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Home My WebLink About3B, PUD Concept Review Select Senior Living� EN HILLS Request for Council Review Prepared By: Meagan Beekman, City Planner Worksession Date: April 18, 2011 PUD Concept Review: Selec# Ser��or Living Discussion Topic: Select Senior Living is requesting a concept re�iew of a possible Ptanned Unit Developmer�t (PUD) and Zoning Code Amendment at 1201 Cotiniy Road E. The applicants are proposing to repurpose the former Holiday �nn property into a mixed senior Iiving use. They are requestung feedback from the Council on their cancept in order to determine their interest in moving farward with a fomnal appIication. Supporting Documents: 1. Mennorandum dated April 18, 2011, from Meagan Beekrnan, City Plar�ner. 2. Applicants' proposal to repurpose the former HoIiday Inn property. 3. Conceptual Plan set. _ ___ � �i .��EN HILLS MEMORANDUM DATE: Apxil 18, 2011 TO: Mayor and City Council Patrick Klaers, City Administrator FROM: Mea an Beekman Ci Planner V� % g � �3' SUBJECT: Planning Case #1�-OU7 �elect Senior Living 1201 County Road E Planned Unit Development Concept Review Reques�ed Action Select Senior Living is requesting a concept review of a possible Planned Unit Development (PUD) and Zoning Code Amendment at 1201 County Road E. The applicants are proposing to repurpose the former Holiday Inn property into a mixed senior living use. They are requEsting feedback from the Council on their concept in order to deterinine their interes� in moving forward with a forrnal application. Cancent PUD Review Process The concept review process is an opportunity for the City Council to pro�ide comments, questions, concerns, and suggestions regarding the proposed development options. A concept review is considered advisory and is nonbinding to the City and applicant (Section 1320.14 Subd 4 of the Zoning Code). No formal action can be taken at a work sessian. A formal application will be subject to the full review process, including a public hearing with Planning Commission and City Couz�.cil review. Project Back�round In November 2010, the City Council approved a Master PUD a�n.d Zoning Code Amendment to allow the student housing use at t�e former Holiday �nn property to remain in perpetuity. City of�4rden Hills Ciry Council Meetingfor.4pri118, 2011 IlMetro-inet. uslardenhi11s1P1annrnglPlannrng Casesl2011111-OQ7 - Selecd Livrng Concept Revieiv104-I8-11 - Select Senror Living Concept 12eview - Mema.doc Page 1 of 4 Presently Northwestern College leases the building from TAT Properties under an interim use agreement that the City granied, and rnrhich expires at the end of May 2Q1I. Since �he City's appraval to allow the use to remain permanently, the College has decided not to renew the lease on the building. The College will vacate the building at the end oi this year's school year, and the building will once again be vacant. The City adopted tt�e Guiding Plan for� the B2 District in October of 2008. The Guiding Plan identifies the former Holiday In� parcel as a redeveloprr�ent opporturiity and envisions a greater intensity of use on the site, including high density residential and retail. While not specifically stated in the Guiding Plan, it has been envisioned that the existing building on the site would be demolished at some point in order to make way for new development that aligned with the goals and principles for the B2 District. Current market conditions, as well as the sol'rd construction of the exisiing building on the site, have not made deannolition of the building economically feasible from the standpoint of �tlie private sector. There are rnany aspects of the current site layout of the parcel that conflict with the goals and �rinciples of �he Guiding Plan. Far instance, the alignment of driveways and the location o� the building make a future stop light location on County Road E challenging. In addition, the Guiding Plan calls for a greater intensity of use on the parcel, this is di�ficult to accomplish if the building remains in iis current location and configuration. On the other hand, there are components of the current site layaut, and opportuniiies for siie improvements that are very much in line with ihe vision in the Guiding Plan. The building is locaied close to the street, wiih the vast majority of parking in the rear. Opportunities exist to improve the exteriar of ihe building and anodernize the loak of it, as well as significantly improve the landscaping and green space on the site. As the City reviews redevelopment proposa.is for �his proper�y, it will be irnpartant to balance the vision Iaid out in the Guiding Plan with the realities of market conditions, and to take opportunities where they can be found to forward the goals and principles in the Guiding Plan. Proiect Prouosal The applicants have submitted a letter describing their proposed use, as well as sketches illustrating possible site alterations and exterior building modificaiions (Attachment A}. �n sum, the applicants are proposing to convert the existing building into a 150-unit mixed seniar housing development. The building wautd accommodate 14 independent-living units, 30 memary�care units, and 106 assisted-living uz�rts. The interior of the bi.ulding wouid include a main street, which would have shops and amenities for residents. A shuttle service would bring residents ta and from axea shops and activities. The site would employ 40 to 50 peaple over three shifts. Crry ofArden Hidls City Council Meeting far April 18, 2011 