HomeMy WebLinkAbout2005-11-01 NAC Planning ReportRE:
BACKGROUND
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
ENCLOSURE 2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: November 1, 2005
FILE NO: 798.02 — 05.13
Oak Park Heights — Valley Senior Services Alliance (VSSA)
Concept Plan Review — Skilled Care Addition, Memory Care
Addition and Historic Village
VSSA has made application for concept plan approval for a skilled care addition,
memory care addition, and a historic village on the Boutwells Landing campus. The
proposed concept plan is consistent with the plans approved in 1999 that included
future phases with the care and memory centers. Concept plan approvals that included
these elements have since expired, making it necessary to review a new concept plan.
The request includes the following:
• Care center, 110 bed — 2006
Two level parking ramp and parking lot expansions — 2006
Historic Village including school, band shell, and chapel — 2006
City park enhancements, park shelter — 2006
Memory Care Center, 28 unit, relocated adult and child care — 2008
Conservatory connection to existing Town Center — 2008
Tunnel to business district — 2008
The concept plans indicate the timing of each phase of the development. A project
narrative also explains the history of the Boutwells Landing project and the needs for
senior housing and services in the St. Croix Valley.
Existing Conditions
Boutwells Landing Concept Plan
Boutwells Landing Concept Plan Details
Site Lighting Plan
Project History /Existing Campus. Ten years ago, Lakeview Hospital recognized a
need in the St. Croix Valley for additional older adult housing and services. Three
organizations, Presbyterian Homes and Services; Lakeview Hospital; and Croixdale
Residence, joined together to form Valley Senior Services Alliance (VSSA), a non - profit
organization to meet the needs of older adults in the Valley.
The organization envisioned a community that would provide a continuum of care that
would meet the needs of older adults as they age in the community where they lived
and worked. That vision became Boutwells Landing which now includes:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
ISSUES ANALYSIS
Care Center First Floor Plan
Second/Third Floor Plan
Lower Level Plan
Elevation Plans
Parking Ramp Sections
Historic Village Buildings
Landscape Plano Boutwells Landing /Park
Project Narrative
56 village homes (side -by -side townhomes), completed in 2000.
94 assisted living apartments in the Commons building, completed in October
2001 (since July 2004, 29 of these units are dedicated to memory care).
The Gathering at Boutwelis Landing, a residential hospice service in the
Commons, founded in 2004 in partnership between Lakeview Hospital and
Boutwells Landing.
101 units of independent living apartments in the Terrace, completed in February
2002.
A Town Center that links the Commons and the Terrace, and provides
convenient services and opportunities for community, both for residents and
members of the larger St. Croix Valley community. Features include a town hall/
chapel, a general market, cafe, museum, bank, barber /beauty shop, educational
classrooms, theater, library, fitness center, two pools, and locker rooms.
A Boutwells bus to transport residents within Boutweils and into town for
shopping, medical appointments and other activities. The bus provides more
than 350 rides each month.
78 brownstone units (one level independent living homes), six coach homes
(detached single family homes), and 75 additional village homes (side -by -side
homes), all now taking reservations.
VSSA has recognized from the beginning, that to provide the continuum of care, a
skilled nursing care facility would need to be part of the Boutwells Landing complex.
The care center and memory care addition would provide the services to complete that
continuum.
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Unit Breakdown. The current submittal reflects slight changes to the numbers of units
for each phase of development from the original PUD submittal. The current existing
and proposed unit count is as follows:
EXISTING 1 PROPOSED HOUSING UNITS
Phase 1 (Existing)
Independent Living 91 units
Alzheimer /Dementia Care 12 units
Assisted Living 89 units
Duplexes 44 units
Quadraplexes 8 units
TOTAL 244 units
Phase 11 (Existing)
Independent Living 78 units
Duplexes 81 units
TOTAL 159 units
Phase 111 (Proposed)
Assisted /Memory Care 38 units
Skilled Nursing Care 110 units
TOTAL 148 units
TOTAL PROJECT UNITS 551 units
Zoning. The area has been zoned PUD District. When zoning property as PUD, the
City designates an underlying district as the basis for compliance with the ordinance. In
that the principal use is a mixture of residential and business use, the appropriate
underlying zoning has been designated as R -B, Residential Business Transitional
District. Within that district, multiple family dwellings are allowed as a permitted use and
nursing homes and similar group housing is allowed as conditional. The Boutwells
Landing project will comply with the conditions set forth in Section 401.28.E.3 related to
nursing homes and similar group housing.
