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Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. The City Council should consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: 1.Existing and anticipated traffic and parking conditions 2.Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics 3.Drainage 4.Population density 5.Visual and land use compatibility with uses and structures on surrounding land 6.Adjoining land values 7.Park dedications where applicable 8.Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. Discussion Although the Planning Commission recommended denial of Zoning Code Amendment, they also reviewed the application for a Conditional Use Permit in Planning Case 14-005 at their meeting on February 5, 2014. This review was completed assuming that the proposed Zoning Code Amendment in Planning Case 14-004 would be approved. The Planning Commission discussed the following factors from the list of criteria the City should use for evaluating a Conditional Use Permit application. Traffic The Planning Commission raised concerns that ambulance traffic could pose a hazard to vehicles on County Road E, both when exiting from the facility and when travelling through the intersection at Pine Tree Drive. Representatives of AHEMS were in attendance at the meeting and discussed how their ambulance responders have been given training on how to safely exit onto a roadway and navigate through busy intersections. AHEMS reported that its ambulance fleet drives over 4 million miles every year and has a very low rate of accidents. Additionally, an existing signal preemption system at the intersection of County Road E and Pine Tree Drive would help mitigate potential conflicts between ambulances and other vehicles. N oise One of the impacts from the ambulance substation would be the periodic increase in ambient noise levels due to the use of emergency sirens. In the project narrative submitted with their application, AHEMS has committed to not use emergency sirens and lights until ambulances are off the property and approaching County Road E. ______________________________________________________________________________ City of Arden Hills City Council Meeting for February 24, 2014 P:\Planning\Planning Cases\2014\PC 14-005 - Allina Health - CUP Ambulance Dispatch Facility\Memos_14-005 36 Page of