IlMetro-inet.uslardenhidlslPdanninglPlarrning Casesl2011711-OU7 - Select Livrng Cancept Revrew104-18-11 -�elect Senior Livrng Cancepl Review - Memo.doc p�g� � Of 4 The attached site plan depicts significant exterior site and landscaping improvernents, including storm water ponding, v�ralking trails, plantings, and additional green. space. Because the use requires very little on-site paarking, the applicants are praposing to remo�e much of the impervious surface in the rear of the building. The building e�terior would also receive a face- lift with architeciural treatments, additional windows, and paint. The awner of the praperty, TAT Properties, and Select Seniar Living are pro�osing to subdivide ihe property in#o two parcels. Select Seniar Living would purchase 5.38 acres that includes the existing building, and TAT Properties would retain approximately two acres on �lie corner of County Road E and Lexington for future development. The smaller subdividec� parcel woizld share access to County Road E vsrith the senior housing use via a recorded easement. Mr. Davidson, TAT Properties, will present a concept plan for the proposed corner parcel at �he April 1$, 2011, meeting. Discussion At this time, the City Council is being asked to review az�d provide �eedback on the proposed use and site piar�. If the app�icar�ts decide to Fnove forward with a forn�al application for approval, plans thai are more detailed would be necessary. A formal application for this project would include a public hearing, Planning Commissian review, and City Council appro�al. Because assisted-living/nursing home uses are not currently permitted in the B2 District, an application for this use would include a Zoning Code Amendment. Based on preliminary discussions wiili the developer and property owner, as well as review of the submitted documents, Staff has the following observations related �o the proposed use of the site as a senior housing facilit�: • High density residential has been identified as an appropriate use in the B2 District, arxd ihis projeci would qualify as such; ho�wever, thc activity generatecl on this site would certainly be less as an assisted-iiving facility �versus other types of residentiial. • While reuse of the existing building may not be considexed ideal in terms of carrying out the goals of the Guiding Plan, based on the two proposals the City has had to-date it seems that the private market is not finding it feasible ta dernolish and rebuild at #his time. • The removal of much of the impervious surface and the "greening up" of the parcel could have a significant impact on the aestheiics of the property • This propasal offers an opportunity to implement the streeiscape improvements alang this partian of County Road E that are called for in the Guiding Plan. City of�Irden Hills City Council Meeting for �4pril 18, 2011 IlMetro-rnel.uslardenhr!lslPlanninglPLannrng Casesl2011111-007 - Selecl Living Concept Revrew104-18-11 - Select Senror Living Concepl Review - Memo.doc page 3 of 4 The subdivision of the parcel into tvvo lots allows for a grEater intensity of use, and an opportunity to implement many of the goals of the Guiding Plan, on what has been identified as one of the most important corners in the City. However, the vehicles access into and out of the corner parcel would need to �re looked at closely to ensure that it wauld nvork. The nu�nber o� vehicle trips tliat would be generated on the corner remains unknown uzatil a future use is identified; however, conditions of approval could include a stipulation that a future use not exceed the capacity of the driveway. • The exterior building izx�provements would need to meet the design standards %r the B2 District. The City should ensure that the impxovements were significant enough to make a strong visual impact on the building. The City Council is being asked to review the proposed cancept plan and provide comments and feedback in arder to guic�e ihe developer on a possible formal application. The Ciiy, nor the developer, is bound by a concept review discussion; however, it is important for ihe City to provide com�nents that reflect the opinions of the Councilmembers as accurately as possible, wit� th.e understanding �hat a full application would offer much greater detail abaut t�.e project. The applicants are specifically Iooking far feedback about the proposed use oitl�e site for senior housing, the site layoui and building improvements, and the possible subdivision of the property into two parcels. Deadline for A�ency Actians No re�iew deadlines are associated with concepi review applications. Attachments A. Application and Conceptual Plan Set Ciry of�4rden Hrlls City Council Meetingfor �4pril 18, 20II llMetro-inet. uslarden{rillslPlanninglPlanning Cases12011I11-007 - Select Livrng Concept Review104-18-II - Selecl Seniar Lrvrng Concept Revrew - Merno.doc Page 4 of 4 To the City of Arden Hi11s 4/13/2011 Arden Hiils, Minnesata Select Senior Livi�g of Arden Hills, LLC is the former Holiday Inn/ McGwire's building located at 1201 West County Road E. We are proposing ta remodel �his property to have 150 units of seniar living with independent living units, assisted living units, and memory care units. The residents will be seniar citizens age 55 years and older with an average age of 82 years old whom will enjay daily activi�ies wi�h hus service to local shopping, at�ractions, and activities. The building will consists o� approximaiely 14 independent living units, 30 me�noty care units, �OC assisted living units, two elevators, central