Subdivision. The final plat for Boutwells Landing has been approved and is filed with
Washington County. The main campus area is designated as Lot 1, Block 2. The
adjacent park area is designated as Lot 2, Block 2. The Haase Nature Preserve area is
designated as Lot 2, Block 3. There are no changes to the property description as a
result of this new development.
Lot Area. The area of the main campus lot is 694,393 square feet. The Zoning
Ordinance requires at least 1,000 square feet of lot area per unit of elderly housing.
The lot could support 694 units of housing. At complete build out of all phases of the
main campus, 418 total units are proposed.
Setbacks. The Zoning Ordinance under the R -B District requires 30 foot front and
rear yards and 10 foot side yard setbacks. Additionally, one of the conditions for
approval of nursing homes and other similar housing requires a doubling of the setback
requirements. As such, the front and rear yard setbacks would be 60 feet and the side
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yards 20 feet. All of the buildings proposed for the main campus would be at least 70
feet from the right -of -way of surrounding streets. A setback of 10 feet is required for all
parking areas from the right -of -way. All of the proposed parking areas are at least 20
feet from the adjacent rights -of -way. The following setbacks apply to the building and
parking ramp structures:
Care Center -- 58 Street right - of - way
Memory Care ®- 58 Street right -of -way
Memory Care — Norwich Ave right -of -way
Memory Care -- Norwich Parkway right -of -way
Parking Ramp — 58 Street
Parking and Driveways
Required Proposed
Setback Setback
60 feet
60 feet
60 feet
60 feet
60 feet
10 feet
110 feet
105 feet
60 feet
110 feet
60 feet
++10 feet
Parking. Currently, 214 surface stalls and 80 underground garage stalls have been
constructed for the Boutwells Landing main campus. The approved PUD also included
an additional 55 stalls that would be held as proof of parking to be constructed with
subsequent plans.
The Zoning Ordinance includes parking requirements for the category of sanitariums,
convalescent home, rest home, nursing home, or day nurseries, for elderly housing and
for offices. The parking requirements for each aspect of project is as follows:
Existing Units (Phase 1) Independent Living
Elderly Housing one stall required per unit 91 X 1 = 91
Existing Units (Phase 1) Assisted Living 1 Alzheimer
Five spaces plus one for each three beds 101 4- 3 + 5 = 39
Existing Exis_ jo_gth,_[Pil Town center
Three spaces plus one space for each 200 square feet
27,923 — 10% = 25,131 ÷ 3
129
Proposed Units jPhase 2 ConstructedZlndependent Living
Elderly Housing — one stall required per unit 78 X 1 = 78
Proposed Units (Phase 3 Proposed),
Assisted /Memory Care /Skilled Care
Five spaces plus one for each three beds 148 = 3 + 5 = 55
Total Requirement for All Main Campus 392
Currently, 214 surface stalls and 80 stalls under the independent living facility are
constructed. New surface stalls and a two level parking facility will be constructed as
part of the phase to be completed in 2006. The two level parking facility will be located
between the new care center and 58 Street. Elevations of the parking facility have
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been included indicating how it w i l l be constructed within the existing slopes so that it
appears as a surface parking lot from 58 Street.
One hundred ten spaces will be constructed, making the parking total for the main
campus at 404. The proposed parking will meet the requirements of the Zoning
Ordinance. As part of general plan submittals, locations for disability accessible stalls
will need to be identified.
Access. As part of the parking lot changes, the access drive from 58 Street into the
north side of the main campus will be moved 55 feet to the west of the current driveway
location. The City Engineer has reviewed the proposed driveway location and does not
see a traffic or site line issue.
Minimum Floor Area. The Zoning Ordinance requires that elderly housing have the
following minimum floor area per unit:
Efficiency Units 440 square feet
One Bedroom 520 square feet
As constructed, the existing independent living and assisted living facilities meet these
standards. Detailed floor plans with dimensions are not available at the concept level of
review for the proposed units. Floor plans will be required with the general plan of
development submittals.
Building Height. The elevation diagrams do not include the overall heights of the
three story care center. It is expected that the height will exceed the 35 foot height
limitation of the R-B District. A conditional use permit will be applied for, if necessary, at
the general plan of development stage. The City granted a building height conditional
use permit as part of the PUD approvals for the existing main campus buildings in 1999.
Building Design. The Boutwells Landing project would be subject to Design
Guidelines requirements in that it is a residential /commercial use within a PUD. The
specific building design and materials will be reviewed as part of the general plan of
development. The buildings are to be similar in design and character as the existing
campus buildings. The plans include a one story conservatory within the courtyard
surrounded by the existing town center and the new care center. That is projected to be
constructed in 2008. Additionally, the plans indicate a tunnel under 58 Street to
connect the main campus with the commercial district to the north. That feature is also
planned for 2008. Costs and engineering considerations need to be addressed before
specific plans and a timeline for that construction can be completed.
