06-19-13 PC Special Meeting Minutes

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ARDEN HILLS PLANNING COMMISSION –JUNE 19, 20133 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 greater flexibility in achieving these standards. For example, one property within a PUD may have 50 percent building coverage, but the overall development does not exceed 40 percent building coverage to maintainconformance with the underlying zoning district. To maintain shared amenities such as landscaping and stormwater retention ponds, the development is required to create a legal entity to manage these amenities. Community Development Intern Bachler statedthe PUD development process is comprised of multiple steps. The first step is the Master PUD, which is a detailed concept plan for the entire development proposal outlining the individual phases for the development over a specified period of time. The City also works with the developer during this stage to set a design framework for the development. These standards are written into a development agreement, which generally includes the design standards, a list of conditions, the size of the development, andwhat deviations from the underlying zoning district will be permitted. A Final PUD proposal is then submitted prior to the development of each successive phase of the project. This plan provides a greater level of detail than the Master PUD and must conform to the approved development agreement. Site Data Future Land Use Plan:Commercial Existing Land Use:Retail strip mall and office building Zoning:B-3; Service Business District Current Lot Sizes:7.57 Acres Topography:Level Community Development Intern Bachler reviewed the surrounding area and the Plan Evaluation. Zoning Regulations Section 1320 –District Provisions A. Lot Size, Building Coverage, and Landscaping –Flexibility Requested The minimum lot size in the B3 District is 13,000 square feet. No more than 40 percent of the total lot area may be covered by a building. In this case, all three lots included in the PUD request meet these minimum standards. The Zoning Code requires that every lot include 25 percent or more landscape coverage. Landscaping is defined as all plantings, including trees, grass, and shrubs. The Master Plan for the site proposes 22.9 percent landscape coverage, slightly less than the code requirement. The landscaping for Lot One is significantly deficient, however, with only 7.1 percent coverage proposed. Staff would like to credit the applicant for approximately 1,500 square feet of proposed perennial plantings in the Lexington Avenue right of way adjacent to the Lot One eastern property line. This landscaping isnot required by City Code. Factoring in the additional coverage, the total landscape coverage would be 9.4 percent for Lot 1.