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ARDEN HILLS PLANNING COMMISSION – April 6, 2016 9 14.6 percent where the zoning regulations require a minimum of 20 percent coverage. Secondly, the proposed County Road E monument sign would exceed the maximum height and sign copy area permitted in Sign District 4. Site Data Land Use Plan: Community Mixed Use Existing Land Use: Commercial Zoning: B-2: General Business District Current Lot Sizes: 48,000 square feet Topography: Relative flat Senior Planner Bachler reviewed the surrounding area and the Plan Evaluation. Senior Planner Bachler provided the Findings of Fact for review: 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. 9. The proposed Master and Final PUD is in substantial conformance with the requirements of the City’s Sign Code. The applicant has requested flexibility to install a monument sign that exceeds the height, sign copy area, and total sign area requirements for Sign District 4. 10. The proposed Master and Final PUD 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. Where the plan is not in conformance with the City’s Zoning or Sign Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 12. The proposed Master and Final PUD is not anticipated to create a negative impact on the immediate area or the community as a whole.