HomeMy WebLinkAbout06-26-17-SWS
City of Arden Hills ▪1245 West Highway 96 ▪ Arden Hills Minnesota 55112
Phone 651.792.7800 ▪ Fax 651.634.5137 ▪ www.cityofardenhills.org
Request for Special City Council Work Session
A special meeting may be called by the Mayor or by any two Councilmembers.
Reason for meeting: 1. Higher Education Moratorium Study
Requested Date: 6/26/17
Requested time: 6:00 pm_
Open meeting X Closed meeting
Signature of person(s) making request:
6 / 23 / 17_
Mayor or Council Member Date
/ /
Council Member Date
-This section to be completed by City staff-
Date received: 6/ 23 / 17
Date meeting to be held: 6/26/17
Time of meeting: _6:00 pm _
Location: City Hall
All necessary posting and notices have been completed.
6 / 23 / 17_
Signature of City Clerk Date
AGENDA ITEMS
Higher Education Moratorium Study
Matthew Bachler, Senior Planner
Eric Zweber, Interim City Planner
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Steve Scott
Special City Council
Work Session Agenda
June 26, 2017
6:00 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651 -792 -7800
Website :
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting, strong residential
neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our
long -standing tradition as a desirable City in which to live, work, and play.
CALL TO ORDER
1.
1.A.
Documents:
2.
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City of Arden Hills
City Council Meeting for June 26, 2017
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Requested Action
Review the draft Higher Education Study report, including its potential outcomes, and provide
recommendations on any changes to the regulations of “Schools, Higher Education”.
Background
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). The moratorium can last up to one year to prepare a
study to determine the impacts and benefits from higher education land uses and provide
recommendations for possible Zoning Code and/or Comprehensive Plan amendments regarding
higher education uses. The City Council initiated the required study (Attachment A) and
directed the Planning Commission and the Economic Development Commission to provide
feedback and analysis throughout the process. The study is comprised of five components:
• Background gathering and analysis of the existing Campus Master Plans for the
University of Northwestern and Bethel University.
• The regulation of Higher Education Uses within other communities.
• Analysis of the Commercial and Employment Uses currently allowed in the various
Commercial and Industrial Zones.
• Analysis of the Employment and Economic Activity that results from the allowed
Commercial and Employment Uses.
• Analysis of existing parcels and buildings within the Commercial and Industrial zones.
The Planning Commission and Economic Development Commission have completed the
technical analysis of the five components and, based on their discussions, some potential
AGENDA ITEM – 1A
MEMORANDUM
DATE: June 26, 2017
TO: Honorable Mayor and City Councilmembers
William S. Joynes, Sr., City Administrator
FROM: Eric Zweber, WSB & Associates
Matthew Bachler, Senior Planner
SUBECT: Planning Case #17-006: Higher Education Moratorium Study
_____________________________________________________________________________________________
City of Arden Hills
City Council Meeting for June 26, 2017
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outcomes are described in executive summary of the study. Formal recommendations are not
included in the report at this time. These potential outcomes are in two separate topics: the
regulation of higher education uses and the economic development issues to be considered for
inclusion in the 2040 Comprehensive Plan.
Any amendments to the regulation of higher education uses will need to be ultimately approved
by the City Council by October 9, 2017 before the moratorium expires. The economic
development issues will continue to be discussed as the City develops the Comprehensive Plan
update, which is expected to be approved in the first quarter of 2018. Staff would request that
City Council provide a recommendation on how to address the regulation of higher education
uses within Arden Hills and provide feedback on which economic development topics from this
study should be included in the City’s 2040 Comprehensive Plan Update.
Roberta Thompson, Planning Commission Chair, will present (Attachment B) the study’s
analysis and the potential outcomes. Eric Zweber, WSB Senior Planner, and Jim Gromberg,
WSB Economic Development Specialist, will be in attendance to address any comments
regarding the study and its potential outcomes.
Requested Action
1. That the City Council provides any direction or guidance to the Planning Commission
regarding any recommend amendments to the City’s regulation of higher education uses.
2. That the City Council provides any direction or guidance to the Planning Commission
regarding which economic development issues to include within the 2040 Comprehensive
Plan update.
Next Steps
On July 5, the Planning Commission will review the report and begin drafting language for any
Zoning Code text amendments and provide recommendations on the items to be included in the
2040 Comprehensive Plan.
On August 2, the Economic Development Commission will review the report.
On August 9, the Planning Commission is expected to conduct a public hearing for any Zoning
Code amendments regarding higher education uses and provide a recommendation on the final
Higher Education Study report.
A final draft of the Higher Education Moratorium Study is expected to be completed in
September.
Attachments
A. Higher Education Study Report
B. Work Session Presentation Slides
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HIGHER EDUCATION STUDY
Mayor and City Council
David Grant
Brenda Holden
Fran Holmes
Dave McClung
Steve Scott
Planning Commission
Roberta Thompson
Nick Gehrig
Angela Hames
Phillip Neururer
Clayton Zimmerman
Steven Jones
James Lambeth
Brent Bartel
Economic Development Commission
Dan Erickson
Liz Johnson
Kyle Lassen
David Radziej
Evan Cordes
Rob Williams
Sheila Bennet Kilander
Brendan O’Meara
City Staff
William S. Joynes, Sr., City Administrator
Matthew Bachler, Senior Planner
WSB & Associates
701 Xenia Avenue South, Suite 300
Minneapolis, MN 55416
(763) 541-4800
info@wsbeng.com
September 2017
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ATTACHMENT A
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Table of Contents
Executive Summary
Background
Bethel University and University of Northwestern Campus Master Plans
Higher Education Zoning in Other Communities
Employment Uses of Commercial and Industrial Districts
Economic Activity from Commercial and Industrial Uses
Analysis of Commercial and Industrial Parcels and Buildings
Recommendations
Appendixes
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EXECUTIVE SUMMARY
On October 10, 2016, the City Council of Arden Hills adopted Ordinance No. 2016-008 An
Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher
Education Uses in Residential, Business, Industrial and Other Zones. This interim ordinance
allows the City one year to study the impacts of higher education uses, particularly when the
higher education uses are proposed to displace commercial or industrial businesses, and
determine any Zoning Code Amendments necessary to address the findings of the study. This
interim ordinance and study is occurring concurrently with the required decennial update of the
City’s Comprehensive Plan and the City Council directed that the scope of this study include
recommendations regarding the overall commercial and industrial condition of Arden Hills that
can be included within the 2040 Arden Hills Comprehensive Plan.
This study includes five particular focus areas; two specifically regarding higher education land
uses and three more generally addressing the existing commercial and industrial land uses within
Arden Hills. The summary of these five focus areas are summarized below.
Analysis of the existing Campus Master Plans for Bethel University and the University of
Northwestern
• Both Bethel University and the University of Northwestern have Campus Master Plans
(CMPs) that have been approved by the City Council and both of the CMPs illustrate
areas for additional future building construction.
• The University of Northwestern shows one additional future classroom building within
their Arden Hills portion of the campus and more additional facilities are planned on the
Roseville portion of the campus. Bethel University has a number of buildings and
facilities planned on their formal campus on the west side of Snelling Avenue, as well as
exploring the best use of the Anderson Center located on the east side of Snelling
Avenue.
• Both Universities have a goal to double their student populations.
• Both Universities have participated in a joint engineering and science program with the
University of Minnesota in which students could receive a dual degree with 3 years of
study at Bethel or Northwestern and the final two years of study at the University of
Minnesota. The University of Minnesota has canceled this program with all of its partner
colleges and universities. This cancellation requires both Bethel and Northwestern to
find science, technology, engineering, and mathematics (STEM) facilities if they want to
continue their science and engineering programs.
• Aside from the STEM programs, both Universities expect the majority of the student
enrollment growth will be through continuing education programs for working
professionals or through masters-level courses, particularly in the health fields. Many of
these programs will include significant online course work with physical classroom
attendance of once a week or less.
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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.
• Category 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.
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Analysis of existing parcels and buildings within the Commercial and Industrial zones
• The NB: Neighborhood Business zoning district has a large number of undeveloped
parcels but there are little development opportunities because of the parcels’ sizes,
topography, wetlands, or woodlands.
• The B-2: General Business and B-3: Service Business zoning districts have few
undeveloped parcels and a stable level of vacant building spaces available for lease or
rent.
• The B-4: Retail Center zoning district has no undeveloped parcels and there were no
commercial listings of building spaces available for lease or rent. The majority of the
businesses within the B-4 zoning district are not retail oriented and therefore are not
achieving the purpose statements of the zoning district.
• I-1: Limited Industrial and I-2: General Industrial zoning districts have few undeveloped
parcels and a stable level of vacant building spaces available for lease or rent. With the
exception of the former Smiths Medical building, the I-Flex zoning district shares the
same characteristics as the I-1 and I-2 zoning districts.
• The GB: Gateway Business zoning district has undeveloped parcels with visibility from
I-694 that provide an important opportunity for redevelopment.
