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ARDEN HILLS PLANNING COMMISSION – October 8, 2014 8 Associate Planner Bachler commented that 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, building materials, 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. Associate Planner Bachler stated that in the original Master PUD approval, the City granted Presbyterian Homes flexibility in terms of building height and density. The maximum building height in the R-4 District is 35 feet and the Lakeview Building was permitted to be constructed at an average height of 46 feet above grade. Prior to receiving approval of the Master PUD, the Johanna Shores facility operated under two Conditional Use Permits, which granted approval for a net density of 17.6 units per acre on the property. The maximum density in the R-4 District is 12 units per acre. The Master PUD included an additional 14 units on the property, which increased the approved net density for the site to 18.2 units per acre. Site Data Land Use Plan: Public and Institutional Existing Land Use: Public and Institutional Zoning: R-4: Multiple Dwelling District Current Lot Sizes: 22.5 acres Topography: Varying topography, but generally sloping down to the north and east Associate Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Traffic Review. Associate Planner Bachler provided the Findings of Fact for review: General Findings: 1. The property is located in the R-4 Multiple Dwelling District. 2. The City Council approved the Master Planned Unit Development and Final Planned Unit Development Plans for the property in Planning Case 10-012 (Resolution No. 2010-067) on November 29, 2010. 3. The PUD Development Agreement requires that any significant changes to the approved plans be reviewed by the Planning Commission and approved by the City Council. 4. The PUD process allows for flexibility within the City’s zoning regulations through a negotiated process with a developer. 5. The applicant is requesting an amendment to the approved Master and Final PUD for revised development plans for Phase II of the redevelopment project. 6. The revised development plans for Phase II of the project are in substantial conformance with the Master and Final PUD plans approved in Planning Case 10-012. 7. The applicant is requesting an Amendment to revise the Construction Schedule outlined in the PUD Development Agreement to reflect the delay in the expected start date on the Brownstone Buildings.