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ARDEN HILLS PLANNING COMMISSION JUNE 5, 201310 safety, convenience and general welfare of the owners and occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; 6. Adjoining land values; 7. Park dedications where applicable; and the 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. Community Development Director Hutmacher provided the Findings of Fact for review: Zoning Code Amendment Evaluation Findings: 1. The property at 2 Pine Tree Drive is located in the B-2 Zoning District. 2. The proposed use is compatible with the other uses in the B-2 District. 3. The proposed use is consistent with the stated purpose of the B-2 District. Conditional Use Permit Evaluation Findings: 1. The proposed use will primarily occupy the building and parking areas after normal business hours which will allow shared parking with weekday office users. 2. The proposal will have minimal impacts on noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid and solid waste. 3. The proposal will not affect drainage on the property. 4. The proposal will not affect the population density on the property. 5. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 6. The park dedication requirement does not apply in this application. Community Development Director Hutmacher recommended approval of Planning Case #13-008 for a Zoning Code Amendment and Conditional Use Permit at 2 Pine Tree Drive. Staff recommends the following three conditions be included with the approval: 1. The project shall be completed in accordance with the 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 Planning Commission. 2. The applicant will apply for City approval for any changes to exterior signage. 3. The applicant will request an amendment to the Conditional Use Permit for any increase in square footage or in intensity of the higher education use. Community Development Director Hutmacher reviewed the options available to the Planning Commission on this matter: