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ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 2 Red Fox Road and Lexington Avenue. The application is not yet completed, however, staff and the applicant are seeking feedback from the Planning Commission on the submitted plans. City Planner Meagan Beekman continued the concept review process is an opportunity for the City Council and Planning Commission to provide comments, questions, concerns, and suggestions regarding proposed developments. A concept review is considered advisory and is nonbinding to the City and applicant. No formal action is being requested this evening. The Master and Final PUD application will be subject to the full review process, including a public hearing with Planning Commission and City Council review. It is anticipated that the formal review by the Planning Commission will take place at the May 8, 2013 meeting. A revised plan submitted by the Applicant is currently being reviewed by staff and will not be part of this evening’s discussion. City Planner Meagan Beekman reviewed the background stating Roberts Development Company owns the industrial/warehouse building at 3771 Lexington Avenue that has been converted to retail, as well as the property at 1130 Red Fox Road. They are currently under contract for the Blue Fox property, which consists of two parcels. The applicant is proposing a multi-phased redevelopment at the southwest corner of Red Fox Road and Lexington Avenue that would include all four parcels. Phase I would involve the demolition of the Blue Fox Restaurant and the construction of an approximately 15,000 square foot retail building for up to nine tenants. Three of the retail bays would be for larger retail or restaurant users. The site plan includes a drive-up window that wraps around the eastern side of the property and outdoor seating areas. The applicant would be seeking flexibility from the Zoning Code to allow the building to be placed closer to the Lexington Avenue right of way. The building would be oriented to the west towards what would eventually become a larger retail center in Phases II and III. City Planner Meagan Beekman reviewed the applicant is also proposing to remove all three driveways associated with the Blue Fox property; however, they would like to add an additional curb cut entrance on the property at 3771 Lexington Avenue, across from Target’s southern drive access. The applicant would like to see a stop light installed at this new intersection. The County is reviewing this request and is considering doing a traffic study of the Lexington Avenue corridor from County Road E to 694 in order to evaluate a stoplight proposal, as well as address other traffic concerns related to this corridor. This application for a redevelopment does require a traffic study, which will be completed in conjunction with the County’s work. Phase II of the Master PUD development would include reconfiguring of the existing building at 1130 Red Fox Road to reorient it towards the east and the new retail building, as well as the construction of additional parking. The building is currently used as office and light manufacturing. The applicant intends to repurpose the building into larger retail users. Phase III would involve the demolition of the existing building at 3771 Lexington Avenue. Three new buildings would be constructed, two of which would be two stories with retail on the main floor and office above. The third building would be a single story and all retail. City Planner Meagan Beekman indicated on a drawing the Master Site Plan. Discussion City Planner Meagan Beekman the Master Plan for the four parcels creates what could be a dynamic and visually attractive retail center in Arden Hills. The retail uses would complement the area and are a good fit with the adjacent land uses. The redevelopment also improves internal traffic circulation throughout the sites and eliminates driveways onto Lexington Avenue and Red Fox Road that are nearest to the intersection. The creation of a new intersection on the