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� --• 3�3 7.5 The GENERAL CONCEPT PLANNED UNIT DEVELOPMENT is a process by which a i�; developmendredevelopment proposal is formally presented in a public hearing to the �5.: Planning Commission for consideration. A PLANNED UNIT DEVELOPMENT (PUD) is a �� zoning district, which may include a single or mix of uses on one or more lots or parcels, ��- and is intended to be used in unique situations to create more flexibility, creativity, and :�:: efficient approach to the use of the land subject to procedures, standards, and regulations ^F� contained in the City Code. Ifthe City Council ultimately approves the GENE[tAL 3;'� CotvCEPT, the applicant then prepares fully detailed development plans for final approval i7? by the City Council. ;: 2 7.6 Concept PUD: Art Mueller seeks consideration of a General Concept PUD to pursue ��'vt finalization of a senior living community at 2025 County Road B. The 2.61-acre parcel �?a would consist of a 3-story, 55-unit structure primarily oriented along the north and east ?!� sides of the parcel and the property would be rezoned from Single Family Residence �;� District (R-1) to Planned Unit Development (PUD) using the General Residence District '�? (R-3) as a guide for the site development. �,� 3 1 ✓� ,�n �;�;� i FSL �� i �sa � a�� � �t� i�J �� �� ; :�o � �,, �y� �y� � �� �� t yjs 19� �; c�� 19va zo�? 2C} 1 2Q2 iv;s 2E�4 za:, 7.7 Buildin� Hei� The proposed Orchard development will be 3-stories of senior housing over a level of parking and storage. The overall height of the building is anticipated to be approximately 46-feet; however the height when measured to the midpoint of the roof truss (Code required height measurement) will be 38 feet. The Roseville City Code has a height limitation of three stories and a maximum of 30 feet for buildings within the R-3 district. The Planning Division has concluded that these two requirements are in conflict with one another and difficult to rationally apply to development proposals. By comparison, Midland Grove Condominiums (a flat roof building) is approximately 34 feet in height to the top of roof parapet. The Planning Division has also reviewed multi- story senior or other housing projects dating back to 2000 and concluded most of these buildings meet the 3-story limitation, but exceed the 30-foot height limitation. These include Greenhouse Village, Midland Villas, Applewood Pointe, and Sunrise Assisted Living. 7.8 Buildin� to Lot Size: The City Code also requires 2,000 sq. ft. of lot area for one- bedroom units and 2,800 sq. ft. of lot area for 2 to 4 bedroom units. A calculation of the proposed/anticipated unit mix (10-1 bedroom, 30-2 bedroom, and 15-3 bedroom units) would require lot area totaling 146,000 sq. ft. or lot 3.35 acres in size. Similarly, the City Code requires a floor area ratio of .5 or 50%. A calculation of floor area for the proposed Orchard concludes 92,571 sq. ft. of floor area or 2.13 acres and a floor area ratio of .95. The Planning Division has reviewed the similar projects approved by the City since 2000 (Green House Village, Midland Villas, Applewood Pointe, and Sunrise Assisted Living) and determined all have been allowed to deviate from this standard requirement as part of a PUD. Given the limitations of land conducive for multi-story housing and the number of units and types necessary to market and be a successful project, it is very difficult to achieve compliance with these two requirements. The Planning Division believes that the nature of a Planned Unit Development intended to be used in unique situations to create more flexibility, creativity, and efficient approach to the use of the land gives the ability for this project to deviate from certain standards. : oi� 7.9 Buildine Desi� Since the Planning Commission's consideration of the project the 2c� applicant has completed a number of modifications to the building footprint to address 2�R massing and setback concerns. PF09-002 RCA 051109.doc Page 5 of 8