HomeMy WebLinkAbout05-03-17 EDCApproval Of The Agenda
Appointments
Minutes
April 5, 2017 Economic Development Commission Regular Meeting
04 -05 -17 EDC MINUTES.PDF
Unfinished And New Business
Higher Education Moratorium Study
MEMO.PDF
ATTACHMENTS.PDF
Business Retention And Expansion Program
MEMO.PDF
Updates
Commission Members
Council Liaison
Staff Comments
Adjourn
ADJOURN
A quorum of the City Council may be
present at this meeting.
Chair:
Dan Erickson
Commissioners:
David Radziej
Kyle Lassen
Liz Johnson
Evan Cordes
Rob Williams
Sheila Bennett
Kilander
Brendan O'Meara
Council Liaison:
Dave McClung
Economic Development
Commission
May 3, 2017
8:00 am to 9:30 am
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.
Agenda
CALL TO ORDER
1.
2.
3.
3.A.
Documents:
4.
4.A.
Documents:
4.B.
Documents:
5.
5.A.
5.B.
5.C.
6.
Approval Of The AgendaAppointmentsMinutesApril 5, 2017 Economic Development Commission Regular Meeting04-05 -17 EDC MINUTES.PDFUnfinished And New BusinessHigher Education Moratorium StudyMEMO.PDFATTACHMENTS.PDFBusiness Retention And Expansion Program
MEMO.PDF
Updates
Commission Members
Council Liaison
Staff Comments
Adjourn
ADJOURN
A quorum of the City Council may be
present at this meeting.
Chair:Dan Erickson Commissioners:David RadziejKyle LassenLiz JohnsonEvan CordesRob WilliamsSheila Bennett KilanderBrendan O'MearaCouncil Liaison:Dave McClung Economic Development Commission May 3, 2017 8:00 am to 9:30 am City Hall Address:1245 W Highway 96 Arden Hills MN 55112 Phone:651 -792 -7800 Website : www.cityofardenhills.org City VisionArden 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. AgendaCALL TO ORDER1.2.3.3.A.Documents:4.4.A.Documents:4.B.
Documents:
5.
5.A.
5.B.
5.C.
6.
CITY OF ARDEN HILLS, MINNESOTA
ECONOMIC DEVELOPMENT COMMISSION
APRIL 5, 2017 8:00 AM
CITY HALL -- 1245 WEST HIGHWAY 96
1. CALL MEETING TO ORDER
Chair Erickson called the meeting to order at 8:04 a.m.
ROLL CALL
Present: Chair Dan Erickson, Commissioners David Radziej, Kyle Lassen, Liz Johnson, and
Rob Williams
Also Present: Council Liaison Dave McClung, Senior Planner Matthew Bachler, and Deputy
Clerk Jolene Trauba
2. APPROVAL OF AGENDA
It was the consensus of the Commission to accept the agenda as presented.
3. APPROVAL OF MINUTES
It was the consensus of the Commission to accept the March 1, 2017 meeting minutes as
presented.
4. UNFINISHED AND NEW BUSINESS
A. Business Retention and Expansion
Senior Planner Matthew Bachler stated that the Red Fox/Gray Fox business district will be the
focus of the BRE visits this year. He noted that the priority business list and survey have been
updated. He discussed the sample questions provided as guidelines. He suggested that one person
be the coordinator for each business visit and that there be two Commissioners and/or staff at each
visit.
Chair Dan Erickson wondered if they were going to be meeting with all of the businesses on the
list.
Senior Planner Bachler said that the goal would be to visit all ten of the businesses on the list.
EDC Minutes
April 5, 2017
Page 2 of 3
Commissioner Liz Johnson suggested that when setting up the visits, the businesses should be
told the topics that will be addressed.
Discussion ensued regarding relationships with businesses on the list and it was determined who
would be the lead Commissioner for each business visit. It was decided that the lead
Commissioner will schedule the interview, then send an email to the rest of the Commission to see
who would be available to participate in the visit. Senior Planner Bachler will send a list of the
businesses and the corresponding lead Commissioner.
