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<br />City of Arden Hills <br />Planning Commission Meeting for July 8, 2020 <br />P:\Planning\Planning Cases\2020\20-011 Northern Heights Lutheran Church - CUP\Memos Reports <br />Page 5 of 7 <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 under <br />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 />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. A preschool is not an identified use within the <br />PUD permit, so the existing PUD must be amended to reflect the proposed change in use, if <br />approved. Staff offers the following Planned Unit Development Amendment findings for <br />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 three (3) times since the initial plan was <br />approved in 1995, 2000, and 2002, respectively. <br />3. A pre-school and nursey 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 amendment shall be administered in the same manner as required for a <br />new application. <br />6. All conditions of the original Planned Unit Development shall remain in full force and <br />effect <br /> <br />Findings of Fact <br /> <br />The Planning Commission must make a finding as to whether or not the proposed application <br />would adversely affect the surrounding neighborhood or the community as a whole based on the <br />aforementioned factors. Staff offers the following findings for consideration: <br /> <br />General Findings: <br />2. The Subject Property is located on an approximately 41 acre parcel in the R-1 Single <br />Family Residential District. <br />3. The Subject Property is located at 1700 Highway 96 W. <br />4. The Subject Property is utilized by the North Heights Lutheran Church.