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ARDEN HILLS PLANNING COMMISSION – June 9, 2021 2 via the utilization of a Planned Unit Development in areas guided for Community Mixed Use on the Land Use Plan. Planning Consultant Kansier explained at its February 17, 2021, meeting, the City Council approved a Conditional Use Permit, Planned Unit Development, Site Plan, and Zoning Code Amendment for New Perspective Senior Living at 2 Pine Tree Drive. The original approval included a 4-story senior housing facility with 146 units, including 113 assisted living units and 33 memory care units. Planning Consultant Kansier reported as part of this approval, the City Council adopted an amendment to the Zoning Ordinance which allowed 1 memory care unit to be counted as .5 dwelling units. As a result of this amendment, the number of units used to calculate density on the site is 129. The proposed development site is approximately 6.4 acres and has a net density of 20 units per acre. Since the City Council approved this development, the applicant has reviewed the plans and determined there is a need for additional units due to strong demand and operational efficiencies. The applicant has filed an application to amend the approved PUD, which will be considered under Item 3.C. The amended PUD included a 120 assisted living units and 29 memory care units, for a total of 149 units. The net density is 22 units per acre, which exceeds the maximum density of 20 units per acre permitted in the Community Mixed Use designation. Planning Consultant Kansier reviewed the Plan Review and provided the Findings of Fact for review: 1. Minnesota state law requires that all communities within the Minneapolis-St. Paul metropolitan area update their Comprehensive Plans every ten years. 2. The purpose of the Comprehensive Plan is to establish the policies that guide the future physical and community development of Arden Hills. 3. The Metropolitan Council has previously approved similar amendments adding language supporting increasing the densities above the maximum permitted in a specific land use district. 4. The proposed amendment only affects the Community Mixed Use designation located east of Snelling Avenue and south of County Road E. 5. The proposed amended language has been discussed with the Metropolitan Council. Planning Consultant Kansier recommended approval of Planning Case 21-010 for a 2040 Comprehensive Plan Text Amendment, based on the findings of fact and the report submitted to the Planning Commission on June 9, 2021. Planning Consultant Kansier reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval as Submitted 2. Recommend Approval with Changes 3. Recommend Denial 4. Table Chair Vijums opened the floor to Commissioner comments.