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The site will have similar circulation patterns following the expansion of the garden center area. The applicant has provided a revised Site Circulation Plan that takes into account the proposed amendment to the Master Site Plan (Attachment C). Conditional Use Permit Review The Zoning Code states that any enlargement of a conditional use not specifically permitted by the permit shall require an amended permit and all procedures shall apply as if a new permit were being requested. The garden center approved in Planning Case 97-009 measured approximately 50 feet by 70 feet, or 3,500 square feet in total area. The proposed expanded garden center would measure approximately 155 feet by 61 feet for a total area of 9,455 square feet. This total area includes the five foot wide display curb along the north and east perimeter of the garden center. The proposal includes an exterior storage area along the south side of the retail center building would measure approximately 150 feet long by 12 feet wide and would be limited to materials and products directly associated with the approved garden center use. Section 1355.04 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, 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. The City Council may place conditions on a permit if deemed necessary to protect the health, safety, and general welfare of the community. Conditional Use Permits are granted for a specific use at a specific site and are not transferable. Discussion One of the main topics discussed by the Planning Commission was exterior storage and display uses on the property. The staff recommendation included approval of a condition that stated: “No storage, displays, or sales shall be permitted outside of the outdoor seasonal sales area.” Frattalone’s Hardware requested that this condition be removed so the business could continue to store bulk materials on the exterior of the building. After deliberation, the Planning Commission voted to amend the condition to state: “Exterior storage and outdoor display and sales shall be permitted on Lot 3, Arden Plaza 2nd Addition.” Staff requests that as part of their consideration City of Arden Hills City Council Meeting for April 13, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 4 of 9