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HomeMy WebLinkAbout2014-12-16 PC Packet AGENDA MAPLEWOOD PLANNING COMMISSION Tuesday,December 16, 2014 7:00PM City Hall Council Chambers 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a.November 18,2014 5.Public Hearing 6.New Business a.Presentation by the Gateway Corridor Commission to update the planning commission on the proposed bus rapid transit line that would run along Interstate 94. No action required. b.Ordinance amendment for senior housing unit-size requirements. 7.Unfinished Business 8.Visitor Presentations 9.Commission Presentations a.Commission presentation for the November 24, 2014 city council meeting. Commissioner Kempe attended for Commissioner Donofrio. The U-Haul CUP and the wetland buffer varianceat 1703 Jessie Streetwerereviewed. b.Commission presentation for the December 8, 2014 city council meeting. Commissioner Kempe was scheduled to attend. There wereno scheduled items requiring planning commission representation. c.Commission representation for the December 22, 2014 city council meeting. Commissioner Lindstrom is scheduled to attend. This meeting has been cancelled by the city council due to the Christmas holiday. d.Commission representation for the January 12, 2015 city council meeting. Commissioner Ige is scheduled to attend. There are no scheduled items at this time requiring planning commission representation. 10.Staff Presentations 11.Adjournment DRAFT MINUTESOF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, NOVEMBER 18,2014 1.CALL TO ORDER A meeting of the Commissionwas held in the City Hall Council Chambers and was called to order at 7:00p.m.by Acting Chairperson Arbuckle. 2.ROLL CALL Paul Arbuckle, CommissionerPresent Absent Al Bierbaum, Commissioner Absent Tushar Desai,Chairperson John Donofrio, CommissionerPresent Allan Ige, CommissionerPresent Bill Kempe, CommissionerPresent Donn Lindstrom, CommissionerPresent Dale Trippler, CommissionerPresent Staff Present: Tom Ekstrand, Senior Planner 3.APPROVAL OF AGENDA CommissionerTripplermoved to approve the agenda as submitted. Seconded by CommissionerDonofrio.Ayes –All The motion passed. 4.APPROVAL OF MINUTES Commissioner Trippler had corrections or additions to the minutes on pages 3, 7, 8 & 9.On page 3, item 14, the paragraph should be reworded to read: Subleased largenon historical fundraising events with 100 or more people in attendanceare allowed six40times per year.Historical events conducted by the MAHS, events conducted by the city of Maplewood and events with less than 100 people in attendance shall not count towards the maximum number of events held each year. On page 7, b. 1. Commissioner Trippler wanted to know how the resident felt during the public hearing. The following should be added: Ms. Tarble asked the commission about site elements like lighting and signage. Staff stated that all codes would have to be met for such things. On page 8. Commissioner Trippler wanted an explanation of Commissioner Donofrio’s nay vote. Commissioner Donofrio voted nay because he felt the city should include the northerly parcel in their property sale sincethis site doesn’t seem very marketable. On page 9. Item b. i.Commissioner Trippler asked staff to revise the wording which was changed to: November 18, 2014 1 Planning CommissionMeetingMinutes i. Senior Planner, Tom Ekstrand opened up the discussion regarding dwelling unit size requirements for senior housing. Staff answered questions of the commission who did favor the establishment of some senior housing unit-size guidelines. CommissionerTripplermoved to approve theOctober 21,2014, PCminutes as amended. Seconded by CommissionerKempe.Ayes –Acting Chairperson Arbuckle, Commissioner’s Donofrio, Ige, & Lindstrom Abstentions –Commissioner Kempe, & Trippler The motion passed. 5.PUBLIC HEARING a.7:00 p.m. or later: Approval of the following requests for U-Haul to expand their business to the former Goodwill Property, 2250 White Bear Avenue: i.Senior Planner, Tom Ekstrand gave the presentation on U-Haul and answered questions of the commission. A conditional use permit for indoor storage in a commercial zoning district Aconditional use permit to lease motor vehicles A variance to lease trucks and trailers within 350 feet of residentially zoned property The commission discussed the proposed fencing, whether rental trucks could make it around u- turns aroundthe round-a-bout, and the concern made by McDonald’s having U-Haul trucks going through their drive thru. Acting Chairperson Arbuckle opened the public hearing. U-Haul Marketing Company President, Christopher Bohlman,addressed and answered questions of the commission. Acting Chairperson Arbuckle closed the public hearing. Commissioner Tripplermoved to approvethe conditional use permit resolution to allow indoor storage and the leasing of trucks and trailers in a BC (business commercial) zoning district, located at 2250 White Bear Avenue. Approval is based on the findings required by ordinance and subject to the following conditions: 1.All construction shall follow the site plan date-stamped September 15, 2014, approved by the city in addition to the required changes below. Staff may approve minor changes. 