schools, Higher Education use which is a conditional use in the B-4 and Civic Center zoning districts as well. There are currently no higher education uses in the B-4 and Civic Center zoning districts, so no uses would become non-conforming if higher education was eliminated from those zoning districts. ARDEN HILLS PLANNING COMMISSION – September 6, 2017 9 To address these concerns, staff has prepared the following draft language. “1320.085 Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria. In addition to meeting the requirements of Sections 1345 and 1355.04 Subd. 3, Higher Education, Classroom/Office uses shall conform to the following: A. No more than 25% of the total building area within the B-2 zoning district shall be occupied by Higher Education, Classroom/Office uses. B. Any Higher Education, Classroom/Office use shall provide benefits and have impacts to the B-2 district similar to a traditional business office use regarding traffic, trip generation, parking, hours of operation, noise, odors and other effects. C. The Higher Education, Classroom/Office use shall not generate any hazardous wastes and shall not result in any outdoor storage.” Senior Planner Bachler stated the limit of 25% of the total building area within the B-2 zoning district was determined as acknowledgement of Bethel University’s current ownership and use of the Anderson Center at 2 Pine Tree Drive. The Anderson Center is 227,138 square feet in area and the Conditional Use Permit (CUP) for Bethel University allows 189,804 square feet of the Anderson Center for administrative office, classrooms, meeting rooms, common spaces, and other general educational and related purposes. The total area of buildings within the B-2 zoning district is 982,138 square feet. This results in Bethel’s CUP allowing higher educational uses in the Anderson Center occupying 19.3% of the total building space in the B-2 zoning district. The proposed limit of 25% would allow for about 55,730 square feet available for additional higher educational uses. Senior Planner Bachler reported the City Council has recommended that a separate, stand-alone zoning district be prepared for the Higher Education, Campus uses of the Bethel University and University of Northwestern campuses within Arden Hills. Bethel University’s main campus is located in the B-1 zoning district and the University of Northwestern is located in the R-1 zoning district. The Bethel University campus currently operates under an approved CUP that includes their current facilities and future expansion. Similarly, the University of Northwestern campus operates under an approved Planned Unit Development (PUD). The Bethel CUP and University of Northwestern PUD would not be affected by the proposed rezoning and would continue to remain in effect. Senior Planner Bachler indicated to create the zoning district, a minimum of three items would need to be addressed: purpose statements, uses, and performance standards. Staff has prepared the following draft language. The proposed performance standards are identical to the B-1 district provisions. “1320.04 Purpose of Districts. Subd. 20 INST Institutional District. A. To establish areas for the post-secondary education of general public. B. To establish areas for the training of well-educated and talented workforce. ARDEN HILLS PLANNING COMMISSION – September 6, 2017 10 C. To provide for the ability of the post-secondary students to live and have their daily needs met on the campus of the post-secondary education institution. D. To provide the opportunity for athletic programs to be created for the post-secondary students while providing opportunities for the general public to experience these athletic programs.” Staff reviewed the proposed changes to the Land Use and District Provision Charts. Senior Planner Bachler provided the Findings of Fact for review: General Findings: 1. 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). 2. On February 13, 2017, the City Council approved a contract with WSB & Associates to conduct a study evaluating the economic condition of business districts of Arden Hills, the growth pressures of Bethel University and the University of Northwestern, and provided recommendations of Zoning Ordinance amendments regarding higher educational uses (Commercial, Industrial and Higher Education Study). 3. The City Council, Planning Commission, and Economic Development Commission reviewed and provided comments regarding the Commercial, Industrial, and Higher Education Study. 4. Bethel University and the University of Northwestern have had the opportunity to review the Commercial, Industrial, and Higher Education Study and have provided comments. 5. The Commercial, Industrial, and Higher Education Study found that the business districts within Arden Hills include a low level of vacancy in the industrial districts and a healthy level of vacancies in the commercial districts. 6. The Commercial, Industrial, and Higher Education Study found that Arden Hills has the highest ratio of residents to college enrollment of any community in Minnesota. An increase in enrollment at Bethel University and/or the University of Northwestern has the potential to change the mix of community elements of Arden Hills greater than other Minnesota communities. 