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Attorney, the City cannot require land dedication for a County Road since the impact described by the County is not entirely related to this particular proposal. Furthermore, this intersection improvement is not part of the County's transportation improvement plan, which is also necessary to require a land dedication. However, the applicant has adjusted their plans to accommodate this future right-of-way need. A minor alteration may be needed for the retaining wall, but the proposed landscaping and gateway sign would not be impacted by an expanded turning lane and potentially relocated sidewalk. If and when this right-of-way is needed, it would have to be purchased from the property owner. Findings of Fact: This project includes four requests: the Master PUD, the Final PUD for Phase I, the Preliminary Plat, and the Final Plat. Phase I includes the proposed Walgreen's building and the complete landscaping, signage, drainage, utility, and other plans for the entire site (Initial Phase Development Plan in appendix E). When a Final PUD is submitted for Phases I and II, comments related to those buildings will be addressed at that time. Staff offers the following eleven findings of fact for this proposal: 1. The applicant is requesting approval of a Master PUD, Final PUD for Phase I and a Preliminary and Final Plat for the Arden Plaza property. 2. The PUD process allows for flexibility within the City's regulations through a negotiated process with a developer. 3. The Arden Plaza property is located in the B2 General Business District. 4. The proposed redevelopment is a permitted use in the B2 District. 5. The City has adopted the Guiding Plan for the B2 District that outlines future development principals for the area. 6. The City has adopted design standards for the B2 district within the Zoning Code. 7. The Master PUD and Final PUD for Phase I are in substantial conformance with the requirements of the City's Zoning Code and design standards. 8. The Master PUD and Final PUD for Phase I are in substantial conformance with the Guiding Plan for the B2 District. 9. The Master PUD and Final PUD for Phase I are in substantial conformance with the City's Comprehensive Plan. 10. Where the plan is not in conformance with the City's Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 11. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. City of Arden Hills Planning Commission Meeting for June 3, 2009 IlMetro-inet.uslardenhillsOanninglPlanning Cases 12009109-011 Arden Plaza PUD and Plat (pending)1060309 - PCReport -Arden Plaza - Master PUD.doc Page 14 of 17