HomeMy WebLinkAbout2A, Presbyterian Homes & Library Proposal HILLS
Its.—
EN
MEMORANDUM
DATE: September 13, 2010 Item 2. A.
TO: Honorable Mayor and City Council Members
FROM: Patrick Klaers, City Administrator
SUBJECT: Presbyterian Homes/Library Proposal
Background
The County Library Board is meeting on September 15, 2010. Their agenda is not out
yet,but it is anticipated that one of their agenda items will be to select a Library proposal
to recommend to the County Board.
Discussion
As the Council is very familiar and up-to-date on the issues related to the Arden Hills
Library situation, there is no need to go into all of the history of how the City and County
has gotten to this point.
Presbyterian Homes is proposing a redevelopment project on their existing site in Arden
Hills. The redevelopment proposal includes a new Library facility. Presbyterian Homes
has requested TIF from the City for their redevelopment project. The Financial Planning
and Analysis Committee (FPAC) is scheduled to review the TIF request at a special
meeting on September 9, 2010.
One of the main purposes of this Council worksession is to receive an update on the
results of the FPAC meeting. The FPAC unanimously approved a motion that
recommends approval of the Presbyterian Homes TIF request regardless if the Library is
part of the proposal or not. A verbal update on the FPAC meeting will be provided to the
Council at the September 13th worksession. Attached for your information is most of the
FPAC agenda packet on the TIF request.
There are two applications being considered simultaneously; one is the redevelopment
proposal and the other is the TIF request. The Planning Commission had a Concept
Review Meeting on the redevelopment project on Wednesday, September 8, 2010. At this
Council worksession City Planner Meagan Beekman will provide a verbal update on the
Commission's discussion.
This Presbyterian Homes and Library proposal has been submitted to the County Library
Board and is one of the two options that the Board is evaluating before it makes its
recommendation.
Please note that the Library issue is also on the regular City Council meeting agenda.
HILLS
EN'
MEMORANDUM
DATE: September 8,2010
TOO Financial Planning and Analysis Committee
FROM: Patrick Klaers, City Administrator
SUBJECT: Presbyterian Homes Proposal
Background/Discussion
Presbyterian Homes is proposing a redevelopment project on their existing site on Lake
Johanna. As part of this proposal, Presbyterian Homes has requested Tax Increment
Financing (TIF) assistance from the City. In this regard the City has received a formal
application along with the required application fee and escrow.
As you may already know, Presbyterian Homes is looking to partner with the County for
a new library project. In 2009 the County Board indicated that the current library is
going to close at the end of 2010 and that a partner was needed if any new branch library
was to be approved. Remodeling the existing facility was not an option, nor was
rebuilding on the same site as an independent facility. The only partner in Arden Hills to
step forward with a library proposal has been Presbyterian Homes. The City of New
Brighton has also stepped forward as a potential partner. The County Library Board is
scheduled to consider its recommendation on which library option is preferred at their
September 15, 2010 meeting. As this library issue is time sensitive, this special meeting
of FPAC has been called versus the regular meeting being held on September 141n.
While providing any TIF funds for any project is a City Council decision, it is
nonetheless appropriate for the FPAC to offer comment on the proposed redevelopment
and request for TIF. An important issue to consider is what the proposed project would
look and be like if no TIF was provided. (But for TIF, the project as proposed would not
happen is a"standard" question.) The City is looking at the redevelopment project as a
whole. Presbyterian Homes is acting independently with the County Library Board.
As a small crowd is expected for this meeting, we will be holding the FPAC meeting in
the City Council Chambers. A presentation is expected from both Presbyterian Homes,
on their redevelopment proposal, and from Ehlers, the City's financial consultant.
The following information is attached for your review:
From Ehlers: a memo from Stacie Kvilvang on the proposed district,the
renewal/renovation TIF run(16 years maximum),and a schedule of events
From Presbyterian Homes: the most current site plan proposal and a Library
Concept memo from Pamela Belz
From the County Library Director: a comparison of the two Library options
Memo
To Sue Iverson—Finance Director
From: Stacie Kvilvang
Date September 9,2010
Subject.- Proposed TIF District—Presbyterian Homes Redevelopment
Presbyterian Homes has approached the City about its proposed redevelopment of portions of their
facilities on their existing site. They have inquired about the possibility of the City providing Tax -
Increment Financing (TIF)to offset some of their costs associated with the redevelopment.
Based upon the existing site and qualifications required to create a district, we recommend that the
City Council consider creating a renewal and renovation district, which has a sixteen (16) year term.
