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Mounds View Animal Hospital July 18, 2001 Page 4 • effects of all proposed conditional uses. The findings of the Planning Commission shall be based upon,but not limited to, the following factors: • Relationship with the Comprehensive Plan. • The Geographical Area Involved • Whether such use will tend to or actually depreciate the area in which it is proposed. • The Character of the Surrounding Area • The demonstrated need for such a use. The future land use aspect of the Comprehensive Plan identifies this property as community commercial. A veterinary clinic would be consistent with the community commercial designation. This use is also consistent with the City's plans for the property,as the City has been marketing this property for a commercial use. A veterinary clinic maybe new for this specific property,but the Mounds View Animal Hospital has been operating with a conditional use permit in the area for many years. The issue that must be discussed is the impact upon those properties immediately surrounding the site.Some concerns have been raised by neighbors regarding access to the site,noise of animals, and additional traffic. The applicants have addressed these concerns at previous Planning Commission meetings and have indicated that animal noise would be controlled and traffic would be minimal given the limited • number of appointments scheduled at one time. Access to the site would be considered during the development review process at a later date, unless the Planning Commission wishes to add a condition to the conditional use permit that would limit the number of access points.These concerns raised by residents are also addressed in the City Code. Section 1113.04, Subdivision 4, lists the specific conditional use permit requirements for veterinary and animal clinics. These requirements are as follows: a. Noise and odor are effectively confined to the premises in accordance with Chapter 6 of this Municipal Code,Nuisances. b. The boarding of animals is not provided for beyond hospitalization for surgery,illness or injury. c. A mechanical ventilation or exhaust system shall be installed to control,capture and remove emissions:or odors generated by such use. Such systems shall be separate from other ventilation systems in the building. Such system shall be designed to prevent the migration of emissions or odors to other parts of the building. Installation must comply with Minnesota Building Code Mechanical Systems,chapter 1345'.(Ord.441,5-23-88) • RECOMMENDATION FOR CONDITIONAL USE PERMIT After holding the public hearing and discussing this request with the property owner, staff would recommend that the Planning Commission review the testimony and any adverse affects that would be caused by this request to determine if there is a legitimate basis for recommending approval of the