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City of Arden Hills City Council Meeting for January 25, 2021 P:\Planning\Planning Cases\2020\20-022 New Perspectives Senior Living - CUP, PUD, SP, ZCA\CC Packet\PH Page 3 of 10 1. Zoning Code Amendment The Applicant is proposing a Zoning Code Amendment for the maximum dwelling unit density per net acre allowed within the B-2 District only. The maximum density allowed within the B-2 and CMU District is 20 units per acre. The total proposed density is 23 units per acre or 146 units. However, the Applicant is proposing a different standard for the 33 memory care units. The Applicant is requesting that memory care units - which consist of private bedrooms/bathrooms with an opening to a shared central dining and living areas - be calculated as the equivalent of 0.5 units. If we apply the .5 units for density purposes the total number of units is 20 units per acre or 129.5 units and is in conformance with the zoning district and land use plan. In other cities ordinances, assisted living and memory care units are often considered less than one (1) unit because of the lack of apartment-like amenities such as a full kitchen and living area. In addition, it is common for memory care units to have a reduced footprint as the units are specially designed for residents that require memory care services. City code section 1325.045, Subdivision 1 requires efficiency (studio) units to be a minimum of five hundred and fifty (550) square feet. The Applicant is proposing units that range in size from 371 to 391 square feet. The Applicant and staff are proposing the zoning code amendment below and in Attachment D. 1320.085 Special Requirements for the B-2 General Business District. Subd. 5 Assisted Living Additional Planned Unit Development Criteria. (revised X/X/XXXX) A. In addition to meeting the requirements of Section 1325, multi-family assisted living residential projects may incorporate memory care units meeting the following: 1. Each unit consist of private bedrooms with bathrooms; 2. Each units is open to a shared central dining and living areas; 3. Units may be less than 550 square feet; 4. Memory care units shall be considered to be equivalent to .5 dwelling units. 2. Chapter 13, Zoning Code Review A. Lot Area and Dimensions – Meets Requirements The Subject Property exceeds the minimum lot area and dimensions required for a development within the B-2 District. The total area of the Subject Property is 6.4 acres, or approximately 290,545 square feet. The Land Use Chart in Section 1320.05 highlights the minimum requirements for properties in the B-2 District. The maximum structure coverage allowed in the district is forty- five (45) percent of the lot. The proposed structure coverage is 64,644 square feet or 22 percent. Up to eighty (80) percent of the lot can be developed with impervious coverage. According to the site plan submitted by the Applicant, 3.4 acres or 53 percent of the site will be impervious. B. Building and Parking Setbacks – Meets Requirements In the B-2 District, there is a 20-foot front building setback and rear setback and both side setbacks combined must equal 20 feet. The principal structure exceeds building setback requirements for its district. The proposed parking lot exceeds all parking lot setback requirements for the district. Ordinance requires all access drives to be setback five (5) feet from the property line. The proposed access drive on the west side of the proposed building and adjacent to Minnesota State