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ARDEN HILLS CITY COUNCIL—FEBRUARY 23, 2015 4 City Planner Streff reported that the applicant has submitted a project narrative explaining the proposed Red Fox Business Center development in further detail, where flexibility is being requested, and why the overall proposal is within the public interest. A complete plan set, including the Site Plan, Tree Preservation & Landscaping Plan, and Photometric Plan have also been submitted. Planning Case 14-036 includes three requests: 1. Master Planned Unit Development 2. Final Planned Unit Development 3. Conditional Use Permit City Planner Streff 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. City Planner Streff reviewed the Plan Evaluation, Traffic Study and Sign Code Review. He noted that the Developer is requesting some flexibility in the tree preservation requirements and in the tree replanting requirements. He also stated that in the traffic circulation within the site there are a couple of pinch points that the tenants will have to address. City Planner Streff explained that the Planning Commission reviewed Planning Case 14-036 at their regular meeting on February 4, 2015. The Planning Commission offers the following Findings of Fact for consideration: General Findings: 1. The applicant is requesting approval of a Master & Final Planned Unit Development (PUD) and a Conditional Use Permit for the Red Fox Business Center development. 2. The PUD process allows for flexibility within the City's regulations through a negotiated process with a developer. 3. The Red Fox Business Center development is comprised of 8.04 acres. 4. The Red Fox Business Center development is located at 1235 Red Fox Road. 5. The proposed development is located in the I-Flex District. 6. The proposed development is a permitted use in the I-Flex District. 7. The Master and Final PUD are in substantial conformance with the requirements set forth in the City's Zoning Code and design standards. 8. Where the plan is not in conformance with the City's Zoning Code, flexibility has been requested by the applicant. 9. The applicant is proposing to construct two (2) multi-tenant light industrial buildings on the property.