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4.O BACKGROUND 4.1 Presbyterian Homes and Services (PHS) has owned and occupied the office since 2002, since which time the senior housing and services operations. The proposed expansion would increase office space and a lunchroom, fitness center, and training facilities for employees. 4.2 This Planned Unit Development (PUD) request has been prompted by the applicants' desire to expand the existing office facility in such a way that would be consistent with the way the property is currently used, but that would deviate from several of the site development requirements of any single, standard zoning district. 5.0 REVIEW OF ZONING/PLANNED UNIT DEVELOPMENT 5.1 The GENERAL CONCEPT PLANNED UNIT DEVELOPMENT is a process by which a development/redevelopment proposal is formally presented in a public hearing to the Planning Commission for consideration. A PLANNED UNIT DEVELOPMENT (PUD) is a zoning district which may include single or mixed uses on one or more lots or parcels, and is intended to be used in unique situations to create a more flexible, creative, and efficient approach to the use of the land subject to the procedures, standards, and regulations contained in the City Code. 5.2 The existing zoning designation on the office property is Shopping Center (SC) which requires building setbacks that the existing structure only achieves along the western and southern property lines and parking area setbacks that are only achieved by the existing structure ar parking area. The proposal seeks to rezone the property from its current SC designation to PUD with an underlying zoning of Limited Business (B-1) District. 6.0 REVIEW OF COMPREHENSIVE PLAN 6.1 The property has a Comprehensive Plan designation of Business (B), and the surrounding properties have designations of High Density Residential (HR) and Business (B). 6.2 Roseville's Comprehensive Plan anticipates future redevelopment of the Hamline Shopping Center site (Planning District 3, Site 2) as a mixed use development including medium-density housing. The proposed project is adjacent to the shopping center — not a redevelopment of the shopping center as is discussed in the Comprehensive Plan — and would not interfere with a broader redevelopment of this Hamline Center property, so this proposal to rezone the property to PUD with an underlying zoning of B-1 is consistent with the Comprehensive Plan's guidance toward Business uses. 6.3 The Arona-Hamline Neighborhood Master Plan, appended to the Comprehensive Plan in March 2002, further discusses the redevelopment of this site. Although this master plan contains site plans that differ from the proposed office addition, the introduction to the Arona-Hamline plan emphasizes that "the Plan is a guide for future development and redevelopment" and that it "should remain flexible as to the location and intensity of the development, limited only by the maximum capacities in this Plan." Since this portion of the master plan area (i.e., Phase II) allows for 25,000 to 75,000 square feet of office space, the proposed expansion of the existing office building to 53,785 square feet is consistent with the Arona-Hamline Neighborhood Master Plan even though the proposed site plan differs from that which is in the Comprehensive Plan. PF08-024 RPCA 070208 L Page ? of $ \ r • •