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<br /> <br />Page 5 of 7 <br />applicable standards, including at higher densities than would be allowed under the <br />underlying zoning district and/or guided land use designation. The City has utilized <br />PUDs and PUD Overlays for many residential and commercial developments, which is a <br />trend that is likely to continue into the future given the limited size and amount of land <br />available for new development and potential redevelopment east of Interstate 35W, south <br />of County State Aid Highway 96, west of US Trunk Highway 10 Snelling Avenue North <br />and north of interstate 694. <br /> <br />As noted above, the application before the Planning Commission is not for the final development <br />review for the Subject Property. The Applicant is seeking the proposed amendments in advance <br />of their full submission to ensure their final development plans align with the City’s vision and <br />future land use plans for this site. <br /> <br />Planning staff has reviewed both of the proposed amendments with the Metropolitan Council and <br />they have indicated support for the requests. <br /> <br />Next Steps <br /> <br />Following City approvals and the expiration of the 60 day review period, Staff would submit the <br />amendments to the Metropolitan Council for review and approval. <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 of fact for consideration: <br /> <br />1. The Arden Hills 2040 Comprehensive Plan designates the future land use for the Subject <br />Property as P/I, Public and Institutional. <br />2. The Applicant has requested a Comprehensive Plan Map Amendment to change the future <br />land use designation of approximately 10.75 acres in the northwest corner of the Subject <br />Property to HDR, High Density Residential. <br />3. The 30 +/- acres of developed land on the Subject Property would remain guided as P/I, <br />Public and Institutional. <br />4. The Applicant has requested a Comprehensive Plan Text Amendment to modify the <br />boundaries described in existing language of Chapter 6 to include the Subject Property. <br />5. The proposed text amendment incorporates a defined area of land west of Snelling Avenue <br />North to existing Comprehensive Plan language that allows an increase in the maximum <br />density as part of a Planned Unit Development. <br />6. The application is not anticipated to create a negative impact on the immediate area or the <br />community as a whole. <br />7. The purpose of the Comprehensive Plan is to establish the policies that guide the future <br />physical and community development of Arden Hills.