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ARDEN HILLS PLANNING COMMISSION – December 4, 2024 5 21. A right-of-way permit shall be required for work performed within the City and/or Ramsey County right-of-way. 22. The Applicant shall provide the City an executed copy of the shared access agreement with North Heights Lutheran Church for the Subject Property that shall be reviewed by the City Attorney and recorded as part of the Development Agreement. 23. All items identified in the November 20, 2024 PW/Engineering Division memo shall be addressed. All comments shall be adopted herein by reference. 24. The proposed structure shall conform to all other regulations in the City Code. Consultant Planner Hofer reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Weber opened the floor to Commissioner comments. Commissioner Blilie asked what was being considered by the Planning Commission, given the fact the City Council approved this project in September. Consultant Planner Hofer stated he could not speak for the City Council. Chair Weber requested staff to clarify what action was taken by the City Council in September. Consultant Planner Hofer explained the City Council approved the preliminary plat in September and the final plat was now before the Planning Commission for consideration. He recommended the Commission’s focus be on the flexibility requests within the PUD and CUP. Commissioner Collins stated it appears the City modified its perspective to allow for increased density in order to meet the goals within the comprehensive plan. He asked if the proposed deviation was to meet the comprehensive plan. Consultant Planner Hofer commented this was a difficult question to answer. He noted this area was not guided for residential use, however, this does not preclude the area from being developed into residential. He reported establishing additional housing units would not be inappropriate for a PUD for property guided High Density Residential. Commissioner Wicklund questioned if there was any flexibility in the park dedication fees. Consultant Planner Hofer stated residential dedication was based on the 10% of the estimated market value of a property. He indicated there was some discretion within the code that allows for this number to be flexible. Commissioner Wicklund inquired if the Planning Commission could change the $773,000 to a different number.