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_____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 2 of 15 second to fourth floors show a floor area of approximately 15,939 square feet and 31 guest rooms per floor. The fifth floor would be 15,667 square feet and include 31 guest rooms. Marriot Springhill Suites guestrooms provide slightly more space than other chain hotels and include separate areas for sleeping, working, and relaxing, as well as an in-suite microwave and refrigerator. In total, the building would have a gross floor area of 79,241 square feet. The overall height of the building would be approximately 58 feet. The exterior of the building would be comprised of a variety of building materials, including brick, stone, transparent glass, and EIFS. A porte chochere would constructed on the south side of the hotel in front of the entrance lobby. New wall signage would be added on each side of the building, and a new monument sign is proposed at the Northwoods Drive entrance. Hawkeye Hotels expected to begin construction in late 2017 and open the hotel in 2018. The applicant has provided a project narrative (Attachment A), civil plan set (Attachment D), and architectural plan set (Attachment E). 2. Planned Unit Development (PUD) Process: 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, 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. The PUD development process is often comprised of multiple steps. The first step is the Master PUD, which is a detailed concept plan for the entire development outlining the individual phases over a period of time. A Final PUD proposal is then submitted prior to the development of each phase of the project. In this case, The Master and Final PUD are being applied for concurrently for the proposed hotel. There are no future development phases proposed at this time. 3. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Right-of-Way (Interstate 694) Right-of-Way (Interstate 694) Right-of-Way (Interstate 694) South Mixed Business B-3 – Service Business District Vacant East Commercial B-3 – Service Business District Vacant West Mixed Business I-Flex District Office, Medical Clinic