HomeMy WebLinkAbout11-03-10-PCChair
Clayton Larson
Commissioners
Andrew Holewa
Liz Modesette
Daniel Reiff
Samuel Scott
Roberta Thompson
Clayton Zimmerman
Angela Hames (Alternate)
A..1TE HILLS
Arden H ills
Planning Commission
N 3, 2010
1245 W. Highway 96
Arden Hills, MN 55112
651.792.7800
www.ci.arden hills.mn.us
City Vision
A strong community that values our unique environment, our fiscal soundness,
and our tradition as a desirable city in which to live, work, and play.
Agenda
Regular Planning Commission Convenes 6:30 PM
Call to Order Role Call
1. APPROVAL OF THE AGENDA
2.
MINUTES
A. October 6, 2010, regular meeting
3.
PLANNING CASES
A. Planning Case 10 -012; Preliminary and Final Plat, CUP Amendment, Rezoning, and Master and Final
PUD; Presbyterian Homes of Arden Hills Public Hearing
4.
UNFINISHED AND NEW BUSINESS
5.
REPORTS
A. Report from the City Council
B. Planning Commission Comments
1 6.
ADJOURNMENT
A quorum of the City Council may be present at this meeting.
Planning Cases are available online at:
http: /www.ci. arden hills.mn.us /planningcases
November 3, 2010
Planning Case Map
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�RDEN HILLS
MEMORANDUM
DATE: November 3, 2010 PC Agenda Item 3.A
TO: Planning Commission
FROM: Meagan Beekman, City Planner
SUBJECT: Planning Case #10 -012 This application requires a PUBLIC HEARING
Applicant: Presbyterian Homes of Arden Hills
Property Location: 3120 and 3220 Lake Johanna Boulevard
Request: Preliminary and Final Plat, Rezoning, Conditional Use Permit (CUP)
Amendment, and Master and Final Planned Unit Development (PUD)
Requested Action
Presbyterian Homes is requesting approval of a Preliminary and Final Plat, Rezoning, CUP
Amendment, and Master and Final PUD to allow for a redevelopment of their existing facilities
located at 3120 and 3220 Lake Johanna Boulevard.
Background
At the October 6, 2010, meeting the Planning Commission held a public hearing for the
Presbyterian Homes redevelopment proposal. At that meeting Presbyterian Homes presented a
number of possible revisions to their plan based on several community meetings with
neighboring property owners and work session discussions with both the Planning Commission
and City Council. At Presbyterian Homes' request and Staff's recommendation, the Planning
Commission tabled the item to give the applicant additional time to explore possible revisions
and to give Staff time to fully review any changes to the plans.
Presbyterian Homes has since made several alterations to their original plans and submitted a
revised land use application. A summary of the changes made to the plan are included in
Attachment A. The Planning Commission is being asked to hold a second public hearing on the
revised redevelopment proposal and make a recommendation to the City Council.
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 1 of 15
Presbyterian Homes has been operating senior housing at this location since 1954. They operate
under two Conditional Use Permits (CUP), previously called Special Use Permits (SUP), which
were approved and amended over the course of the past several decades. The City does not have
a record of the earliest approvals; however, the following proposals are known to have been
reviewed by the City:
70 -052 Conditional Use Permit
73 -010
Conditional Use Permit
Amendment and Variance
75 -017
Conditional Use Permit
Amendment
78 -031 Conditional Use Permit
82 -025
Conditional Use Permit
Amendment
89 -001 Sign Variance
93 -022
Conditional Use Permit
Amendment Site Plan Review
04 -015
Rezoning, Comp Plan
Amendment, and Preliminary
Plat
05 -017
Conditional Use Permit
Amendment
72 unit addition to the
existing Lakeview
Residence building
4/14/71 Approved
Addition of a sound 14
foot barrier fence
4/9/1973 Approved
McKnight Care Center
and Parking Lot
Expansion
Date Unknown Approved
Sutton Place Apartments 11/27/1978 Approved
Cluster Housing
Development on Sutton
Place Property
1/11/1983 Tabled
Front Yard Sign
Encroachment
2/13/1989 Approved
Addition and
reconfiguration of
Lakeview Residence
Building
11/30/1993 Approved
Redevelopment of
Triangle Properties
7/7/2004 PC Recommended Denial
7/16/2004 Withdrawn
No Council Action Taken
Addition to McKnight
Care Center
7/11/2005 Approved
Presently Presbyterian Homes has 396 units between the Lakeview Residence, the McKnight
Care Center, and the Sutton Place apartments. The McKnight Care Center contains 208 units
and Sutton Place has 19 independent senior units. The Lakeview Residence has 169 units; 136
of which are assisted living and 33 exclusively for memory care.
The applicant is requesting approval of a major redevelopment of their care facility.
Presbyterian Homes is proposing to demolish the Lakeview Residence and Sutton Place
Apartment buildings located at 3120 and 3220 Lake Johanna Boulevard, and construct a three to
four -story senior housing building and two brownstone style two -story apartment buildings in
their place. The existing McKnight Care Center would remain in its current location and would
not be altered as part of this application. Included in the proposal, the applicant is requesting a
CUP amendment that would consolidate the existing approvals for the properties under a single
PUD, a preliminary and final plat that would consolidate the two parcels into one, and rezoning
from R -2 to R -4 to bring the mix of uses currently on site into compliance with the Zoning Code.
Presbyterian Homes has submitted a redevelopment application, project narrative, and trip
generation analysis describing their request (Attachment A). Additionally, they have submitted a
full set of redevelopment plans detailing their proposal (Attachment D).
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 2 of 15
Project Proposal and Process
1. Planned Unit Development (PUD) Process:
The PUD process is a tool that provides additional flexibility for developments that an
underlying zoning district would not otherwise allow. For example, a PUD may alter the
setbacks, lot coverage, density, parking requirements, building height, landscaping
requirements, etc. The flexibility from the minimum requirements in the underlying district
may reduce a specific requirement, or it may increase it. Additionally, the PUD process
allows the City to negotiate certain aspects of the development to help achieve City goals.
The intent is to provide flexibility to a project in exchange for improvements or amenities
that a City could not otherwise require. With any development, the conditions imposed on
the project must have a rational basis related to the impacts of the development.
The PUD process is an alternative to the variance process and requires distinct findings
separate from the undue hardship criteria in State Statutes. The process is meant to create a
better development than the strict adherence to the standard regulations might otherwise
allow. The PUD process is a common planning tool used by many cities. It cannot be used
to permit uses that would not otherwise be permitted in the underlying zone.
2. Project Description
Redevelopment Request
The project area encompasses two parcels (3120 and 3220 Lake Johanna Boulevard) that
would be consolidated into a single 22.5 acre parcel. All of the buildings in the project area
would be demolished with the exception of the McKnight Care Center, which would remain
as is. A CUP amendment is also required to consolidate all past approvals within a single
PUD approval. Previously the proposal included a redevelopment of the three parcels of land
located on the triangle on the west side of Lake Johanna Boulevard. Presbyterian Homes has
since removed these parcels from their redevelopment area.
The proposal includes the construction of an 83,184 square foot three to four -story primary
facility which would contain 166 units. The units would be comprised of 54 independent
senior apartments, 72 assisted living units, 36 memory care units, and four hospice units.
The proposal also includes two brownstone -style two -story apartments that would house a
total of 36 independent senior units. The total square footage of both brownstones would be
31 ,706. The McKnight Care Center would continue to have 208 units. The number of units
on the site would increase from 396 to 410.
The proposal also includes significant storm water collection and treatment ponding, a trail
system, raised gardens and planting beds for residents of the facility, and a comprehensive
long term landscape management plan. Presbyterian Homes has also proposed to keep their
trails and gardens open to the general public.
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 3 of 15
Rezoning Request
Presbyterian Homes initially approached the City with a proposal for only a re- platting of the
property and a Master and Final PUD. Upon review by Staff it was determined that the
Presbyterian Homes property should be rezoned to better reflect the mix of uses that exist on
the site. The properties are currently zoned R -2. Institutional housing, which is how assisted
living and nursing home facilities are defined in the Zoning Code, is a conditionally
permitted use in the R -2 District. This means that a CUP is required in order to operate them.
At the time the Sutton Place Apartments CUP was approved it was determined, by the City,
that the independent senior units that would be located there were defined as institutional
housing units just like the other housing units operated by Presbyterian Homes. Since that
time, the City Attorney and Staff have reviewed the mix of uses on the site as part of this
application, and have determined that independent senior units do not fit the definition of
institutional housing, but rather, better fit the definition of multiple- family dwellings.
Multiple- family dwellings are not permitted uses in the R -2 District. Regardless of the
outcome of the Master and Final PUD application, Staff believes that the rezoning is
appropriate given the existing conditions on the site, and the fact that this property diverged
from the underlying R -2 zoning regulations decades ago.
3. Surrounding Area:
North
South
(Roseville)
East
West
Low Density Residential
Low Density Residential
Low Density Residential
Low Density Residential
R -2: Single and Two Family Residential
Single Family Residential
R -1: Single Family Residential
R -2: Single and Two family Residential
Single Family Detached
Single Family Detached
Single Family Detached
Single Family Detached and
Single Family Attached
4. Site Data for 3120 and 3220 Lake Johanna Boulevard:
Public and Institutional
Public and Institutional
R -2: Single and Two Family Residential
Combined 22.5 acres
The lots are wooded with varying topography, but generally slope down to the north and east.
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 4 of 15
Plan Evaluation
1. Rezoning
A city has broad discretion when reviewing whether or not to rezone a property. Questions
to consider are whether or not the proposed project forwards the broader goals and vision for
the city? Would the rezoned property allow for a better development then the current zoning
would permit? Is the proposed zoning district appropriate to that particular location? Would
the proposed change forward the goals of the comprehensive plan?
The City's 2030 Comprehensive Plan guides the future land use of this parcel for "Public and
Institutional Both the previous 1998 Future Land Use Map and the 2008 Existing Land
Use Map also classify the property as "Public and Institutional This classification is based
on the historic and current use of the property as a senior housing and care facility owned and
operated by Presbyterian Homes. The City does not have a zoning district specifically
designated for public and institutional uses, even though there are a number of properties
within the City that are guided as such on the 2030 Future Land Use Map. The underlying
zoning district of each property dictates the permitted mix of uses, setbacks, densities, and
other zoning requirements.
The R -4 District is substantially similar to the R -2 District in terms of setbacks, permitted
and conditional uses, building height, and lot coverage. While the purpose statement for
each district differs, any redevelopment proposal ultimately is measured against the
restrictions and requirements within the Zoning Code. The only use that is permitted in the
R -4 District that is not otherwise accommodated for in the R -2 District is multiple- family
dwellings. Multiple dwellings are defined in Section 1305.04 Subd 61 of the Zoning Code as
a dwelling that consists of three or more attached dwelling units. The requirements for each
district are outlined in Section 1320.06 of the Zoning Code. The only difference between the
R -2 and R -4 Districts is the density requirements; 5.5 units /acre in the R -2 District versus 12
units /acre in the R -4 District. All other regulations between the two districts are the same.
2. R -4 Zoning Regulations Review Chapter 13
As noted, this project is being reviewed through the Planned Unit Development (PUD)
process. The following section reviews the project based on the R -4 regulations and notes
where flexibility is being requested.
Section 1320 District Provisions
A. Lot Size, Building Coverage, and Landscaping Exceeds Requirements
The combined parcels would total 22.5 acres in size. The project would exceed the minimum
landscaped area requirements by six percent, and increases the amount of impervious surface
existing on the site today by 8.5 percent.
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 5 of 15
B. Building Height and Density Flexibility requested
The maximum building height in the R -4 District is 35 feet. The proposed main building
would be three to four- stories and be at a height of 52 feet above the main entrance in the
center of the building. The height of the roof variegates quite a bit; it would be 36 feet in
height on the southeast end of the building, nearest the adjacent properties, and 50 feet in
height at the north end of the building near Sandeen Road. The average height amongst the
varying roof lines is 46 feet above grade. The three brownstones would be approximately 33
feet in height and would not exceed the maximum height requirement of the Code.
The maximum density in the R -4 District is 12 units per acre. The current net density on that
site is 17.6 units per acre. Even with the property rezoned, the current use exceeds the
maximum density permitted by the Code. Presbyterian Homes previously received approvals
from the City to operate at this level of density. The submitted application proposes to
increase the number of units on this site by 14, creating a net density of 18.2.
The original redevelopment plan called for no increase in units on the primary site, but
included 14 units on the three triangle parcels on the other side of Lake Johanna Boulevard.
As part of the revisions to the original site plan, Presbyterian Homes is proposing to donate
the southern most parcel of the triangle to the City as part of their TIF application, and leave
the existing single family homes on the other two parcels as is. The 14 units that were to be
located on the triangle parcel are now proposed to be included within the primary building.
According to the City Attorney, the existing density on the site was granted through previous
City approvals and agreements, thus is a property right that runs with the land that the City
can not take away (Attachment B). The City cannot reduce the existing density, but is not
obligated to allow it to increase either; however, as part of a PUD application the City can
grant the increase in density in exchange for greater setbacks, increased green space, etc.
C. Setbacks Exceeds Requirements
The minimum building setbacks in the R -4 District are 40 feet in the front yard, 30 feet in the
rear yard, and five feet in the side yard, with both sides adding up to 15 feet. The proposed
buildings exceed the minimum requirements for the building setbacks. The main building is
setback 106 feet from the nearest lot line; over three times what the minimum setback of 30
feet in the rear yard would require. The proposed main building also significantly increases
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 6 of 15
Lot Size
(sf)
Building Coverage
(sf)
Building
Coverage
Landscaping
(sf)
Landscaping
Existing
980,316
151,419
15.45%
613,054
62.54%
Proposed
980,316
150,904
15.39%
695,789
70.98%
Required
245,079
max. 25%
637,205
min. 65%
B. Building Height and Density Flexibility requested
The maximum building height in the R -4 District is 35 feet. The proposed main building
would be three to four- stories and be at a height of 52 feet above the main entrance in the
center of the building. The height of the roof variegates quite a bit; it would be 36 feet in
height on the southeast end of the building, nearest the adjacent properties, and 50 feet in
height at the north end of the building near Sandeen Road. The average height amongst the
varying roof lines is 46 feet above grade. The three brownstones would be approximately 33
feet in height and would not exceed the maximum height requirement of the Code.
