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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 7 of 17 6. Adjoining land values; The proposed development is not anticipated to negatively impact adjacent property values. 7. Park dedications where applicable; High density residential requires a park dedication of 20 percent of the total land. A cash contribution in lieu of land dedication may be required at the discretion of the City. The cash payment shall be determined based on the fair market of the land that would otherwise be dedicated to the City. 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. Planning Case 20-022 for New Perspective Senior Living proposed development at 2 Pine Tree Drive is consistent with the purpose and intent with the policies within the City’s Comprehensive Plan, the B-2 Zoning District and Guiding Plan for the B-2 District. 5. 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 that 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 on 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 Highway 51/Snelling Avenue North serves as the delivery and pickup access of the proposed building. The proposed access drive meets the minimum five (5) foot setback from the property line. In addition, the proposed access drive is 24 feet wide. This additional width is needed to accommodate vehicles making pickups and deliveries at the loading docks. The Applicant provided truck movements plan is shown on the next page and in Attachment E (Pg. C402). As a condition of approval, in the event where noise from the loading and delivery area is audible from an adjacent residential district, the activity shall terminate between the hours of 6:00 p.m. and 6:00 a.m.