HomeMy WebLinkAbout2A, Presbyterian Homes Concept Review & Library Discussion EHILLS
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MEMORANDUM
DATE: August 9, 2010 Item 2.A
TO: Mayor and City Council
Patrick Klaers, City Administrator
FROM: Meagan Beekman, City Planner
SUBJECT: Presbyterian Homes Concept Review and Library Discussion
Presbyterian Homes
Request
Provide feedback on the concept proposal for the redevelopment of the Presbyterian Homes
Campus, specifically regarding the relocation of the Arden Hills Library a to newlyconstructed
building within the site.
Background
The Ramsey County Library Board has been looking at options to relocate the existing Arden
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Hills Library, currently located at 1941 County Road E2. The Library Board has indicated that
they are interested in co-locating the library with another use in order to save costs and increase -
traffic to the library. Included in this report are two maps from the 2008 RamseyCount Library
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Master Plan that indicate where Ramsey County Library patrons live and the service areas for
each Ramsey County Library (Attachment A). Recently the Library Board ordered a feasibility
report that looked at an option to relocate the library to the New Brighton Community Center.
At their May 10 Work Session the City Council discussed the library issue and expressed their
concern over the possibility that the library may move out of Arden Hills. They directed Staff to
follow up with several alternative options that may allow the library to stay within the City. One
of the options that the Library Board had discussed early in their process was a possible
partnership between Presbyterian Homes and the Library Board whereby a library could be
located within a newly constructed building within the Presbyterian Homes Campus. In the
spring County Library Director Susan Nemitz and John Mehrkens from Presbyterian Homes had
met and discussed this possible partnership. After the May 10 City Council meeting Staff
initiated a meeting with Presbyterian Homes and subsequently met with both representatives of
City of Arden Hills
City Council Meeting for August 9, 2010
IlMetro-inet.uslardenhillslPlanninglCity Council Memos1201OWrden Hills LibraryM-09-10-Presbyterian Homes Concept Review-Memo.doc
Page 1 of 4
Presbyterian Homes and the Library Board to discuss the option in more detail. Presbyterian
Homes currently partners with the Washington County Library system at their Woodbury
facility. According to Presbyterian Homes the arrangement works well and they are excited
about the opportunity to again partner with a library use at their Arden Hills facility.
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The Library Board is aware of the Presbyterian Homes option and has asked to discuss it in more -
detail at their August 18 Board Meeting. Their intention is to make a decision regarding the
future of the Arden Hills library by September or October. The budget for the Arden Hills
library has not been renewed by the County Board of Commissioners for 2011, and the Library
Board would like to have a plan in place by the end of the year in the event that the library can
remain open during a transition period to a new location.
Presbyterian Homes has been planning a redevelopment of their campus for some time. The
residential care facility located on the site is an aging building, and Presbyterian Homes, in an
effort to remain competitive and offer the highest level of care to their residents, would like to
reconstruct their campus into a more modern facility. Their intention is to maintain the same
number of residents that are currently being served by the facility; however, the square footage
of the facility would increase due to the demand for larger living quarters.
Presbyterian Homes had intended to move forward with a formal application for redevelopment
in a few months after having first connected with their neighbors in the community and the
Council to gather feedback on their plans. However, given the current timeline, and at the
request of the City, Presbyterian Homes has opted to move their plans forward several months in
order to gather and present the information needed for the Library Board to make their decision.
They will be presenting their concept plan to the Library Board at the August 18 Board Meeting.
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Presbyterian Homes has indicated that they will likely be seeking Tax Increment Financing
for this redevelopment. Staff has met with Stacie Kvilvang of Ehlers and Associates regarding a
possible TIF request for this property. Mark Ruff, Ehlers and Associates, will be in attendance at
the work session on August 9 to answer any questions that the Council may have. -
Presbyterian Homes has submitted a narrative explaining their proposal and a
concept site plan
(Attachment B). An aerial of the existing facility has also been included. While the focus of this
discussion is the incorporation of the library into the facility, Presbyterian Homes is also seeking
feedback regarding their entire redevelopment plan. Their intention is to submit a formal
application for a Master Planned Unit Development (PUD) in time for the October Planning
Commission meeting.