The maximum density in the R -4 District is 12 units per acre. The current net density on that
site is 17.6 units per acre. Even with the property rezoned, the current use exceeds the
maximum density permitted by the Code. Presbyterian Homes previously received approvals
from the City to operate at this level of density. The submitted application proposes to
increase the number of units on this site by 14, creating a net density of 18.2.
The original redevelopment plan called for no increase in units on the primary site, but
included 14 units on the three triangle parcels on the other side of Lake Johanna Boulevard.
As part of the revisions to the original site plan, Presbyterian Homes is proposing to donate
the southern most parcel of the triangle to the City as part of their TIF application, and leave
the existing single family homes on the other two parcels as is. The 14 units that were to be
located on the triangle parcel are now proposed to be included within the primary building.
According to the City Attorney, the existing density on the site was granted through previous
City approvals and agreements, thus is a property right that runs with the land that the City
can not take away (Attachment B). The City cannot reduce the existing density, but is not
obligated to allow it to increase either; however, as part of a PUD application the City can
grant the increase in density in exchange for greater setbacks, increased green space, etc.
C. Setbacks Exceeds Requirements
The minimum building setbacks in the R -4 District are 40 feet in the front yard, 30 feet in the
rear yard, and five feet in the side yard, with both sides adding up to 15 feet. The proposed
buildings exceed the minimum requirements for the building setbacks. The main building is
setback 106 feet from the nearest lot line; over three times what the minimum setback of 30
feet in the rear yard would require. The proposed main building also significantly increases
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 6 of 15
the setback to Lake Johanna to 133 feet at its closest point; however, the vast majority of the
building is setback even greater.
Section 1325 General Regulations
A. Landscaping and Tree Preservation Section 1325.05 Subd. 1 and 1325.055 Exceeds
Requirements
Landscaping and Tree Preservation plans were submitted by the applicant and are included in
Attachment D. This is a heavily wooded lot that presents challenges for meeting the tree
preservation requirements. The following table outlines the requirements of the tree
preservation ordinance pertaining to the tree removal that is to occur on site.
Total Existing Significant Trees
Proposed Significant Tree Removal
Replacement Trees Required*
Total Trees After Development*
Caliper Inches
6,241
3,939
1,658
4,384
Number of Trees
317
208
656
Replacement trees are calculated by subtracting the ten percent permitted removal from the proposed removal
and dividing by two.
Total trees after development are calculated by adding the number of preserved trees with the number of
trees proposed to be planted.
The number of trees required may vary depending on the size of the trees planted by the developer. City
Code requires a certain number of caliper inches to be planted. If larger trees are planted then fewer trees
would be required.
Based on the submitted plans, the applicant is proposing to remove 208 of the 317 significant
trees that existing on site. This would result in a loss of 3,939 caliper inches of significant
trees and require 1,658 caliper inches of replaced trees to be planted. The applicant is
proposing to plant 2,082 caliper inches of trees, which exceeds the minimum requirement by
424 inches. The total number of trees planted would be 547. The result of the tree
preservation plan will be a net increase in the number of trees on site, even though the
number of caliper inches of trees on the site is being reduced. This is because the average
age of the trees being planted is much younger than the average age of the trees being
removed.
Perennials and Shrubberies Exceeds Requirements
City Code requires that at least ten percent of the total landscaped area shall be covered with
perennials and /or shrubbery. For this particular development, the Code requires 57,931
square feet of perennials and shrubbery. The applicant is proposing 69,303 square feet; an
excess of 11,372 square feet.
Planting Islands Exceeds Requirements
City Code requires that at least ten percent of the parking area be occupied by planting
islands that are at least 150 square feet in size and have at least one tree, which equates to
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 7 of 15
9,898 square feet of parking islands for this project. The applicant is providing 15,529
square feet; an excess of 5,631 square feet.
Tree Selection Meets Requirements
Presbyterian Homes has submitted a long term landscape management plan, which is not
required by the City. The plan calls for the management of the forested areas over time to
ensure their continued growth. Most of the trees being removed are considered undesirable
trees because of their species (i.e. Ash, Cottonwoods, Box Elder, and Silver Maples). The
proposed replacement trees are extremely diverse and include; Columnar Maples, disease
resistant Elms, River Birch, White Oak, Serviceberry, Black Hills Spruce, Red Cedar,
Austrian Pine, Redbud, and Crabapples. The mix of replacement trees will result in a
healthier stock of desirable trees on the site, and ultimately a healthier urban forest.
B. Lighting Section 1325.05 Subd. 3 Exceeds Requirements
City Code requires downcast lighting that is arranged so that it directs light away from
adjoining lots and public streets, and only to the site to which the lighting is intended. To
meet this standard the Code requires that lights shall not case light that exceeds a meter
reading of 1 foot candle on streets or 0.4 foot candles on adjoining property. The proposed
plan exceeds this requirement. The light generated from the site would not exceed 0.1 foot
candles at any point around the property with the exception of the primary entrance on Lake
Johanna Boulevard, which would not exceed 0.3 foot candles.
C. Design Standards Section 1325.05 Subd. 8 Exceeds Requirements
The proposed zoning district for this property is R -4, Multiple Dwelling District. This
zoning district does not include design standards such as those that have been adopted for the
B -2 and B -3 Districts. However, at the suggestion of the City Council Staff has reviewed the
application as if the design standards from those districts were in place. The discretion
offered the Planning Commission and City Council through the PUD review process allows
additional scrutiny when needed to ensure a high quality development.
Because the B -2 District is a commercial district many of the design standards would not
apply to a residential development such as this. However, based on a review of the design
standards which would apply to this type of project, Staff has found that this proposal
significantly conforms to, or exceeds, the design standards laid out in Section 1325.05 Subd
8 of the City Code.
D. Parking Section 1325.06 Exceeds Requirements
The existing facility currently has 250 surface parking stalls. While the number of existing
stalls appears to be adequate, the location of the stalls and their proximity to the primary
entrance of the facility means that employees tend to park on the street rather than in
designated spaces. The applicants are proposing to construct 357 parking stalls as part of the
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 8 of 15
redevelopment project. The proposed project would have 175 surface stalls, a reduction of
75 stalls, allowing for more green space and storm water treatment on site. However, the
project would also have 182 underground parking stalls for residents. In an effort to limit the
number of surface parking stalls, Presbyterian Homes is proposing six stalls as proof of
parking. These spaces would remain green space unless Presbyterian Homes determines that
they are needed in the future, in which case they could be constructed at that time.
3. Sign Code Chapter 12 Meets Requirements
The applicants have proposed a signage plan that meets all requirements of the City's Sign
Code. The project would have four monument signs; one at each entrance and a fourth at the
corner of County Road D and Lake Johanna Boulevard. While Sign No. 3 is shown adjacent
to Shorewood Drive on the proposed plans, the intention of the applicant is to place it at the
drive entrance at County Road D. The signs will require separate sign permits prior to
construction.
4. Subdivision Code Chapter 11— Meets Requirements
The proposed lot consolidation meets all requirements of the City's Subdivision Ordinance.
Park dedication fees do not apply to this proposal because no lots are being created. As part
of the re- platting of this property Presbyterian Homes will dedicate to the City as right of
way that portion of Shorewood Drive that is on their property, and the City will receive
drainage and utility easements around the perimeter of the parcel. The City will also need to
vacate the existing access easement over Shorewood Drive.
5. Conditional Use Permit Amendment
The property currently operates under two CUPs (70 -052 and 78 -031) and their subsequent
amendments. Institutional housing is a conditional use in the R -4 District, and the underlying
CUPs are still required in order to allow this type of use to continue. To simplify the
documents under which this property is subject, it is necessary to amend all previous CUP
approvals, consolidating them under a single Master PUD agreement which would outline
the conditions of approval for the development. The conditions of the Master PUD
agreement and subsequent development agreement will dictate the future development and
activity on this property.
6. Traffic Review
Engineers from the cities of Roseville and Arden Hills have reviewed the proposed plans, as
well as the Ramsey County Traffic Engineer (Attachment C), and do not have any objections
to the redevelopment plan as presented. An increase in 14 residential units does not trigger a
traffic study; however, Presbyterian Homes was asked to provide existing and anticipated
traffic counts to and from the site in an effort to better understand the traffic impacts of this
development (Attachment A).
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 9of15
The traffic generation numbers prepared by Presbyterian Homes indicate existing traffic
counts and anticipated traffic counts for each phase of construction. Based on these
calculations, when the project is completed there will be an additional 52 day -time trips
generated each day as a result of the redevelopment; however, the am and pm peak hour trips
would actually be reduced by a few. This is because of the nature of the site as a senior
housing development, which does generate a significant amount of traffic compared to non-
age restricted housing units. 208 of the 410 housing units are for skilled nursing home care.
The number of assisted care units is proposed to be reduced by 57 units, while the number of
independent senior units would increase by 71. Independent senior units are more likely to
generate day -time trips throughout the day by retired residents; while reducing assisted care
units is likely to reduce staffing and delivery needs, eliminating peak am and pm trips.
Based on the location of designated parking areas and entrances to the facility, it is
anticipated that residents, emergency service personnel, and visitors to the site are unlikely to
use the access from County Road D, but rather would enter and exit the property from Lake
Johanna Boulevard. It is anticipated that employees of the facility will likely access the site
from County Road D, as well as the 22 residents residing in the Brownstone that faces
County Road D.
7. Tax Increment Financing
Presbyterian Homes has requested tax increment financing (TIF) as part of their
redevelopment request. The granting of TIF is subject to the approval of the City Council;
however, as part of the TIF requirements, the Planning Commission will be asked at a later
meeting to pass a resolution indicating that the project is in keeping with the goals of the
City's Comprehensive Plan. As part of the TIF package, the applicant has offered to replace
a sanitary sewer line that is owned by the City, but runs across the Presbyterian Homes
property. Presbyterian Homes would also reconstruct that portion of County Road D that is
adjacent to their property. Without a TIF application, both of these expenses would fall to
the City. Additionally, the applicant has offered to donate 3151 Lake Johanna Boulevard to
the City as part of the TIF package. The applicant would be responsible for razing the
structures, and it would be given to the City as a vacant parcel. The City could then utilize
the parcel as a green space, for a gateway sign, and /or any other number of uses.
8. Additional Review
The Building Official, Fire Marshal, Public Works Director, City Engineer, and County
Traffic Engineer have reviewed the submitted application and have no objections to the
project as proposed. Their comments are included in Attachment C. All final grading and
utility plans will be subject to the Engineer approval prior to the issuance of any permits. All
final plans will be subject to the Fire Marshal approval prior to the issuance of any permits.
Because of the unique nature of the development timeline that requires the existing facility to
remain operational, special considerations will need to be made to ensure that adequate fire
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 10 of 15
and police access remain throughout the project construction schedule. A condition has been
added that would require Presbyterian Homes to enter into a construction phasing plan that is
subject to the approval of the Public Works Director, Ramsey County Sheriff, and the Lake
Johanna Fire Department. This construction phasing plan will detail police and fire access,
parking of construction vehicles, staging of construction equipment, the timing for various
stages of the project, and the repair of any damage done to streets as a result of the
redevelopment.
Findings of Fact:
This project includes the following requests: amendments to CUP 70 -052, 78 -031, and all
subsequent amendments; a preliminary and final Plat combining the two parcels; a rezoning of
the property from R -2 to R -4; a Master PUD; and a Final PUD.
Staff offers the following thirty -one findings of fact for this proposal:
General Findings:
1. The Presbyterian Homes property is a combined total of 22.5 acres in size.
2. The Presbyterian Homes property is currently in the R -2 District.
3. The Presbyterian Homes property currently has a future land use designation of Public
and Institutional in the 2030 Comprehensive Plan.
4. The applicant is proposing to re -plat the properties into one parcel; Lot 1, Blockl.
5. The applicant is proposing to demolish 188 independent and assisted living housing units
and construct 202 independent and assisted living units in their place.
6. The applicant is proposing to maintain 208 skilled nursing units as they are currently
configured on the site.
7. The applicant is proposing to maintain the current uses of independent living, assisted
living, memory care, and skilled nursing care; however, the mix of uses is proposed to be
altered.
8. The proposed development does not require park dedication.
9. The applicant is requesting TIF as part of the redevelopment application.
Preliminary and Final Plat Findings:
10. The application conforms to all requirements of the City's Subdivision Ordinance.
Rezoning Findings:
11. The property is currently zoned R -2.
12. Independent, assisted, and skilled nursing care is currently provided on site, as approved
by the City.
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 11 of 15
13. Independent senior housing, once defined as Institutional housing, is now better defined
as a multiple family use, which is not permitted in the R -2 District.
14. The application is proposing to rezone the property to R -4 Multiple Dwelling District.
15. The proposed redevelopment, and mix of uses, is a permitted use in the R -4 District with
an approved PUD.
16. Rezoning the property to R -4 would bring it into conformance with the Zoning Code.
17. The R -2 and R -4 Districts are substantially similar in terms of development standards.
18. The rezoning will not negatively impact the surrounding neighborhoods or the
community as a whole and is in keeping with the intent of the Zoning Code, because the
use, previously approved by the City, has existed on the property for several decades with
no negative effects.
19. The proposed rezoning is not in conflict with the Comprehensive Plan or the future land
use designation of the property.
