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City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 8 of 10 Findings of Fact: The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following fifteen (15) findings of fact for this proposal: General Findings: 1. The Caribou Coffee use is a conforming use in the B-3 Service Business District. 2. The addition of a drive-thru lane and pick-up window requires an amendment to the PUD. 3. The drive-up window would be located within 1,320 feet of three (3) other drive-up windows. 4. The proposal meets all requirements of the Zoning Code pertaining to drive-up windows, with the exception of the 1,320 foot separation requirement. 5. The Zoning Code specifies criteria for waiving the 1,320 feet separation requirement. 6. The proposal meets all criteria specified in the Zoning Code for waiving the 1,320 foot separation requirement. 7. No additional signage is being requested as part of the PUD Amendment. Conditional Use Permit Evaluation Findings: 8. The proposed project is not expected to negatively impact traffic flow or parking on the site because the modifications to the parking are minimal. It is expected that the removal of the parking spaces will be off-set with the number of customers that will use the drive- thru versus customers going into the store to make a purchase. Furthermore, the site as a whole has ample space, with traffic circulation patterns in place to handle the traffic and parking demand. 9. The proposed project will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste. 10. The proposed project will not affect drainage on the property. 11. The proposed project will not affect the population density on the property. 12. The proposed project and use are compatible with the other buildings and uses within the B-3 Zoning District. 13. The proposed project is unlikely to significantly affect land values on the subject property or on neighboring properties. 14. The park dedication requirement does not apply in this application. 15. The proposed project does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City.