Potential Outcomes
1. Higher Education Use Moratorium: Upon reviewing the Bethel University and
University of Northwestern CMPs and interviews with the administrations of the
Universities, the Universities are looking to expand their non-traditional student
populations. Non-traditional students are students that do not live on college campuses
and often are older and are employed with full-time positions. Evaluating how other
communities regulate higher education uses, several of them address the traditional and
non-traditional students through two different land uses: College, Campus and College,
Office. This could be implemented in Arden Hills through:
• Replacing the “Schools, Higher Education” land use category with “College,
Campus” and “College, Office” uses.
o College, Campus would be allowed as a planned unit development (PUD) in
the R-1 zoning district and through a conditional use permit (CUP) in the B-1
zoning district.
o College, Office would be allowed through a CUP in the B-2, B-4 and CC
zoning districts.
2. 2040 Comprehensive Plan: Evaluating the economic activity and available land and
buildings in the commercial and industrial zoning districts, several issues have appeared
that could have further review within the 2040 Comprehensive Plan update. These issues
include:
• Developable GB Properties: There is about 35 acres of land in the Gateway
Business District with visibility from I-694 that is undeveloped. There are some
wetlands and woodland that may influence the development, but considerate design
may mitigate most impacts of development. The proper guidance and zoning of these
properties should be considered within the 2040 Comprehensive Plan.
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• Properties and businesses within the B-4: Retail Center zoning district: There
are no undeveloped parcels in the B-4 zoning district and all the buildings are
occupied. The properties are not generally retail in nature and therefore do not
achieve the purpose statements of the B-4 zoning district. The businesses are mostly
wholesale sales, office/warehouse, light manufacturing, or repair orientated that are
more typically industrial uses. The proper guidance and zoning of these properties
should be considered within the 2040 Comprehensive Plan.
• Undeveloped NB: Neighborhood Business zoning district properties: There are a
number undeveloped NB properties on Cleveland Avenue south of County Road E-2
and the former City Hall/Public Works site south of Highway 96. The size, shape and
proximity to residential uses limits the redevelopment opportunities. Medium density
residential development is located next to both areas and additional medium density
residential land is required to meet the Metropolitan Council affordable housing
requirements between 2020 and 2030. The proper guidance and zoning of these
properties should be considered within the 2040 Comprehensive Plan.
• Employment zones versus consumer zones: The uses allowed in all the existing
industrial zones and most of the commercial zones would allow for high economic
activity uses adjacent to low economic activity uses. The uses allowed in some
industrial zoning districts could be limited to create high economic activity districts
and some commercial zoning districts could be limited to create consumer orientated
zoning districts. This employment versus consumer activity should be considered
within the 2040 Comprehensive Plan.
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BACKGROUND
On October 10, 2016, the City Council adopted Ordinance No. 2016-008 An Interim Ordinance
Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in
Residential, Business, Industrial and Other Zones (Appendix A). This moratorium can last up to
one year to prepare a study to determine the impacts and benefits from higher education land
uses and provide recommendations for possible Zoning Code and/or Comprehensive Plan
amendments regarding higher education uses. Due to the concurrent requirement for the
decennial Comprehensive Plan, the City Council directed that this study would involve the
economic impact of higher education uses within the commercial and employment zones.
To address these joint desires, this study is comprised of five components:
• Background gathering and analysis of the existing Campus Master Plans for the
University of Northwestern and Bethel University.
• Analysis of the Commercial and Employment Uses currently allowed in the various
Commercial and Industrial Zones.
• Analysis of the Employment and Economic Activity that results from the allowed
Commercial and Employment Uses.
• The regulation of Higher Education Uses within other communities.
• Analysis of existing parcels and buildings within the Commercial and Industrial zones.
With the information provided from these five components, this study will provide
recommendations to both regulate higher education uses in Arden Hills’ commercial and
industrial zoning districts and guidance for economic development issues addressed with the
2040 Comprehensive Plan update.
BETHEL UNIVERSITY AND UNIVERSITY OF NORTHWESTERN CAMPUS
MASTER PLANS
Arden Hills has approved a Campus Master Plan (CMP) for Bethel University (last amended in
2015) (Appendix B) and a CMP for the University of Northwestern in 2007 (Appendix C). Both
CMPs show opportunities for additional buildings and classrooms on their respective campuses,
but both universities have requested the development of higher educational facilities off their
campuses. Bethel has classrooms and administrative offices at the Anderson Center located at 2
Pine Tree Drive, formerly occupied by Country Financial. In October 2016, Northwestern
submitted an application to convert the former Smiths Medical buildings at Grey Fox Road and
Snelling Avenue into a STEM (science, technology, engineering and math) facility.
To evaluate the development opportunities available on their campus and the near-term plans of
the universities, the President of Northwestern and the President and other staff from Bethel have
been interviewed for this study. A summary of their responses are described below.
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Priorities
To understand the universities’ plans, each board’s top priorities are provided below. The
priorities for both universities include growing enrollment which will require additional
facilities. To build additional facilities, they both will need to raise significant resources and
funds. Bethel stated that they can accommodate their growth expectations through new buildings
on their campus and the expansion of the Anderson Center. However, they did state that they
would like to be able to pursue opportunities for building new or acquiring existing buildings off
of their campus as well.
TOP PROIRTIES
BETHEL UNIVERSITY UNIVERSITY OF NORTHWESTERN
Raise $150,000,000 Fulfill Their Mission
Increase Use of the Anderson Center by
Adding Health Care Programs Enrollment Growth to 7,000 Students
Build the Endowment Add Programs
Grow College of Adult and Professional
Studies to 4,000 Students Additional Resources and Money
Northwestern stated they cannot meet their growth expectations on their current campus.
Northwestern is looking for sites in Arden Hills, Roseville or Shoreview to build additional
facilities which would be designed for STEM courses, adult and graduate students and would not
include student housing.
Costs
During the Planning Commission’s review of the application from Northwestern regarding the
Smiths Medical property on November 9, 2016, the President of Northwestern stated that it
would cost about $150 per square foot to renovate the Smiths Medical buildings into a STEM
facility while new construction would be closer to $400 per square foot. Staff at Bethel noted
similar experiences with the cost savings associated with renovation versus new construction.
Both universities stated that the cost savings outweighs the separation for their existing campus,
particularly if they intend to use the facilities for adult or graduate courses in which the students
typically would not live on campus.
End of the Joint Engineering Program with the University of Minnesota
The University of Minnesota recently ended its 3-2 engineering program with all of its partner
colleges and universities. The 3-2 program allowed students to attend three years of college at
their first college or university (including Bethel and Northwestern) and then transfer to the
University of Minnesota for the final two years of the engineering program. The students would
receive a bachelor of arts degree from the first college or university and bachelor of science
degree in engineering from the University of Minnesota.
The University of Minnesota has terminated this agreement with all colleges and universities, but
has agreed to honor any students that have started the program before the agreement expired.
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This means that Bethel and Northwestern will need to have their own junior and senior level
engineering programs established by the Fall of 2018. The President of Northwestern stated that
the university will need to find a temporary facility by May of 2018 and a permanent facility to
house the engineering program by the Fall of 2019.
Increasing Student Enrollment through Technology and Graduate Programs
Bethel has a total of 4,267 students, of which 1,153 are graduate level. Northwestern has a total
3,231 students, of which 213 are graduate level. Bethel plans on increasing the Continuing Adult
and Professional Programs enrollment to 4,000 students. Northwestern plans on growing their
total enrollment to 7,000 students while they have room for only about 2,500 full time traditional
students on campus. Both universities plan on adding enrollment through increasing the number
of programs that they offer. These new programs are expected to include a significant amount of
online instruction.
In addition to the mathematics, science, and engineering courses, Bethel plans on adding
physical therapy, occupational therapy, athletic training and doctorate of nursing programs at the
Anderson Center within the next five years. Northwestern plans on adding bachelor of science in
data analytics, master of biology, master of data analytics, master of nursing, engineering,
physical therapy, occupational therapy, physician’s assistant and nurse practitioner programs and
hopes to eventually have a medical college. Northwestern does not currently have facilities or
enough space to accommodate all these new programs on their campus.
CURRENT STUDENT POPULATION
BETHEL UNIVERSITY UNIVERSITY OF
NORTHWESTERN
POST SECONDARY 21 1,290
TRADITIONAL
UNDERGRADUATE 2,548
1,556
ADULT
UNDERGRADUATE 172
GRADUATE 1,153 213
SEMINARY 545 N/A
TOTAL 4,267 3,231
Due to the desire of both universities to grow their programs and enrollment, and the cost
savings from converting existing building into higher education facilities, Arden Hills should
continue to expect requests from both Bethel and Northwestern to expand their facilities into the
existing business and industrial zones. It is the purpose of this study to determine the cost
benefits of allowing additional areas of higher education uses as opposed to commercial and
industrial uses. The next section of this report analyzes how other communities regulate higher
education uses.
