CCP 10-18-1994 - Laserfiche WebLink

Home Browse Search

. , Arden Hills Business Park PUD Page 6 . Everest is eager to explore all options to improve access to the property. We do not believe that the potential bridge crossing would substantially improve the marketability of the property in the near future, but, this connection could offer some longer term benefits. That potential improvement is not shown on the preliminary concept plan, but, could be added in future refinements if the benefits are clear and tangible. PURPOSE OF THE PLANNED UNIT DEVELOPMENT The planned unit development approach to zoning gives both the City and the developer a tool to tailor zoning requirements to accomplish development objectives. In this case, the City has recognized that the Arden Hills Business Park has the potential to greatly increase the city's tax base. The developer also has an interest in maximizing the development potential of this property In addition to these economic goals, both the City and the developer have a stake in creating a strong, .corporate campus. image within this park. The key to the success of the PUD is in balancing these objectives. Standard zoning regulations are designed to apply to any lot and they impose minimum requirements uniformly throughout the zoning district. The PUD approach, in contrast, allows both the City and the Developer to modify the underlying zoning standards to respond to the unique characteristics, opportunities and constraints presented by this specific site. In particular, the image of this property from the freeway corridors is vitally important. The PUD will emphasize the urban design commitment. to this highly visible edge. Greater emphasis and attention will be focused on architectural and landscape treatment here and other areas exposed to public view. Flexibility in the approach to designing service areas will yield greater efficiency in . development process. This will be accomplished through a combination of site planning and development standards. Through the PUD, the Developer will strive to maximize the amount of office use on the subject property. In particular, the Concept Plan reserves the prime portion of the site for a .signature building or buildings. that will be an office use. This might be a corporate headquarters, or similar building. However, the Developer is intimately familiar with the current market conditions and needs the flexibility to build and market some buildings that contain a larger percentage of industrial use than the Gateway Zoning District currently allows. The Developer also recognizes the need to accommodate some maufacturing, production, fabrication, assembly and processing uses that are not currently authorized in the Gateway Business District. All of these activities will be contained wholly within a building and will meet all applicable environmental standards established by the MPCA. Consequently, the PUD provides the opportunity to meet the underlying objectives related to overall percentage of office and ensure that it is placed on the site where it will have maximum impact. By authorizing flexibility, it will also allow the Developer and the City to take advantage of current market conditions, begin to establish a development presence and build the tax base. The second key advantage offered by the PUD approach relates to process. Through the City's participation in the master planning process and in the preparation and adoption of the design framework manual, governing all of the physical design elements within the park, the City will play a major role in ensuring the quality of the development. Once these tools are in place, the Developer will be able to structure deals and pursue opportunities with a clear sense of the design requirements. As long as the developer follows the master plan and design framework manual, . development can proceed with only an administrative review by the City.