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how the development will fit into the broader context of the City. The full analysis of the design standards is included in Attachment C. Staff has found that the proposed project significantly conforms to the design standards laid out in Section 1325.05 Subd 8 of the City Code. 4. Conditional Use Permit Amendment Criteria — 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. When evaluating Conditional Use Permits, the Planning Commission and City Council should 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: 1. 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 compatibility 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 property operates under an existing conditional use permit (72-24). The CUP references the legal description for the property as well as plans for the towers construction at the time the application was made to the City. The tower was originally intended as a microwave dish tower, and while the CUP itself does not make mention of a particular number of antennas allowed on the tower, the submitted plans at the time showed seven dish antennas. Over the past 38 years new antennas have been installed and old antennas have been abandoned. Verizon Wireless, one of the users on the tower, submitted a Structural Analysis Report of the tower dated August 5, 2009. According to the report, there are 34 antennas located on the tower. Many of these antennas are no longer operational and Verizon has begun the process of removing them. A report is being prepared to show the remaining functional antennas to determine if the tower remains out of compliance with the original CUP. That report was not available when this report was finished. As part of the conditions of approval for this application, Staff is recommending that the tower be brought into compliance with the original CUP or they submit a CUP amendment to determine if any of the new antennas can remain on the tower. Resolving the CUP and the number of antennas will be required prior to the issuance of any building permits for Arden Village. City of Arden Hills Planning Commission Meeting for December 9, 2009 IlMetro-inet.uslardenhillslPlanninglPlanning Cases l2009109-021 Arden Village PUD, Plat, Rezoning (Pending)112-09-09 - PC Report -Arden Village.doc Page 8 of 14