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ARDEN HILLS PLANNING COMMISSION – August 3, 2016 2 Senior Planner Bachler explained 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 findings of fact for consideration: 1. The applicant has requested approval of a PUD Amendment and CUP Amendment for the property at 1920 West Highway 96. 2. A Master PUD was approved for 1920 West Highway 96 in Planning Case #05-013. 3. The applicant has proposed constructing a multi-use restroom addition on the north end of the existing convenience store that would measure 15 feet – 4 inches by 19 feet – 4 inches with an area of 296 square feet. 4. The proposed addition is in substantial conformance with the Zoning Code. Where the proposed addition is not in conformance with the Zoning Code, the proposal is in conformance with the Master PUD approved for the property in Planning Case #05-013. 5. The proposed addition is not expected to impact existing and anticipated traffic and parking conditions. 6. The proposed addition will not affect noise, odors, glare, vibration, smoke, dust, air pollution, heat, liquid and solid waste on the property. 7. The proposed addition is not expected to significantly impact drainage on the property. 8. The proposed addition will not affect the population density on the property. 9. The proposed addition is unlikely to significantly affect land values on the subject property or on neighboring properties. 10. The park dedication requirement does not apply in this case. Senior Planner Bachler stated that based on the submitted plans and findings of fact, staff recommends approval of Planning Case 16-019 for a PUD Amendment and CUP Amendment for Holiday Stationstores, Inc. at 1920 West Highway 96. Staff is recommending the following six (6) conditions of approval: 1. The applicant shall continue to abide by the conditions of all previous Master PUD and CUP Agreements, permits, and reviews, except as hereinafter amended. 2. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 3. A PUD and CUP Amendment Agreement shall be prepared by the City Attorney and subject to City Council approval. The Agreement shall be executed prior to the issuance of any development permits. 4. Final construction plans shall be subject to approval by the City Building Official, City Engineer, and Fire Marshall prior to the issuance of a building permit. 5. The applicant shall protect the two (2) Autumn Brilliance Serviceberry trees located immediately north of the proposed addition. If these trees are damaged, removed, or die during the construction of the addition, the applicant shall be required to replace the trees with trees of equivalent size. 6. Exterior lighting shall be hooded, concealed, or controlled so as not to be visible from adjoining lots, streets, highways, or residential areas east and south of Round Lake.