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Project Proposal and Process 1. Project Description The project would be completed in a single phase. The existing building would be razed. The proposed site plan would reorient the front entrance of the building, along with an outdoor seating area, to face County Road E. The driveway entrances would remain in their existing locations; however, the parking area would be located between the building and Connelly Avenue. The drive -thru capacity would be expanded with a double drive -thru that would wrap around the north and west sides of the building. Additional landscaping would be installed as part of the redevelopment. A detached garbage enclosure would be located in the far northwest corner of the property. Loading doors would be located on the east side of the building facing Connelly Avenue. The applicants have submitted a project narrative describing their request (Attachment A), and a plan set detailing the proposed site plan (Attachment B). 2. Planned Unit Development (PUD) Process: The PUD process is a tool that provides additional flexibility for developments that an underlying zoning district would not otherwise allow. For example, a PUD may alter the setbacks, lot coverage, density, parking requirements, building height, landscaping requirements, etc. The flexibility from the minimum requirements in the underlying district may reduce a specific requirement, or it may increase it. The intent is to provide flexibility to a project in exchange for improvements or amenities that a City could not otherwise require. With any development, the conditions imposed on the project must have a rational basis related to the impacts of the development. The PUD process is an alternative to the variance process and requires distinct findings separate from the undue hardship criteria in State Statutes. The process is meant to create a better development than the strict adherence to the standard regulations might otherwise allow. While each PUD process is unique, it is a common process used by many cities. The PUD process cannot be used to permit uses that would not otherwise be permitted in the underlying zone. 3. Surrounding Area: North South East West Community Mixed Use Community Mixed Use Community Mixed Use ROW Highway 51 B -2: General Business District B -2: General Business District B -2: General Business District ROW Highway 51 Parking Lot and Pot -O -Gold Bingo Gas and Service Station Bowling Alley ROW Highway 51 City of Arden Hills Planning Commission Meeting for January 5, 2011 Page 2 of 9