HomeMy WebLinkAbout2A, Arden Hall Concept Review -,�ARZEN ]HILLS
MEMORANDUM
DATE: July 26, 2010 Item 2.A
TO: Mayor and City Council
Patrick Klaers, City Administrator
FROM: James Lehnhoff, Community Development Director
Meagan Beekman, City Planner
SUBJECT: Arden Hall Concept Review
TAT Properties, LLC (The Davidson Companies) and Northwestern College
Request
Provide feedback on the proposal to make Arden Hall, the residence hall operated by
Northwestern College that is located in the former Holiday Inn building, a long-term use at 1201
County Road E.
Background
In May 2008, the City Council approved an Interim Use Permit (IUP) to allow Northwestern
College to repurpose the former Holiday Inn at 1201 County Road E into a student residence hall
(attachment A). The building itself was to remain under private ownership. The IUP was
subject to 18 conditions related to internal building improvements, student transportation, and
exterior aesthetics.
The IUP is set to expire on May 31, 2011, at which time Northwestern College would no longer
be able to use the property as a residence hall. The City has the discretion to terminate, extend,
or allow the residence hall to remain as a long-term use.
Discussion
The Davidson Companies and Northwestern College are requesting a concept review to consider
allowing Arden Hall as a long-term use and to subdivide the eastern portion of the lot for future
redevelopment separate from Arden Hall (Attachment B). The eastern parcel would remain
privately owned, and Northwestern College would purchase Arden Hall. Mr. Davidson's letter
describes the proposal, the reasons for the proposal, the benefits of the proposal, and how it
relates to aspects of the Guiding Plan for the B2 District.
P:\Admin\Council\Agendas&Packet I nformation\201 0\7-26-1 0 Worksession\072610-CC Memo-Arden Hall Concept Review.doc
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As part of the project, the applicants would complete a number of improvements to the building,
including installation of a fire sprinkling system and elevator upgrades. Since the project would _
be owned by Northwestern College and hence be exempt from property taxes, the letter states
that they would be willing to discuss payment to the City in lieu of property taxes.
Mr. Davidson is also requesting a subdivision for the vacant area east of the existing building
that is adjacent to Lexington Avenue and County Road E. This area is proposed to be retained
for future redevelopment by the Davidson Companies, though there is currently no proposed use
for the property.
The purpose of this discussion is to provide feedback and questions to Mr. Davidson and
Northwestern College on the concept as they prepare their formal application. A concept review
does not bind the City or the applicant to any part of the discussion. However, it is important to
provide clear and forthright feedback in order to have a productive conversation and guide the
formal application. The Council is not being asked to vote or form a consensus on the request;
however, it is acceptable to share points of view on the proposal.
Review Considerations
While a formal application has not been submitted, staff has provided Mr. Davidson with a
number of thoughts, suggestions, and potential requirements. The following list is not all-
inclusive and may change pending a formal submittal:
• How long does Northwestern College anticipate using the space for a residence hall?
• Will the number of students living at the building change? The current limit in the IUP is
350 students.
• A concrete sidewalk along Lexington Avenue and County Road E will need to be
completed in accordance with the Guiding Plan for the B2 District.
• Regarding the proposed traffic signal in the Guiding Plan for the B2 District:
o If the existing building remains, can the proposed traffic signal be
accommodated?
o A concept plan showing how the traffic signal can be accommodated with the
existing building should be provided.
o The properties which would benefit from the traffic light on the north side of
County Road E should be expected to contribute up to 25 percent of the cost of
the traffic signal in the development contract similar to the agreement with the
Arden Plaza property.
• Regarding the subdivision proposal:
o What are the potential uses for the vacant parcel?
o How will the eastern parcel be accessed since it does not have a curb cut? Would
there be a cross easement for access across the Arden Hall property to the vacant
property? Would Ramsey County or the City permit a new curb cut onto
Lexington Avenue or County Road E? Would a curb cut interfere with existing
access or the proposed traffic signal? Based on preliminary conversations, the
County Engineer feels that access drives to the new parcel would not meet the
County's minimum distance requirements from the County Road E and Lexington
Avenue intersection.
o How would traffic flow and on-site circulation be impacted?
