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<br />City of Arden Hills <br />City Council Meeting for July 27, 2020 <br />P:\Planning\Planning Cases\2020\20-011 Northern Heights Lutheran Church - CUP\CC Packet <br />Page 2 of 4 <br />Conditional Use Permits are required when any structural alteration, enlargement or intensification <br />thereof, or change is not specifically permitted by right in a district. The permit shall be approved <br />solely for the proposed use of a particular site, not for a particular person or firm. When granting <br />a Conditional Use Permit, the City may impose conditions as it deems necessary to serve and <br />protect the health, safety, convenience and general welfare of the community. Section 1355.04, <br />Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. <br />The Planning Commission and City Council should consider the effect of the proposed use upon <br />the owners and occupants of the surrounding land, in particular, and the community as a whole, in <br />general. The Planning Commission offers the following Conditional Use Permit findings for <br />consideration: <br /> <br />1. A Conditional Use Permit is required for any proposed conditional use on a property that <br />is not permitted by right within the property’s respective zoning district. <br />2. A House of Worship use is permitted in the R-1 Single Family District as defined by the <br />Land Use Chart in City Code Section 1320.05. <br />3. The proposed pre-school/nursery uses are permitted in the R-1 Single Family District <br />under a Conditional Use Permit according to the Land Use Chart. <br />4. The Subject Property meets the special district provisions for a general education use as <br />defined under the City Code Section 1320.075. <br />5. A previous Conditional Use Permit was approved for the Subject Property in 2002 for a <br />general secondary education use. <br />6. The proposed use does not conflict with the place of worship functions and the adjacent <br />residential uses, and will not pose a significant detrimental risk to the health, safety, and <br />general welfare of occupants of surrounding lands because of its compatibility. <br /> <br />Section 1355.04, Subd. 6 – Planned Unit Development <br />The Subject Property operates under a PUD permit that was approved under Planning Case 84-21 <br />and the associated permit highlights the four (4) stages of development that the permittee, North <br />Heights Lutheran Church has been obligated to follow, including the principal worship center, <br />additional office spaces, and a community center. However, a preschool is not an identified use <br />within the PUD permit, so the existing PUD must be amended to reflect the proposed change in <br />use, if approved. The Planning Commission offers the following Planned Unit Development <br />Amendment findings for consideration: <br /> <br />1. The Subject Property was previously granted a Special Use Permit to operate a house of <br />worship in 1984 (SUP 84-21). <br />2. Special Use Permit 84-21 has been amended two (2) times since the initial plan was <br />approved in 1995 and 2000 respectively. <br />3. Pre-school and nursery uses have not been identified in any previous iteration of the <br />Planned Unit Development Agreement. However, a high school use was approved in 2002 <br />but never implemented. <br />4. The existing Planned Unit Development Agreement must be amended each time that there <br />are significant changes to the Subject Property. <br />5. An application for an amendment shall be administered in the same manner as required for <br />a new application.