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ARDEN HILLS PLANNING COMMISSION—August 3,2011 2 City Planner Meagan Beekman stated the applicant has requested approval of an amendment to the Final PUD for Phase I of the Arden Plaza Master PUD, and a Preliminary and Final Plat to subdivide the property into three parcels. City Planner Meagan Beekman noted the Master PUD Concept Plan was approved in June 2009. She reviewed the three phases of the project. A final PUD for Phase I was also approved in June 2009. Since the approval, Walgreen's has removed itself from the project and it has been replaced by a CVS pharmacy. City Planner Meagan Beekman reviewed the Phase I Site Plan with the modifications since approval. City Planner Meagan Beekman provided drawings of the building elevations and reviewed the landscaping plan. The driveway details were reviewed. Of the 46 design standards for the B-2 District, 44 are met or exceeded by Phase I of the proposal. Phases II and III will be reviewed as the applications are received. 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. 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 132 district within the Zoning Code. • 7. The Master PUD and Final PUD for Phase I are in substantial conformance with the requirements of the City's Zoning Code and design standards. 8. The Master PUD and Final PUD for Phase I are in substantial conformance with the Guiding Plan for the B2 District. 9. The Master PUD and Final PUD for Phase I 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. Because this application would be amending the already approved Development Agreement, only those conditions that relate to the amended items are addressed in the conditions of approval. Staff is recommended approval based on the findings of fact subject to the following six conditions: 1. The applicant shall continue to abide by the conditions of all previous Master PUD and Final PUD for Phase I,permits, and reviews, except as hereinafter amended. 2. 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. 3. The applicant shall file the Final Plat with Ramsey County within 180 days of the approval from the City.