7A, PC 09-011, Master Planned Unit Development

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development. The result of that process was the adoption of the Guiding Plan for the B2 District and new design guidelines within the City's Zoning Code (www.ci.arden-hills.mn.us/b2district). The owners of the Arden Plaza retail center have significantly revised their original plans based on the Guiding Plan for the B2 District and the new design standards, and have resubmitted a proposal for redevelopment of the site. The project is being reviewed through the PUD process, which allows the City to grant flexibility within the typical zoning code requirements. Because the PUD process allows the City to be flexible with the typical design standards, deviations are not considered variances and the variance review criteria do not apply. However, the City is not required to grant the requested deviations if there is a rational basis for denial. This proposal technically includes four requests: 1. Master Planned Unit Development for Phases 1-3 of the Arden Plaza Redevelopment; 2. Final Planned Unit Development for Phase 1 of the Arden Plaza Redevelopment; 3. Preliminary Plat to subdivide the property into four lots; and, 4. Final Plat to subdivide the property into four lots. Traffic Study and Transportation Improvements The B2 District design standards allow the City to request a traffic study; however, a traffic study for the original proposal was completed in the fall of 2007, and the City completed a separate traffic study as part the Guiding Plan for the B2 District. Since these studies already provide traffic information, a new traffic study was not requested. The Guiding Plan for the B2 District includes a number of transportation improvements, most notably the addition of a traffic signal approximately half way between Lexington Avenue and Pine Tree Drive along County Road E and a center median along County Road E. The purpose of the traffic signal is to provide a controlled full access intersection for the Arden Plaza property and for future redevelopment on the former Holiday Inn property. The City is reviewing this project for incorporation into the City's Capital Improvement Plan (CIP). Both of the traffic studies have indicated that current traffic levels would not warrant a new traffic signal. Despite the delays in exiting the Arden Plaza property during the PM peak hour, neither of the traffic studies indicated that traffic levels would support a new traffic light with a partial redevelopment of the Arden Plaza property. Ramsey County has reviewed the proposal and the traffic studies, and they are not supportive of a new traffic signal with phases one or two. Ramsey County approval would be needed before a traffic signal could be installed. As more redevelopment occurs, the need for a traffic signal is more likely to occur. A future traffic signal will require mutual planning and financial involvement from the benefiting property owners. In the case of this proposal, a condition that links phase three to a future traffic City of Arden Hills City Council Meetingfor July 13, 2009 \\Metro-inet,us\ardenhills\Admin\Council\Agendas & Packet Information \2009\07-13-09 Regular\Packet Information \07-13-09 - Regular Meeting - Memo - Arden Plaza.doc Page 2 of7