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ARDEN HILLS PLANNING COMMISSION January 8, 2014 2 Associate Planner Bachler explained 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. The proposal does not include a request to subdivide the property. TAT Properties, LLC 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, the applicant expects to start work on the site in April or May 2014, with an anticipated construction completion schedule of six months. Associate Planner Bachler noted the building would be located at the southeast corner of the site and situated at the required front setback line along County Road E and Lexington Avenue. Slightly more than half of the building area would be used for retail sales, with the remaining space divided between employee offices, a donation processing area, and a drive-thru donation center. Parking and loading areas would be located at the rear and western sides of the building. The development would be accessed using the easterly driveway on the property, which currently services E Street Flats. Architectural features would extend along all four sides of the building. Design elements include parapets, corner columns, façade articulation, awnings, windows, and variation in building materials. Landscaped areas on the site will help shade the parking lot and provide screening of the backside of the building. Associate Planner Bachler stated 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 expected impact of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. Site Data Future Land Use Plan: Community Mixed Use Existing Land Use: Multi-Family Residential, Community Commercial Zoning: B-2 General Business District Current Lot Sizes: 8.04 acres (350,078 SF) Topography: The parcel is generally flat Associate Planner Bachler reviewed the surrounding area and the Plan Review. Planner I Bachler stated the Planning Commission must make a finding as to whether or not the proposed PUD Amendment at 1201 County Road E would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following twelve (12) findings of fact for consideration: 1. The property is located in the B-2 General Business District. 2. The City has adopted the Guiding Plan for the B-2 District that outlines future development principals for the area.