Discussion
The purpose of this discussion is to provide feedback and questions to Presbyterian Homes on
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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
City of Arden Hills
City Council Meeting for August 9, 2010
I IMetro-inet.us lardenhillslPlanninglCity Council Memos12010Wrden Hills LibraryW-09-10-Presbyterian Homes Concept Review.doc
Page 2 of 4
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.
In addition to the concept proposal for the redevelopment of the site, the Council is being asked
to indicate their level of support for the relocation of the library to the Presbyterian Homes =
campus and to discuss conceptual financing possibilities. As discussed with the City Council on
July 26, the Arden Hills library will not be remaining at its current site and the only partnership
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possibility to keep the Library within the City limits is the Presbyterian Homes proposal. Staff
has contacted Ms. Nemitz about getting information regarding operating expense estimates for
the two possible sites, but to date has not received any. Staff is seeking direction on how the
Council would like to proceed on this matter.
Review Considerations
While a formal application has not been submitted, staff has provided Presbyterian Homes with a
number of thoughts, suggestions, and potential requirements. The following list is not all-
inclusive and may change pending a formal submittal:
• The applicants would be requesting a waiver from the Zoning Code for the height of
the primary residential care facility building, which would exceed the 35 foot height
limit in the R-2 District.
• Buildings is Phase 3, adjacent to Lake Johanna Boulevard will likely require a waiver
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for front yard setbacks, which are 40 feet in the R-2 District.
• Staff recommends the applicants meet with neighbors of the facility and the lakeshore
lot owners as early in the process as possible to share their plans and gather feedback.
• The timing of the construction will require the City to issue a certificate of occupancy
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for the new building prior to the existing building being demolished. This is because
existing residents will be moved into the new building from the old building once it is -
complete, limiting the disruption to their lives. The City will likely require some sort
of assurance that the project is completed according to the approved plans.
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• The proposed plans show the primary residential care facilitymoving farther away
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from Lake Johanna, and closer to Lake Johanna Boulevard. This will have a visual
impact from the lake and from the street. Staff would like to see renderings of what
the site will look like once the project is complete from various directions.
• What is the construction phasing schedule for the project?
• A tree survey will be required as part of a complete application. Based on the
proposed placement of the new buildings it is likely that a number of trees will need
to be removed. A tree survey will indicate exactly how many trees are being removed
and how many will be required to be replaced.
• A detailed landscaping and tree removal/replacement plan will be p
as required art of
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a completed application.
City of Arden Hills
City Council Meeting for August 9, 2010
I IMetro-inet.us lardenhillslPlanninglCity Council Memos1201OUrden Hills Library108-09-10-Presbyterian Homes Concept Review.doc
Page 3 of 4
The above comments are meant to provide direction for the application and guide the work
session discussion,but answers are not expected to be provided during the work session.
Land Use Application Process
The application for this request would include the following:
• Preliminary and Final Plat for the consolidation of parcels
• Master and Final Planned Unit Development(PUD)
The application would require a public hearing with the Planning Commission and City Council
review.
Attachments
A. Service Area Maps from the 2008 Ramsey County Library Facilities Master Plan
B. Concept Redevelopment Proposal
City of Arden Hills
City Council Meeting for August 9, 2010
IlMetro-inet.uslardenhillsOanninglCity Council Memos1201OUrden Hills Library108-09-10-Presbyterian Homes Concept Review.doc
Page 4 of 4
Attachment A
Service Area Maps from the 2008 Ramsey
County Library Facilities Master Plan
EN HILLS
August 9, 2010, City Council Meeting
WHERE RAMSEY COUNTY LIBRARY PATRONS LIVE
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FACILITY ASSESSMENT 27
A. Overview
CURRENT RAMSEY COUNTY LIBRARY LOCATIONS AND
NEIGHBORING LIBRARIES
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locations 2 mile radius
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Neighboring libraries with the City of St. Paul
RAMSEY COUNTY LIBRARY FACILITIES MASTER PLAN 2008-2018
Attachment B
Concept Redevelopment Proposal
EN HILLS
August 9, 2010, City Council Meeting
Date: August 6, 2010
To: Meagan Beekman
From: Pamela Belz
RE: PHS Library Concept
Presbyterian Homes and Services of Arden Hills is pleased to begin work with the
City of Arden Hills and the Ramsey County Library on concepts for redevelopment of
our 23 acre campus on Lake Johanna.