In order to qualify for this type of district,the City must find:
1. That 70 % of the area of the district is occupied by buildings, streets, utilities, paved or gravel
parking lots, or other similar structures;
2. 20 percent of the existing structures are structurally substandard; and
3. 30 percent of the other buildings require substantial renovation or clearance to remove exiting
conditions
In order to comply with the first condition, only 15 percent of each parcel in the district needs to be
occupied. Since this district is going to be comprised of one parcel, 15 percent of that parcel needs to
be occupied by the above referenced items (which is the case). For purposes of determining
compliance with item#2, a building is considered to be structurally substandard if the cost to bring it
into compliance with current building code costs more than 15 percent to construct a new structure of
the same square footage and type on the site.
Based upon preliminary TIF estimates, the project will generate approximately $1.3 million in
present value TIF (see attached TIF run). Just because the project generates this amount of TIF, does
not mean that the City will provide this amount of assistance. We will complete an analysis of their
proforma to determine the appropriate level of assistance and what qualifies for reimbursement from
TIF.
TIF is generally provided to a development for eligible, qualified costs such as demolition,
environmental remediation, relocation, land write down, site improvements, various fees, etc.
Typically in redevelopment, we recommend reimbursing for extraordinary costs that a project
building on a "green field" site would not have (i.e. demolition, remediation, relocation, land write
down, extraordinary site costs such as grading and fill, etc). It should be noted that TIF to write
down the cost of the land is not needed for this project since Presbyterian Homes currently owns the
site.
Please contact me at 651-697-8506 with any questions.
3060 Centre Feints Drive
-1105
Roseville, MN 55113
EHLERS
LEADERS IN PUBLIC FINANCE Phone:6 5 -6 - 6
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SCHEDULE OF EVENTS
CITY OF ARDEN HILLS =
RAMSEY COUNTY,MEXNESOTA -
FOR THE MODIFICATION TO THE DEVELOPMENT PROGRAM -
FOR DEVELOPMENT DISTRICT NO. 1
AND THE ESTABLISHMENT OF THE TAX INCREMENT FINANCING
PLAN FOR TAX INCREMENT FINANCING DISTRICT NO,4
(a renewal and renovation district)
(as of August.18, 2010)
August 30,2010 City Council calls for a public hearing on the proposed Modification to the
Development Program for Development District No. 1 and the ro osed
p p
Establishment of the Tax Increment Financing Plan for Tax Increment Financing
District No.4.
By September 23,2010 LHB reviews buildings for redevelopment qualifications and provides initial report
city.to Ci P
September S,2010 Project information(property identification numbers and legal descriptions,detailed
project description,maps,but/for statement,and list of sources and uses of funds)for
drafting necessary documentation sent to Ehlers. Ehlers confirms with the City
whether building permits have been issued on the property to be included in the TIF
District.
N/A Project information submitted to the County Board for review of county road
impacts if necessary's (at least 45 days prior to public hearing). *The County Board,
by law, has 45 days to review the TfF Plan to determine if any county roads will be
impacted by the development. Please be aware that the County Board could claim
that tax increment should be used for county roads,even after the public hearing.
September 24,2010 Fiscalleconornic implications received by School Board Clerk and County Auditor
(at least 30 days prior to public hearing). [Ehlers will fax and mail on or before
September 24, 2010.]
September 27,2010 Ehlers conducts internal review of the Program and Plan.
October 13,2010 Date of publication of hearing notice and map (at least 10 days but not more than 30
days prior to hearing). mew .Brighton-Shoreview Arden Hills Bulletin publication
deadline: October 7, 2010. —Milers will submit notice, reap, and instructions on or
before October 7, 2010, via email to legals@a lillienews.com
October b,2010 Planning Commission reviews the Program Modification and TIF Plan to determine
if they are in compliance with City's comprehensive plan and adopts a resolution
approving the Program and Plan.
EHLERS
LEAtlM IN PUBLIC FINANCE
SCHEDULE OF EVENTS PAGE TWO
CITY OF ARDEN HILLST
RAMSE J.4V
COUNTY,MINNESOTA t
FOR THE MODIFICATION TO THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO., I
�f
AND THE ESTABLISHMENT OF THE TAX INCREMENT FINANCING
PLATY FOR TAX INCREMENT FINANCING DISTRICT NO. 4
(a renewal and renovation district)
October,2010 LHE provides final report.
