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The differences between the requirements of the R -2 versus the R -4 District are few. While the purpose statement for each district differs, any redevelopment proposal ultimately is measured against the restrictions and requirements within the Zoning Code. The only use that is permitted in the R -4 District that is not otherwise accommodated for in the R -2 District is multiple family dwellings. Multiple dwellings are defined in Section 1305.04 Subd 61 of the Zoning Code as a dwelling that consists of three or more attached dwelling units. The requirements for each district are outlined in Section 1320.06 of the Zoning Code. The only difference between the R -2 and R -4 Districts is the density requirements; 5.5 units /acre in the R -2 District versus 12 units /acre in the R -4 District. All other regulations between the two districts are the same. Presbyterian Homes currently operates a net density of 17 units per acre between there two parcels, proposed to be consolidated. Even with the property rezoned, the current use exceeds the maximum density permitted by the Code. Presbyterian Homes previously received approvals from the City to operate at this level of density. The submitted application does not propose to increase the net density on the site. Rezoning of Lot 1, Block 2 Presbyterian Homes is requesting that their three parcels located on the west side of Lake Johanna Boulevard be consolidated into one parcel; Lot 1, Block 2. The consolidation would meet all requirements of the City's Subdivision Ordinance. Two of the parcels are currently zoned R -2, while the third is zoned N -B. All three parcels are guided for Low Density Residential in the City's 2030 Future Land Use Map. Previously the property zoned N -B had been guided for Neighborhood Business in the City's 1998 Future Land Use Map; however, the designation changed when the 2030 Comprehensive Plan was adopted by the Council. Presbyterian Homes is requesting that the properties be rezoned to allow a 14 unit, two -story brownstone style apartment on the one acre consolidated parcel. The maximum density allowance in the R -4 District is 12 units per acre; however the City can grant an increase in the density through the PUD Process. The N -B District allows for multiple- family uses at densities in excess of 12 units per acre; however, the proposed residential use does not necessarily fit with the N -B District in terms of providing a neighborhood commercial use. It should be noted that because the guided land use for this parcel is low density residential, a commercial use would not be permitted on the property without a Comprehensive Plan Amendment either. The triangle shaped parcel, even when consolidated with the two residential properties to the north of it, is an extremely challenging lot to develop. It would not be possible to redevelop the lot in a reasonable way, even with a new single family home, that would meet the minimum requirements of the Code in terms of setbacks. The existing structure on the site, could of course remain, but would not be able to be expanded in any way. Furthermore, the guided future land use of low density residential for the parcel may not be appropriate given City of Arden Hills Planning Commission Meeting for October 6, 2010 Page 7of11