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ARDEN HILLS PLANNING COMMISSION – February 4, 2026 10 12. The proposed use is not anticipated to create a negative impact on the immediate area or the community as a whole. 13. The proposed plan will not produce any permanent noise, odors, vibration, smoke, dust, air pollution, heat, liquid, or solid waste, and other nuisance characteristics. 14. The proposed plan is not expected to have significant impact on traffic or parking conditions. 15. A public hearing is not required for site plan review. 16. Property owners within 500 feet of the subject property were notified of the application as established in city code. Variance Findings: 17. The Applicant is seeking variances from design standards in Section 1325.06 related to required parking location, parking islands, landscaping, boulevard trees, and window and door openings. 18. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 19. The proposed is in harmony with the general purpose and intent of the ordinance. 20. The proposed is a reasonable use of the property that would not be allowed under the rules of the Zoning Code without the requested variance. 21. The proposed would not alter the essential character of the neighborhood. 22. The variance request is not based on economic considerations alone. 23. A public hearing is not required for variance requests Senior Planner Fransen reviewed the motion options available to the Planning Commission for Planning Case 25-016 for a site plan review and variance to establish a retail sales use at 3628 Connelly Avenue: 1. Recommend Approval with Conditions 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the Community Development Director, shall require review and approval by the Planning Commission and City Council. 2. The proposed parking area shall conform to all other regulations in the City Code. 3. A Building Permit shall be obtained for alterations to the existing principal structure. 4. All light poles, including base, shall be shoebox style, downward directed, with high pressure sodium lamps or LED and flush lenses. Other than wash or architectural lighting, attached security lighting shall be shoebox style, downward directed with flush lenses. In addition, any lighting under canopies (building entries) shall be recessed and use a flush lens. 5. A Right-of-Way permit shall be obtained from the City’s Engineering Department prior to working in the right-of-way including, but not limited to parking lot resurfacing, driveway apron installation, and installing curb and gutter. 6. Curb and gutter must be installed according to the City’s standard plate. 7. A Grading and Erosion permit shall be obtained from the City’s Engineering Department prior to commencing any grading, land disturbance or utility activities greater than 2,500 square feet. The Applicants shall be responsible for obtaining any permits necessary from other agencies, including but not limited to Rice Creek Watershed District and Ramsey County prior to the start of any site