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B. Building Height and Density Flexibility requested The maximum building height in the R -4 District is 35 feet. The proposed main building would be three to four- stories and be at a height of 52 feet above the main entrance in the center of the building. The height of the roof variegates quite a bit; it would be 36 feet in height on the southeast end of the building, nearest the adjacent properties, and 50 feet in height at the north end of the building near Sandeen Road. The average height amongst the varying roof lines is 46 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 maximum density in the R -4 District is 12 units per acre. The current net density on that site is 17.6 units per acre. 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 proposes to increase the number of units on this site by 14, creating a net density of 18.2. The original redevelopment plan called for no increase in units on the primary site, but included 14 units on the three triangle parcels on the other side of Lake Johanna Boulevard. As part of the revisions to the original site plan, Presbyterian Homes is proposing to donate the southern most parcel of the triangle to the City as part of their TIF application, and leave the existing single family homes on the other two parcels as is. The 14 units that were to be located on the triangle parcel are now proposed to be included within the primary building. 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 (Attachment B). The City cannot reduce the existing density, but is not obligated to allow it to increase either; however, as part of a PUD application the City can grant the increase in density in exchange for greater setbacks, increased green space, etc. C. Setbacks Exceeds Requirements The minimum building setbacks in the R -4 District are 40 feet in the front yard, 30 feet in the rear yard, and five feet in the side yard, with both sides adding up to 15 feet. The proposed buildings exceed the minimum requirements for the building setbacks. The main building is setback 106 feet from the nearest lot line; over three times what the minimum setback of 30 feet in the rear yard would require. The proposed main building also significantly increases City of Arden Hills Planning Commission Meeting for November 3, 2010 Page 6 of 15 Lot Size (sf) Building Coverage (sf) Building Coverage Landscaping (sf) Landscaping Existing 980,316 151,419 15.45% 613,054 62.54% Proposed 980,316 150,904 15.39% 695,789 70.98% Required 245,079 max. 25% 637,205 min. 65% B. Building Height and Density Flexibility requested The maximum building height in the R -4 District is 35 feet. The proposed main building would be three to four- stories and be at a height of 52 feet above the main entrance in the center of the building. The height of the roof variegates quite a bit; it would be 36 feet in height on the southeast end of the building, nearest the adjacent properties, and 50 feet in height at the north end of the building near Sandeen Road. The average height amongst the varying roof lines is 46 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 maximum density in the R -4 District is 12 units per acre. The current net density on that site is 17.6 units per acre. 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 proposes to increase the number of units on this site by 14, creating a net density of 18.2. The original redevelopment plan called for no increase in units on the primary site, but included 14 units on the three triangle parcels on the other side of Lake Johanna Boulevard. As part of the revisions to the original site plan, Presbyterian Homes is proposing to donate the southern most parcel of the triangle to the City as part of their TIF application, and leave the existing single family homes on the other two parcels as is. The 14 units that were to be located on the triangle parcel are now proposed to be included within the primary building. 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 (Attachment B). The City cannot reduce the existing density, but is not obligated to allow it to increase either; however, as part of a PUD application the City can grant the increase in density in exchange for greater setbacks, increased green space, etc. C. Setbacks Exceeds Requirements The minimum building setbacks in the R -4 District are 40 feet in the front yard, 30 feet in the rear yard, and five feet in the side yard, with both sides adding up to 15 feet. The proposed buildings exceed the minimum requirements for the building setbacks. The main building is setback 106 feet from the nearest lot line; over three times what the minimum setback of 30 feet in the rear yard would require. The proposed main building also significantly increases City of Arden Hills Planning Commission Meeting for November 3, 2010 Page 6 of 15