Project Vision
Replacement of the Lakeview building that is functionally obsolete. The
Lakeview building constructed more than 30 years ago was originally intended for
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Independent Living Apartments. However this purpose has shifted overtime as we saw
greater need for Assisted Living units and combined with the unit sizes no longer
sufficient to meet the market demands of Independent Living. Currently, Lakeview falls
short of meeting needs of our residents as it has small units, insufficient common areas
and long corridors that present difficulties for residents and aging mechanical and
electrical systems and utilities.
The future Campus vision will provide more and larger Independent Living
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Apartments to meet the demand of this area. It will also provide a dedicated Memory
Care Unit in Assisted Living which will be built in our neighborhood style as well as
reconfigured Assisted Living Units that are better suited for delivery of care needs, -
comfort of residents and create a sense of community. The vision for the new Jro'ect is
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that it matches the overall density/number of units presently on campus but aligns them
with current and projected needs. Types of units current and anticipated are as follows:
Currently Anticipated
Care Center 208 208
Assisted 136 48
AL Memory 33 36
Independent 19 68
IL Brownstone 0 36
Total 396 396
Triangle Property West of Johanna is proposed as a 14 apartment Brownstone.
This parcel could help frame the entrance to Arden Hills as well.
Initial goals
As PHS begins to evaluate the impact of redevelopment we have set several initial
goals. PHS desires to improve the natural environment on campus by increasing the
setback of the majority of buildings from the lakeshore; increasing setback to neighbors
and exposing less building face to their view; creating of more green space between the
shoreline and buildings providing better protection of the lakeshore; matching or
decreasing the amount of impervious surface on the site; creating an outdoor environment
that invites residents to engage nature with ponds,walking paths, resting spots near
themed garden areas and exploring the use of green energy like geothermal for heating
and cooling of buildings.
PHS also desires to work with the City of Arden Hills and the Ramsey County
Library Board to provide a new home for the library which we feel will integrate well
into campus. Having property on two corners of the intersection of County Road D and
Lake Johanna Boulevard give us the opportunity to create a"gateway"to Arden Hills as
the public enters the City at that intersection. This intersection also provides the
opportunity to create through hardscaping and landscaping site lines into the campus and
library that create a sense of community. We will explore these goals and others with the
neighborhood and the City as we move toward submittal of a formal application. At this
time we have prepared a vision of how the Library would be integrated into the site.
The new library would be situated to take full advantage of lake views, curving
along the existing bowl-shaped terrain in order to limit the impact on the site and on
adjacent neighbors. Visible from the intersection of Lake Johanna Boulevard and County -
Road D as well as further north on Lake Johanna is the main entrance to the new facility.
The proposed library is located at the main entrance, directly accessible from an entry
court via the vestibule. An architectural element will act as a visual focal point on
the exterior and incorporates the library's identification signag e, drawingattention
from a distance. A library delivery entrance and book drop are also included off the main
entrance drive convenient to the library storage and processing space. On the interior,the
6,600 square foot space maintains views to the exterior on three sides and adjoins a cafe
common to the main lobby. Birthday party/rental rooms are accessible to library patrons
as well as senior residents. Every effort has been made to make the library an integral
part of this new campus and in the lives of Arden Hills residents.
Page 2
In preparation for submission to the City, we have assembled a team of:
• Steve Nicholson, Forester with S&S Tree Specialist to update the tree
inventory and evaluate species and health, We will be reviewing with
City forestry staff upon completion
• Pope Architects as project architects for site and building designs.
• Braun Intertec to complete new geotechnical soil borings and update a
Phase I report for the site.
• Clark Engineering to address civil site design and engineering.
• Sunde Land Surveying for updating survey information and platting.
• First American Title for updated titlework.
• KFI, Inc to evaluate possible geothermal opportunities.
We are beginning the extensive work of preparing a PUD submission package
which we anticipate delivering to the City staff at the end of August.
We are looking forward to working with the City as the project comes together.
Page 3
Presbyterian Homes -
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DISCLAIMER:This map is neither a legally recorded map nor a survey and is not intended to be used as one.This map is a compilation of records,information and
data located in various city,county,state and federal offices and other sources regarding the area shown,and is to be used for reference purposes only.
SOURCES:Ramsey County(August 2,2010,The Lawrence Group;August 2,2010 for County parcel and property records data;August 2010 for commercial and
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