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its location and orientation to the streets around it. Regardless of the outcome of this planning case, the City should make the future land use and zoning consistent on the parcel. 2. R -4 Zoning Regulations Review Based on recent discussions with Presbyterian Homes, they are working to find options within their proposed plan that might mitigate concerns raised by neighbors to the project. These adjustments will impact the calculations that will be required to make a full analysis of the project. Staff has reviewed the proposed plans as submitted, but given the need to continue the public hearing to the November 3 meeting, and the likelihood that the project may adjust in that time, the analysis provided in this memo is not to the level of detail that it might otherwise be. As noted, this project is being reviewed through the Planned Unit Development (PUD) process. The following section reviews the project based on the R -4 regulations and notes where flexibility is being requested. Section 1320 District Provisions A. Lot Size, Building Coverage, and Landscaping Meets or Exceeds Requirements Presbyterian Homes have made adjustments to their plans that will impact the building and landscaped lot coverage. The numbers reflected on the plans submitted September 24 are no longer accurate and Staff was not able to calculate accurate numbers in time for the printing of this memo. Based on preliminary analysis and discussions with Presbyterian Homes, Staff believes that the landscape coverage, building coverage, and lot size regulations would be met or exceeded by the proposed project. A full analysis will be completed once the final plans have been submitted. B. Building Height and Density Flexibility requested The maximum building height in the R -4 District is 35 feet. The maximum density is 12 units per acre. The proposed main building would be three to four stories in height and be at a maximum height of 54 feet above the main entrance in the center of the building. The height of the roof variegates quite a bit; it would be 33 feet in height on the northern end of the building and 45 feet in height at the southeast end of the building. The average height amongst the varying roof lines is 44 feet above grade. The three brownstones would be approximately 33 feet in height and would not exceed the maximum height requirement of the Code. The density of Block 1 would be 17 units per acre; the current net density on that site is 17 units per acre. The number of units is not proposed to be increased. According to the City Attorney, the existing density on the site was granted through previous City approvals and agreements, thus is a property right that runs with the land that the City can not take away. The City cannot reduce the existing density, but is not obligated to allow it to increase either. City of Arden Hills Planning Commission Meeting for October 6, 2010 Page 8of11