October 25,2010 City Council holds a public hearing at 7:00 P.m. on the Modification to the
Development Program for Development District No. 1 and the Establishment of Tax
Increment Financing District No.4 and passes resolution approving the Program and
Plan. [Ehlers will email Council packet information to the City on October 18,
2009.1
By December 31,2010 Ehlers files Program and Plan with the MN Department of Revenue, Office of the
State Auditor,and Ramsey County.
Are action under subdivision 1,paragraph(o},contesting the validity of a determination by an authority under section 469.175,
subdivision 3,must be commenced within the later of:
(1)189 days after the municipality's approval under section 469.175,subdivision 3;or
(2)90 days after the request for certification of the district is fled with the county auditor under section 469.177,subdivision1. =
EHLERS t
LEADERS IN PUBLIC FINANCE
PHS of Arden Hills Redevelopment 2010 Project Information
Narrative for Project Application Submittal
Tuesday, September 7th, 2010
Presbyterian Homes and Services, Inc (PHS) of Arden Hills Redevelopment 2010
is proposed for the following addresses:
3120, 3220, 3151, 3153, 3163 Lake Johanna Boulevard
Legal Descriptions on Survey in submission package
The project incorporates the main campus (3120 &3220) consisting of 23+/-
acres which fluxuates along with the ordinary high watermark(OHW) of Lake Johanna
and 3 parcels to the west of Lake Johanna Boulevard (3151, 3153, 3163) consisting of
just over 1 acre. The main campus is shown as Lot 1 Block 1 of the plat. The parcels west
of Lake Johanna Blvd are shown as Lot 1 Block 2 of the plat. PHS is submitting
applications for rezoning, preliminary and final plat, and master and final PUD approvals
with this package.
A Business Subsidy Application has been submitted requesting TIF assistance for
the project which as proposed includes a new home for the Ramsey County Library.
Repositioning:
The PHS of Arden Hills campus is the site of the first PHS facility built in 1954.
As such, it is a site that is special to our organization and mission. The campus has grown
over the decades as needs grew and changed for senior care and housing with additions in
1962, 1970 and 2006. As an organization PHS holds and manages its properties for the
long term. As a result, we periodically reposition, improve and redevelop campus's to
meet the demand and market of the area. The Arden Hills campus is due for such a
redevelopment. Currently the campus serves residents needing skilled care in the
McKnight Care Center. The Lakeview Building provides Assisted Living units for
residents. However these rooms are very small (some under 400 sq feet)with no kitchens
or kitchenettes and some with shared bathrooms which no longer meets our residents
needs, the market demands, or our service delivery program. Sutton House, the building
previously used as a school, houses 19 independent senior apartments; far less than the
demand for this campus.
PHS vision is to reposition the campus so that it provides a continuum of care and
housing for residents and a greater mix of unit types and sizes to provide more diversity
in housing choices and a physical environment that leads to more personal liberty and
dignity as well as creates spaces for gathering and social interaction. This leads to a more
vibrant environment within which residents can engage, interact and lead a more
fulfilling lifestyle . This continuum of care and housing would be accomplished through
redistributing the current housing to include more and larger Independent Apartments,
Assisted Living suites, additional dedicated Assisted Living Memory Care suites to
address additional demand and the introduction of our Brownstone style Senior
Apartments offering housing choice for those truly independent. The Assisted Living
suites create small neighborhoods of 18-20 units typically. The units open into common
areas specific to that household giving a neighborhood within a community feeling. The
common spaces include, living area, activity space, residential laundry, and dining space
and serving kitchen as well as staff service areas. This household environment has
evolved to assist in delivery of care through our Liberty :Personally Designed Living
model that is guided by principles of independence, autonomy, respect, choice,
empowerment and relationships. A Town Center connecting Apartments,Assisted Living
and the Care Center becomes the backbone of the community and provides central places
for gathering, dining, activities, chapel and exercise. This reconfiguration would result in
the same number of units as currently exist on campus today. There are 396 units on site
today and there would be 396 on the site as proposed. The triangle parcels west of Lake --
Johanna Blvd as proposed would add an additional 14 units of Senior Apartments to the
campus as a whole. (There are currently 4 units of residential units on the properties so
the next gain is 10 units.) The unit numbers current and proposed are as follows:
Current Proposed
Care Center 208 208
Assisted Suites 136 48
AL Memory Suites 33 36
Independent Sr. Apts. 19 68
Brownstone Sr. Apts. 0 36
Main Campus Total 396 396
Parcels West of Lake Johanna Blvd.
