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3. Conditional Use Permit — Section 1355.04 Subd 3 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 shall consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: A. Existing and anticipated traffic and parking conditions; B. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; C. Drainage; D. Population density; E. Visual and land use compatibility with uses and structures on surrounding land; adjoining land values; F. Park dedications where applicable; and the G. 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. 4. Signage The applicant is proposing to replace the existing on-site directional signs, menu reader board and wall signs with those compatible to an Arby's restaurant. The proposed wall signage would total 80 square feet. City Code permits up to 80 square feet of wall signage. The Arby's neon "hat" sign would be located on the interior of the building and would, therefore, be considered a window sign. Window signs may not total more than 35 percent of the total window area on a building fagade, but do not require a permit. The neon sign would count towards window sign coverage and reduce the amount of other window signage available in the future. The on-site directional signs would be considered auxiliary signs and are permitted, with a sign permit, and cannot exceed eight square feet in size. Currently, the Burger King restaurant shares a free-standing pylon sign with the property to the north. While this was required at the time of approval because the two parcels were a single lot, the sign became non -conforming when the lots split, since it is now located on the property to the north. The fast-food restaurant is now entitled to a separate free-standing sign on its own property. Arby's restaurant is proposing a monument style sign that meets the requirements of the current zoning code. The monument would be located on the fast-food restaurant property. The existing Burger King pylon sign would be required to be removed. City of Arden Hills Planning Commission Meeting for October 1, 2008 IlMetro-inet.usWrdenhillslPlanninglPlanning Cases 12008108-026 Arby's CUP Amendment (Pending)1100108 - PCReport - Arbys CUP Amendment. doc Page 5 of 9