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01-06-21 Planning Commission
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<br />____________________________________________________________________________________________ <br />City of Arden Hills <br />Planning Commission Meeting for January 6th, 2021 <br />P:\Planning\Planning Cases\2020\20-022 New Perspectives Senior Living - CUP, PUD, SP, ZCA\PC Packets <br />Page 3 of 17 <br /> <br />x The independent and assisted living units are located floors one (1) through four (4) of <br />the building. The unit type are as follows: <br /> 15 – Studio units (537 – 640 sq. ft.) <br /> 47 – (1) bedroom (673 – 790 sq. ft.) <br /> 12 – (1) bedroom plus den (861 – 952 sq. ft.) <br /> 38 – (2) bedrooms (973 – 1,212 sq. ft.) <br />o The first floor is where the majority of the amenities are located including wellness <br />center, pool, beauty salon, pub, lounge, bistro, and formal dining with a <br />demonstration kitchen. In addition, the first floor offers an outdoor dining patio. <br />o The 2nd floor is where the theater, activities center, library, billiards, common area <br />and exercise/dance hall and spa are located. <br />o The chapel is located on the 3rd floor. <br />o Select units on the 2nd through 4th floor have screened porches and balconies. <br />o The garage is approximately 13,344 square feet and contains 29 parking stalls. The <br />garage provides parking for independent living units and staff. Refuse is collected <br />in the garage level in a trash room. <br /> <br />Plan Evaluation <br /> <br />The proposed land use application requires Site Plan review and a Conditional Use Permit for a <br />multiple family dwelling use in the B-2 District. In addition, a Planned Unit Development (PUD) <br />is required for new developments and assisted living uses in the B-2 District. A PUD would be <br />required for performance standard flexibility with the minimum density, minimum lot area per unit <br />and maximum building height restrictions. In addition, a Zoning Code Amendment is required for <br />the maximum dwelling unit density per net acre allowed. <br /> <br />1. Comprehensive Plan <br /> <br />The Subject Property is guided as Community Mixed Use (CMU) in the Land Use Plan. The area <br />is designated for a broad range of retail, shopping, services, and office space to meet the needs of <br />the community and surrounding areas. This area may also include high density housing with a <br />potential density of twelve (12) to twenty (20) units per acre. The district is expected to have a <br />total of ten (10) to fifty (50) percent of the uses in the area be residential. According to the <br />Comprehensive Plan the total area of the CMU is 100 acres. Currently, there is one residential use <br />with 6.24 acres (1201 County Rd E W) or 6.24% of the total area. The addition of the proposed <br />use of the Subject Property with 6.4 acres would bring the total use to 12.91%, which meets the <br />intent of the district. The proposed development is consistent with the following Comprehensive <br />Plan policies: <br /> <br />x Land Use Goal Policy: Preserve the stability and quality of the city's neighborhoods <br />while allowing for redevelopment that is complimentary to existing development. <br /> <br />Even though the proposed project is not a redevelopment project it meets the intent of the policy <br />as the proposed land use is compatible with the adjacent uses. Multi-family developments such as <br />proposed senior living facility are generally used as a transition between the commercial and <br />residential neighborhoods. The location between the two uses allows residents the ease of access <br />to shopping, restaurants, entertainment on the surrounding commercial land uses. The proposed <br />project is complementary to the existing high density of Hunters Park Condos
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