Brownstone Sr. Apts 0 14
SF& Duplex Units 4 0
This portion results in the addition of 10 units to the project.
Goals: The repositioning and redevelopment of the campus also allows PHS to address
additional goals outside of resident needs and services.
Parking Currently there are 250 surface parking spots on main campus. There are
periods when there are staff and family members parking along Lake Johanna Blvd
which is permitted but not desirable. The proposed site plan incorporates 358 parking
spots on main campus which is 108 spots more than currently. The Independent Senior
Apartments and Brownstones would have resident parking underground which accounts
for about 100 spots. The remaining 258 would be surface parking which includes 22
additional spots added as requested by library staff to the count to accommodate parking
for patrons of the Library. These spots are not designated as Library parking only as peak
hours of operation for the Library are different from peak visitor hours for campus
residents and staffing shifts.
The Brownstone west of Lake Johanna Blvd which has 14 Senior Apartments
would have underground parking for residents and surface parking for visitors.
The goal is to eliminate the need for parking on Lake Johanna Boulevard. The
service entrance would remain off Sandeen Road where is currently is located. Service
deliveries would be expected to decline slightly as Independent Sr. Apartments utilize
fewer supplies and services than Assisted Living Suites. The proposed plan is carefully
planned for a separation of parking creating more efficient traffic flows. The main
entrance to campus moves toward the south making the grades more gradual as traffic
enters the site. Upon entry traffic would be directed to the left to Care Center and
Memory Care parking or to the right to the Library, Senior Apartments and Assisted
Living which are accessed through the main entry.
Librar. Prominently located at the main entry is the Ramsey County Arden Hills
Library Branch. It is visible from the intersection of County Road D and Lake Johanna
Boulevard and from the main entrance where monument signs would include a strong
Library presence. Patrons would enter the Library through a vestibule in the main entry
which allows the Library to choose their hours of operation separate from the PHS
campus hours. Across the vestibule is a conservatory that will be accessible by patrons
for reading and relaxing during open hours. The Library director provided PHS program
needs for planning purposes which we have been able to incorporate into the proposed
plan. They included a separate entrance, a prominent location, a drive-thru book drop, a
truck delivery entrance, approximately 6000 square feet of library (6600 are planned),
access to adjoining rental spaces for meetings,presentations and parties, (1500 square
feet of space that can be divided into three rooms). The Library indicated that access to a
cafe/coffee shop is desired. The plan incorporates access for Library patrons to the cafe
that we would normally plan into our Town Center. It is anticipated that this will be a
popular feature for the new Library.
PHS is pleased to incorporate the Library into a prominent space on campus as we
believe there is mutual benefit in pairing the Library on campus. It is an amenity of which
many residents will become patrons and volunteers.
Outdoor Environment:
Lakeshore Setback
PHS identified as an important goal to increase the setback from Lake Johanna.
The current building is set back from the lake 100 feet; City ordinance requires 50 feet.
The proposed building configuration allows a greater setback from the lake. The north
end of the crescent is 135 feet at the closest point. The south/east end of the crescent is
280 feet set back and the middle of the building sits 400 feet back from the lakeshore.
These increased setbacks allow more protection for the lakeshore and increased green
space between the lake and building improving views to and from the lake.
Shoreline Buffer
Currently the edge along the lakeshore has a fairly steep grade to the lake. This
grade would be maintained and this edge left as a natural buffer for the shoreline which
also maintains a more natural character to the shoreline.
Green Space
The new development will result in losses to existing tree and vegetation making
the new landscape and replacement plantings an important feature of the site.
Importantly, the new landscape is intended to:
• provide visual and aesthetic enhancements to the site and new buildings proposed;
• mitigate impacts caused by development, especially for neighbors adjacent to new
development;
• highlight unique features introduced to the site with its redevelopment; and
• organize the ways in which people will experience the site.
This creates a significant project goal to increase the quality and variety of green
space to be enjoyed by residents, families, guests and neighbors. PHS has engaged a
Forester and a Landscape Architect to assist us in creating an outdoor environment that
invites residents, families, guests to engage nature and in managing, improving and
renewing the resources on site for the future. Their planning will provide us with a
landscape resource management plan that will work to ensure planning and practices that
will create an enduring and regenerating landscape. The draft plan is attached to this
submission along with the Foresters report. The management plan will be updated as
more details are added to the final landscaping plan. In addition, the Forester will be
meeting with City staff to walk the site and discuss current conditions and proposed
plans. Increasing tree stock health and creating longevity is a priority. Many new trees of
varying sizes and species are planned and where ever possible healthy vibrant trees are
being preserved with an undergrowth of seedlings to be ready to take their place as they
age.
The site is organized around two major spaces, each of which is comprised of a series
of open spaces,views and vistas, and plazas, gardens, or unique features. An orientation
to Lake Johanna is the major site feature. Stormwater management features are designed
as focal points and supplemented with ornamental ponds; a promenade doubles as a fire
lane around the north side of the new building, and terrain allows for the creation of a
water feature surrounded by a"north woods" landscape. The trail and sidewalk system
allows users to wander through linked ponds and weave through a variety of gardens like
a butterfly garden with benches and gazebos for resting and watching. The outdoor
chapel & reading area and terrace elements overlooking gardens create opportunities for
enrichment and sharing.
The second major space is the significant common space that visually links the
intersection of Lake Johanna Boulevard and County Road D to the building's main entry
and the public library. A formal walkway bounds one edge of this greensward and a
meandering walk lies on the other, offering a diversity of experiences for anyone
approaching the public library from the intersection. Like the lake side of the site,
several smaller gardens and gathering spaces provide exterior spaces for residents of the
new development. Where the existing landscape occurred largely as volunteer woodland
(where succession was the primary form of the landscape), new plantings will evolve as a
planned landscape with a focus on accommodating activities programmed for the site.
Still, portions of the site will remain in their current state, and here, the preserved
landscape will be managed according to a plan that seeks to perpetuate the positive
features of the remaining trees and vegetation. A Preliminary Landscape Management
Plan has been prepared to identify the potential activities that will support the long-term _
viability of those trees intended to be preserved. A well currently in use on site will serve
as a source for landscape irrigation.
Supplemental screening will be shown generally on the plans but final determination
of planting locations will be determined upon a site walk with each neighbor to the east
and stakes will be put in where tree and shrub locations are desired. This is the result of a
neighborhood meeting where we came to realize that screening means different things to
different people. Some of our neighbors would like the screening to include strategically -
placed breaks so they can enjoy passage onto our trails and views through to the gardens
and green space. This can be best achieved through a site walk when the buildings are
constructed and the main landscaping is installed.
Site Condition Improvements
Storm water currently runs through storm pipes and sheet drains directly into the
lake as was permitted as the site developed. Post redevelopment storm water leaving the
site will have passed through NURP ponds designed for infiltration and sedimentation so
that water leaving the site will be much cleaner. This should help improve the water
entering the lake from our campus. The area not treated will be the sloped terrain down to
the lake along the shoreline. This area will remain natural to aid in infiltrating and
slowing the water in this area. Careful planning and engineering has resulted in no
additional impervious surface being added to the site.
Green Energy
PHS is starting to explore the possibility of geothermal for heating and cooling of
buildings. This clean renewable resource may have a role to play in redevelopment.
Currently, we are just beginning to explore this option to understand if it is viable
alternative.
Lighting
As we redevelop the campus we have the opportunity to decrease light bleeding
into neighborhood by utilizing down lighting fixtures and those that shield light from
leaving the site. A complete photometric study is being completed to ensure that proper
levels of light are supplied on site and that as little as possible leaves the site.
Building Design
Main Building Architecture
The new senior housing community is situated on the Arden Hills site to take full
advantage of Lake Johanna views, curving along the existing bowl-shaped terrain in
order to limit the impact on the site and on adjacent neighbors. Its architectural style is
reminiscent of the late 1800's Shingle Style, sometimes known as Seaside Style, which
evokes a casual elegance with its gables, descending rooflines, and shingle siding. The
warm earth tone palette is understated and allows the building to blend into its
surroundings. The direction for this style was reinforced at each of the neighborhood
meetings where we showed imagery of several styles and components and asked for input
on elements that seemed to fit with the lake estate feeling without being too east coast or
north woods. The same couple images were selected as directions to take and the same
dislike was indicated for gambrel roof lines and dominant turrets. This direction allowed
us to fully develop the architectural style most fitting for this site.
The main building is three stories from the front/street side and four stories from
the rear/lakeside as the grades drop away from the street to the lake. The fourth story -
would be visible from the lake. Much consideration has been given to proper architecture
for the site and to the roof design. The building does exceed the height requirement under
the R2 zoning of 35 feet. We have been working on a design that incorporates some of
the space in the top floor units into the roof line in order to minimize the height. In
general,we are about 44 feet above average grade which is 9 feet above height limit. It is
our desire to maintain as much green space as possible and keep resident neighborhoods
as close as possible by designing the building vertically instead of spreading it out over
the site. Underground parking will also be utilized by independent senior apartment
residents.
