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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 to date, 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. 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 development is not oriented around a green space. 7. There are no delinquent property taxes, special assessments, interest, or City utility fees due upon the subject parcel. On the Proposed Special Requirements for Institutional Uses in the B -2 District: 8. The building to be used will be upgraded to meet all applicable building and fire codes. 9. Each room will have its own bathroom. 10. The capacity of the building will not be exceeded. 11. The institutional housing will be for student housing only. 12. A regularly scheduled shuttle will be provided to and from the College. Planned Unit Development Review Findings: 13. Lot size, building and landscape coverage, and setbacks are met by the proposed plans. 14. All parking lot and landscaping requirements are met or exceeded with the exception of square footage of perennial /shrubbery plantings and parking lot deficiencies. 15. The design standards that can be applied to this application are substantially met by the proposed plans. 16. Required number of parking stalls is exceeded by the proposed plans. City of Arden Hills Planning Commission Meeting for October 6, 2010 Page 9 of 12