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City of Arden Hills – 2040 Comprehensive Plan Approved:, 2018 6-14 6.4.3 Red Fox/Grey Fox/Lexington Avenue Business Area Guiding Plan Immediately north of the B-2 District is a significant industrial, office, and retail area for the City. This area includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway (Figure 6.4). This area is used by a number of small and large businesses for a variety of retail, manufacturing, distribution, warehousing, and office uses. This area was largely developed between the 1950s and 1970s, though the retail area along Lexington Avenue has had some new development and redevelopment in the last 15 years. While good access to regional transportation has helped to continue to make this area viable, some of the buildings are becoming functionally obsolete for modern manufacturing, warehousing, and business uses. As redevelopment pressure increases, a more detailed guiding plan is required to comprehensively address the overall redevelopment and transportation needs in this area of the City. 6.4.4 B-4: Retail Center Zoning District The B-4 Zoning District is comprised of the properties with frontage on Dunlap Street between Grey Fox Road and Red Fox Road. There are no undeveloped parcels in the B-4 District and all the buildings are currently occupied. The properties are not generally retail in nature and therefore do not achieve the purpose statements of the B-4 District. The businesses are mostly wholesale sales, office/warehouse, light manufacturing, or repair orientated that are more typically industrial uses. The City should consider whether zoning changes in this area of the City would be appropriate in order to achieve the City’s vision for the district and to support existing businesses in the area. 6.4.5 Neighborhood Business The purpose of the Neighborhood Business land use concept is to promote the development of commercial nodes that were compatible with the surrounding residential uses and provided services to residential areas. Commercial uses that generate high traffic, noise, or other negative impacts were considered undesirable. Neighborhood business areas are located at intersections or nodes at the edge of residential areas, on properties not considered desirable for housing, or properties that have traditionally been occupied with neighborhood services. Housing can be a component of the development but would not necessarily be the focal point. Dr a f t 03 / 0 7 / 2 0 1 8