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ARDEN HILLS PLANNING COMMISSION – May 9, 2012 7 6. The Zoning Code specifies criteria for waiving the 1,320 feet separation requirement. 7. The proposal meets all criteria specified in the Zoning Code for waiving the 1,320- foot separation requirement. Conditional Use Permit Evaluation Findings 8. The proposal will not negatively impact traffic flow or parking on the site because the modifications to the parking are minimal, and the pharmacy is a pre-existing use. Furthermore, the site is sufficiently large, with traffic circulation patterns in place to handle large amount of traffic and parking demand. 9. The proposal will not permanently change noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste. 10. The proposal will not affect drainage on the property. 11. The proposal will not affect the population density on the property. 12. The proposal would not be incompatible with the other buildings in the B-3 Zone. 13. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 14. The park dedication requirement does not apply in this application. Signage Findings 15. The original PUD was approved for the following signage: Wall signage; 678 square feet; Monument sign: 100 square feet; Total: 778 square feet. 16. The City granted 40 square feet of additional signage in 2007. 17. The proposed sign plan would increase the amount of signage on the property by 163.54 square feet. The pharmacy sign on the front of the building would be replaced, and a new pharmacy sign would be located on the south side of the property. 18. There are no site conditions that exist that if additional signage is allowed will make the proposed or existing signage on the building reasonable visible from adjacent property. 19. The building and the services offered within it are reasonably visible to adjacent streets within the existing signage allotment for the property. 20. Additional signage will not result in a sign that is inconsistent with the purpose of the zoning district in which the property is located or the current land use. City Planner Meagan Beekman reviewed the Zoning Requirements. Currently there are three drive-up windows within 1,320 feet of property. City Planner Meagan Beekman stated notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents within one thousand (1000) feet of the subject property. Staff has not received any letters, emails, or telephone calls from property owners or occupants in regard to this planning case. Chair Larson questioned signage and asked how the square footage of the sign is measured. City Planner Meagan Beekman stated the size is determined by drawing the smallest possible box around the sign, in which the entire sign fits. The size of the sign is the dimensions of the box. Commissioner Zimmerman stated he was on the Commission at the time Cub was constructed and comparisons were made to adjacent projects for the signage size permitted. City Planner Meagan Beekman stated the previous signage was