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ARDEN HILLS PLANNING COMMISSION – October 5, 2016 2 to be completed in three stages. A total of 97,035 square feet of retail and commercial building space was approved under the original PUD. For each successive phase of the redevelopment, a Final PUD plan is required to be submitted to verify general conformance with the Master PUD and to provide more detailed development plans for the phase to be implemented. Senior Planner Bachler explained Phase I of the Master PUD was completed in 2012 and included the construction of the Walgreens Pharmacy, modifications to parking and circulation within the retail center, and stormwater management improvements. The Tavern Restaurant on Lexington Avenue, which is currently under construction, is identified as Phase III of the Master PUD. Senior Planner Bachler reported MedExpress has requested a Final PUD for Phase II of the Arden Plaza Master PUD to develop Lot 2, Arden Plaza for a 4,733 square foot neighborhood medical clinic. The Master PUD Site Plan shows Phase II being developed as a 6,000 square foot commercial building. The proposal by MedExpress would result in an overall lower density of development on the site than what was originally approved for Phase II. The development plans are in substantial conformance with the Master PUD plans. Senior Planner Bachler indicated MedExpress operates numerous medical centers similar to the one proposed for Arden Plaza across the country, and the company is expanding its operations in Minnesota. Local medical centers have recently opened in the communities of Eden Prairie and Plymouth. MedExpress offers a broad scope of services, including urgent care, employer health services, and basic wellness and prevention services. The Arden Hills center would be open daily from 8:00 a.m. to 8:00 p.m. Senior Planner Bachler stated the proposed site design orients the clinic towards the other buildings within the Arden Plaza retail center with the main entrance located at the southeast corner of the building. Surface parking with a total of 29 stalls would be located on the south side of the lot and would be mostly screened from County Road E by the building and landscaping improvements. Sidewalks have been provided to create pedestrian connections with the public sidewalk on County Road E and the internal retail center sidewalks. Senior Planner Bachler commented 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. Senior Planner Bachler stated if 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