Historic Village /Parks. Plans for a school, chapel and band shell have been
presented for the area south of the existing City park off of Norwich Parkway. The
school is a historic structure that would be moved from another site. The chapel is a
structure designed to resemble the First Presbyterian Church in the Stillwater area.
VSSA had planned on constructing a picnic shelter on the site but has proposed
participating with the City on the construction of a shelter in the City park. The details of
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the City1VSSA joint park shelter project will need to be considered by the Parks
Commission and the City Council as a separate issue from the PUD review.
The site plan indicates a parking lot to be constructed adjacent to the historic village. It
is a 28 stall lot that is identified as proof of parking. The Planning Commission and City
Council should provide direction to the applicant regarding the parking lot and timing of
construction. If special group events are going to be held at the facility, the parking lot
should be constructed.
Landscaping. A conceptual landscape plan has been submitted as part of the
application. The City Arborist has reviewed and approved all landscape plans. More
detailed plans are to be submitted as part of the general plan of development review.
As part of the conceptual landscape plan, the area between the main campus building
and the pond within the City park is shown as planted in prairie grasses. VSSA
representatives have requested to pay for the conversion of these areas into prairie
plantings and to establish a more definitive edge between the mowed grass areas and
the area that slopes to the pond. The general plan of development will address more
definite plans for this area.
Grading and Drainage. Grading and drainage plans will need to be submitted for the
general plan of development and shall be subject to the City Engineer's review and
approval.
Utility Plans. Utility plans will need to be submitted for the general plan of
development and shall be subject to the City Engineer review and approval.
Sidewalks /Trails. The site plan indicates the addition of new sidewalks as part of the
additions to the main campus. A sidewalk is added on the west side of Norwich
Avenue and connects to the trail on 58 Street. Sidewalks are added in front of the
proposed buildings and provide connections to the parking lot. The Parks Commission
and Planning Commission should comment on the concept plans for the sidewalks.
Lighting /Signage. Preliminary plans for lighting have been provided. Detailed plans
for lighting and any signage will need to be presented for general plan of development
review.
CONCLUSION 1 RECOMMENDATION
Based upon the submittals and review herein, City staff recommends the approval of
the concept plan for the skilled care addition, memory care addition, and historic village,
The concept plan should be recommended with a condition granting concept plan
approval until the end of 2008. That would allow the 28 unit memory care center,
related adult and child care, conservatory, and tunnel approvals to remain in place until
the general plan of development applications are made for that phase of construction.
The concept plan approvals are recommended with the following conditions:
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1 Concept plan approval shall extend to December 31, 2008 for this application.
2. The Planning Commission and City Council should comment on construction and
timing of the 28 stall parking lot adjacent to the historic village.
3. The City Engineer shall approve all driveway locations from 58 Street.
4. Detailed floor plans with dimensions and square footages shall be provided for
general plan of development review.
5 Detailed elevation diagrams with dimensions shall be provided for each building
to determine building heights as part of general plan of development review.
0 The City and VSSA should discuss construction of a park shelter in the City park
as a joint venture.
7 The Parks Commission and Planning Commission shall review all proposed
sidewalk and trail connections and provide input for general plan submittal.
8. The applicant shall submit detailed plans as part of general plan of development
review related to off - street parking locations, design and number of stalls.
9. Material samples for all proposed buildings shall be required as part of general
plan of development review.
10. The applicant shall submit a detailed lighting plan as part of general plan of
development review.
11. The applicant shall submit tree removal and tree preservation plans subject to
review of the City Arborist.
12. The applicant shall submit detailed landscape plans as part of general plan of
development approval subject to approval of the City Arborist.
13. Signage details will need to be provided as part of general plan of development
approval.
14. A detailed grading and drainage plan will need to be submitted subject to review
and approval of the City Engineer.
15. The utility plan is reviewed as part of general plan of development and is subject
to review and approval of the City Engineer.
16. A snow removal and storage plan shall be submitted by the applicant.
17. The Police Chief and Fire Chief should comment on any safety vehicle access
issues of the access points, driveways, or of the general site plan.
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18. The applicant shall be required to enter into an amended development contract
with the City specifying the conditions of approval and address the issues related
to phasing the development.
19. Any other conditions of City staff, Planning Commission, Parks Commission or
City Council.
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2
Boutwells Landing Care Center: Case for Support
Executive Summary
Valley Senior Services Alliance (VSSA), a shared mission of Lakeview Hospital, Croixdale and
Presbyterian Homes & Services (PHS), requests the coinnzunity's support for the addition of a
much- needed care center to the Boutwells Landing senior living coizzinzunity in St. Croix Valley.