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HIGHER EDUCATION ZONING IN OTHER COMMUNITIES
The cities included in this evaluation are as follows:
• Minneapolis
• St. Paul
• Bloomington
• Roseville
• Shoreview
• New Brighton
• Mounds View
• White Bear Lake
• Brooklyn Park
• Inver Grove
Heights
• Rosemount
• Eden Prairie
• Anoka
• Coon Rapids
• St. Cloud
• Mankato
• St. Peter
• New Ulm
• Northfield
• Winona
Within each City, each zoning district was reviewed to determine where higher education uses
are a permitted or conditional use. From there, the specific districts were generalized
(commercial, industrial, residential, etc.) to allow for comparison across cities. The spreadsheet
of this comparison is provided in Appendix D. This evaluation revealed that there is no apparent
pattern regarding how cities in Minnesota allow for higher education uses. However, several
cities separate higher education uses out into two categories: college or university, campus; and
college or university, office-based. This is beneficial to these cities because the intensity of use
between these two categories can be vastly different.
Colleges with campuses often include students living on campuses in residence halls, athletic
facilities for sport, theatres for performing arts and cafeterias or other types of food service in
addition to their classrooms, laboratories, libraries and other educational spaces. College
campuses are often lively places 24 hours a day, 7 days a week. In comparison, traditional
colleges are opening office-based colleges that have been dominated by the Globe or Rasmussen
Business Colleges in the past. The University of St. Thomas campus in Downtown Minneapolis
and the Hamline University facility in the West End of St. Louis Park are two examples of
traditional colleges that have office-based campuses away from their main campuses. These
office-based campuses are often occupied by graduate students or adults participating in
continuing education courses and the activity at them is often limited to weeknights or Saturdays.
In concerning this two-type higher education regulation, the office-based definition should
include language that the office building be used, constructed and operated similar to other office
buildings. This is meant to allow classrooms with lab courses such as biology or medical that
may draw blood but which would not require special air handling HVAC equipment, the storage
of large volumes of chemicals or generating hazardous wastes that can be common with hard
science labs for chemistry or physics courses.
The final step in evaluating higher education in other communities was to look at specific
institutions of higher education and evaluate whether or not they are located in a district where
higher education is a permitted or conditional use. The spreadsheet of this evaluation is provided
in Appendix E. Of the 38 institutions evaluated, seven of them were located in a zoning district
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that does not allow for higher education uses. Of these seven, five are public colleges and
universities of either the MNSCU or University of Minnesota system. MNSCU system schools
are regulated by the state and the University of Minnesota regulates itself, so they preempt any
city zoning requirements. The remaining two non-conforming schools are private and in smaller,
greater-Minnesota cities. These schools were in existence prior to current zoning standards.
EMPLOYMENT USES OF COMMERCIAL AND INDUSTRIAL DISTRICTS
For the purposes of this study, all applicable land uses within Arden Hills were assigned a North
American Industry Classification System (NAICS) code. The NAICS is used by businesses and
governments throughout North America, and is also used for industry information in the United
States Census. It is being used within this study so that the land uses within various districts
correlate and can be evaluated in the same manner as employment and income by industry.
The following discussion will center on the two tables below. The first table is an evaluation of
the purpose statements for each individual district. The statements were grouped by topic to
show the intended purpose or areas of emphasis of each zoning district. The complete list of
each zoning district’s purpose statements is provided in Appendix F. The second table shows
which industries (based on NAICS code) are currently allowed in each zoning district. The table
breaks down whether the uses are permitted, accessory, conditional, conditional accessory or
allowed by Planned Unit Development. The complete list of uses allowed in each zoning district
is provided in Attachment G.
To evaluate these tables, we have grouped two or three zoning districts together based on overall
similarity. This grouping is continued throughout the remaining portions of this study. The
discussion will focus on the similarities and differences of each district’s purpose statements and
allowed uses.
Group 1: Neighborhood Business (NB) & Limited Business (B-1)
Purpose Topics:
• Residential Transition: Both of these districts discuss residential transition in their
purpose statements. Some characteristics of this purpose include: to be located at the edge
of residential neighborhoods, to provide goods and services to adjacent residents, and to
limit the type, size and intensity of use, so as not to be disruptive to residents nearby.
• Pedestrian, Bicycle & Public Transport: This topic is discussed in the purpose statement
for NB, but not B-1. Goals include making access safe and convenient to pedestrians and
bicyclists, to have connected sidewalks, and access to public transportation.
• Sense of Place: Again, this topic is included in the purpose statement for NB, but not B-1.
The statement discusses having a public commons so people have a place to gather, as
well as to comply with the City’s gateway requirements.
Uses Allowed:
The uses allowed in the NB and B-1 districts are generally very similar. There are ten industries
that are allowed in both districts and only three industry codes that are allowed, in some form, in
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B-1 but not in NB. These industries include: Transportation and Warehousing; Educational
Services; and Arts, Entertainment and Recreation. These three industries typically require larger
development areas that would not necessarily fit well within a more residential setting.
Group 2: General Business (B-2), Service Business (B-3) and Retail Center District (B-4)
Purpose Topics:
• Mixed Use District: Of the three districts, only B-2 has encouraging mixed use
development where people can live, work and play as a purpose.
• Pedestrian, Bicycle & Public Transport: Again, only B-2 has this emphasized in its
purpose statement.
• Sense of Place: A place to gather and socialize is in the purpose statement of only the B-2
district.
• Architectural/Identity Elements: All three districts have this topic in their respective
purpose statements. This shows that all districts are meant to be visually attractive, and in
some cases, have a distinctive look.
• Nuisances/Traffic: Again, all three districts include language in their purpose statements
regarding preventing nuisances to neighboring properties and minimizing traffic.
• Implementation of City Plans: The City has adopted a guiding plan for the B-2 district,
and one of the purposes of the district is to implement that plan. The B-3 and B-4 districts
do not have guiding plans.
• Flexibility in Land Uses & Site Development Standards: The B-3 district promotes more
flexibility in these areas than in other districts in order to achieve the ultimate goals of the
district.
• Grouping/Critical Mass: All three of these districts emphasize the importance of grouping
similar and mutually supportive businesses together.
• Business Prosperity: This topic is in the purpose statements of the B-3 and B-4 districts.
• Redevelopment: Redevelopment is stated as a priority within the B-3 and B-4 districts. It
discusses allowing transitional reuse of buildings until they can be redeveloped and
prohibiting uses that would impede redevelopment.
• Surrounding Communities: Allowing for uses that serve not only residents, but
surrounding communities is a priority in the B-4 district.
• Serving the Community and Motorists: Maintaining an adequate supply of different
businesses to serve residents, and having businesses with easy access to arterial streets
and highways is emphasized in the B-3 district.
Uses Allowed:
These three districts have fourteen industries that are allowed in all of them. The only industry
that is not universally allowed is Real Estate and Rental Leasing, which is only allowed by
Conditional Use Permit in B-3.
Group 3: Gateway Business (GB) and I-FLEX
Purpose Topics:
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• Architectural/Identity Elements: This topic is present in the purpose statement for the GB
district. The GB district is an entry point to the City and highly visible to motorists
passing through.
• Nuisances/Traffic: Both of the districts emphasize only allowing uses that will not create
traffic issues on surrounding roads.
• Natural Resources/Environmental Elements: A purpose of the GB district is to protect the
site’s natural resources.
• Implementation of City Plans: The City has adopted a Comprehensive Development Plan
called the I-694/I-35W Plan that pertains to the GB area, and a purpose of the district is to
implement that plan.
• Flexibility in Land Uses & Site Development Standards: One purpose of the I-FLEX
district is to allow flexibility in standards. This item is not present in the GB purpose
statement.
• Maintain Existing Character: This topic is repeated several times in the purpose
statements for the I-FLEX district. The goal is to protect and enhance existing
development, while also allowing for new development that fits with the existing
character of the area.
Uses Allowed:
The uses allowed within these two districts are almost identical. The only industry that is allowed
in GB and not in I-FLEX is Accommodation and Food Services.
Group 4: Limited Industrial (I-1) and General Industrial (I-2)
Purpose Topics:
• Compatibility with Existing Development/Surrounding Uses: Both of these districts have
this element in their purpose statements. This topic aims to mitigate the negative effects
that can sometimes accompany industrial uses, and ensure that all the businesses in the
district fit well together.
• Provides an Area for Industrial Uses to Locate:
o For the I-1 district, this refers to keeping the intensity of land utilization lower
than in the I-2 district.
o For the I-2 district, the intent is to provide an area where more intense industrial
uses can locate.
Uses Allowed:
There are eleven industries that are permitted in both industrial districts. The only industry
permitted in the I-1 district that is not permitted in the I-2 district is Arts, Entertainment and
Recreation.
