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Page 2 <br /> <br /> <br /> <br />INST – Institutional Zoning District <br /> I recommend adoption of the staff prepared draft language for “1320.04 Purpose of <br />Districts. Subd. 20 INST Institutional District, Items A, B, C and D, plus 1320.05 <br />Land Use Chart and 1320.06 District Provisions Chart” as shown on Pages 4 and 5 <br />of 7 of the August 9, 2017 memorandum to the Planning Commission. <br /> <br />COMMERCIAL, INDUSTRIAL, AND HIGHER EDUCATION STUDY <br /> <br /> The EXECUTIVE SUMMARY regarding “The regulation of Higher Education Uses <br />within other communities” states on Page 4 of 30 that “Across the State, higher <br />education uses are allowed in all types of zoning districts, including residential, <br />commercial, industrial, institutional, and agricultural zoning districts.” <br /> <br />Therefore, I recommend that Arden Hills take an aggressive approach toward <br />permitting higher education uses in multiple zoning districts. Doing so creates <br />maximum opportunity and flexibility for the universities to more effectively manage <br />their “non-traditional” student programs. <br /> <br />Property Taxes <br /> While the Bethel / Northwestern plans for growth (including acquisition of off- <br />campus facilities for non-traditional student programs) are commendable and <br />worthwhile, I am of the opinion that off-campus expansion should not occur at the <br />expense of the City of Arden Hills. <br /> <br />Without proper controls and standards in place to manage this projected growth, <br />Arden Hills’ tax revenue streams risk being diminished. One way to avoid this would <br />be to require any acquisition of off-campus property within Arden Hills occur <br />through a lease agreement with the property owner in lieu of a purchase agreement. <br />At this time I am uncertain as to the legality of such a statute, but I would <br />recommend that it be given serious consideration. <br /> <br />Arden Hills’ property tax law requires owners of real property to pay taxes on its <br />value. The Internal Revenue Codes contain provisions dealing with property leased <br />to a tax-exempt entity. Therefore, I recommend the City of Arden Hills investigate <br />the scenario and include this requirement if at all possible. <br /> <br /> <br />