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ARDEN HILLS PLANNING COMMISSION – September 6, 2017 3 Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the B-3 District Design Standards. Senior Planner Bachler provided the Findings of Fact for review: 1. The property at 3920 Northwoods Drive is located in the B-3 – Service Business District. 2. The subject property is improved with a 21,111 square foot office building and 98 off- street parking stalls. The property was developed through the Site Plan Review process in 1988 (Planning Case #88-002). 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 based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-023 for a Master and Final PUD at 3920 Northwoods Drive. If the Planning Commission votes to recommend approval of Planning Case 17-023, staff is recommending the following fourteen (14) conditions of approval: 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.