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o How will green space be addressed since the Arden Hall parcel would have very
little remaining green space after the subdivision?
o Could the subdivision be delayed until a future use for the vacant parcel is known
so that a new parcel is not created without a proposed use?
o Ramsey County lists the property value at $2.7 million. If the subdivision is
approved, the park dedication fee could be up to $270,000. A formal appraisal _
can be required by the City.
• Could land be provided in the southeastern corner of the property for a future gateway
sign.
• The taxes payable in 2010 are $89,276. The property will become tax exempt if owned
by Northwestern College. The College must enter into an agreement to reimburse the
City for payment in lieu of taxes. This payment should be annually adjusted based on a
set inflator or the assessed value as it changes. The payments should continue until such
time as when the property is back on the tax rolls even if the use changes.
• The parking lot must be resurfaced if needed. Unneeded parking spaces could be
removed to increase green space on the property.
• A landscaping plan will be required.
• The temporary bollards blocking access points on the property must be replaced with
permanent fixtures and/or landscaping.
• Are any exterior upgrades to the building proposed?
• Can any environmental sustainable techniques be implemented on the property?
• All building improvements required by the City or Fire Department shall be
implemented.
The above questions are meant to provide direction for the application and guide the worksession
discussion,but answers are not expected to be provided during the worksession.
Land Use Application Process
The application for this request would include the following:
• Zoning Code Amendment to allow Residence Hall in the B2 District as a PUD
• Preliminary and Final Plat for the Subdivision
• Master and Final Planned Unit Development(PUD)
The application would require a public hearing with the Planning Commission and City Council
review. Since the application involves a zoning code amendment, the City has wide discretion in
approving or denying the application. The plat and PUD are contingent upon the zoning code
amendment to allow the use.
Guiding Plan for the B2 District
While a residence hall was not specifically contemplated in the Guiding Plan for the B2 District
(www.ci.arden-hills.mn.us/b2district), the idea of allowing housing in the B2 District is in the
Guiding Plan. Since the proposal would require a zoning change, the City can take a moment to
consider how this proposal impacts the vision and guiding principles within the Guiding Plan.
Both the 2030 Comprehensive Plan and the Guiding Plan for the B2 District were written with
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the best information available at the time; however, circumstances do change and these plans are
intended to be dynamic so that they can be adjusted over time and take advance of changing _
opportunities.
There are elements in the Guiding Plan that could be implemented with this proposal, such as
bringing a residential use to the district, finishing the sidewalk along both sides of the property,
enhancing the landscaping, and contributing to the proposed traffic signal. The guiding
principles in the Plan are as follows (page 1-1 to 1-2 of the Guiding Plan for the B2 District):
These principles will be used by the City of Arden Hills to help guide the evolution of the B2
District including plans for land use, urban design, public facilities and circulation. Elaboration and
details will be added as the plan progresses.
■ Place: Create a visual impression that the B2 District is a distinct, identifiable and special
place in Arden Hills.
■ Land Uses: Allow and encourage a variety of land uses in the district potentially including
retail and service businesses, offices, high-density housing, places to eat and drink, industry
that has high employment density and attractive buildings, education and indoor recreation.
■ Intensity and Scale: As redevelopment occurs, generally increase the height of the
buildings and amount of each site they cover.
■ Local: Create a district that serves the needs and desires of residents of Arden Hills.
■ Quality: Ensure that all private and public improvements are of a high quality in terms of
appearance, function and longevity.
■ Civic: Communicate that the district is"everybody's neighborhood" and a center of public life
in Arden Hills (a distinction perhaps to be shared with the redeveloped TCAAP site)through
the use of public plazas or open space, small private spaces usable by the public, improved
sidewalks and streetscape.
■ Movement: Provide for safe and efficient auto movement as land use intensifies but also
greatly improve the environment for pedestrians and bicyclists.
