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Attachment I b. Planninq File 07-006 Request by United Properties for approval of a PRELIMINARY PLAT and PLANNED UNIT DEVELOPMENT AMENDMENT to allow the proposed senior cooperative residence at 3008-3010 Cleveland Avenue to be developed in two (2) phases instead of one (1) phase as originally approved Chair poherty opened the Public Hearing for Planning File 09-006 at 6:42 p.m. Associate Planner Bryan Lloyd provided staff's analysis of the request by United Properties to allow the senior cooperative residential development approved in 2008 to be constructed in two (2) phases at 3008-3010 Cleveland Avenue, in response to current housing market conditions. Staff referenced Planning Commission meeting minutes dated June 6, 2007 when this issue was previously heard and recommended to the City Council for denial, with subsequent approval by the City Council. Mr. Lloyd advised that the applicant was now requesting that the development be constructed in two (2) phases due to current housing market conditions, and to allow final commitments from prospective buyers, which will determine the number of units to be built as part of Phase I on the east portion. Staff recommended APPROVAL of the request of United Properties for the proposed PRELIMINARY PLAT and PLANNED UNIT DEVELOPMENT (PUD) AMENDMENT to facilitate the two-phase development of the senior cooperative residence at 3008-3010 Cleveland Avenue; based on the comments of Sections 4-6 and the conditions of Section 7 of the project report dated August 5, 2009. Discussion among Commissioners and staff included location of the proposed phases on the parcels; outlots; status of purchase of the properties; approval of the plat by the City Council, not yet filed until purchase is completed; and proposed construction of Phase I on Block I with approximately one-half of the originally-proposed units to be constructed in the first phase, for a total Phase II build-out not to exceed ninety-five (95) units. Further discussion included a timetable for future development of the western portion (Phase II); up-front costs in phasing the project with infrastructure and roadway construction, increasing the per-unit cost to the developer; amenities of the units and their location facing Langton Lake in the first phase of the project; grading and underground garage access considerations in the developer's rationale for building on the east parcel initially; estimate by the developer for approximately fifty (50) units for potential sale in the first phase; and the process to move forward with the project for PUD phasing and approval of the preliminary plat dividing the lot lines. Additional discussion included exterior elevation samples for both phases of the project (i.e., walls and windows); comparable zoning for each phase; with the City's Building Official ensuring that when this type of construction comes up to the property line, the applicant/developer is required to record restrictions or covenants with Ramsey County for minimum separations based on building and fire codes; landscaping amenities, with submission of a landscape plan for both phases and similar to that previously presented with the PUD; and acceptability of fewer units than ninety-five (95) if the market so dictates. Commissioner Boerigter expressed concern that, if phase II didn't proceed, how that would impact the entire parcel, and pressure to develop the proposed Lot 2. Commissioner Gisselquist noted that the second parcel was awkward to Cleveland Avenue. Further discussion included access to the City's park and lack of current connection, and the developer's agreement to provide a dedicated access to the park. Applicant Representatives, Kevin Teppen and Tom Goodwin, MFRA Mr. Teppen spoke on behalf of the developer, noting that Mr. Alex Hall with United properties was out of town and unable to attend tonight's meeting. Discussion among Commissioners, staff, and the applicant's representatives included the additional cost to the developer in phasing the project with build-out of the common areas