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Findings of Fact: Staff offers the following eleven findings of fact for this proposal: 1. The applicant is requesting approval of a Master and Final PUD for the redevelopment of the McDonald's restaurant at 1313 County Road E. 2. The PUD process allows for flexibility within the City's regulations through a negotiated process with a developer. 3. The subject property is located in the B2 General Business District. 4. The proposed redevelopment is a permitted use in the B2 District. 5. The City has adopted the Guiding Plan for the B2 District that outlines future development principals for the area. 6. The City has adopted design standards for the B2 district within the Zoning Code. 7. The Master PUD and Final PUD are in substantial conformance with the requirements of the City's Zoning Code and design standards. 8. The Master PUD and Final PUD are in substantial conformance with the Guiding Plan for the B2 District. 9. The Master PUD and Final PUD are in substantial conformance with the City's Comprehensive Plan. 10. Where the plan is not in conformance with the City's Zoning Code, flexibility has been requested by the applicant and /or conditions have been placed on an approval that would mitigate the nonconformity. 11. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Recommendation After a careful review of the proposal, staff is recommending approval based on the findings of fact subject to the following twelve conditions: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. Final plans shall be subject to approval by the Fire Marshall prior to the issuance of any building permits. 3. Final grading, drainage, and utility plans shall be subject to approval by the Public Works Director prior to the issuance of any building permits. 4. The proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, Ramsey County and City Right of Way, and City Erosion and Sediment Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any building permits. City of Arden Hills Planning Commission Meeting for January 5, 2011 Page 7 of 9