■ Green: Provide year-`round greenery and color throughout the district through generous
landscaping of private sites and the public street edges. Add one or more green gathering
spaces in the corridor. Improve the public's use of the Country Insurance woods, its intended
purpose.
■ Role of the City: Establish the primary role of the City in the district as planning, leadership,
zoning and public improvements. Do not rule out the application of municipal financial
assistance in land redevelopment.
■ Continuity: Maintain long-term support for the principles and policies of the Guiding Plan for
the 82 District throughout the entire Arden Hills family including elected and appointed
officials and staff.
■ Environmental Conservation and Sustainability: Promote the use of green building
practices, sustainability, and energy conservation to reduce the environmental impact of new
development and redevelopment.
Attachments
A. Interim Use Permit
B. July 19, 2010, Letter from the Davidson Companies
C. Air Photo of 1201 County Road E
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Attachment A
Arden Hall Interim Use Permit
July 26, 2010, City Council Worksession
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INTERIM USE AGREEMENT/PERMIT-
CITY OF ARDEN HILLS
DAVIDSON COMPANIES, INC* }
Pc #08-010
1.0 Parties, This Interim Use Agreement/Permit is dated the 31't day of -
March, 2008 and is issued by the city of Arden Hills, a Minnesota statutory Y
city (the "city"), to The Davidson companies, Inc., a Minnesota l
corporation ("Davidson"), for use of the property, as herein described,
for institutional housing by Northwestern College, a Minnesota corporation
("Northwestern College"}.
.2.0 Property. This Interim Use A reement/Permit applies to the following
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property which is owned jointly by TAT Properties, LL•C and 1201 - count
Road E, LLC ("Owner") and situated in Ramsey County, Minnesota to-wit:
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All that part of the South �/2 of the Southeast 1/ of the Southeast 1/
Section 27, Township 30, Range 23, lying between the Northerly right of
.way limits of U.S. Highway No. 10, and the Southerly right of way limits of
the Minneapolis, St. Paul and Sault Ste. Marie Railroads, and the Westerly
right of way limits of Lexington Avenue and Easterly of the Vilest 250 feet
of said Southeast V of the Southeast '/4 of Section 27, Township 30 Range
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23, according to the plat thereof on file or of record in the office of
County Recorder, Ramsey County, Minnesota ("Property").
3.0 Application. On February 15, 2008 in antici ation of the adoption of
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interim use regulations, Davidson submitted an application for the interim
use of the Property for institutional housing ("Application"),
4.0 Review. On March 5, 2008, after reviewing the reports and presentation
of the city staff, the city consultants, and Davidson, the Arden Hills
Plannin commission recommended approval of the '
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subject to certain conditions.
5.0 Approval. On April 14, 2008, after reviewingthe reports, comment
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recommendations of the city staff, the City consultants, the CityPlanning
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Commission, and Davidson; and after first adopting the Interim Use
Regulations for the city of Arden Hills; the Arden Hills City Council
approved an Interim Use Permit for the Property to be used as student or
faculty housing subject to the following conditions:
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1. The remodeling/restoration project shall be completed in
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accordance with the plans submitted as amended by the conditions
of approval. Any significant changes to these plans, as determined
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by the City Planner, shall require review and approval, b the
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Planning Commission and City Council.
Davidson, Northwestern College, and/or owner shall submit a
financial surety in the amount of $5,000. The surety shall be in a
form suitable to the City Attorney. F
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3. The Interim Use Permit shall be effective on the date following the
publication of Ordinance Nos.: 2008-0003 and 2008-0004 and shall J.
expire on May 31, 2011.
4. Northwestern College shall submit a shuttle schedule to the City
and submit, in writing, any changes to the schedule while the
Interim Use Permit is in effect. If Northwestern College stops the
shuttle service during the regular school year, the Interim Use .h
Permit may be terminated by the City, The College shall provide
additional trips as required by the City Administrator.
5. Northwestern College shall provide an update in December of each
year to the City Council on the status of the new dormitory that is
to be built on the Northwestern College Campus.
:6. All parking demand shall be accommodated on-site.