2.The proposed use must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3.The city council shall review this permit in one year. 4.The applicant shall submit plans for their site and building improvements to the community design review board for approval. 5.The building and site changes and improvements shall include the following requirements: November 18, 2014 2 Planning CommissionMeetingMinutes a.A decorative six-foot-tall solid screening fence along the easterly lot line to screen the proposed site from the New Horizon day care center building and playground. The screening fence shall be also placed in the southeast corner of the site to fill in a gap in screening. Fencing in this area is subject to the requirements of the city engineer due to the drainage swale in this corner. b.Clean-up, maintenance and repair of the former Goodwill building. c.Resurfacing of the parking lot. d.Providing a connecting driveway between the existing U-Haul property and the former Goodwill site. This connecting driveway shall be curbed with concrete curbing to meet the requirements of city code. e.Restriping of the parking lot with no parking lot stripes for rental vehicles any closer than 100 feet to the south property line. f.Removal of the tall freestanding sign structure. This sign is no longer considered legal- nonconforming. 6.The applicant shall comply with the requirements of the city’s building official, assistant fire chief and city engineer. Commissioner Trippler moved to approve a variance resolution to allow the leasing of motor vehicles within 350 feet of property zoned and planned as residential. This variance is based on the findings that: 1.The proposed setback reduction to 100 feet from the southerly lot line would be in harmony with the general purposes and intent of the ordinance since the site would be screened from view from the residential properties to the south and the east by six-foot-tall screening fences. 2.The proposal is for a commercial venture which is consistent with the Maplewood Comprehensive Plan for this property. 3.There are practical difficulties in complying with the ordinance. The applicant would not be able to utilize this site for truck and trailer leasing without a variance since the entire site is within 350 feet of residential property. This approval is conditioned upon all rental vehicles beingkept at least 100 feet or more from the abutting residential property to the south. Seconded by Commissioner Kempe.Ayes -All The motion passed. This item will go to the city council on November 24, 2014. b.7:00 p.m. or later: Approval of a resolution for a wetland buffer variance to construct a garage at 1703 Jessie Street. i.SeniorPlanner, Tom Ekstrandgave the presentation on the wetland buffer variance at 1703 Jessie Street and answered questions of the commission. Acting Chairperson Arbuckle opened the public hearing. November 18, 2014 3 Planning CommissionMeetingMinutes 1.The applicant, Scott Miller, 1703 Jessie Street addressed and answered questions of the commission. Acting Chairperson Arbuckle closed the public hearing. The commission had concerns about the required rainwater garden and itscost. Commissioner Tripplermoved to approvethe attached resolution approving a wetland buffer variance for the construction of a garage at 1703 Jessie Street. Approval is based on the following reasons: 1.Strict enforcement of the ordinance would cause the applicant practical difficulties because complying with the wetland buffer requirement stipulated by the ordinance would prohibit the building of any permanent structures, substantially diminishing the potential of this lot. 2.Approval of the wetland buffer variance will redirect stormwater from the garage to a rain garden and areas near the wetland will no longer be maintained as a mowed lawn, but allowed to grow as a naturalized area. 3.Approval would meet the spirit and intent of the ordinance since the proposed garage would be built in an area that is already maintained as lawn. Approval of the wetland buffer variance shall be subject to the following: 1.Shift the garage 3 feet to the south to maintain a 5-foot setback from the house and increase the setback to the wetland. 2.Install a gutter on the north side of the garage and a downspout on the northeast corner of the garage which directs water to a rain garden. 3.Install a rain garden on the northeast corner of the garage, adjacent the driveway. The rain garden will be designed to infiltrate water from the garage roof and driveway. 