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While the new future land use categories in the Comprehensive Plan do not necessarily exclude the uses in the existing I-2 or R-1 zones, the existing zoning does not support the concepts proposed on the future land use map. The future land use categories allow for single family housing and industrial uses; however, the zoning limits the possibility for a wider variety of businesses and housing types. Due to the discrepancy in uses and because the existing zoning was not designed with a large redevelopment in mind, it is recommended to update the zoning code in preparation for a public auction. Until there is a detailed master plan, it is not possible create the specific zoning regulations that would have been adopted as part of an RRLD development. However, the City can still set the parameters that a future TCAAP redevelopment must follow. These parameters can be incorporated into two new zoning districts that align with the future land use map. The new zoning district would require the developer to use the Planned Unit Development (PUD)process, which would be enhanced to specifically address the unique circumstances of the TCAAP property. The PUD process would have been part of the RRLD master plan. At this point, it would be a guessing game to set minimum lot sizes, create setbacks, or map road locations. Instead, the new zoning districts should focus on the City's overall goals for the property, the desired character of a redevelopment, known requirements, and development constraints. The TCAAP Reuse Statement that was adopted in November 2009 will help create the new district. The new zoning districts need to balance flexibility to encourage creativity with more specific requirements that address the City's concerns. Once the property is sold, the parameters in this new zoning district would guide the process to create a master development plan that would engage all stakeholders, including residents of Arden Hills. As previously noted, the new zoning regulations are really a process for creating a plan. It will likely take several meetings to prepare, review, and edit the language of the new zoning districts. While the draft ordinance has quite a bit of information, it is a work in progress and can be edited (Attachment). The draft zoning district language would create two new zoning districts, Mixed Residential (MR) and Mixed Business (MB), and affect four parts of the Zoning Code: 1320.04 —Purpose of Districts: All of the zoning districts have a purpose that is listed in this section. A purpose statement would be added for the new MR and MB districts. When a city adopts a zoning regulation, it must be based on a rational purpose that enacts community goals. 1320.05 — Land Use Chart: The land use chart lists the permitted and conditional uses for each zoning district in the City. If a use is not listed as permitted or conditional, then it is automatically unpermitted. Some of the uses, i.e. office, retail, have very broad - definitions that allow for a wide variety of uses. The chart would need to be updated to include the new MR and MB districts. City of Arden Hills C:(Documents and Settings 0ecky.brazys lLocal Settings I Temporary Internet FilesDLK15FW21610-CCMemo-TCAAP Planning and Public Engagement.doc Page 5 of 7