20. The proposed rezoning and use would not be incompatible with the adjacent land uses
because the traffic and parking impacts of a senior housing facility are substantially less
than that of a non -age restricted housing facility, and the facility has existed for decades
at its current intensity of use with no ill effects on the surrounding community.
PUD Review Findings:
21. The application exceeds the requirements of the City's Design Standards for the B2
District.
22. The application in conformance with the Sign Ordinance within the City Code.
23. The application is in substantial conformance with the requirements of the City's Zoning
Code for the proposed R -4 District.
24. The applicant is requesting flexibility from the Zoning Code through the PUD process on
building height and density.
25. The height of the primary building would be 52 feet. The roof line variegates and the
height of the building nearest to adjacent properties would be 36 feet.
26. The existing density on site is 17.6 units per acre; the proposed density would be 18.2
units per acre.
27. In exchange for zoning flexibility, the applicant is proposing a number of items in excess
of the Zoning Code requirements; such as, excess open space, tree and perennial
plantings, storm water treatment and management, increased setbacks, enhanced design
elements and building material quality.
28. The application is not anticipated to create a negative impact on the immediate area or the
community as a whole because, the facility has operated on the site since 1955, the land
use of the site is not proposed to change, the quality of the development and site design
features are anticipated to generally enhance the aesthetics of the site and surrounding
area, the impacts on Lake Johanna and water quality will be improved by increased storm
water management and setbacks to the lake.
29. The application is in keeping with the spirit and intent of the Zoning Code and
Comprehensive Plan.
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 12 of 15
30. The Master PUD and Final PUD advance the City's goals outlined in the Comprehensive
Plan by promoting the development of a variety of housing options by preserving and
increasing high- quality housing opportunities that are suitable for a mix of ages, incomes
and household types; encourages the incorporation of affordable, life cycle, and work
force housing into new development and redevelopment where feasible; and promotes the
protection of lakes and the natural environment.
31. The proposed development forwards the Metropolitan Council's target of 285 -800 new
life -cycle housing units by 2020 in Arden Hills.
32. The proposed development is not anticipated to have a significant impact on traffic
because the site does not currently negatively impact traffic, and the increase in 14 units
would not have a noticeable affect on the immediate road system.
Recommendation
Upon review of the proposal, staff is recommending approval of Planning Case 10 -012 based on
the findings of fact subject to the following conditions:
1. The project shall be completed in accordance with the submitted plans as amended by
the conditions of approval. Any significant changes to these plans, as determined by
the City Planner, shall require review and approval by the Planning Commission and
City Council.
2. A development agreement shall be prepared by the City Attorney and subject to City
Council approval. The development agreement shall be executed prior to execution
of the Final Plat, the issuance of any permits, or site preparation.
3. The applicant shall file the Final Plat with Ramsey County within 180 days of the
approval from the City.
4. The final plans shall be subject to Fire Marshal approval prior to the issuance of any
building permits. The applicant shall abide by all conditions listed in the September
13, 2010, Fire Marshal memo.
5. Final grading, drainage, and utility plans shall be subject to approval by the Public
Works Director and City Engineer prior to the issuance of any building permits. The
applicant shall abide by all conditions listed in the October 28, 2010, Public Works
Department memo.
6. The applicant shall obtain approval from the Rice Creek Watershed District and all
other applicable permitting agencies prior to the issuance of any permits. Copies of
such permits shall be provided to the City prior to the issuance of any permits.
7. The applicant shall submit a financial surety, in a form subject to the approval of the
City Attorney, in the amount of 125 percent of the cost of the landscaping
improvements prior to the issuance of any building permits. The financial surety
shall be held by the City for two years from the completion of the landscaping plan.
8. The applicant shall provide a construction phasing plan that includes plans for fire
and police access throughout construction, subject to the approval of the Fire
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 13 of 15
Marshall, Public Works Director, and Ramsey County Sheriff prior to the issuance of
any building permits.
9. The applicant shall obtain a building permit within one year of the Master and Final
PUD approval or the approval shall expire unless extended by the City Council prior
to the approval's expiration date. Extension requests must be submitted in writing to
the City at least 45 days prior to the expiration date.
10. The applicant shall work with adjacent property owners along Shorewood Drive to
determine exact location and species of landscaping materials to be planted along the
east property line.
11. It is the policy of Presbyterian Homes to allow public use of the trail systems which
are developed on its properties; so long as the public does not abuse the privilege. The
Trail Use Policy will be applied to the trail system shown on the site plan.
Presbyterian Homes will notify the City thirty (30) days in advance of a change to its
Trail Use Policy and of the reasons for the change.
Proposed Motion Language
1. Recommend Approval with Conditions:
A. Motion to recommend approval of Planning Case 10 -012 for a Preliminary and Final
Plat, consolidating 3120 and 3220 Lake Johanna Boulevard into a single parcel based on
the findings of fact, submitted plans, and conditions in the November 3, 2010, planning
case report.
B. Motion to recommend approval of Planning Case 10 -012 for a Rezoning from R -2 to
R -4, at 3120 and 3220 Lake Johanna Boulevard based on the findings of fact, submitted
plans, and the conditions in the November 3, 2010, planning case report.
C. Motion to recommend approval of Planning Case 10 -012 for a Conditional Use
Permit Amendment and Master and Final PUD, for the Presbyterian Homes
redevelopment proposal based on the findings of fact, submitted plans, and the conditions
in the November 3, 2010, planning case report.
2. Recommend Denial: Motion to recommend denial of Planning Case 10 -021 for a Rezoning
from I -1 to R -4, Comprehensive Plan Amendment, Master PUD, Final PUD, and Preliminary
and Final Plat at 1296 County Road F based on the following findings of fact...
A. Motion to recommend denial of Planning Case 10 -012 for a Preliminary and Final
Plat, consolidating 3120 and 3220 Lake Johanna Boulevard into a single parcel based on
the following reasons...
B. Motion to recommend denial of Planning Case 10 -012 for a Rezoning from R -2 to R-
4, at 3120 and 3220 Lake Johanna Boulevard based on the following reasons...
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 14 of 15
C. Motion to recommend denial of Planning Case 10 -012 for a Conditional Use Permit
Amendment and Master and Final PUD, for the Presbyterian Homes redevelopment
proposal based on the following reasons...
3. Table: Motion to table Planning Case 10 021: a specific reason and/or information request
should be included with a motion to table.
Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on September 7,
2010. Pursuant to Minnesota State Statute, the City has extended its review deadline by an
additional 60 days, beyond the initial 60 day review. The City must act on this request by
January 4, 2011 (120 days). The City may, with the consent of the applicant, extend the review
period beyond the initial 120 days.
Resident Comments
Notice was published in the Shoreview -Arden Hills Bulletin and mailed to properties within 350
feet of the property. Additionally, several community meetings have been held by Presbyterian
Homes. Staff has had numerous calls and email questions regarding this proposal; however, no
written comments have been received since the previous Planning Commission meeting. Please
refer to the October 6, 2010, packet for two resident letters, one of which was signed by 21
residents who live on Shorewood Drive.
Attachments
A. Application and Supporting Documents
B. October 27, 2010, Letter from City Attorney
C. Public Works, Ramsey County, and Lake Johanna Fire Department Comments
D. Plans and Surveys
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Page 15 of 15
City of Arden Hills
Planning Commission Meeting for November 3, 2010
Attachment A
Application and Supporting Materials
EN HILLS
Repositioning:
PHS of Arden Hills Redevelopment 2010 Project Information
Narrative for Project Application Submittal
October 28, 2010
Presbyterian Homes and Services, Inc (PHS) of Arden Hills Redevelopment 2010
is proposed for 3120 and 3220 Lake Johanna Boulevard. The legal description is on
Survey in submission package.
The campus (3120 3220) consists of 23 acres which fluxuates along with the
ordinary high watermark (OHW) of Lake Johanna. The campus is shown as Lot 1 Block
1 of the plat. The parcels west of Lake Johanna are not included in this revised
submission. 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. The package is anticipated to include a portion of improvements to County
Road D, improvements to the City sanitary sewer line along the lakeshore, and the 3151
triangle parcel as green space within a TIF package that would support the project
making these components possible.
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 Senior Apartments
offering housing choice. 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,
worship and exercise. This reconfiguration would result in the a small increase in the
number of units as currently exist on campus today. There are 396 units on site today and
there would be 410 on the site as proposed.
The unit numbers current and proposed are as follows:
Current Initially Proposed Revised Proposal
Care Center 208 208 208
Assisted Suites 136 48 76
AL Memory Suites 33 36 36
Independent Sr. Apts. 19 68 54
Brownstone Sr. Apts. 0 36 36
Main Campus Total 396
396 410
(The triangle parcels west of Lake Johanna Blvd as initially proposed would have added
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 net gain was 10 units.)
The balance between Assisted and Senior apartments has shifted due to the
reconfiguration of the building. The removal of a section of the east end of the building
and the addition of a partial floor to the west side of the building, has resulted in a
decrease in Senior apartments and an increase in Assisted Living units.
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 has 310 total parking spots.
The Main building and Brownstones would have underground parking of about 135
spots. The remaining 175 would be surface parking. An area of 22 spots will be shown as
proof of parking if needed in the future. This would bring total parking spots to 332.
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
layout 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 left to Care Center
and Memory Care or to the right to the Brownstone or straight to the main entry to Senior
Apartments, Town Center and Assisted Living.
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. The current dock would remain.
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 way in which people will experience the site.
A significant project goal is 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 and terrace 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.
Walkways traverse this greensward and a meandering walk offers a diversity of
experiences for those walking to and from the Brownstones. Similar to 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. 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 has been 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. The main entry at the peak is 56', the height as measured is 46
feet. Due to grades and architecture the building height varies as you move around the
building. In response to neighbor concerns the east end of the main building was
significantly altered; removing the hammerhead as well as one story so the building steps
down at that end. The midpoint is under 32 feet at the front east end and under 42 feet at
the lakeside east end. Renderings have been included in the submission to visually
illustrate the heights. The building height is the only are that we are requesting the
flexibility of the PUD process. 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.
Sideyard setbacks in R2 and R4 are 5 feet. The building currently is about 50 feet
from the east property line. The building as originally proposed would have been about
76 feet from the property line. After revision following a series of neighborhood
meetings the building now is setback 106 feet from the property line.
Brownstone Architecture
These two 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 spaces 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
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 outside the right of way.
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 project meets the R -2 overlay zoning requirements with the exception of
building height. The highest portion of the proposed roof is 46 feet above the average
grade while the R -2 zone allows a maximum building height of 35 feet. In order to
mitigate the height, the building has been set back from the lake significantly and setback
to neighboring properties and adjacent streets is farther than required. In addition, the
main building is set on the lower part of the site so the height appears to be less than if
the 35 feet were to be located at the standard setback of 40' from the property line.
In reviewing the Cities ordinances, 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.
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
August 2012 move Lakeview residents then demo existing building
October 2012- March 2013 construction of Phase 1B and connection
May 2013 landscaping /hard scaping for Phase 1 A B main portion
September 2013 Site work and Brownstone on County Rd D
February 2014 Residents relocate from Sutton Place
March 2014 Removal of Sutton Place and construction of Brownstone #2
Spring 2015 completion of final landscaping /hard scaping improvements
Process to date:
14 months
3 months
6 months
4 months
8 months
1 month
6 months
3 months
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. Ultimately the Library decided not to
relocated within our campus.
PHS has conducted a series of neighborhood meetings and held an open house to
gather public comment to the proposed redevelopment. In general, we have heard many
supportive comments and all conversations have been open and productive. These were
fruitful discussions that generated many good ideas and points many of which were
incorporated into the plans that were submitted September 7, 2010.
Initial plan revisions included:
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 (later revised to move to Cty Rd D)
addition of a sidewalk along Shorewood for students to walk to bus stop;
addition of bus shelter for students. (later removed by request)
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 many have been provided
Request for shadowing study and perspective views also provided
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.
As meetings continued we have made several more revisions to the proposed plans. We
were able to share these changes at the Planning Commission Public Hearing on October
6 and agreed with being tabled to the November 3 meeting to have time to incorporate
these revisions into civil plans and to give staff time to review. These revisions included:
Reconfiguring the SW section of the plan to relocate the secondary access
from Shorewood Drive to County Rd D, directly across from Wheeler which
also results in green space between Shorewood Drive and the access drive and
allows some current grades and existing screening to remain in place at the
curve in Shorewood Drive. This change also required changing the footprint
of the Brownstone along County Rd D to break at a 45 angle to allow for the
access drive to connect to the south. This revision addresses several of the
concerns that were raised by the neighborhood.
Removing the three parcels west of Lake Johanna Boulevard from the
proposed PUD and discussing with the City the opportunity that may exist for
deeding the most southerly piece of the triangle (3151) for green space within
the TIF package.
In an effort to address concerns by residents of the Shorewood neighborhood
about the main building, we have removed the east hammerhead section of
senior apartments which moves the building from a 76' setback to 105'
setback from the rear yard of the closest neighboring property. In addition, we
removed approximately 30' of the top floor on the east end of the building so
that the building steps down at that end by a story. The units that were
removed by these changes and the units that would have been in the
brownstone on the triangle were then added to the west end of the building
where the building had been a story lower. Thus the total number of units
remains as proposed in the application. We have worked hard to make
meaningful and creative changes to the plan to accommodate neighborhood
concerns.
Since the public hearing we have also responded to comments heard that
evening. The following actions have been reflected on the submission.
Deletion of the sidewalk along Shorewood Drive at request of the
neighborhood.
Explored the possibility of installing a sidewalk along Lake Johanna
Boulevard north of the main entrance and found that the space available is
very limited and neither the County of the City would recommend a
sidewalk in that location.
