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partnership. If the project is approved, the gateway sign agreement would be incorporated into the development agreement. 4. Transportation Traffic studies were completed in both 2007 and 2008 looking at the full build out of the Arden Plaza property, as well as the former Holiday Inn property to the north. The application at this time does not propose any alterations to the internal transportation plan as is laid out in the previously approved Master PUD. Improvements will be made at both the County Road E and Lexington Avenue access points. In addition, provisions will continue to be made for a possible future stop light on County Road E. The internal traffic circulation within the Arden Plaza property is designed to emulate a grid pattern that creates four -way intersections as people enter and exit the site. The purpose of the grid pattern is to allow people to efficiently move throughout the site, minimizing conflict points, and to leave open the possibility of extending the entrance to the west in the event that a future traffic light is installed in front of the TCF Building. 5. Building Official, Fire Marshal, and City Engineer Review The Building Official, Fire Marshal, and City Engineer have reviewed the proposed application. While specific comments are still being generated, none had significant concerns about the project. Findings of Fact This project includes three requests: an amendment to the Final PUD for Phase I, the Preliminary Plat, and the Final Plat. Phase I includes the proposed CVS Pharmacy building, the create of a grasses building pas site for Building 2, driveway improvements at County Road E and Lexington, and implementation of the stormwater improvements throughout the site (Attachment C). When a Final PUD is submitted for Phases I and II, comments related to those buildings will be addressed at that time. Staff offers the following eleven findings of fact for this proposal: 1. The applicant is requesting approval of an amendment to the Final PUD for Phase I and a Preliminary and Final Plat for the Arden Plaza property. 2. The PUD process allows for flexibility within the City's regulations through a negotiated process with a developer. 3. The Arden Plaza property is located in the B2 General Business District. 4. The proposed redevelopment is a permitted use in the B2 District. City of Arden Hills Planning Commission Meeting for August 3, 2011 P: IPlanning\Planning Cases12011111 -016 - Arden Plaza - PUD Amendment (Pending108- 03 -11- PC Report - Arden Plaza - PUD Amendment.docx Page 8 of 10