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exist a few stands of good quality significant trees. A formal application for development would require a tree preservation plan. Through early discussions with the developer, it became clear that there is a conflict between the City's Zoning Code and Comprehensive Plan in regards to the required density of R -1 property in the City. The City's 2030 Comprehensive Plan guides the future land use of the property as Low Density Residential, which is defined as residential property developed at three to five units per net acre. In contrast, the City's Zoning Code caps the allowed density in the R -1 District at three units per net acre. Furthermore, the Code requires a minimum of 14,000 square feet per R- 1 lot, which does not allow for a density of three units per net acre. If the applicant develops the property in accordance with the City's Subdivision and Zoning Ordinances, they would need a CPA to allow less than three units per acre. In contrast, if the property were developed in accordance with the Comprehensive Plan requirements at a higher density, flexibility from the City's Zoning Code would be necessary. In the case of the latter, the applicant would most likely apply for a Master and Final PUD so that the City might grant the necessary flexibilities from the Code without the need for variances. At a January 31, 2011, work session with the City Council, Pulte Group presented two concept plan scenarios. One at a higher density option that met the requirements of the Comprehensive Plan, but would have required a PUD application for zoning flexibility; and a second lower density option that met the requirements of the Zoning Code, but would require a CPA. The City Council gave direction that the lower density option was preferred, and Pulte Group has since moved forward with preparing a development application package in line with this direction. Pulte Group hosted a community meeting on February 8, 2011, to discuss the lower density proposed concept plan with residents around the development area. Pulte took feedback from residents at this meeting and used it to complete their development application. Comprehensive Plan Amendment Process When there is a conflict between a city's comprehensive plan and a zoning code, the city is required to amend the zoning code to comply with the comprehensive plan, unless the city approves an amendment to the comprehensive plan. All comprehensive plan amendments must also be approved by the Metropolitan Council. Staff has been in communication with the City's Sector Representative at the Metropolitan Council regarding this property. The Sector Representative has indicated that the Metropolitan Council could be supportive of a Comprehensive Plan Amendment that would allow the City to reduce the minimum density required on property guided for Low Density Residential given the higher density that is anticipated on the TCAAP property. City of Arden Hills Planning Commission Work Session for March 9, 2011 IlMetro- inet. uslardenhills\Planning\Planning CasesI2011111 -004 Pulte Concept Review103 -09 -11 PC report Pulte Development Concept Review.doc Page 2 of 4