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ARDEN HILLS PLANNING COMMISSION – March 7, 2018 6 4. The proposed additions are not included on the Master Plan and a CUP Amendment is required. 5. The 80 square foot addition to the Brushaber Commons building is expected to be constructed in summer 2018 and Bethel University has requested Site Plan Review approval for this addition. 6. The 20,000-gross square foot addition to the Academic Commons building is anticipated to be constructed in summer 2022 and a Site Plan Review application will be required prior to construction of this addition. 7. The proposed additions to the Brushaber Commons building and the Academic Commons building would be in compliance with the lot coverage requirements for the Bethel University campus under the approved Conditional Use Permit. 8. The Brushaber Commons addition is in compliance with all provisions of the Zoning Code. 9. The Academic Commons addition would require a Variance for the structure to encroach 32 feet into the required 150-foot setback from the Valentine Lake ordinary high-water level. 10. A Site Plan Review application would be required prior to the construction of the Academic Commons building addition and the addition would be reviewed for Zoning Code compliance at that time. Conditional Use Permit Evaluation Findings: 11. The proposed plan is not anticipated to have any impact on traffic or parking conditions because the additions are required for students, faculty, and staff already on the campus. 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.