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05-03-2017 PC
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<br />_____________________________________________________________________________________________ <br />City of Arden Hills <br />Planning Commission Meeting for May 3, 2017 <br />P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final <br />PUD\Memos_Reports_17-012 <br /> <br />Page 2 of 9 <br />never constructed and the approval has since expired. A Variance was needed in this case to <br />allow the parking area to encroach within the five-foot setback from the side property line. Staff <br />has recommended that CSM apply for the proposed parking expansion through the PUD process <br />given that the properties currently function as a planned unit development and in order to clean <br />up the past planning case history for the site. <br /> <br />1. Overview of Request <br /> <br />CSM has requested a Master PUD that would cover the four lots within the existing Arden Hills <br />Corporate Center and a Final PUD for the construction of additional parking stalls to meet the <br />needs of their existing tenants. The proposed parking expansion would include new stalls located <br />in several areas throughout the properties. Parking would be accessible to all tenants within the <br />development: <br /> <br />• 14 stalls along the western side of Parcel 1 <br />• 8 stalls in the northwestern corner of Parcel 2 <br />• 22 stalls along the southwestern side of Parcel 2 <br />• 15 stalls in the northwestern corner of Parcel 3 <br /> <br />The applicant has submitted a development plan set including an overall site plan, grading plan, <br />and landscape plan (Attachment C). <br /> <br />2. Planned Unit Development (PUD) Process: <br /> <br />The Planned Unit Development process is a tool that provides additional flexibility for <br />development that an underlying zoning district would not otherwise allow. For example, a PUD <br />may make exceptions to setbacks, lot coverage, parking requirements, signage, or landscaping <br />requirements. It is intended to overcome the limitations of zoning regulations and improve the <br />overall design of a project. While the PUD process allows the City to negotiate certain aspects of <br />the development, any conditions imposed on the PUD must have a rational basis related to the <br />expected impact of the development. A PUD cannot be used to permit uses that would not <br />otherwise be permitted in the underlying zoning district. <br /> <br />If a PUD is comprised of multiple lots, it is often treated as one continuous development. The <br />development as a whole would be expected to meet the landscaping and structure coverage, and <br />other similar requirements. For example, one property in the PUD may have 60 percent building <br />coverage, but the development as a whole may not exceed 50 percent building coverage to <br />maintain conformance with the underlying zoning district. <br /> <br />The PUD development process is often comprised of multiple steps. The first step is the Master <br />PUD, which is a detailed concept plan for the entire development outlining the individual phases <br />over a period of time. A Final PUD proposal is then submitted prior to the development of each <br />phase of the project. In this case, The Master and Final PUD are being applied for concurrently
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