It is the missing piece that will complete the corns nunity of caring envisioned by VSSA when the
idea for Boutwells Landing was first conceived.
Planning for Boutwells Landing began nearly 10 years ago in response to the area's limited
supply of older adult housing and services and a projected growth in the number of older
adults in the area of 350 percent over the next 25 years. The first housing at Boutwells Landing
56 Village Homes (side --by -side townhomes) became available in 2000. In the following two
years, 94 assisted living apartments (29 of which are now memory care units) and 101
independent living apartments were completed in two separate living complexes. They are linked
by an innovative Town Center that offers the convenience and community gathering areas of a
small "downtown" area, accessible not only to assisted living and independent living residents,
but to the residents of Village Homes ( 137) and the Brownstones (78), and . to the community at
large.
The consensus among residents, staff, partner organizations and the community is that the
missing piece in this community of caring is a care center. Currently, when residents of
Boutwells Landing need skilled nursing care, either for short -term or longer term health
issues, they need to leave Boutwells Landing, separating them from the friends they've made
and the staff they've come to know and trust, and often, from a spouse who no longer drives,
creating undue hardship for everyone involved. Nearby care centers are generally full, and
the nearest Presbyterian Homes care center is 18 miles away, in Roseville.
Boutwells Landing is an ideal location for a new care center. There is available land and the
main building was architecturally designed to link to a 90 to 110 -unit skilled nursing facility. In
addition, locating care centers with other older adult housing helps give care center residents the
experience of being part of a larger community and lessens any feelings of isolation. A campus
the size of Boutwells Landing along with St. Andrews Village, the Deerfield, Croixdale,
Summerhouse of Woodbury and Echo Ridge would both support the care center and benefit from
the p resence of 24 -hour nursing staff and an on -site clinic. It also provides the community at
large, which is experiencing a shortage of care center beds, with another nearby option for
nursing care.
The care center will require an investment of $20 million, exclusive of land costs, which have
already been absorbed in the construction of the original buildings. Care centers, although a
critical part of the continuum of care, are traditionally the least feasible financially. To make the
care center financially viable, we seek to raise the entire construction cost through
philanthropic capital. A generous grant of $10 million from Andersen Foundation invites the
opportunity to raise the remaining S10 million so that we can put this gift to use and break
ground for this crucial component in Boutwells Landing community of caring.
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EXHIBIT 12
All of these living options are located within a beautiful natural setting with rolling hills,
majestic oaks and pines, park areas and nature trails, and all feature access to a wide variety of
planned activities designed to meet a wide variety of needs. They include computer and arts
classes, support groups, informal gatherings for coffee or cocktails, movies and other
entertainment, exercise classes, discussion groups, religious services, a choir, and variety of off -
campus outings.
This style of older adult housing reflects a growing evolution from the congregate rental units of
the 1980s, to a complete continuum of products designed to accommodate the lifestyle needs of
extremely diverse market segments: from younger active older adults who may simply desire to
live among peers and be relieved of some of the daily tasks of home ownership, to very frail
older adults in need of wide range of support and services.
The need and desire for the Boutwells Landing community experience and continuum of
care is clear from the occupancy rate alone, ranging from 95 to 100 percent among the
completed housing options, with several having a waiting list.
Broad Comnaunit Participation
i� w.erw Among the the vS S A partners, Presbyterian Hones & Services manages the property and housing
services, while Lakeview Hospital manages the homecare services provided to the residents of
assisted living, as well as a new hospice unit. As part of the partnership, PHS and Croixdale have
also worked together to completely rebuild the Croixdale assisted living and independent living
apartments, providing additional options for St. Croix valley older adults and linking them to the
continuum of care available at Boutwells.
Other organizational and community partnerships have also been integral to the success of
Boutwells Landing, offering convenient services to Boutwells residents and volunteer
opportunities for residents and community members, and bringing people of all ages onto the
campus, providing numerous opportunities for multi - generational interactions. For example:
• The Museum is operated by Washington County Historical Society.
• Since 2001, Warm World, a,29-year-old Child Development Center in Stillwater
provides services to more than 55 pre-schoolers every day in the main building.
• Lakeview Hospital Diabetes and Nutrition Education program, with eight professional
nurses and dietician, is housed in the main building.
• H. S . I.' s adult day program, Circle of Friends, is housed in the main building and serves
40 adults each week.
• Lakeview Hospital houses their entire HomecarefHospice program (over 40
professionals serving all of Washington County) within the main building.
