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The Development Agreement states that the property owner intends to develop the eastern two acres of the site into retail or other commercial uses and that any future development will require a separate application to the City. Also included in the Agreement is the provision that any significant changes to the approved plans require a review by the Planning Commission and approval by the City Council. Staff has determined that the proposed project qualifies as being significant and that an amendment to the existing Master PUD is required. Since 1201 County Road E would continue to be a single parcel of property, the proposal has been evaluated based on whether the entire site will meet the zoning requirements once the new development is completed. It should be noted that the site plan was designed so that the two-acre development site would be in conformance with zoning regulations independent of the entire parcel in terms of building and landscape lot coverage. The project is being reviewed through the PUD process, which allows the City to grant flexibility within the typical zoning code requirements. Because of this, deviations are not considered variances and the review criteria typically used for variance requests do not apply. The City is not required to grant the requested deviations if there is a rational basis for denial. Additionally, any conditions imposed by the City must have a rational basis related to the expected impacts of the development. Overview of Request The applicant has proposed constructing a 17,743 square foot retail building that would be located on the undeveloped two acre eastern portion of 1201 County Road E. TAT Properties has been working with Goodwill Industries and plans to sign a long-term lease with the company for use of the building. If the proposal is approved, work on the site is expected to begin in April or May of 2014, with an anticipated construction completion schedule of six months. The building would be situated at the southeast corner of the lot and would be accessed using the easterly driveway on the property that currently services E Street Flats. Slightly more than half of the building area would be used for retail sales, with the remaining space divided between offices and a conference room, a donation processing area, and a drive-thru donation center. Parking areas would located behind and adjacent to the building and would be screened from view from County Road E with landscaping and a decorative fence. The loading area would on the backside of the building and would be enclosed with an eight-foot tall metal screen and gate. Light tan and grey brick would be used as the principal exterior building material. EIFS is proposed as an accent material and would be located along the upper portion of each façade. Architectural features would extend along all four sides of the building. Specific design elements include parapets, corner columns, façade articulation, awnings, windows, and variation in building materials. The proposed landscaping plan includes trees, shrubs, and perennial flowers planted throughout the site with a particular focus along Lexington Avenue. The applicant has submitted a project narrative (Attachment A) and a complete plan set (Attachment B). City of Arden Hills City Council Meeting for January 27, 2014 P:\Planning\Planning Cases\2013\PC 13-017 - PUD Amendment_1201 County Road E - Goodwill\Memos_13-017 Page 2 of 9