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welfare of the owners and occupants of the surrounding land, in particular, and the <br /> community as a whole, in general, including but not limited to the following factors: <br /> 1. Existing and anticipated traffic and parking conditions; <br /> 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid <br /> waste, and other nuisance characteristics; <br /> 3. Drainage; <br /> 4. Population density; <br /> 5. Visual and land use compatibility with uses and structures on surrounding land; <br /> adjoining land values; <br /> 6. Park dedications where applicable; and the <br /> 7. Orderly development of the neighborhood and the City within the general purpose <br /> and intent of this ordinance and the Comprehensive Development Plan for the <br /> City. <br /> Staff has been in contact with other cities that currently have micro breweries. Staff at St. Louis <br /> Park stated that they have had micro breweries in their city for many years and have never had an <br /> issue with odor. As a result they did not choose to regulate odor emissions more rigidly than the <br /> State already does. <br /> Findings of Fact <br /> The Planning Commission offers the following findings of fact for the Council's consideration. <br /> 1. The applicant has shared parking agreements with the property to the south which will <br /> mitigate any parking impacts. <br /> 2. The proposal will have minimal impacts on noise, glare, odors, vibration, smoke, dust, air <br /> pollution, heat, liquid and solid waste. <br /> 3. The proposal is not anticipated to have an impact on odors because the State regulates <br /> odor emissions and other micro breweries have not adversely affected communities that <br /> they are located in. <br /> 4. The proposal will not affect drainage on the property. <br /> 5. The proposal will not affect the population density on the property. <br /> 6. The proposal would not be incompatible with the other buildings in the B-4 Zone. <br /> 7. The proposal is unlikely to significantly affect land values on the subject property or on <br /> neighboring properties. <br /> 8. The park dedication requirement does not apply in this application. <br /> Recommendation <br /> The Planning Commission reviewed this application at their October 3, 2012, regular meeting, <br /> and held a public hearing. Based on the findings of fact and the plans submitted,the Planning <br /> City of Arden Hills <br /> City Council Meeting for October 29, 2012 <br /> Page 4 of 6 <br />