Removed 10 parking spots at the County Rd D Brownstone. About 7
spaces near the main building are now shown as proof of parking and will
be installed in the future if a need is demonstrated. We have revised the
parking lot and flow of the entryway to create a more efficient and clear
flow of traffic.
Sandeen Road will become a one way for the segment east of the campus
delivery access which will eliminate traffic through the neighborhood yet
still allow the neighbors on Sandeen to exit and still provides two routes
for emergency access.
One final and significant change is the elimination of the proposed loading
area in the new main building. An update to the existing receiving area
will allow it to remain as the single point of delivery for the campus
eliminating the need for a second delivery location.
We are very pleased to offer these revisions and feel that the proposed plan has been very
thoroughly vetted and the process has resulted in a plan that responds to the
neighborhood. We look forward to continuing to work together through the process.
Assisted (36)
Beds
Trip Rate
Trips
Daily Trips
36
2.66
95.8
AM Peak (Road)
36
0.14
5.0
PM Peak (Road)
36
0.22
7.9
PM Peak (Driveway)
36
0.35
12.6
Assisted (72)
Beds
Trip Rate
Trips
Daily Trips
72
2.66
191.5
AM Peak (Road)
72
0.14
10.1
PM Peak (Road)
72
0.22
15.8
PM Peak (Driveway)
72
0.35
25.2
Independent Living Units (54)
Units
Trip Rate
Trips
Daily Trips
54
3.48
187.9
AM Peak (Road)
54
0.08
4.3
PM Peak (Road)
54
0.011
0.6
Peak Driveway (PM)
54
0.2
10.8
Memory Care (18)
Beds
Trip Rate
Trips
Daily Trips
18
2.37
42.7
AM Peak (Road)
18
0.17
3.1
PM Peak (Road)
18
0.22
4.0
PM Peak (Driveway)
18
0.35
6.3
Assisted (72)
Beds
Trip Rate
Trips
Daily Trips
72
2.66
191.5
AM Peak (Road)
72
0.14
10.1
PM Peak (Road)
72
0.22
15.8
PM Peak (Driveway)
72
0.35
25.2
Independent Living Units (54)
Units
Trip Rate
Trips
Daily Trips
54
3.48
187.9
AM Peak (Road)
54
0.08
4.3
PM Peak (Road)
54
0.11
5.9
Peak Driveway (PM)
54
0.2
10.8
Memory Care (36)
Beds
Trip Rate
Trips
Daily Trips
36
2.37
85.3
AM Peak (Road)
36
0.17
6.1
PM Peak (Road)
36
0.22
7.9
PM Peak (Driveway)
36
0.35
12.6
Independent Living Units (54)
Units
Trip Rate
Trips
Daily Trips
54
3.48
187.9
AM Peak (Road)
54
0.08
4.3
PM Peak (Road)
54
0.11
5.9
Peak Driveway (PM)
54
0.2
10.8
Memory Care (36)
Beds
Trip Rate
Trips
Daily Trips
36
2.37
85.3
AM Peak (Road)
36
0.17
6.1
PM Peak (Road)
36
0.22
7.9
PM Peak (Driveway)
36
0.35
12.6
Daily Trips
168
2.66
446.9
AM Peak (Road)
168
0.14
23.5
PM Peak (Road)
168
0.22
37.0
Daily Trips
19
2.02
38
AM Peak (Road)
19
0.06
1
PM Peak (Road)
19
0.17
3
PHS of Arden Hills
Trip Generation
25- Oct -10
Existing
McKnight Care Center (208)
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
Units
208
208
208
208
Trip Rate
2.37
0.17
0.22
0
Trips
493.0
35.4
45.8
0.0
ssisted Living (168
Peak Driveway (PM) I 168
Units Trip Rate I Trips
0.35 58.8
CC and AL
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
Sutton Place Sr Apts (19)
Daily Trips
AM Peak (Road)
PM Peak (Road)
Units
19
19
19
Trip Rate
2.02
0.06
0.17
Trips
38
3
Sutton Place Sr Apts (19) Trips
Daily Trips 38
AM Peak (Road) 1
PM Peak (Road) 3
EXISTING TOTAL
Daily Trips
AM Peak (Road)
PM Peak (Road)
Trips
940
59
83
59
Trips
978
60
86
Phase 1
McKnight Care Center (208)
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
Units Trip Rate
208
208
208
208
2.37
0.17
0.22
0
Trips
493.0
35.4
45.8
0.0
Sutton Place Sr Apts (19)
Daily Trips
AM Peak (Road)
PM Peak (Road)
Units
19
19
19
Trip Rate
2.02
0.06
0.17
Trips
38
3
CC AL
Daily Trips 589
AM Peak (Road)
PM Peak (Road) 54
Peak Driveway (PM)
IL
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
MC
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
PHASE I TOTAL
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
Trips
40
13
Trips
226
5
4
11
Trips
43
3
4
6
Trips
858
49
61
30
Phase II
McKnight Care Center (208)
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
Sutton Place Sr Aots (19
Units
208
208
208
208
Trip Rate
2.37
0.17
0.22
0
Trips
493.0
35.4
45.8
0.0
Units Trip Rate Trips
Phase 11 Total
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
Phase II Total
Phase II Total
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
PHASE II TOTAL
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
Trips
684
45
62
25
Trips
226
5
9
11
Trips
85
6
8
13
Trips
996
57
79
49
Phase III
McKnight Care Center (208) Units Trip Rate Trips
Daily Trips 208
AM Peak (Road) 208
PM Peak (Road) 208
Peak Driveway (PM) 208
2.37
0.17
0.22
0
493.0
35.4
45.8
0.0
Brownstones (36)
Daily Trips
AM Peak (Road)
PM Peak (Road)
Units
36
36
36
Trip Rate
2.02
0.06
0.17
Trips
73
2
6
CC AL
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
IL
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
MC
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
PHASE III TOTAL
Daily Trips
AM Peak (Road)
PM Peak (Road)
Peak Driveway (PM)
Trips
684
45
62
25
Trips
261
6
12
11
Trips
85
6
8
13
Trips
1030
58
82
49
Total Trip Change
52)
City of Arden Hills
Planning Commission Meeting for November 3, 2010
EN HILL
Attachment B
October 27, 2010, Letter from the City Attorney
Warren E. Peterson
Jerome P. Filla
Daniel Witt Fram
Glenn A. Bergman
John Michael Miller
Michael T. Oberle
Steven H. Bruns*
Paul W. Fahning*
Sonja R. Ortiz
Ben 1. Rust
Jonathan R. Cuskey
Tracy J. Halliday
Jared M. Goerlitz
Dan M. Duffek*
Meagan Beekman
City Planner
City of Arden Hills
1245 West Highway 96
Arden Hills, MN 55112
Meagan:
FPAM&BERGMAN
P R O F E S S I O N A L A S S O C I A T I O N
October 27, 2010
Re: Presbyterian Homes Development Proposal
Our File No.: 10460.10 -4
I have reviewed the original Special Use Permit "SUP for Presbyterian Homes (70-
52) and the amendments which have been approved since 1970 (73 -10, 75 -17A, 78 -31,
and 93 -22). All of the SUPs and amendments which have been approved to date apply
to the Presbyterian Homes property on the east side of Lake Johanna Blvd. The 1975
Amendment authorized townhomes near Shorewood Road which were not constructed.
The 1978 Amendment references additional buildings east of Sutton Place but, these
were never approved.
An approved SUP and its amendments continue to be valid as long as the original
property owner or its successors in title construct the buildings which have been
approved and comply with the terms of the SUP. As far as I can determine, the City
has approved a total of 396 units on the Presbyterian Homes property. No variances
have been granted in connection with the Presbyterian Homes projects.
By its current application, Presbyterian Homes is requesting to increase the density
from 396 units to 410 units and is requesting approval for a different building
configuration which would be constructed over a period of time. Presbyterian Homes
has a right to the current density of 396 units. The City has the right to approve and /or
deny density increases and building configurations if they do not satisfy the City's
development standards
"ALSO ADMITTED IN WISCONSIN
(651)290 -6907
jfilla @pfib- pa .com
VIA EMAIL
Suite 800
55 East Fifth Street
St. Paul, MN 55101 -1718
(651) 291 -8955
(651) 228 -1753 facsimile
www.pfb- pa.com
Meagan Beekman
October 27, 2010
Page 2
A Planned Unit Development "PUD allows the City to be more flexible in approving
a project without granting variances. In return for the application of more flexible
development standards, the City can require a better development (i.e. increased
setbacks, increased landscaping and /or open space, higher quality building materials,
etc.).
If you have any questions, please contact me.
JPF /jrnt
C: Patrick Klaers
F:lusers\JessicaUerry\Arden Hi11s\Correspondence\Beakman Ltr 10.18.10.doc
Very truly yours,
me Filla
Attachment C
Public Works, Ramsey County, and Lake
Johanna Fire Department Comments
City of Arden Hills
Planning Commission Meeting for November 3, 2010
EN HILLS
��EN HILLS
MEMORANDUM
DATE: October 28, 2010
TO: Meagan Beekman, City Planner
FROM: Terry Maurer, Public Works Director
Kristine Giga, Civil Engineer
SUBJECT: Planning Case #10 -012
Presbyterian Homes- 3220 Lake Johanna Boulevard
Master and Final Planned Unit Development, Preliminary and Final
Plat, and Rezoning
The following are comments based upon a review of the revised application.
Comments from the September 20, 2010 memo that still pertain to the revised submittal:
1. The proposed project may require permits, including, but not limited to, MPCA NPDES,
Rice Creek Watershed District, Minnesota Department of Health, City of Roseville Utility,
Ramsey County and City Right of Way, and City Erosion and Sediment Control permits.
2. Final design of site, drainage and utility plans are subject to the approval of the Public Works
Department.
3. Public Works crews will need a 10' wide path to access the sanitary sewer and a 24' wide,
relatively flat pad at lift station. The paved access shall be constructed to a 9 -ton design.
Paved access will be needed to all manholes.
4. The City has identified repairs needed to the existing sanitary sewer main located on the site.
This work will need to be coordinated during construction.
5. Access to the lift station shall be maintained at all times during construction, as well as post
construction.
6. The City would like to work with Presbyterian Homes on the possibility of connecting the lift
station to the emergency generator that is on the site.
7. A properly sized grease trap shall be constructed upstream of the lift station. The size and
installation will need to be reviewed and approved.
8. The sanitary sewer services to the brownstones are currently shown connecting into City of
Roseville sanitary sewer along County Road D. A City of Roseville Utility permit will be
needed for these connections; contact the City of Roseville Community Development
Department for additional information.
9. The water service to the brownstone along County Road D is shown connecting to the City of
Roseville watermain. A City of Roseville Utility permit will be needed for this connection;
Metro- inet.us \ardenhitls \PR &PW \Engineering \PlanningCases\ 2010 \10- 012PresHomes- 10- 28- 10.doc
contact the City of Roseville Community Development Department for additional
information.
10. Curb and gutter shall be installed with the removal of the angled parking along County Road
D. The City of Roseville is interested in participating in the complete reconstruction of
County D from Fairview to Wheeler.
Additional comments based on revised submittal:
11. Any services not being used for the redevelopment shall be removed and disconnected at the
main. Any pipe that remains in place shall be abandoned according to City specifications.
12. During demolition and construction, every effort shall be made to utilize County Road D,
Lake Johanna Boulevard and the old driveway entrance to remove materials from the site to
avoid the use of Sandeen Road. Presbyterian Homes shall be responsible for damages to
Sandeen Road as a result of construction.
13. During construction, signage shall be installed to prohibit right turns onto Sandeen Road.
Upon completion of construction, the permanent design to restrict right hand turns shall be
reviewed and approved by the Public Works Department.
14. The grinder pump currently in place in the lift station shall be relocated to a point in the
sanitary sewer service line upstream of the City's infrastructure. Maintenance shall become
the responsibility of Presbyterian Homes.
15. It appears that the storm sewer proposed to be constructed under the building may be difficult
to construct and maintain. What alternatives were evaluated prior to selecting this design?
16. Provide information to confirm that the configuration of the proposed water main (two dead
end 6 -inch lines) will provide adequate flow in the event of an emergency (fire).
17. Please provide updated drainage calculations, as well as a copy of the permit application
submitted to Rice Creek Watershed District.
18. Information regarding traffic circulation and trip generation has not yet been submitted. This
information has been requested by both the City of Arden Hills and the City of Roseville
Public Works Departments for review.
Meagan Beekman
From:
Sent:
To:
Subject:
Meagan,
Meagan Beekman
Thursday, October 28, 2010 12:36 PM
Meagan Beekman
RE: Presbyterian Homes Redevelopment Proposal
Attached are our comments that were sent on September 14 Regarding the sidewalk, the County would allow a
sidewalk provided it had a 5 foot boulevard and met a minimum width of 5 feet. If a new sidewalk needed to deviate
significantly from these standards, the County would not allow it in the County ROW.
We also do not expect a significant increase in traffic from what the site currently generates and do not have any
additional comments regarding traffic other than what is noted in the attached comments letter.
If you need any more information please let me know.
Thanks,
Erin
1
September 14, 2010
Meagan Beekman
City Planner
City of Arden Hills
1245 W. Highway 96
Arden Hills, MN 55112
Dear Ms. Beekman:
Department of Public Works
Kenneth G. Haider, P.E., Director and Count/ Engineer
14.25 :PAW Kir*wold Drive
Arden Hilis, Mk&571.12393a:- Fax (651) 266-7110
E -mail: Pub1icWorks@cosamsey.mn.us
PRESBYTERIAN HOMES AND. .LIBRARY CONCEPT PLAN, ADJACENT TO
LAKE ..njOHANNA BOULEVARD. (RAMSEY COUNTY :ROAD :149)
Clark Engineering: provided us with C1tOwitigs: of the concept design of the :rtlajOr:reVisionsAd the
Presbyterian Homes campus near the :intersection: of:Lake:Johanna :Boulevard, :County Road
and New Brighton Road, On August 1:8, County Traffic Engineer Erin :Laberee„ Arden Hilts .poNio
Works Director Terry :Maurer, Protect ArChitoct. Daniel Weatherman of POpeAssodiates, Project
Engineer Ryan of Clark Engineering,: and 1 net to discuss the project. We have the following
comments:
The-concept is ::generally :apoeptabie to the countys.PuMic: Works :Department.:
The:proposal:la- consolidate the on Lake Johanna Boulevard into 'a single
access point is an improvement and the location shown Is acceptable. The access would
require 00(mit.
