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Phase I would include the demolition of the Blue Fox Restaurant and the construction of an approximately 15,000 square foot retail building for up to nine tenants. Two of the larger retail bays have been designed to accommodate restaurant users. The site plan includes a drive-up window located on the northern side of the building and outdoor seating areas in front of the two restaurant bays. The primary building façade would be oriented to the west towards what will become a larger retail center in Phase II and Phase III. As part of Phase I, the applicant is proposing to remove the three access driveways on the Blue Fox property. The Phase I building would share the drivewayscurrently providing access to 3771 Lexington Avenue and 1120 Red Fox Road. Phase II of the Master PUD development would include a remodeling of the existing building at 1120 Red Fox Road. The building would be reoriented to face east towards the Phase I building. Additional parking would be constructed for this phase as well. The building is currently used as office and light manufacturing space and the applicant intends to repurpose the building for retail uses. For Phase III, the existing building at 3771 Lexington Avenue would be demolished and three new buildings would be constructed on the lot. Two of these buildings would be two-stories with retail uses on the main floor and office uses above. The third building would be single-story with all retail tenants. During Phase III, the applicant has proposed removing the existing driveway access at 3771 Lexington Avenue and adding a new curb cut entrance at the southern end of this property directly across from the Target southern drive access. Ramsey County would condition this new access on the installation of necessary traffic control at the intersection. The applicant is also requesting Preliminary Plat approval for the site. Currently, the area that would comprise Phase I of the development is divided between two separate parcels: 3833 and 3831 Lexington Avenue. The site is being replatted in order to combine these two parcels. No subdivisions are taking place. 2.Planned Unit Development (PUD) Process: The Planned Unit Development process is a tool that provides additional flexibility for development that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking requirements, signage, building materials, or landscaping requirements. It is intended to overcome the limitations of zoning regulations and improve the overall design of a project. While the PUD process allows the City to negotiate certain aspects of the development, any conditions imposed on the PUD must have a rational basis related to the impacts of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. In cases where a PUD covers multiple properties, the project is still often treated as one comprehensive development; the development as a whole is expected to meet landscaping, stormwater management, and other similar requirements, while individual properties are given City of Arden Hills Planning Commission Meeting for June 19, 2013 219 Page of