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Commercial and Industrial Zones’ Purpose Statements Table
NB B-1 B-2 B-3 B-4 GB I-1 I-2 I-FLEX
Residential Transition X X
Mixed Use District X
Pedestrian, Bicycle & Public
Transport X X
Sense of Place X X
Architectural/Identity Elements X X X X
Nuisances/Traffic X X X X X
Natural Resources/Environmental
Elements X
Implementation of City Plans X X
Flexibility in Land Uses & Site
Development Standards X X
Grouping/Critical Mass X X X
Business Prosperity X X
Compatibility with Existing
Development/Surrounding Uses X X
Maintain Existing Character X
Redevelopment X X
Provides an Area for Commercial
to Locate X X X
Provides an Area for Industrial to
Locate X X
Surrounding Communities X
Serving the Community &
Motorists X
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Commercial and Industrial NAISC Table
NAISC # NAISC Classification NB B-1 B-2 B-3 B-4 GB I-1 I-2 I-FLEX
11
Agriculture, Forestry,
Fishing and Hunting
21
Mining, Quarrying, and Oil
and Gas Extraction
22 Utilities P, C P, C P, C P, C P, C P, C P, C P, C P, C
23 Construction
31-33 Manufacturing C, A C, A C, A P, C P P P, C
42 Wholesale Trade
44-45 Retail Trade P A P, C P, C P, A C, A C, A C, A A
48-49
Transportation and
Warehousing A A A A C P, C
P,
C,
CA C
51 Information C, CA C, CA P, CA P, CA P, CA CA CA CA CA
52 Finance and Insurance P P P P P P P P P
53
Real Estate and Rental and
Leasing C
54
Professional, Scientific, and
Technical Services P, C P P, C P, C P, C P P, C P, C P
55
Management of Companies
and Enterprises
56
Administrative and
Support and Waste
Management and
Remediation Services P P, A P P P P P P P
61 Educational Services C C, D C C
62
Health Care and Social
Assistance P P
P, C,
A
CA,
D P P P P P P
71
Arts, Entertainment, and
Recreation P, A P, C P P P P P
72
Accommodation and Food
Services C A P, C P, C P, C
P,
C,
A C C
81
Other Services (except
Public Administration) C C, A
P, C,
A
P, C,
A P, C P, A A
92 Public Administration C C C C C C C C C
LEGEND: P Permitted Use; C Conditional Use; A Accessory Use; CA Conditional Accessory Use; D Planned Unit
The next section evaluates the economic and employment activity that each of the NAISC
industries provides, groups the industries intro three (3) categories based on their economic value
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to the community, and further proves why condensing the districts would allow for maximum
economic utilization.
ECONOMIC ACTIVITY FROM COMMERCIAL AND INDUSTRIAL USES
The above table illustrates the employment and economic activity for NAISC industry sectors.
Due to their building space and workplace irregularities and the context of Arden Hills, the
following industries have been excluded from this analysis: Agriculture, Forestry, Fishing and
Hunting; Mining, Quarrying, and Oil and Gas Extractions; Utilities; Construction; Management
of Companies; and Public Administration. The Minnesota Department of Employment and
Economic Development provided the average hourly wages for each of the fourteen (14)
industries within the seven-county metropolitan area. Wages were then multiplied by 2,080 hours
to calculate the median gross salary for a full-time employee. As the table show, the Information
industry has the highest median gross salary of $131,248 and the Accommodation and Food
Services industries have the lowest of $19,760.
The square foot per employee figures were derived from a similar study conducted in Reno, NV
by Economic and Planning Systems Inc. who used national industry averages and norms. These
numbers were compared with the City of Rosemount UMore AUAR traffic study, a Kansas DOT
Corridor Master Plan, the Institute of Transportation Engineers Trip Generation Manual and
architectural guidelines. These studies show that office based employment fields have the least
space per employee (250 square feet) while Transportation and Warehousing and Wholesale
Trade have the most space per employee (1,500 square feet).
Category NAISC #NAISC Classification Median
Wage
Median
Gross Salary
(full-time)
Sq. Ft. Per
Employee
Employees
Per 1,000
Sq. Ft.
Salary Per
1,000 Sq.
Ft.
Disposable
Income Per
1,000 Sq. Ft.
51 Information 63.10$ 131,248$ 250 4.00 524,992 $ 51,449$
54
Professional, Scientific, and
Technical Services 36.63$ 76,190$ 250 4.00 304,762 $ 29,867$
52 Finance and Insurance 36.50$ 75,920$ 250 4.00 303,680 $ 29,761$
53 Real Estate and Rental and Leasing 28.87$ 60,050$ 250 4.00 240,198 $ 23,539$
56 Administrative and Support**18.62$ 38,730$ 250 4.00 154,918 $ 15,182$
44-45 Retail Trade 29.35$ 61,048$ 400 2.50 152,620 $ 14,957$
31-33 Manufacturing 55.26$ 114,941$ 1000 1.00 114,941 $ 11,264$
62 Health Care and Social Assistance 20.54$ 42,723$ 400 2.50 106,808 $ 10,467$
71
Arts, Entertainment, and
Recreation 24.69$ 51,355$ 600 1.67 85,763$ 8,405$
81
Other Services (except Public
Administration)19.05$ 39,624$ 600 1.67 66,172$ 6,485$
48-49 Transportation and Warehousing 44.17$ 91,874$ 1500 0.67 61,555$ 6,032$
61 Educational Services 23.49$ 48,859$ 1000 1.00 48,859$ 4,788$
42 Wholesale Trade 32.12$ 66,810$ 1500 0.67 44,762$ 4,387$
72 Accommodation and Food Services 9.50$ 19,760$ 600 1.67 32,999$ 3,234$
Employment and Economic Activity - EDR11*
1
2
3
*Economic Development Region 11 - 7 County Metro **Includes waste management and Remediation Services
Sources: MNDEED 2015 & 2016, Institute of Transportation Engineers 2008, Economic & Planning Systems, Inc. August 2016
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The salary per 1,000 square feet for each NAISC classification were calculated by dividing 1,000
by the square foot per employee and then multiplying that number by the median gross salary. A
building with an Information industry has the highest median payroll of $524,992 per 1,000
square feet while a building with Accommodation and Food Services industries has the lowest
median payroll of $32,999 per 1,000 square feet. Reviewing these figures, the industries can be
divided into three categories: Category 1 generating $200,000 or more of payroll per 1,000
square feet; Category 2 generating between $100,000 and $200,000 of payroll per 1,000 square
feet; and Category 3 generating less than $100,000 of payroll per 1,000 square feet.
Category 1 industries are technical and professional industries that normally work in an office
building. Category 2 industries do not have the same level of commonality. Manufacturing has
a high median income ($114,941) but has an average of 1,000 square feet per employee, four
times the amount of the area for the average office employee. Health Care and Social
Assistance and Retail Trade have lower median incomes ($42,723 and $61,048 respectively) but
require less area per employee (400 square feet per employee). Administrative and Support is an
office based industry, but its median income ($38,730) is much lower than other office based
industries. Category 3 industries are either low wage industries (Arts and Entertainment;
Education; or Accommodations and Food Services) or better than average wage jobs requiring a
larger area per employee (Transportation and Warehousing or Wholesale Trade).
The disposable income figures were calculated by multiplying the salary per 1,000 square foot
column by 9.8%, which according to Business Analyst 1 is what the average household spends on
food away from home, alcoholic beverages, and entertainment and recreation. The disposable
income figure can show potential economic impact on the community, but employees will only
spend money in Arden Hills if there are businesses to spend that money in. In other words,
Category 1 industries will have their greatest impact on the local economy when there are
Category 3 businesses (Arts and Entertainment and Accommodations and Food Services) for
those Category 1 employees to spend their disposable income at.
Economic Impact of the Business and Industrial Zones
The following tables illustrate some opportunities within the Arden Hills zoning code for each of
the fourteen (14) industry sectors. As stated above, the industries in Category 1 are the most
valuable for a local economy in terms of salary based on building square footage. In general, if a
city chooses to attract Category 1 and Category 2 industries, Category 3 industries will generally
follow based on market forces.
1 Business Analyst is a data processing servicer that used ESRI technologies and US Census data.
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This table illustrates the permitted or conditional uses allowed within the transitional
neighborhood/business zones (Neighborhood Business District and B-1 District). These zones
currently permit ten (10) of the fourteen (14) industries and three (3) of the four (4) industries
within Category 1. The difference in economic impact is only in the Category 3 industries which
have the lowest overall impact.
NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft.
Information $524,992 Information $524,992
Professional, Scientific,
and Technical Services $304,762 Professional, Scientific,
and Technical Services $304,762
Finance and Insurance $303,680 Finance and Insurance $303,680
NA NA NA NA
Administrative and
Support $154,918 Administrative and
Support $154,918
Retail Trade $152,620 NA NA
NA NA NA NA
Health Care and Social
Assistance $106,808 Health Care and Social
Assistance $106,808
NA NA NA NA
NA NA Arts, Entertainment, and
Recreation $85,763
Other Services (except
Public Administration)$66,172 Other Services (except
Public Administration)$66,172
NA NA Educational Services $48,859
Accommodation and
Food Services $32,999 NA NA
3
Transitional Neighborhood/Business Zones
NB B-1Category
1
2
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This table illustrates the permitted or conditional uses allowed within the business zones (B-2
District, B-3 District, and B-4 District). These zones currently permit twelve (12) of the fourteen
(14) industries and all four (4) Category 1 industries. There is one difference in the Category 1
industries (Real Estate is only allowed in the B-3 District) and no difference in Category 2
industries. All three of the districts currently support the types of Category 3 businesses where
employees tend to spend disposable income.
NAISC Classification Salary/1,000
Sq. Ft.NAISC Classification Salary/1,000
Sq. Ft.NAISC Classification Salary/1,000
Sq. Ft.
