HomeMy WebLinkAbout08-09-2017 PCAPPROVAL OF THE AGENDA
APPROVAL OF MINUTES
July 5, 2017 Planning Commission Regular Meeting
07 -05 -17PC.PDF
PLANNING CASES
UNFINISHED AND NEW BUSINESS
Planning Case 17 -006 - Commercial, Industrial, And Higher Education Study
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
COMMENTS AND REPORTS
Report From The City Council
08 -09 -17 - REPORT FROM THE CITY COUNCIL.PDF
Planning Commission Comments
Staff Comments
ADJOURN
A quorum of the City Council may be
present at this meeting.
Chair:
Roberta Thompson
Commissioners:
Nick Gehrig
Angela Hames
Phillip Neururer
Clayton
Zimmerman
Steven Jones
James Lambeth
Brent Bartel
(Alternate)
Council Liaison:
Fran Holmes
Planning Commission
August 9, 2017
6:30 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.
Agenda
CALL TO ORDER
1.
2.
2.A.
Documents:
3.
4.
4.A.
Documents:
5.
5.A.
Documents:
5.B.
5.C.
APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJuly 5, 2017 Planning Commission Regular Meeting07-05 -17PC.PDFPLANNING CASESUNFINISHED AND NEW BUSINESSPlanning Case 17 -006 - Commercial, Industrial, And Higher Education StudyMEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDF
COMMENTS AND REPORTS
Report From The City Council
08 -09 -17 - REPORT FROM THE CITY COUNCIL.PDF
Planning Commission Comments
Staff Comments
ADJOURN
A quorum of the City Council may be
present at this meeting.
Chair:Roberta ThompsonCommissioners:Nick GehrigAngela Hames Phillip NeururerClayton ZimmermanSteven JonesJames LambethBrent Bartel (Alternate)Council Liaison:Fran Holmes Planning CommissionAugust 9, 2017 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity 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 ORDER1.2.2.A.Documents:3.4.4.A.Documents:
5.
5.A.
Documents:
5.B.
5.C.
Approved:
CITY OF ARDEN HILLS, MINNESOTA
PLANNING COMMISSION
WEDNESDAY, JULY 5, 2017
6:30 P.M. - ARDEN HILLS CITY HALL
CALL TO ORDER/ROLL CALL
Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the regular
Planning Commission meeting at 6:30 p.m.
ROLL CALL
Present were: Chair Roberta Thompson, Commissioners Nick Gehrig, James Lambeth, Phillip
Neururer, and Clayton Zimmerman.
Absent: Commissioners Brent Bartel, Angela Hames, and Steven Jones.
Also present were: Senior Planner Matthew Bachler, Interim City Planner Eric Zweber, and
Councilmember Fran Holmes.
APPROVAL OF AGENDA – JULY 5, 2017
Chair Thompson stated the agenda will stand as published.
APPROVAL OF MINUTES
June 7, 2017 – Planning Commission Regular Meeting
Commissioner Zimmerman moved, seconded by Commissioner Neururer, to approve the
June 7, 2017, Planning Commission Regular Meeting minutes as presented. The motion
carried unanimously (5-0).
PLANNING CASES
A. Planning Case 17-016; 1224 Amble Road – Minor Subdivision –Public Hearing
Senior Planner Bachler stated the Minor Subdivision is requested to allow for the subdivision
of a single parcel located at 1224 Amble Road into two parcels (Parcel A and Parcel B). Parcel B
is expected to be sold for the development of a new single-family home. The current parcel
includes an existing single-family detached dwelling and an accessory shed. The dwelling is
connected to City sewer and water. The future dwelling on Parcel B would also be required to
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 2
connect to City sewer and water lines as well. Drainage and utility easements are proposed along
the side property lines of each parcel (6 feet) and along the front and rear property lines of each
parcel (12 feet). A very similar minor subdivision was proposed on this parcel in 1996 (PC 96-
010), but was eventually withdrawn by the applicant prior to City Council approval.
Site Data
Land Use Plan: LDR – Low Density Residential
Existing Land Use: Single Family Dwelling
Zoning: R-1: Single Family Residential
Current Lot Sizes: Current – 85,675 sq. ft.
Proposed – 60,710 sq. ft. (Parcel A) and
24,965 sq. ft. (Parcel B)
Topography: Slopes upward approximately 12 feet moving from the
northwest to southeast corner
Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Minor
Subdivision Criteria.
Senior Planner Bachler provided the Findings of Fact for review:
1. The property at 1224 Amble Road is located in the LDR – Low Density Residential Land
Use District and the R-1 Single Family Residential Zoning District.
2. The applicant has submitted an application for a Minor Subdivision to split the existing
property into two (2) lots.
3. The property is properly guided and zoned for the development of an additional single
family dwelling.
4. The request proposes to use the property in a reasonable manner as a single-family
dwelling.
5. The owner of the platted lot to be divided has filed with the zoning administrator a
registered land survey of the lot to be divided.
6. The parcels resulting from the division meet all of the minimum requirements specified
for the R-1 District.
7. The proposed division will not be detrimental to the public welfare or injurious to
adjacent tracts in the area in which the subdivision tract is located.
Senior Planner Bachler stated based on the submitted plans and findings of fact, staff
recommends approval of Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road. If
the Planning Commission recommends approval, staff recommends that the following seven (7)
conditions be included with the approval:
1. The applicant shall record the Minor Subdivision with Ramsey County and a copy shall
be provided to the City within 180 days of the City’s approval.
2. The applicant shall record the drainage and utility easements as shown on the submitted
survey with Ramsey County and a copy shall be provided to the City within 180 days of
the City’s approval.
3. The applicant shall pay the required park dedication fee of $6,500 prior to recording the
Minor Subdivision.
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 3
4. Monument stakes shall be installed to demarcate the property line between Parcel A and
Parcel B.
5. A Building Permit shall be required for the new dwelling on Parcel B.
6. A Tree Preservation Plan shall be required as part of the Building Permit application for
the new dwelling on Parcel B.
7. Any extension of City services for Parcel B shall subject to approval by the City Engineer
and all associated costs shall be the responsibility of the applicant.
Senior Planner Bachler reviewed the options available to the Planning Commission on this
matter:
1. Recommend Approval with Conditions
2. Recommend Approval as Submitted.
3. Recommend Denial
4. Table
Senior Planner Bachler noted that the applicant would not be developing Parcel B and does not
have a buyer for the property yet. He recommended that Condition 3 be modified to: the park
dedication fee of $6,500 shall be due at the time of Building Permit application.
Chair Thompson opened the floor to Commissioner comments.
Commissioner Lambeth asked if the park dedication fee would be the responsibility of the
applicant.
Senior Planner Bachler stated this fee would not be the applicant’s responsibility, but rather the
developer of Parcel B.
Commissioner Lambeth questioned if existing trees and shrubbery along Amble Road was
included in the City’s calculations.
Senior Planner Bachler reported the landscape lot area requirement was calculated based on the
area of the private property, excluding the land within the public right-of-way.
Chair Thompson opened the public hearing at 6:41 p.m.
Chair Thompson invited anyone for or against the application to come forward and make
comment.
Dawn Shifsky, trustee for the property, commented on Condition 3 and stated staff did not
disclose the park dedication fee to her when she made application. She requested the park
dedication fee be waived or reduced. She added that she would not be able to meet Conditions 5
through 7 as this would be left up to the developer.
There being no additional comment Chair Thompson closed the public hearing at 6:45 p.m.
Senior Planner Bachler explained Conditions 5 through 7 were related to the future
development of Parcel B. He reported these conditions were standard conditions for Minor
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 4
Subdivisions. He indicated the applicant would not be responsible for submitting these
documents and that they would be the responsibility of the developer of Parcel B.
Chair Thompson commented that the Planning Commission does not have any authority with
setting Park Dedication fees. She encouraged Ms. Shifsky to bring her concern to the City
Council.
Councilmember Holmes asked if a home could be built on Parcel B as it was delineated.
Senior Planner Bachler stated this was the case.
Commissioner Zimmerman moved and Commissioner Gehrig seconded a motion to
recommend approval of Planning Case 17-016 for a Minor Subdivision at 1224 Amble
Road, based on the findings of fact and the submitted plans, as amended by the seven (7)
conditions (modifying Condition 3) in the July 5, 2017, Report to the Planning Commission.
The motion carried unanimously (5-0).
