1F, Walgreens Concept Review and Transportation Discussion

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space, which is proposed to be removed. If this project moves forward as shown in the concept, there would be a net reduction of approximately 26,600 square feet. While it is certainly possible that there could be future redevelopment on the rest of the site, the current concept plan does not include any other redevelopment or new development. If a formal application is submitted, it would include landscaping, lighting, sign, architecture, utility, and other related plans. City Review Process and Regulations To help provide support for the City’s review process, we have retained Gary Hay and Thomas Dobbs of Hay Dobbs architecture and planning. Mr. Dobbs provided some input on the Guiding Plan for the B2 District as part of the City’s contract with MFRA. Mr. Hay will be in attendance at the work session. B2 Design Standards (Section 1325.05 Subd 8) On November 24, 2008, the City adopted design standards for the B2 District. This is a new set of regulations that were not in place during the previous review process. The adopted design standards do set a high bar for new development and redevelopment in the B2 District. If a formal application is submitted, these regulations are the foundation for the City’s review. Since all new development and redevelopment are subject to the Planned Unit Development (PUD) process, there is room for a negotiation. It is not uncommon for a developer to ask for leniency in some areas and the City to ask for a higher level of design in other areas. It is important for a City to prioritize what is important in terms of design and function and determine how much flexibility should be granted. Conformance and flexibility with the design standards is subject to City Council determination. To help facilitate this discussion, a copy of the B2 design standards is included in Attachment B. The other design standards in Section 1320 and 1320 of the Zoning Code also apply, which includes additional regulations for parking, landscaping, and screening. Guiding Plan for the B2 District Although the Guiding Plan for the B2 District is not formally adopted into the Zoning Code, the Zoning Code does reference that Plan and it is part of the overall review process. During the review process, applications will be evaluated based on their conformance with and advancement of the goals in the Guiding Plan. Copies of the Guiding Plan were distributed to the City Council in December and can also be downloaded online at www.ci.arden- hills.mn.us/b2district. City of Arden Hills City Council Work Session for January 20, 2009 \\Metro-inet.us\ardenhills\Planning\Planning Cases\2009\09-002 - Walgreen - Arden Plaza Concept Review\012009 - CC report - Walgreen's - Arden Plaza Concept Review.doc Page 2 of 3