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ARDEN HILLS PLANNING COMMISSION – November 28, 2012 2 2.The proposed redevelopment is located in the B2 – General Business District. 3.The proposed use is allowed through a Planned Unit Development process in the B-2 District. 4.The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. 5.The City has adopted the Guiding Plan for the B2 District that outlines future development principals for the area. 6.The Master PUD and Final PUD are in substantial conformance with the requirements of the City’s Zoning Code and design standards. 7.The Master PUD and Final PUD are in substantial conformance with the Guiding Plan for the B2 District. 8.The Master PUD and Final PUD are in substantial conformance with the City’s Comprehensive Plan. 9.Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 10.The application is not anticipated to create a negative impact on the immediate area or the community as a whole. 11.The proposal would increase vehicle trips to and from the site by 98 trips per day. The increase is not anticipated to have a negative impact on the mobility of surrounding streets. Staff Recommendations City Planner Meagan Beekman stated 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 applicants 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 the 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 an 8-foot sidewalk easement, as reflected on the development plans, in favor of the City, prior to the issuance of development permits.