Information $524,992 Information $524,992 Information $524,992
Professional,
Scientific, and $304,762 Professional,
Scientific, and $304,762 Professional,
Scientific, and $304,762
Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680
NA NA Real Estate and Rental
and Leasing $240,198 NA NA
Administrative and
Support $154,918 Administrative and
Support $154,918 Administrative and
Support $154,918
Retail Trade $152,620 Retail Trade $152,620 Retail Trade $152,620
Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941
Health Care and Social
Assistance $106,808 Health Care and Social
Assistance $106,808 Health Care and Social
Assistance $106,808
NA NA NA NA NA NA
Arts, Entertainment,
and Recreation $85,763 Arts, Entertainment,
and Recreation $85,763 Arts, Entertainment,
and Recreation $85,763
Other Services (except
Public Administration)$66,172 Other Services (except
Public Administration)$66,172 Other Services
(except Public $66,172
Educational Services $48,859 Educational Services $48,859 Educational Services $48,859
Accommodation and
Food Services $32,999 Accommodation and
Food Services $32,999 Accommodation and
Food Services $32,999
3
Business Zones
B-2 B-3 B-4
Category
1
2
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This table illustrates the permitted or conditional uses allowed within the industrial zones
(Gateway Business District, I-1 District, I-2 District, and I-Flex District). These zones currently
permit ten (10) of the fourteen (14) industries and two (2) of the four (4) Category 1 industries.
There are no differences in Category 1 business and only one difference in Category 2 industries
(Retail Trade is not allowed in the I-Flex District).
Spending by College Students
There is an economic impact of college and university students that is not tied to employment
income. Students do purchase products off-campus and within the community. A 2012 study
prepared for Brown University states that the average Brown University student in 2009 spent
$3,300 ($3,622 in 2015 dollars) on off-campus miscellaneous personal expenses. A 2005 survey
of Central Michigan University found that students spent on average of $842 ($1,014 in 2015
dollars) on food outside of a grocery store. A 2004 study of student spending of Claremout
Graduate University found that students spent an average of $660 ($822 in 2015 dollars) on
dining.
ESRI Business Analyst finds that the average resident in Ramsey County spends 4.7% of their
income on food away from home. This results in the average professional, scientific, and
technical services employee spending an average of $3,581 on food away from home.
Employees within Category 1 businesses spend significantly more on food away for home than
the college and university students.
NAISC
Classification
Salary/1,000
Sq. Ft.
NAISC
Classification
Salary/1,000
Sq. Ft.
NAISC
Classification
Salary/1,000
Sq. Ft.
NAISC
Classification
Salary/1,000
Sq. Ft.
NA NA NA NA NA NA NA NA
Professional,
Scientific, and $304,762 Professional,
Scientific, and $304,762 Professional,
Scientific, and $304,762 Professional,
Scientific, and $304,762
Finance and
Insurance $303,680 Finance and
Insurance $303,680 Finance and
Insurance $303,680 Finance and
Insurance $303,680
NA NA NA NA NA NA NA NA
Administrative and
Support $154,918 Administrative
and Support $154,918 Administrative
and Support $154,918 Administrative
and Support $154,918
Retail Trade $152,620 Retail Trade $152,620 Retail Trade $152,620 NA NA
Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941
Health Care and
Social Assistance $106,808 Health Care and
Social Assistance $106,808 Health Care and
Social Assistance $106,808 Health Care and
Social Assistance $106,808
Transportation and
Warehousing $61,555 Transportation
and Warehousing $61,555 Transportation
and Warehousing $61,555 Transportation
and Warehousing $61,555
Arts,
Entertainment, and
Recreation
$85,763
Arts,
Entertainment,
and Recreation
$85,763 NA NA
Arts,
Entertainment,
and Recreation
$85,763
Other Services
(except Public $66,172 NA NA NA NA NA NA
NA NA NA NA NA NA NA NA
Accommodation
and Food Services $32,999 Accommodation
and Food Services $32,999 Accommodation
and Food Services $32,999 NA NA
I-1 I-2
Industrial Zones
1
2
3
I-FLEX
Category
GB
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ANALYSIS OF COMMERCIAL AND INDUSTRIAL PARCELS AND BUILDINGS
Understanding the status and characteristics of a community’s commercial and industrial
properties can serve as an accurate approximation for the health of a community’s business
climate. The follow tables illustrate Arden Hills’ economic development health and vitality.
Land & Building Space Availability - Transitional Neighborhood/Business Zones
NB B-1 Total
Number of Parcels 23 9 32
Undeveloped Parcels 13 6 19
Land Total (acres) 25.7 277.7 303.4
Vacant Acres 21.3 232.9 254.2
% Available for Development 82.9% 83.8% 83.8%
Median Lot Size 1.0 3.4 1.2
Largest Lot 6.8 191.3 -
- Property Address 1450 Highway 96 W 3900 Bethel Dr -
- Property Owner City Of Arden Hills Bethel University -
- Property Tenant(s) City Of Arden Hills Bethel University -
Smallest Lot 0.03 1.3 -
- Property Address 3820 Cleveland Ave N 3801 Bethel Dr -
- Property Owner Mickelson Holdings Llc Bethel University -
- Property Tenant(s) American Family Insurance Bethel University -
Building Total (sq.ft.) 47,462 242,985 290,447
Number of Vacant Buildings* 1 0 1.0
Median Building Size 2,464 48,062 7,200
Largest Building 8,908 146,862 -
- Property Address 3610 Snelling Ave N 1700 Highway 96 W -
- Property Owner Lindey S Inc North Heights Lutheran -
- Property Tenant(s) Lindey’s Steak House North Heights Lutheran -
Smallest Building 2,464 43,401 -
- Property Address 3820 Cleveland Ave N 3801 Bethel Dr -
- Property Owner Mickelson Holdings Llc Bethel University -
- Property Tenant(s) Mickelson Rehabilitation Bethel University -
* The summation of properties listed for lease and for sale.
Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates.
• The smallest lot in the NB district is part of a commercial condo. This condo consists of
eight (8) lots ranging from 0.03 to 1.11 acres.
• The transitional neighborhood/business zones have nineteen (19) undeveloped parcels,
252.4 acres of vacant land, and one (1) vacant building. The vacant B-1 land includes the
northwest corner of the North Heights Lutheran Church property, which would not have
its own access and contains wetlands. the vacant NB land includes the collection of small
parcels on the west side of Cleveland Avenue and south of County Road E2, which are
wooded, contains wetlands and is split by a creek. The vacant NB land has little
development opportunity. The majority of the vacant land in the B-1 district is a part of
the Bethel University Campus or Valentine Lake and therefore is not available for
development.
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Land & Building Space Availability - Business Zones
B-2 B-3 B-4 Total
Number of Parcels 33 17 9 59
Undeveloped Parcels 5 3 0 8
Land Total (acres) 100.7 44.4 21.0 166.1
Vacant Acres 24.9 4.4 0.0 29.2
% Available for Development 24.7% 10.0% 0% 17.6%
Median Lot Size 1.5 1.5 2.6 1.7
Largest Lot 21.3 8.1 4.0 -
- Property Address 12 Pine Tree Dr 1160 Grey Fox Rd 3757 Dunlap St N -
- Property Owner Bethel University St Paul Fire And
Marine Ins Co
St Paul Fire And
Marine Ins Co
-
- Property Tenant(s) Bethel University Venture Solutions Sherwin-Williams -
Smallest Lot 0.2 1.0 0.9 -
- Property Address 0 Pine Tree Dr 3928 Northwoods Dr 3755 Dunlap St N -
- Property Owner City Of Arden Hills Group Health Plan L2 Holdings V Llc -
- Property Tenant(s) City Of Arden Hills HealthPartners
Pharmacy
Aspect LED -
Building Total (sq.ft.) 98,2138 584,486 317,706 1,884,330
Number of Vacant Buildings* 7 0 0 7
Median Building Size 14,594 27,664 41,890 24,000
Largest Building 227,138 132,000 60,000 -
- Property Address 2 Pine Tree Dr 1160 Grey Fox Rd 3757 Dunlap St N -
- Property Owner Bethel University St Paul Fire And
Marine Ins Co
St Paul Fire And
Marine Ins Co -
- Property Tenant(s) Bethel University Venture Solutions Sherwin-Williams -
Smallest Building 3,088 3,260 11,720 -
- Property Address 1306 County Road
E W
3751 Lexington Ave
N 3755 Dunlap St N -
- Property Owner T & C Land Holding
Ii Llc
Cs&m Arden Hills Llc L2 Holdings V Llc -
- Property Tenant(s) Brausen
Automotive Arby’s Aspect LED -
* The summation of properties listed for lease and for sale.
Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates.
• The B-2 district has more parcels than any other business/industrial district in the city. It
also has the largest number of vacant buildings.
• The business zones have eight (8) undeveloped parcels, 29.2 acres of vacant land, and
seven (7) vacant buildings. 17.6% of the land in these districts is vacant (while some of
this vacant land provides parking for Flaherty’s Arden Bowl) and the high number of
vacant buildings indicates that there is an opportunity to bring in new businesses through
new development and redevelopment.
