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Plan Evaluation 1. Rezoning A city has broad discretion when reviewing whether or not to rezone a property. Questions to consider are whether or not the proposed project forwards the broader goals and vision for the city? Would the rezoned property allow for a better development then the current zoning would permit? Is the proposed zoning district appropriate to that particular location? Would the proposed change forward the goals of the comprehensive plan? The City's 2030 Comprehensive Plan guides the future land use of this parcel for "Public and Institutional Both the previous 1998 Future Land Use Map and the 2008 Existing Land Use Map also classify the property as "Public and Institutional This classification is based on the historic and current use of the property as a senior housing and care facility owned and operated by Presbyterian Homes. The City does not have a zoning district specifically designated for public and institutional uses, even though there are a number of properties within the City that are guided as such on the 2030 Future Land Use Map. The underlying zoning district of each property dictates the permitted mix of uses, setbacks, densities, and other zoning requirements. The R -4 District is substantially similar to the R -2 District in terms of setbacks, permitted and conditional uses, building height, and lot coverage. 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. 2. R -4 Zoning Regulations Review Chapter 13 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 Exceeds Requirements The combined parcels would total 22.5 acres in size. The project would exceed the minimum landscaped area requirements by six percent, and increases the amount of impervious surface existing on the site today by 8.5 percent. City of Arden Hills Planning Commission Meeting for November 3, 2010 Page 5 of 15