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. 12. Special Use Permit Analysis - Finding Required The Planning Commission and City Council approved the use ofthc property for a public works facility in 2003. Thc Planning Commission should review the proposcd use and determine if the use, use mix, location, and relationship with surrounding uses is compatible and complcmcntary. Section 8, D, 3, b of the Arden Hills Zoning Ordinance states the City Council and Planning Commission: " ...shall consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: existing and anticipated traffic and parking conditions; noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; drainage; population density; visual and land use compatibility with uses and structures on surrounding land; adjoining land values; park dedications where applicable, and the orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the City. " . Thc Planning Commission must make a finding as to whethcr or not the proposed amcndment to the Special Use Permit would adversely affect the surrounding neighborhood and larger community as per the aforementioned factors. 13. Plan Review Comments A. Since the proposed building is larger than 120 square fcct a Building Permit would be required prior to the building being constructed. Building Permit Plans shall be submitted to the Building Official a minimum of two (2) weeks before the planned start of construction. B. No construction shall begin before plans are approved by the City of Arden Hills' Building OfficiaL C. Scrcening to surround the dumpstcr, east of the used oil collection building, should be constructed of wood or another opaquc material such that the dumpster is adequately screened. Screcning fence should be constructed with the "facc" of the fence toward the outside. D. The used oil building should bc of colors consistent with the surrounding buildings on the Ramsey County Public Works Facility site. E. The coniferous tress to be removcd for the used oil and HHW site should be located to the north or east of the site to provide screening of the "yard" area of thc public works facility. The location north of the used oil collection building would also provide screening of the building. . \\Earth\Planning\Planning Cases\2004\04-] 9 RCPWF SUP Amendment Oil drop site and HHW (PENDlNG)\O 1-05-05 PC Report RCPWF SUP 2nd Amendment-doc Page 70f9