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building would be redone to accommodate the retail bays. The applicant is also proposing a number of site improvements. Included in the improvements is a complete reconstruction of the existing parking lot, inclusion of stormwater ponding, curb, gutter, and parking lot islands with landscaping, as well as additional landscaping throughout the site. The applicant is proposing additional parking stalls in front of the retail bays; however the bituminous drive aisle in front of the hotel portion of the building would be removed and landscaped. The center driveway access would be removed, and the two other access points would remain in their current locations. The applicant is also proposing to remove the front portico, which will increase the visibility from County Road E and update the look of the outside of the building. The applicant believes the target market for the apartments to be students; however, as a market rate apartment building,the landlord must rent to anyone that is approved through the rental application process. The applicant has submitted a letter outlining the reasons for the request (Attachment A), and a plan set(Attachment E). 2. Planned Unit Development (PUD) Process: The PUD process is a tool that provides additional flexibility for developments that an underlying zoning district would not otherwise allow. For example, a PUD may change the setbacks, lot coverage,parking requirements, signage, building height, building materials, landscaping requirements, etc. The process is meant to create a better development than the standard regulations may otherwise allow. The PUD process allows the City to negotiate certain aspects of the development; however, any conditions imposed on the PUD must have a rational basis related to the impacts of the development. While each PUD process is unique, it is a common process used by many cities. The PUD process cannot be used to permit uses that would not otherwise be permitted in the underlying zone. This application is for the reuse of a former hotel into a multiple-family dwelling building. The application is unique because the request is regarding the use of a building and site that are already developed. The typical evaluation as to whether or not the proposed plan meets the minimum requirements of the Zoning Code is more difficult given that there are certain aspects of the site that cannot reasonably be altered, such as the setbacks of the building. That being said there are certain reasonable improvements that can be required for the property given the nature of the PUD process. City of Arden Hills Planning Commission Special Meeting for November 28, 2012 P:Wlanning0anning Cases12012112-019-1201 County Road E-PUD MAster and Final PlanW-28-12-PC Report-1201 County Road E PUD.docx Page 3 of 17