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ARDEN HILLS PLANNING COMMISSION – February 4, 2015 3 Associate Planner Bachler noted that 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. Associate Planner Bachler commented that when a PUD is comprised of multiple lots, it is often treated as one continuous development. The development as a whole would be expected to meet the landscaping, stormwater, and other similar requirements. For example, one property in the PUD may have 60 percent building coverage, but the development as a whole may not exceed 50 percent building coverage to maintain conformance with the underlying zoning district. In order to maintain shared amenities such as parking spaces, access drives, and stormwater ponds the development is required to create a legal entity to manage and maintain the shared facilities. Site Data Land Use Plan: Commercial Mixed Use Existing Land Use: Retail/Commercial Zoning: B-2: General Business District Current Lot Sizes: 12.55 Acres (546,717) Topography: The elevation of the lot is lower than Lexington Avenue. There is a stormwater pond in the southeast corner of the property. Associate Planner Bachler reviewed the surrounding area, the Plan Evaluation, the Zoning Code Review and B-2 District Design Standards. Associate Planner Bachler provided the Findings of Fact for review: Subdivision Findings 1. The applicant has requested approval of a Preliminary and Final Plat for the property at 3527-3557 Lexington Avenue North. 2. The subdivision would create three new parcels (Lot 3, Lot 4, and Lot 5) within the existing Arden Plaza plat. 3. The proposed Lot 3 and Lot 5 are in conformance with the Subdivision Ordinance in Chapter 11 of the Arden Hills City Code. 4. The proposed Lot 4 is not in conformance with the Subdivision Ordinance in Chapter 11 of the Arden Hills City Code because it is an interior parcel with no frontage on a publicly dedicated street. 5. The proposed Lot 4 is entitled to access and parking under an existing Reciprocal Easement Agreement (Doc. No. 2156888) that has been recorded against the property with Ramsey County. 6. The applicant has requested for flexibility through the PUD Amendment process for the proposed nonconforming Lot 4.