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The City does not have a specific set of review criteria for evaluating a Zoning Code amendment; however, the primary issues to consider include (but are not limited to): 1. Is the proposed use compatible with the other uses in the B -2 Zone? 2. How will the proposed use affect the B -2 Zone? When reviewing a Zoning Code amendment or addition, it is important to consider how the change would affect the entire zone instead of one specific property. If approved as proposed, institutional housing could, in theory, be a permitted use through a PUD process on any property in the B -2 Zone. However, the proposed ordinance requires that in order for an institutional housing use to be approved, it would have to be located in an existing hotel /motel use within the district. This regulation effectively limits this type of use to the proposed property. 2. Zoning Regulations This application is unique because the request is regarding the use of a building and site that is already developed. The typical evaluation as to whether or not the proposed plan meets the minimum requirements of the Zoning Code is more difficult given that there are certain aspects of the site that cannot reasonably be altered, such as the setbacks of the building. That being said there are certain reasonable improvements that can be required for the property given the nature of the PUD process and the City's broad discretion when reviewing requests for amendments to the Zoning Code. Section 1320.085 Subd. 5 Proposed Special Requirements for Institutional Housing in the B -2 District (Attachment C) Meets Requirements The evaluation criteria in section A below are based upon the proposed Zoning Code amendment to add institutional housing as a permitted use in the B -2 District through the PUD process. Institutional Housing Additional Planned Unit Development Criteria. In addition to meeting the requirements of Section 1325, an existing hotel -motel use may be used for institutional housing upon approval of a Master Planned Unit Development provided that all of the following requirements are met: 1. The building to be used for institutional housing meets applicable building and fire codes as determined by the Fire Marshal and Building Official; 2. Each room that has occupants on an overnight basis shall have bathroom facilities within the room; 3. The capacity of the building shall not be exceeded; City of Arden Hills Planning Commission Meeting for October 6, 2010 Page 5 of 12