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City of Arden Hills City Council Work Session for May 21, 2018 P:\Planning\Planning Cases\2018\PC 18-012 - Lyngblomsten & North Heights Lutheran - Concept Review\Memos_Reports_18-012 Page 3 of 4 North Heights property for the purpose of developing a senior living community with up to 200 units. The project would be include a mix of independent living, assisted living, and memory care units, as well as campus amenities such as dining services, a fitness center, and a chapel. The development would also be occupied by 2nd Half with Lyngblomsten staff, which provides off-site services for individuals in the area that choose to continue to live in their existing homes. The proposed senior housing development would be located on the western portion of the new parcel adjacent to U.S. Highway 10 and directly south of the North Heights education wing and parking lot. The building is proposed to be four stories with a flat roof and have an approximate height of 47 feet. The principal exterior materials on the building would be stone and glass, comprising approximately 75 percent of the exterior façade area. Different types of care would be segmented within the building, and the preliminary plans indicate approximately 100 independent living units, 50 assisted living units, and 48 skilled units. The plans also include landscaped grounds, walking paths, and outdoor seating areas. Parking is proposed to include 100 underground parking stalls for the independent living units and 94 surface parking stalls for employees and guests. The surface parking is proposed to be located in two separate lots between the building and Snelling Avenue. The primary access to the site would be on Snelling Avenue north of the intersection with Royal Hills Drive. A fire access lane is proposed along the west side of the building that would connect with the adjacent North Heights parking lot. However, this is not proposed to be a regular access for residents, employees, or guests. Lyngblomsten has provided a preliminary site plan, building rendering, site cross section, and conceptual views of the building from Snelling Avenue and U.S. Highway 10. The preliminary timeline assumes the organization would begin construction in spring 2019 and complete the project by summer 2020. Based on an initial review, staff believes the proposal would require the following land use requests: • Preliminary Plat and Final Plat for subdivision • Comprehensive Plan Amendment to change designation of development site from Public and Institutional to High Density Residential • Rezoning of development site from R-1 – Single-Family Residential District to R-4 – Multiple Dwelling District • Conditional Use Permit for Nursing Home and Assisted Living use in the R-4 District • Planned Unit Development for performance standard flexibility (at a minimum, density and building height) The table below provides the performance standards for the R-4 District and the preliminary analysis for the proposed development: