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, Special Use Permit Amendment Analvsis (Additional Findinl!s of Fact) . The Arden Hills City Council approved the use of the property for an office, production, and warchousing building through Special Use Pcrmit #96-12 on July 2,1996. For amcndments, the Planning Commission should review the proposal and determine if the proposed amendment is compatible and complementary with existing uses, the use mix, and the location. Section 8 Subd. D (3b) of the Arden Hills Zoning Ordinancc lists the critcria for evaluating a Special Use Permit and subscquent amendments. The Planning Commission and City Council shall consider the effect of the proposed use upon the health, safety, conveniencc and general wclfare of the owners and occupants ofthc surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: I. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and othcr nuisance characteristics; 3. Drainagc; 4. Population density; 5. Visual and land use compatibility with uscs and structures on surrounding land; adjoining land values; 6. Park dedications wherc applicable, and the 7. Orderly developmcnt of the neighborhood and the City within the gcncral purpose and intcnt of this ordinance and thc Comprchcnsive Development Plan for the City. . Thc Planning Commission must make a finding as to whether or not the proposed amcndment to the Spccial Use Permit would adversely affect thc surrounding ncighborhood and largcr community as per the aforementioned factors. Staff offers the following findings Jor consideration: 1. Thc number of cmTent parking spaces is noncompliant with the Ordinancc. At lcast 440 spaces are needed for the existing uses. The property will lose eight parking spaccs, for a total of 400 spaces, once the air handlers are installed. The applicant was approved to expand off-site parking up under Planning Casc 0l-12a and 01- I 2b. These permits have since expired but can be resubmittcd for review. If re-approved, the property would have 465 parking spaces, which exceeds the minimum requircment. The proposed use will have no affect on traffic. 2. The proposed usc is estimated to create 73 decibels of sound at 30 feet from the unit, which cxcccds MPCA regulations. At the propcrty line; however, the decibels would likely be below MPCA regulations. 3. The proposcd use will have no affect on drainagc or population density. 4. The applicant proposes to screen the air handlers with a 15 foot high fencc and existing vegetation. With the existing bcrm and a fence that closely matchcs the color of the building, the air handlers are unlikely to have a detrimental affect on City of Arden Hills . Planning Commission !l4eetingfor February I, 2006 \'IMelro-iJJe(_usl,ardenhill.~I,piarlJ'/ilJgIPlal1l1ing Cases'.2006',06-003 Ceiestica SUP amendment\OJ 1806 PC report - Celestirn ,",'UP amendment, doc Page 5 of 7