7. The Commercial, Industrial, and Higher Education Study found that a strong mix of employment uses and consumer uses must be maintained to ensure a healthy business community. 8. Based on the findings of the Commercial, Industrial, and Higher Education Study, the City determined that certain amendments to the Zoning Code were necessary in order to maintain the existing mix of employment and consumer uses in the community. 9. The proposed Zoning Code amendment regarding “Schools, higher education” is consistent with the land use goal within the 2030 Comprehensive Plan to, “Develop and maintain a land use pattern that strengthens the vitality, quality, and character of our residential neighborhoods, commercial districts, and industrial areas while protecting the community’s natural resources and developing a sustainable pattern for future development” (Arden Hills 2030 Comprehensive Plan, at 3-1). 10. The proposed Zoning Code amendment regarding “Schools, higher education” is consistent with the economic development goal within the 2030 Comprehensive Plan to, “Promote the development, redevelopment, and maintenance of a viable, innovative, and ARDEN HILLS PLANNING COMMISSION – September 6, 2017 11 diverse business environment serving Arden Hills and the metropolitan area” (Arden Hills 2030 Comprehensive Plan, at 8-1). Senior Planner Bachler stated staff recommends adoption of the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017. Based on the Commercial, Industrial, and Higher Education Study and findings of fact, staff recommends approval of Planning Case 17-020 for the proposed Zoning Ordinance Amendments regarding “Schools, higher education”. Senior Planner Bachler explained based on the Commercial, Industrial, and Higher Education Study and findings of fact, staff recommends approval of Planning Case 17-020 to rezone the Bethel University Campus, comprised of 3900 Bethel Drive, 3800 Bethel Drive, 3801 Bethel Drive, 4404 Bethel Drive, 4040 Old Highway 10, 4080 Snelling Avenue North, 4140 Snelling Avenue North, and 4120 Snelling Avenue North, from B-1 Limited Business District to INST – Institutional District. Senior Planner Bachler indicated based on the Commercial, Industrial, and Higher Education Study and findings of fact, staff recommends approval of Planning Case 17-020 to rezone the University of Northwestern Campus at 3003 Snelling Ave N from R-1 Single Family Residential District to INST – Institutional District. Senior Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Amendments 2. Recommend Approval as Submitted 3. Recommend Denial Chair Thompson opened the floor to Commissioner comments. Chair Thompson explained staff and the Commission has been reviewing this matter for the past six months. She reported staff has spent a great deal of time defining higher education campus and higher education classroom/office. She stated the City understood that secondary education was evolving and she believed the proposed Zoning Code Amendment would assist the City in addressing these changes. Commissioner Dixon questioned if the City was considering rezoning the Anderson Center property. Senior Planner Bachler stated staff was not recommending rezoning this property at this time. He noted that the property was currently zoned B-2 and that rezoning the site to Institutional District could allow for a greater range of college campus uses on the property that may not be compatible with the surrounding B-2 District. Commissioner Jones asked what the building square footage was on the former Smith’s Medical property. ARDEN HILLS PLANNING COMMISSION – September 6, 2017 12 Senior Planner Bachler explained the former Smith’s Medical property had approximately 165,000 square feet of building space and was located in the I-Flex zoning district. Commissioner Dixon inquired if Bethel or Northwestern had an incubator program that assisted with job creation. Senior Planner Bachler deferred this question to Bethel and Northwestern representations. Chair Thompson opened the public hearing at 8:03 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Nancy Jacobson, 3188 Asbury Avenue, stated she lived adjacent to Northwestern University. She thanked the City for thoroughly addressing this issue and for all of the thought that had gone into creating the Institutional zoning district. She believed this would greatly benefit the health of the City. She discussed the negative impacts occurring in her neighborhood (which was split between Arden Hills and Roseville) such as noise, commotion, traffic, parking and lights. She inquired how her neighborhood would be impacted by the proposed Zoning Ordinance Amendment. She understood that Roseville had a higher allowable building height than Arden Hills (60 feet versus 35 feet) and asked how this would work on their campus. It was her fear the use on the campus would continue to become more intense. Senior Planner Bachler explained Northwestern currently operates under a PUD and this would remain in effect. He reported the proposed Zoning Ordinance Amendment would not have any impact on the PUD and the requirements that have been established within the PUD. He commented that if the campus master plan was to be amended by Northwestern, the City would have to evaluate the potential noise, light and traffic impacts. He anticipated the