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08-21-17-WS
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08-21-17-WS
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_________________________________________________________________________________________ <br /> <br />Page 5 of 30 <br />• Category 3 business are either lower wage positions (entertainment, accommodation, <br />food services, etc.) or moderate wage positions that have a low number of employees per <br />square foot of building (warehousing, wholesale trade). <br />• Retail and the lower wage Category 3 businesses are where employees spend their <br />income. Without these businesses, employees’ incomes would be spent elsewhere. <br />• College and University students have some impact on the economy, but significantly less <br />than employees of Category 1 businesses. <br /> <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 />Property Taxes of Commercial and Industrial Properties <br />• Building and property values widely for commercial and industrial businesses. <br />• Property tax paying businesses within Arden Hills pay a total of about $36.90 property <br />taxes per $1,000 in property valuation. Arden Hills receives about $3.45 in property <br />taxes per $1,000 in property valuation. <br /> <br />Recommendations <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: Higher Education, Campus and <br />Higher Education, Classroom/Office. <br /> <br />• “Higher Education, Campus” Definition <br /> <br />• “Higher Education, Classroom/Office” Definition <br />Dr <br />a <br />f <br />t <br /> <br />0 <br />8 <br />/ <br />0 <br />2 <br />/ <br />2 <br />0 <br />1 <br />7
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