01-03-24 PC Minutes - Laserfiche WebLink

Home Browse Search

ARDEN HILLS PLANNING COMMISSION – January 3, 2024 4 Senior Planner Fransen stated the Applicant has submitted a land use application for Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review, proposing to redevelop a 1.26-acre site located at 3751 Lexington Avenue N. The Subject Property is currently owned by CS&M Arden Hills LLC and the building was previously occupied by Arby’s restaurant which closed in early 2023. The Applicant is proposing to demolish the existing building and redevelop the site. Senior Planner Fransen explained the Applicant is proposing a one-story car wash tunnel building of approximately 5,400 square feet as well as 17 parking stalls with vacuums for self- serve use. The car wash proposal also includes two detached accessory structures for an attendant shelter and canopy as part of the drive-through design. The Applicant presented a concept plan at the City Council Work session on November 27, 2023. Councilmembers provided feedback on the building appearance and materials, parking, landscaping, lighting, fencing and other items. This commercial corridor 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. Senior Planner Fransen reviewed the surrounding area, the Plan Evaluation and provided the Findings of Fact for review: 1. The property located at 3751 Lexington Avenue N. 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 the development of one approximate 5,400 square foot exterior drive-through car wash on the Subject Property. 6. The Master and Final Planned Unit Development generally conforms to the requirements of the City Zoning Code and design standards. 7. Where the plan is not in conformance with the City Code, flexibility has been requested by the Applicant. 8. Flexibility through the PUD process has been requested in the following areas: landscaping, building positioning, building materials, transparency, drive-through facilities, lighting, and signage. 9. A public hearing for a Master Planned Unit Development, Final Planned Unit Development, and Conditional Use Permit request is required before the request can be brought before the City Council.