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ARDEN HILLS PLANNING COMMISSION January 8, 20147 <br /> <br />the Planning Commission and approval by the City Council. Staff has determined that the <br />proposed project qualifies as being significant and that an amendment to the existing Master <br />PUD is required. <br /> <br />Associate Planner Bachler <br /> stated since 1201 County Road E would continue to be a single <br />parcel of property, the proposal has been evaluated based on whether the entire site will meet the <br />zoning requirements once the new development is completed. It should be noted that the site plan <br />was designed so that the two-acre development site would be in conformance with zoning <br />regulations independent of the entire parcel in terms of building and landscape lot coverage. <br /> <br />Associate Planner Bachler <br /> explained the applicant has proposed constructing a 17,743 square <br />foot retail building that would be located on the undeveloped two acre eastern portion of 1201 <br />County Road E. The proposal does not include a request to subdivide the property. TAT <br />Properties, LLC has been working with Goodwill Industries and plans to sign a long-term lease <br />with the company for use of the building. If the proposal is approved, the applicant expects to <br />start work on the site in April or May 2014, with an anticipated construction completion schedule <br />of six months. <br /> <br />Associate Planner Bachler <br /> noted the building would be located at the southeast corner of the <br />site and situated at the required front setback line along County Road E and Lexington Avenue. <br />Slightly more than half of the building area would be used for retail sales, with the remaining <br />space divided between employee offices, a donation processing area, and a drive-thru donation <br />center. Parking and loading areas would be located at the rear and western sides of the building. <br />The development would be accessed using the easterly driveway on the property, which currently <br />services E Street Flats. <br /> <br />Architectural features would extend along all four sides of the building. Design elements include <br />parapets, corner columns, façade articulation, awnings, windows, and variation in building <br />materials. Landscaped areas on the site will help shade the parking lot and provide screening of <br />the backside of the building. <br /> <br />Associate Planner Bachler <br /> stated the Planned Unit Development process is a tool that provides <br />additional flexibility for development that an underlying zoning district would not otherwise <br />allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking <br />requirements, signage, building materials, or landscaping requirements. It is intended to <br />overcome the limitations of zoning regulations and improve the overall design of a project. <br />While the PUD process allows the City to negotiate certain aspects of the development, any <br />conditions imposed on the PUD must have a rational basis related to the expected impact of the <br />development. A PUD cannot be used to permit uses that would not otherwise be permitted in the <br />underlying zoning district. <br /> <br />Site Data <br />Future Land Use Plan: Community Mixed Use <br />Existing Land Use: Multi-Family Residential, Community Commercial <br />Zoning: B-2 General Business District <br />Current Lot Sizes: 8.04 acres (350,078 SF) <br />Topography: The parcel is generally flat <br /> <br />