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_________________________________________________________________________________________ <br /> <br />Page 5 of 26 <br />Analysis of existing parcels and buildings within the Commercial and Industrial zones <br />• The NB: Neighborhood Business zoning district has a large number of undeveloped <br />parcels but there are little development opportunities because of the parcels’ sizes, <br />topography, wetlands, or woodlands. <br />• The B-2: General Business and B-3: Service Business zoning districts have few <br />undeveloped parcels and a stable level of vacant building spaces available for lease or <br />rent. <br />• The B-4: Retail Center zoning district has no undeveloped parcels and there were no <br />commercial listings of building spaces available for lease or rent. The majority of the <br />businesses within the B-4 zoning district are not retail oriented and therefore are not <br />achieving the purpose statements of the zoning district. <br />• I-1: Limited Industrial and I-2: General Industrial zoning districts have few undeveloped <br />parcels and a stable level of vacant building spaces available for lease or rent. With the <br />exception of the former Smiths Medical building, the I-Flex zoning district shares the <br />same characteristics as the I-1 and I-2 zoning districts. <br />• The GB: Gateway Business zoning district has undeveloped parcels with visibility from <br />I-694 that provide an important opportunity for redevelopment. <br /> <br />Potential Outcomes <br />1. Higher Education Use Moratorium: Upon reviewing the Bethel University and <br />University of Northwestern CMPs and interviews with the administrations of the <br />Universities, the Universities are looking to expand their non-traditional student <br />populations. Non-traditional students are students that do not live on college campuses <br />and often are older and are employed with full-time positions. Evaluating how other <br />communities regulate higher education uses, several of them address the traditional and <br />non-traditional students through two different land uses: College, Campus and College, <br />Office. This could be implemented in Arden Hills through: <br />• Replacing the “Schools, Higher Education” land use category with “College, <br />Campus” and “College, Office” uses. <br />o College, Campus would be allowed as a planned unit development (PUD) in <br />the R-1 zoning district and through a conditional use permit (CUP) in the B-1 <br />zoning district. <br />o College, Office would be allowed through a CUP in the B-2, B-4 and CC <br />zoning districts. <br /> <br />2. 2040 Comprehensive Plan: Evaluating the economic activity and available land and <br />buildings in the commercial and industrial zoning districts, several issues have appeared <br />that could have further review within the 2040 Comprehensive Plan update. These issues <br />include: <br />• Developable GB Properties: There is about 35 acres of land in the Gateway <br />Business District with visibility from I-694 that is undeveloped. There are some <br />wetlands and woodland that may influence the development, but considerate design <br />may mitigate most impacts of development. The proper guidance and zoning of these <br />properties should be considered within the 2040 Comprehensive Plan. <br />Dr <br />a <br />f <br />t <br /> <br />06 <br />\ <br />2 <br />1 <br />\ <br />2 <br />0 <br />1 <br />7