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Page 3 of 19 2. Conditional Use Permit In the B-3 District, a Conditional Use Permit (CUP) is required for Vehicle – Motorized Service which includes a carwash as a principal use since it provides “maintenance services” for motorized vehicles. Typical factors to consider in evaluation of the CUP request may be hours of operation, noise from equipment (washers, blowers and vacuums), lights from vehicles, and queuing of vehicles waiting for service. Both carwash buildings are a drive-through style. Additionally, customers will be able to utilize one of the 10 self-service vacuums located on the west side of the property, approximately 75 feet from the western properly line. The Applicant states this location was considered to reduce off-site noise. The vacuum stations to top of the hose are approximately 10 ft. tall. City Code Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. 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 and the community, 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. Plan Evaluation Chapter 11, Subdivisions 1. Preliminary Plat A. Lot Combination and Planned Unit Development The Applicant is proposing to plat the Subject Property as one lot with the two buildings as part of a Master PUD. The redevelopment of the site will consist of two buildings that will be constructed in staged development. In the B-3 zoning district, proposals for new construction, redevelopment of a site, and significant modifications to existing sites shall use the Planned Unit Development (PUD) process. A PUD promotes the development of land in a unified manner by treating the entire development as a single entity. The purpose of the PUD process is to achieve a higher quality and better project than would otherwise be possible if the strict application of the zoning and subdivision requirements were met. The Applicant has submitted a project narrative explaining the proposed project in further detail and where flexibility is being requested. A complete plan set has been submitted for the Preliminary Plat, Master PUD, Final PUD, Conditional Use Permit, and Site Plan Review.