Workshop Item - Sheila Sellman, City Planner
Title
Title
Minnesota School of Business (3680 Pheasant Ridge Drive) Proposed Change
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Background
The subject site was developed in 2006 with a 46,800 square foot building on 4.68 acres for the Minnesota School of Business (MSB). A conditional use permit was issued for Post-Secondary Education use, a zero-lot line, and shared driveway access. The building has been vacant since 2017. There have been very little inquiries for the property.
The site is zoned Planned Business District (PBD), guided (PI) Planned Industrial and located within Pheasant Ridge Business Park. All uses in the PBD district require a conditional use permit.
It is the intent of the Planned Business District to accomplish the following:
(a) To promote a planned environment for integrated industrial, office, commercial and multi-floor residential uses which feature design continuity. A development shall reflect a common theme using compatible architectural design and consistency in signage, landscaping, and lighting.
(b) To encourage orderly development of property through conditional uses, since proposed uses may be traditionally considered incompatible or may present special problems in an environment of mixed uses.
(c) To provide opportunity for greater flexibility in arranging land uses according to relative compatibility, convenience, and community needs.
(d) To encourage patterns of development in harmony with the objectives of the City's Comprehensive Plan.
(e) To encourage more attractive and enduring business neighborhoods.
(f) To encourage development compatible with the environmental values of the area and to preserve natural vegetation, wetlands, natural topography, and other such features of the District.
(g) To accommodate uses requiring access to major highways.
(h) To provide a uniform set of standards to be applied equally to all owners and developers in this District.
Pioneers Academy is interested in purchasing the MSB building and using it as a full-time private K-8 school with Saturday classes. This location allows for the expansion of their educational programs in serving over 400 students within the next three years. There will be no bussing, just drop off and pick up during the hours of 8:15-8:30AM and 3:30-3:45PM. A playground will be added as part of the improvements to the site.
The PBD zoning district does not allow primary or secondary education uses. In order for this school to occupy this space, a code amendment or rezoning is necessary. Staff would encourage a rezoning rather than a code amendment if the council is favorable of the proposed use.
The PBD district allows post-secondary schools as they are seen as compatible with business parks and a potential generator of future employees for surrounding businesses. K-12 schools are not seen as compatible with the uses permitted in the PBD district, specifically business/industrial parks. There have been several inquiries over the years for the 10-acre parcel next to the MSB for K-12 schools. Staff discouraged these uses for the reasons outlined above. Some of these uses had extensive outdoor recreation areas (fields, etc.) which is not good utilization of vacant, high visibility industrial/office land. Allowing a school in this building could set a precedent and make future requests on the property next door challenging.
Pioneers Academy is a 501(c)(3) organization and is tax exempt. The 2022 tax amount for this site is $190,863 (including a small assessment). The Council should consider if it is acceptable to have a tax-exempt parcel in the business park.
At this time, it is unknown how the surrounding businesses in the park would feel about the use, particularly related to traffic which could include busses. At this time the proposed school will not have bussing but could at a future date.
Staff Recommendation
Council should consider if it is acceptable to have a tax-exempt parcel in the business park, if a K-8 school is compatible with the area, and that allowing a K-8 school could set a precedent and make future requests on the adjacent property challenging.
If council is supportive in allowing an elementary school on this parcel, provide direction to staff to determine the process to move forward.
Attachment List
Location Map
Narrative