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ARDEN HILLS CITY COUNCIL – OCTOBER 27, 2014 11 of the primary building and where the Brownstone underground parking will be located, as required by the PUD Development Agreement. The purpose of these speed bumps was to deter residents from using the County Road D access driveway and to limit the amount of traffic that would cut through Wheeler Avenue in Roseville. Presbyterian Homes has noted that the heavy use of the County Road D access has not materialized and that the City of Roseville has taken the additional step of temporarily closing off access to Wheeler Avenue from County Road D. The request is to amend the PUD Development Agreement to state that upon the completion of the required Wheeler Avenue and County Road D traffic study one year after the full redevelopment of the site if it is determined that the three speed bumps are not necessary for traffic calming purposes that Presbyterian Homes be permitted to remove them. Associate Planner Bachler indicated 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. Associate Planner Bachler discussed the Plan Evaluation, Lighting Plan, and Traffic Review with the Council. Associate Planner Bachler explained that the Planning Commission reviewed Planning Case 14- 031 at their regular meeting on October 8, 2014. The Planning Commission offered the following fifteen (15) findings of fact for consideration: 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.