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i • Council would be considered permitted uses under the current City Code requirements, so there is no reason to address those uses in conjunction with this request. The 1991 variance approval was likely never recorded against the property, however, so Planning Division staff recommends stating the terms of the variance approval in the resolution pertaining to the current CONDITIONAL USE proposal; if approved, the resolution would be filed at the Ramsey County Recorder's office. 6.0 REVIEW OF CONDITIONAL USE CRITERIA Section 1013.01 (Conditional Uses) of the City Code requires the Planning Commission and City Council to consider the following criteria when reviewing a cotvD�T�oNAL uSE application: • Impact on traffic; • Impact on parks, streets, and other public facilities; • Compatibility of the site plan, internal traffic circulation, landscaping, and structures with contiguous properties; • lmpact of the use on the market value of contiguous properties; • Impact on the general public health, safety, and welfare; and • Compatibility with the City's Comprehensive Plan. 6.1 Impact on traffic: Planning Division staff has been unable to find reliable information pertaining to the level of traffic that could be expected from a small bus company/ property maintenance yard, but staff anticipates that the number of trips would be comparable to the traffic generated by the previous emissions testing facility or other permitted uses. 6.2 Impact on parks, streets and other public facilities: There are no parks in the vicinity of the subject property and Planning Division staff believes that the bus and truck traffic will be comparatively light weight relative to other industrial-type vehicles like dump trucks, semis, and the like. For this reason, the proposed conditional use is not expected to have significant impacts on parks, streets, or other public facilities. 6.3 Compatibility ... with contiguous properties: With only one entrance to the site from Partridge Road and no direct access to the neighboring properties, the site plan and internal circulation for this property will not affect contiguous properties. 6.4 Impact of the use on the market value of contiguous properties: When a property is assigned Zoning and Comprehensive Plan land use designations, careful consideration is given to protecting the value of surrounding properties. In light of this, and because the proposed outdoor storage is among the uses that are allowed (conditionally or otherwise) in the I-2 District and is consistent with the "industrial" designation of the Comprehensive Plan, the Planning Division has determined that the proposed outdoor storage use will not have a significant impact on the market value of the contiguous industrial and business properties. 6.5 Impact on the general public health, safety, and welfare: Planning Division staffhas determined that the proposed outdoor storage would have no discernable impact on the general public health, safety, and welfare since the on-site activities (e.g., loading and unloading of job-site vehicles, regular maintenance of vehicles and equipment, PF 10-003 RPCA 010610 Page 3 of 4