4.Discontinue maintaining the area to the north of the applicants’ property line, within the city property, as mowed lawn area. Allow this area to grow as a naturalized area adjacent the wetland. If the owner would prefer to restore this portion of the lawn to native plants at their own expense, the city would allow for that but would need to approve restoration plans. 5.The applicants should submit an escrow to cover up to 150 percent of the cost of the gutter, downspout, and rain garden. The escrow will be released when the gutter, downspout, and rain garden are installed per the city’s approval. Seconded by Commissioner Kempe.Ayes -All The motion passed. Thisitem goesto the city council on November 24, 2014. 6.NEW BUSINESS None. 7.UNFINISHEDBUSINESS None. November 18, 2014 4 Planning CommissionMeetingMinutes 8.VISITOR PRESENTATIONS None. 9.COMMISSION PRESENTATIONS a.Commission presentation for the October 27, 2014, city council meeting. Commissioner Diatta was scheduled to attend but has resigned. There were no items scheduled requiring commissioner representation. b.Commission presentation for the November 10, 2014,city council meeting. Commissioner Bierbaum attended. Items for review were the Bruentrup Farm CUP and the land use plan amendment and rezoning for the former Parkside Fire Station. Staff stated both items were approved by the city council. c.Commission representation for the November 24, 2014, city council meeting. Commissioner Donofrio isscheduled to attend but is unable.Commissioner Kempe will attend instead. The U-Haul CUP and the wetland buffer variance at 1703 Jessie Street are scheduled for review. d.Commission representation for the December 8, 2014, city council meeting. Commissioner Kempe was scheduled to attend but there are no scheduled items requiring planning commission representation. 10.STAFFPRESENTATIONS a.Staff asked commissioners who are seeking reappointment to turn in their applications. b.Senior Planner, Tom Ekstrand stated he will be retiring from the City of Maplewood at the end of December 2014, and Planner, Michael Martin will be taking over the planning commission as the staff liaison. 11.ADJOURNMENT Acting Chairperson Arbuckle adjourned the meeting at 8:00p.m. November 18, 2014 5 Planning CommissionMeetingMinutes MEMORANDUM TO: Melinda Coleman, City Manager FROM: Michael Martin, AICP, Planner DATE: December 9, 2014 SUBJECT: Presentation by the Gateway Corridor Commission to update the planning commission on the proposed bus rapid transit line that would run along Interstate 94 Introduction At the December 16, 2014 planning commission meetingrepresentativesfrom Washington Countywill be in attendance to provide an update on the planning ofthe Gateway Corridor. Washington County staff serves as the project managers and staff liaisons for the Gateway Corridor Commission. The Gateway Corridor is a proposed transit linethat would run mainly within theInterstate 94 corridor from Woodburyto downtown St. Paul.The line would have a potential walkup transit stop at or near the 3M Center. Originally, the corridor study considered transit opportunities from St. Paul to Eau Claire, Wisconsin. Discussion As the planning of this proposed transit line progresses staff wanted to continue to give the planning commission regular updates on this project. The planning commission last received an update in 2013 prior to the city council approving a resolution supporting the Gateway Corridor Commission’s Alternatives Analysis Study; which prioritizes modes of transit and routes. A Maplewood station is proposed at or near the 3M campus. Staff sent meeting noticesand invited all property owners within a half mile of the proposed station to the planning commission’s meeting to also hear the presentation.A fact sheet and the presentation are attached to this report for reference. No recommendations or decisions are being made as part of this presentation – it is informational only. Recommendation No action required. Attachments 1.Gateway Corridor Fact Sheet 2.Gateway Corridor Presentation CONNECTING THE EAST METRO The Gateway Corridor is a vital link connecting eastern Twin Cit to the heart of Saint Paul-Minneapolis. Gateway is a bus rapid transit (BRT) Stations in a dedicated transitway line that would run 12 miles in its foster new connections and increased own lane between the Union Depot in economic development downtown Saint Paul and Woodbury New, consistent, all-day service in The line connects to a growing both directions will compliment regional transit system existing express commuter service PROJECT TIMELINE The proposal is following the Federal Transit Administration pro Analysis study selected the Hudson Road alignment alongside I-94 as the preferred alternative. Community members selected BRT as the locally preferred alternat The Draft Environmental Impact Statement (EIS) is now underway. It will assess effects of BRT on air and water quality among other potential impacts and determi needed. Depending