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ARDEN HILLS CITY COUNCIL WORK SESSION—DECEMBER 15, 2014 2 Community Development Director Hutmacher explained that the Transition Neighborhood is zoned to allow medium-density multi-family as well as small-scale commercial uses such as restaurants, banks, daycares, and retail. This district is intended to provide a transition from the relatively low-density single-family neighborhoods to the higher-density Town Center District. Community Development Director Hutmacher reviewed how the current plan compared to the Ryan Companies plan with regard to density and requested comment from the Council regarding the following matters: 1. Are the residential and commercial uses currently permitted in the Town Center and Neighborhood Transition Districts acceptable? 2. Are the total number of units and the projected density of the Town Center and Neighborhood Transition Districts acceptable? 3. Should commercial uses be allowed in free-standing buildings in these districts? 4. Are any additional revisions needed for the design standards? Eric Anderson, Ryan Companies, introduced himself to the Council and explained that since he last saw the Council he has been heavily involved in the senior housing market. Kelly Doran, Doran Companies, introduced himself to the Council and discussed the types of housing projects his company has been completing. Paul Sween, Dominium, reported that his business was based out of Plymouth, Minnesota. He indicated that his company does some senior housing projects, but for the most part, it constructs multi-family general occupancy. Stacie Kvilvang, Ehlers & Associates, provided the Council with a presentation on the proposed housing for TCAAP and discussed the comments received from contractors who were contacted to provide feedback to staff. She stated that there was a good demand for multi-family housing in the area and believed that 600 units would be supported until 2019. She reviewed several existing multi-family developments that would work well on the TCAAP site. Mayor Grant asked if condos would be viable on TCAAP. Ms. Kvilvang stated that there was very little market for this housing style. She discussed two successful developments in the metro area noting that condos suited only a very specific area or market. Mr. Doran explained that many architectural and construction companies are no longer insured to build condos. Mayor Grant questioned why staff was referring mostly to four story buildings. Mr. Anderson reported that five story buildings were more costly and typically required structured parking. He discussed how apartment living has evolved over the past 20 years, given the numerous amenities that are now being offered.