trash chute, and many amenities. The entry porch drive thru wili welcome residence and guests to a grand twa story lobby and main street which will have many shops and amenities. The �uilding's arehitecture wit� fresh exterior finish materiais, such as brick veneer, trim, dramatic color cl�anges with new calorfitl banding, orienta� iran designs located on the four stary froni of tl�e building. Large patio's and added windows sharpen the building's reside�tial ffare with respect to tYte surraunding neighbarhood and community. The 5.38 acre site offers two parking areas, large green areas with new landscaping and many existing rr�ature tirees. Paved walking trails with patio's and a gazebo are lacated near the por�d on the north side of the building. There are a total of 83 parking spaces provided, which consists of 14 g�ests spaces on the fro�t of the facility and 69 �paces in the rear. In an effart to create green space we will add large areas of grass w�.ich can be used as parking if needed. As state earlier we will be adding a pond far starm water whfc� will be designed to work for both the existing site and the proposed � acre site on tY�e east side. The existing mature trees located on the frorn of the building will be saved and new landscaping wi�l be added to create a new and vibrant looking entry. (We understand the city is studying the s�reet landscape far County Road E and wou�d like to integrate are new landscape with the cities c�esign) The shared arrtenities are located in the central core area af the building forme�ly the McGwire's restaurant. The building which was the hoiel will �e the independeni living units, rnemory care and assisted living units. On tY�e main floor, residents and guests are greeted by a luxuriaus two-s�orp lobhy, brick fireplace, grand stair case, an intimate cafe, and sitting areas wi�h the comfarta�le cozy atmasphere of a living room. The mail roorr�, �nanagement office, nurses' office, a�d public restrooms are centraliy located off of the lobby as are the central dir�ing room and kitchen. Other shared arr�enities include an activity raorn with a small ki�chen area, a media cent�r, the activity director's affice, chapel, craft room, sports pub, fitness center; private dining room will be Iocated aIong the main street. The overnight guest room will be located on t�e main level near the poal area. In addition we are laoking into the feasibility of a therapy/ wellness center located near the pool area which would be open to the public and nopefully viewed as an asset to the community. This facility offers different levels of care for the residents. The 30 memary care apartments are located in a secured floor, and have their own private living/dining/kitchen area, as weil as a private bathing room, a community laundry and a fenced yard. There are approximately 30 studio style apartments within the secure memory care portion of the k�uilding. We are working thru the de�ails on uni� type and lacations and will pravide the exact mix when we are completed. We are asking the City Council and staff to give us there rnput an our cQncept to create a Senior Assisted Living Facility. We would like input on the number of parking spaces ihat are �ightly used, A large nurriber of seniors in these buildi�gs do not or cannot drive. The reduced number of parking spaces allaws far rnore open green space, which is beneficial to a large parking area which gaes unused. The splitting of the 2 acres on the east side of the property will be completed by Mr. Davidson [ihe current owner). We will need to share access to this site of the first driveway lacated clos�st �o Lexington Aven�ze. We feei we wiil nat have a lot of traffic at this location, since it will be used mainly for dropping off guests and residence. Deliveries wilI go to the back of the buitding using the last driveway to the west. DEVELOPMENT TEAM Developer - Select Senior Living, LLC ("Select") - www.select�eniorlivin�,net Select and its affiliated companies are engageci in the acqt�isition of parcels of land, procurement of required government entitlements, instaIlation of land improvements and overseeing the construction of independent Iiving, assisted living and rnemory care facilities, �"senior care facilities") primarily in the Twin Cities rr�etrapolitan area. The Company's mission derives from an extensive histary of deveIoping and constructing residential housing projects, primarilytargeted �owards "empty-nesters" and seniors. General Contractor - TSD Architect - DBA Architects - www.dbaarchitects.com Select Senior Living has sel�cted DBA Archiiects of Oakdale, Minnesota ["DBA") as the projec� architect DBA was faunded in 1992 and its principal is Dan Raker, who has over 40 years of architectural experience. D�A has been involved in �he design of more than 3,000 multi�amiiy housing units, incl�ding independent senior housing, assisted living and merriory care housin.g, apartments, townhomes, ar�d condominiums, of which more than 500 units are seniar housing. DBA has experience in working with various lenders, including the U.S. Departrr�ent of Housing and Urban Developmer�t, txie Minnesota Hausing Finance Agen:cy, �he Farmers Horr�e AdministraCion, and conventional lenders. DBA is licensed in Minnesota, Wisconsin, and Montana � ¢oasl�a➢ymeeqp�nw�u, � . HLZV-SCC(159) XMd Slle-bVC(V59)Hd BZISS NW'3NaNV0 pTjni �7�7 Tp pT '�T?7 r� �6Z311f15"N�OA�ANOSOf1H00E! N��17n�_SNOJ = - . 1,{yq S 1 dIR 1`1�QQ\/ • � ; f s7�a7ry�✓e �� 39 OlQ3 N a. 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