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The Building Official shared the same concerns and did not have any additional issues to <br />note. Northwestern College has been made aware of these comments and are working with <br />the Fire Marshal to meet the requirements. The City Engineer was unable to review this <br />project in time for this report. Staff is introducing a conditional of approval requiring City <br />Engineer review prior to construction, with any additional conditions to be met by the <br />applicant. <br />3. Variance for Building Height Section 1325.03 Subd 3.0 <br />A request for a height variance is not subject to the typical undue hardship criteria in State <br />Statutes and Section 1355.04 Subd 4 of the Zoning Code. Instead, Section 1325.03 Subd 3.0 <br />of the Zoning Code sets the four criteria that are used to evaluate height variance requests: <br />Section 1325.03 Subd 3.C. Variances for Certain Structures. Any structure, other than as noted above, <br />that is proposed to exceed the maximum height imposed by provisions of this Code may be permitted <br />by a variance, provided it is determined that: <br />1. Adequate fire protection and other safety features are provided. <br />2. The height and bulk of the structure will not destroy a scenic or other appropriate view, nor <br />will it shut off light and air from surrounding properties, or otherwise be detrimental to the <br />public welfare. <br />3. The proposed structure will not exceed a floor area ratio of 0.5. <br />4. The proposed structure will have setbacks equal to or greater than the height, and the distance <br />between any two (2) principal buildings must be no less than one-half (1/2) the sum of the <br />heights of the two (2) structures. <br />Based on the review by Staff, the proposed Community Life Commons meets or exceeds all <br />four height variance evaluation criteria. The specific findings are in the below Findings of <br />Fact section. <br />Findings of Fact <br />Staff offers the following twenty findings of fact for the Northwestern College Site Plan Review <br />and Variance for the Planning Commission's consideration: <br />General Findings: <br />1. The Proposed location of the Community Life Commons is in conformance with the <br />approved Master Plan. <br />2. Community Life Commons will be two stories and include 70,639 square feet of space. <br />3. The proposed use of the building is in conformance with the R-1 Zoning District. <br />4. The adjacent campus green will consist of 174,240 square feet of landscaped space. <br />5. The loss of parking spaces and an access road as part of this project is included in the <br />approved Master PUD Plan (Planning Case #06-037) and was previously replaced with <br />City of Arden Hills <br />Planning Commission Meeting for April 8, 2009 <br />IlMetro-inet.uslardenhillslPlanninglPlanning Cases 12009109-005 NWC Site Plan Review1040809 - PCReport - NWC Site Plan Review Meg.doc <br />Page 6 of 10 <br />