The::14unit:facility located in the triangular area ::between Lake Johanna Boulevard and New
Brighton Road concerns us ::because of the pede 1r:01c create between it and
the main campus.: The development in this ::area may provide an opportunity to remove the
New Brighton Boulevard leg:: of the five D/Lake Johanna
iBoulevard/New Brighton: Road intersection and create a more conventional intersection
there. We would like to discuss the possibility of removing that leg, building :a: suitable
turnaround to serve the residents, and extending Gien PauI Avenue to Lake Johanna
Boulevard as a public street. The County road jurisdidtion. :could: be placed on the new
section of Glen.:PaL4: Avenue and New Brighton: :Boulevard south of Gien PauI Avenue could
be City Street. This would -.simplify the operation of the toK*
Road :::0: intersection. It would requite. :dedication of right woy--alongjhe north end of the
PreSpyterian::Homes: property:: there, but would align their new -.driveway with a public street,
which would be a more logical place for a crossWak, R would create more indirect ::access
for the home in the northwest corner of the existiog .:intersection, but:mu1:0 reduce traffi on
the east side of the home. :1:t would also require that the parking area for that unit be
reconfigured. Nevertheless, we feet that, the removal of the fifth .f;:eg of intersection has
merit and request that :tho:City consider it a nd we await your response. Presbyterian
Homes'. representatives indicated that they would :explore ::_options for reconfiguring the site
and would discuss these options with their 'dent.
All.wo*: within Ramsey Count right of way, including driveway construction and utility
oonneCtiOnt requires an appropriate County permit. Contact Denni Hage at 651266-
718$:::(ffice) or 651t2480453 (mobile) fOr information on permits..
We understand that the proposal to change the alignment and jurisdiction of adjacent streets is a
somewhat unusual response to a request for comments on a development proposal, but feel the
opportunity to '"clean the intersection would tie in well with the work Presbyterian Homes: is
proposing. Please contact at .651-266t-711.4 josephAux@ .rarnseymmus with
comments:and/or:questions.., Erin Laberee can be reached at 651 .266J105:or by e-mail at
eri.4.14beree@co.ramseynn.us if you have questions for her.
Sincerely,.
Joseph Lux
Planning :Specialist
Terry Maurer, Arden Hills Public Works Director
Kristine Giga, Arden Hills Engineer
Ryan Btuhni,, Clark Engineering
P. J. Disch Clark Engineering
Daniel Weatherman, Pope Associates
Erin Labe:re:0, Ramsey County Traffic Engineer
September 13, 2010
To: Meagan Beekman
From: Rick Current
Presbyterian Homes
3220 Lake Johann Blvd.
Arden Hills, MN 55112
1.
F
E DEP
5545 LEXINGTON AVENUE NORTH 5HOREVIEVV, MN 55126
OFFICE (651) 481-7024 FAX (651) 486-8826
Planning Case 10-012
Meagan,
Below are the questions or concerns the Lake Johanna Fire Department has on this project:
What is the building construction timeline
Emergency vehicle access to existing and new building during construction
o Access roads
Shorewood
Lake Johanna Blvd existing /new
Water Supply
o Must be maintained at all times during construction
o Fire Department needs to be updated
Fire Department Connections
o Where are FDC located on all proposed buildings
00 Hydrants
0 Provide location of existing and proposed hydrants on campus
Provide 4pmnootation adequate water supply for fire proteotion
system.
ci Hydrants must be :..offite Depot:mew: Connection
SERVING 0 ARDEN HILLS NORTH OAKS SHOREVIEW SINCE 1943
KE
Ot
FO
Underground Parking Garage
o Provide .more detailed plans
Access points
B Exact size
5545 LEXINGTON AVENUE NORTH o SHOREVIEW, MN 55126
OFFICE (651) 481-7024 FAX (651) 486-8826
lE IT
Rear Fire Department Access
Path must be designed and maintained to support the loads of fire
apparatus
o Bridge must also be designed and maintained to hold the loads of fire
apparatus
o 12' wide paved path will be acceptable but the curves around the ends of
the buildings must be designed and maintained 20' to support the out-
riggers of an aerial apparatus distance to be determined
Path must maintain a 13.5 ft of vertical clearance
Path must provide surface for all weather driving capabilities
Addressin g/Identification
o Provide how buildings are going to be identified
1 Addresses
Names
SERVING ARDEN HILLS o NORTH OAKS SHOREVIEW SINCE 1943
City of Arden Hills
Planning Commission Meeting for November 3, 2010
EN HILLS
Attachment D
Plans and Surveys
DATE: November 3, 2010
TO: Planning Commission
FROM: Meagan Beekman, City Planner
SUBJECT: Report from the City Council
October 18, 2010, City Council Work Session
ARp ENHILLs
MEMORANDUM
PC Agenda Item 5.A
The Council discussed Presbyterian Homes' TIF application and reviewed the proposed
revisions to the land use application.
The City Council has not reviewed any other planning related cases in the past month.
Planning Commission /City Council Joint Worksession
A joint work session has been scheduled for January 18 with the City Council to discuss the
future of variance applications in the City and to go over several potential amendments to the
Zoning Code that would allow greater flexibility for single family home owners when improving
their properties. The goal of the Code amendments would be to eliminate the need for a variance
altogether for those types of improvements the City considers reasonable and appropriate.
City of Arden Hills
Planning Commission Meeting for October 6, 2010
Metro- inet. us \ardenhills\Planning\Planning Commission \CC Reports\ 1 1-03-10 PC report CC report.doc
Page 1 of 1
Lowe ool
ancjeverloola
1Upper Pool
ijnd Terrace
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ES ;.1. ..ft.:77,
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VIEW
NO. 3
VIEW
NO. 2
VIEW
NO.1
,-1
4 1 C 2 I
FRONT
v.•,
i.i .F
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il,,
EXISTING
4-STORY
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t
f•-•-•-•„:::
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PROPOSED
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NO.1
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4
UNDERLYING ZONING DISTRICT SITE PLAN
PROPOSED
1 PROPERTY LINE
VIEW
NO.6
DRIVE-WAY
EASEMENT
tra NORTH
EXISTING SENIOR BUILDING TO
BE DEMOLISHED
VIEW
NO.7
PARKING SUMMARY:
UNDERGROUND SENIOR A.L M.C.
BROWNSTONE NO.1
BROWNSTONE NO. 2
SUBTOTAL
ON-GRADE
PROOF OF PARKING
TOTAL
124 SPACES
33 SPACES
25 SPACES
182 SPACES
i n SPACES
=6 SPACES
363 SPACES
PIN-1.40UNTED
METAL
NUMERALS
SIGN FACE
CULTURED
STONE
()LAKE JOHANNA BLVD.
COUNTY ROAD D
R-2 ALLOWABLE BUILDING MIGHT 35
R-2 MINIMUM LANDSCAPE AREA 86% 837,2134 S.F.
PROPOSED LANDSCAPE AREA 852% 639,800 &F.
R-2 LOT COVERED BY STRUCTURE ALLOWED 25%
PROPOSED LOT COVERED BY STRUCTURE .14.2% 139.073 S.F.
PROPOSED STRUCTURE AREA 150,904 S.F.
EXISTING STRUCTURE AREA .151.419 S.F.
0 LAKE JOHANNA BLVD. MAIN ENTRANCE
1; 4 SF. 1/
0 SANDEEN SERVICE ENTRANCE 0 SHOREWOOD DRIVE ENTRANCE
PROJECT SIGNAGE
114!`=1
PROPERTY EAST OF LAKE JOHNANNA BLVD.
CURRENT ZOING: R-2
CURRENT USE: SKILLED CARE, ASSISTED AND INDEPENDENT LNING WITH A CONOMONAL USE PERMIT
PROPOSED USE: SKILLED CARE, ASSISTED AND INDEPENDENT UVR40
LAND USE INTENSITY: NO CHANGE
R-2 MAXIMUM DWELLING UNIT•3 ACRE 5.5
PROPOSED DWELLING UNITS ACRE 17.
PROPOSED DWELLING UNITS ACRE EXCLUDING CARE CENTER 9.3 (188 UNITS 20.18 ACRES)
PROPOSED SENIOR ASSISTED UVING MEMORY CARE BUILDING HEIGHT: 550
PROPOSED AVERAGE HEIGHT ABOVE WM ENTRY 3T-Cr
PROPOSED BROWNSTONE NO. 1 BUILDING HEP3HT: 30,T
PROPOSED BROWNSIONE NO. 2 WU:NW HEIGHT: 300
SEE NARRATIVE FOR INSCUSSION OF AVERAGE SENIOR ASSISTS, LNING MEMORY CARE BUILDING HEIGHT
POPE
ARDEN HILL:
SENIOR LIVINt
CAMPU:
Isms cal bilk.:
PUD SUBMITTAL
PUD SUBMITTAL
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CLARIFICATION
POPE Assam= 1
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AC Denotes air conditioner
BE Denotes building entrance
BTC Denotes bituminous top of curb elevation
BWB Denotes brick wolf bottom elevation
8WT Denotes brick wall top elevation
CB Denotes catch basin
CIA Denotes cost Aon pipe
CMP Denotes corrugated metal pipe
COL Denotes column
CWB Denotes concrete wan bottom elevation
CWT Denotes concrete wolf top elevation
DG Denotes drain grate
DIP Denotes ductile iron pipe
£B Denotes electric box
EM Denotes electric meter
60 Denotes electric outlet
FCAP Denotes filler cop
FF Denotes first floor elevation
FH Denotes fire hookup
FP Denotes flog pole
FW Denotes face of walk elevation
G Denotes gutter elevation
GAS V Denotes gas valve
GM Denotes gas meter
GROL Denotes ground light
GW Denotes guy wire
HCR Denotes hondicop romp
HCS Denotes handicap sign
HH Denotes hand hole
FM Denotes fire hydrant
INV Denotes structure invert elevation
JLM Denotes judicial landmark
LA Denotes landscape area
LIFT Denotes lift station
LP Denotes Tight pole
LPT Denotes LP tank
M8 Denotes moil box
MH Denotes manhole
OHE Denotes overhead electric line
OHT Denotes overhead telephone line
PP Denotes power pole
PPLP Denotes power and light pole
PVC Denotes plastic pipe
RCP Denotes reinforced concrete pipe
SAN Denotes sanitary monhofe
SAN S Denotes sanitary sewer
SANC Denotes sanitary cleonout
SMH Denotes storm monhoIe
5T 5 Denotes storm sewer
STA Denotes survey control station
Sw8 Denotes stone wou base elevation
T8 Denotes telephone box
TC Denotes top of concrete curb elevation
TMH Denotes telephone manhole
TRANS Denotes electric transformer
TV SOX Denotes cable tv box
UGE Denotes underground electric line
UGT Denotes underground telephone line
VCP Denotes vitrified cloy pipe
VP Denotes vent pipe
Denotes water line
wV Denotes water valve
WW Denotes window well
WW8 Denotes wood wall base elevation
ARB Denotes Arborvitae
BAS Denotes Basswood tree
BIR Denotes Birch tree
BLCH Denotes Block Cherry tree
BOX Denotes Boxefder tree
CATA Denotes Catalpa tree
CEO Denotes Cedar tree
COT Denotes Cottonwood tree
CRAB Denotes Crabapple tree
GINK Denotes Ginkgo tree
HACK Denotes Hockberry tree
LINO Denotes Linden tree
LOC Denotes Locust tree
MPL Denotes Maple tree
PINM Denotes Mugho Pine tree
PINK Denotes Red Pine tree
POP Denotes Poplor tree
SPCB Denotes Colorado Blue Spruce tree
SPCC Denotes Colorado Green Spruce tree
WIL Denotes Willow tree
WLNT Denotes Woinut tree
0 Denotes PLS No. 15480 iron monument set
unless Otherwise shown
Doted this 31st day of August, 2010
Certified by. :2
Mark S. Hanson, P.L.S. Minn. Lic. No. 15480
II SUM&
Main Qfficc
900 Ee.t ge en F.w.or (SSw). Suwt� ��8
B�oan:+ w R+naoto SSa2a -335
l�f�f 333- 38< -7.4s (FO
9st- 888 -9526)
fAi1�/ North Office
WVYW.NAROIILOPM f3rOdJ in Pork. ►live. 763 -7 -93.6
Fdr 200J /768- pp/102.d, tfodofed. 10/r5/10.1 3 of 3
J
L
i
HOUSE
GARAGE
HOUSE
HOUSE
1
HOUSE
HOUSE
Ines
i T.MOD
ROCES
TT. Ilk!
