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Existing MNDOT right-of-way and power line easements are being addressed and modified to accommodate this development. PRELIMINARY PLAT This application proposes to reorganize the entire 57+/- acre North Heights Church property from a collection of contiguous, unplatted parcels into two (2) platted lots: Lot 1, Block 1 Arden Heights Addn. — a 10.75 acre parcel for high density residential use and Lot 2, Block 1 Arden Heights Addn. — a 46+/- acre lot for the existing church use. A drawing of the proposed, 2-lot plat is enclosed with this application. REZONING This application requests approval to amend the zoning district for the proposed 10.75 acre lot only. The lot is currently guided as High Density Residential in the Arden Hills comprehensive guide plan, however, the B-1 Limited Business district is still in effect. The re -zoning to R-4 Multiple Dwelling District would be consistent with the current comprehensive guide plan. No zoning change is proposed for the remaining church property. A detailed site plan and PUD application, specifically for the new Lot 1, will be brought forward at a future date for the City's consideration. CODE ANALYSIS: Pursuant to the R-4 Multiple Dwelling Zoning District, improvements constructed are required to meet the following performance standards: Maximum Density: 12 units per acre. Minimum off-street parking: 1 space for each 1 BR or efficiency unit + 2 spaces for each 2 BR or 3 BR unit with at least 1 covered space per dwelling unit. Minimum Lot Area: 3,630 SF per dwelling unit Maximum Lot Coverage: 25% of lot area Minimum Landscaped Area: 65% of lot area Minimum set -backs: 40' Front Yard, 30' Rear Yard, 15' Side Yard Maximum Floor Area Ratio (FAR) 3.0 Maximum Building Height: 35 feet The current concept plan for Lot 1 intends to comply with the above performance standards unless some flexibility is required. If so, the City would consider this flexibility at a future date, through the PUD application process. INTENDED USES: The proposed plat consists of only two (2) lots. Proposed Lot 2, Block 1 will remain zoned as R-1 and will continue to be used by North Heights Lutheran Church as a place of worship and related church uses. Proposed Lot 1, Block 1 is intended to be used as an age -restricted (55+) active senior apartment community. Current concept includes a single, 3-story building with underground parking containing approximately 122 dwelling units. Subject to the approval of re -zoning to R-4 Multiple Dwelling, a detailed site plan application will be brought forward for consideration by the Planning Commission. The site plan will address off-street parking, vehicular and pedestrian traffic circulation, access for fire apparatus and building height among other details. EASEMENTS The entire land area (57+/- acres) is encumbered by numerous easements. There are four (4) drainage easements which run in favor of the City. Three (3) of these easements were intended to depict boundaries of existing wetland basins, however a recent wetland delineation boundary report reflects many inconsistencies with the boundaries of these three (3) easements. The fourth easement falls within the boundaries of Royal Hills Park. The City and the applicant have reached an agreement on how best to deal with the existing easements. The current plan is to postpone action of the easements until the Final Plat application is submitted. Page 2 of 4