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ARDEN HILLS PLANNING COMMISSION – August 3, 2016 6 requirements and use of certain building materials in exchange for additional landscaping on the property and an overall superior building design. Senior Planner Bachler indicated that Holiday Stationstores, Inc. is in the process of including multi-use restroom facilities at their convenience stores whenever possible in order to provide better customer service. The company is proposing a multi-use restroom addition on the north end of their Arden Hills store. The addition would measure 15 feet – 4 inches by 19 feet – 4 inches with an area of 296 square feet. Senior Planner Bachler reported the proposed addition would have minimal impact on the existing site operations and would not modify traffic patterns or parking areas. The addition has been designed to have a consistent appearance with the existing principal structure on the property. Site Data Land Use Plan: Light Industrial and Office Existing Land Use: Commercial Zoning: G-B: Gateway Business District Current Lot Sizes: 162,170 square feet Proposed Density: N/A Topography: Relatively level Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Conditional Use Permit Administration Procedures. 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.