07-08-15-PC - Laserfiche WebLink

Home Browse Search

ARDEN HILLS PLANNING COMMISSION – May 6, 2015 2 A. Planning Case 15-008; Planned Unit Development Amendment – Holiday Stationstores, Inc. – 1920 West Highway 96 – Public Hearing Associate Planner Bachler stated that in 2005, the City approved a Master PUD and Conditional Use Permit (CUP) in Planning Case 05-013 for the development of a Holiday service station and convenience store at 1920 West Highway 96. A CUP was required for the proposed use of the property as a service station with convenience retail and car wash in the G-B - Gateway Business District. The site was developed through the PUD process and allowed the developer flexibility on parking lot setback requirements and use of certain building materials in exchange for additional landscaping on the property and an overall superior building design. Associate Planner Bachler reported that Holiday Stationstores, Inc. has proposed to install accent lighting on the canopy and building of the existing service station and convenience store. The accent lighting would be comprised of individual LED lights contained within a 0.75-inch diameter translucent blue tube designed to 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. 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. Associate Planner Bachler indicated that 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. Associate Planner Bachler explained that 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. The narrative also notes that the proposed accent lights are made by a different manufacturer than the LED lighting that is now installed on the monument sign located on the property. Associate Planner Bachler commented that 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. 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