HomeMy WebLinkAbout03-22-21-SWS Mayor: Address:
David Grant 1245 W Highway 96
Arden Hills MN 55112
Councilmembers: ARQEN HILLS Phone:
Brenda Holden 651-792-7800
Fran Holmes Special City Council
Dave McClung Work Session Agenda Wes.org
www.cityofardenhills.org
Steve Scott March 22, 2021
5:30 p.m.
City Hall
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.
This meeting can be accessed remotely by joining via Zoom
To join the Zoom Meeting via your computer, click this link (or copy and paste it
into a new browser): https://usNweb.zoom.us/j/81145687047
CALL TO ORDER
1. AGENDA ITEMS
1.A. Concept Plan Review At 1275 Red Fox Road - Grove Community Church
Jane Kansier, AICP, Planning Consultant
Corrin Bemis, Planning Consultant
Documents:
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
ATTACHMENT C.PDF
2. COUNCIL/STAFF COMMENTS
ADJOURN
AGENDA ITEM— IA
,-ARZEN HILLS
MEMORANDUM
DATE: March 22, 2021
TO: Honorable Mayor and City Councilmembers
Dave Perrault, City Administrator
FROM: Jane Kansier, AICP, Planning Consultant
Corrin Bemis, Planning Consultant
SUBJECT: Planning Case: 21-005 —Grove Community Church
Applicant: Grove Church
Property Address: 1275 Red Fox Road
Request: Concept Plan Review
Budgeted Amount: Actual Amount: Funding Source:
NA NA NA
The Concept Plan Review process is an opportunity for the City Council to provide comments and
questions regarding proposed developments. A concept review is considered advisory and is
nonbinding to the City and Applicant (Section 1320.14, Subd 4 of the Zoning Code). A formal
application will be subject to the full review process, including a public hearing with Planning
Commission and City Council review. The Applicant is seeking feedback from the City Council
on the concept plan.
Background
Grove Community Church ("Applicant") has submitted an application for Concept Plan Review,
requesting an amendment to the I-Flex Zoning District to allow House of Worship as a Permitted
or Conditional Use. The applicant is interested in developing the property located at 1275 Red Fox
Road as a House of Worship. The site is currently developed with a two-story office building and
associated parking lot. The property is zoned I-Flex, which does not permit houses of worship, or
other assembly uses. A corresponding application for permitting will be requested if the zoning
change is approved.
The proposed project will include:
• Approximately 75,000 square feet
• 900 seat auditorium
• 400 parking stalls
• 8 counseling suites
City of Arden Hills
City Council Work Session for March 22,2021
P:\Planning\Planning Cases\2021\21-005 Grove Church-CP
Page 1 of 5
• 4 large format classrooms
• Daycare center
• Internal Coffee Shop
• Rental Audio & Visual Space (2 suites)
• Rental Conference Rooms (4)
• Co-op Office Space
• Leasable Office Space
Concept Plan Proposal
Existing Conditions
The Property is currently owned by ET Arden Hills LLC. It is within the I-Flex Zoning District.
The site is currently developed as a two-story office building with an associated parking lot. The
office building is no longer in use. The Subject Property includes two access points off of Red Fox
Road.
1275 Red Fox Road
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Comprehensive Plan
The Subject Property is guided as Mixed Business (MB) in the Arden Hills 2040 Comprehensive
Plan Land Use Chapter. The area is designated for a variety of businesses, including commercial,
certain light industrial uses, warehousing, office, general business, and retail. The expected share
of uses within this area are as follows: 0%to 50% Light Industrial; 0%to 50%Retail; and 25%to
100% Office. A development intensity of up to 0.8 FAR may be allowed. According to the
Comprehensive Plan the total area of the MB is 55 acres, or 0.9% of the total land area in the City.
City of Arden Hills
City Council Work Session for March 22,2021
P:\Planning\Planning Cases\2021\21-005 Grove Church-CP
Page 2 of 5
The existing land use for the Subject Property is Office. This land use includes predominantly
administrative,professional, or clerical services, including medical clinics.
