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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. The PUD process is a common planning tool used by many cities. It cannot be used to permit uses that would not otherwise be permitted in the underlying zone. 2. Project Description Redevelopment Request The project area encompasses two parcels (3120 and 3220 Lake Johanna Boulevard) that would be consolidated into a single 22.5 acre parcel. All of the buildings in the project area would be demolished with the exception of the McKnight Care Center, which would remain as is. A CUP amendment is also required to consolidate all past approvals within a single PUD approval. Previously the proposal included a redevelopment of the three parcels of land located on the triangle on the west side of Lake Johanna Boulevard. Presbyterian Homes has since removed these parcels from their redevelopment area. The proposal includes the construction of an 83,184 square foot three to four -story primary facility which would contain 166 units. The units would be comprised of 54 independent senior apartments, 72 assisted living units, 36 memory care units, and four hospice units. The proposal also includes two brownstone -style two -story apartments that would house a total of 36 independent senior units. The total square footage of both brownstones would be 31 ,706. The McKnight Care Center would continue to have 208 units. The number of units on the site would increase from 396 to 410. 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 November 3, 2010 Page 3 of 15