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Land & Building Space Availability - Industrial Zones
GB I-1 I-2 I-FLEX Total
Number of Parcels 18 16 2 11 47
Undeveloped Parcels 8 5 1 0 14
Land Total (acres) 113.0 175.4 7.4 65.8 361.6
Vacant Acres 37.3 40.6 1.7 0.0 79.6
% Available for
Development 33.0% 23.1% 23.0% 0% 22.0%
Median Lot Size 5.6 3.4 3.7 5.0 5.0
Largest Lot 20.8 77.3800 5.7400 14.2200 -
- Property Address 4200 Round Lake
Rd
4100 Hamline
Ave N
4797
Highway 10
1265 Grey Fox
Rd -
- Property Owner North American
Land Company
Cardiac
Pacemakers Inc
Scherer Bros
Lumber Co
Pharmacia
Deltec Inc -
- Property Tenant(s) Vacant Boston Scientific Scherer Bros
Lumber Smiths Medical -
Smallest Lot 0.1 0.5 1.7 0.7 -
- Property Address 0 Gateway Blvd
NE
1296 County
Road F W
4789
Highway 10 1230 Red Fox Rd -
- Property Owner Clear Channel
Outdoor Inc Sba Towers Iii Llc Murlowski
Properties Inc
City Of Arden
Hills -
- Property Tenant(s) Vacant SBA Radio Tower
& Station Railway City Of Arden
Hills -
Building Total (sq.ft.) 78,0227 2,235,065 61,342 930,805 4,007,439
Number of Vacant
Buildings* 2 3 0 3 8
Median Building Size 88,641 2,235,065 61,342 84,985 51,535
Largest Building 174,126 1,207,355 61,342 199,939 -
- Property Address 4300 Round Lake
Rd W
4100 Hamline
Ave N
4797
Highway 10 1300 Red Fox Rd -
- Property Owner Space Center
Arden Hills Llc
Cardiac
Pacemakers Inc
Scherer Bros
Lumber Co
International
Paper Company -
-Property Tenant(s) AER Sales
Laird Plastics Boston Scientific Scherer Bros
Lumber
International
Paper -
Smallest Building 400 1,680 61,342 956 -
- Property Address 1777 Gateway
Blvd
1296 County
Road F W
4797
Highway 10 1230 Red Fox Rd -
- Property Owner Arden Towers Inc Sba Towers Iii Llc Scherer Bros
Lumber Co
City Of Arden
Hills -
-Property Tenant(s) Arden Towers SBA Radio Tower Scherer Bros
Lumber
City Of Arden
Hills -
* The summation of properties listed for lease and for sale.
Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates.
• The industrial zones have fourteen (14) undeveloped parcels, 79.6 acres of undeveloped
land, and eight (8) vacant buildings. 33% of the land in Gateway Business district is
vacant, most of which is visible from I-694. 23% of the I-1 district is vacant, but the
majority of that land (31 acres) is where the Land O’Lakes expansion currently being
constructed. The vacant parcel in the I-2 district is an abandoned railroad right-of-way
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with no access. Similar to the business zones, the industrial zones have an opportunity to
bring in new businesses through new development and redevelopment.
• The median building size is twice that of the business zones, meaning vacant buildings
could be divided up to accommodate a larger number of new businesses.
Available Buildings
Buildings Available for Sale/Lease - Transitional Neighborhood/Business Zones
Property Address Property Tax Payer Available Building Area (Sq.Ft.)
NB 3130 Cleveland Ave N Msp Arden Hills Llc 7,368
B-1 - - 0
Total - - 7,368
Buildings Available for Sale/Lease - Business Zones
Property Address Property Tax Payer Available Building Area (Sq.Ft.)
B-2
1160 County Road E W Arden Square Llc 4,654
1200 County Road E W Lsref4 Bison Llc 4,000
1210 County Road E W Lsref4 Bison Llc 2,659
3527 Lexington Ave N Frattallone I Llc 3,916
3628 Connelly Ave Frank H Freels 9,858
6 Pine Tree Dr Lsref4 Bison Llc 5,786
8 Pine Tree Dr Lsref4 Bison Llc 2,539
B-3 - - 0
B-4 - - 0
Total - - 33,412
Buildings Available for Sale/Lease - Industrial Zones
Property Address Property Tax Payer Available Building Area (Sq.Ft.)
GB 4354 Round Lake Rd Ax Tc Industrial Ii Lp 7,629
4444 Round Lake Rd W W Grainger Inc 28,715
I-1
4255 Lexington Ave N Csm Corporation 12,946
4293 Lexington Ave N Csm Corporation 8,119
4295 Lexington Ave N Csm Corporation 21,774
I-2 - - 0
I-FLEX 1235 Red Fox Rd Red Fox Business Center Llc 34,915
1265 Grey Fox Rd Pharmacia Deltec Inc 166,255
1275 Red Fox Rd Et Arden Hills Llc 74,338
Total - - 354,691
• The tables above list the buildings available for sale or lease in each of the three (3)
district groups.
• As stated earlier, the B2 district has the largest number of available buildings.
• In total, the four (4) industrial zones have the most available buildings (8) and the largest
amount of available building area (354,691).
o This comes to no surprise as industrial lots and buildings are typically much
larger than those allowed in business districts.
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Page 25 of 26
Land & Building Space Availability
Transitional
Neighborhood/
Business Zones
Business Zones Industrial
Zones Total
Number of Parcels 32 59 16 107
Undeveloped Parcels 19 8 5 32
Land Total (acres) 303.4 166.1 175.4 644.9
Vacant Acres 254.2 29.2 40.6 324
% Available for Development 83.8% 17.6% 23.1% 50.2%
Building Total (sq.ft.) 290,447 1,884,330 4,007,439 6,182,216
Number of Vacant Buildings 1 7 8 16
Available Building Area 7,368 33,412 354,691 395,471
% Available for Re-development 2.5% 1.8% 8.9% 6.4%
• In total, the City’s commercial and industrial districts have 32 undeveloped parcels, 324
acres of vacant land, and 16 vacant buildings. Just over half of the land in these districts
in available for development.
RECOMMENDATIONS
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Page 26 of 26
APPENDIXES
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APPENDIX A
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1 Benson Great Hall
2 Lundquist Community Life
Center
3 Academic Center (AC)
4 Brushaber Commons (BC)
5 Clauson Center (CC)
6 Hagstrom Center (HC)
7 Robertson Physical Education
Center (RC)
8 Heritage Residence Hall
9 Edgren Residence Hall
10 Bodien Residence Hall
11 Getsch Residence Hall
12 Sports and Recreation Center
(SRC)
EXISTING
A Lake Valentine
B Ona Orth Athletic Complex
C Hargis Park
D Field Sports
E Royal Stadium
F West Parking Lot
G Heritage Hall Parking Lot
H SoHo Parking Lot
I East Parking Lots
13 Facilities
14 Arden Village East Townhouses
15 Nelson Residence Hall
16 Lissner Residence Hall
17 Scandia Church
18 Seminary Complex
19 Chalberg Residence Hall
20 Turnwall Residence Hall
21 Danielson Residence Hall
22 Wessman Residence Hall
23 Widen Residence Hall
24 Wingblade Residence Hall and
Campus Child Development
Center (CDC)
1
K
11
2
B
L
12
3
C
13
D
N
E
6
F
26
G
Q
27
8
H
R
28 929
29
10
J
APPENDIX B
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PROPOSED FUTURE
J Track
K Multi-Purpose Turf Field
L Bethel Drive Redesign
M Courtyard
N Parking Garage (Option 1)
O Parking Garage (Option 2)
P Parking Lot
Q Lake Valentine Foot/Bike Path
R Ring Road and Bridge
25 Wellness Center
26 Business and Economics
27 HC Expansion
28 Edgren-Bodien Connector
29 SRC Expansion
30 Nelson Residence Hall Additions
31 Science Center
32 Seminary Addition
33 Residence Hall
34 Learning Commons/Library
Campus Master Plan
A
21
31
22
32
M
23
33
4
14
24
34
5
O
15
P
16
26
7
17
18
I
19
30
25
20 North
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APPENDIX C
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Commercial Districts Industrial Districts
Public/Institutional/
Educational
Mixed Use
/Downtown Residential Agricultural
Roseville
Student Housing Permitted (3/4)
College (campus)Permitted (2/4)Conditional (1/1)
College (office based)Permitted (3/4)Permitted (2/2)Not permitted Permitted (4/4)
Shoreview
Adult & continuing education and secondary level learning centers Permitted (1/4)
New Brighton
Vocational or trade schools, public or private Special Use (1/4)
Business colleges and private trade schools Special Use (2/4)
Colleges Special Use (1/4)
Mounds View
Educational or instructional facilities Permitted (3/4)
White Bear Lake
Civic/institutional & transportation uses Permitted (1/7)
Trade Schools Permitted (5/7)
Brooklyn Park
For profit business, trade or non-academic colleges Permitted (4/5)
Public or private post-secondary institutions Permitted (1/1)
Inver Grove Heights