The proposed lot is within the Red Fox/Grey Fox/Lexington Avenue Business Area with is
discussed in the Land Use Chapter. This area includes Red Fox and Grey Fox roads and is bounded
by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway. This area is
used by a number of small and large businesses for a variety of retail, manufacturing, distribution,
warehousing, and office uses. This area was largely developed between the 1950s and 1970s,
though the retail area along Lexington Avenue has had some new development and redevelopment
in the last 15 years. This area is marked as an area of possible redevelopment in 2040.
Zoning
The Property is within the I-Flex Zoning District. The purposes of this district are:
1. To preserve, protect, enhance and perpetuate existing development in the district.
2. 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.
3. 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.
4. To encourage new site development that will be compatible with existing site development
standards of existing development in the district.
5. To promote flexibility in land uses and site development standards to achieve the objectives
of the I-Flex District.
Special requirements exist in the I-Flex District. To further accomplish the state purpose of the I-
Flex District, proposals for new construction, redevelopment of a site, and significant
modifications to existing sites shall use the Planned Unit Development(PUD) or the Conditional
use Permit (CUP) process. The proposal shall identify any requested modifications from the
applicable zoning requirements as well as the reasons why the modifications would be in the public
interest and would be consistent with the purpose of the I-Flex District. Modifications to these
requirements may be granted by the City without a variance through the PUD process. Section
1320.12 also states that the provisions in this Section may be modified by the City Council to allow
planning flexibility without the need for a variance to encourage cooperative dialogue between the
applicant and the City.
The applicant is requesting an amendment to the I-Flex Zoning District to allow House of Worship
as a Permitted or Conditional Use. If the zoning change is approved, the applicant will submit a
corresponding application for permitting of Grove Community Church at this site.
The applicant expects to support the following uses within their building:
• Counseling Center(adult, marriage, and family counseling- 8 Offices)
• Master classes for different business sectors
• Subscription based Co-op office space (2nd Floor)
• Leasable mixed use office space (2nd Floor)
• Daycare over 10
• Internal Coffee Shop
City of Arden Hills
City Council Work Session for March 22,2021
P:\Planning\Planning Cases\2021\21-005 Grove Church-CP
Page 3 of 5
• Sunday Services +Worship Experiences
• Rentable Podcast and Video Studio Space (2nd Floor)
• Rentable Photo and Video Studio Space
• Rentable Conference Rooms (2"d Floor)
Use I-Flex District Standards
Sunday Services+Worship Experiences Not Permitted
Counseling Center Permitted
Master Classes for Different Business Sectors Not Permitted
Subscription-Based Co-op Office Space Permitted
Leasable Mixed-Use Office Space Permitted
Da care over 10 Permitted
Internal Coffee Shop Not Permitted
Rentable Podcast and Video Studio Space Not Permitted
Rentable Photo and Video Studio Space Not Permitted
Rentable Conference Rooms Permitted
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Parking
The applicant is proposing 400 parking stalls within the site. This is greater than the required
amount of parking for a 900 seat House of Worship. Section 1325.06 Requirements for Parking,
Loading and Circulation requires Churches and other Places of Assembly to provide one (1)
parking space for every three (3) seats, based on design capacity.
City of Arden Hills
City Council Work Session for March 22,2021
P:\Planning\Planning Cases\2021\21-005 Grove Church-CP
Page 4 of 5
Approvals required
The proposed development would require the following approvals:
• An Amendment to the Zoning Code is required to allow House of Worship as a Permitted
or Conditional Use in the I-Flex Zoning District.
• A Conditional Use Permit or a Planned Unit Development will be required for the approval
of the Church, if the zoning amendment is approved.
Council Discussion Items
The following are some items the Council may want to discuss.
