08-02-17 EDC - Laserfiche WebLink

Home Browse Search

_________________________________________________________________________________________ Page 4 of 29 The regulation of Higher Education Uses within other communities • Based on a survey of 20 communities in Minnesota, private colleges and universities in general are conforming land uses within the municipality in which they are located. • The University of Minnesota and Minnesota State Colleges and Universities (MNSCU) are often non-conforming land uses. This is likely because both the University of Minnesota and MNSCU preempt local zoning regulations. • Across the State, higher education uses are allowed in all types of zoning districts, including residential, commercial, industrial, institutional, and agricultural zoning districts. • A number of municipalities have two higher education land uses: College, Campus and College, Office. The College, Campus land use addresses the traditional four year institutions that include classrooms along with residence halls, food services, athletic, spiritual and wellness facilities. The College, Office land use addresses the institutions that have only classrooms which includes the Globe Business Colleges as well as the satellite facilities such as Hamline University’s classroom at St. Louis Park’s West End development. Analysis of the Commercial and Employment Uses currently allowed in the various Commercial and Industrial Zones • All Arden Hills zoning districts, including the commercial and industrial districts, contain purpose statements that describe the intent of the districts. • Most uses are treated similarly throughout all the commercial and industrial districts. This similar treatment of land uses does not create the distinctly different commercial and industrial zoning districts that the purpose statements seem to indicate. Analysis of the Employment and Economic Activity that results from the allowed Commercial and Employment Uses • There is a wide range of economic activity from employment offered by the land uses allowed in the Arden Hills commercial and industrial zones. These land uses can be grouped into three categories based on the average employee wage per 1,000 square feet: o Category 1: Greater than $200,000 per 1,000 square feet o Category 2: Between $100,000 and $200,000 per 1,000 square feet o Category 3: Less than $100,000 per 1,000 square feet • Employees of Category 1 businesses normally work in office building. • Employees of Category 2 businesses have the greatest variety of the three categories. Health care, retail trade, lower wage positions within office environments, and manufacturing are all Category 2 businesses and each of those businesses prefer a different type of workplace and building structure. • Categor y 3 business are either lower wage positions (entertainment, accommodation, food services, etc.) or moderate wage positions that have a low number of employees per square foot of building (warehousing, wholesale trade). • Retail and the lower wage Category 3 businesses are where employees spend their income. Without these businesses, employees’ incomes would be spent elsewhere. • College and University students have some impact on the economy, but significantly less than employees of Category 1 businesses. Dr a f t 07 / 2 6 / 2 0 1 7