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ARDEN HILLS PLANNING COMMISSION February 5, 201413 10. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 11. The park dedication requirement does not apply in this case. 12. Where the proposed use is expected to impact the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, conditions may be placed on a Conditional Use Permit to mitigate such impacts. Associate Planner Bachler explained that based on the submitted plans and findings of fact, staff recommends approval of Planning Case 14-008 for a Conditional Use Permit at 1761 Lake Johanna Boulevard for a public use. The proposed use is not expected to have significant impacts on surrounding properties, and Ramsey County has developed a management plan that will effectively mitigate potential impacts related to odors and yard waste on the site. Staff is supportive of this project because an important public service would be provided by Ramsey County: with the acceptance of SSO at the site, interested residents of Arden Hills will be able to reduce the amount of trash they generate by composting organic waste. Staff recommends the following three (3) conditions to be included with the approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The yard waste and source separated organics collection areas shall be fully contained on the existing 1.5 acre yard waste site in Tony Schmidt Regional Park. 3. Source Separated Organics shall be properly bagged and collected in covered containers that are emptied on a regular or as-needed basis. Associate Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Vice Chair Thompson opened the floor to Commissioner comments. Commissioner Hames understood that Ramsey County would be requiring yard waste and source separated organics collection pick up by 2016. She quest collection. Associate Planner Bachler explained the County was hoping to use the existing yard waste site as a bridge or interim solution until 2016. Commissioner Jones questioned if yard waste and source separated organics collection would occur year round. Associate Planner Bachler indicated this would be a year-round service.