on federal, state and local funding, service m. COMMUNITY LEADERS SUPPORT GATEWAY GATEWAY CORRIDOR Reliable, efficient, cost-effective transit services COMMISSION attract employees and improve productivity Transit investments, balanced across the Twin Work on the rapid transit Cities, help the region compete with other metro proposal is led by the areas Gateway Corridor Transit helps manage congestion growth, making it Commission, which was easier to move products, employees and customers formed in 2009 to study It provides convenient, stress-free travel in the east and plan alternative metro and to the downtowns, the airport, Mall of transportation options America, and numerous destinations in between on along Interstate 94. a growing transit system Commission members represent: Ramsey County Regional Railroad Authority (RRA) Washington County RRA Population and traffic City of Afton levels are growing on City of Lake Elmo I-94 and MnDOT has City of Lakeland no plans for major City of Maplewood expansion. City of Oakdale Gateway Corridor City of St. Paul rapid transit offers a West Lakeland Township proactive, cost- City of Woodbury effective solution. Ex-officio members include: 3M Baytown Township GET CONNECTED Lakeland Shores Your continued support is crucial to taking rapid transit Landfall Village in the Gateway Corridor from a dream to reality. Oakdale Business and Professional Association Visit www.TheGatewayCorridor.com to sign up for St. Paul Area Chamber occasional e-newsletters. Watch for news of public of Commerce meetings and other opportunities to get involved in the Wisconsin Gateway project. Corridor Coalition Woodbury Chamber of FOR MORE INFORMATION Commerce. Project Manager Andy Gitzlaff, Senior Planner Policy makers are advised Washington County Public Works Department by a committee structure 11660 Myeron Road North, Stillwater, MN 55082 that includes technical Phone: (651) 430-4300 experts, residents and gatewaycorridor@co.washington.mn.us business representation. www.TheGatewayCorridor.com 10/14 12/9/2014 Attachment 2 Agenda OverviewofProjectScheduleandProcess Projectgoals Alttiernavesdlteveopmenprocess Alttidlt StationAreaPlanningProcess Maplewood Commissions Meeting Marketanalysisfor3Mstation Questions/Discussion December16,2014 The Gateway Corridor Project will Current Status provide: ScopingDecisionDocumentpublishedanddistributed‘h-·š,;©27,2014 LocallyPreferredAlternativeactivities LPASelectionSummaryReport‘{Ò,’z··;7toMetropolitanCouncilOctober2014 • 2040TransportationPolicyPlanAdoption‘W“Ò©ä2015 • LPAAlignmentERefinementProcess • Ntexstiepsnenvitlronmenareviewprocess Nttiitli ©“­z·Þä5;Ý;Œš¦’;“·t©š-;­­ 3 The Purpose & Need for the Gateway Alternatives Analysis Process Corridor Project ThepurposeoftheGatewayCorridorProjectistoprovidetransitservicetomeetthe existingandlongtermregionalmobilityandlocalaccessibilityneedsforbusinessesandthe travelingpublicintheprojectarea. Therearefivefactorsthatdescribetheneedfortheproject: Limitedexistingtransitservice • Limitedexistingtransitservice Apolicyshifttowardtravelchoicesandmultimodalinvestments • Populationandemploymentgrowthinthecorridor • Needsofpeoplewhodependontransit • Localandregionalobjectivesforgrowthandprosperity • 1 12/9/2014 Attachment 2 LPA Conceptual Alignment Dedicated BRT Alternative Definition Station Area Planning: Schedule & Plan Components Gateway Station Area Planning Stationstudyareadefinitions • Purpose Localplanreview • Fall2014BuildingBlocks •Asstationlocationsaredecided,provideinputon Access&circulationanalysis • locationsfromtheperspectiveoflanduseand Marketanalysis • BuildingBlocks Meeting developmentplanning. Threeconceptsperstation • •Preparecitiesforinfrastructurechangesand Threeconceptsperstation TPP o Concepts& developmentaroundstationsthatfacilitatesuseof Winter2015 Concept Compplan o Ridership thestationsbypedestrians,bicyclists,anddrivers. Workshops Marketdriven o Ridershipforecasts • •Recommendchangestocomprehensiveplansand/or zoningcodesthatwillenabletheformationof neighborhoodsandcommercialareasthatarefriendly Recommendations • Spring2015PlanCompletion Open totransitridersandpedestrians. FinalPlans • House 3M3M Tanners Lake Transit impact depends on ability to integrate and connect with 3M campus and station Existing ConditionsOpportunities & Constraints Ability to capture unmet 3M spending potential depends on auto a Suburban corporate campusSingle landowner Unclear expansion plans for 3M Station ~10 minutes walking distance away, impact likely to be m Limited ability to integrate with surrounding neighborhoods Improvements to pedestrian environment (e.g. lighting, direct cr SSuunn RRaayy TTaannnneerrss 33MM SSttaattiioonn LLaakkee 2 12/9/2014 Attachment 2 3M: Case Study3M: Case Study New Balance, Boston, MANew Balance, Boston, MA New Balance is redeveloping its HQ area into a transit-oriented mixed-use campusCommuter rail connects to talent