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ARDEN HILLS PLANNING COMMISSION — August 5, 2015 3 Associate Planner Bachler stated that the building fagades would be comprised of stucco with accents of stone and wood. Each side of the building would include a minimum of 20 percent transparent window coverage. A variety of shade and ornamental trees, shrubs, and perennial plantings would be focused around the perimeter of the building and patio area and would also provide screening of the kitchen and utility areas. Associate Planner Bachler reported 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: Community Mixed Use Existing Land Use: Retail/Commercial Zoning: B-2: General Business District Current Lot Sizes: Total Area of Master PUD: 11.02 Acres (479,991 sq. ft.) Lot 1, Arden Plaza 2nd Addition: 0.87 acres (37,732 sq. ft.) Topography: The elevation of the lot is lower than Lexington Avenue. There is a stormwater pond in the southeast corner of the site. Associate Planner Bachler reviewed the surrounding area and the Plan Evaluation. Associate Planner Bachler provided the Findings of Fact for review: 1. Hemisphere Restaurant Partners has requested approval of a Final PUD for Phase III of the Arden Plaza Master PUD on Lot 1, Arden Plaza 2nd Addition. 2. The original Master PUD for the development was approved in Planning Case #09-011. Subsequent PUD Amendments were approved in Planning Case #11-016 and Planning Case #15-002. 3. A Preliminary Plat for Arden Plaza 2nd Addition was approved in Planning Case #15-02. Final Plat approval was conditioned on building improvements currently under construction by Arden Plaza, LLC. 4. The applicant has proposed a 9,500 square foot restaurant building with an attached 3,050 square foot outdoor patio area.