B. Planning Case 17-017; 3420 Fairview Avenue and 3417 Lake Johanna Boulevard –
Minor Subdivision and Variance – Public Hearing
Senior Planner Bachler stated the applicants in this case are the current owners of the properties
located at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. The two properties are
adjacent to one another and are situated at the northwest corner of Lake Johanna. The applicants
currently reside at 3420 Fairview Avenue and would like to sell this property and construct a new
dwelling on 3417 Lake Johanna Boulevard.
Senior Planner Bachler explained in order to facilitate the redevelopment of 3417 Lake
Johanna Boulevard, the applicants have requested a lot line adjustment through the Minor
Subdivision process that would transfer 4,295 square feet of property from 3420 Fairview
Avenue (Lot 4) to 3417 Lake Johanna Boulevard (Lot 5). Lot 5 is currently a legal
nonconforming lot because it does not meet the minimum area requirement (11,000 square feet)
or minimum width requirement (85 feet) for properties in the R-2 District. The existing lot is
only approximately 36 feet in width and as a result presents challenges in terms of constructing a
new dwelling that could meet the structure setback requirements.
Senior Planner Bachler reported the lot line adjustment would provide Lot 5 with additional
land area so that a new home would be able to meet the R-2 District side yard setback
requirements. The submitted survey includes a preliminary plan for the new dwelling on the
property. Additionally, the applicants have provided a draft floor plan of the main level of the
new home. A Building Permit would be required for the new home construction and would be
subject to administrative review for compliance with the Zoning Code. The following three
variances are needed for the proposed Minor Subdivision:
• Lot width of 42.5 feet for the property at 3417 Lake Johanna Boulevard (85-foot
minimum lot width is required for R-2 District).
• Landscape lot area of 60.23 percent for the property at 3417 Lake Johanna Boulevard
(minimum landscape lot area of 65 percent is required for R-2 District).
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 5
• Deviation from Section 1150.04 of the Subdivision Code, which requires that Minor
Subdivision proposals meet the required lot dimensions in order to be eligible for
division.
Site Data
Future Land Use Plan: 3420 Fairview Ave. & 3417 Lake Johanna Blvd.: Low Density
Residential
Existing Land Use: 3420 Fairview Ave. & 3417 Lake Johanna Blvd: Single-
Family Residential Detached
Zoning: 3420 Fairview Ave. & 3417 Lake Johanna Blvd: R-2 Single &
Two-Family Residential District
Size: 3420 Fairview Avenue: 38,697 square feet (0.89 acres)
3417 Lake Johanna Boulevard: 10,512 square feet (0.24 acres)
Topography: 3420 Fairview Avenue: sloping down west to east towards
Lake Johanna (approximate elevation change of 42 feet)
3417 Lake Johanna Boulevard: sloping down west to east
towards Lake Johanna (approximate elevation change of 42
feet)
Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation, Minor Subdivision
requirements and the Variance Evaluation Criteria.
Senior Planner Bachler provided the Findings of Fact for review:
1. The applicants are the current owners of the properties located at 3420 Fairview Avenue
and 3417 Lake Johanna Boulevard.
2. The applicants have requested a Minor Subdivision to transfer 4,295 square feet of
property from 3420 Fairview Avenue to 3417 Lake Johanna Boulevard.
3. The properties at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard are located in
the R-2 – Single and Two-Family Residential Zoning District and are guided for Low
Density Residential land uses in the Arden Hills 2030 Comprehensive Plan.
4. Section 1150.04 of the City Code lists the requirements for subdividing and/or
consolidating previously platted property.
5. The submitted survey was prepared by a registered land surveyor and meets the City
requirements.
6. The proposed lot line adjustment will not be detrimental to the public welfare or injurious
to adjacent tracts in the area in which the subject properties are located.
7. The applicants have requested a variance for the lot at 3417 Lake Johanna Boulevard to
have a width of approximately 42.5 feet as measured from the Fairview Avenue front
property line. The minimum lot width for the R-2 District is 85 feet.
8. The applicants have requested a variance for the lot at 3417 Lake Johanna Boulevard to
have a landscape lot area of 60.23 percent. The minimum landscape lot area for the R-2
District is 65 percent.
9. The resulting parcels as depicted in the survey would meet all other area, dimensions, and
setback requirements for the R-2 District.
10. The applicants have requested a variance from the requirement in Section 1150.04 of the
City Code that requires a Minor Subdivision to meet all of the existing provisions of the
City Code.
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 6
11. The requested variance complies with the purpose and intent of City’s Zoning
Regulations and with the policies of the Land Use and Housing Chapters in the 2030
Arden Hills Comprehensive Plan.
12. The proposed use of the property for a single-family dwelling can be constructed on the
proposed lot and would be a reasonable use of the property.
13. The existing property at 3417 Lake Johanna Boulevard is a legal non-conforming lot that
does not meet the minimum area or width requirements for the R-2 District. There are
very few lots within the City that are as narrow in width as the existing property.
14. Given the dimensions of the proposed parcel at 3417 Lake Johanna Boulevard, the
proposed dwelling needs to be setback at a significant distance from the front property
line resulting in the need for a longer access driveway and reduced landscape lot area.
15. There are several lots to the south of 3417 Lake Johanna Boulevard that have lot widths
less than the proposed 42.5-foot width lot and the variance would not alter the essential
character of the neighborhood.
16. Economic considerations are not the primary reasons for the variance request.
17. Adequate access to sunlight will be maintained for both properties.
18. The requested variances meet the standard of practical difficulty.
Senior Planner Bachler reported although creating a nonconforming lot is generally
discouraged, in this case the applicant is proposing a lot line adjustment that will bring the
existing nonconforming parcel at 3417 Lake Johanna Boulevard closer to conformance with the
R-2 District requirements. The lot line adjustment will result in the property meeting the
minimum lot area requirement for this district, which it currently does not. Several properties in
this neighborhood, including 3417 Lake Johanna Boulevard, were developed as cabins on
relatively narrow lots. This presents significant challenges as property owners look to redevelop
property for more modern homes.
Senior Planner Bachler explained staff is supportive of the requested reduction in landscape lot
area given the dimensions of the property and the need for a longer access drive to reach the
buildable portion of the lot. One of the main reasons the City has established landscape lot area
requirements is to help manage stormwater and ensure excess runoff does not negatively impact
adjacent properties. The applicants have proposed installing a private storm sewer drain along the
south side of the property that would capture stormwater runoff from the driveway area and
divert it to the east side of the property away from the adjacent dwelling to the south.
Senior Planner Bachler stated based on the submitted plans and findings of fact, staff
recommends approval of Planning Case 17-017 for a Minor Subdivision and Variance for a lot
line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. If the Planning
Commission recommends approval of this request, staff is recommending the following nine (9)
conditions be included with the approval:
1. The applicant shall record the Minor Subdivision with Ramsey County and a copy shall
be provided to the City within 180 days of the City’s approval.
2. Monuments or stakes shall be installed to demarcate the new side property line between
3420 Fairview Avenue and 3417 Lake Johanna Boulevard.
3. A Grading and Erosion Control Permit shall be required prior to construction of the new
dwelling at 3417 Lake Johanna Boulevard.
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 7
4. If required, the applicant shall provide the City with a copy of the Rice Creek Watershed
District Permit for the new dwelling at 3417 Lake Johanna Boulevard.
5. A Building Permit shall be required for the new dwelling at 3417 Lake Johanna
Boulevard.
6. A Tree Preservation Plan shall be required as part of the Building Permit application for
the new dwelling at 3417 Lake Johanna Boulevard.
7. The applicant shall provide a private storm sewer drain on the property at 3417 Lake
Johanna Boulevard to capture stormwater runoff from the driveway area and divert it
away from the adjacent dwelling to the south.
8. If required, the applicant shall provide the City with a copy of the Ramsey County and/or
Rice Creek Watershed District Permit for the private storm sewer shown on the south
side of the proposed dwelling at 3417 Lake Johanna Boulevard.
9. The existing shed located on 3420 Fairview Avenue shall be removed.
Senior Planner Bachler reviewed the options available to the Planning Commission on this
matter:
1. Recommend Approval with Conditions
2. Recommend Approval as Submitted.
3. Recommend Denial
4. Table
Chair Thompson opened the floor to Commissioner comments.
Commissioner Lambeth asked if there was a separate legal description for the 3417 Lake
Johanna Boulevard parcel.
Senior Planner Bachler stated this was the case.
