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Notice was published in the Shoreview-Arden Hills Bulletin and mailed to properties within 500 feet of the property for the August I, 2007, Planning Commission meeting. A new notice is typically not sent when applications are tabled. Staff has received a number ofletters and emails related to this application, which are included in Attachment 3C-3. Only the letters received since the September 5, 2007, Plarming Commission meeting are included with this report. The previous letters were into the record with the August and September 2007 reports. Staff Analvsis Staff provided a draft set of eighteen conditions in the August I and the September 5, 2007, plarming case memo. The draft conditions that were clearly incorporated into the proposed redevelopment plan have been removed to avoid repetition. The conditions focus on phase one, which is the proposed Walgreen's building. When site plan reviews for phases two and three are submitted, additional conditions for those phases can be applied at that time. Complicated development proposals rarely lend themselves to a clear answer on whether or not it should be approved. Traffic impacts, parking needs, building layouts, landscaping requirements, signage requests, the requested drive-through, and other impacts are all part of the evaluation. While a number of residents have expressed concern over a national chain potentially building in Arden Hills, the City does not have the authority to deny the application based on the potential tenants if the proposed use is a permitted use in that zone. The application should be reviewed based on the potential impacts ofthe proposed redevelopment. The Planning Commission needs to make on a finding on whether the proposed development will impose a significant negative impact on the community prior to making a motion. Ifthere is a significant negative impact that carmot be mitigated, that impact should be noted for the record. If the impact can be mitigated, a condition mitigating that impact should be included ifit already is not. Should the Planning Commission recommend approval of this application to the City Council, Staff proposes the following nineteen conditions be included with this proposal. I. Conformance with Plans. The project shall be completed in accordance with the revised plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Plarruing Commission and City Council. 2. Permit Timeline. The applicant shall obtain a building permit within one year of the Final PUD approval for phase one or the approval shall expire unless extended by the City Council prior to the approval's expiration date. City of Arden Hills Planning Commission Meetingfor October 3, 2007 C:\Documents and SettingsVackiefreppertILocal SettingslTemporary Internet Files10LKDJ\100307 - PC Report - Arden Plaza - Master PUD.doc Page 8 of 10