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ARDEN HILLS CITY COUNCIL – SEPTEMBER 25, 2017 13 the last few months and, based on the discussions, some potential outcomes. Based on discussion at these meetings, two additional components have since 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 if the non-profit universities acquired properties that are currently occupied by property tax paying businesses. Senior Planner Bachler stated based on the findings of the report, certain land use regulation changes are recommended. Any amendments to the regulation of higher education uses will need to be approved by the City Council by October 9, 2017 before the moratorium expires. Senior Planner Bachler reviewed the proposed code amendments in detail with the Council along with the Institutional Zoning District. Senior Planner Bachler stated the Planning Commission reviewed Planning Case 17-020 at their regular meeting on September 6, 2017. The Planning Commission offers the following findings of fact for consideration: 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.