COMC1CTlt000
578.49
r/^ /1A
0.2 O _�j�
lannilliMilliKWRINMMOWAIII
IIMUMMINIIIIIIMIIIIIIIIIIIMWT
-�al�t It's 2 t M-.. u se,
1 \1
''',N 1 1 Ill
11) I /I1I
1
Z,.71; 7.,...y i
0
3
ik
Z. ��r�i lit:
c_ 'D[Ji ry r t./l v
GARAGE 1 ni`,
X
a
T CLAM DEED DOC. NO. 1558638 (TO ve_LAGE OF ARDEN HI
0\
-p74\
O 4
e:ii O
sHED
SHED
4 SHEETS
11 B I i u J o u s
/z pcp sr
FOLND J`
OUND BROKEN .4 .8 (0:36N)
30
SCALE
0
nT 5
Z. 7
L A K E J O H A N N A
DNR LAKE MAP, CODE NO. D -0077
IN
30
Certified by
WATER ELEV =877.7 FEET
AUGUST 25, 2010
60
FEET
OUND JL
(0.035. 0.66w)
W CORNER OF
JOHANNA NARROWS
Ork
5637f 1V 62Z
OVSE
HOUSE
r4 20i0J /768- pp/(02 d,
535' 53'271V
31 x
OUND JLI4
(0.04N, 0.83W)
Doted this 31st doy of August, 2010
A AL-
S. Honson, P.L.S. Minn. Lic. No. 15480
JJ SUNDE r` v�h t��f�ts�t //��Vp 752 -66 -2455 (FO 7S2 -b6a -7526)
LAND A��l North Office:
Www.MKde.t70R1 8rocA.I ,Pork. N:,n. 763 784 -7346
codoad 10 /15 /2010 15nse 2 of
L
=�1
OWNER: THOMAS G BLU MTHAL o
ig ±1
r N
1K n f
OWNER: WALTER F KETNSY
ALICE KENSY
Li
OWNER:MICHAEL D JOHNSON
LISA 0 JOHNSON
OWNER:LEE T OST'ERBERG
CARYN L OSTERBERG
OWNER:PRESBYTERIAN HOMES INC
OWNER:GERALDME P PETERSON
OWNER:ERICK D BOTHUN
H 1
OWNER:PATRtCK J RAGA
KAREN B RABA
OWNER :EDNA E TELLERS
r;
r
L-
JJ
J3
-t;
220
THE
I -t
v7i
Z�r
T
33
OWNER:KIMBERLY J TIME/
J-1-1
c10GNTY ROAD D
�WNER: RICHARD L FEARING`
I ONMER:PRESBYTERIAN OWNER:PRESBYTERIAN
HOMES MC HOMES OF ARDEN HILLS
fOo4D JLU HOMES AfNO SER PRESBYTERIAN
0.18E) L
a
Pu
33
t r0 MAG NAIL
Sw CORNER or THE SE 1/4 OF
SEC 33. TwP. 30, RGE. 23 ALSO.
SE C CO RNER OF THE Sw 1/4 of
SE
(FD CIA -NO TOP)
SAPOIEEN ROAD
unvrrusrxrr
578.49
NORTH UN£ OF GO, LOT 5. SEC. 33
S89'58 630. p
O 4J OWNERMATT 0 SEABE RC PATICIA A SHAPER
Y COtt*1 S
SOUTH LINE OF HSE I/4 OF SEC. 33 [*NERSOBERT
SHELDON SHAPE R I
S89'51'5rw 611.49
OMMER:PRESBYTERIAN
HOMES OF MINN INC
PROPOSED LOT 1
rT/ti /1T /lT
L.V J
589 58'56'E 545 /7 wFao 7t Am C01007 00A0 0
o#WNrr ROAD
ilT �1 T
V
PROPOSED BLOCK 1
,iy I NADINE BON..
n 1 C n n C
I li v RI 0 v
t,t
et
60 �OWHiJtTHOMAS w FOWN
N Z/ E
2 578
FOUND JLM J
r.
o
R kr
�f
FOUND JLM wO
(0.10N, 0.20E) 'v
FOUND 1 /2• IRON
MONUMENT
(0.210. 0.001)
Ouvo JLM (o. 360)
%L'
LIFT STATION
EASEMENT PER
DX. NO. 45901
SOUTHtN�'
THE OF W
,tpHANNA
SHORELINE OF LAKE JOHANNA
SHORELINE OF LAKE JOHANNA
r z..l
L
BUFFER EASEMENT
AREA PER DOE: N0.
751038
44,
rb
"t om
563'21'32V `7.9
L A K E J O H A N N A
ON£1 LAKE YAP, COOS NO 0 -0077
/N'27"E
FOVNO 010
(0.04N. 0 83E
7
FOUND JLM
(0.03N, D.660) ij
JfiyN�.�.,P� t�SW7�
K R�
..C' 5 e 01Rt 000 0R T
LOW POINT AS ESTABLISHED BY
RAMSEY COUNTY SURVEYOR
PROPERTY D00P
(Per First American Title Insurance Company Commitment No. NCS- 450681-MPLS, effective dote June 16, 2010. Revised
August 19, 2010)
NOTE: Commitment covers additional property.
Tract A:
Thot port of Government Lot 5 in the Southeast Quarter of Section 33, Township 30 North, Range 23 West, and Lot
27. Auditor's Subdivision No. 80, Ramsey Co Minn., occording to the recorded plot thereof, described os follows
Beginning of the southwest corner of the Southeast 0uorter of sold Section 33; thence South 89 degrees 58 minutes
56 seconds East (assumed bearing based on Ramsey County Coordinates, NAD 83, published December 17, 1991) along
the south Tine of said Southeost Quarter, 630.00 feet to its intersection with the southerly extension of the westerly
line of Johanna Norrows, according to the recorded plot thereof; thence North 19 degrees 02 minutes 53 seconds East,
along said westerly line extended. 935 39 feet to the northwest corner of said plot of Johanna Norrows: thence North
33 degrees 53 minutes 27 seconds Eost, olOng o line drown to o low point in Loke Johonno as established by the
Ramsey County Surveyor from o published ONR Loke Mop, Code Number 0 -0077, sold low point having coordinate
values of Northing 190770 feet and Eosting 554570 feet. said coordinate values are bosed upon Ramsey County
Coordinates, NAD 83, Published December 17, 1991, 30 feet more or less, to the shoreline of Loke Jahonna; thence
northwesterly along said shoreline to its intersection with a line drawn South 63 degrees 21 minutes 32 seconds West
from said low point, to the point of intersection of the Original Government Survey Meander line and the narthwesteriy
tine of said Lot 27; thence South 83 degrees 21 minutes 32 seconds West, along lost described line, 15 feet, more or
less, to said intersection; thence South 46 degrees 56 minutes 01 seconds West, olong the sold northwesterly line of
Lot 27, 177.10 feet to the north line of said Government Lot 5; thence South 89 degrees 51 minutes 59 seconds
West, along said north line, 611.49 feet to the west line of said Southeast Quarter; thence South 00 degrees 26
minutes 11 seconds Lost, olong sold west lute, 1313.28 feet to the point of beginning and there terminating.
The North and East Boundories of the above- described parcel hove been determined pursuant to Court File No
C7-00-10198. and marked by Judicial Lond9orks.
(Torrens property, Certificate of Title No. 533995)
NOTFS:
I.) Location ono sizes of underground utilities shown hereon ore approximate only and ore shown Dosed on field
location of visible fixtures in combinotion with available dot° provided by vorious sources. Some underground
utility locations ore shown as marked onsite by those utility companies whose locators responded to our Gopher
State One Coll, ticket numbers 636723 and 636961. Utilities shown ore dependent on the completeness and
accuracy of data provided. We were unable to obtain information regarding the location of onsite utilities. Other
underground utilities of which we are unaware may exist. Verify oll utilities critical to construction or design.
2.) Contact GOPHER STATE ONE CALL of 651- 454 -0002 for precise onsite location of utilities prior to any
excavation.
3.) The subject property lies within Zone Y (areas determined to be outside the 0.2% onnuol chance flood) and Zone
AE (Bose Flood Devotions determined) per the Notional Flood Insurance Program, Flood Insurance Rote Mop
Community Ponel No 270375 0016 G, doted June 4, 2010. Zone AE base flood elevation of 879 is shown on
sofa map in the vicinity of the subject property.
4.) Areas: Proposed Lot 1, Block 1 972,7501 squore feet or 227. acres
Proposed Right of woys 80,334 squore feet or 1.644 ocres
Gross 1,053,084 7. squore feet or 247- acres
5.) Adjoining ownership information shown hereon was obtoined from the Romsey County Property Tax Information
website. Ownership Informotion is subject to revision upon receipt of o title seorch by o title insurance company
6.) Zoning and setbock information os provided by the Planning Deportment of the City of Arden Hills:
The subject property is zoned R -2 (Single and Two Family Residential).
The setbacks for zone R -2 ore:
Building:
Front: 40 feet
Side: minimum 5 feet, 15 feet total
Rear. 30 feet
Parking: Front:
Right of way 20 feet
Side /Rear: 5 feet
Restrictions (i.e., building setbocks, height and bulk restrictions, etc.) shown hereon ore based on information
provided and ore subject to interpretation We cannot certify to o restriction on the basis of on interpretation
Please contact local governing authorities for o determination of restrictions. Municipalities will generally issue o
"Zoning Letter" outlining their zoning classification and opplicoble restrictions upon request.
7.) Benchmarks:
BM#I) Top of top nut of fire hydrant in the southwost quadrant of Loke Johonno Boulevard and Sondeen Rood
Devotion 925.65 feet
BM#2) Top of top nut of 2nd fire hydrant south of Sondeen Rood on the east side of lake Johanna Boulevard.
Devotion 924.04 feet
81.143) Top of top nu of fire hydront in circle of main entrance.
Devotion o 9 feet
BM#4) Top of top nut of 1st fire hydrant east of Loke Johonno Boulevard on the North side of County Rood D.
Elevation 928.63 feet
8.) Owner of Property. Presbyterian Homes of Arden Hills, Inc.
c/o Senior Housing Partners
2845 North Homline Avenue
Roseville. MN 55113
60
SCALE
0
N
60
IN
1 busby y ..t
t in ouly LIsawl/ trod l/veur anoint IN
I_ at the Nab d Ilbswie.
Mad eh Mat char et k MO
LAID ItIRSVIINO),
Mirk s IarsM. Pis r,M. U. Ha HMO
120
FEET
Revised to one 101
Proposed dedications and easements
bNJiG1
SMT
10/15/2010
SMT 10/05/2010
8 Dof.
1.
Drew, 1,174
PHSADDMON OFARDEN HILLS
(J SUNDE Mofn Oftie4 9001 fo.t goanrngla+ F.„.or (SSM)aSu�t• 119
wommmollboola Moomngton, wlnnaoto 5342Q -JsJ�
O�1I/o�V� 951- 001 -1455 (Fo.: 951 -6tf0 -9516)
i O4ND URV Nor OriCe
B.00k1 ao.4 Mkm 763 -704 -9346
ProjetL• B+t/Py:1w Dot
TownsR/p; Ronpe: SY Secf,bn: A
SA..c 1 of
J
'ACL
AISME
ccxmr AO D
&WEIN
A
u.-
,:l
1
A
-A
1
A 1
l i r
1
1
1
1
SO 30
SCALE: 1 60'
SO 120
SITE PLAN NOTES
LOT 1. BLOC, 1
TOTAL SITE AP. 960,31 8 SF 2 2_505 ACRES
OSPERVIOUS AREA 370.008 SF 8.494 ACRES
PERVIOUS AA 800,208 sr 13.779 ACRES
IMP ERViOUS AR. SHORE.° DRIVE 10.100 SF 0.232 ACRES
PROPOSED OUTDOOR STALLS
PROPOSED HANDICAPPED STALLS
TOT. STALLS
PROOF OF PARKING
1 6
1
PARKING LOT AR. 98,980 SF
PARKING I OT ISI AND ARFA 15.579 SF 15 7%
POPE ASSOCEATES I
125S ENERGY PARK DR
Sr. PAUL, MN ssioa,
PH. (ssi) 642-91
FAX (650 C.42-
PRESBYTERIAN HO/
AND SERVICES
ARDEN HILLS
REDEVELOPMENT
Arden Ills, WI
OVERALL SITE PLAN
?Iva sd Sails
CVY SUBMITTAL_
WATERSHED SUBMITTAL 9/17/
PUO susurrr. ctmocKnoni 9/24/
PUD SUBMITTAL CLARIFICATION 10/25/
621 Lilac Drive North
Minneapolis, MN 55422
(763) 545-9196
Fax (763) 525-1666
www.clark—ena.com
C 1
9/7/
Ttlf
REAM
10/25/10
ClOOIS
LEGEND:
30 0
53 TOT, ASH TREES
43 ASki TP.EES TO BE REMOVED
S LAW: ro:,;11'"orrn uTnut:Nucw's.th`tr..s. CALL (65)
UTILITY OWNED UNES BUT NOT PRNATE UNES.)
THE LOCATIONS OF UNDERGROUND UTTUTIES ARE SHOWN IN AN APPROXIMATE WAY ONLY AND
HAVE NOT BEEN NDEPEMENTLY vERW1E11 Ce.ACT LOCATION Of ALL =MS MUST EfE
DETERMAIED BEFORE CO/AM:ENO. WORK.
SCALE: 1 60'
60 120
LOCATION OF SIGNIFICANT TREES
317 TOTAL SIGNIFICANT TRE.
2a3 TO BE RE3A0VED
114 TO BE SAVED
REFFI, TO SHEET C7.1 FOR A COMfg—FIE UST OF ALL TREES
POPE
PRESBYTERIAN HOM
AND SERVICES
ARDEN 1-11U-S
REDEVELOMAENT
Arden Hils, PAN
1 11111M1111111111111111=1
S.GNAThRE:
he by
Utidiy
00
SHEET
ENGINEERING CORPORATH
621 Lilac Drive North
Minneapolis, MN 55422
(763) 545-9196
Fax (763) 525-1666
www.alark—ena.corn
TREE PRESERVATION
PLAN
irsIPAAAWs
CITY SUBMITTAL
WATERSHED SUBMITTAL 9/17/
PUD SUBMITTAL CLARIFICATION 9/24/
PUO SUBMITTAL CIAR/F/CADON 10/25/
i.i•qa3Y CERTIFY Ti.m.T NiS PLAN. SPE.
