1A, 1201 County Road E Concept PUD Discussion

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Discussion At this time, the City Council is being asked to review and provide feedback on the proposed use and site plan. If the applicants decide to move forward with a formal application for approval, plans that are more detailed would be necessary. A formal application for this project would include a public hearing, Planning Commission review, and City Council approval. Because there would be aspects of this project that are not in compliance with the City's zoning regulations, and Master and Final PUD process would be necessary. As part of a PUD process, a city and applicant negotiate on any aspects of the zoning code that are not being met, in order to achieve an overall project that is better than would otherwise have been achieved if the underlying zoning regulations were followed to the letter. The applicant is proposing reuse of an existing building, which makes strict adherence to the standards of the Zoning Code difficult. It is reasonable to assume that certain aspects of the City's Zoning Code cannot be met as part of this redevelopment; however, as part of the overall project, the City can ask for other aspects of the project to exceed the underlying zoning requirements in order to mitigate any negative impacts to the City that the project may create. Based on preliminary discussions with the applicant, and a review of the submitted documents, the project will likely not meet the following aspects of the City's Zoning Regulations: • Minimum unit size — While the average unit size is proposed to be 767 square feet, there would be 21 efficiency units that would be 350 square feet instead of the required 600 square feet in size. Further, 2-bedroom units would be required to be 800 square feet under the City's Code. The applicant is proposing 23 1-2 bedroom units, which would be 700 square feet in size. • Enclosed Parking—Because the building is preexisting, there is not an opportunity to construct underground parking, or a parking structure that is financially feasible. The applicant is proposing to reconstruct the existing surface parking lot to make it safer and more attractive. • Efficiency Apartments — The Zoning Code requires that no more than 15% of the total number of units in the building can be efficiency units. The proposed plans indicate that 28% of the units would be efficiencies. • Parking setback— The Zoning Code requires parking stalls to be setback a minimum of 20 feet from the front property line. The applicant is proposing perpendicular parking stalls in front of the retail bays that would encroach into this 20 foot setback. Staff has had discussions with the applicant regarding their proposed project and the likely zoning flexibility that would be requested. Based on Staff s preliminary review, there are certain aspects of the project that could be included or improved upon that would help mitigate any City of Arden Hills City Council Meeting for October 29, 2012 P:WlanningWlanning Cases12012112-018-1201 County Road E-Concept PUD Review110-29-12-1201 County Road E Concept-Memo.doc Page 3 of 5