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Moreover,none of the plans were translated into a format that could be incorporated into City zoning regulations. The information collected during the previous planning discussions will be a resource for the - zoning process and future planning discussions. Without a developer or specific proposal, it is not possible to finalize a master plan prior to the public auction. Additionally,the composition of the property has changed in light of the Ramsey County open space requests. Although there is not a detailed master plan in place for TCAAP, the 2030 Comprehensive Plan sets 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. The City will be in the best position if the Zoning Code is updated to reflect the City's vision in the Comprehensive Plan prior to the auction or shortly thereafter. The zoning information will also help potential bidders make knowledgeable decisions regarding a bid price. The planning process is somewhat unique since the developer withdrew from the project. 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, final 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 are essentially a"plan to create a master plan." Proposed TCAAP Zonine Regulations Comprehensive 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 2030 Comprehensive Plan in regards to TCAAP. Within the portion of TCAAP that may be redeveloped, the property is divided into two land use categories (Attachment C): • 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 The acreage has not been adjusted to account for the Ramsey County open space requests. City of Arden Hills I W hdocsl l ah IAHdata IPlanningl Community Development)TCAAPIPIanning-Public Auction ILand Use PlanningW42710-PTRC Memo-TCAAP Planning Process.doc Page 4 of 8