adjacent neighbors would not see any changes or have any impacts from the proposed Zoning Ordinance Amendment. Senior Planner Bachler summarized a question from an audience member, stating that she had heard nothing about the tax ramifications of institutional uses in the City and requested further information from staff on this matter. Senior Planner Bachler explained this was a component of the Higher Education Study that was completed by staff. When the City works on land use regulations it cannot make zoning decisions based on tax exempt or non-tax exempt classifications. He stated the full details of this study was not presented this evening given the level of detail that was provided on the proposed Zoning Ordinance Amendment. There being no additional comment Chair Thompson closed the public hearing at 8:16 p.m. Chair Thompson asked how staff would like the Commission to proceed. Senior Planner Bachler requested the Commission make three separate motions. ARDEN HILLS PLANNING COMMISSION – September 6, 2017 13 Commissioner Jones commented on the tax ramifications question further and noted the Commission had discussed the possibility of payments in lieu of taxes, but noted this was not something the City could require He stated he could see a technical college locating in the I-Flex zoning district and believed this would be a growing trend. He believed that the City needed to have more than 55,000 square feet to offer to higher education uses. For this reason, he would not be supporting the proposed Ordinance amendment. Chair Thompson appreciated Commissioner Jones comments. However, she did not believe that an institutional use or technical college was a good fit in the I-Flex zoning district given the high level of traffic that would be generated. She appreciated the proposed text amendments as it would provide a more streamlined purpose statement for the City’s zoning districts. Commissioner Gehrig moved and Commissioner Lambeth seconded a motion to adopt the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017. The motion carried unanimously (6-0). Commissioner Zimmerman moved and Commissioner Gehrig seconded a motion to recommend approval of Planning Case 17-020 for the Zoning Ordinance text amendments regarding the Higher Education, Campus definition, the Higher Education, Classroom/Office definition, the Higher Education, Classroom/Office Additional Conditional Use Criteria, and the INST – Institutional Zoning District, based on the findings of fact in this report to the Planning Commission and the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017. The motion carried 5-1 (Jones opposed). Commissioner Zimmerman moved and Commissioner Lambeth seconded a motion to recommend approval of Planning Case 17-020 for the rezoning of the Bethel University Campus, comprised of 3900 Bethel Drive, 3800 Bethel Drive, 3801 Bethel Drive, 4404 Bethel Drive, 4040 Old Highway 10, 4080 Snelling Avenue North, 4140 Snelling Avenue North, and 4120 Snelling Avenue North, from B-1 Limited Business District to INST – Institutional District, and the rezoning of the University of Northwestern Campus at 3003 Snelling Ave N from R-1 Single Family Residential District to INST – Institutional District, based on the findings of fact in this report to the Planning Commission, the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017, and with conditions determined by the Planning Commission. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council Councilmember Holmes welcomed Matt Dixon to the Planning Commission. She updated the Planning Commission on the August 21, 2017 City Council Work Session, noting the City Council reviewed a Concept Plan Review from Pulte Group for a 59-unit townhome ARDEN HILLS PLANNING COMMISSION – September 6, 2017 14 development on the site comprised of 1718, 1720, and 1722 Parkshore Drive and 4177 Old Highway 10. The proposal would require a Comprehensive Plan Amendment, Rezoning of the properties to R-3 – Townhouse and Low-Density Multiple Dwelling District, Preliminary and Final Plat, and Master and Final Planned Unit Development. Councilmember Holmes stated the City Council also reviewed a Concept Plan Review from Heartland Gun Club and Range for an indoor gun range. Heartland presented three different properties in the City they were considering for the business. The proposal would require a City Code amendment to allow for the use of firearms at a commercial gun range, a Zoning Code amendment to create a new land use category for this activity, and a Conditional Use Permit. Councilmember Holmes reported the City Council reviewed and discussed the draft Land Use and Housing chapters for the 2040 Comprehensive Plan Update. These chapters were previously reviewed by the Planning Commission at their meeting on June 7, 2017. She reported the State of the City meetings would be held Thursday, September 28th at the Tavern Grill and Tuesday, October 3rd at City Hall. B. Planning Commission Comments and Requests Chair Thompson encouraged the Planning Commission members to attend one of the State of the City meetings. C. Staff Comments None. ADJOURN Commissioner Jones moved, seconded by Commissioner Zimmerman, to adjourn the September 6, 2017, Planning Commission Meeting at 8:39 p.m. The motion carried unanimously (6-0).