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ARDEN HILLS PLANNING COMMISSION – October 5, 2016 2 <br /> <br />corner of the building. Surface parking with a total of 29 stalls would be located on the south side <br />of the lot and would be mostly screened from County Road E by the building and landscaping <br />improvements. Sidewalks have been provided to create pedestrian connections with the public <br />sidewalk on County Road E and the internal retail center sidewalks. <br /> <br />Senior Planner Bachler commented 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 />Senior Planner Bachler stated if a PUD is comprised of multiple lots, it is often treated as one <br />continuous development. The development as a whole would be expected to meet the <br />landscaping, stormwater, and other similar requirements. For example, one property in the PUD <br />may have 60 percent building coverage, but the development as a whole may not exceed 50 <br />percent building coverage to maintain conformance with the underlying zoning district. In order <br />to maintain shared amenities, such as parking spaces, access drives, and stormwater ponds, the <br />development is required to create a legal entity to manage and maintain the shared facilities. <br /> <br />Site Data <br />Land Use Plan: Community Mixed Use <br />Existing Land Use: Vacant <br />Zoning: B-2: General Business District <br />Current Lot Sizes: Total Area of Master PUD: 11.02 Acres (479,991 sq. ft.) <br />Lot 2, Arden Plaza: 0.64 acres (27,834 sq. ft.) <br />Topography: Relatively flat <br /> <br />Senior Planner Bachler reviewed the surrounding area and the Plan Evaluation. <br /> <br />Senior Planner Bachler provided the Findings of Fact for review: <br /> <br />1. MedExpress has requested approval of a Final PUD for Phase II of the Arden Plaza <br />Master PUD at 1150 County Road E West. <br />2. The original Master PUD for the development was approved in Planning Case #09-011. <br />Subsequent PUD Amendments were approved in Planning Case #11-016 and Planning <br />Case #15-002. <br />3. The applicant has proposed to construct a 4,733 square foot neighborhood medical clinic <br />and associated site improvements. <br />4. The development proposal is in substantial conformance with the approved Arden Plaza <br />Master PUD and the site improvement requirements contained therein. <br />5. The Arden Plaza retail center and the Phase II development site are located in the B-2 <br />General Business District. <br />6. The City has adopted the Guiding Plan for the B-2 District that outlines future <br />development principals for the area.