7. The outbuilding on the northwest corner of the Property, the large
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pylon sign, and one other free standing sign shall be removed prior
to the issuance of the Occupancy Permit.
8. Davidson, Northwestern College and Owner shall comply with the
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following conditions unless alternative solutions are approved in
writing by both the Fire Marshall and Building Official, and in either
case, the conditions shall be satisfied prior to occupancy of the
building for institutional housing:
A. All current life safety measures, both active and passive to
be fully operational as originally installed. This includes but
not limited to, all penetrations and/or alterations to existing
fire ratings of walls, corridors, and floor systems. They are A
to be inspected and repaired to their original condition.
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Be All corridor doors to have a minimum of one hour fire rating,
and are self closing as originally installed. All doors to be
inspected and repaired as needed. (submit letter certifying
testing and compliance)
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C. All fire dampers to be inspected and tested to assure they
are in good working condition. (submit Letter certifying
testing and compliance) s
-D. ALl mechanical equipment to be inspected and tested by a 'a
licensed qualified company (approved by City prior to
inspection and testing) to assure the equipment is in a
good, safe operating condition. (submit letter
certifying testing and compliance)
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E. Any Laundry facilities that are to remain or implemented in
the building are to be inspected and approved b the City
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prior to there use.
F. Any kitchen equipment to remain is to be insp e*cted and
approved by the appropriate government agency prior to its
use. (city, Fire, or Ramsey County Health Department)
G. The installation of a fully addressable fire alarm system,
This is to include a smoke detection system to be installed in
all normally unoccupied spaces, including but not limited to
mechanical rooms, storage rooms, and utility tunnels,
Corridors and laundry rooms are also to have smoke
detection.
H. A smoke detection system will also be required in all areas
of the Lower level (basement) throughout, including, fire
sprinklered areas.
1. ALL sleeping units are to be equipped with a smoke detection
device. individual unit smoke detectors, upon alarm, are to
send an addressable notification to a constantly monitored
(24-7) in house location, such as the current front desk,
J. Northwestern College staff/security personnel shall be
available to immediately inspect/respond and alert
fire/police as necessary in cases of emergency.
K. Northwestern College staff/security personnel shall have
emergency procedures reviewed by the Lake Johanna Fire
Department prior to occupancy of the building,
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L. All existing shafts (laundry, plumbing, rubbish chutes) are to
either be sealed with a two hour rated system or a listed and t
tested opening device.
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M. Pull stations are to be installed at all main exit dears and s
the doors entering stair enclosures at each floor. }
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N. Elevator to be inspected and tested per current state
regulations. (submit letter certifying testing and compliance) -
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0. Installation of a card-controlled building access system, R
P. Northwestern College shall provide 24 hour security
personnel along with two, year round-Residential Directors;
and residential assistants for each 32 occupants.
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QIP All mechanical equipment and life safety
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devices/equipment, to be inspected at a minimum before
the beginning of school ire the fall. (submit letter certifying
testing and compliance)
R. Northwestern college shall meet the needs of individuals
having special building accessibility requirements, on a case
by case basis.
s• A fire department lock box will be installed near main
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entrance; lock box shall contain a minimum of four sets of
keys or key cards for full access to the building.
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T. The building will need to comply with the Minnesota Statute
299F.50 - carbon Monoxide Alarms for multi-farnil
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dwellings.
U. Davidson and Northwestern College shall provide g p a method
for evacuation of smoke from the second and fourth floors of
the building.
9. The building occupancy shall not exceed the occupancy
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determined by the Building Official and Fire Marshal or 350
students, whichever is less.
0. All on-site facilities shall be limited to use by students and staff of
Northwestern college and their guests and business invitees
provided that no other groups may use the site without permission
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from Northwestern college.
11. Failure to comply with an of the conditions in this
p Y Y s Interim Use
Permit or any other city Codes, including zoningand property
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maintenance codes, may be grounds for termination of the interim
Use Permit by the City.
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12. Applicant shalt submit proof of ownership of the Property prior to
execution of the Interim Use Agreement/Permit.
