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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 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. Direction 2040 Comp. Plan Land Use Zoning Existing Land Uses North COM - Commercial B-3 Service Business District Service Station/Retail/Mixed- Use, Multi -tenant Buildings Vacant Pace Industries Site South COM - Commercial B-3 Service Business District and Retail/Grocery Store West CMU - Community Mixed B-4 Retail Center District Retail and Other Commercial Use Uses Discussion Concept Plan Proposal The Applicant has provided a conceptual site plan and example elevations and renderings of the proposed redevelopment. From staff s initial review of the concept site plan it does appear that setback requirements for the B-3 District and parking have been met. However, it should be noted that in Section 1325.05 Subd. 8, E it states "at least fifty percent (50%) of the largest building on each site shall be constructed at the front setback line." The proposed building positioning is approximately 75 feet. City code requires at least 75% of the exterior building materials should be made of brick masonry, tile masonry, natural stone or its synthetic equivalent, decorative concrete plank, transparent glass or any combination thereof. Trim and other accent or decorative features may be metal, wood, split faced block, EIFS, or stucco. Undesirable materials include simulated brick, vinyl or aluminum siding, sheet or corrugated metal siding, plain concrete blocks or panels, brightly colored metal roofing or canopies, pre -cast tilt -up walls, and mirrored or reflective glass. Additionally, businesses within the B-3 District for transparency requirements shall have 50% of all first level building fagades that front a public street comprised of transparent windows or doors in order to allow views of interior uses and activities. The Applicant as part of the concept review has not provided the specific detail on percentage of building materials or transparency. Their narrative indicates that flexibility would not be requested for exterior materials, but may be sought for transparency requirements and signage. Page 2 of 3