7A, Presbyterian Homes Redevelopment Proposal

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The PUD process is an alternative to the variance process and requires distinct findings separate from the undue hardship criteria in State Statutes. The process is meant to create a better development than the strict adherence to the standard regulations might otherwise allow. The PUD process is a common planning tool used by many cities. It cannot be used to permit uses that would not otherwise be permitted in the underlying zone. 2. Project Description Redevelopment Request The project area encompasses two parcels (3120 and 3220 Lake Johanna Boulevard) that would be consolidated into a single 22.5 acre parcel. All of the buildings in the project area would be demolished with the exception of the McKnight Care Center, which would remain as is. A CUP amendment is also required to consolidate all past approvals within a single PUD approval. Previously the proposal included a redevelopment of the three parcels of land located on the triangle on the west side of Lake Johanna Boulevard. Presbyterian Homes has since removed these parcels from their redevelopment area. The proposal includes the construction of an 83,184 square foot three to four -story primary facility which would contain 166 units. The units would be comprised of 54 independent senior apartments, 72 assisted living units, 36 memory care units, and four hospice units. The proposal also includes two brownstone -style two -story apartments that would house a total of 36 independent senior units. The total square footage of both brownstones would be 31,706. The McKnight Care Center would continue to have 208 units. The number of units on the site would increase from 396 to 410. The proposal also includes significant storm water collection and treatment ponding, a trail system, raised gardens and planting beds for residents of the facility, and a comprehensive long term landscape management plan. Presbyterian Homes has also proposed to keep their trails and gardens open to the general public. Rezoning Request Presbyterian Homes initially approached the City with a proposal for only a re- platting of the property and a Master and Final PUD. Upon review by Staff it was determined that the Presbyterian Homes property should be rezoned to better reflect the mix of uses that exist on the site. The properties are currently zoned R -2. Institutional housing, which is how assisted living and nursing home facilities are defined in the Zoning Code, is a conditionally permitted use in the R -2 District. This means that a CUP is required in order to operate them. At the time the Sutton Place Apartments CUP was approved it was determined, by the City, that the independent senior units that would be located there were defined as institutional housing units just like the other housing units operated by Presbyterian Homes. Since that time, the City Attorney and Staff have reviewed the mix of uses on the site as part of this City of Arden Hills City Council Meeting for November 29, 2010 C: IDOCUMEE1IMEAGAN—I.BEEILOCALS 11 Temp \ELF20101124_ _083818111 -29 -10 Regular Meeting Pres Homes Memo.doc Page 3 of 10