13. Applicant shall provide and maintain a pedestrian connection,
constructed of 'an improved hard surface such as bituminous or
concrete and be at least six (6) feet in width, from the Property
across the railroad tracks located to the north.
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14. Northwestern College shall require parking permits for the users on
the Property and not allow commuter Northwestern
parking.
College shall be responsible for monitoring parking on the site.
15. The applicant shall prevent, either through barrier or construction
'the passage of vehicles from the Property to the ro ert
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immediately to the west, subject to approval from the City
Engineer and the property owner to the west, prior to the issuance
of an Occupancy Permit.
16. The applicant shall remove, either through barrier or construction
one of the three curb cuts accessing the Property, subject to
approval from the Police and Fire Department and the City
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Engineer, prior to the issuance of an Occupancy Permit.
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17. If the city incurs in excess of ten (10) fire calls er 12 month eriod
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or in excess of ten (10) law enforcement calls per 12 month period,
at the Property, Northwestern College shall reimburse the Cityfor
such additional costs.
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The parties acknowledge and agree to the terms of this Interim Use
Agreement/Permit.
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City of Arden Hills
a Minnesota statut ry city
31
111n ey/. arpstead, ayor
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ATTEST:
Ronald J. 4eorse, City Administrator
STATE OF MINNESOTA }
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COUNTY OF RAMSEY }
On this day of , 2008, before me, a notary public within
and for said county, persona appeared Stanley D. Harpstead and Ronald J.
Moorse, to nee known to be respectively the Mayor and City Administrator of the
City of Arden Hills, and they executed the foregoing instrument and
acknowledged that they executed the same by authority of and on behalf of the
Cit of Arden Hills.
Notary Public
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THE DAVIDSON COMPANIES, INC.
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Printed Name:
Title:
STATE OF MI N N ESOTA }
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COUNTY UP }
On this � a of 4 200 .
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wit and ,Pr, said cou Re son lly appeared
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Davidson Companies, Inc., a Minnesota corporation, on behalf of h
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corporation
Notary Public
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My CCU r"Oh EX0e8 J8n I
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NORTHWESTERN COLLEGE, a Minnesota
corporation s
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Printed Name:
Title:
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STATE OF MINNESOTA }
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COUNTY OF �
On this day of , 2008, before me a notary public
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wit a d for said county, P7rsonally appeared
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the of
Northwesthrn College, a Minnesota corporation, on beha f of the corporation.
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Notary Public
• .,.. Ruth L.Bag
_ Wary PtblIc-Minmato
My ComrWon Wes 1/3112010
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TAT Properties, LLC, {
a Minnesota limited liability company 4
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Printed Name•
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STATE OF MINNESOTA a
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COUNTY OF �
On this�.� day of , 200�, before me, a notary public c
vir� �n aZ , for i�-W county, personally appeared
C r t h e
of TAT
Properties, LLC, a Minnesota limited LiabilitY coma an on behalf of the
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company.
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Notary Public
GLORIA J. POZZI it
N ty Pubri inneso a
My ri jw jars W 2010
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1201 - County goad E, LLC,
a Minnesota limited liability company G
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Title:
STATE OF MINNESOTA �
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COUNTY OF 1aVna&4
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On this da of
Y , 2008, before me, a notary public
within and for said county, personally appeared
the _ of 1201
County Road E, LLC, a !Minnesota limited liability company, on behalf of
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company,
Notary Public
BARBA A A.EIhE SON a
NoWiy PubIia-MInne ota
MY ff* Jai$is 2010
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F:lusers\Jessica\jerry\Arden Hills\Davidson-Interim Else Agreement.W.doc
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Attachment B
July 19, 20 10, Letter from the
Davidson Comarlp*A%nies
July 26,2010, City Council Worksession
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MEM
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............ ........
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Date: July "�9, oil
T illa or Stan I4larostead
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n 11 Memb r a ld gra.unt
Oni! � rnber Brenda loden
Q o n l Member Fra r� Holmes
ono Im,C
beridn .
