12-06-23 PC Minutes - Laserfiche WebLink

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ARDEN HILLS PLANNING COMMISSION – December 6, 2023 18 A. Planning Case 23-020; 3737 Lexington Avenue North and 1133 Grey Fox Road – Crew Carwash – Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review – Public Hearing Community Development Director Jagoe stated the Applicant has submitted a land use application for Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review, proposing to redevelop a 2.48-acre site located at 3737 Lexington Avenue N. and 1133 Grey Fox Road. The Subject Property is currently owned by STORE Master Funding III, LLC. The site is currently developed with a vacant industrial building and associated parking lot. The Applicant is proposing to demolish the existing building and redevelop the site. The Subject Property would be combined and function as a single entity with shared site operations as part of the Planned Unit Development (PUD) with the phased development of the buildings. The Applicant is proposing two separate one-story carwash tunnel buildings. The first building would be an approximate 5,800 square foot exterior drive-through carwash to be constructed upon approval. The second building is an approximate 5,300 square foot interior drive-through carwash that the Applicant plans to construct three (3) to five (5) years after their customer base is established. Community Development Director Jagoe explained this area of the City includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway. A number of small and large businesses for a variety of retail, manufacturing, distribution, warehousing, and office uses are located in this area. 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. Staff commented further on the history of the subject property. Community Development Director Jagoe reviewed the surrounding area, the Plan Evaluation and provided the Findings of Fact for review: 1. The property located at 3737 Lexington Avenue N. and 1133 Grey Fox Road is designated for Commercial uses on the 2040 Comprehensive Plan. 2. New building construction or site modification identified requires the submittal of a Site Plan Review application prior to construction. 3. For proposals for new construction, redevelopment of a site, and significant modifications to existing sites a PUD is required. 4. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a Developer. 5. The Applicant has proposed a Master and Final Planned Unit Development for a phased development consisting of two separate one-story carwash tunnel buildings, one approximate 5,800 square foot exterior drive-through carwash and one approximate 5,300 square foot interior drive-through carwash that will function as a single entity on the Subject Property. 6. The Applicant has proposed a phased development plan with Phase I referred to as the Exterior Carwash to be constructed following the land use approvals herein and Phase II referred to as the Interior Carwash to be constructed approximately three (3) to (5) years