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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 carwash 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. Both carwash buildings are a drive -through style. Additionally, <br />customers will be able to utilize one of the 10 self-service vacuums located on the west side of the <br />property, approximately 75 feet from the western properly line. The Applicant states this location <br />was considered to reduce off -site noise. The vacuum stations to the top of the hose are <br />approximately 10 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; <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 />Plan Evaluation <br />Chapter 11, Subdivisions <br />1. Preliminary Plat <br />A. Lot Combination and Planned Unit Development <br />The Applicant is proposing to plat the Subject Property as one lot with the two buildings as part <br />of a Master PUD. The redevelopment of the site will consist of two buildings that will be <br />constructed in staged development. In the B-3 zoning district, proposals for new construction, <br />redevelopment of a site, and significant modifications to existing sites shall use the Planned Unit <br />Page 3 of 48 <br />