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ARDEN HILLS PLANNING COMMISSION – May 6, 2015 2 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. Site Data Land Use Plan: Light Industrial and Office Existing Land Use: Commercial Zoning: G-B: Gateway Business District Current Lot Sizes: 121,096 square feet (2.78 acres) Proposed Density: N/A Topography: Relatively level Associate Planner Bachler reviewed the surrounding area and the Plan Review noting staff has two primary concerns about Holiday’s proposal for accent lighting. First, the lighting is intentionally designed to have a blue hue in order to further brand the site as a Holiday service station. Holiday has installed similar light fixtures on many of the canopies, buildings, and monument signs at their other locations in the metro region. The effect of the accent lighting would be to turn the length of the canopy and building roofline into architectural advertising for the business. The Planning Commission may wish to consider the precedent that could be set if the City approves this type of lighting fixture, which also has a commercial branding purpose. Associate Planner Bachler indicated that the second issue identified in the staff evaluation is the glare that would result from the accent lighting. Staff has discussed with the applicant the need to minimize the visual impact of the lighting through improved design. A different manufacturer would be used for the proposed accent lights than the LED lighting that is now installed on the monument sign on the property. However, staff believes that the lighting would still create glare that could have a negative impact for those travelling along Highway 96 and Round Lake Road, as well as for residents in the Arden Manor manufactured home park and residents on the east side of Round Lake. Staff has included two conditions for the Planning Commission’s consideration if a motion to approve is made that would require the accent lighting and the existing LED lights on the monument sign to be dimmed during nighttime hours to reduce their visual impact. Associate Planner Bachler reported that the Planned Unit Development process provides additional flexibility that an underlying zoning district would not otherwise allow. It is intended to overcome the limitations of zoning regulations and to achieve a higher quality project than would otherwise be possible. In considering whether to grant a PUD Amendment in this case, the Planning Commission should consider if the proposal forwards the goals of the City’s Comprehensive Plan and is in the best interest of the community. Associate Planner Bachler indicated that the Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following eighteen (18) findings of fact for consideration: