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Project Proposal and Process 1. Planned Unit Development (PUD) Process: The PUD process is a tool that provides additional flexibility for developments that an underlying zoning district would not otherwise allow. For example, a PUD may alter the setbacks, lot coverage, density, parking requirements, building height, landscaping requirements, etc. The flexibility from the minimum requirements in the underlying district may reduce a specific requirement, or it may increase it. Additionally, the PUD process allows the City to negotiate certain aspects of the development to help achieve City goals. The intent is to provide flexibility to a project in exchange for improvements or amenities that a City could not otherwise require. With any development, the conditions imposed on the project must have a rational basis related to the impacts of the development. The PUD process is an alternative to the variance process and requires distinct findings separate from the undue hardship criteria in State Statutes. The process is meant to create a better development than the strict adherence to the standard regulations might otherwise allow. While each PUD process is unique, it is a common process used by many cities. The PUD process cannot be used to permit uses that would not otherwise be permitted in the underlying zone. 2. Project Description The project area encompasses five parcels that would be consolidated into two separate parcels. One parcel would be located on the east side of Lake Johanna Boulevard and would be 22.5 acres in size. The second parcel would be located on the west side of Lake Johanna Boulevard and would be one acre in size. All of the buildings in the project area would be demolished with the exception of the McKnight Care Center, which would remain as is. The proposal includes the construction of an 83,184 square foot three to four -story primary facility which would contain 152 units. The units would be comprised of 63 independent senior apartments, 48 assisted living units, and 36 memory care units. The proposal also includes three brownstone -style two -story apartments. Two of the brownstones would be located on the eastern parcel and would house 36 independent senior units. The total square footage of both brownstones would be 31,706. The third brownstone would be located on the triangle parcel and would house 14 independent senior units and be 14,310 square feet in size. The number of units on the eastern parcel would remain at 396. The number of units on the western parcel would increase from four to 14. The proposal also includes significant storm water collection and treatment ponding, a trail system, raised gardens and planting beds for residents of the facility, and a comprehensive long term landscape management plan. Presbyterian Homes has also proposed to keep their trails and gardens open to the general public. City of Arden Hills Planning Commission Meeting for October 6, 2010 Page 3 of 11