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Requested Action 1. Planned Unit Development A Planned Unit Development (PUD) is required for all new development and redevelopment in the B-3 District. In addition, a PUD would allow for performance standard flexibility. This proposal involves both the initial Master Plan PUD and the Final PUD for Phase I for the Exterior Carwash. 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. 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. Findings of Fact The Planning Commission reviewed this application at their December 6, 2023 meeting and have offered the following finds of fact for your consideration: 1. The property located at 3737 Lexington Avenue N. and 1133 Grey Fox Road is designated for Commercial uses on the 2040 Comprehensive Plan. 2. New building construction or site modification identified requires the submittal of a Site Plan Review application prior to construction. 3. For proposals for new construction, redevelopment of a site, and significant modifications to existing sites a PUD is required. 4. The PUD process allows for flexibility within the City's regulations through a negotiated process with a Developer. 5. The Applicant has proposed a Master and Final Planned Unit Development for a phased development consisting of two separate one-story carwash tunnel buildings, one approximate 5,800 square foot exterior drive -through carwash and one approximate 5,300 square foot interior drive -through carwash that will function as a single entity on the Subject Property. 6. The Applicant has proposed a phased development plan with Phase I referred to as the Exterior Carwash to be constructed following the land use approvals herein and Phase II Page 2 of 5