Council Liaison Dave McClung stated that he would be available to go to any visit, but noted
that it could change the dynamics of the meeting because he is a City Council member.
B. State of the City
Senior Planner Bachler reviewed the memorandum and said the purpose of the discussion was to
discuss what was done in previous years at the State of the City event and begin to plan for the
2017 State of the City.
Discussion ensued regarding costs of food and venue, and suggestions were made for possible new
locations, including the Tavern Grill.
Council Liaison McClung felt we should have a morning and evening event to reach businesses
and residents.
Commissioner Rob Williams wondered if the City could provide child care at the evening
meeting.
Chair Erickson suggested that the main focus for the morning meeting should be businesses and
topics should include road construction and city projects/updates. He added that a representative
from a local business could also be invited to present.
Council Liaison McClung thought Land O’Lakes may be interested in coming to talk about their
construction project.
Commissioner David Radziej wondered if the City engineer could talk about work being done in
the City instead of a representative from MNDOT.
Chair Erickson noted that time set aside for business networking was essential at the morning
meeting.
Commissioner Williams suggested that someone from the Mounds View School District talk
about how they are planning for the influx of new students from the TCAAP development.
Consensus was that the morning event should focus on TCAAP and business issues, and the
evening event should focus on housing and schools.
EDC Minutes
April 5, 2017
Page 3 of 3
5. UPDATES
A. Commission Members
None
B. Council Liaison
Council Liaison McClung stated that the Commissioners should have received an email
regarding representation on the task force that will be discussing the civic property use on the
TCAAP property. He suggested that the Chair be a part of the committee and one other
Commissioner. He noted that the City is not a part of the Master Development Agreement
discussion between Ramsey County and Alatus, but the Council is hoping for news in early May.
He noted that the County Road I roundabout should be completed by the end of 2017.
Chair Erickson inquired about the status of the joint meeting between the EDC and the City
Council.
Senior Planner Bachler said that meeting was scheduled for February but had been postponed.
Council Liaison McClung noted that the Council has no issues with the Business Retention and
Expansion visits going forward.
C. Staff Comments
The Oath of Office was given to Chair Erickson and Commissioner Lassen.
ADJOURNMENT
The meeting adjourned at 9:22 a.m.
__________________________ __________________________ _
Dan Erickson, Chair Jolene Trauba
Deputy Clerk
City of Arden Hills
Economic Development Commission May 3, 2017
Page 1 of 1
DATE: May 3, 2017 EDC Agenda Item 5.A
TO: Economic Development Commission Chair and Commissioners
FROM: Matthew Bachler, Senior Planner
SUBJECT: Higher Education Moratorium Study
Background
In October 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. 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.
On February 13, 2017, the City Council approved a proposal from WSB & Associates to
complete the planning and economic development study. The EDC will be asked to review and
provide feedback on the following components of the study at upcoming meetings.
EDC Meeting Topic
May 3 Review typical emplo yment and economic activity
from allowed commercial and employment uses
June 7 Examine amount of land and building space
available in commercial and employment zones
Staff from WSB will be in attendance at the meeting on May 3 to present and solicit feedback
from the EDC. A memo and supplemental attachments from WSB staff is included as an
attachment.
MEMORANDUM
701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800
Building a legacy – your legacy.
Equal Opportunity Employer | wsbeng.com
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Memorandum
To: Economic Development Commission Chair and Commissioners
Matthew Bachler, Senior Planner
From: Eric Zweber, AICP
Date: April 27, 2017
Re: Arden Hills Higher Education Study
WSB Project No. 03455-150
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. 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.
On February 13, 2017, the City Council approved a proposal from WSB & Associates to
complete the planning and economic development study. The study is comprised of seven
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.
• Preparation of a Final Report.
• Zoning Code and Comprehensive Plan Amendments based on the Report’s
recommendations.