Jeff Kittelson, 3420 Fairview Avenue, stated he has lived in the community for the past 20
years. He explained he has been looking for different lake property in order to build a new home
and after being approached by his neighbor he and his wife were requesting the minor
subdivision and variance. He explained he would be willing to install impervious pavers in order
to eliminate the need for the storm drain. He reported his neighbors were all well aware of what
he was proposing. He was pleased to report only one tree would be lost through the new home
construction.
Chair Thompson asked if the site had any drainage issues.
Mr. Kittelson stated his lot was all sand and he was not aware of any drainage issues.
Chair Thompson opened the public hearing at 7:10 p.m.
Chair Thompson invited anyone for or against the application to come forward and make
comment.
Kate Bredow, 3415 Lake Johanna Boulevard, stated Jeff and Lisa were great neighbors. She
explained she was concerned about drainage and understood a home to the north of her has had
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 8
water in the crawl space. She thanked Jeff and Lisa for taking into consideration the drainage
concerns.
There being no additional comment Chair Thompson closed the public hearing at 7:13 p.m.
Chair Thompson discussed the storm sewer pipe requirement and encouraged the applicant to
work closely with his neighbors on this issue.
Commissioner Zimmerman believed that the drainage concerns would be addressed by the City
through the building permit process.
Senior Planner Bachler reported this was the case and provided further comment on the grading
and erosion control permitting process.
Commissioner Gehrig wanted to see the City allow for some flexibility with this issue and
questioned if Condition 7 was too restrictive.
Senior Planner Bachler reported the City would be working with Ramsey County and Rice
Creek Watershed District on the proposal for the property. He suggested Condition 7 could be
changed to be broader if the Planning Commission would like to allow for more flexibility. He
stated Condition 7 could read as follows: The applicant shall consider implementing best
management practices for stormwater management at 3417 Lake Johanna Boulevard, including
but not limited to installing a private storm sewer line.
Commissioner Gehrig moved and Commissioner Zimmerman seconded a motion to
recommend approval of Planning Case 17-017 for a Minor Subdivision and Variance for a
lot line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard, based on
the findings of fact and the submitted plans, as amended by the nine (9) conditions
(modifying Condition 7) in the July 5, 2017, Report to the Planning Commission. The
motion carried unanimously (5-0).
C. Planning Case 17-015; 1761 Lake Johanna Boulevard (Tony Schmidt Regional
Park) Conditional Use Permit – Public Hearing
Senior Planner Bachler stated the City of Arden Hills first began collecting grass clippings,
leaves, and garden waste at Tony Schmidt Regional Park in 1984 through an agreement with
Ramsey County. The County Public Health Department took over management of the site in
1990. In 2004, the County Board approved the expansion of collection services to include trees
and shrubs. The composting of yard waste collected at the Arden Hills site is completed off-site
and finished compost is made available to County residents each spring. Between 2011 and 2015,
the average number of annual visits to the Arden Hills site was 51,110.
Senior Planner Bachler explained in 2013, the Ramsey County Board authorized the addition of
Source Separated Organics (SSO) collection at all seven of the County’s yard waste sites,
including the Arden Hills site. SSO materials include food waste and non-recyclable paper. The
purpose of providing SSO collection is to help County residents divert organic materials from the
waste stream and put this material to a productive use as a compost product.
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 9
Senior Planner Bachler reported Ramsey County submitted a Conditional Use Permit
application in 2014 for SSO collection at the Arden Hills yard waste site (Planning Case 14-008).
The application was denied at that time due to concerns that the service would affect the use of
the park and neighboring properties by increasing odors, litter, and traffic, and attracting
unwanted wildlife. Ramsey County has since implemented SSO collection at the six other yard
waste sites in the County.
Senior Planner Bachler indicated at the City Council Work Session on May 15, 2017, Ramsey
County Environmental Health staff presented collection data and observations from the first three
years of SSO collection (2014-2016) at the six County yard waste sites (Attachment B).
Participation in the program has increased steadily from approximately 24,000 total site visits in
2014 to nearly 52,000 visits in 2016. Ramsey County reported there have been no issues with
odor, vermin, or increased traffic associated with SSO collection at the other sites. Based on the
discussion, the City Council recommended that Ramsey County reapply for a CUP for SSO
collection at the Arden Hills site.
Senior Planner Bachler stated the existing Arden Hills yard waste site occupies approximately
1.5 acres of land on the western side of Tony Schmidt Regional Park south of the Canadian
Pacific Railroad line. The site is accessed by an approximately 600-foot long driveway at the end
of Hudson Avenue off of New Brighton Road. Operating hours are currently Monday,
Wednesday, Friday, and on weekends from April through November. If SSO collection were to
be added, site hours would be expanded to include weekends during winter months (December –
March).
Senior Planner Bachler reported the SSO collection area would consist of one or more covered
containers that would be placed on the eastern side of the site separated from the yard waste
facilities. Ramsey County uses a standard four cubic yard container for SSO collection.
Senior Planner Bachler commented accepted materials would include food waste and scraps,
and various types of non-recyclable paper. All SSO materials are required to be placed in a
compostable bag, which are provided to residents by the County at no cost. Dry paper products,
such as pizza boxes, can be placed directly into the collection container. The collection
containers are kept closed when yard waste sites are not open and are serviced at a minimum of
once a week by Ramsey County’s contractor, Waste Management.
Senior Planner Bachler stated the Arden Hills yard waste site is currently staffed by site
monitors who would also serve as quality control for SSO dropped off by residents. Additionally,
Ramsey County would implement a promotion and education program to generate interest and
educate the public on what materials are acceptable.
Site Data
Land Use Plan: Parks and Open Space
Existing Land Use: Parks and Open Space
Zoning: Parks and Open Space District
Current Lot Sizes: 91.24 Acres
Topography: Rolling terrain
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 10
Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Conditional
Use Permit Evaluation Criteria.
Senior Planner Bachler provided the Findings of Fact for review:
1. The property at 1761 Lake Johanna Boulevard is located in the Parks and Open Space
District. The property is owned by Ramsey County and is part of Tony Schmidt Regional
Park.
2. Ramsey County has submitted a Conditional Use Permit application for the existing yard
waste site and a proposed Source Separated Organics collection area at 1761 Lake
Johanna Boulevard.
3. The existing yard waste site and the proposed Source Separated Organics collection area
are considered to be a Public Use.
4. A Conditional Use Permit is required for a Public Use in the Parks and Open Space
District.
5. Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists criteria for evaluating a
Conditional Use Permit request.
6. Section 1320.145 of the Arden Hills Zoning Code lists additional criteria to be considered
when evaluating a Conditional Use Permit application for a property located in the Parks
and Open Space District.
7. The proposal will have limited impact on existing and anticipated traffic and parking
conditions. The addition of SSO collection is not expected to significantly increase
existing traffic to the site and many residents will combine SSO drop off with delivering
yard waste or collecting compost or mulch.
8. The applicant has provided a management plan for the SSO collection that will mitigate
any limited impacts associated with odors and solid waste.
9. The proposal will not affect noise, glare, vibration, smoke, dust, air pollution, heat, and
liquid on the property.
10. The proposal will not affect drainage on the property.
11. The proposal is unlikely to significantly affect land values on the subject property or on
neighboring properties.
12. The park dedication requirement does not apply in this case.
13. The proposed use would be compatible with the natural features of Tony Schmidt
Regional Park.
14. The proposed use would be compatible with the recreational amenities of Tony Schmidt
Regional Park.
15. Where the proposed use is expected to impact the health, safety, convenience and general
welfare of the owners and occupants of the surrounding land, conditions may be placed
on a Conditional Use Permit to mitigate such impacts.
Senior Planner Bachler stated based on the submitted plans and findings of fact, staff
recommends approval of Planning Case 17-015 for a Conditional Use Permit at 1761 Lake
Johanna Boulevard to continue the operation of their existing yard waste collection and for the
addition of a Source Separated Organics drop-off. Staff recommends the following seven (7)
conditions to be included with the approval:
1. The project shall be completed in accordance with the plans submitted as amended by the
conditions of approval. Any significant changes to these plans, as determined by the City
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 11
Planner, shall require review and approval by the Planning Commission and City
Council.
2. The yard waste and source separated organics collection areas shall be fully contained on
the existing approximately 1.5 acre yard waste site within Tony Schmidt Regional Park.