Business or trade school Conditional (1/5)Conditional (1/2)Conditional (1/1)
Higher education facilities Permitted (1/1)
Rosemount
Business, trade and vocational schools Permitted (1/3)
Colleges or universities Permitted (1/1)
Eden Prairie
Public & private school Permitted (1/1)
Anoka
Trade schools, vocational schools Conditional (2/6)
Universities Conditional (2/6)
Trade Schools Permitted (1/3)
Coon Rapids
Schools & colleges Permitted (1/2)Conditional (3/4)
St. Cloud
Dormitory Permitted (3/5)Permitted (2/10)
Vocational Training Permitted (3/5)
University Permitted (1/10)
Mankato
Dormitories
Permitted-overlay district
(1/1)
Universities & colleges
Permitted- overlay district
(1/1)
St. Peter
College/university facilities Conditional (3/5)Permitted (1/1)Conditional (3/5)
Secondary educational facilities Conditional (1/5)
Evaluation of Other Cities' Zoning Districts for Higher Education APPENDIX D
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Commercial Districts Industrial Districts
Public/Institutional/
Educational
Mixed Use
/Downtown Residential Agricultural
New Ulm
Institutions of a religious, educational, charitable or philanthropic
nature Permitted (2/3)Permitted (1/4)
Schools: Music, dance and business Permitted (1/3)
Business, commercial, trade schools Permitted (1/3)
Northfield
College related offices Permitted (1/3)
Dormitories/residences halls Permitted (1/3)Pre-Existing Use (1/4)
Institutions of higher ed.- College, seminary or university Conditional (2/5)
Permitted/Conditional
(1/3)Pre-Existing Use (1/4)Permitted (1/1)
Winona
Trade or business schools Permitted (1/4)
Dormitories, libraries, classrooms, offices, dining facilities, other
public gathering facilities, stores open to the public, athletic and
auditorium facilities and other college-related facilities
Permitted -overlay district
(1-1)
Minneapolis
School, vocational or business Permitted/Conditional (5/5)Permitted (3/3)Permitted (6/7)
College or university Conditional (5/7)
St. Paul
College, university, seminary, etc.Permitted (7/7)
Permitted/Conditional
(3/5)
Trade school, art school, dance school Permitted (7/7)
Permitted/Conditional
(3/5)
Bloomington
College or university Conditional (5/10)
Permitted/Condition
al (2/2)Conditional (7/9)
Post-secondary institutions Conditional (1/10)
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Name Type City Generalized Zoning District Zoning District
Not
Permitted/Conditional
Use
Minneapolis Business College For-profit Roseville Commercial Office/Business Park
National American University For-profit Roseville Commercial Office/Business Park
Normandale Community College Public Bloomington Residential R-1
Rassmussen For-profit Bloomington Commercial CS-1
Northwestern Health Sciences University Private Bloomington Residential R-1
North Hennepin Community College Public Brooklyn Park Public/Institutional/Educational Public Institution
Hennepin Technical College Public Brooklyn Park Industrial General Industrial X
Rasmussen For-profit Brooklyn Park Public/Institutional/Educational Public Institution
Inver Hills Community College Public Inver Grove Heights Public/Institutional/Educational Institutional
Dakota County Technical College Public Rosemount Public/Institutional/Educational Public and Institutional
Hennepin Technical College Public Eden Prairie Agricultural Rural X
Anoka Technical College Public Anoka Industrial Light Industrial
Anoka-Ramsey Community College Public Coon Rapids Residential Low Density Residential 1
St. Cloud State University Public St. Cloud Residential Multifamily Residential
St. Cloud Technical and Community College Public St. Cloud Residential Single Family Residential X
Minnesota State University Mankato Public Mankato Residential Office Residential
Bethany Lutheran College Private Mankato Residential Office Residential, Institutional Overlay
Rasmussen For-profit Mankato Residential Office Residential
Gustavus Adolphus College Private St. Peter Public/Institutional/Educational Educational/Institutional
Martin Luther College Private New Ulm Residential Single Family Residential X
Carleton College Private Northfield Public/Institutional/Educational College Development
St. Olaf College Private Northfield Public/Institutional/Educational College Development
Winona State University Public Winona Residential
One to Four Family Residence, WSU
Campus Overlay
St. Mary's University Private Winona Residential Residential Suburban X
Minnesota State College Southeast Public Winona Residential Residential Suburban, General Business
University of Minnesota Public Minneapolis Various:
Residential Institutional Office Residence X
Industrial Light Industrial X
Residential High Density Office Residence X
Public/Institutional/Educational Community Activity Center X
Commercial Neighborhood Commercial X
Commercial Neighborhood Corridor Commercial X
Augsburg Private Minneapolis Residential Institutional Office Residence
Minneapolis Community and Technical College Public Minneapolis Residential
Institutional Office Residence, Community
Activity Center
College of Art and Design Private Minneapolis Residential Institutional Office Residence
Capella University For-profit Minneapolis Commercial Downtown Business
Dunwoody For-profit Minneapolis Industrial Limited Industrial
Art Institutes For-profit Minneapolis Commercial Downtown Service
St. Thomas Private St. Paul Residential Single Family Residential
St. Catherine Private St. Paul Residential Single Family Residential
Macalester Private St. Paul Residential Single Family Residential
Concordia Private St. Paul Residential Two Family Residential
McNally Smith For-profit St. Paul Public/Institutional/Educational Capitol Area Jurisdiction X
St. Paul College Public St. Paul Residential Multifamily Residential
Institutions of Higher Education APPENDIX E
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1
Purpose Statements
Residential Transition (NB & B‐1)
To be located at the edge of residential neighborhoods (NB)
To provide a limited range of over‐the‐counter, convenience, retail and service uses to
accommodate the needs of the adjacent residents (NB)
To place limitations on the type, size and intensity of uses within this district, given its proximity
to residential uses. (NB)
To ensure adequate buffering is provided on these sites for the adjacent residential uses (NB)
To provide a district which is related to and may reasonably adjoin high density or other
residential districts (B‐1)
To establish a business district in which there is limited contact with the public and no exterior display or
selling of merchandise to the general public (B‐1) Mixed Use District (B‐2)
To be a place in which people can live, work and play (B‐2)
Pedestrian, Bicycle and Public Transport (NB & B‐2)
To place emphasis on convenience for pedestrian, bicycle and public transportation access to
the use (NB)
To create a compact, architecturally diverse, pedestrian‐ and bicycle‐friendly community1 with
a distinct identity (B‐2)
To provide a connected sidewalk system1 and places for people to gather and socialize (B‐2)
Sense of Place (NB & B‐2)
To accommodate, where possible, a public commons giving residents a place to gather and
interact with one another (NB)
To require, where applicable, compliance with the City’s gateway requirements (NB)
To provide a connected sidewalk system and places for people to gather and socialize1 (B‐2)
Architectural/Identity Elements (B‐2, B‐3, B‐4 & GB)
To create a compact, architecturally diverse, pedestrian‐ and bicycle‐friendly community with a
distinct identity1 (B‐2)
To implement design standards to promote an attractive environment with lasting and
sustainable value (B‐2)
To establish a high standard of development and design that produces a positive visual image1
and minimizes the effects of traffic congestion, noise, odor and glare (B‐3)
1Bold denotes that the statement is repeated under two topics. The bolded text is the portion of the statement
that applies to the topic above.
