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ARDEN HILLS PLANNING COMMISSION—May 4, 2011 7 4.A. Planning Case 11-007; PUD Concept Review Discussion; Select Senior Living; 1201 • County Road E. —Not a Public Hearing (continued) Chair Larson asked how this use for the Holiday Inn site fir into the overall Guiding Plan for the B2 District. City Planner Beekman the City adopted the Guiding Plan for the B2 District in October 2008. The Guiding Plan identifies the former Holiday INN parcel as a redevelopment opportunity and envisions a greater intensity of use on the site, including high density residential and retail. While not specifically stated in the Guiding Plan, it has been envisioned that the existing building on the site would be demolished at some point in order to make way for new development that aligned with the goals and principles for the B2 District. Current market conditions, as well as the solid construction of the existing building on the site, have made demolition of the building economically feasible from the standpoint of the private sector. There are many aspects of the current site layout of the parcel that conflict with the goals and principles of the Guiding Plan. The alignment of driveways and the location of the building make a future stop light location on County Road E challenging. The Guiding Plan calls for a greater intensity of use on the parcel, this is difficult to accomplish if the building remains in its current location and configuration. There are components of the current site layout, and opportunities for site improvements that are very much in line with the vision in the Guiding Plan. Opportunities exist to improve the exterior of the building and modernize the look of it as • well as significantly improve the landscaping and green space on the site. Chair Larson asked what the plans were for the remaining portion of the property. Mr. Davidson, TAT Properties, 2 acres will be retained by TAT Properties and will be developed based on a buyer for the property. The traffic expected by the proposed development is significantly less than what was expected by other development options considered for this property. TAT Properties will have traffic studies prepared that consider different types of businesses in this location so that consideration for the stoplight can be made. Commissioner Zimmerman stated he is in favor of this business plan and the proposed streetscape would be an asset for this area. B. Planning Case 11-009; Zoning Code Amendment Discussion; City of Arden Hills — Not a Public Hearing City PIanner Beekman stated at the February 22, 2011, Joint Planning Commission and City Council work session, one of the possible zoning code amendments discussed was a change to allow detached garages in the front yards of riparian lots. Staff was given direction to move forward with drafting possible language that would allow lakeshore lot owners to construct detached garages in their front yards under certain circumstances. She provided additional background information and stated Staff is requesting feedback from the Planning Commission on this language, and whether any revisions or additional standards are necessary.