3. Source Separated Organics shall be properly bagged and collected in covered containers
that are emptied at a minimum of once per week, or more frequently if needed.
4. The site shall be limited to no more than 16 cubic yards of total storage for Source
Separated Organics materials.
5. Source Separate Organics collection containers shall be securely closed when the
collection site is not open to the public.
6. For two (2) years following the implementation of the Source Separated Organics
collection, Ramsey County shall provide an annual update to the City Council on site
operations.
7. The collection site shall be adequately staffed during regular hours and sufficient signage
shall be provided to ensure quality control of the Source Separate Organics collection
area.
Senior Planner Bachler reviewed the options available to the Planning Commission on this
matter:
1. Recommend Approval with Conditions
2. Recommend Approval as Submitted.
3. Recommend Denial
4. Table
Chair Thompson opened the floor to Commissioner comments.
Commissioner Zimmerman asked what non-recyclable paper was.
John Springman, Ramsey County, provided further comment on the recycled materials that
would be allowed within Source Separate Organics.
Commissioner Zimmerman inquired if the County had any idea how many residents were
already composting in their backyards.
Mr. Springman stated he was uncertain but noted the SSO drop off site would handle a larger
volume of material than any residential property could.
Commissioner Gehrig questioned if the site would be open year-round.
Mr. Springman reported the site would be open April through November five days a week and
on weekends December through March.
Commissioner Lambeth understood the County previously requested a Conditional Use Permit
and noted a surveillance system was required. He asked if the system had been installed.
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 12
Mr. Springman stated this had not been installed because the application was denied. He noted
that SSO participants were highly invested and were not individuals that would participate in
illegal dumping.
Chair Thompson questioned how the SSO bins would be securely closed.
Mr. Springman reported the heavy-lidded containers had a slit down the middle and at the end
of the day the workers closed these lids. He explained it was better to keep the lids open during
business hours in order to assist with controlling odor.
Chair Thompson asked how the property was monitored and serviced on a weekly basis.
Mr. Springman indicated staff would monitor the site visits and anticipated there would be 25
cars per day for SSO collection. He noted the bins would be emptied and sprayed out (if
necessary) weekly.
Chair Thompson inquired how the County would be getting the word out on this new service.
Mr. Springman stated the County would be spreading the word through social media, local
newsletters, signage at the drop off site and through word of mouth. He indicated bags would be
available onsite, at County libraries, or at City Hall.
Chair Thompson questioned if organics would ever be collected curbside.
Mr. Springman anticipated that this would be done in the near future, but could not be done
until enough education was provided to the public.
Commissioner Zimmerman asked how much of the materials brought to landfills was organic.
Mr. Springman estimated that 25% of the material within landfills was organics. He stated
there was a significant advantage to separating organics out from remaining waste.
Commissioner Zimmerman inquired if the schools and restaurants were working to recycle
organics.
Mr. Springman reported he had staff working with local restaurants, schools and businesses to
increase the level of organics being recycled in the County.
Chair Thompson opened the public hearing at 7:57 p.m.
Chair Thompson invited anyone for or against the application to come forward and make
comment.
Loren Limke, 1888 West County Road E, commented on the history of the open space adjacent
to his home. He understood this property was purchased for open space and not as an organics
collection site. He read a definition of how open spaces are to be used within the City. He
expressed concern with the high levels of traffic and odors coming to and from the yard waste
site. He read a portion of City Code pertaining to open spaces stating these sites were not to have
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 13
any illegal dumping. He requested the Commission deny the County’s Conditional Use Permit
request noting this site was not purchased to be a yard waste site. He recommended that Ramsey
County conserve this space and not be allowed to further expand the compost site.
There being no additional comment Chair Thompson closed the public hearing at 8:04 p.m.
Commissioner Gehrig thanked Mr. Limke for the information he provided to the Commission.
He understood the current compost site was public land that was serving a public service, and
that the County was requesting an expansion of services. It was his opinion that all the proper
pieces were in place to allow for the service expansion.
Chair Thompson explained the community was creating more waste than in the past and she
understood that the County was working to address ways to reduce the amount of waste heading
to landfills. She indicated she was a very dedicated organics recycler and had a compost site on
her property. She appreciated the fact that the County was working to raise awareness on this
issue.
Commissioner Zimmerman moved and Commissioner Neururer seconded a motion to
recommend approval of Planning Case 17-015 for a Conditional Use Permit at 1761 Lake
Johanna Boulevard, based on the findings of fact and the submitted plans as amended by
the seven (7) conditions in the July 5, 2017, Report to the Planning Commission. The
motion carried unanimously (5-0).
UNFINISHED AND NEW BUSINESS
A. Planning Case 17-006 – High Education Moratorium Study
Interim City Planner Zweber reviewed the draft Higher Education Study report, including its
potential outcomes in detail with the Planning Commission. He discussed how higher education
was changing for both the Bethel and Northwestern campuses. He reported that college students
did have some impact on the economy but not as much as category one businesses. He explained
this report was reviewed by the City Council at their June 26th worksession meeting. He
commented on the recommendations made by the City Council. Staff requested the Planning
Commission provide guidance and recommendations regarding any amendments to the City’s
regulation of higher education uses.
Chair Thompson opened the floor to Commissioner comments.
Commissioner Zimmerman commented on how education would continue to change going
forward into the future. He understood that leasing space may be pursued by both Bethel and
Northwestern in order to allow for an ebb and flow of students.
Chair Thompson stated she supported the idea of having higher education classroom/office
space. She explained she was uncertain of the proper percentage of area in the B-2 District
where this should be allowed. She wondered if other communities had set a limit on this
percentage.
Commissioner Gehrig asked if the tax base implications were considered by staff.
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 14
Interim City Planner Zweber stated this was not considered by staff given the fact Bethel and
Northwestern were tax exempt.
Commissioner Zimmerman inquired what Northwestern was zoned in Roseville.
Interim City Planner Zweber reported this portion of the campus was zoned Institutional.
Commissioner Zimmerman questioned if Arden Hills should change its zoning for the campus
to Institutional.
Interim City Planner Zweber indicated the City could take this action, but was not necessary.
He explained that college campuses were allowed in residential neighborhoods and on
agricultural land throughout the metro area.
Councilmember Holmes discussed the different zoning districts that currently exist for both
campuses. She stated Arden Hills had to do what made the most sense for this community and
not worry about the zoning for Roseville.
Interim City Planner Zweber reviewed the timeline for this item and thanked the Commission
for their input. He noted the Planning Commission would be holding a Public Hearing on
September 6th.
REPORTS
A. Report from the City Council
Councilmember Holmes updated the Planning Commission on City Council activities from the
June 19, 2017 City Council Work Session stating the City Council reviewed a Concept Plan
Review from JR Hospitality for a hotel project at 3920 Northwoods Drive. The concept plan
included the demolition of the existing office building on the site and the construction of a five
story Hampton Inn hotel with 139 guest rooms. The proposal would require approval through the
Planned Unit Development process.
Councilmember Holmes updated the Planning Commission on City Council activities from the
June 26, 2017 City Council Regular Meeting stating the City Council approved Planning Case
17-013 for a PUD Amendment for the Boston Scientific campus at 4100 Hamline Avenue North.
The PUD Amendment was required in order to allow Boston Scientific to construct a 5,330
square foot addition on the northeast corner of Building 9 on the campus. The Planning
Commission reviewed this case on June 7, 2017 and recommended approval. In addition, the
City Council approved an amendment to Section 220.03 of the Arden Hills City Code, which
establishes the powers and duties of the Planning Commission. The amendment increases the
number of alternative members that may be appointed to the Planning Commission to two. The
Planning Commission is currently comprised of seven regular members and one alternative
member.
Councilmember Holmes reported the City Council has hired a consultant to assist with the
planning process for the Civic site on TCAAP. She noted Commissioner Lambeth had expressed
interest in serving on a committee working on this project.
ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 15
B. Planning Commission Comments
Chair Thompson encouraged the Planning Commission members to RSVP for the picnic
scheduled for Tuesday, July 18th.
C. Staff Comments
None.
ADJOURN
Commissioner Zimmerman moved, seconded by Commissioner Lambeth, to adjourn the
July 5, 2017, Planning Commission Meeting at 9:09 p.m. The motion carried unanimously
(5-0).
