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. Special Use Permit Amendment Analvsis (Additional Findin!!:s of Fact) The Arden Hills City Council approved the use ofthe property for an office, production, and warehousing building through Special Use Permit #96-12 on July 2, 1996. For amendments, thc 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 Suhd. D (3b) of the Arden Hills Zoning Ordinance lists the criteria for evaluating a Special Use Permit and subsequent amendments. The Planning Commission and City Council shall consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants ofthe 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 other nuisance characteristics; 3. Drainage; 4. Population density; 5, Visual and land use compatihility with uses and structures on surrounding land; adjoining land values; 6. Park dedications where applicable, and the 7. 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. Staff offers the following findings for consideration: I. The number of current parking spaces is noncompliant with the Ordinance. At least 440 spaces are needed for the existing uses. The property will lose eight parking spaces, for a total of 400 spaces, once the air handlers are installed. The applicant was approved to expand off-site parking up under Plmming Case 01-12a and 01-12b. These permits have since expired but can be resubmitted forreview, If re-approved, the property would have 465 parking spaces, which exceeds the minimum requirement. The proposed use will have no affect on traffic. 2. The proposed use is estimated to create 73 decibels of sound at 30 feet from the unit, which exceeds MPCA regulations. At the properly line; however, the decibels would likely be below MPCA regulations. 3. The proposed use will have no affect on drainage or population density. 4. The applicant proposes to screen the air handlers with a J 5 foot high fence and existing vegetation. With the existing berm and a fence that closely matches the color of the building, the air handlers are unlikely to have a detrimental affect on City of Arden Hills Planning Commission lvleetingfor February /, 2006 . \\Mel/'o-inet.us1ardenhillsIPlanning\Planning Cases\2006\06-003 Celestica SUP amelldmelll\Ol1806 - PC reporl- Celestica Sl)? wnendmen(.doc Page 5 of7