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ARDEN HILLS CITY COUNCIL – APRIL 25, 2016 6 <br /> <br />and perennial plantings at the County Road E entrance driveway and new parking lot landscape <br />islands. <br /> <br />Senior Planner Bachler reported that the project will require a separate permit from the Rice <br />Creek Watershed District (RCWD) because of the increase in impervious surface coverage. Arden <br />Square will improve existing stormwater management on the site to comply with RCWD <br />regulations on rate control and water quality. This would be accomplished with a new subsurface <br />basin and EcoStorm Plus structure that will capture the majority of the runoff from the property <br />and allow for a slower release of stormwater into the City’s sewer system. Currently, the property <br />does not include any rate control or water quality facilities to manage runoff. <br /> <br />Senior Planner Bachler stated that the Special Requirements for the B-2 General Business <br />District in Section 1320.085 of the Zoning Code state that Site Plans approved for properties <br />before November 24, 2008, will remain in effect, but that the PUD process will be used for any <br />future site amendments. In this case, a Master and Final PUD are required for the proposed site <br />modifications. <br /> <br />Senior Planner Bachler noted that the PUD process is a tool that provides additional flexibility <br />for development that an underlying zoning district would not otherwise allow. For example, a <br />PUD may make exceptions to setbacks, lot coverage, parking requirements, signage, building <br />materials, or landscaping requirements. It is intended to overcome the limitations of zoning <br />regulations and improve the overall design of a project. While the PUD process allows the City to <br />negotiate certain aspects of the development, any conditions imposed on the PUD must have a <br />rational basis related to the expected impact of the development. <br /> <br />Senior Planner Bachler reviewed the Plan Evaluation and offered the following Findings of <br />Fact: <br /> <br />1. The property at 1160 County Road E West is located in the B-2 - General Business Zoning <br />District and in Sign District 4. <br />2. Section 1320.085 of the Zoning Code states that Site Plans approved for properties in the <br />B-2 District before November 24, 2008 will remain in effect, but that the PUD process <br />will be used for any future site amendments. <br />3. Arden Square, LLC has requested a Master and Final PUD at 1160 County Road E West <br />to amend the Site Plan approved for the property in Planning Case 92-016. <br />4. The proposed Master and Final PUD includes expanding and rearranging the property’s <br />drive lanes and parking spaces, and installing a new monument sign, trash enclosure, <br />bicycle racks, and stormwater management system on the property. <br />5. The City has adopted the Guiding Plan for the B-2 District that outlines future <br />development principals for the area. <br />6. The City has adopted Design Standards for the B-2 District within the Zoning Code. <br />7. The proposed Master and Final PUD is in substantial conformance with the requirements <br />of the City’s Zoning Code. The applicant has requested flexibility for landscape lot <br />coverage of 14.6 percent where the zoning regulations require a minimum of 20 percent <br />coverage. <br />8. The proposed Master and Final PUD is in conformance with the Guiding Plan for the B-2 <br />District.