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City of Arden Hills
Planning Commission Meeting for August 9, 2017
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DATE: August 9, 2017 PC Agenda Item 4.A
TO: Planning Commission Chair Thompson and Commissioners
FROM: Eric Zweber, WSB & Associates
SUBJECT:
Planning Case #17-006: Commercial, Industrial, and Higher Education Study
Requested Action
Review the draft Commercial, Industrial, and 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 was initially 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.
MEMORANDUM
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City of Arden Hills
Planning Commission Meeting for August 9, 2017
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The Planning Commission, Economic Development Commission, and City Council have over
the last few months reviewed the technical analysis of the five components and, based on the
discussions, some potential outcomes. Based on discussion at these meetings, two additional
components have been added to the study report:
• College and University Enrollment by Community
• Property Taxes Paid by Commercial and Industrial Properties
The college and university enrollment component was added to determine if Arden Hills has a
greater proportion of students to residents than other Minnesota communities. The property tax
component was added to evaluate the impact to the general fund of the City of Arden Hills if the
non-profit universities acquired properties that are currently occupied by property tax paying
businesses. These components have been added as separate sections within the report and have
been summarized in the executive summary.
The previous versions of the report included potential outcomes in the executive summary and
did not include formal recommendations. The report attached to this memorandum includes
summary of the recommendations in the executive summary and the full recommendations near
the end of the report. These recommendations have been proposed as Zoning Code amendments
that are included as Attachment B as a redline of the existing code. Any changes recommended
by the Planning Commission will need to be changed in both the report and the code
amendments.
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.
Definitions
The existing definition for higher education schools in the City Code is:
“Schools, higher education. Junior colleges, colleges and universities approved by the
Minnesota Higher Education Coordinating Board for the Minnesota Department of Education.”
The “Higher education, campus” definition would describe the uses expected from a traditional
four-year, undergraduate institution. The staff suggested definition is:
“Higher education, campus. The facilities for technical colleges, junior colleges, colleges and
universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota
Department of Education. These facilities can include, but are not limited to, classrooms;
laboratories; seminaries; dining and residence halls; athletic, wellness, and spiritual facilities;
administrative offices; performance art centers; parking and transit structures; and child care
facilities.”
_________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for August 9, 2017
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The “Higher education, classroom/office” use is intended for classroom space that is becoming
more common for off-campus continuing or graduate level education and other higher education
uses that function similarly to a traditional office use. The staff suggested definition is:
“Higher education, classroom/office. The facilities of technical colleges, junior colleges,
colleges and universities approved by the Minnesota Higher Education Coordinating Board for
the Minnesota Department of Education that function in a similar way to traditional business
office uses. These facilities are limited to classrooms, administrative offices, or similar uses.”
Higher Education, Classroom/Office Use
The purpose of the separate Higher Education, Classroom/Office use is to allow for higher
education uses that function similar to traditional office uses or have similar impacts or benefits
as traditional office uses. The method to ensure that the higher education uses do not create
impacts greater than traditional office uses would be to codify conditions and standards that a
conditional use permit for higher education uses would need to comply with. These conditions
could also address the City Council’s concern that higher education would occupy too much of
the City’s limited commercial area. Staff would recommend that Higher Education,
Classroom/Office be limited to a conditional use in only the B-2 zoning district. This would be
more restrictive than the current Schools, Higher Education use which is a conditional use in the
B-4 and Civic Center zoning districts as well. There are currently no higher education uses in
the B-4 and Civic Center zoning districts, so no uses would become non-conforming if higher
education was eliminated from those zoning districts.
To address these concerns, staff has prepared the following draft language.
“1320.085 Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria. In
addition to meeting the requirements of Sections 1345 and 1355.04 Subd. 3, Higher Education,
Classroom/Office uses shall conform to the following:
A. No more than 25% of the total building area within the B-2 zoning district shall be
occupied by Higher Education, Classroom/Office uses.
B. Any Higher Education, Classroom/Office use shall provide benefits and have impacts to
the B-2 district similar to an office use.
C. The Higher Education, Classroom/Office use shall not generate any hazardous wastes,
shall not result in any outdoor storage, and shall not require any mechanical or HVAC
equipment that would not typically be required by a traditional office building.”
The limit of 25% of the total building area within the B-2 zoning district was determined as
acknowledgement of Bethel University’s current ownership and use of the Anderson Center at 2
Pine Tree Drive. The Anderson Center is 227,138 square feet in area. The total area of buildings
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City of Arden Hills
Planning Commission Meeting for August 9, 2017
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within the B-2 zoning district is 982,138 square feet. This results in the Anderson Center
occupying 23.1% of the total building space in the B-2 zoning district. The proposed limit of
25% would allow for about 18,400 square feet available for additional higher educational uses.
At the July 5 Planning Commission, Chair Thompson questioned if any other communities have
a percentage limitation in their zoning codes regarding higher education uses. After reviewing
the codes, none of them have a percentage limitation in their codes.
INST – Institutional Zoning District
The City Council has recommended that a separate, stand-alone zoning district be prepared for
the Higher Education, Campus uses of the Bethel University and University of Northwestern
campuses within Arden Hills. To create the zoning district, a minimum of three items would
need to be addressed: purpose statements, uses, and performance standards. Staff has prepared
the following draft language.
“1320.04 Purpose of Districts. Subd. 20 INST Institutional District.
A. To establish areas for the post-secondary education of general public.
B. To establish areas for the training of well educated and talented workforce.
C. To provide for the ability of the post-secondary students to live and have their daily needs
met on the campus of the post-secondary education institution.
D. To provide the opportunity for athletic programs to be created for the post-secondary
students while providing opportunities for the general public to experience these athletic
programs.”
“1320.05 Land Use Chart.”
CD POS INST
Garage, truck ================C C
Higher Education, Campus C
Higher Education, Classroom/Office C
Home occupation: Class I A A A A A A
I-2 I-
FLEXUses:
Zoning Districts:
R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC GB I‑1
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City of Arden Hills
Planning Commission Meeting for August 9, 2017
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School, general education C C C C ======C ====
School, higher education D ======C C ==C C ====
School, specialized education ========C C C C C ====
GB I‑1 I-2 CD POS INST
“P” = Permitted; “D” = Planned Unit; “■” = Not Permitted;
I-
FLEX
“C” = Conditional Use Permit; “A” = Accessory; “CA” = Conditional Accessory Use Permit, “I” = Interim Use Permit
Uses:
Zoning Districts:
R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC
“1320.06 – District Provisions Chart.”
INST
1. Minimum Lot Area
(SF per Dwelling Unit)
Single Family ==
Two Family ==
Multiple Family PUD ==
2. Minimum Lot Area (SF)
Non-Residential Uses 13,000
Mixed Use Project or
Multiple Occupancy Center ==
Single Use Project or Free Standing
Building ==
3. Minimum Lot Size (ft)
Width/Depth
Non-residential 100/130
Single Family ==
Two Family ==
4. Height (ft.)35
5. Floor Area Ratio (F.A.R.)0.7
6. Lot Covered by Structure 35%
7. Min. Landscape Lot Area 25%
8. Minimum Building Setbacks (ft)
Front yard 50
Rear Yard (Principle)20
Rear Yard (Accessory)10
Side Yard Interior - Principal
(Min/total both yards on lot)20/40
Side Yard Interior - Accessory 10
Side Yard Corner 50
Other Setbacks
Lakeshore - High Water Mark***
Abutting Residential
Zoning District
100
9. PUD & SUP
Maximum Dwelling Unit
Density Per Net Acre
==
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City of Arden Hills
Planning Commission Meeting for August 9, 2017
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These district provisions (performance standards) are identical to the B-1 district provisions.
Bethel University’s main campus is located in the B-1 zoning district and the University of
Northwestern is located in the R-1 zoning district.
Meeting with Bethel University and the University of Northwestern
On July 31, Arden Hills and WSB staff met with the Presidents and other staff from both Bethel
University and the University of Northwestern to review the draft report and the proposed
schedule to approve the amendments to the Zoning Code. The universities raised concerns
regarding the Higher Education, Classroom/Office definition and conditional use permit
conditions to allow for labs and the 25% limitation. Staff explained that the intention is to allow
for labs that are like a medical clinic lab that does not require any special HVAC equipment or
generate any hazardous wastes, but that hard science labs that would have vent hoods, waste
chemicals, and/or outdoor storage tanks would be prohibited. Staff also explained that the City
Council had directed a limitation on how much higher education uses could occupy the B-2
zoning district, but that it was staff that proposed the 25% limitation.
