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2 <br />District. <br />ThePUDprocessallowsforflexibilitywithintheregulationsthroughanegotiated <br />4. <br />process with a developer. <br />5.TheCityhasadoptedtheGuidingPlanfortheB2Districtthatoutlinesfuturedevelopment <br />principals for the area. <br />TheMasterPUDandFinalPUDareinsubstantialconformancewiththerequirementsof <br />6. <br />TheMasterPUDandFinalPUDareinsubstantialconformancewiththeGuidingPlanfor <br />7. <br />the B2 District. <br />TheMasterPUDandFinalPUDareinsubstantialconformancewiththe <br />8. <br />Comprehensive Plan. <br />WheretheplanisnotinconformancewiththeZoningCode,flexibilityhasbeen <br />9. <br />requestedbytheapplicantand/orconditionshavebeenplacedonanapprovalthatwould <br />mitigate the nonconformity. <br />Theapplicationisnotanticipatedtocreateanegativeimpactontheimmediateareaorthe <br />10. <br />community as a whole. <br />Theproposalwouldincreasevehicletripstoandfromthesiteby98tripsperday.The <br />11. <br />increase is not anticipated to have a negative impact on the mobility of surrounding streets. <br />Staff Recommendations <br />CityPlannerMeaganBeekmanstatedstaffacknowledgesthatthissiteisanimportantgatewayto <br />theB-2District,andyetremainsvacant.Twootherdevelopmentapplicationshavebeen <br />reviewedbytheCityandapprovedinthepasttwoyearsonthisproperty,bothofwhichdidnot <br />cometofruition.Further,theCitydeniedadevelopmentapplicationearlierin2012,which <br />requested120-unitsofresidentialwithunknownusesfortheremainderofthebuildingora <br />newlycreatedLot2.Theapplicantshasmadesignificantchangestotheirpreviousproposal, <br />includingreducingthenumberofunits,eliminatingthesubdivisionrequest,andcompletingthe <br />entirebuildingaspartofasinglephaseofconstruction.Staffunderstandsthefrustrationofboth <br />theCityandthedevelopertofindamutuallybeneficialandproductivereuseofthisproperty.In <br />thatvein,ifthePlanningCommissionchoosestoapprovethisapplication,Staffrecommendsthe <br />following conditions of approval: <br />Theapplicantshalladdressallengineeringcomments,listedintheNovember16,2012 <br />1. <br />staffcommentsmemototheapplicant,tothesatisfactionofthepublicworksdepartment <br />before proceeding to the City Council. <br />Theprojectshallbecompletedinaccordancewiththeplanssubmittedasamendedbythe <br />2. <br />conditionsofapproval.Anysignificantchangestotheseplans,asdeterminedbytheCity <br />Planner, shall require review and approval by the Planning Commission and City Council. <br />Developmentagreements,draftedbytheCityAttorney,shallbesignedbytheproperty <br />3. <br />owners prior to the issuance of development permits. <br />4.Theapplicantshallprovidearoadwayandutilityeasement,asreflectedonthe <br />developmentplans,infavorofRamseyCounty,priortotheissuanceofdevelopment <br />permits. <br />5.Theapplicantshallprovidean8-footsidewalkeasement,asreflectedonthedevelopment <br />plans, in favor of the City, prior to the issuance of development permits. <br />Theapplicantshallprovidean8-footsidewalkeasement,asreflectedonthedevelopment <br />6. <br />plans, in favor of the City, prior to the issuance of development permits. <br />7.Theapplicantshallmeetandnegotiateingoodfaithwiththeadjacentpropertyownersto <br />thewest,andtheCity,toimplementasharedaccessalongthesharedpropertylinetothe <br />west of 1201 County Road E. <br />Ifasharedaccessalongthewestpropertylineof1201CountyRoadEcanbenegotiated, <br />8. <br />