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City of Arden Hills City Council Meeting for November 27, 2017 P:\Planning\Planning Cases\2017\PC 17-024 - PUD Amendment - Arden Square - 1160 County Road E\Memos_Reports_17-024 Page 2 of 5 Background In 2016, the City approved a Master and Final PUD for 1160 County Road E for modifications to the drive lanes and parking lot, a new monument sign and trash enclosure, and enhanced landscaping (Planning Case 16-003). At this time, the property owner also completed renovations to the front building façade, including 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. As part of the approval for Planning Case 16-003, Arden Square was required to submit a PUD Amendment application with proposed site modifications for a fast food restaurant to use the existing drive-thru lane. This requirement was put in place to ensure that traffic circulation and design concerns could be addressed before a business occupied the tenant space. Arden Square is currently in negotiations with Dunn Brothers Coffee to occupy the vacant 4,500 square foot tenant space in the building. Several site modifications are needed to add a drive-thru lane on the west side of the building for the tenant. A parking lot island on the north side of the site would be shifted east and new curb would be installed to create a drive-thru stacking area for up to seven vehicles. The existing drive lane on the west side of the parking lot would be converted to one-way only and the parking stalls in this area would be restriped as diagonal stalls. Drive-thru traffic could exit at the southwest corner to the adjacent Arden Plaza retail center, or circulate around the south and east side of the building. Additional improvements would include a patio seating area outside of the Dunn Brothers tenant space. New wall signage is proposed for the north and south building walls. The wall sign on the north façade would be 43.5 square feet in area and the sign on the south façade would be 90.4 square feet. Dunn Brothers would use the existing multi-tenant sign on County Road E for freestanding signage. The proposed site plan is included in Attachment D and the sign plan in Attachment E. Plan Evaluation The property at 1160 County Road is located in the B-2 Zoning District and operates under an approved PUD. The PUD process is a tool that provides flexibility for development that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, or parking requirements. It is intended to overcome the limitations of zoning regulations and improve the overall design of a project. While the City may negotiate aspects of the development, any conditions imposed on the PUD must have a rational basis related to the expected impact of the development. A full evaluation of the proposal was presented to the Planning Commission on November 8, 2017. The staff report to the Planning Commission on this case is provided in Attachment F and includes an analysis of the development plans and where flexibility is needed.