CCP 03-26-2001 - Laserfiche WebLink

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ARDEN HILLS PLANNING COMMISSION - MARCH 7, 2001 6 m) Easements & Utilities. There are a total of eight easements on the site. Utility lines are required to be underground in all development within the Gateway Business District by the Zoning Ordinance, There are abandoned water and sewer lines running east to west through the property. There is also an abandoned gas main filled (presumed) with concrete running north to south across the west edge of the property, . Ms. Chaput advised that the Gateway Business District was, "., .established specifically to provide a flexible framework for the development of the area of the City generally located in the northeast quadrant of the interchange at 1-694 and I-35W", She explained that the purpose of a PUD is to relax the strict application of standard zoning and subdivision requirements to realize benefits of custom site design. However, the Zoning Ordinance language is vague regarding flexibility of standards within a PUD, Therefore, past PUDs have been evaluated according to the underlying zoning and proposed "flexibility" to the Zoning Ordinance language has been addressed through a variance review as part of the PUD, Ms, Chaput explained that the "flexibility" issue as it relates to PUD consideration and advised that according to the City Attorney, it is not same as a variance consideration. She reviewed the requested variances and findings as follows: 2. Requested Variances and Findings To avoid redundancy, each variance request does not impair the health, safety, comfort or general welfare of the public. Each request also meets the spirit and intent ofthe Comprehensive Plan and Gateway Business Zoning District by allowing, ",.. development that will create an attractive environment and a positive image for the site..," and . "., .promoting high quality, unified, large-scale development.,,", The requested variances may be sUflllllarized as follows: a) Maximum office component requirement be increased from 50% to 100% (Zoning Ordinance Section 5 (M) #3 (a)). i, A traffic study completed for the District, outlining maximum traffic by a certain type of build out, and the Welsh Development was restricted in its use, with approvals for variances (P.C, #97-06) for less office space and greater warehouse. These restrictions have been put in place so that the future development of the comer property could increase the amount of permitted office space and have a prominent image; and 11. The proposed use is a reasonable use for the property and can be accommodated due to regulations placed on other developments in the District in the past, b) Minimum building size reduced from 20,000 square feet to 6,000 square feet (Zoning Ordinance Section 5 (M) #5 (a) #4 (a)). j, The applicant is requesting a smaller building size for marketing reasons. Depending on the tenants, buildings may be on individual parcels or part of a larger whole. The applicant wants the flexibility of marketing the site to potentially smaller tenants (ex. banks) within a predominately office-oriented complex; and 11. The proposed building size is reasonable for the uses being proposed and flexibility in building size should be permitted to allow for, ",. ,mix, relationship and intensity of uses and buildings (that) will be compatible and complimentary both internally and . with adjacent uses",