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Staff has spent a considerable amount of time evaluating this proposal, and continues to have concerns regarding the proposed use of the site. While the applicant intends to market this building to students of Bethel University and Northwestern College, the applicant cannot limit residents to only this demographic, as was possible with the student housing facility. The efficiency units are approximately 300 square feet in size, some of which do not have windows to the outside, but rather look out over the fitness area. In addition, Staff has concerns over the phasing plan which would keep two floors, and the banquet and McGuire's spaces, vacant for a period of time. There is also traffic generation and parking demand unknowns associated with the aspects of this site that have yet to be developed, both within the existing building and on Lot 2. An ideal scenario would be to plan for the redevelop the site as a whole, rather than the City reviewing it in segments over time. The applicant submitted floor plan layouts for an earlier iteration of this proposal. Updated floor plans were not submitted with this revised application. Staff would like to see floor plan layouts prior to the City Council's review of this application. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application meets the requirements of the Zoning Code, advances the goals, and principles within the Guiding Plan for the B-2 District, and would adversely affect the surrounding neighborhood or the community as a whole. Staff offers the following findings for consideration: General Findings: 1. The applicant is proposing to redevelop the existing building at 1201 County Road E into a 120-unit multiple-family building. 2. The proposed use is allowed through a Planned Unit Development process in the B-2 District. 3. The proposal would increase vehicle trips to and from the site compared to existing and past conditions. The amount of increase cannot be quantified based on the plans submitted. 4. Required parking demand cannot be determined based on the plans submitted. 5. The proposal is in compliance with the City's setback, lot size, lot coverage, and density requirements. 6. The proposal would meet or exceeds the City's general regulation requirements for the B- 2 District. 7. The proposal, if approved, would generate up to $267,000 in park dedication. City of Arden Hills Planning Commission Special Meeting for April 18, 2012 P:IPlanningWlanning Cases1201M-009-1201 County Road E-PUD and Plat(Pending)W-18-12-PC Report-1201 County Road E PUD.docx Page 12 of 16