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Staff cannot give a full analysis of the project at this time as only information on this parcel, not the overall block is available. Additionally, Staff does not have final details on the exterior design of the structure yet either. PSD has noted that they will comply with the Design Framework as it relates to the architectural design of the building. The intent of this case is for PSD to present the overall concept of the proposed development and for the Planning Commission to provide early feedback in the design process. Comments regarding this case should not be construed as providing preliminary approval on the project. Staff still needs detailed, final plans to complete development review. An amendment to the Development Plan is required when the change is major enough to deviate from the minimum standards spelled out in code (Floor Area Ratio, maximum parking, significant changes to planned infrastructure). Minor changes do not require an amendment to the Development Plan (layout, etc.). Due to the changes in households at the block level, the reduction in FAR from 0.75 to 0.54, and the removal of the shared, structured parking ramp, the change is a significant enough change to warrant a change to the Development Plan. An official amendment to the Development Plan requires Planning Commission review with a Public Hearing as well as City Council approval. It is likely that the amendment is minor enough that it does not require Metropolitan Council approval for the amendment (the Master Plan/Development Plan is adopted as part of our Comprehensive Plan). We would need to publish a Public Hearing Notification on September 17th by 10:00 a.m. If a change to the Development Plan is required, the tentative schedule is as follows: 1. October 9 — Planning Commission holds Public Hearing 2. October 23 — City Council considers amendment The analysis is based on the following: 1. We will still be able to achieve a net density of 10 units per acre or more over the entire 322 acre master planned area (note: minimum density in the COR-1 Sub -District [1/4 radius surrounding station] is at least 15 units per acre). 2. We will not change number households at the forecast level over the entire 322 acre master planned area (we can change the plan without changing the forecasts) PSD originally noted they would have no issue with meeting the 0.75 FAR. The most recent version indicates an FAR of 0.54, which will require a Zoning Amendment of some capacity. The total number of units has changed from 230 units to 180, which was already a drop from what we had planned. The Zoning Amendment process will put us into November. Here are our options before us today: 1. Support the project as presented and amend the Development Plan and Zoning (November approvals at the earliest) 2. Require that the project be amended to meet the minimum zoning standards of the COR-1 Sub -District (timing depends on submittal by Developer; 45 days?) 3. Support the project in the COR-4 sub -district that allows FAR of 0.25 or higher and does not call for a shared, structured parking ramp (October approvals at the earliest) Funding Source: This case is being handled as part of normal Staff duties. Recommendation: Staff recommends feedback on the following: 1. Use of pitched roof versus flat roof 2. Parking requirements and capacity (specifically the use of tuck under garages, surface stalls, and detached garages in lieu of shared parking structure) 3. Changes to the Development Plan