APPENDIX F
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2
To produce a positive visual image by establishing a high standard of design and development
(B‐4)
To allow only development that will create an attractive environment and a positive image for
this site, which is one of the most visible in the community and represents the City’s last major
development site (GB)
To promote high quality, unified, large‐scale development in a manner similar to a planned unit
development (GB)
Nuisances/Traffic (B‐2, B‐3, B‐4, GB & I‐FLEX)
To minimize the effects of traffic congestion, noise, odor, glare and similar safety problems (B‐2)
To establish a high standard of development and design that produces a positive visual image
and minimizes the effects of traffic congestion, noise, odor and glare1 (B‐3)
To ensure acceptable traffic operations on local streets (B‐3)
To alleviate potential traffic congestion on local streets by the design of the circulation pattern
and arrangement of uses (B‐4)
To allow development that will ensure reasonable traffic operation on the internal and
surrounding transportation systems (GB)
To permit only those uses that will have traffic generation characteristics that are compatible
with existing development in the district and that will ensure reasonable traffic operation on
streets in the vicinity (I‐FLEX)
Natural Resources/Environmental Elements (GB)
To protect the site’s natural resources (GB)
Implementation of City Plans (B‐2 & GB)
To implement the plan known as the “Guiding Plan for the B‐2 District,” which was adopted by
the City Council on October 27, 2008 (B‐2)
To implement that part of Arden Hills Comprehensive Development Plan known as the I‐694/I‐
35W Plan (GB)
To take full advantage of the site’s location as documented and described in the NE I‐694/I‐35W
Plan (GB)
To promote flexibility in land uses and development standards to achieve the objectives of the I‐
694/I‐35W Plan (GB)
Flexibility in Land Uses and Site Development Standards (B‐3 & I‐FLEX)
To promote flexibility in land uses and site development standards to achieve the purposes of
the district (B‐3)
To promote flexibility in land uses and site development standards to achieve the objectives of
the I‐FLEX District (I‐FLEX)
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3
Grouping/Critical Mass (B‐2, B‐3 & B‐4)
To group compatible retail and service business uses that tend to draw trade that is naturally
interchangeable and promotes business prosperity (B‐2)
To encourage grouping of compatible and mutually supportive business uses and services (B‐3)
To provide an integrated retail trade center that groups compatible retail uses in one or more
multiple‐occupancy buildings. Free standing, single‐occupancy buildings will be allowed if
planned and constructed as part of a unified development that contains a retail center or is
developed after such a retail center is developed (B‐4)
To encourage grouping of uses that are mutually supportive and have similar requirements for
vehicular and pedestrian accessibility and exposure (B‐4)
Business Prosperity (B‐3 & B‐4)
To promote business prosperity (B‐3)
To promote business prosperity by creating an attractive and functional retail center (B‐4)Compatibility
with Existing Development/Surrounding Uses (I‐1 & I‐2)
To allow only those types and intensities of industrial uses that do not detract from the
surrounding area (I‐1)
To present the least deleterious effect to adjacent, less intensive land uses (I‐2)
Maintain Existing Character (I‐FLEX)
To preserve, protect, enhance and perpetuate existing development in the district (I‐FLEX)
To attract new development that is compatible with existing development in the district in
terms of use, performance, character, quality and appearance of buildings and sites (I‐FLEX)
To encourage new site development that will be compatible with existing site development
standards of existing development in the district (I‐FLEX)
Redevelopment (B‐3 & B‐4)
To allow a transitional reuse of existing buildings until market conditions warrant
redevelopment (B‐3)
To enhance redevelopment potential by prohibiting uses that would impede redevelopment (B‐
3)
To allow transitional uses that will allow an orderly phasing out of existing uses and
development that are not appropriate in a contemporary retail center and a phasing in of uses
and development as warranted by market conditions (B‐4)
Provides an Area for Commercial (office, retail) to Locate (B‐1, B‐2 & B‐3)
To establish areas for the location and development of administrative office buildings and
related office uses which are subject to more restrictive controls (B‐1)
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4
To provide an adequate supply of businesses and professional service areas to meet the needs
of the residents (B‐2)To provide locations for uses that may be incompatible with retail centers,
thereby keeping the retail centers compact and convenient (B‐3)
Provides an Area for Industrial to Locate (I‐1 & I‐2)
To maintain performance standards to keep the intensity of land utilization lower than in the
general Industrial District (I‐1)
To provide an area where more intensive light industrial land uses may locate (I‐2)
Surrounding Communities (B‐4)To meet retail shopping needs of the surrounding community by
providing a district that will accommodate a wide range of retail goods and services (B‐4)
Serving the Community and Motorists (B‐3)
To accommodate an adequate supply of businesses and services that serve the community and
motorists traveling through the community with a broad range of services and goods (B‐3)
To keep services in close proximity to arterial streets or highways in areas that are appropriately
designated on the Comprehensive Plan (B‐3)
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NA
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NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft.
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NA NA NA NA NA NA
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Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762
Fi
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and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680
NA
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Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808
NA
NA
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NA
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Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 NA NA
Bu
s
i
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s
s
Zo
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s
Industrial Zones I ‐1I ‐2
3
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NB
B
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B ‐4G
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Ca
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1
A PPENDIX G
Draft
06\21\2017
1320.05 Land Use Chart. (revised 11125113)
Zoning Districts:
Uses:
R-1 R-2 R-3 R-4 NB B-1 B-2 B-3 B-4 CC GB 1-1 1-2
FLEX
POS
Antenna,Dish or Tower CA CA CA CA CA CA CA CA CA CA CA CA I CA CA CA CA
Boarding house C C ! C C C m
Brew pub C ` C C
Business service A
i
P P P C P P P P
Ginic,medical office P P P P P C P iij P ,. P P
Club or lodge(non-profit) P P P C
Club,sports&fitness A P P P C P P P
Commercial recreation-indoor P P P P
Daycare Facility,over 10 P P P P P P P P P
Daycare,family- 10 or less A A A A A A
Daycare,group farrily-14 or less CA I CA CA CA CA CA
Dog kennel
Dog run A A A
Drive-up windows C C C A
Dry cleaning&laundry,pick-up station C A A A
Dry cleaning&laundry,self-service
C C C NOMElaundry
Dwelling: density zoning D D D D
Dwelling: multiple family C C C C C C
Dwelling: single-family attached C C D D
Dwelling:single-farrily detached P P P P
Dwelling: two-family C C P P C
Dwelling:live-work unit
Financial institution&service P P P P j P C P P P P
Garage,truck C C -
Home occupation: Class I A A A A A A
Home occupation: Gass II CA CA CA CA CA C
Hospital
Hotel/motel C P C C C - C --
House of worship C C C j C C C C C j C C
Manufactured home park C
nufacturing&processing: Gass 1 A A ! A PMaP P P
Manufacturing&processing: Gass II P
Nicrobrewery C C C C C
Nicrodistillery C C C C C
Mortuary,funeral home P P C
Multiple occupancy building C C C C C C C C C C
Nursery C C C i C
Nursing home and assisted living C C C C Em
9
186721v2
APPENDIX H
Dr
a
f
t
06
\
2
1
\
2
0
1
7
Zoning Districts:R-1 R-2 R-3 R-4 NBB 1 i B-2 B-3 B-4 CC GB 1-1 I-2 FLEX CD POSUses:Office p P P P P P P P ' P ` PParkFacilitiesMM-------- P
Pawn shop
Personal services C A P PP C
I
P -- A
Public use C C C C C C C C C C I C C C C C C
Research and development facility C P C C , C P P P P -
Research animals C C C
Residence Hall,dormitory C C D
Residential facility,state licensed, P P
serving 1-6
P P P P
Residential facility,state licensed,serving 7
C C C C C C
16
Restaurant and restaurant-fast food C A P P P C P C C
Retail sales&service P A P P P C A A A A
School,general education C C C C C
School, higher education p C C C C
School,specialized education C C C - C C
Service station C C C C C
Storage,exterior CA
Studio C C I P P P C
Theater,indoor A C P C
Utility distribution line p pl p p p p p p p P P }' P ; P A P
Utility substation C ; C
Utility transmission C C C C C C C C C C 3 C C j C C C
Vehicle—motorized,leasing and rentals
C
Vehicle-motorized,service C C
Warehousing A A A A C P P C
P"=Permitted; "D"=Planned Unit, ""=Not Permitted;
C"=Conditional Use Permit; "A"=Accessory; "CA"=Conditional Accessory Use Permit,"I"=Interim Use Permit
1320.06 District Requirements Chart (NEXT PAGE) (revised 11125113)
10
186721 Q
Dr
a
f
t
06
\
2
1
\
2
0
1
7
CD
TRC-WI
TRC-NR-2
TRC-FO
TRC-NR-3
TRC-NR-4
R-2
R-2
R-2
R-2R-2
R-2
R-2
R-2
R-2
R-2 R-2 R-2
R-2
R-2
R-2
R-2
R-2
R-4
I-1
R-4
B-1
B-1
B-1
B-1
B-1
B-1
B-2 B-2
B-2
B-2
B-3
B-3
B-3
B-4
G-B
I-2
I-FLEX
I-FLEX
I-FLEX
NB
NB
NB
NB
NB R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1 R-1
R-1
R-1
R-1
R-1
R-3
R-3
R-3
R-3
R-3
R-3
R-3
R-3
R-3
R-4
RAIL
RAIL
RAIL
RAIL
I-1
I-1
R-1
B-1
NB
CC
CD
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
POS
R-2
R-3
R-3
CC
CC
CD
CD
CD
CD
CD
CD
POS
POS
POS
POS
TRC-CC
TRC-WI
TRC-RMU
TRC-RMU
TRC-OMU
TRC-FO
TRC-CTRC-OS
TRC-OS
TRC-NR-2
TRC-NR-1
TRC-NR-1
TRC-NR-2
TRC-OS
TRC-NR-3
TRC-NR-3
TRC-NR-4
TRC-TC-1TRC-TC-2
TRC-TC-3
The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information.
Adopted: April 12, 1993Printed: April 1, 2016
Zoning Map
¯0 1,750 3,500Feet
TRC CC- Campus Commercial
TRC C- Civic
TRC FO- Flex Office
TRC RMU- Retail Mixed Use
TRC NR-1- Residential
TRC NR-2- Residential
TRC NR-3- Residential
TRC NR-4- Residential
TRC OMU- Office Mixed Use
TRC OS- Open Space
TRC TC-1- Town Center
TRC TC-2- Town Center
TRC TC-3- Town Center
TRC WI- Water Infrastructure
R-1 - Single Family Residential District
R-2 - Single & Two Family Residential District
R-3 - Townhouse & Low Density Multiple Dwelling District
R-4 - Multiple Dwelling District
B-1 - Limited Business District
B-2 - General Business District
B-3 - Service Business District
B-4 - Retail Center District
NB - Neigborhood Business District
CC - Civic Center District
GB - Gateway Business
I-1 - Limited Industrial District
I-2 - General Industrial District
I-FLEX District
POS - Parks and Open Space District
CD - Conservation District
Railroad
ROW
WATER
APPENDIX I
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