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_____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 2 of 9 never constructed and the approval has since expired. A Variance was needed in this case to allow the parking area to encroach within the five-foot setback from the side property line. Staff has recommended that CSM apply for the proposed parking expansion through the PUD process given that the properties currently function as a planned unit development and in order to clean up the past planning case history for the site. 1. Overview of Request CSM has requested a Master PUD that would cover the four lots within the existing Arden Hills Corporate Center and a Final PUD for the construction of additional parking stalls to meet the needs of their existing tenants. The proposed parking expansion would include new stalls located in several areas throughout the properties. Parking would be accessible to all tenants within the development: • 14 stalls along the western side of Parcel 1 • 8 stalls in the northwestern corner of Parcel 2 • 22 stalls along the southwestern side of Parcel 2 • 15 stalls in the northwestern corner of Parcel 3 The applicant has submitted a development plan set including an overall site plan, grading plan, and landscape plan (Attachment C). 2. Planned Unit Development (PUD) Process: 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, 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. 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 and structure coverage, 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. The PUD development process is often comprised of multiple steps. The first step is the Master PUD, which is a detailed concept plan for the entire development outlining the individual phases over a period of time. A Final PUD proposal is then submitted prior to the development of each phase of the project. In this case, The Master and Final PUD are being applied for concurrently