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ARDEN HILLS PLANNING COMMISSION – January 7, 2015 13 NB High Density Single family or small multi-family use developed at a gross density of no greater than six (6) units per acre. Single Family Use A building containing one or two primary living units and which may include twin homes, detached townhomes and cottage/patio homes. Small Lot Single Family A single-family residential lot that measures less than fifty (50) feet wide. Small Multi-Family Use A building containing three to eight residential units and which may include townhomes, row homes, manor homes/multi-tenant houses, stacked flats, or triplexes/quadplexes. Medium Multi-Family Use A building containing nine to fifty multi-family units which may include stacked flats, apartments, or condominiums. Large Multi-Family Use A building containing more than fifty residential units which may include apartments, condominiums, or senior housing. City Planner Streff indicated that the City Council has directed staff to propose minimum densities for the new zoning districts in order to ensure that a variety of housing products is developed. The minimum densities will be presented for City Council review in January 2015. City Planner Streff stated that the Town Center District allows high-density housing and certain free-standing commercial uses. Developers have expressed significant concerns regarding mixed- use residential buildings. Developers felt that requiring commercial readiness on the ground floor of pedestrian frontages (to allow for mixed-use conversion at a later date) would be financially risky and would be a disincentive for development. In response to these concerns, the City Council prohibited residential as a component of mixed use buildings on TCAAP. Mixed use buildings with office and retail are allowed. The maximum density in the town center neighborhood is 40 units per acre. City Planner Streff reported that the Transition Neighborhood is zoned to allow small- and 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. While the maximum overall density is expected to be 10 units per acre, the City Council has directed staff to draft zoning in which the Transition Neighborhood is divided into higher- and lower-density zones. The City Council’s goal with the new zones is to ensure that diverse housing products are built. In other words, they would prefer a combination of row homes, townhomes, cottage homes, and small lot single-family as opposed to one product type across the entire neighborhood. The new zoning districts will be presented for City Council review in January 2015. City Planner Streff stated that Ramsey County has requested that the City consider a realignment of the Spine Road to allow a 20-acre retail parcel on the west side of the Spine Road as well as a 20-acre office parcel that is far enough north to allow visibility from I-35W. The City Council is generally supportive of this request and has provided direction on shifts in land uses on the east side of the spine road to accommodate the realignment: • Realign green spaces west of the Spine Road and in the Town Center so that they are along an east-west pedestrian corridor