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The City heard from retail developers that with the growing popularity of online shopping, shopping at bricks -and -mortar stores has become more experience -based. Shopping has become a form of entertainment and consumers want to do their shopping in an environment that adds to the experience. Commercial -industrial developers felt that the site was well -located, but cautioned that the City and County will need to be patient to secure the high-quality jobs that they want. Development Director Hutmacher stated that in addition to feedback from residents and developers, the City took Ramsey County comments into consideration as well. Due to the County's goals for high-quality jobs and tax base increases, over 50% of the developable acreage is designated for commercial/industrial use. Based on County input following discussions with a potential retail developer, the primary retail location was shifted to the west of the Spine Road. In addition, city parks were located away from high-value commercial areas. Development Director Hutmacher explained that County staff has indicated that density of 10 units per acre is necessary to support transit. The land use plan preliminarily approved by the Council on May 26 includes an overall site density of approximately 9% units per acre, with density as high as 45 units per acre in the Town Center. In most existing Arden Hills neighborhoods, gross density is generally 2 to 3 units per acre, so the preliminarily approved land use plan represents a significant change from current development patterns. Development Director Hutmacher reported that since August of 2014, the Council has been meeting weekly to consider community and developer input into the TRC. The Council has carefully weighed and considered hundreds of issues on the regulating plan that has: • Approximately 151 acres designated for residential development; • 168 acres designated for commercial/industrial development; • 25 acres for City parks; and 83 acres for the Spine Road, regional stormwater infrastructure, and the existing water treatment facility. Development Director Hutmacher indicated that the regulating plan or zoning map can be discussed in terms of neighborhoods or districts. The Campus Commercial district is approximately 47 acres and could support up to 500,000 square feet of commercial development within a business park setting. The Creek neighborhood is designated for single- family housing. Based on developer input, the Creek neighborhood can accommodate up to 29 likely upscale homes on large lots (approximately 85 feet wide). The Creek neighborhood could also support up to 93 homes on medium sized lots (approximately 65-75 feet wide) and 32 homes on small single family lots. Development Director Hutmacher indicated the completion of the TRC marks a significant milestone in the TCAAP project, but much work remains. For the JDA, the next steps include