and amenities in Downtown and nearby suburbs $500+ million, 14-acre redevelopment of corporate headquarters aNew Balance provided capital and operating funds for new $16M in Multi-phase redevelopment, construction began in fall 2013Connects to Downtown Boston, Fenway, and nearby suburbs on Frami Includes office, hotel, retail, residential, sports facilities, Campus also provides for multimodal access At i Mhtt Tikuoaccessvaassacusesurnpe At i Mhtt Tik Shuttle access to nearby subway and light rail stations Bicycle access, including Hubwaybikeshareand bike lanes connecti Integration of Health Impact Assessment 3M: Case Study New Balance, Boston, MA Researchwillfocusonlanduserelated Mixed-use will provide revenue and on-campus amenities for employees and visitors {w;Œ·wz“7z-·š©­| 250,000 SF New Balance headquarters, including a new track and f 650,000 SF of additional office space, marketed to health, tech, {I;Œ·wz“7z-·š©­|tobedeterminedthrough 80,000 SF of restaurant and retail space outreachprocess 250 residential units 250 residential units outreachprocess 175-room boutique hotel, targeting business travelers Citieshaveraised,forexample,healthimpactsof • Open space, to be activated by farmerÔs market, concerts, movies housingnearinterstatehighways HIAwillrecommendtechniquesforfostering positivepublichealthoutcomesduringland useplanning Questions? Discussion 3 MEMORANDUM TO: Melinda Coleman, City Manager FROM: Tom Ekstrand, Senior Planner DATE: December 5,2014 SUBJECT: Ordinance Amendment for Senior Housing Unit-Size Requirements Introduction On June 17, 2014, while reviewing the proposed conversion of the Days Inn into senior housing, the planning commission expressed a wish to createa minimum unit-size requirement forsenior housing. Currently, the zoning code only addressesunit sizes for typical multi-family housing thatdoes not include any senior housing specifically. The city has approved several senior housing projects withunit sizes considerably smaller than the minimum floor-area requirement for a one-bedroom unit of 580 square feet. The planning commission was concerned that without some guidance or standard within the ordinance,they would be making uninformed recommendations to the city council. On October 21, 2014, the planning commission discussed this further and directed staff to provide an ordinance amendment for their consideration for senior housing facilities. Background Maplewood’s Minimum Multi-Family Unit-Size Requirements Maplewood's zoning code requires the following minimum multi-family unit sizes (there is no distinction for senior housing unit sizes): One-bedroom and efficiency units580 square feet Two-bedroom units740 square feet Three-bedroom units860 square feet Four-bedroom units1,040 square feet SeniorHousing Unit-Size Variances Approved The city has allowed smaller unit sizes for assisted-living and memory-care units as follows: Project NameNumber of Units(includes memory care)Approved Unit Size Comforts of Home42 (15 MC)221-360 square feet Lakewood Commons100 (30 MC)425 square feet The Shores105 (32 MC)433 square feet The Seasons150 (30 MC)382square feet Proposed Days Inn Conversion115 (54 MC)312-640 square feet Developers of senior housing projects in Maplewood have told Staff that the senior-housing industry has moved toward smaller unitsizes since it has found that assisted-care and memory- care residents do not need larger spaces. The city has regularly allowed variances forsmaller unit sizes basedon this justificationby developers. On July 28, 2014, when considering the proposal to convert the Days Inn to senior housing, the applicantgave the following justification for smaller unit sizes: “We request a variance due to the fact that this type of facility does not require larger units because so much space is dedicated to common areas.In assisted living and memory care facilities, residents tend to spend most of their free time in the commonspaces, using their personal living units mostly for resting.We serve meals in common areas so the rooms do not require large kitchens.Activities are set up in the common areas and conducted by staff so we need little room inthe individual units for social activities.When looking at the proposed floor plans, you’ll notice when compared to a typical multi-family housing project, there is significantly more common space dedicated for this facility.” Minnesota Department of Health(MDH)and Building Code Requirements MDH The followingdata pertains to multiple dwelling units in general, not specifically for seniors or any group. There are no unit-size guidelines relative to senior housing or those in need of special care such as memory care housing. Section 4625.0900Space Requirements. “Every room occupied for sleeping purposes by one person shall contain at least 70 square feet of usable floor space and every room occupied for sleeping purposes by more than one person shall