The universities were asked to provide any written comments that they may have by Wednesday,
August 16 so that those comments can be provided to City Council at their August 21 Work
Session and the Planning Commission before the September 6 Public Hearing.
Requested Action
1. That the Planning Commission provides guidance and recommendations regarding any
amendments to the City’s regulation of higher education uses.
2. That the Planning Commission provides any direction or guidance regarding which
economic development issues to include within the 2040 Comprehensive Plan update.
Next Steps
On August 21, the City Council will review the report and the proposed Zoning Code
amendments.
On September 6, 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 Commercial, Industrial, and Higher Education Study report.
On September 25, the City Council will be requested to approve the Zoning Code amendments
and accept the Commercial, Industrial, and Higher Education Study report.
A final draft of the Commercial, Industrial, and Higher Education Study is expected to be
completed in September.
_________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for August 9, 2017
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Attachments
A. Higher Education Study Report
B. Redlined Zoning Code
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COMMERCIAL, INDUSTRIAL, AND 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
Attachment A
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Table of Contents
EXECUTIVE SUMMARY .......................................................................................................................... 3
BACKGROUND .......................................................................................................................................... 7
BETHEL UNIVERSITY AND UNIVERSITY OF NORTHWESTERN CAMPUS MASTER PLANS .... 7
HIGHER EDUCATION ZONING IN OTHER COMMUNITIES ............................................................ 10
COLLEGE AND UNIVERSITY ENROLLMENT BY COMMUNITY ................................................... 11
EMPLOYMENT USES OF COMMERCIAL AND INDUSTRIAL DISTRICTS .................................... 12
ECONOMIC ACTIVITY FROM COMMERCIAL AND INDUSTRIAL USES ...................................... 17
ANALYSIS OF COMMERCIAL AND INDUSTRIAL PARCELS AND BUILDINGS ......................... 22
PROPERTY TAXES OF COMMERCIAL AND INDUSTRIAL PROPERTIES ..................................... 26
RECOMMENDATIONS ............................................................................................................................ 28
APPENDIXES ............................................................................................................................................ 30
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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.
College and University Enrollment by Community
• Arden Hills ratio of residents to students is nearly 1 to 1. This is less than half of the next
closest ratio.
• An increase in enrollment at Bethel University and/or the University of Northwestern
would change the mix of community elements of Arden Hills greater than another other
Minnesota community.
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.
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• 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.
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.
Property Taxes of Commercial and Industrial Properties
• Building and property values widely for commercial and industrial businesses.
• Property tax paying businesses within Arden Hills pay a total of about $36.90 property
taxes per $1,000 in property valuation. Arden Hills receives about $3.45 in property
taxes per $1,000 in property valuation.
Recommendations
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: Higher Education, Campus and
Higher Education, Classroom/Office.
• “Higher Education, Campus” Definition
• “Higher Education, Classroom/Office” Definition
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• Higher Education, Classroom/Office Additional Conditional Use Criteria
• INST – Institutional Zoning District: Purpose of the INST Institutional District
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
• Properties and businesses within the B-4: Retail Center zoning district
• Undeveloped NB: Neighborhood Business zoning district properties
• Employment zones versus consumer zones
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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 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.
• College and University Enrollment by Community.
• 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.
• Property Taxes paid by Commercial and Industrial Properties.
With the information provided from these seven 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 is 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
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
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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.
A question that was posed in this study was whether other communities regulate higher
education uses by limiting them to a certain maximum percentage of area within a given zoning
district. An evaluation of the Zoning Ordinances of various Minnesota cities revealed that none
of them use this method of regulation.
COLLEGE AND UNIVERSITY ENROLLMENT BY COMMUNITY
All colleges and universities are facing the same circumstances regarding the future of higher
education, regardless if the colleges and universities are public or private institutions. It can be
expected that many of these colleges and university will be requesting additional facilities for
continuing, post-secondary, STEM, and online courses. At issue is if Arden Hills is facing a
unique burden compared to the other communities in which colleges and universities are located.
The table below the population of the Minnesota communities with colleges and universities and
the enrollment listed on those college and university websites.
City Residents Student
Enrollment
Resident to
Enrollment Ratio
Arden Hills 9,652 9,487 1.02 : 1
Winona 27,437 12,539 2.18 : 1
Mankato 40,557 15,612 2.60 : 1
St. Cloud 66,298 21,461 3.09 : 1
Northfield 20,309 5,193 3.91 : 1
St. Peter 11,492 2,386 4.82 : 1
Brooklyn Park 78,195 16,153 4.84 : 1
Rosemount 22,741 4,431 5.13 : 1
Coon Rapids 61,946 12,000 5.16 : 1
Minneapolis 399,950 69,030 5.79 : 1
Inver Grove Heights 34,417 5,650 6.09 : 1
Bloomington 85,826 10,387 8.60 : 1
St. Paul 295,043 31,433 9.39 : 1
Eden Prairie 62,626 5,498 11.39 : 1
New Ulm 13,287 775 17.14 : 1
Anoka 17,244 229 75.30 : 1
This table shows that Arden Hills is unique compared to the other Minnesota communities. The
number of residents within Arden Hills is almost equal to the enrollment at Bethel University
and the University of Northwestern. The next closest ratio is Winona with a little more than two
residents per enrolled student and Mankato with more than two and one half residents per student
enrolled. If Bethel University and the University of Northwestern achieve their goals for
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increasing their enrollment, then the current Arden Hills population would be exceeded by more
than 4,000 students creating a ratio of about 1:1.4. If Rice Creek Commons were development
concurrent with universities’ growth goals, a 1:1 ratio would be maintained.
Due to the small ratio of residents to student enrollment, the enrollment growth planned by of
Bethel University and University of Northwestern will have a larger impact on the mix of
community elements than the other Minnesota communities.
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.
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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.
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.
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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.
• 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
to the community, and further proves why condensing the districts would allow for maximum
economic utilization.
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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 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).
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 $524,992 per 1,000
square feet while a building with Accommodation and Food Services industries has the lowest
Category NAISC #NAISC Classification Median
Wage
Median
Gross Salary
(full-time)
Sq. Ft. Per
Employee
Employees
Per 1,000
Sq. Ft.
Salary Per
1,000 Sq.
Ft.
Disposable
Income Per
1,000 Sq. Ft.
51 Information 63.10$ 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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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.
1 Business Analyst is a data processing servicer that used ESRI technologies and US Census data.
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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.
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 east 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.) 982,138 584,486 317,706 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.) 780,227 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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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.
PROPERTY TAXES OF COMMERCIAL AND INDUSTRIAL PROPERTIES
Property Building
Area (Sq.
Ft.)
Building
Value
Building
Value per
Sq. Ft.
Land Area
(Sq. Ft.)
Land Value Land Value
per Sq. Ft.
3585 Lexington Ave. N 14,594 $1,131,200 $77.51 73,508 $1,102,300 $15.00
1160 County Rd. E 10,840 $591,700 $54.58 47,916 $383,300 $8.00
Cub- 3717 Lexington Ave.
N
70,981 $3,295,900 $46.43 219,107 $2,737,100 $12.49
4001 Lexington Ave. 284,650 $9,160,700 $32.18 723,096 $4,339,300 $6.00
4300 Round Lake Rd. 174,126 $5,053,800 $29.02 551,034 $2,755,200 $5.00
Intl Paper- 1300 Red Fox
Rd.
199,939 $3,214,100 $16.08 524,027 $2,934,600 $5.60
3796 Dunlap St. 46,690 $739,500 $15.84 124,582 $996,700 $8.00
Flahertys- 1273 County
Rd. E
44,297 $525,200 $11.86 68,389 $547,100 $8.00
To determine the potential implications of commercial or industrial property becoming tax
exempt, property tax rates and values of several commercial and industrial properties within
Arden Hills were evaluated. Building values vary widely, such as a low of about $12 per square
foot for Flaherty’s Arden Bowl to about $78 per square foot for Walgreens at County Road E
and Lexington Avenue. The building value takes into account the condition of the building and
building class, which can explain the variation. Class A office space would be expected to be
valued higher than an industrial building. Overall property values are more consistent, such as
about $5 per square foot for properties within the Gateway Business district, to about $15 per
square foot for the land at the Walgreen’s site. Though the variation is not as large as with
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building value, commercial and industrial land value per square foot does vary based on where it
is located and what uses can be constructed on it.