Sideyard setbacks in R2 and R4 are 5 feet. The building currently is about 50 feet
from the east property line. The building proposed would be about 70 feet from the
property line. This end of the building is angled so that the view from the neighbor's
property will look more down the line of the building and into the rear yard area and not
just directly at the end of the building.
Brownstone Architecture
These three senior apartment buildings are designed as two stories that blend
elements from the main building with smaller residential elements. The Brownstones
would have underground parking for residents and parking lot for visitors. Each unit
would have a patio or balcony area. The warm earth tone material palette is understated
and allows the buildings to look as they belong on the overall site.
Monuments
The site is proposed to have a main campus sign at the main entrance on Lake
Johanna Boulevard. A secondary smaller sign at the Shorewood Road entrance and
smaller signs at the entrances to the Brownstone on County Rd D and the Brownstone on
the west side of Lake Johanna Boulevard. A directional sign would indicate the receiving
entrance off Sandeen Road. Within the site several signs would provide direction to the
Library, Care Center and other points. A general campus site would be desired at the
corner of County Road D and Lake Johanna Boulevard and would be integrated into a
landscape element for a softer presentation.
PUD Flexibility
Although careful consideration has been given to each element of the
redevelopment plan we are requesting the city to exercise the flexibility allowed within
the Planned Use Development ordinance. In order to best serve residents, create _
investment in community,build future tax base we are requesting flexibility in a few
areas in trade for consideration of some of the additional elements and goals that we have
been able to achieve.
The part of campus east of Lake Johanna Boulevard meets the R-2 overlay
zoning requirements with the exception of building height. The highest portion of the
proposed roof is 44 feet above the average grade while the R-2 zone allows a maximum
building height of 35 feet. However, the average building roof height above grade is 37
feet. In order to mitigate the height, the building has been set back from the lake
significantly and adjacent streets and properties farther than required, in some cases,
much farther. In addition, the main building is set on the lower part of the site so the
height appears to be much less than if the 35 feet were to be located at the standard
setback of 40' from the property line.
On the west side of Lake Johanna Boulevard, the proposed development meets
the R-2 and N-B overlay zoning requirements with the exception of setbacks and number
of dwellings per acre. The N-B front yard setback requirement is 20' while the R-2 is
40'. The proposed building is set back 10'. The N-B has no requirement for dwelling
units per acre, but the R-2 allows 5.5 units per acre. The proposed site has a density of 14
dwelling units per acre. The addition of extensive landscape amenities on the northeast
quadrant of the intersection and at the south end of this location will help to mitigate the
shortcomings of this site. Due to the size and shape of this property, a development that
meets all zoning requirements will be quite difficult; the proposed design makes the best
of a difficult property and turns it into an asset to the city.
As you have read, the tree replacement on this site is significant. Tree
replacement in the inches contemplated in the ordinance is unable to be met on site.
However, the landscape plan for the campus is extensive and will result in an incredible
outdoor experience. The extra amenities in hardscape and landscaping will be enjoyed by
all. The Landscape Management Plan that will be in place will ensure care and
preservation of the natural resources on the site. We are asking for flexibility in meeting
the replacement requirement taking into account the other elements that we are adding to
the site and long term management plan of the resources that will be present.
The City has an additional requirement that the deadline for landscape completion
is within 6 months of issuance of building permit or 6 months of issuance of Certificate
of Occupancy. Due to the phasing and constructability of this site some consideration will
need to be given to the timeframe under which the landscaping will actually be able to be
completed. It is our intent to complete each area as quickly as possible,weather
permitting.
The submittal includes a site plan analyzing the zoning requirements and including the
areas for which PHS is seeking flexibility.
Phasing of Project Construction
Anticipated schedule
May 2011 Start of site work and construction of 2/3 of main building 18 months
December 2012 move Lakeview residents then demo existing building 3 months
March 2013 construction of east 1/3 of main building and connection 6 months -
July 2013 landscaping/hard-scaping between lake, building&main entry 3 months
September 2013 Site work and Brownstone on County Rd D 8 months
February 2014 Residents relocate from Sutton Place 1 month
March 2014 Removal of Sutton Place and construction of Brownstone#2 6 months
September 2014 Removal of Houses & construction of Brownstone#3 8 months
Spring 2015 completion of final landscaping/hard-scaping improvements 3 months
Process to date:
PHS has presented a concept of the Library and overall plan to the City Council in
a workshop format in August.
