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ARDEN HILLS PLANNING COMMISSION – April 6, 2016 8 lanes under the existing building roof. Today, the 4,500 square foot space that was occupied by TCF Bank is vacant and the roof over the drive-up lanes has been removed. American Red Cross is the only tenant in the building and occupies approximately 5,000 square feet of space. Senior Planner Bachler commented that the proposed site modifications are part of a broader reinvestment in the property being undertaken by Arden Square in an effort to attract a new tenant to the building. In conjunction with the County Road E improvement project completed in 2015, the property owner agreed to close off two driveways that were replaced with one, 24-foot wide driveway. Arden Square also recently completed renovations to the front façade of the building. These improvements included the removal the mansard and gable roof on the west side of the building, increasing window and brick masonry coverage, and adding awnings and decorative lighting. Senior Planner Bachler explained that the proposed site improvements would modify the property’s drive lanes and parking stalls for a more efficient use of space. The existing parking area on the north side of the building would be rearranged to include two one-way drive aisles and angled parking stalls. One drive-up lane on the west side of the building would be retained while the remaining lanes would be removed and replaced with parking stalls. As a result of the project, the overall parking lot area would expand by 2,182 square feet and 21 additional parking stalls would be constructed. Other site modifications would include a new monument sign, a trash enclosure constructed with decorative rock face concrete block, bicycle racks, and updated pavement and sidewalk surfaces. Landscaping on the property would be enhanced as well with additional tree and perennial plantings at the County Road E entrance driveway and new parking lot landscape islands. Senior Planner Bachler indicated that the project includes an upgrade to the property’s stormwater management system. The Rice Creek Watershed District requires properties to manage runoff for different types of rainfall events and to provide on-site infiltration and water quality treatment. This would be accomplished through a new subsurface infiltration basin. On- site stormwater management would also be improved with the connection of building roof drains to the catch basin at the southeast corner of the property. 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 reported 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 noted that Arden Square has requested flexibility in two areas through the PUD process. First, flexibility would be needed for the proposed landscape lot coverage of