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100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 5.5 Although these uses are similar, there may be some impacts that need to be mitigated with specific standards; density is one such item. A hotel can be developed on property zoned CB, RB-1, RB-2, and CMLJ, and is restricted only by height and the development standards provided in each district. Housing uses, however, appear to be misplaced and/or not appropriately allowed, and limited by density. Specifically, less dense, more neighborhood like, apartments could be supported on small business nodes versus on more commercialized nodes where they may be out of place and the property geared for something that generates greater taxes; currently the less dense residential uses are not permitted in the NB District. On the other hand, an apartment with 8 or more units is a conditional use in the NB district, but not allowed in any other commercial districts, which seems odd since as one moves up the commercial designation scale traditionally the impacts of the use become greater and their location is better suited for greater density and traffic volumes and the Comprehensive Plan and the Zoning districts themselves advocate mix of use. 5.6 The Planning Division concludes that there is a very slight difference between a hotel and a market rate apartment complex; an occupant may stay longer and there is a defacto ownership component in the apartment that typically does not get associated with a hotel. In the end, however, both are a form of living quarters and tend to have similar traffic volumes. Nursing home/assisted living also falls into this category, but such uses typically have a care component that adds to the complexity of the use, generally identifying the use as more commercial business type than true residential type. Nevertheless, the impact of such uses may lie more with the potential transportation issues than it does with the type of structure or whether the renters are students or market rate professionals. �24 5.7 Student Housing Standards �25 The Planning Division has developed specific standards for student housing to address �26 potential impacts of reuse or newly constructed use; these would be contained Section �27 1010.12.E, Property Perfarmance Standards, of the Zoning Ordinance under the Business �2� and Commercial Uses subsection. � 2g 5.8 The proposed standards would address reuse differently than new construction, since � 3o reuse will occur in a building with an existing impact on a neighborhood, whereas new � s � construction would add a potential impact not yet realized by a neighborhood. The � 32 standards would be as follows: 133 �s� 135 136 137 a. Student housing seeking to reuse an existing hotel, apartment building/complex, or nursing care/assisted living facility shall be a permitted use. b. Reuse sites that are currently adjacent to residentially zoned or used property shall be reviewed by the Community Development Department for screening/fencing needs to mitigate parking and/or drive lane impacts. �38 c. New construction of student housing shall be limited to a maximum height of 35 feet �3� and a minimum setback of 30 feet when adjacent to LDR-1 or LDR-2 district; a �4o maximum height of 45 feet and a minimum setback of 20 feet when adjacent to MDR �4� district; a maximum height of 65 feet and minimum setback of 15 feet when adjacent 142 High Density Residential-1 district; and a maximum height of 95 feet and minimum ��3 setback of 15 feet when adjacent to High Density Residential-2 district. PF14-006 RCA 060914 final.doc Page 4 of 7