1A.1, TCAAP Market Analysis and Comprehensive Plan Discussion

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The following table summarizes the comparison between the draft Maxfield analysis and the City's zoning regulations: City %of Total Housing Market % of Total Land Uses Regulations Units Analysis Housing Units General Occupancy Units For-Sale Housing 3.275 Min. 85% 500 Up to 44% Single-Family 1050 Min 70% 350 Up to 31% Multi-family* 225 150 Up to 13% Market-rate Rental 225 Max 50%of total 634 Up to 56% Multi-family Units Total General Occupancy Units 1500 1134 Senior Units --** 272 Total Residenial Units 1500 1406 Retail/Office/Industrial 2,200,000 sf 911,364 sf * City regulations include townhomes and duplexes with Single-fmaily definition; Maxfield analysis includes townhomes and duplexes with multi-family ** Senior units are included as General Occupancy Units in the City's regulations Of the 500 owner-occupied units that the study identifies a market capacity for, 150 are owner-occupied multi-family units and 350 are single-family units. 634 rental multi-family units and 150 owner-occupied multi-family units equate to a total of 784 multi-family units, or 69% of the total units on site. This conflicts with the City's zoning regulations,which require a minimum of 70% of the total units on site to be single-family, while no more than 30% can be multi-family units. It should be noted that Maxfield's study defines townhomes and two-family dwelling units as multi-family, while the City's Zoning Code (for the purposes of the TCAAP design standards) includes them with single-family units. The Maxfield analysis calculated preliminary densities and determined that the housing demand could utilize up to 270 acres of the total TCAAP site. This equated to an overall average gross City of Arden Hills City Council Meeting for January 28, 2013 P:IPlanninglCity Council Memos12013W-28-13-TCAAP Market Study Discussion-Memo.docx Page 6 of 8