Frorn: Robn adon
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The:Davidson Com. anie ., Inc.
b act Sale of Arden fall t North e., ern ollep
Dear Mayor and euno a em. ers.
h b h If'of the a v er of Arden Ha r+2 r h r : ter oil ern Messed too
B ent the fe 10 In o tll a de. r �r a dented transfer:of own
er h of rde i'all to
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Iodhetern elle
Over he �aSt to years in* Chas 000ed A den Fall a have
barred/dloo :red the follcr�
NO
Arden Ha h fnot+ red`erer �e + ; for the ola..
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Arden n :a b d :hl aot o tr ff� and f f-e cal� cal
.. trre ndi b ne emm nl have embra d o . the cif rd r Half°and
b+ nafled auden �r tiled tearletfereu rlbc� ,.
Now Bikes etc. the are a..
reliable l .rn y aoc Bus ne s� o '..
.Arden 11 re Utres s gn��oant Ions t�errn Inue t ent��flee sp�rink n�� ele�a�or.
ucro , boer, ntrr ndterlr+ rada . # rrnv�etrnert
requires 1 terranrnrneht to theroer :
Eoor o i ate a d`ra atioa l hen the apt o years. Einar c r
.1 e r mel do. t .eb a n anal tber f re new d ei�opm:n of�r Y t � i s
Qh.alle n n at be..st for the:develwer or::for 1 ` .
. . £. s:.....3 8 l .:iZ: Ci'
I .€- 1 � .1.; �, -C� �.:. z.4t . ,� ,.c� . .i.. . ► .6) L :
oonftr�C3CUpyt- rdn: theft ea �.. �+ ". Gl id' Ln. lt
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r t t h al o.the pr p rt r d thr r su cent n o er will
cr # f�ullia dbeti of the -� Guidein in theI.
me rr 'rnr.
w - Guide n I, . fir: � d n t r nt.....
+ r 1c rent pref rah[
r lct ling construction. rd+ n Hall ret§this obetie.
Guide Pion ll for b:ui: Jn on punt t h park.. to
the r R rd n a 6t this o + ti e .
3t illstiihla
n to pow�id [nre a .ces dnent
Pr
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ount o d:E. end Lex n t.n. therm dies n the 3 .
accesSlht itv ob t .
W to ron ov t rnpor r bollard**s and p€l nt rs ien Bunt Ro ...
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end r piac thin with ppropria perm nor n prov rr nts and
uraded land + peor a ranbla prod of trn .
nd heikonaetbdeloUa dnr.
p�proxirntel 2r of undovelp�+ d and t LeJnton end wl �be sold end weal.
b rotain d b +current owners and thin re id ddat t n l future de-e op'nv...
u t nab lit -Arden H ll s n OCU + d end: �ribr nt n�uI 1 ur build n t` l.
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j[ �1y!� ii// ffss{}�_ �♦,�j'''jjj �jj �/�j�jj //��� ;�jj .. one:
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ut l re pe� i n hill/ \I/ r n r r Sl M r � � r M : e r n ted i 1�/
of our t shared w t .. nth r ne t' buiId n that do.esn t have to be
bUtltl%
`axes HW i o an to di +cus t. in order to est b i rnutu ii r ea .
horn, en00ti n to fund.publi sir t es..
Gon�c us�on +Qvr the est�o r
p lea our a ono has ,: dr n at end with
tho .e oha.n e.-:both riot and ubli sect r h i hid to d pt, rnodif and oo t
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a� er ur tie n new ways. it_i our b .lief that the a u sit on of rdon He![ HW
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et rnttnn j:
n rennt ted rede + o.anent of h Virden Ha%lte onsrst+ nt.
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wait t e oeis and o �ecl of the Guide `an wh1.y at tho m � e ddre� :in
the reef t e o�our present dad e-con€ my
Thank you for tho opportun t to n o t with rou R
ffully.
e :
Robin Da-vids:n
The Davidson: +�n�panie � Inc-
Cc-The:
hro+ c+ r
Stuart No1an
Attachment C
Air Photo of 1201 Co unty Road E
July 26, 2010, City Council Worksession
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