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Page 3 of 20 <br /> <br />2. Conditional Use Permit <br />In the B-3 District, a Conditional Use Permit (CUP) is required for Vehicle – Motorized Service <br />which includes a car wash as a principal use since it provides “maintenance services” for motorized <br />vehicles. Typical factors to consider in evaluation of the CUP request may be hours of operation, <br />noise from equipment (washers, blowers and vacuums), lights from vehicles, and queuing of <br />vehicles waiting for service. The car wash is a drive-through style that will not feature the option <br />for towel dry or interior vacuuming services to customers. Customers will be able to utilize one <br />of the nine (9) self-service vacuums located adjacent to the building upon exiting the car wash. <br />The vacuum stations to top of the hose are approximately 11 ft. tall. <br /> <br />City Code Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for <br />evaluating a Conditional Use Permit. The Planning Commission and City Council should <br />consider the effect of the proposed use upon the health, safety, convenience and general welfare <br />of the owners and occupants of the surrounding land and the community, in general, including <br />but not limited to the following factors: <br /> <br />1. Existing and anticipated traffic and parking conditions; <br />2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and <br />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 />6. Adjoining land values; <br />7. Park dedications where applicable; <br />8. Orderly development of the neighborhood and the City within the general purpose and <br />intent of the Zoning Code and the Comprehensive Development Plan for the City. <br /> <br />Plan Evaluation <br /> <br />Chapter 11, Subdivisions <br />1. Preliminary and Final Plat <br /> <br />A. Lot Line Adjustment and Planned Unit Development <br />The Applicant is proposing to plat the Subject Property to adjust the lot lines between the two <br />parcels as shown in the image below. The redevelopment of the site will consist of two buildings <br />that function under shared parking, access, maintenance, and other items. In the B-3 zoning <br />district, proposals for new construction, redevelopment of a site, and significant modifications to <br />existing sites shall use the Planned Unit Development (PUD) process. A PUD promotes the <br />development of land in a unified manner by treating the entire development as a single entity. <br />The purpose of the PUD process is to achieve a higher quality and better project than would <br />otherwise be possible if the strict application of the zoning and subdivision requirements were <br />met. <br />The platting process is required to create new parcels of land or to adjust the boundary between <br />two parcels unless otherwise exempted under the ordinance. This application did not meet all of <br />the requirements to be exempt from platting due to their request for flexibility on storefront <br />setbacks. A Final Plat is the final map, drawing or chart indicating the final layout for City <br />approval. The Final Plat includes the detailed survey description for each lot in the plat plus <br />notes and dedication, recording and approval statements. The Final Plat is the “recorded <br />document” submitted to the county register and must conform to all state laws.