2009_0511_Packet - Laserfiche WebLink

Home

%.5 Th2 GENERAL CONCEPT PLANNED UNIT DEVELOPMENT 1S 1 pI'OC2SS by Wh1Ch 1 � development/redevelopment proposal is formally presented in a public hearing to the 1 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 � contained in the City Code. If the City Council ultimately approves the GENExAL � CoNCEPT, the applicant then prepares fully detailed development plans for final approval � by the City Council. � 7.6 Concept PUD: Art Mueller seeks consideration of a General Concept PUD to pursue � finalization of a senior living community at 2025 County Road S. The 2.61-acre parcel � 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. � 7.7 Suilding Height: 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 m�imum 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. Sy � 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 Suilding 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. � 7.9 Suilding Design: Since the Planning Commission's consideration of the project the � applicant has completed a number of modifications to the building footprint to address massing and setback concerns. PF09-002 RCA 051109.doc Page 5 of 8