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diffuse and dim the lighting. The light fixtures would be placed along the entire length of the building roofline and along the top edge of the canopy. Photographs of the existing conditions on the site and where the accent lights would be installed are included in Attachment C. The applicant has provided details on the specific product that would be used and photographs of the lighting installed at a Holiday services station in Bloomington, Minnesota (Attachments D & E). An amendment to the PUD is required in this case to update the building and canopy elevations for the approved PUD. Flexibility has been requested through the PUD process because the proposed accent lighting does not conform to the City Code regulations on exterior lighting. The accent lighting creates glare that would impact cars driving on adjoining public streets and properties within residential districts. The service station canopy would also be illuminated beyond what is permitted by the Sign Code. The applicant has provided a narrative on how the visual impacts of the proposed accent lights would be minimized through the design of the product (Attachment A). The narrative also notes that the proposed accent lights are made by a different manufacturer than the LED lighting which is now installed on the monument sign located on the property. 2. Planned Unit Development (PUD) Process: The Planned Unit Development process is a tool that provides additional flexibility for development that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking requirements, signage, building materials, or landscaping requirements. It is intended to overcome the limitations of zoning regulations and improve the overall design of a project. While the PUD process allows the City to negotiate certain aspects of the development, any conditions imposed on the PUD must have a rational basis related to the expected impact of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. 3. Surrounding Area Direction Future Land Use Plan Zoning Existing Land Use North Medium Density Residential R-3: Townhouse & Low Density Multiple Dwelling District Manufactured Home Park South Light Industrial and Office G-B: Gateway Business District Light Industrial East Water (Round Lake), Low Density Residential Water (Round Lake), R-1: Single-Family Residential Water (Round Lake), Single- Family Detached Residential West Right-of-Way (Interstate 35W) Right-of-Way (Interstate 35W) Right-of-Way (Interstate 35W) City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-008 - Holiday Station - PUD Amendment\Memos_15-008 Page 2 of 8