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was removed from the Zoning Code. However, the interim use permit process itself remains within the Code as an optional tool for future development in the City. Sighting a number of factors, including the slowed economy over the past several years, Northwestern College was not able to construct on-campus student housing, as was originally planned. At present, Arden Hall has proven to be a success for Northwestern College. As an alternative to losing the capacity to house the students living in Arden Hall when the IUP expires at the end of this school year,Northwestern College is proposing to extend their lease with TAT Properties and continue the operation of their student housing facility. In turn, TAT Properties has found it more difficult than originally anticipated to find a viable redevelopment option for the property, and has submitted an application to the City requesting the current interim use of the building be converted to a permanent use. Presently, the Zoning Code does not identify institutional housing as a permitted or conditional use within the B-2 District. Land uses that are not specifically identified in a city's zoning code as permitted or conditional uses are considered prohibited. In order to accommodate the applicant's request to allow the student housing facility to continue operations at its current site, the request includes a proposal to amend the Zoning Code to add institutional housing as a use permitted through a PUD process in the B-2 District. This means that the use would be considered permitted, but would be required to get an approved Master and Final PUD in order to operate in the B-2 District. In addition to the request for the Zoning Code Amendment and the Master and Final PUD, the applicant's are proposing to subdivide the property into two parcels, reserving the eastern two acres of the site for a future development option that has yet to be determined. The submitted plans do include a conceptual drawing of a building that might be possible on Lot 2, but the applicants are not seeking approval for development on Lot 2 at this time. In order to accommodate the request for the subdivision, and bring the property into compliance with the City's zoning regulations,the applicants are proposing to remove a portion of the parking lot and replace it with landscaping and storm water ponding. The storm water ponding would be shared by the two parcels. The applicant is not proposing any exterior modifications to the existing building; however, they are proposing improvements to the landscaping and parking lot, as well as the removal of one curb cut along County Road E and the installation of a sidewalk. The applicant has submitted a letter outlining the reasons for the request (Attachment A), as well as a Preliminary Plat; Site, Drainage, and Utility Plan; and Landscaping Plan (Attachment E). 2. Planned Unit Development (PUD) Process The PUD process is a tool that provides additional flexibility for developments that could not otherwise be developed in the manner allowed in the underlying zoning regulations. For example, a PUD may change the setbacks, lot coverage, lot sizes, parking requirements, City of Arden Hills Planning Commission Meeting for September 8, 2010 C:IDOCUME-I IMEAGAN-I.BEETLOCALS-I I Temp1ELF8109-08-10-PC Report-Arden Hall.doc Page 2 of 14