• HS.I.'s Meals -on- Wheels program is housed in the main building and the Boutwells
Landing kitchen provides more than 3200 meals each month to support this countywide
service.
• First State Bank and Trust operates a branch within the Town Center and Lake Elmo
Bank has a satellite office in the Terrace.
• Courage Center was instrumental in the design of the Fitness Center and the pools and
is operating several classes.
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because Lakeview Hospital currently staffs the assisted living services at Boutwells the
coordination of care as residents need to move to and from assisted living, the care center and the
hospital will be much easier to facilitate, because it will all take place within one system of care.
A campus the size of Boutwells Landing would both support the care center and benefit from the
presence of 24 -hour nursing staff and the on -site clinic that would be part of the care center. For
example, the emergency call pendants available to all residents would be connected directly to
the nurses on staff, providing faster, higher -level nursing care during emergencies. Residents
throughout the Boutwells campus would have greater peace of mind, knowing there is a nurse on
duty 24 hours a day, and potentially a clinic right on campus as well.
The clinic we envision would be in the vicinity of the new care center with two exam rooms, one
treatment room, a reception area, and record storage. The clinic would be staffed by Stillwater
Medical Group, a 50 physician multi - specialty clinic linked to Lakeview Hospital, located in the
St. Croix River Valley. The convenient access would help ensure continuity of care for residents
of Boutwells Landing and eliminate transportation and parking hassles, Boutwells Landing is in
conversation to pilot a geriatric clinic to access services on site. Family members will likely
appreciate the convenience of treating health needs within one location, reducing the amount of
time off from work when they accompany loved ones.
It also provides the community at large with another nearby option for skilled nursing
care. This will be a benefit for all adults in the community. Increasingly, care centers are used
not just for older adult care, but for rehabilitation after strokes, joint replacement surgery and
other medical situations where there is a need for non - hospital nursing care before a patient is
able to return home. Today, the average length of stay in a care center is 45 days, with many
stays under 20 days and shrinking.
In short, a Boutwells Landing care center will benefit Boutwells Landing residents, other older
adults in the area, and the entire St. Croix Valley community.
The Boutwells Land in f Cape Center: A new kind of nursin care
.......................... ...............................
The current Boutwells Landing site can accommodate the proposed expansion, while preserving
the natural beauty and integrity of the land as open space. The 90 to 11O -unit care center is
designed to be linked to the north side of the main building that currently includes the Town
Center, the Commons assisted living building and the Terrace independent living building. For
residents of these buildings who need nursing care, the location will allow them to remain easily
connected with a spouse or friends who still live in the Commons, Terrace or Village Homes.
The initial design is still in process, but it will likely have features similar to the care center PHS
is currently building in Bloomington, including private resident rooms with private bathrooms,
kitchenettes and sitting areas. The goal is to provide a living environment that is as "home -like"
as possible, while meeting each resident's nursing and personal care needs.
The residents will live in "neighborhoods" of four to 20 residents, each with a communal
activity /dining room area that will serve as a focal point for social interaction at mealtimes and
gatherings, and reducing the need for frail residents to journey down long hallways to access
basics of care, and pay the same reimbursement rate throughout the State of Minnesota, despite
higher metro -area costs.
As a mission - driven organization, however, VS S A feels a commitment to provide the older
adults we serve with a full continuum of care, including skilled nursing care. The project will
require an investment of $20 million exclusive of land costs that have already been absorbed in
the construction of the original buildings. To make the care center financially viable we seek
to raise the entire construction cost through philanthropic capital. Carrying debt load on the
care center would hinder its operation. For the expansion to move forward, significant
philanthropic support is required from area foundations and community members, with many
naming opportunities available to honor a person or group or perpetuate a family name. A
generous grant of $10 million from Andersen Foundation invites the opportunity to raise the
remaining $1O million to break ground.
dosed Timeline
Construction to begin as early as 2006
Architect
Insite Architects, Kirk Velett
mmaY
Boutwells Landing is standing at the threshold of a major expansion. For several years, this vital
older adult community has needed a care center to keep pace with the level of care and
programming Boutwells residents and the St. Croix valley community want and deserve.
This is a moment of great promise for the community the entire area has come to appreciate.
Boutwells Landing is now at a point where substantial community support is needed to make this
vision a reality. Your gift can help this important community asset continue to offer the services
our older adults need to stay together as couples, even when their care needs vary, and allow
older adults to remain in the community of care they love if their level of care increases.
Board of Directors
Mark Campbell, Chair
Donald M. Davies
Curt Geissler
Robert S. Hagstrom
Beth Heikki la
Jeffrey Robertson
Cara Torseth
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