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corner of County Road D and Lake Johanna Boulevard and would be integrated into a landscape element for a softer presentation. PUD Flexibility Although careful consideration has been given to each element of the redevelopment plan we are requesting the city exercise the flexibility allowed within the Planned Use Development ordinance. In order to best serve residents, create investment in community, build future tax base we are requesting flexibility in a few areas with consideration of some of the additional elements and goals that we have been able to achieve. The part of campus east of Lake Johanna Boulevard meets the R -2 overlay zoning requirements with the exception of building height. The highest portion of the proposed roof is 44 feet above the average grade while the R -2 zone allows a maximum building height of 35 feet. However, the average building roof height above grade is 37 feet. In order to mitigate the height, the building has been set back from the lake significantly and adjacent streets and properties farther than required. In addition, the main building is set on the lower part of the site so the height appears to be less than if the 35 feet were to be located at the standard setback of 40' from the property line. On the west side of Lake Johanna Boulevard, the proposed development meets the R -2 and N -B overlay zoning requirements with the exception of setbacks and number of dwellings per acre. The N -B front yard setback requirement is 20' while the R -2 is 40' The proposed building is set back 10'. The N -B has no requirement for dwelling units per acre, but the R -2 allows 5.5 units per acre. The proposed site has a density of 14 dwelling units per acre. The addition of extensive landscape amenities on the northeast quadrant of the intersection and at the south end of this location will help to mitigate the shortcomings of this site. Due to the size and shape of this property, a development that meets all zoning requirements will be quite difficult; the proposed design makes the best of a difficult property and turns it into an asset to the city. Although carefully considered the grading and elevation changes create significant tree replacement. Tree replacement in the inches contemplated in the ordinance is unable to be met on site. However, the landscape plan for the campus is extensive and will result in an incredible outdoor experience. The extra amenities in hardscape and landscaping will be enjoyed by all. The Landscape Management Plan that will be in place will ensure care and preservation of the natural resources on the site. We are asking for flexibility in meeting the replacement requirement taking into account the other elements that we are adding to the site and long term management plan of the resources that will be present. The City has an additional requirement that landscape completion be within 6 months of issuance of building permit or in some cases 6 months of issuance of Certificate of Occupancy. Due to the phasing and constructability of this site some consideration will need to be given to the timeframe under which the landscaping will