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Page 2 of 16 <br />number of small and large businesses for a variety of retail, manufacturing, distribution, <br />warehousing, and office uses. This area was largely developed between the 1950s and 1970s, <br />though the retail area along Lexington Avenue has had some new development and <br />redevelopment in the last 15 years. This area is marked as an area of possible redevelopment in <br />2040. <br />2. History of the Subject Property <br />The Subject Property was originally developed in 1989 as a fast-food restaurant and drive-in <br />business consisting of a 3,800 square foot principal building. A Conditional Use Permit was <br />required for this use. The property changed ownership in 2008 and was reconstructed into a <br />different fast-food restaurant and drive-in business use through a Conditional Use Permit <br />Amendment. <br />Approvals <br />1. Planned Unit Development <br />A Planned Unit Development (PUD) is required for all new development and redevelopment in <br />the B-3 District. In addition, a PUD would allow for performance standard flexibility. This <br />proposal involves both the initial Master Plan PUD and the Final PUD. <br />Site Plan <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 <br />motorized vehicles. Typical factors to consider in evaluation of the CUP request may be hours <br />of operation, noise from equipment (washers, blowers and vacuums), lights from vehicles, and <br />queuing of vehicles waiting for service. The car wash building is a drive-through style. <br />Additionally, customers will be able to utilize one of the 17 self-service vacuums located on the <br />north side of the property, approximately 25 feet from the northern property line. The vacuum <br />stations to the top of the arch are approximately 13 ft. tall. <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 />1. Existing and anticipated traffic and parking conditions;