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College Properties# Case Now 2491 Page 4 building height greater than the maximums envisioned in the M�3 District* The senior housing uses proposed in the South campUs project will fill -a recognized need in the community which has been confirmed net only by the City "s hoUsing study a few years ago, but also by a more detailed assessment of the market by Maxfield Research p Grou specifically for this project. Their study concludes that there is a significant demand -for the types of housing proposed and that the location is excellent as well* The new frontage road connecting Lydia Avenue with Counter Road C-2 (called South Campus Drive on the plan) is an extension of Lincoln Drive. A portion of the Snelling Avenue r ight�o f -wa r devoted to the existing frontage road has been turned back over,to the City and will become part of these private parcels with the dedication of the South Campus Drive right -of -way. The exact design. of the intersection of Lincoln and C_2 has not 'been finalized, nor its specific, effect on the Benj amin is parcel or on the businesses south of C -2. The new motel and future college building are located toward Snelling Avenue from the new frontage read. The internal arrangement and functioning of the uses in the PUD works well, but one of the key questions to be addressed in approving the PUD is the impact on the adjacent neighborhood to the west, next to the ditch. The physical scale of the new buildings is Bauch greater than the existing Paull's Placei, but the re and intensity of the uses is much less. Whether this is a► Hato reasonable trade -off or not is the question to be answered in.the Tannin g Commission's recommendation. one impact of tall buildin's will be potential shadows. The buildings are located generally east of the existing neighbors, so any blocking of sunlight will be in the morning only. our rough estimate of solar angles at various times of the year indicates that at 5:00 a.m. in the dead of winter some of the neighbors" homes will be in the shadow'of the seven -story ]wilding. By 9:00 a.m. the shadows will be in their back yards,, but probably not affectin g the houses. At 'all other times of the year the sun is higher in the sky In spring, summer and fall even the tallest part of the building will not cast a shadow on the houses any time after 89000 in the morning. _ The South Campus project proposes -four of the six buildings to be built in the first phase (one of these is existing) this season. The other two buildings are slated for development within two to five years. Withoilt detailed plans for these buildings we need to be clear about what is being approved in the PUD and what the criteria are for the actual development of these buildings.