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29 4.� BACKGROUND 30 4.1 Presbyterian Homes and Services (PHS) has owned and occupied the office since 2002, 31 since which time the senior housing and services operations have been expanding. The 32 proposed addition would increase office space and add a lunchroom, fitness center, and 33 training facilities for employees; the office property currently houses about 85 employees, s4 to which as many as 25 more may be added in the future. 35 4.2 This PLAtvtvE� Utv�T DEVELOPME1vT (PUD) request has been prompted by the applicants' 36 desire to expand the existing office facility in such a way that would be consistent with 3� the way the property is currently used, but that would deviate from several of the site 3� development requirements of any single, standard zoning district. 39 S.O REVIEW OF ZONING AND COMPREHENSIVE PLAN 40 5.1 The existing Shopping Center (SC) zoning designation on the office property allows 41 many uses that are not related to a typical office development and requires building 42 setbacks that the existing structure only achieves along the western and southern property 43 lines and parking area setbacks that are only achieved by the existing structure or parking 44 area. The proposal seeks to REZOtvE the property from its current SC designation to PUD 45 with an underlying zoning of Limited Business (B-1) District. 46 5.2 The surrounding properties have designations of High Density Residential (HR) and 47 Business (B), and the subject property has a Comprehensive Plan designation of Business 48 (B); this proposal to t�zONE the property to PUD with an underlying zoning of B-1 is ag consistent with the Comprehensive Plan's guidance toward Business uses. 50 5.3 The Arona-Hamline Neighborhood Master Plan allows for 25,000 to 75,000 square feet 51 of office space; the proposed expansion of the existing office building to 50,965 square s2 feet is in this way consistent with the Master Plan. 53 6.O APPROVED GENERAL CONCEPT 54 6.1 The GENERAL CONCEPT PUD, was approved with the following conditions: 55 a. the access for trash disposal shall be designed in such a manner that it does not 56 require that vehicles back on to Hamline Avenue; 5� b. the applicant shall work with staff in the creation of a landscape plan to be submitted 58 for F�rAL PLAtvtvED Utv�T DEVELOPMEtvT approval that includes heightened screening 59 to mitigate the visual and noise effects of the service access and trash enclosure on the so residential property across Hamline Avenue; 6� c. a sidewalk at least 6 feet in width shall be provided between the western end of the sz existing office building and the adjacent drive lane; 63 d. the applicant shall provide for recording against the shopping center property a 6a parking agreement to ensure that the 118 parking spaces required for the office use are ss accommodated between the two properties regardless of whether the properties are 66 under common ownership; s� e. the applicant shall provide for recording against the Roseville Covenant Church 68 property a parking agreement to ensure that the additional parking demands created by PF08-024 RCA 091508 Page 2 of 5 � �