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13. Independent senior housing, once defined as Institutional housing, is now better defined as a multiple family use, which is not permitted in the R -2 District. 14. The application is proposing to rezone the property to R -4 Multiple Dwelling District. 15. The proposed redevelopment, and mix of uses, is a permitted use in the R -4 District with an approved PUD. 16. Rezoning the property to R -4 would bring it into conformance with the Zoning Code. 17. The R -2 and R -4 Districts are substantially similar in terms of development standards. 18. The rezoning will not negatively impact the surrounding neighborhoods or the community as a whole and is in keeping with the intent of the Zoning Code, because the use, previously approved by the City, has existed on the property for several decades with no negative effects. 19. The proposed rezoning is not in conflict with the Comprehensive Plan or the future land use designation of the property. 20. The proposed rezoning and use would not be incompatible with the adjacent land uses because the traffic and parking impacts of a senior housing facility are substantially less than that of a non -age restricted housing facility, and the facility has existed for decades at its current intensity of use with no ill effects on the surrounding community. PUD Review Findings: 21. The application exceeds the requirements of the City's Design Standards for the B2 District. 22. The application in conformance with the Sign Ordinance within the City Code. 23. The application is in substantial conformance with the requirements of the City's Zoning Code for the proposed R -4 District. 24. The applicant is requesting flexibility from the Zoning Code through the PUD process on building height and density. 25. The height of the primary building would be 52 feet. The roof line variegates and the height of the building nearest to adjacent properties would be 36 feet. 26. The existing density on site is 17.6 units per acre; the proposed density would be 18.2 units per acre. 27. In exchange for zoning flexibility, the applicant is proposing a number of items in excess of the Zoning Code requirements; such as, excess open space, tree and perennial plantings, storm water treatment and management, increased setbacks, enhanced design elements and building material quality. 28. The application is not anticipated to create a negative impact on the immediate area or the community as a whole because, the facility has operated on the site since 1955, the land use of the site is not proposed to change, the quality of the development and site design features are anticipated to generally enhance the aesthetics of the site and surrounding area, the impacts on Lake Johanna and water quality will be improved by increased storm water management and setbacks to the lake. 29. The application is in keeping with the spirit and intent of the Zoning Code and Comprehensive Plan. City of Arden Hills Planning Commission Meeting for November 3, 2010 Page 12 of 15