7A, Planning Case 11-011 – Select Senior Living PUD & Plat

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purchased the building and intended to lease it to Northwestern College. The IUP expired on May 30, 2011. Northwestern College has vacated the building. At the time of the IUP approval, the City was just beginning the process of developing the Guiding Plan for the B-2 District, which was ultimately adopted in October 2008. The City’s zoning regulations were consequently amended to incorporate the goals of the Guiding Plan for the B-2 District shortly after it was adopted, including design standards for new construction. Select Senior Living is requesting a Zoning Code Amendment, and Master and Final PUD to allow the reuse of the existing building at 1201 County Road E as an assisted senior housing facility. The applicants are proposing to convert the existing hotel use into 150 units of senior living, which would include approximately 14 independent living units, 106 assisted living units, and 30 memory care units. The residents would be senior citizens age 55 years and older, with an average age of 82. As part of their application, Select Senior Housing is proposing significant site improvements including removing a large portion of the existing parking lot and front drive aisle and converting it to landscaped area; constructing a patio area and walkways; and installing storm water ponding, curb and gutter, and landscaping around the property. In addition to the site improvements, the applicants are proposing to paint the exterior EIFS and roof, add architectural accents to the building, and upgrade the internal fire suppression system and elevators. Presently, the Zoning Code does not identify assisted living as a permitted or conditional use within the B-2 District. Land uses that are not specifically identified in a city’s zoning code as permitted or conditional uses are considered prohibited. In order to accommodate the applicant’s request to allow the senior housing facility at the proposed site, the request includes a proposal to amend the Zoning Code to add Nursing Home and Assisted Living as a use permitted through a PUD process in the B-2 District. This means that the use would be considered permitted, but would be required to get an approved Master and Final PUD in order to operate in the B-2 District. Staff has drafted an amendment to Section 1320.085 Subd. 5 (Attachment B). In addition to the request for the Zoning Code Amendment and the Master and Final PUD, TAT Properties is proposing to subdivide the property into two parcels, reserving the eastern two acres of the site for a future development option that has yet to be determined. The submitted plans include a conceptual drawing of a building that might be possible on Lot 2, but the applicants are not seeking approval for development on Lot 2 at this time. In order to accommodate the request for the subdivision, and bring the property into compliance with the City’s zoning regulations, the storm water ponding and landscaped area would be shared by the two parcels. The applicant has submitted a letter outlining the reasons for the request and a preliminary plat plan set (Attachment D). A traffic study was also completed and is included as Attachment C. City of Arden Hills City Council Meeting for June 27, 2011 \\Metro-inet.us\ardenhills\Planning\Planning Cases\2011\11-011 - Select Senior Living PUD (PC Approved)\06-27-11 - Select PUD and Plat - Memo.doc Page 2 of 8