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ARDEN HILLS PLANNING COMMISSION – February 4, 2015 3 <br /> <br />amount of glass coverage on the front façades of each building by incorporating ribbon windows. <br />Glass coverage on the front façade of both buildings would be approximately 42% with an <br />average of approximately 22%-25% glass coverage when combined between all façades. <br />Building 1 would be designed with a 22 foot clear height and Building 2 would be constructed <br />with a 24 foot clear height in order to allow tenants to maximize the use of their space and the <br />ability to store products vertically. <br /> <br />City Planner Streff noted that Planning Case 14-036 includes three requests: <br /> <br />1. Master Planned Unit Development <br />2. Final Planned Unit Development <br />3. Conditional Use Permit <br /> <br />City Planner Streff commented that the Planned Unit Development process is a tool that <br />provides additional flexibility for development that an underlying zoning district would not <br />otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking <br />requirements, signage, building materials, or landscaping requirements. It is intended to <br />overcome the limitations of zoning regulations and improve the overall design of a project. <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.