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4.0 POLICY & FISCAL IMPLICATION 4.1 The Comprehensive Plan encourages high quality reinvestment and redevelopment of declining commercial areas (in this case a former gas station). 4.2 The fiscal implications are that the college building is expected to be non-taxable. 5.0 STAFF COMMENTS 5.1 The development of the office complex will change how the site is utilized by Northwestern College. Specifically, the PUD will eliminate student over-flow parking; limit the apartment complex to 46 spaces, and require busing of students from the campus to the office/classroom building. 5.2 The development of the office will require a cross parking easement for both parcels (apartment and office) to be recorded against the properties, affording each the ability to enter, e�t, and park within the parking lot. 5.3 Any change in use of the apartment complex, the uses of each floor of the office complex including the basement, or an addition to the office complex, will require an amendment to the planned unit development established for the development. The main purpose of the amendment would be to deal with off-street parking issues that may arise when uses change or expand from passive to intense, such as converting storage in the basement to classroom of office space. 5.4 Based on the uses proposed within the office building, off-street parking has been determined to be adequate for Northwestern College. The Lawrence Group in cooperation with Northwestern College, has estimated parking needs based on the anticipated use of the building space. The College proposed 128 parking spaces. Specifically, the basement use will require 14 spaces, the first floor 28 spaces, and the second floor 14 spaces (see attached parking letter) for a total need of 56 spaces. Adding the 56 with the required 46 for the apartment leaves a surplus of 26 spaces. If parking becomes an issue or if uses change within the office complex or apartment complex, additional parking will be required. 5.5 The height of the entry and tower structure will be limited to 63 feet and the single pole antenna limited to 80 feet, both from ground leveL The two-story building with parapet will be 32 feet talL If an additional story is added in the future the building could be 48 feet in height, except for the tower and antenna (same as proposed). These heights are consistent with the building elevations submitted to the Council for approval (see attached plans). PF33 17 RCA (062601) — Page 3 of 4