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