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2.0 PROJECT BACKGROUND 2.1 College Properties, Inc. has purchased the 1.49 acre Benjamin's site, which is adjacent to the original planned unit development approved by the City in 1993 (PF 2491). The Benjamin's property is located in a "B-2" Business zoning district and the Comprehensive Plan designates the property as Business. Adjacent land uses include single family residential to the west across County Ditch No.4; the existing hotel, the Eagle Crest seven story and three story living facility to the north, and a furniture store to the south; with Snelling A venue the border to the east. . 2.2 This property is currently occupied by Benjamin's restaurant. The restaurant operators will move to the new location within the hotel when completed. The approved 1993 PUD site plan showed this site as an adjacent parcel, to be continued as a restaurant. The PUD approval document does not mention any specific conditions (or direction) for the development of this parcel. 2.3 College Properties, Inc. would remodel portions of the existing hotel and construct a 26 room addition, including a 122 seat restaurant. The new mixed use addition to the hotel would add approximately 17,600 s.t. of space on each of three levels for a total addition of 59,699 square feet. Upon completion a total of 82 lodging units will be available. 2.4 When the Benjamin's parcel is combined with the existing hotel parcel, the new combined site is approximately 3 acres in size. The building coverage of the site would be approximately 17 % and approximately 62 % of the site would be impervious surfaces ~. (including roofs, parking, and walks). This leaves a remaining area of approximately 38% for green/open space. 2.5 After review with the Ramsey County Property Records Office (Brian Duckworth), the need for a recombination survey will not be necessary to combine the lot and parcel into one land holding. The value of the new addition (not in a tax increment district) can be kept separate from the value of the existing development that is within a tax increment district. A statement of clarification will be placed in the amended PUD document. 2.6 In conjunction with the application for the PUD, College Properties submitted a set of plans dated July 1, 1999, including site, utility, drainage, floor, elevation, landscape and design specification plans. Staff in preparation of this report reviewed these plans. 2.7 Section 1008 of the City Code outlines the requirements and procedures for a planned unit development, including amendments to existing planned unit developments. 3.0 STAFF REVIEW & CONDITIONS 3.1 The use of the Benjamin's property for a three-story addition to the existing hotel is consistent with 1he Comprehensive Plan and the Zoning Code, and is a consistent addition to the master site plan approved in 1993 for this planned unit development. 4~ PF#3094 - RCA (07/12/99) - Page 2 of 5 - ------------ .