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modifications freshen up the Arden Square pavement and sidewalks to capture more parking efficiency, which in turn will help lease the vacant space to a quality tenant. In addition, this proposed development concept improves the property’s storm water management system. The Rice Creek Watershed District requires storm water runoff rate control for the 2, 10, and 100 year rainfall events as well as infiltration and water quality treatment, which we propose to accomplish in a subsurface infiltration basin. This basin is shown as a heavy dark line on the enclosed sheet C1. The work will also improve storm water handling from the roof drains by connecting them via underground storm pipe to the catch basin at the property’s southeast corner. This scope of work will require approximately 60 days to complete. The Owner intends to use McGough Construction to complete the work. The Owner has funds in hand to pay for the proposed improvements. If approved by the City, work will begin as soon as weather allows in the Spring/Summer 2016. Requested modifications from applicable zoning regulations: The development concept proposes no modifications in zoning districts or subdivision regulations. The Owner does request approval of the following modifications from the applicable zoning regulations: This application proposes to replace the prior existing sixteen foot (16’) pylon sign (city approved in site plan for TCF Bank from 1992) with a new, more attractive monument sign for the building’s tenants. See enclosed drawings on A1 Site Plan for design and materials. The Owner respectfully requests a modification from the applicable zoning regulation – which limits height to ten feet (10’) – to approve instead a compromise height of thirteen feet (13’), which is halfway between the replacement sign and the current regulations. Note the design also applies this grandfathered replacement compromise 30% increase to the sign square footage. This application proposes a landscape lot coverage of 15%, while the applicable zoning regulation requires 20% coverage. Instead of reaching the 20% coverage, the proposed development uses that site area to provide additional parking, the number one priority of leasing consultants in recommendations on how best to position the property for a top quality tenant to lease the now vacant space once occupied by TCF Bank. Ownership believes this request is moderated by a number of factors: The site benefits from 14 mature trees, including one beautiful 12’ crab apple at County Road E. All trees will remain, and additional trees and shrubs will be planted, per attached L1 Landscaping Plan. Improvements to the site’s storm water handling will vastly improve existing conditions. Lastly, the improved aesthetic of the property’s new site surfaces, monument sign, trash