7A, Presbyterian Homes Redevelopment Proposal

Home Browse Search

11. Independent, assisted, and skilled nursing care is currently provided on site, as approved by the City. 12. Independent senior housing, once defined as Institutional housing, is now better defined as a multiple family use, which is not permitted in the R -2 District. 13. The application is proposing to rezone the property to R -4 Multiple Dwelling District. 14. The proposed redevelopment, and mix of uses, is a permitted use in the R -4 District with an approved PUD. 15. Rezoning the property to R -4 would bring it into conformance with the Zoning Code. 16. The R -2 and R -4 Districts are substantially similar in terms of development standards. 17. The rezoning will not negatively impact the surrounding neighborhoods or the community as a whole and is in keeping with the intent of the Zoning Code, because the use, previously approved by the City, has existed on the property for several decades with no negative effects. 18. The proposed rezoning is not in conflict with the Comprehensive Plan or the future land use designation of the property. 19. The proposed rezoning and use would not be incompatible with the adjacent land uses because the traffic and parking impacts of a senior housing facility are substantially less than that of a non -age restricted housing facility, and the facility has existed for decades at its current intensity of use with no ill effects on the surrounding community. Preliminary and Final Plat Findings: 20. The application conforms to all requirements of the City's Subdivision Ordinance. PUD Review Findings: 21. While the City's design standards for the B2 District do not apply to this development, given that this project is a PUD Staff has reviewed the proposal against the design standards and found that they are substantially met or exceeded by this application. 22. The application is in conformance with the sign regulations within the City Code. 23. The application is in substantial conformance with the requirements of the City's Zoning Code for the proposed R -4 District, except where indicated in this report. 24. The applicant is requesting flexibility from the Zoning Code through the PUD process on building height and density. 25. The height of the primary building would be 52 feet. The roof line variegates and the height of the building nearest to adjacent properties would be 36 feet. 26. The existing density on site is 17.6 units per acre; the proposed density would be 18.2 units per acre. 27. In exchange for zoning flexibility, the applicant is proposing a number of items in excess of the Zoning Code requirements; such as, excess open space, tree and perennial plantings, storm water treatment and management, increased setbacks, enhanced design elements and building material quality. 28. The application will not create a negative impact on the immediate area or the community as a whole because the facility has operated on the site since 1955; the land use of the site City of Arden Hills City Council Meeting for November 29, 2010 C: IDOCUME -1I MEAGAN I.BEEILOCALS- 11Temp1ELF20101124 083818111 -29 -10 Regular Meeting Pres Homes Memo.doc Page 7 of 10