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____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for January 6th, 2021 P:\Planning\Planning Cases\2020\20-022 New Perspectives Senior Living - CUP, PUD, SP, ZCA\PC Packets Page 3 of 17 x The independent and assisted living units are located floors one (1) through four (4) of the building. The unit type are as follows: 15 – Studio units (537 – 640 sq. ft.) 47 – (1) bedroom (673 – 790 sq. ft.) 12 – (1) bedroom plus den (861 – 952 sq. ft.) 38 – (2) bedrooms (973 – 1,212 sq. ft.) o The first floor is where the majority of the amenities are located including wellness center, pool, beauty salon, pub, lounge, bistro, and formal dining with a demonstration kitchen. In addition, the first floor offers an outdoor dining patio. o The 2nd floor is where the theater, activities center, library, billiards, common area and exercise/dance hall and spa are located. o The chapel is located on the 3rd floor. o Select units on the 2nd through 4th floor have screened porches and balconies. o The garage is approximately 13,344 square feet and contains 29 parking stalls. The garage provides parking for independent living units and staff. Refuse is collected in the garage level in a trash room. Plan Evaluation The proposed land use application requires Site Plan review and a Conditional Use Permit for a multiple family dwelling use in the B-2 District. In addition, a Planned Unit Development (PUD) is required for new developments and assisted living uses in the B-2 District. A PUD would be required for performance standard flexibility with the minimum density, minimum lot area per unit and maximum building height restrictions. In addition, a Zoning Code Amendment is required for the maximum dwelling unit density per net acre allowed. 1. Comprehensive Plan The Subject Property is guided as Community Mixed Use (CMU) in the Land Use Plan. The area is designated for a broad range of retail, shopping, services, and office space to meet the needs of the community and surrounding areas. This area may also include high density housing with a potential density of twelve (12) to twenty (20) units per acre. The district is expected to have a total of ten (10) to fifty (50) percent of the uses in the area be residential. According to the Comprehensive Plan the total area of the CMU is 100 acres. Currently, there is one residential use with 6.24 acres (1201 County Rd E W) or 6.24% of the total area. The addition of the proposed use of the Subject Property with 6.4 acres would bring the total use to 12.91%, which meets the intent of the district. The proposed development is consistent with the following Comprehensive Plan policies: x Land Use Goal Policy: Preserve the stability and quality of the city's neighborhoods while allowing for redevelopment that is complimentary to existing development. Even though the proposed project is not a redevelopment project it meets the intent of the policy as the proposed land use is compatible with the adjacent uses. Multi-family developments such as proposed senior living facility are generally used as a transition between the commercial and residential neighborhoods. The location between the two uses allows residents the ease of access to shopping, restaurants, entertainment on the surrounding commercial land uses. The proposed project is complementary to the existing high density of Hunters Park Condos