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Staff Recommendation Staff acknowledges that this site is an important gateway to the B-2 District, and yet remains vacant. Two other development applications have been reviewed by the City and approved in the past two years on this property, both of which did not come to fruition. Further, the City denied a development application earlier in 2012, which requested 120-units of residential with unknown uses for the remainder of the building or a newly created Lot 2. The applicant has made significant changes to their previous proposal, including reducing the number of units, eliminating the subdivision request, and completing the entire building as part of a single phase of construction. Staff understands the frustration of both the City and developer to find a mutually beneficial and productive reuse of this property. In that vein, if the Planning Commission chooses to approve this application, Staff recommends the following conditions of approval: 1. The applicant shall address all engineering comments, listed in the November 16, 2012, staff comments memo to the applicant, to the satisfaction of the public works department before proceeding to the City Council. 2. 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 Planner, shall require review and approval by the Planning Commission and City Council. 3. Development agreements, drafted by the City Attorney, shall be signed by the property owners prior to the issuance of development permits. 4. The applicant shall provide a roadway and utility easement, as reflected on the development plans, in favor of Ramsey County, prior to the issuance of development permits 5._- The- applicant shall--provide an- 8-foot sidewalk-easement, as -reflected -on-the - - - - development plans, in favor of the City,prior to the issuance of development permits. 6. The applicant shall provide a gateway sign easement, as reflected on the development plans, in favor of the City, prior to the issuance of development permits. 7. The applicant shall meet and negotiate in good faith with the adjacent property owners to the west, and the City, to implement a shared access along the shared property line to the west of 1201 County Road E. 8. If a shared access along the west property line of 1201 County Road E can be negotiated, the applicant agrees to convey up to a 20-foot wide shared access easement along the west property line, and additional easement as may be necessary to accommodate truck turn around movements on the north side of the property. 9. The applicant shall obtain all necessary permits, including, but not limited to, NPDES, Rice Creek Watershed District, Ramsey County, and City Erosion Control City of Arden Hills Planning Commission Special Meeting for November 28, 2012 P:1PlanningOanning Cases12012112-019-1201 County Road E-PUD MAster and Final PlanU I-28-12-PC Report-1201 County Road E PUD.docx Page 14 of 17