OR REPORT MS PREPARED BY ME OR UNDER tr,
DmEcT suve,t5i. A. NAT t AU A CKAY
PROFES...t. ENGINEER UNDER
NE UWE OF THE STATE OF WHNESOTA.
TYPO OR PliaNTED N.WE, RYAN M. ELON14
DATE 1 0/ 25 I Na
POPE ASSOCIA1ES 11
1255 ENERGY PAM( DR
ST. PAUL MN SSI08-5
PH. (GSI) 6,2-92
FAX (650 642-1
41257
TU1
10/25/10
C10015
C7.0
9/7/1
Tag
Species
DBH
Condition
Remove
Save
3289
Box&der
21.0
4
x
x
4673
Spava.
145
8
3
z
3385
white
12.0
2
x
x
3387
Spruce,
white
15.0
4
3
x
3389
Cr�ePPla
13.0
6
x
x
3390
rreeaac
10.0
6
x
x
3391
Basswood
19.5
4
x
x
3392
Basswood
15.0
5
Ash, green 13.0
x
3594
Spruce,
white
18.0
6
x
x
4754
Sprsroe
10.5
x
x
3595
whit
15.0
6
x
x
4785
Spnice,
12.0
4
x
Ash.9*ea^ 17.0
3596
white
65.5
6
x
5
3597
Spy. bk**
15.5
19.0
8
x
x
4888
SPA•
13.0
x
x
3598
white
18.fl
6
x
x
3608
Ash• graav
15.0
6
x
x
41395
Spruce
22.0
4
O. p j 285
x
3610
*tS
9.0
6
x
x
3655
Eh*, Siberian
18.0
4
x
6293
3731
SP bk*e
4.0
6
x
6028
3779
Ash, green
48.0
4
x
Boxek}er 12.0
3820
Spruce,
while
7.0
8
x
a
3823
Aah• *roe*
18.0
6
x
x
3624
Ash. g
21.5
6
x
x
3825
Ash, 9
19.5
6
x
x
3827
Astt.9ma^
21.0
6
x
x
4011
Maple. slta
18.0
3
Oak, pin 41.0
x
4080
Ash• 9fBeR
16.5
8
x
x
4081
Ash• green
14.0
8
x
635*
4062
Ash• 9re
17.5
6
x
6076
4156
Ash• 9
18.0
8
x
x
528*
SpNce.
12.5
6
x
3
4167
white
23.0
4
x
x
4215
Oak Ptn
29A
4
x
x
4216
Oak PM
34.5
4
x
x
4220
Pine, Scott
8.0
4
x
x
4221
Pine, scotch
17.0
6
x
x
4222
Pine. Soolch
11.5
6
x
x
4224
Pig. Scokjl
15.0
7
x
x
4225
P* e. Scotch
9.0
4
x
6113
4228
Pine, 5C5r5
7.5
6
x
x
4230
Basswood
22.5
6
x
x
4233
Elm,
American
14.0
8
x
x
4234
Ash• 9
21.5
6
x
x
4235
Mapta• silver
15.0
6
x
x
4236
Ash. green
16.5
8
z
x
4237
A9h.a*e*
18.5
4
z
x
4266
Ash gee*
15.0
6
a
x
4267
Ash.9reen
20.5
6
x
x
4278
B. Pap&
10.0
6
x
x
4450
Ash, gee*
14.5
4
z
x
4451
Ash. aaae
18.0
6
x
x
4460
Oak, p4*
15.5
6
x
Basswood 24.0
4466
Ash• 9(
19.5
4
x
x
4467
fir, 5**am
85
4
x
x
4489
Ash, gree*
16.5
8
x
x
4470
Horley1**S
115
3
x
x
4477
Saesvwod
24.5
6
x
x
4627
Maple,
Norway
11.0
6
x
x
4633
Pine, Scotch
22.5
4
x
x
4834
Pine,
Austrian
13.5
4
x
x
4635
Pine,
Au**iae
18.5
6
x
x
4644
Ash• g ae
17.5
6
x
x
4653
Hmle)tooust
16.5
4
x
x
4654
Spruca, bkre
10.0
4
x
4685
Oak bur
16.0
4
x
4667
Oak, bur
185
6
x
4671
sPn,oe• bk,e
i o.0
6
x
x
4672
Santos, bare
12A
6
5918
x
4673
f Spruce, bk*o
145
8
3
z
4684
5920 Boxelder 20.0
25.0
4
x
5922 15.0
4732
Sessaroad
23.0
6
3
x
4738
Basswood
27.5
8
x
x
4740
Pine, red
:3.0
6
x
x
4745
5
18.0
6
x
x
4746
SPA• bkre
12.0
6
Ash, green 13.0
x
4748
SPA• blue
15
6
8
x
4754
P+ne. red
10.5
x
x
4755
**t. pap€
12,0
4
x
x
4785
SP** bkte
12.0
4
x
Ash.9*ea^ 17.0
4802
Bassv,00d
65.5
4
x
5
4*6*
Maple, slv er
24.0
3
4
x
4888
5991
13.0
x
x
4887
Pee. red
18.5
4
x
x
4890
Spruce, blue
10.0
4
6019
x
41395
Maple silver
22.0
4
O. p j 285
x
4896
P*. Scotch
8.5
4
x
x
4897
Pine. Scotetl
16.0
5
x
6293
4898
Pine. Saotcn
:2.0
5
x
6028
4899
P�+ SC.ttr.F1
12.0
4
x
Boxek}er 12.0
4900
Pine, Scot***
14.S
5
x
a
4910
Wil*xv
20.0
3
5
x
4916
Cottonwood
70.0
8
z
x
4942
Maple sliver
15.0
3
x
x
4943
MaPh✓ sitver
25.0
4
x
x
4944
Maple, silver
18.0
4
Oak, pin 41.0
x
4961
Maple. *fiver
36.0
6
x
x
4962
Maple, silver
48.0
3
x
635*
4963
Maple. solver
28.0
5
K
6076
5128
3
15.0
5
6078
x
528*
Buckeye
12.5
6
x
3
5288
CraDaPPle
28.0
4
x
x
53*3
Oak, pin
63.0
4
x
x
5368
Oak pM
18.0
6
x
x
5369
8 t 5 h• pates
22.0
4
6087
x
5386
Ooug
11.0
5
t
Elm, Siberian 26.0
x
5387
Maple S9ver
255
4
5
x
5388
Mep(e, silvan
17.0
4
x
x
6111
Maple.
4
3
x
6113
5389
NAY
12A
3
6118
x
5390
8asswood
18.0
4
x
5391
Ektt, Siberian
20.0
4
3
x
5392
Basswood
19.0
3
Oak,*** 48.0
x
5395
Mapta• silver
20.0
3
z
x
5396
Maple. Silver
15.0
3
6133
x
5399
Basswood
165
4
i
Elm. Stbarian I 28.0
x
5537
Maple, silver
ZZO
4
a
x
5542
Maple. Sliver
40.0
3
x
x
5595
Crabapple
12.0
4
x
x
5599
W*Svt
115
5
6171
x
5601
Wabtut
12.0
4
Oak Dun j 16.0
x
5602
Eke, SSe*ae
19.5
4
x
Basswood 24.0
5805
Boxeide*
145
4
x
x
5609
t W&e*S
10.5
6
x
x
5613
Cottonwood
47.0
6
x
x
5627
Cottonwood
36.0
8
x
x
5628
Ce**ee*ed
31.0
6
x
x
1
5632
Box&der
15.5
4
x
x
5634
Cottonwood
41.0
6
x
x
5637
Boxelder
30.0
4
x
x
5641
***elder
135
4
x
x
5645
$oxekfer
45.0
4
x
x
5648
Boxekier
395
4
x
5910
Ae*, gam^ I 11.0
6
x
x
5914
Aah• gin 14.5
8
x
4
5918
Ash, green 12.0
4
x
24.0
5919 Maw• silver 53.0
i
3
x
5694
5920 Boxelder 20.0
3
x
x
5922 15.0
5
x
12.5
5925P sdver i 32.0
3
x
5711
5927
EIe* SSsSa* 14.0
4
x
*234
5929
Ash• grew 15.5
a
x
x
5933
Pkte, red i 16.0
5
x
8
x
i
5718
Sugtasflr
115
5935
Ash, green 13.0
5
x
Oougtastir
5937
Aah•g*e** i1.*
8
x
5727
5941
Boxefder 12.0
3
x
6253
5943
Oak pin► 165
5
x
x
5947
1 Ekn, Siberian 17.0
5
x
4
5950
Ash.9*ea^ 17.0
6
x
40.0
5951
Ash• gree 10.0
5
x
Maw: silver
5990
Walnut 11.0
4
x
5735
5991
Walnut 11.0
5
x
6261
5996
Elm, Siberian 21.0
3
x
x
5998
i
B*e&der 14.0
3
x
4
6019
Aspen 19.0
6
x
14.0
6021
O. p j 285
4
x
Maple, sliver
6023
c
ash, green 11*
5
x
5749
6026
Oak. P� j 10.0
4
x
6293
6027
t
tVlai. Silver 17.0
3
x
x
6028
i
Boxekier 56.0
3
x
4
6030
Boxek}er 12.0
3
x
19.5
6031
Boxe4der 20.0
a
x
Waklul
6033
t
Aspen 13.0
5
x
5784
*043
i
Ash, *rev 11.0
4
z
6045
Oak pfi f 36.0
3
x
x
8046
i
Oak. b** j 20.0
4
x
a
x
I
5794
WaMut
9.5
6048
Oak, pin 41.0
3
x
Boxetder
6050
Oak, p** 25.0
3
x
5796
8055
Maple, silver 14.0
3
x
635*
6*66
I
Maple• silver 18.0
4
x
x
6076
Boxed* f 37.0
3
x
4
6078
Oak• pin j 56.0
4
x
8.5
6079
Pkre, Scotch 11.0
3
x
Boxekfer
13.0
i
x
x
5824
6082
Oak Tin 11.0
5
x
x
6083
t
Ash• green 14.0
5
x
x
6085
Ash• green 135
4
z
4
6087
Boxekier 19.0
3
Ekn, SS*Sa
x
6090
t
Elm, Siberian 26.0
4
x
Ekn, Siberian
6093
i
Maple. silver 16.0
5
x
5843
6095
Maple, silver 14.0
4
x
x
6111
Catalpa i 13.0
4
3
x
6113
Boxekier i 285
3
350
x
6118
Spe os,
White i 16.0
4
Elm,
American
x
5
6508
5850
Ektt, Siberian
8117
Ash, 9**a* 23.0
3
I
x
6122
Walnut 15.0
5
Oak,*** 48.0
x
6123
***elder 16.0
4
5
z
6129
Boxefder 43.0
3
x
4
6133
Boxelder 26.0
4
pm,
Awn
x
8134
i
Elm. Stbarian I 28.0
3
x
Web*ut
6163
Pirte. Smith 9.0
a
x
5877
Oak, red
Efin,
4
x
4
6167
American i 12.0
4
x
x
6170
Baxekier 145
3
x
4
6171
Mepte, sliver 145
4
x
16.0
6172
Oak Dun j 16.0
4
x
Ash, g e*e
5173
Maple. silver 12.0
4
Basswood 24.0
x
6174
t
MaPte• silver 16.0
5
x
x
5178
Ash, gav* I 11.0
i
4
4
x
6179
t
Ast1, green 11.0
4
10.0
x
i
5659
C***eeeood
39.0
5
x
6185
5668
B**adar
12.0
4
x
Oak, P 25.0
r 86
Bsseeood
24.0
4
x
5
5694
Oak• p*
10.0
6
x
x
5710
Boxebder
12.5
4
x
5711
Bazelder
58.0
4
x
*234
5712
Boxelder
12.5
4
x
Ash, green 18.0
5715
Basswood
21.5
8
x
3
5718
Sugtasflr
115
2
x
5725
Oougtastir
14.0
4
z
x
5727
HackberTY
12.0
4
x
6253
5731
Baee**er
38.0
4
x
Oak. pE 13.0
5732
Oargt2stk
11S
4
z
5733
Boxelder
40.0
4
z
5734
Maw: silver
30.5
4
x
x
5735
Maple• silver
175
4
x
6261
5739
Ca1to*wcod
29.0
4
x
Oak• P+n 20.0
5744
Boxekter
26.0
4
x
5745
Boxelder
14.0
4
x
z
5747
Maple, sliver
18.0
5
x
5749
Ash,^
20.5
5
x
6293
5751
Boxakfer
12.0
4
x
Maple.
5752
Ash• 9*e*^
25.5
4
x
3
5781
Wabeti
19.5
8
x
x
5782
Waklul
18.0
6
x
5784
*1*,
American
15.0
3
x
5790
vxader
14.0
4
x
Norway i 15.0
5793
Boxelder
20.0
a
x
5794
WaMut
9.5
8
x
5795
Boxetder
33.0
4
x
5796
Boxelder
16.0
4
x
635*
5814
Boxetder
12.0
4
x
Elm,
americart i 20
5816
Ekn. Siberian
16.0
4
x
3
5819
Pine. re5
8.5
6
x
5821
Boxekfer
13.0
4
x
x
5824
E* Siberian
14.0
4
x
6490
5829
Boxek]er
21.5
4
x
5832
Ekn, Siberian
23.5
4
x
5
5837
Ekn, SS*Sa
13.5
4
x
5841
Ekn, Siberian
13.0
4
x
z
5843
Elm, Stab San
13.0
4
x
6496
5844
Ebri, SSertan
26.0
3
x
6498
5647
Ek*. SEberfen
350
4
x
6500
5849
Elm,
American
14.0
5
x
6508
5850
Ektt, Siberian
14.0
4
x
I
Elm.
