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ARDEN HILLS PLANNING COMMISSION – October 3, 2012 4 Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit Amendment. The Planning Commission and 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; adjoining land values; 6. Park dedications where applicable; and the 7. Orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the City. City Planner Meagan Beekman reviewed the Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. The following findings assume that the Zoning Code is amended to allow micro breweries and micro distilleries as Conditional Uses in the B-4 District. Staff offers the following findings for consideration: Conditional Use Permit Evaluation Findings: 1. The applicant has shared parking agreements with the property to the south, which will mitigate any parking impacts. 2. The proposal will have minimal impacts on noise, glare, odors, vibration, smoke, dust, air pollution, heat liquid, and solid waste. 3. The proposal is not anticipated to have an impact on odors because the State regulates odor emissions and other micro breweries have not adversely affected communities that they are located in. 4. The proposal will not affect drainage on the property. 5. The proposal will not affect the population density on the property. 6. The proposal would not be incompatible with the other buildings in the B-4 Zone. 7. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 8. The park dedication requirement does not apply in this application. City Planner Meagan Beekman stated no letters, e-mails or telephone calls from property owners or occupants have been received regarding this planning case. Staff Recommendations Based on the submitted plans and findings of fact, Staff recommends approval of Planning Case #12-015 for a Zoning Code Amendment and Conditional Use Permit at 1160 Red Fox Road. Staff recommends the following three conditions be included with the approval: