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Page 3 of 9 In the B-3 zoning district, proposals for new construction, redevelopment of a site, and significant modifications to existing sites shall use the Planned Unit Development (PUD) process. A PUD promotes the development of land in a unified manner by treating the entire development as a single entity. The purpose of the PUD process is to achieve a higher quality and better project than would otherwise be possible if the strict application of the zoning and subdivision requirements were met. The proposed lots are within the Red Fox/Grey Fox/Lexington Avenue Business Area which is discussed in the Land Use Chapter. This area includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway. This area is used by a number of small and large businesses for a variety of retail, manufacturing, distribution, warehousing, and office uses. This area was largely developed between the 1950s and 1970s, though the retail area along Lexington Avenue has had some new development and redevelopment in the last 15 years. This area is marked as an area of possible redevelopment in 2040. Comprehensive Plan The Subject Property is guided as Commercial (COM) in the Arden Hills 2040 Comprehensive Plan Land Use Chapter. The area is designated for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. A development intensity of intensity of up to 0.8 FAR may be allowed. According to the Comprehensive Plan the total area of the COM is 26 acres. Direction 2040 Comp. Plan Land Use Zoning Existing Land Uses North COM - Commercial B-3 Service Business District Retail/Fast Food Restaurant South COM - Commercial B-3 Service Business District Retail/Grocery Store West CMU - Community Mixed Use B-4 Retail Center District Retail and Other Commercial Concept Plan Proposal The Applicant is proposing to develop the parcels with two new buildings. Lot One would be developed with a full service car wash for Mister Car Wash. Lot Two would be a three-tenant building comprised of a fast-casual restaurant for Panera (+/- 3,500 sq. ft.), a dental clinic for Pacific Dental (+/- 3,000 sq. ft.), and a bank for Bank of America (+/-2,200 sq. ft.). The proposed development is planned for construction in 2022-2023. The Mister Car Wash building is proposed to be located on the western (interior) parcel, with the multi-tenant building on the eastern (corner) parcel. Subdivision – Intends to Comply The lot area requirements for the B-3 Zoning District are a minimum lot size of 13,000 square feet and 100 feet of lot width and 130 feet of lot depth. The Applicant has indicated flexibility will not be requested as part of this application for the proposed subdivision.