11-26-07 Item 7A, PC 07-018 3527 Lexington Ave Redevelopment

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3. Planned Unit Development (PUD) Process: The Planned Unit Development (PUD) process is often a two step process; however, it can vary depending on the project. The fIrst step is usually the Master PUD, and the second step is usually the Final PUD. In some instances, the Final PUD or a portion of the Final PUD is reviewed in combination with the Master PUD. In other instances, the development is separated into phases over a period of time. The Arden Plaza redevelopment proposal is a hybrid version of these two options, which is permissible, The PUD process is a tool that provides additional flexibility for developments that an underlying zoning district would not otherwise allow. For example, a PUD may change the setbacks, lot coverage, lot sizes, parking requirements, signage, building height, building materials, landscaping requirements, etc. The PUD process cannot be used to permit uses that would not otherwise be permitted in the underlying zone. The process is meant to create a better development than the standard regulations would otherwise allow, and it is meant to be flexible. While each PUD process is unique, it is a common processed used by many cities, counties, and townships, The PUD process allows the City to negotiate design aspects of the development; however, any conditions imposed on the PUD should have a rational basis related to the impacts of the development and/or any requested deviations from the City Codes. For example, if a developer asked for a reduction in the required number of parking spaces, the city could reasonably ask for increased pedestrian facilities, bike racks, and other related amenities that offset the lost parking. However, the conditions should not create a contradiction that forces a denial ofthe application. For example, if a city were to require additional green space beyond the normal regulations but that request directly caused the required parking spaces to be reduced, the city should then not deny the application based on a lack of parking, If a property is subdivided into multiple properties during the PUD process, it is still often viewed as one contiguous development. The development as a whole would be expected to meet the landscaping, stormwater, and other similar requirements, For example, one property in the PUD may have 40 percent building coverage; however, the development as a whole does not exceed 25 percent building coverage to maintain conformance with the underlying zone. In order to maintain shared amenities such as landscaping and stormwater ponds, the development is required to create a legal entity to manage and maintain the shared amenities, This is a common feature in townhome and multi-tenant business developments. During the Master PUD stage, the City works with the applicant to set an overall design framework or standard for a proposed development, which generally includes the design standards, the size ofthe development, and what, if any, deviations from the underlying zoning district will be permitted. Once the Master PUD is approved, the applicant then City of Arden Hills City Council Work Session for November 13, 2007 \\Metro-inet.uslardenhills\PlanninglPlanning Cases\2007\07-018 Arden Plaza PUD (In Review)1111307 - CC Report Work Session - Arden Plaza - Master PUD.doc Page 3 of 10