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City of Arden Hills City Council Work Session for July 20, 2020 P:\Planning\Planning Cases\2020\20-012 New Perspectives Senior Living - CP Page 4 of 6 bedrooms/bathrooms with an opening to central, shared kitchen, dining and living areas - to be calculated as the equivalent of 0.5 units. In some cities ordinances, assisted living, memory care and skilled nursery units are often considered less than 1 unit because of the lack of facilities that make a full unit such as a kitchen and living area. If we apply the .5 units for density purposes the total number of units is 19.7 units per acre or 127 units and is in conformance with the zoning district and land use plan. According to City Code Section 1320.06, the Minimum Lot Area per Unit allowed within the B-2 District is 2,178 square feet per unit. The Applicant’s proposal would entail a development with approximately 1,948 square feet per unit. However, the Applicant is requesting flexibility with this standard because the 33 memory care units on-site are smaller studio style units and do not have kitchens and living spaces like standard units. If the memory care units were excluded from the calculation of Minimum Lot Area per Unit, the development would meet the district provision with 2,533 square feet per unit. Building Height- Flexibility requested Section 1305.04 of the City Code defines building height as “the vertical distance from the average elevation of the grade along a face of a building to the highest point of the roof surface of flat roofs, the deck line of mansard roofs, or the average height between the eaves and the highest ridge of gable, hip, or gambrel roofs.” These measurements are illustrated in the drawing below. The Applicant is proposing a building that would be four (4) stories in height. The proposed facility would have a building height of 55 feet as measured from the finished floor elevation to the midpoint. Under the City Zoning Code, a building in the B-2 district can have a maximum height of up to 50 feet to the midpoint, so the Applicants are requesting flexibility for an additional 5 feet in height. The table below shows building heights for other developments in the community. Development Name Mid-Point Summit Development 46 ft. Johanna Shores Senior Living 56 ft. E Street Flats 44 ft. Arden Flats Apartments 55 ft. Anderson Center 60 ft.