Property Total Property
Value
Total Property
Taxes Paid in
2017
Total Arden
Hills Property
Taxes Paid in
2017
Property Taxes
per $1,000
Value
Arden Hills
Property Taxes
per $1,000
Value
3585 Lexington Ave. N $2,233,500 $81,348.07 $7,646.03 $36.42 $3.42
1160 County Rd. E $975,000 $34,768.00 $3,263.69 $35.66 $3.35
Cub- 3717 Lexington
Ave. N
$6,033,000 $221,932.00 $20,871.94 $36.79 $3.46
4001 Lexington Ave. $13,500,000 $498,236.00 $46,866.91 $36.91 $3.47
4300 Round Lake Rd. $7,809,000 $300,116.00 $27,054.83 $38.43 $3.46
Intl Paper- 1300 Red
Fox Rd.
$6,148,700 $226,214.00 $21,274.94 $36.79 $3.46
3796 Dunlap St. $1,736,200 $64,246.00 $6,044.11 $37.00 $3.48
Flahertys- 1273 County
Rd. E
$1,072,300 $39,720.00 $3,602.47 $37.04 $3.36
Despite the variation of commercial and industrial building and property values, the amount of
taxes paid per $1,000 of property value is consistent at about $36.90 of total property taxes paid
in 2017 per $1,000 of value and about $3.45 of property taxes paid to Arden Hills in 2017 per
$1,000 of value. Regardless of the type of commercial or industrial property that would be
acquired by Bethel University or the University of Northwestern, this property tax revenue
would be lost.
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RECOMMENDATIONS
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: Higher Education, Campus and
Higher Education, Classroom/Office.
• “Higher Education, Campus” definition would describe the uses expected from a
traditional four-year, undergraduate institution.
• “Higher Education, Classroom/Office” use is intended for classroom space that is
becoming more common for off-campus continuing or graduate level education and
other higher education uses that function similarly to a traditional office use.
• Higher Education, Classroom/Office Additional Conditional Use Criteria:
A. No more than 25% of the total building area within the B-2 zoning district shall
be occupied by Higher Education, Classroom/Office uses.
B. Any Higher Education, Classroom/Office use shall provide benefits and have
impacts to the B-2 district similar to an office use.
C. The Higher Education, Classroom/Office use shall not generate any hazardous
wastes, shall not result in any outdoor storage, and shall not require any
mechanical or HVAC equipment that would not typically be required by a
traditional office building.
• INST – Institutional Zoning District: Purpose of the INST Institutional District:
A. To establish areas for the post-secondary education of general public.
B. To establish areas for the training of well educated and talented workforce.
C. To provide for the ability of the post-secondary students to live and have their
daily needs met on the campus of the post-secondary education institution.
D. To provide the opportunity for athletic programs to be created for the post-
secondary students while providing opportunities for the general public to
experience these athletic programs.
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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.
• 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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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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2
0
1
7
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
I
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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.
In
f
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a
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$5
2
4
,
9
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In
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$5
2
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,
9
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$
5
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,
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$
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$
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NA
NA
NA NA NA NA NA NA
Pr
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$3
0
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,
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2
Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762
Fi
n
a
n
c
e
an
d
In
s
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r
a
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c
e
$3
0
3
,
6
8
0
F
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In
s
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$
3
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In
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$
3
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3
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6
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0
F
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a
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and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680
NA
NA
NA
NA
NA
NA
Re
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l
Es
t
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Re
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$2
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NA
NA
NA
NA
NA NA NA NA NA NA
Ad
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$1
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,
9
1
8
Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918
Re
t
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l
Tr
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$1
5
2
,
6
2
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NA
NA
Re
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Tr
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$
1
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2
,
6
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R
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$
1
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2
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6
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R
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Trade $152,620 Retail Trade $152,620 NA NA
NA
NA
NA
NA
Ma
n
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f
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g
$
1
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4
,
9
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1
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$1
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Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941
He
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Ca
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8
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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
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n
s
p
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t
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Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 NA NA
Bu
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Zo
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Industrial Zones I ‐1I ‐2
3
Tr
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NB
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‐1B
‐2B
‐3
2
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B
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1
A PPENDIX G
Draft
08/02/2017
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
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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
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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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City of Arden Hills Chapter 13 - Zoning Code
Section 1305 - Rules, Scope, Interpretation & Definitions
Adopted: November 13, 2006
Page 1 of 1
Chapter 13 – Zoning Code
Section 1305 - Rules, Scope, Interpretation, & Definitions
1305.04 Definitions. (revised 01/20/1109/25/17)
…
Grading and Excavating. The act of excavation or filling or combination thereof
to alter the contour of land for development purposes. (added 7/14/10)
Higher education, campus. The facilities for technical colleges, junior colleges,
colleges and universities approved by the Minnesota Higher Education
Coordinating Board for the Minnesota Department of Education. These facilities
can include, but are not limited to, classrooms; laboratories; seminaries; dining
and residence halls; athletic, wellness, and spiritual facilities; administrative
offices; performance art centers; parking and transit structures; and child care
facilities. (added 9/25/2017)
Higher education, classroom/office. The facilities of technical colleges, junior
colleges, colleges and universities approved by the Minnesota Higher Education
Coordinating Board for the Minnesota Department of Education that function in a
similar way to traditional business office uses. These facilities are limited to
classrooms, administrative offices, or similar uses. (added 9/25/2017)
Home occupation. The accessory or conditional accessory use of a residential
structure for any gainful occupation or profession.
…
Schools, general education. Nursery, primary, elementary and secondary
schools.
Schools, higher education. Junior colleges, colleges and universities approved
by the Minnesota Higher Education Coordinating Board for the Minnesota
Department of Education.
Schools, specialized education. Trade, vocational, business, barber, beauty, art,
music, dancing, driving and other professional schools, with or without on-site
housing. (revised 01/20/11)
Attachment B
City of Arden Hills Chapter 13 Zoning Code
Section 1320 – District Provisions
Adopted: November 13, 2006
Page 1 of 8
Chapter 13 – Zoning Code
Section 1320 – District Provisions
1320.02 Designation of Zoning Districts. For the purposes of this Code the City of Arden Hills is
hereby divided into the following zoning districts: (updated 9/25/174/25/16)
R-1 Single Family Residential District
R-2 Single and Two-Family Residential District
R-3 Townhouse and 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 NB District
CC Civic Center District
GB Gateway Business District
I-1 Limited Industrial District
I-2 General Industrial District
I-Flex I-Flex District
PUD Planned Unit Development Overlay District
CD Conservation District
POS Parks and Open Space District
INST Institutional District
1320.03 Allowable Uses. Uses allowed in any district.
Subd. 2 Conditional Uses (CS) - Those uses that are allowed only after issuance of a
Conditional Use Permit as required in Section 1355. (revised 09/25/17)
Conditional Uses may include those uses that are:
A. Listed as conditional uses on the Land Use Chart (1320.05)
B. Not listed on the Land Use Chart as either permitted or conditional uses,
but which have been reviewed by the Planning Commission and designated
by the City Council as conditional uses which are similar to those listed;
C. Uses that are both accessory uses and conditional uses (CA);
D. Multiple Operation Uses as defined herein, if at least one of the
operations is classified as a conditional use.
1320.04 Purpose of Districts (Updated 4/25/169/25/17)
Subd. 18 INST Institutional District (added 9/25/17)
A. To establish areas for the post-secondary education of general public.
City of Arden Hills Chapter 13 Zoning Code
Section 1320 – District Provisions
Adopted: November 13, 2006
Page 2 of 8
B. To establish areas for the training of well educated and talented
workforce.
C. To provide for the ability of the post-secondary students to live and have
their daily needs met on the campus of the post-secondary education
institution.
D. To provide the opportunity for athletic programs to be created for the
post-secondary students while providing opportunities for the general public
to experience these athletic programs.”
