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City of Arden Hills City Council Meeting for October 31, 2016 P:\Planning\Planning Cases\2016\PC 16-024 - Arden Plaza - 1150 County Road E - Final PUD\Memos_Reports_16-024 Page 6 of 9 The Design Standards allow the City to reduce the façade transparency requirements where privacy concerns warrant. The use of the building as a medical clinic presents privacy concerns for patients, and the Planning Commission believed a reduction in window transparency was reasonable. The building would still include simulated windows on all façades to add visual interest. The Planning Commission recommended as a condition of approval that simulated windows be light grey or another similar color to match the appearance of the transparent glass. The Planning Commission was supportive of allowing for additional wall signage to adequately identify the building and direct patients to the clinic. The City has given flexibility for signage through the PUD process for developments with similar orientation, including the Walgreens Pharmacy and the Lexington Station development. Walgreens was allowed a total of 156 square feet of wall signage, and the two corner tenants at Lexington Station (Starbucks and Noodles & Company) were each permitted 140 square feet of signage. The Planning Commission recommendation is to allow MedExpress a maximum of 150 square feet of wall signage. Findings of Fact The Planning Commission reviewed Planning Case 16-024 at their regular meeting on October 5, 2016. Draft minutes from the meeting are included in Attachment J. The Planning Commission offers the following findings of fact for consideration: 1. MedExpress has requested approval of a Final PUD for Phase II of the Arden Plaza Master PUD at 1150 County Road E West. 2. The original Master PUD for the development was approved in Planning Case #09-011. Subsequent PUD Amendments were approved in Planning Case #11-016 and Planning Case #15-002. 3. The applicant has proposed to construct a 4,733 square foot neighborhood medical clinic and associated site improvements. 4. The development proposal is in substantial conformance with the approved Arden Plaza Master PUD and the site improvement requirements contained therein. 5. The Arden Plaza retail center and the Phase II development site are located in the B-2 General Business District. 6. The City has adopted the Guiding Plan for the B-2 District that outlines future development principals for the area. 7. The City has adopted Design Standards for the B-2 District within the Zoning Code. 8. The Final PUD for Phase II is in substantial conformance with the requirements of the City Code. 9. The Final PUD for Phase II is in substantial conformance with the Guiding Plan for the B-2 District. 10. The Final PUD for Phase II is in conformance with the City’s Comprehensive Plan. 11. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer.