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ARDEN HILLS CITY COUNCIL – SEPTEMBER 25, 2017 10 3. The applicant has submitted an application for a Master and Final Planned Unit Development (PUD) to redevelop the subject property for a 79,241-square foot hotel with associated improvements. 4. The hotel land use is a permitted use in the B-3 – Service Business District. 5. The purpose of the PUD process is to achieve a higher quality, better project than would otherwise be possible if the strict application of the zoning requirements were met. 6. The proposed PUD in substantial conformance with the requirements of the City Code. 7. Where the plan is not in conformance with the City Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 8. The proposed PUD is in conformance with the Land Use chapter of the Arden Hills 2030 Comprehensive Plan. The subject property is guided for Mixed Business. The Mixed Business land use category is applied to areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, and retail. 9. The proposed PUD is in conformance with the Economic Development and Redevelopment chapter of the Arden Hills 2030 Comprehensive Plan, which includes the goal to, “promote the development, redevelopment, and maintenance of a viable, innovative, and diverse business environment serving Arden Hills and the metropolitan area.” 10. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Senior Planner Bachler stated the Planning Commission voted to recommend approval (6-0) of Planning Case 17-023 for a Master and Final Planned Unit Development at 3920 Northwoods Drive, based on the findings of fact and the submitted plans in the September 25, 2017, Report to the City Council, as amended by the following fifteen (15) conditions: 1. The project shall be completed in accordance with the submitted plans 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 the City Council. 2. The Developer shall obtain the required development permits within one year of the approval date or the approval shall expire, unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. A Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Agreement shall be executed prior to the issuance of a Grading and Erosion Control Permit. 4. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of public infrastructure improvements including grading, utilities, and paving, prior to the issuance of a Grading and Erosion Control Permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that public infrastructure improvements are completed in the event that the developer defaults on the Development Agreement.