6509
Oak,*** 48.0
6
5851
A*eedoart
20.0
5
x
5862
Elm, S5*Sen
13.0
4
x
x
5872
pm,
Awn
18.0
5
x
6514
5873
Web*ut
13.0
5
x
Maple• red 12.0
5877
Oak, red
13.0
4
x
4
5883
Spruce,
*15*
13.5
6
x
5884
8oxelder
185
4
x
5885
Che*Y, Merin
16.0
4
x
10040
5889
Ash, g e*e
14.0
8
x
Basswood 24.0
5891
Wekwt
12.0
6
x
4
5894
Oar91as1*
8.5
4
x
x
5895
t?ouglastlr
10.0
5
x
5897
potr9tas8r
16.5
5
x
5901
8ozelder
505
3
x
5903
Ash• greet►
16.0
5
x
5904
Boxekier
27.0
3
x
5406
Ash, green
12.0
5
x
5907
Maple, stfver
13.0
6
x
5908
Ash green
10.0
8
x
6t80
i
O&C P* 47.0
3
s
6185
Ash, 9 12.0
4
x
6186
Oak, P 25.0
5
x
*169
Oalc Pri 27.0
5
x
6195
Ma, silver 27.0
3
x
6196
Aspen 12.0
3
x
6228
Boxeider i 14.0
3
x
*234
Boxektet 18.0
3
x
8238
Ash, green 18.0
3
x
6244
Ash.* 11.0
3
x
6250
***&der 14.0
3
x
6251
Boxe1det 13.0
3
x
6252
Boxekler j 13.0
3
x
6253
Oak, P 28.0
7
x
6255
Oak. pE 13.0
4
x
f
l
*256
O&C Pr^ f 44.5
4
s
6258
i
Oak, pi* 205
6
x
6259
Oak, bur 12.0
4
x
6261
Bo*&der 26.0
4
x
6262
Oak• P+n 20.0
5
z
6264
Oak p*e 34.0
x
6270
Oak, Pm 1 44.0
4
z
i
6276
Ash• 9 i 13.0
3
x
6293
Boxekier 16.0
3
x
Maple.
*301
NorweY i 17.0
3
x
6302
7
Aspen i 13.0
3
x
6303
Mepb,
Norway 15.0
5
x
6305
Mapls,
Norway 16.0
5
x
Maple.
8306
Norway i 15.0
4
z
Spruce, j
6351
Norway j 18.0
5
x
Spruce, j
6352
NorvvaY S 19.0
5
x
635*
*****4ocust f 1i.0
5
x
5363
Elm,
americart i 20
a
x
6364
Ash• 9reae j 13.0
3
x
*372
Wak*w 1 15.0
3
x
6373
Wilkra 26.0
4
x
6409
Wtike* 29.0
3
x
6490
i
7
6491
4
x
6492
Oak but 41.0
5
z
6483
Oak, but i 25.0
6
x
*494
Ash, green 14.0
T
z
6495
Oak, but 23.0
8
x
6496
Oak, bur
31.0
7
x
6498
Maple, Elver
36.0
3
x
6500
Maple. silver
28.0
6
x
6508
Ash. *teen 23.0
5
x
I
6509
Oak,*** 48.0
6
x
6511
Oak, bur j 17.0
5
x
6512
Oak but f 235
5
x
6513
1
Maple. s*ver 33.0
5
x
6514
Ash 9*eee j 1&0
5
x
6515
Maple• red 12.0
7
x
6535
f
ASh, green 19.0
4
x
6536
Crabapple 17.0
8
x
10017
Cra'PP te j 11.5
3
x
10038
Honeyloc*et 16.5
5
x
10040
Bas*Vtvod i 22.0
8
X
1004*
Basswood 24.0
6
x
10134
>9N 95
4
x
104554
Ash, green 23.0
6
x
P OPE ASSOCIATES
1255 ENERGY PARK QRf
Sr. PAUL, MN ssloa
FAX (651) *42'l
PRESSYI R N HONE
AND SERVICES
REDEVELOPMENT
Arden 1115
�':ti iC yvs
t
ENGINEERING CORPORATt4
621 Lilac Drive North
Minneapolis, M N 55422
(763) 545 -9196
Fax (763) 525 -1666
x*ww. ,lark- enta.com
TREE PRESERVATION
LIST
*ate aA>k+�
CITY St,1gMtTTA♦`
WATERS*E* SJBMfTTAL 9417/
71* S *BM1TT*L CLA*1FlCA1l*r4 9/24/
Pu0 su*M1rrAL ax4FlEATl*N 10425/
f �...REBY *_•FR�1FY 1tuT THLS P.tN, spE�lcxrtpµ,
GR F,fPJRT 1VS PREPfRtT. BY VE Grt rR'47FR W
h'FtiCr SUpERt:NW FHp 7WLT r N! A OULT
U.^.E�EO aaorESS+�rsk EvcrKEa lfrtoER
tr+e uws or Tf¢ STATE J< wn+rxscr�
S+Gµ•,r,RE;
iTt'tZ 'JP. FfCMT� :tvlE P.YAN 4. aIUFFK
yh to!ssi to r�o.
�tts,
C7.1
9/7/+
Saw h '5.14
*aA b9 lire
D� 1a/2t:�1C
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Presbyterian Homes
Arden Hills Site
Calculation of required plantings.
25-Oct-10
IIITIlifez77
Requirements based on tree replacements
calculation based on: 1 caliper Inch of replacement for every 2 caliper inches of signfficant trees removed; signfficant trees
indude those trees of at least 8 inches caliper sire and of certain spedes; an allowance of ten percent is permitted for tree
removal
existing significant trees
Caliper inches
6241
significant trees proposed to be removed
caliper inches
3939
allowance for removed trees
10 percent
624
trees removed
caliper inches
3315
T.. A.::. 4 VW"
..m4:.,,,,,:\a„, ...v.,. eam...
Requirements for shrub and perennial bedi
..-4‘....'
Issk•kz,,,, klavau:::,..„
..4::-.405.6§(m.......A::::::
calculation based on: ten percentof ISite area less non-landscaPe areaj
Site area
square feet
980316
Non-landscape slte area (buildings, paved surfaces, ponds)
square feet
401008
Remaining site area
square feet
579308
Shrub/perennial beds required
square feet
57931
Calculation of shrub and perennial beds required
required
square feet
57931
proposed
square feet
69303
00#4
iii:::iiiiiihifi:iiiiiiii:::::::i:iiiiiii:::::::::
MA10ProA100435 WOO DrawingsWArcalculation of required plantings,
20100920.xlsifievised calculations, 20101015
0
PLANTING SCHEDULE*
LABEL OTY SIZE COMMON NAME BOTANICAL NAME
OVERSTORY dIREES
CM 73 4.5" bb
RB 46 3.5" bb
WO 83 3.5" bb
EL 23 3.5" bb
E.1 27 2.5" bb
ORNAMENTAL TREES
SB 40 2.5" bb
RD 43 2.5" bb
HC 40 2.5" bb
PC 53 2.6. bb
CONIFEROUS TREES
RC 32 Ebb
BH 45 Ebb
AP 42 8bb
SHRUBS
107 #5 cont.
216 #5 cont.
323 #5 cont.
192 #5 cont.
252 #5 cont.
329 #5 cont.
859 #5 cont.
248 118 cont.
BUTTERFLY BUSH
SCANDIA JUNIPER
NEARLY WILD ROSE
LILAC
HYDRANGEA
SPIiSEA
COLUMNAR MAPLE
RIVER BIRCH
SWAMP WHITE OAK
ELM
ELM
SERVICEBERRY
REDBUD
HARVEST GOLD CRABAPPLE
PRAIRIEFIRE CRABAPPLE
RED CEDAR
BLACK HILLS SPRUCE
AUSTRIAN PINE
Acer x fremenli Annstrong'
Betula nigra
Quercus bicolor
Ulmus carpi:1801M 'New Horizon'
Uknus carpinifolta 'New Horton'
Amelanchier x grandiflora 'Autumn 13rilliance'
Cards canadensis
Malui 'Harvest Gold'
Malus Prairiefire'
Juniperus virginiana
Picea gbuce densata
Pinus nigra
Buddleia davidii 'Windy Hill'
Junipemus sabina Scandia'
Rosa 'Nearly VVild
Syringe 'Josee'
Hydrangea Endless Summer'
Spiraea 'Snowmound,' 'Neon Flash'
YEW Taxus cuspidate Taunton'
BLUE MUFFIN VIBURNUM Viburnum dentatum VIvistorn"
0 683038F MIXED PERENNIALS (FROM THE APPROPFUATE UST BELOW)
SUN PERENNIALS
#1 cont. DAYLILY Hemerocallis Oaring Deception,' 7.1appy Returns,' 'Pardon Me'
#1 cont. IRIS his germanica 'Breakers'
#1 cont. LAMIUM Lamium maculatum 'Pink Pewter,' White Nancy'
#1 cont. LILY LIilum 'StEugazer'
#1 cont. BEE BALM Monarda On Parade'
#1 cont. RUSSIAN SAGE Pernsovsida abiplicifolia
#1 cont. PHLOX Phlox paniculata 'David,' 'Franz Schubert
#1 cont. .SALVIA CARRADONNA Salvia nemorosa 'Caffadonna'
#1 cont. LITTLE BLUESTEM Schinchyrium scoparium
#1 cont. SEDUM Sedum 'Autumn
SHADE PERENNIALS
#1 cont. ASTILBE Astilbe 'Deutschland,' 'Rheinland,' 'Visions'
#1 cont. FERN Athyrium 'Ghost,' Athyrlum felix-fonna
#1 cont. SWEET WOODRUFF Galium odoratum
#1 cont. GERANIUM Geranium 'Jolly Bee'
#1 cont. DAYLILY HemerocaMs 'Dating Deception,' 'Happy Returns,' 'Pardon Me'
#1 cont. HOSTA Hosta Blue Angel,' Wide Brim,"Guacemole
#1 cot. LAMIUM Lamium maculatum 'Pink Pewter,' White Nancy
#1 cont. BEE BALM Monarda 'On Parade'
NOTE: PLANTS LISTED ARE EXAMPLES OF POTENTIAL PLANT SPECIES, NOT FINAL SELECTIONS.
LANDSCAPE MANAGEMENT AREA
t Nur
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tittA vi al,
el
4, OP
67 6 1 V
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POPE
POPE ASSOCIATES INC
Ms ENERGY PARK DRIVE
ST. PAUL, MN 551085118
PH. (650 6424200
FAX (650642-No1
PRESBYTERIAN HOMES
AND SERVICES
ARDEN HILLS
REDEVELOPMENT
Arden Hills, MN
1111111111111111111111111111114111.1111011
TREE PLANTING MAN
PUB =MUTT& CLAIWICATEM 9#$M10
LR'VE,I;T'i,R,T,NRW4Ensy i'mLEAtRst=:`,:‘,,Tm'
DIRECT SUPERVISION AND THAT I AM A DUiv
'ilifEETAVAIWITTATUWN0g-rA.
SIGNATURE, Via.
TYPED OR PRINTED NAME MICHAEL SCHROEDER
DATE 09/24/2010 REG. NU 19664
REVISED 10 -25 -10 1 COMM. #72535-10080
-J
PHS of Arden Hills Redevelopment 2010
ARDEN HILLS, MINNESOTA
EAST ELEVATION
not to scale
NORTH ELEVATION
not to scale
SOUTH ELEVATION
not to scale
MIN Presbyterian
homes services
Pam
t FT u1 -411EF361=fil
Integrally Colored
Rockface Block
Face Brick
Cement Board Shakes Painted
(color A)
Single-Hung Windows
I
PHS of Arden Hills Redevelopment 2010
ARDEN HILLS, MINNESOTA
REVISED 10-25-10 1 COMM. #72535-10080
Composite Wood Trim
40'40"
Cement Board Shakes Painted
(color B)
3-Dimensional
Fiberglass Shingles
E 914'
FRONT ELEVATION
REAR ELEVATION
SCALE 1/8"
b
gionkh
min presbyterian
homes services
Lu~inai~���
Symbol
Label
Arrangement
I...nn~
A
12600
0.750
Sun
Al
0.750
Shield)
J
13
TEIZ
7
81
SINGLE
12600
0.750
Sun Volley AB-9040-12-FRBC-PT27-XAL- I (MOD LCNN1-CPA-PGIII-150PSMH-14T-PNDMT-STD Finish Tf3Z (House Si. Shield)
12600
0.750
Sun Volley (2)A8 -9040-16-FR BC -,T27 -XAL-2- 180 (MOD) LC NN1-CPA-PGIII 150PSMH-4.4T-PNINT -STD Finish TBZ
7
COMITY A340
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NOTES:
THIS PHOTOMETRIC F'DH4T-EY-RDINT PRINT OVT IS EIA.D ON
THE SPECIFIC DATA PROM/CM BY THE UGHT FIXTURES SPECIFIED
ON THE FIXTURE SCHEDULE CAL. OUT ON THE PRINT OUT. ANY
CHANGES IN LOCATION. LAMP TYPE, MOUNTING HEIGHT N4D
LIGHTING W■NUFACTURE WILL CHAN. THE PRINT OUT RESULTS.
/Illuminance 1�� I�� I�� I����
SCALE: `'—°0'
1.
POPE AssoaArEs
ass ENERGY PAO DR
St PAUL MN ssies,
Pit (650 642-9,
FAX (651)642.
AIM
Sales Associal
Lighting :ad
Shakopee, leasumeate 55S
PRESBYTERIAN HOM
AIM SERVICES
REDEVELOPMENT
Arden His, NM
ENGINEERING CORPORA
621 Lilac Drive North
Minneapolis, MN 55422
(763) 545-9196
Fox (763) 525-1666
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PHOTOMETRIC LIGHT
PLAN
CITY SUBMtTTAL
E1.O
WATERSHED SUBMITTAL 9/17,
PUD SUBMITTAL CLARIFICATION 9/24,