1. Zoning Amendment
• Four (4) out of ten (10) of the proposed uses are currently not permitted in the I-Flex
District. The applicant is asking an amendment to allow House of Worship as a Permitted
or Conditional Use.
o An amendment to the Zoning Ordinance is not limited to this specific site. Any
amendment would be applicable to all properties in the I-Flex district.
o The Council should determine whether this use is permitted outright, or subject to
a CUP.
2. RL UIPA
• Would the Religious Land Use and Institutionalized Persons Act (RLUIPA) allow the
applicant to mount a serious challenge to the City's denial of their application?
• RLUIPA prohibits a government from imposing a land use regulation in a way that
substantially burdens the religious exercise of a religious assembly unless the government
can show that the burden:
(A)is in furtherance of a compelling governmental interest; and
(B)is the least restrictive means of furthering that compelling governmental interest."
Further, a government also may not impose a land use regulation in a manner that treats a
religious assembly on less than equal terms with a nonreligious assembly.
Budget Impact
NA-
Attachments
A. Applicant's Narrative
B. Concept Floor Plan
C. PowerPoint
City of Arden Hills
City Council Work Session for March 22,2021
P:\Planning\Planning Cases\2021\21-005 Grove Church-CP
Page 5 of 5
G R V E Attachment A
C O M M U N I T Y
C H U R C H
Mike,
Thank you for helping us on our journey to find a future home.We are grateful for your expertise as we look
forward to approaching the council with a concise and informative proposal.
ORGANIZATION OVERVIEW
• Grove is a local church ministry in the Twin Cities that provides training for everyday people.
• Established in 2013,we started in a home near lake Johanna and officially became a church in 2015.
• Grove has gradually grown year over year into a thriving community of about 800 people.
• The church is made up of congregants that live in over 125 different zip codes throughout the greater
twin cities and beyond(some congregants drive more than an hour to attend programing).
• About 90%of our community is under the age of 40 as we serve primarily young professionals and young
families.
ORGANIZATIONAL VISION
Problem: The western evangelical local church is unintentionally creating passive spectators,consumers,and
critics, instead of creating authentic followers of Jesus.
Mission: Empower Everyday People
Vision:To see every Christian living the holistic everyday lifestyle of Jesus.
We believe the key to healthy neighborhoods,communities, and cities is healthy homes, healthy relationships,
healthy hearts.
Our future space is more than a church building that holds services on Sundays and then sits vacant for b days a
week.We are excited to leverage 1275 Red Fox Rd.to fulfill our organizational mission and be a blessing to the
Arden Hills community at large through numerous provisions.
PROPOSED PROJECT: PROVISIONS SNAPSHOT:
• Approximately 75,000 square feet Counseling Center(adult, marriage,and
• 900 seat auditorium family counseling-8 Offices)*
• 400 parking stalls(beyond 3:1 ratio)* Master classes for different business sectors*
• 8 counseling suites Subscription based Co-op office space(2nd
• 4 large format classrooms Floor)*
• daycare center Leasable mixed use office space(2nd floor)*
• Internal Coffee Shop Daycare over 10*
• Rental Audio&Visual Space(2 suites) Internal Coffee Shop*
• Rental Conference Rooms(4) Sunday Services+Worship Experiences'
• Co-op Office Space Rentable Podcast and Video Studio Space
• Leasable Office Space (2nd Floor)*
• Rentable Photo and Video Studio Space*
• Rentable Conference Rooms(2nd floor)*
1 Neighboring district B-4 House of Worship is conditional
use
*Current Permitted or Conditional Use in I-Flex District
BENEFITS TO THE COMMUNITY
• Improve a building that has some obsolete qualities in the market
• Providing Mental Health Services to Community through counseling and partnership with Teen
Challenge.
• Provide Healthy Gathering place for youth and young adults in the community.
• Meet childcare needs for the community
• Draw future generation of upper middle class families to Arden Hills long term.
• Provide taxable income to City on all non-ministry income provisions
Thank you for your consideration,
Pastors Josh &Katie Krehbiel
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