PHS has presented a proposal for plans to include the Library on campus to the
Library Board in August.
PHS held four neighborhood meetings to discuss the proposed plans and
objectives as well as answer questions and hear comments and concerns from each group.
These were fruitful discussions that generated many good ideas and points that were
incorporated into the plans that were submitted today, September 7, 2010.
Discussion points that resulted in plan revisions include:
• relocation of the entry off Shorewood Road further from the existing
driveway and with better visibility coming from the neighborhood.
• revised grading plan to preserve more of the screening by first neighbor
and along part of Shorewood
• addition of a sidewalk along Shorewood for students to walk to bus stop;
addition of bus shelter for students.
• idea to stake tree locations of screening landscaping with each neighbor
with abutting back yard to preserve views and access they like and screen
views to which they are most sensitive.
• Direction provided to architect on style and elements by each group; goal to make style fit lake estate setting and to incorporate some units into roof
line to bring down height but preference voiced not to have flat roof.
• Request for elevation drawings which are being provided now that we
have architectural style direction.
• Request for shadowing study and perspective views are in process
• Request to limit length trucks need to back to docks resulted in redesign of
lower level and moving loading dock to location that could shorten
backing
• Evaluation of lighting plan in loading dock area to ensure less light bleeds
off site
• Ensuring adequate parking has been planned for to eliminate need for
parking on Lake Johanna Blvd. Evaluation study completed and over 100
more parking stalls have been added.
• Re evaluating parking and drive isles at Brownstones especially the one on -
west side of Lake Johanna and replacing some area with more green space
• Adding low retaining wall on the north side of Brownstone parking -
creating a planter box so headlights will be blocked by planter box and
landscaping can provide screening.
Process this fall:
September workshops with PC and CC
September Library Board Meeting
September 29th neighborhood meeting and open en house at PHS
PC Meeting October 6
p th p
CC Meeting to follow
We look forward to working with the City, our community and the greater Arden Hills
community to make this redevelopment and reinvestment a reality.
Attachments to Land Use Application& Narrative include:
Legal Description with Addresses and PID's
Preliminary Landscape Management Plan
Forester's Report
Calculation of required plantings
Engineering Calculation Sheets
Sets of Engineering, Site and Building Plans in sizes requested
n
Two Partnership Opportunities A, �e'r d 01
Which site location bestm r n meets s you needs?
3
Ramsey County Library is unable to continue to provide library service to the
New Brighton/Arden Hills area through its aging,stand-alone Arden Dills
building. Two potential sites.for partnerships that would allow the Library to
continue to have a presence in the area have emerged.
Option I - New Brighton Family Service Center-This proposal allows the
County to contract for the remodeling of 4,750 square feet of existing space and
construction of 1,425 additional square feet on the east side New Brighton Family -
Service Center for$1,263,279. The Library would have a separate entrance. The
alley would become one-way to allow an external book drop and delivery to the
library work room. Twelve parking spots would be added to the alley.
Additional Internet computing stations would be provided within the
community center.
The City of New Brighton would provide this space for$1 per year for 20 years.
The Library would be expected to pay for utilities,janitorial services and upkeep.
No additional common area maintenance fees or assessments would be applied.
The City would allow the Library to share a variety of meeting rooms for
programming. The City would allow the Library to use their INet fiber
connection. The City would allow the Library to provide public computing in
the Family Service Center lobby area.
If approved, the construction for this project could be complete by summer 2011.
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ENTRY �.' ttxpwt�Fr
Option 2-Presbyterian Homes of Arden Hills-This proposal pays
Presbyterian Homes for the build out of 6,200 square feet of new space for
$1,054,375. The Library would be included in the new construction of a senior
housing community located on Lake Johanna. The Library would be part of a
commons that would include a cafe and a conservatory space with seating. The
structure would allow an external book drop and delivery to the Library work
room. Presbyterian Homes is planning for 20-25 additional parking spots above
code requirements.
Presbyterian Homes would provide this space for$1 per year for twenty years
subject to approvals of a TIF district by the City of Arden Hills. The Library
would be expected to pay for utilities,janitorial services and upkeep. No
additional common area maintenance fees or assessments would be applied.