contain not less than 60 square feet of usable floor space for each occupant thereof. Under no circumstances shall there be provided less than 400 cubic feet of air space per occupant.” Building Code Requirements Nick Carver, Maplewood Building Official, has provided the following: The building code does not reference “living units.” It does reference “habitable space.” Using the habitable space provisions, a room cannot be smaller than 70 square feet and not less than seven feet in any direction. Neighboring Communities Staff contacted the neighboring cities ofWoodbury, Roseville, White Bear Lake and Oakdale to get a comparison of their requirements.These cities reported the following: Woodbury:There is no unit-size minimum for seniors housing. Roseville:There is nounit-size minimum for seniors housing. Oakdale:The minimum unit size is 220 square feet (based on International Building Code). 2 White Bear Lake:For senior housingWhite Bear Lake requires a minimum of 400 square feet for an efficiency/studio, 500 sq. ft. for a one bedroomunit,and 700 sq. ft. for a two bedroom unit.If a developer proposed a project with unit sizes smaller than the minimum requirements, staff would require the developer to apply for a variance. Discussion In the previous discussionon October 21, the planning commission did not proposeestablishing a square footage minimum for senior housing. Instead, they preferred requiring, as a minimum floor area, the requirements established by the State of Minnesota Department of Health(MDH). That wouldthen become be the legal minimum unit size for Maplewood. Staff favors reviewing unit size for seniors on a case-by-case basis as we have done in the past, but have included a code amendment for the planning commission’s consideration. This code amendment proposes that “independent living” senior housing follow the city’s current multi- family unit-size requirements. The unit-size requirements for “assisted living” and “memory care,” would need to comply with the State’s minimum habitable-space requirements. Recommendation Consider the adoption of the attached ordinance amendment establishing the minimum habitable-spacerequirements for living unit size for assisted-livingand memory-care housing. Attachment Ordinance Amendmentfor Senior HousingUnit Size P:ORD\seniorhousingunit sizes\Snr Housing Unit Sizes Ordinance Amendment 2015 3 ORDINANCE NO. ___ AN ORDINANCE AMENDMENT ESTABLISHING A MINIMUM HABITABLE LIVING SPACE AND UNIT SIZE FOR SENIOR HOUSING The Maplewood City Council approves the following revision to the Maplewood Code of Ordinances. (Additions are underlined.) Section 1. Sections44-323, 44-353 and 44-384 of the Maplewood Code of Ordinances are hereby amended as follows: Sec. 44-323.Floor area( .PertainingtoR-3A multi-family development—those with 3–17 units within one structure.) The minimum habitable floor area for each R-3A multiple dwelling shall be at least: 580 square feet per efficiency or one-bedroom unit; 740 square feet per two-bedroom unit; 860 square feet per three-bedroom unit; 1,040 square feet per four-bedroom unit.The minimum habitable floor area for “independent” senior housing shall follow the above room-size requirements. The minimum habitable floor area for “assisted-living” and “memory-care” senior housing shall not be less than that requiredby the Minnesota Department of Health. Sec. 44-353.Floor area.( PertainingtoR-3Bmulti-family development—those with more than 17 unitswithin one structure.) The minimum habitable floor area for each R-3B multiple dwelling shall be at least: 580 square feet per efficiency or one-bedroom unit; 740 square feet per two-bedroom unit; 860 square feet per three-bedroom unit; 1,040 square feet per four-bedroom unit.The minimum habitable floor area for “independent” senior housing shall follow the above room-size requirements. The minimum habitable floor area for “assisted-living” and “memory-care” senior housing shall not be less than that required by the Minnesota Department of Health. Sec. 44-384.Floor area.( PertainingtoR-3Cmulti-family development—this category is for town houses.) The minimum habitable floor area for each R-3C multiple dwelling shall be at least: 580 square feet per efficiency or one-bedroom unit; 740 square feet per two-bedroom unit; 860 square feet per three-bedroom unit; 1,040 square feet per four-bedroom unit.The minimum habitable floor area for “independent” senior housing shall follow the above room-size requirements. The minimum habitable floor area for “assisted-living” and “memory-care” senior housing shall not be less than that required by the Minnesota Department of Health. 4 Section 2. This ordinance shall take effect after the approval by the city council and publishing in the official newspaper. The Maplewood City Council approved this ordinance revision on ___________. _________________ Mayor Attest: ______________________ City Clerk 5