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conditions of approval addressing certain building code and fire safety requirements that need to be met prior to the issuance of an occupancy permit. Provided that the requirements are met,they have no objections to the application. The City Engineer and Public Works director have prepared a memo addressing their concerns regarding the proposed plans (Attachment B). The contents of the memo have been included as conditions of approval of this application. Provided these conditions are met, the Public Works Department has no objections to this application. The Ramsey County Traffic Engineer has reviewed the proposed plans and provided comments (Attachment B). She is supportive of the closure of a curb cut onto County Road E. and has no objections to the proposed application. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application meets the requirements of the Zoning Code, advances the goals and principles within the Guiding Plan for the B-2 District, and would adversely affect the surrounding neighborhood or the community as a whole. Staff offers the following seventeen findings for consideration: General Findings: 1. If the proposed Zoning Code changes in Planning Case 10-009 are approved, institutional housing would be a permitted use, under certain circumstances, with an approved PUD, in the B-2 District. 2. The Master and Final PUD process allows flexibility with the implementation of the City's subdivision and zoning regulations. 3. The proposal is not anticipated to adversely impact nearby properties through nuisance, noise, dust, glare, or unsightliness, and will not otherwise adversely impact the health, safety, and welfare of the community because the use is located in a commercial district, has been in operation since September 2008 and has not caused any adverse impacts, and will be aesthetically improved by the proposed landscaping improvements. 4. The proposal would not increase parking and traffic on the site compared to existing conditions. In addition, Northwestern College intends to continue shuttle service between the property and the College. 5. The proposal is in keeping with many of the principles of the Guiding Plan for the B-2 District due to the existing configuration of the site, and the addition of Lot 2 as a development opportunity in the B-2 District. 6. The proposal does not advance the principles of the Guiding Plan for the B-2 District, because it inhibits the realignment of the accesses on the site, the design standards for new construction are not being met, and the orientation of the development does not include a green space. 7. There are no delinquent property taxes, special assessments, interest, or City y utilit fees due upon the subject parcel. City of Arden Hills Planning Commission Meeting for September 8, 2010 C:IDOCUME-1IMEAGAN—I.BEEILOCALS—I I TempIELF8109-08-10-PC Report-Arden Hall.doc Page 10 of 14