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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 6 of 17 the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land and the community, in general, including but not limited to the following factors and findings: 1. Existing and anticipated traffic and parking conditions; A traffic study was required and was completed by SRF. The proposed development should not generate much additional traffic and is not expected to impact overall traffic operations within the study area. The use does not add enough traffic to require any geometric or traffic control changes. 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; The proposed use does not conflict with the business functions of the surrounding uses and will not pose a significant detrimental risk or nuisance to the health, safety, and general welfare of occupants of adjacent lands. New Perspective Senior Living has an existing relationship with Bethel University. The new facility is adjacent to Bethel’s Anderson Center and will provide additional educational opportunities to their students. 3. Drainage; The proposed site plan does not negatively impact drainage on adjacent properties and the submitted stormwater onsite meets the quantity and quality standards. The Applicant is currently going through the Rice Creek Watershed approval process. 4. Population density; 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 Applicant is proposing requesting the memory care units - which consist of private bedrooms/bathrooms with an opening to a shared central dining and living areas - to 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. 5. Visual and land use compatibility with uses and structures on surrounding land; The proposed building materials exceed the B2 material requirement as identified in the Design Standards. The ordinance 75 percent of the building exterior be constructed of brick masonry, tile masonry, natural stone (or synthetic equivalent), decorative concrete plank (cement board siding), transparent glass or any combination thereof. The proposed building is 100% approved materials. Multi-family developments such as proposed senior living facility are generally used to transition between the commercial and residential neighborhoods. This allows residents ease of access to shopping, restaurants, and entertainment on the surrounding commercial land uses.