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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 5 of 10 D. Density and District Minimum Lot Area per Unit Requirements - Flexibility requested 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 minimum lot area is determined by dividing the total lot square footage by the total number of units. The Applicant proposing 146 units on approximately 6.4 acres, which equals a development with approximately 1,909 square feet per unit. Applicant is requesting flexibility with this standard because the 33 memory care units on-site are smaller studio style units and do not have full kitchens and living spaces like standard apartment units. The Applicant has submitted a document summarizing the memory care area design considerations (Attachment F). In addition, if the memory care units were excluded from the calculation of Minimum Lot Area per Unit, the development would meet the district provision with 2,467 square feet per unit. The maximum density allowed within the B-2 and CMU District is 20 units per acre. However, the Applicant is requesting flexibility with this provision. The total proposed density is 23 units per acre or 146 units. As previously discussed, the Applicant is requesting a Zoning Ordinance Amendment that would to add language allowing memory care units located in the B2 district to be calculated as the equivalent of 0.5 units. In other cities’ ordinances, assisted living, memory care and skilled nursing units are often considered less than 1 unit because of the lack of amenities of a standard apartment unit such as a full kitchen and living area. 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. *Unit count is rounded down as you cannot construct .23 of a unit. E. Multi-family Dwelling Units Additional CUP Criteria – Flexibility requested According to City Code Section 1320.45, the number of efficiency (studio) units in a multiple dwelling shall not exceed fifteen (15) percent of the total number of apartments. The Applicant is requesting 32 studio units or 22 percent. F. Floor Area Ratio (FAR) – Meets Requirements The FAR is obtained by dividing the total sum of all the building's floor areas by the lot area. Under the current Zoning Code, the maximum FAR for a property in the B-2 District is 0.8. The FAR is defined as the sum of the gross horizontal area of all floors of a building, but not including decks and garages. The proposed floor area of the building minus the garage is 179,046 square feet. The Subject Property has an approximant area of 278,784 square feet, which means that the property has a FAR of 0.64. Land Use Site Acreage Number of Proposed Units Proposed Density Per Acre Proposed Memory Care Units Proposed Memory Care Equivalent Units Number of Equivalent Units Proposed Density Per Acre 146-16.5= 129.5 units 129.5 units/6.4 AC = 20.23* CMU 6.4 146 23 33 .5 16.5 20