Eric Zweber, WSB Senior Planner and Arden Hills Interim City Planner, will be leading the
study efforts with the Economic Development Commission with assistance from Jim Gromberg,
Economic Development Specialist. At their meeting on May 3, 2017, the Economic
Development Commission will be reviewing the two economic development subjects of the
study: Analysis of the Commercial and Employment Uses currently allowed in the various
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Commercial and Industrial Zones; and Analysis of the Employment and Economic Activity that
results from the allowed Commercial and Employment Uses.
Commercial and Industrial Zones
For the purposes of this study, all applicable land uses within the City 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 for this study so that the land uses within 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 are provided in Attachment A. 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 B.
To evaluate these tables, we have grouped two or three zoning districts together based on overall
similarity. The discussion will focus on where the uses and purpose statements are similar
between the districts, as well as where they are different.
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
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.
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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:
• 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.
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• 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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April 27, 2017
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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
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Economic Activity from Commercial and Industrial Uses
The above table illustrates the employment and economic activity for NAISC industry sectors.
Due to their space 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 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).
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 $32,999 per 1,000 square feet. Reviewing these figures, the industries can be
Category NAISC #NAISC Classification Median
Wage
Median
Gross Salary
(full-time)
Sq. Ft. Per
Employee
Employees
Per 1,000
Sq. Ft.
Salary Per
1,000 Sq.
Ft.
Disposable
Income Per
1,000 Sq. Ft.
51 Information 63.10$ 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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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 similarities. 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
EDC – Arden Hills
April 27, 2017
Page 11
P:\Admin\Committees & Commissions\Committees & Commissions\Economic Development Commission (EDC)\2017\05 03 17\Higher Ed Study\WSB Memo 04272017.docx
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).
Thank you,
Eric Zweber, AICP
Attachments:
A. Business and Industrial District Purpose Statements
B. Arden Hills Land Use Chart
C. NAISC Classifications and Zoning Districts
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
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.
ATTACHMENT A
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)
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)
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)
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
ATTACHMENT B
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
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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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
NA
NA
NA
NA
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Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918
Re
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Trade $152,620 Retail Trade $152,620 NA NA
NA
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NA
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Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941
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$1
0
6
,
8
0
8
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
NA
NA
NA
NA
Tr
a
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s
p
o
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t
a
t
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r
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i
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g
$6
1
,
5
5
5
Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555
NA
NA
Ar
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s
,
En
t
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t
a
i
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m
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,
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$8
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7
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$8
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7
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$8
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7
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$8
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,
7
6
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t
,
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Re
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r
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a
t
i
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n
$8
5
,
7
6
3
Arts, Entertainment, and Recreation $85,763 NA NA Arts, Entertainment, and Recreation $85,763
Ot
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(e
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$6
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NA NA NA NA NA NA
NA
NA
Ed
u
c
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s
$
4
8
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$
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NA
NA
NA NA NA NA NA NA
Ac
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m
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9
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NA
NA
Ac
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9
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s
$3
2
,
9
9
9
Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 NA NA
Bu
s
i
n
e
s
s
Zo
n
e
s
Industrial Zones I ‐1I ‐2
3
Tr
a
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l
Ne
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b
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B
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s
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Zo
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I ‐FLEX
NB
B
‐1B
‐2B
‐3
2
B ‐4G
B
Ca
t
e
g
o
r
y
1
ATTACHMENT C
City of Arden Hills
Economic Development Commission May 3, 2017
Page 1 of 1
MEMORANDUM
DATE: May 3, 2017 EDC Agenda Item 5.B
TO: Economic Development Commission Chair and Commissioners
FROM: Matthew Bachler, Senior Planner
SUBJECT: Business Retention and Expansion Program
Background
At the EDC meeting on April 5, 2017, the commissioners discussed the Business Retention and
Expansion (BRE) program for 2017. The EDC reviewed the list of the priority businesses in the
Red Fox-Grey Fox District and members volunteered to contact businesses to schedule meeting
times. Staff has included this item on the agenda to provide EDC members with an opportunity
to discuss these efforts and any issues that have come up.