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what the development could accommodate are difficult to determine. None of these questions are insurmountable, but they will take time to answer and will impact the �nal development plan. Although there is not a detailed master plan in place for TCAAP, the 203 0 Comprehensive Plan was written to set the foundation for a mixed use development on the TCAAP property that would include housing, parks, open space, and businesses (Attachment B). The City Council unanimously expressed support for the mixed use concept in the Comprehensive Plan at their February 22, 2010, worksession. Prior to the end of the public auction, the City will be in the best position if the Zoning Code is updated to reflect the City's vision in the Comprehensive Plan. Moreover, this information will help potential bidders make knowledgeable decisions and help protect the City from a legal perspective on land use. The planning process has become somewhat unique since the developer withdrew from the proj ect. Typically, a city would adopt a master plan through a community planning process. Once the master plan was adopted, the zoning regulations would be written to implement the plan zoning is a tool of planning and not a plan by itself. While the Comprehensive Plan provides the overall concept for the TCAAP property, it does not include such details as a final land use layout, �nal densities, road locations, lot sizes, or other typical regulations. Without a detailed plan prior to the public auction, much of the focus needs to be on prepping the zoning regulations to include a process for creating the detailed master plan at a future date. The proposed zoning regulations would essentially become a"plan to create a plan." TCAAP Zonin� Re�ulations Comp�ehensive Plan The 2030 Comprehensive Plan is the guiding document for the City's Zoning Code. State Statute requires the zoning code to be in conformance with a city's comprehensive plan; however, there is quite a bit of flexibility in the Arden Hills 203 0 Comprehensive Plan in regards to TCAAP. Within the portion of TCAAP that may be redeveloped, the property is divided into two land use categories: • Mixed Residential (�220 acres)� — provides for a variety of housing types and densities in close proximity, including single-family detached homes, single-attached homes, condominiums, townhomes, apartments, and senior housing options. The anticipated average density is 10.4 units per acre with a minimum average density of six units per acre up to a maximum density of 46 units per acre. This land use is designated for the proposed TCAAP redevelopment, and the density is subject to change once a final land use plan is selected. • Mixed Business (�240 acres) �— areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, retail. This designation will be used for the future business uses on the TCAAP property. ' The acreage has not been adjusted to account for the Ramsey County open space requests. City of A�den Hills C: IDocuments and Settingslbecky.brazyslLocal Settingsl Temporary Internet FileslOLKl SFI031710 - EDC Memo - TCAAP Planning Process (2). doc Page 4 of 8