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2. Allow for the creation of a non-conforming parcel (Lot 4) that does not have frontage on a public street. 3. Include the expanded outdoor seasonal sales area on Lot 4 within the Master Site Plan. 4. Increase the size of Building #4 on the proposed Lot 5 from 18,000 square feet, as approved in Planning Case 09-011, to 20,136 square feet. 5. Minor modification to the parking lot at the north end of the retail center to retain 12 existing parking stalls that are shown being removed on the Master Site Plan. The submitted plans include a Site Plan for the Frattallone’s seasonal sales area. The proposed outdoor garden center would measure 150 feet by 56 feet for a total area of 8,400 square feet. The existing bituminous surface on which the sales area is now located would be replaced with a concrete surface. A concrete curb and fencing along the perimeter of the area would help define and separate the space from the adjacent parking and service areas. The plan shows a six-foot tall ornamental metal fence along the north, east, and south sides of the sales area. The original CUP approved in 1997 for the outdoor garden center remains valid. However, the applicant is seeking approval to expand the overall area of this use on the site. The Zoning Code requires that any enlargement or intensification of a conditional use shall require an amended permit and all procedures shall apply as if a new permit were being requested. Plan Evaluation A full evaluation of the proposal was presented to the Planning Commission at their February 4 2015, Regular Meeting. The staff report to the Planning Commission on this case is included in Attachment F. The following section provides a summary of the main topics discussed by the Planning Commission and areas where flexibility from the Zoning Code is needed through the PUD process. Subdivision Code Review The five lots proposed within the Arden Plaza retail center would meet the Zoning Code requirements in terms of lot width, depth, and area. Lots 1, 2, 3, and 5 abut their full right-of-way frontage on a publicly dedicated street. However, the proposed Lot 4 is an interior parcel with no frontage on a public street. This lot is entitled to street access under an existing Reciprocal Easement Agreement that has been recorded with Ramsey County. The applicant has requested flexibility through the PUD Amendment process for creating the nonconforming Lot 4. The Planning Commission recommended as a condition of approval that prior to the execution of the Final Plat, a copy of a supplemental declaration between Frattallone’s Hardware and Arden Plaza, LLC be provided to the City documenting how driveway maintenance and shared utilities between the two lots will be addressed. City of Arden Hills City Council Meeting for February 23, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 3 of 12