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ARDEN HILLS PLANNING COMMISSION – February 4, 2015 3 <br /> <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 />Land Use Plan: <br />Site Data <br />MB – Mixed Business <br />Existing Land Use: Vacant <br />Zoning: I-Flex District <br />Current Lot Sizes: 8.04 Acres <br />Topography: Fairly Flat <br /> <br />City Planner Streff reviewed the surrounding area, the Plan Evaluation, Sign Code Review, and <br />the Traffic Study. <br /> <br />City Planner Streff provided the Findings of Fact for review: <br /> <br />General Findings: <br />1. The applicant is requesting approval of a Master & Final Planned Unit Development <br />(PUD) and a Conditional Use Permit for the Red Fox Business Center development. <br />2. The PUD process allows for flexibility within the City’s regulations through a negotiated <br />process with a developer. <br />3. The Red Fox Business Center development is comprised of 8.04 acres. <br />4. The Red Fox Business Center development is located at 1235 Red Fox Road. <br />5. The proposed development is located in the I-Flex District. <br />6. The proposed development is a permitted use in the I-Flex District. <br />7. The Master and Final PUD are in substantial conformance with the requirements set forth <br />in the City’s Zoning Code and design standards. <br />8. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been <br />requested by the applicant. <br />9. The applicant is proposing to construct two (2) multi-tenant light industrial buildings on <br />the property. <br />10. The proposed development would be accessed from Red Fox Road. No access from <br />Northwoods Drive would be provided. <br />11. The proposed plan is in conformance with the City’s 2030 Comprehensive Plan. The <br />property at 1235 Red Fox Road is guided for Mixed Business (MB). The MB area is <br />designated for a variety of businesses including; commercial, certain light industrial uses, <br />warehousing, office, general business, and retail. <br /> <br />Conditional Use Findings: <br />12. A Conditional Use Permit is required for wholesaling and warehousing uses in the I-Flex <br />District. <br />13. Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists criteria for evaluating a <br />Conditional Use Permit. <br />14. The proposal will have limited impacts on existing and anticipated traffic and parking <br />conditions. <br />15. The proposal will have limited impacts related to noise concerns.