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. . . "...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 thefollowingfactors: 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." The Planning Commission must make a finding as to whether or not the proposed amendment 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 l20 square feet 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. Screening to surround the dumpster, east of the used oil collection building, should be constructed of wood or another opaque material such that the dumpster is adequately screened. Screening fence should be constructed with the "face" of the fence toward the outside (north and eaSt). D. The used oil collection building should be of colors consistent with the main Public Works and shop building and the Sheriffs Water Patrol building on the Ramsey County Public Works Facility site. E. The coniferous tress to be removed 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 the public works facility. The location north of the used oil collection building would also provide screening ofthe building. F. Any proposed lighting should be hooded to conceal the lighting source and shall be consistent with the Arden Hills regulations for lighting. Any new lighting should be reviewed by the Building Official for approval. G. Grading and drainage plans should be reviewed by Rice Creek Watershed District and the applicant should receive any necessary permits from RCWD prior to the issuance of a building or zoning permit. H. Plans for auxiliary signage should be submitted to the City Planner for review. Any adjustments to the sign standards established in the Arden Hills Sign Ordinance would require the review and approval of the Arden Hills City Council. Staff Recommendation \\Earth\Planning\Planning Cases\2004\04~ 19 RCPWF SlJP Amendment Oil drop site and HIIW (PENDlNG)\02-02-05 PC Report RCPWF SUP 2nd Amendment.doc Page 70f9