8B, Planning Case 12-009 - 1201 County Road E Reuse Proposal

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proposed here. The applicant believes the target market to be students, young professionals and seniors. The Planning Commission reviewed this application at a special meeting on April 18, 2012, and voted (5-2) to recommend denial of the request. The Planning Commission packet and full review of the zoning requirements is included (Attachment B). Since the April 18 Planning Commission meeting the applicant has submitted additional information for the Council to review. This information includes floor plan layouts for the four floors of the apartments, a revised landscape and site plan, and an addendum to the traffic study (Attachment A). In addition, the applicant submitted a packet of additional information on May 10 (Attachment F). Unfortunately, the Council report staff deadline is also May 10, so Staff has not had an opportunity to review this new material. Discussion 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 unlcnowns 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. Traffic The City Engineer and Ramsey County Traffic Engineers reviewed the submitted traffic study, the subsequent revision by RLK Engineering, and the addendum to the RLK traffic study, which was submitted by the applicant on May 2, 2012. Staff comments regarding the addendum are attached (Attachment D). Previous Staff comments are included in the April 18, 2012, planning case report (Attachment A). The May 2, 2012, addendum makes reference to the 2008 Guiding Plan Traffic Study, which assumed a traffic light to be installed as part of a redevelopment of this property. Pertinent excerpts of the 2008 traffic study have been included in this report (Attachment E). City of Arden Hills City Council Meeting for May 14, 2012 P: IPlanninglPlanning Cases12012112-009 -1201 County Road E- PUD and Plat (PC Denied)105-14-12 - Holiday Inn - Memo.docx Page 3 of 7