City of Arden Hills Chapter 13 Zoning Code
Section 1320 – District Provisions
Adopted: November 13, 2006
Page 3 of 8
1320.05 Land Use Chart. (revised 9/25/174/25/16)
City of Arden Hills Chapter 13 Zoning Code
Section 1320 – District Provisions
Adopted: November 13, 2006
Page 4 of 8
CD POS INST
Antenna, Dish or Tower CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA
Boarding house C C C C ======C ====
Brewpub C C C
Business service ========A P P P C P P P P
Clinic, medical office ========P P P P P C P 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 family - 14 or less CA CA CA CA CA CA
Dog kennel ========C C ======
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
laundry C ==C C ======
Dwelling: density zoning D D D D ========
Dw elling: multiple family ====C C C C ====C C ==
Dwelling: single-family attached C C D D
Dw elling: single‑family detached P P P P ==========
Dw elling: tw o‑family C C P P C ==========
Dwelling: live-work unit ========C
Financial institution & service ========P P P P P C P P P P
Garage, truck ================C C
Higher Education, Campus C
Higher Education, Classroom/Office C
Home occupation: Class I A A A A A A
Home occupation: Class II CA CA CA CA CA ======C ====
Hospital
Hotel/motel ========C P C C C ==C
House of worship C C C C C C C C C C
Manufactured home park ====C ================
Manufacturing & processing: Class I A A A P P P P
Manufacturing & processing: Class II ================P
Microbrewery C C C C C
Microdistillery C C C C C
Mortuary, funeral home ========P P ==C ====
Multiple occupancy building ========C C C C C C C C C C
I-2 I-
FLEXUses:
Zoning Districts:
R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC GB I‑1
City of Arden Hills Chapter 13 Zoning Code
Section 1320 – District Provisions
Adopted: November 13, 2006
Page 5 of 8
Nursery C C C C ==========
Nursing home and assisted living C C C C D C ========
Office ========P P P P P P P P P P
Park Facilities P
Pawn shop
Personal services C A P P P C P A
Public use C C C C C C C C C C 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,
serving 1-6 P P P P P P ==========
Residential facility, state licensed,
serving 7-16 C C C C C C
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 D ======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 P P P C ====
Theater, indoor ========A C P ==C ====
Utility distribution line P P 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 C C C C C
Vehicle – motorized, leasing and rentals ========C C ======
Vehicle - motorized, service ========C C ======
Warehousing ========A A A A C P P C
INST
“P” = Permitted; “D” = Planned Unit; “■” = Not Permitted;
I-
FLEX
“C” = Conditional Use Permit; “A” = Accessory; “CA” = Conditional Accessory Use Permit, “I” = Interim Use Permit
Uses:
Zoning Districts:
R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC GB I‑1 I-2 CD POS
1320.06 District Requirements Chart (NEXT PAGE) (revised 9/25/20174/25/16)
City of Arden Hills Chapter 13 Zoning Code
Section 1320 – District Provisions
Adopted: November 13, 2006
Page 6 of 8
R-1 R-2 R-3 R-4 NB B-1 B-2 *B-3 *B-4 CC *G-B I-1 I-2 I-FLEX CD POS INST
1. Minimum Lot Area
(SF per Dwelling Unit)
Single Family 14,000 11,000 11,000 11,000 ==========================
Two Family 14,000 8,000 8,000 8,000 ==========================
Multiple Family PUD ====5,450 3,630 ====2,178 ====================
2. Minimum Lot Area (SF)
Non-Residential Uses 14,000 11,000 11,000 11,000 13,000 13,000 13,000 13,000 ==20,000 5 AC 30,000 24,000 24,000 ====13,000
Mixed Use Project or ==
Multiple Occupancy Center ==========13,000 ==5 AC ==20 AC ========
Single Use Project or Free Standing
Building ==========13,000 ==2 AC ==10 AC ============
3. Minimum Lot Size (ft)
Width/Depth
Non-residential ========100/130 100/130 100/130 100/130 100/130 100/100 100/130 100/130 100/130 100/130 ====100/130
Single Family 95/130 85/120 85/120 85/120 ==========================
Two Family 95/130 85/120 85/120 85/120 ==========================
4. Height (ft.)35 35 35 35 35 35 50 35 35 35 35 35 45 45 35 35 35
5. Floor Area Ratio (F.A.R.)0.3 0.3 0.3 0.3 0.7 0.7 0.8 0.8 0.3 0.8 ==0.6 0.8 0.8 0.3 0.3 0.7
6. Lot Covered by Structure 25%25%25%25%35%35%45%40%25%40%==30%40%40%25%25%35%
7. Min. Landscape Lot Area 65%65%65%65%35%25%20%25%25%20%35%35%25%25%65%65%25%
8. Minimum Building Setbacks (ft)
Front yard 40 40 40 40 20 50 20 50 50 20 50 55 50 50 40 40 50
Rear Yard (Principle)30 30 30 30 20 20 20 20 20 20 20 20 20 20 30 30 20
Rear Yard (Accessory)10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10
Side Yard Interior - Principal
(Min/total both yards on lot)10/25 5/15 5/15 5/15 5/15 20/40 10-20 20/40 20/40 10-20 20/40 ** 20/40 20/40 20/40 10/20 10/20 20/40
Side Yard Interior - Accessory 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10
Side Yard Corner 40 40 40 40 20 50 20 50 50 20 50 50 50 50 40 40 50
Other Setbacks
Lakeshore - High Water Mark***
Abutting Residential
Zoning District
========30 100 ==100 100
60
100
100 100 100 100 = = = = 100
==
====
20 ====20 12 ==========
9. PUD & SUP
Maximum Dwelling Unit
Density Per Net Acre
3 5.5 8 12 ====
*See Sections 1320.07 – 1320.14 for further requirements.
** But in no case less than 1/2 Building Height.
*** See Section 1330.03.
**** Total housing units and building square footage will be determined based on the capacity of the adjacent roadways and intersections as determined by the required traffic
City of Arden Hills Chapter 13 Zoning Code
Section 1320 – District Provisions
Adopted: November 13, 2006
Page 7 of 8
study and may be reduced.
City of Arden Hills Chapter 13 Zoning Code
Section 1320 – District Provisions
Adopted: November 13, 2006
Page 8 of 8
1320.085 Special Requirements for the B-2 General Business District. The B-2 General Business
District encompasses a primary gateway into the City. The aesthetic and transportation impacts
from new developments and redevelopments must be evaluated to help ensure the long-term
viability and success of the B-2 District. Accomplishing the purpose of the B-2 District requires
particular concern for the design of buildings, site features (such as landscaping, lighting, and
signage), site layout, building materials, site design, and other related design elements. To that
end, new development and redevelopment shall conform to the standards in this and related zoning
requirements. The “Guiding Plan for the B2 District” shall act as a guide for development but is not
part of the Zoning Code. In reviewing and approving land use applications, the City Council shall
make the final determination on the compatibility and consistency with all provisions in this and
related sections of the Zoning Ordinance. (revised 12/3/089/25/17)
Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria. In
addition to meeting the requirements of Sections 1345 and 1355.04 Subd. 3, Higher
Education, Classroom/Office uses shall conform to the following: (added 9/25/17)
A. No more than 25% of the total building area within the B-2 zoning
district shall be occupied by Higher Education, Classroom/Office uses.
B. Any Higher Education, Classroom/Office use shall provide benefits
and have impacts to the B-2 district similar to an office use.
C. The Higher Education, Classroom/Office use shall not generate any
hazardous wastes, shall not result in any outdoor storage, and shall not
require any mechanical or HVAC equipment that would not typically be
required by a traditional office building.
City of Arden Hills
Planning Commission Meeting for August 9, 2017
Page 1 of 1
MEMORANDUM
DATE: August 9, 2017 PC Agenda Item 5.A
TO: Planning Commission Chair Thompson and Commissioners
FROM: Matthew Bachler, Senior Planner
SUBJECT: Report from the City Council
July 24, 2017 City Council Regular Meeting
The City Council approved Planning Case 17-015 for a Conditional Use Permit for the Ramsey
County Public Health Department to continue operation of the existing yard waste collection
area and for the addition of a source separated organics drop-off at the Arden Hills yard waste
site. The Planning Commission reviewed this case at their regular meeting on July 5, 2017 and
recommended approval of the request.
The City Council approved Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road.
The subdivision will create two conforming lots from the existing property. The Planning
Commission reviewed this case at their regular meeting on July 5, 2017 and recommended
approval of the request.
The City Council approved Planning Case 17-017 for a Minor Subdivision and Variance at 3420
Fairview Avenue and 3417 Lake Johanna Boulevard. The request was for a lot line adjustment to
transfer 4,295 square feet of property from 3420 Fairview Avenue to 3417 Lake Johanna
Boulevard. A variance was needed for 3417 Lake Johanna Boulevard for the property to have a
lot width and landscape area of less than the minimum requirements for the R-2 District. The
Planning Commission reviewed this case at their regular meeting on July 5, 2017 and
recommended approval of the request.