Presbyterian Homes and the Library would share meeting rooms for
programming. If approved, the Library construction could be completed by
summer 2012.
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Site Considerations
Many public and private options have been explored. Both the Cities of New
Brighton and Arden Hips have provided staff assistance and connections to
private and public agencies within their communities. Currently, two viable
options exist. The chart below is still being developed.
Site Criteria Option 1 Option 2
Partner City of New Brighton Presbyterian Homes
Presbyterian Homes of Arden _
New Brighton Family Service Center Hills
400 1 oth Street Northwest 3220 Lake Johanna Blvd.
New Brighton,MN 55112 Arden Hills,MN 55112
Concentration of Popular _
Destinations
Commercial area adjacent Office/industrial/government Office
347290 33,595
42%are active cardholders from New 20%are active cardholders
Housing density(pop.in 2 miles radius) Brighton from Arden Hills
Eagle's Nest,meeting rooms,walking Cafe,conservatory,meeting
Building Amenities amenities,exercise facility rooms
NB Recreation,WIC program,Mounds
View Senior High School,St.John the Senior housing,Northwestern
Baptist Catholic School,senior housing, College
Bethel University student housing
Other adjacencies Northwest quadrant not yet developed
Old Hwy.8—8,000 cars daily;
18"—53,800 Lake Johanna Blvd.—17300
Highly-trafficked area(daily traffic cars daily;
counts) 750 residential units planned Cty.Rd.D-83490
Accessibility/Visibilit
Patron vehicle access 10th Street—5,800 cars daily Lake Johanna Blvd.— 1,300 cars daily
Alley with delivery directly into work Back-up driveway with delivery
Delivery vehicle access room directly into work room
Route 4 (13-15 daily)
Public transportation access and 141 (commuter) None
• Internal walking paths
• Sidewalk on the east side of Lake
Bic clef edestrian access Info being gathered Johanna Blvd.
Access to 694-.6 male(est.),
Proximity to major roadways access to 35 W—1 mile(est.) Access to 35 W—1 mile(est.)
• Visual sightline from corner
intersection at D and Lake
• Entrance not visible from street Johanna Blvd.
• Separate library entrance • 200 feet off street with a 12 foot
• Freeway signage possible at drop in elevation(est.)
corner of 694&35W • Monument sign planned at main
Visibility entrance to facility
Capacity
Expandable to second story if space
-Building footprint available Could repurpose meeting rooms
239 parking spots • Currently 251 parking spots
12 spots would be added to alley • Planning 358 parking spots
Parking and onsite traffic 957 visitors a day • 22 spots above code requirements
Expandable but attempting to preserve
Expandability Could add 91 new stalls for$160,480 green spaces
Joint Parks and Rec.activities,after
Potential for partnerships hours computing,school partnerships Senior volunteers and programs
Fourteen internet workstations Fourteen internet workstations planned
planned in Library
Additional workstations planned in
FSC
Fiber connected and available for use
through the I-net agreements—up to
Computing capacity 1,040 MB free
Distribution
Nearest library Mounds View-3.5 miles HCL-St.Anthony-3 miles
Shoreview-3.8 miles Roseville-3.2 miles
Columbia Hts.-4.7 miles Columbia Hts-4.1 miles
HCL-St.Anthony-4.7 miles Shoreview-5 miles
Roseville-6 miles Mounds View-6.4 miles
Portion of service radius within
Ramsey County See following charts See following charts
Image of Surroundings
Compatible neighborhood Existing building Being determined
Natural beauty Wooded area/wetland with boardwalk Property adjacent to Lake Johanna
View of Parking lot/wooded area;
Views Views of parking lot/wooded area cafe;lake view possible
Potential for outdoor program
spaces Wetland boardwalk Green spaces,gardens
Legal Issues
Twenty-year lease
Presbyterian Homes is requesting
several variances that have not yet
been approved by the City of Arden
Hills
Ownership,zoning,easements Twenty-year lease TIF District
Costs
Construction-$1,1861)124
+$77,000 for ADA and Roof
Total=$1,2633279 Construction-$110543,375
County must cash flow value of the Willing to purchase current property at
sale of the property fair market value
Operating: Operating:
Janitorial&Utilities-$223300 Janitorial&Utilities-$23,640
Rent- $1 Rent- $1
CAM $0 CAM $0*
Fiber $0 Qmoe $423,000
*Estimated CAM of$30-40,000
dependent upon TIF district
Site,demolition,development
Timing Earliest opening—June 2011 Earliest opening—June 2012
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