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ARDEN HILLS PLANNING COMMISSION – March 7, 2018 3 12. The proposed plan will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid, or solid waste, and other nuisance characteristics. 13. The proposed plan is not anticipated to impact drainage. 14. The proposed plan will not impact population density. 15. The proposed plan is not expected to have a visual impact on surrounding properties or on land use compatibility with uses and structures on surrounding land or adjoining land values because the new additions will not be easily visible from outside the Bethel University campus. 16. Park dedication requirements are not applicable. 17. The proposed plan does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. Variance Evaluation Findings: 18. The Variance would be in harmony with the purpose and intent of the City’s ordinances and Comprehensive Plan. 19. The Variance would put the property to use in a reasonable manner because a higher education college campus if a permitted use in the Institutional District with a Conditional Use Permit. 20. The property is unique because of its size and configuration, which allows multiple large building that are not visible from adjacent property. 21. The Bethel University campus extends around the entire shoreline of Valentine Lake and there are no other property owners with frontage on Valentine Lake. 22. The Variance will not alter the essential character of the neighborhood because it is not anticipated to be easily visible from adjacent property. 23. Economic consideration alone is not a practical difficulty in this case. City Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 18-003 for a Conditional Use Permit Amendment and Variance at 3900 Bethel Drive. If the Planning Commission recommends approval, staff recommends that the following seven (7) 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 the plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall continue to abide by all previous agreement and Conditional Use Permits, as amended by the conditions of approval of this application. 3. A Conditional Use Permit Amendment drafted by the City Attorney shall be signed by the applicant prior to the issuance of any building permits. 4. A Site Plan Review application shall be required for the proposed Academic Commons building addition prior to construction. 5. A Building Permit for the Brushaber Commons building addition shall be issued within one (1) year of the City granting approval of Planning Case 18-003, or an extension shall be requested at least 45 days preceding this deadline. 6. The aviary addition will need to comply with the type of construction it is attached to. The existing type of construction is 1-B and the materials and exterior cladding of new addition will need to be verified 7. Both building additions will need to be fire sprinkler protected per State Chapter 1306.