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ARDEN HILLS PLANNING COMMISSION – February 4, 2015 12 which included the development of a pharmacy in place of the office building, was also approved as part of this planning case. Associate Planner Bachler indicated that a subsequent PUD Amendment in 2011 (Planning Case 11-016) included a revised plat that combined two of the lots in the northeast corner of the site into a single lot for the development of the existing Walgreens Pharmacy. Phase I of the Master PUD was largely completed in 2012, and included the construction of the Walgreens building, modifications to parking and circulation within the retail center area, and the construction of stormwater bio-filtration basins required for the proposed build-out of the site. Associate Planner Bachler explained that prior to the City’s approval of the Master PUD for the retail center, a Conditional Use Permit (CUP) request from Frattallone’s Hardware was approved in Planning Case 97-009 for fencing a part of the parking lot on the property to allow for a seasonal garden sales area. A CUP was required because the Zoning Code does not specifically allow or prohibit outdoor garden sales as a use. The seasonal outdoor sales area continues to operate on the property, although the area was never fenced off as proposed and its footprint has expanded beyond what was originally approved by the City in the CUP. Associate Planner Bachler noted the Master PUD and subsequent amendment, along with the associated plans and the conditions of approval, remain valid. Neither Phase II nor Phase III of the approved Master PUD is being reviewed as part of this amendment request. The buildings included in these future phases would return to the Planning Commission and City Council for review and approval prior to development. Associate Planner Bachler commented that the first component of the application is the Preliminary and Final Plat to subdivide Lot 3 within the existing Arden Plaza plat into three separate parcels. Frattallone’s Hardware, which is a current tenant in the retail center, has approached Wellington Management regarding the purchase of its store and the existing outdoor garden center. To accommodate this, a new Lot 4 would be created comprised of the Frattallone’s portion of the building, the area occupied by the outdoor seasonal sales area, and related parking and service areas. Associate Planner Bachler reported that the new Lot 3 would be comprised of the remaining retail center, the primary parking area, access drives on County Road E and Lexington Avenue, and the stormwater pond at the southeast corner of the site. The common lot line between the remaining portion of the retail building on Lot 3 and the Frattallone’s Hardware store on Lot 4 would be defined by a demising wall. The definition of a demising wall is a wall used jointly by two parties erected upon a line dividing two parcels of land, each of which is a separate real estate entity. The City Building Official and the Lake Johanna Fire Department have been working with the property owner on the specifications of the demising wall and final building permits will be required prior to construction. Approval of the Final Plat will be conditioned on the issuance of a Certificate of Occupancy for the proposed remodeling work. Associate Planner Bachler stated that the new Lot 5 would include the future Building #4, which is proposed to be constructed in Phase III of the approved Master PUD, along with a small parking area. Lot 5 is located along Lexington Avenue. The proposed footprint of Building #4 has increased from the Master PUD approved in 2009. The submitted master site plan indicates