HomeMy WebLinkAbout06 - Narrative-Summary-9-16-19 submittal
Lake Elmo Senior Living Project Summary
To: City of Lake Elmo, MN 16 September 2019
From: Mathew Frisbie – Ayres Associates Inc
The following describes the overall project summary.
Lake Elmo Senior Living Project with Ebenezer Management
Lake Elmo, MN
Layout and Design Changes from Initial Concept Review in August
The following items were updated or changed after listening to the various comments from the city
staff, the neighbors, the Planning Commission, and the City Council members:
· One of the access drives coming off of 39th Street North was eliminated, and the
development drive now loops back and connects at one location.
· Fire access lanes have been added on both the east and west sides of the 42-unit apartment
building.
· The 42-unit building was shifted further to the south to achieve a 55-foot buffer to the north
property line to the main building footprint and 50 feet for the 5-foot decks (a 10-foot rear
yard setback is required per code).
· The twin homes will have a 35-foot buffer from the east and west property lines (a 10-foot
side yard setback is required per code).
· All the existing trees on the site (all on the north property line) will be preserved, protected,
and maintained as a good buffer to the residential neighborhood to the north. A tree survey
was completed to locate all of the trees. Also, new trees will be added to the north tree line
to infill the northwest corner of the site where there are currently some gaps.
· A full landscape plan and civil engineering plans are now part of the submittal.
· A traffic study was completed and the impact to 39th Street North will be minimal.
· The sidewalk connection to the Arbor Glen Senior Living facility was moved slightly to the
north to align with the sidewalk access to the main entry of the facility and to the outdoor
dining. This location is better for safety while walking a shorter and more direct route.
· The village park in the center of the development is more defined with the pickle ball
courts, bocce ball courts, and small playground structure, raised gardens, a trellis, and
circulation paths with benches.
· The parking layout has been adjusted per the changes and the new parking count is 120
stalls and 117 stalls are required per city zoning code.
The Location and Demand
This proposed independent senior living project is the 5-acre parcel adjacent to Arbor Glen Senior
Living (11020 39th Street) in Lake Elmo.
Lake Elmo is a suburban community of 9,916 people (2018 estimate) in Washington County. While
lower-density, Lake Elmo is surrounded by larger neighbors. To the northeast is Stillwater
(population 19,750) and Oak Park Heights (4,740). On the southwest is Woodbury (69,500) and on
the west is Oakdale (28,100).
Lake Elmo is an appealing residential location as it combines a picturesque rural character with
excellent access to shopping and services in the surrounding area. Based on the resident draw
pattern of the existing Arbor Glen Senior Living, community orientation, proximity to other
senior housing properties in the surrounding area, geographic barriers, and our knowledge of
senior housing draw areas, we estimate that a new senior rental housing development on the
Site in Lake Elmo would attract approximately 65% of its residents from a draw area (Primary
Market Area, or “PMA”) that includes Lake Elmo, West Lakeland Township, and Baytown
Township. The remaining portion of the senior housing demand (35%) would come from
outside the PMA, particularly parents of adult children living in the PMA.
The preliminary senior housing study was completed by Viewpoint Consulting Group, Inc. Based
on pent-up demand and the growth in senior households, the Market Study identified an unmet
demand for independent senior living units, assisted living units and memory care units. These
numbers conservatively reflect a capture rate of 45% of the market area excess demand. The senior
population is projected to continue to see an increase for the next five years. This provides for a
very healthy and growing senior population.
The Project
The site development for this project, managed by Ebenezer, is a total 60 units designed around a
common park-like green space and site amenities for senior independent living. This would consist
of a 42-unit senior living three-story apartment building with larger one-bedroom units, two-
bedroom units, and two-bedroom units plus dens and the building will have internal parking. The
site plan layout will also include 18 patio homes (9 buildings with either two-bedroom or three-
bedroom units). The rent structure is comparable to neighboring facilities and other new campuses
that are currently being constructed across the region.
The apartment building will incorporate typical senior building amenities such as a community
room, multi-purpose rooms, fitness room, management office and a food serving kitchen for serving
community room.
The exterior of the buildings will complement the adjacent Arbor Glen facility and will incorporate
brick, stone and Hardi-type siding (cementitious siding) with a sloping asphalt shingle roof. The
building will be set back off the adjacent streets with extensive patios, landscaping, gardens, walks
and courtyards.
The Management Team – Ebenezer Senior Services:
Founded in 1917 by Minneapolis Lutherans to provide community-centered care for homeless older
adults and others in need, Ebenezer Society programs and services today include:
· Independent Living (including condominiums, cooperatives and senior apartments)
· Assisted Living
· Memory Care
· Transitional and Long-term Care
· Adult and Intergenerational Day Programs
· Community-based Services
· Management and Consulting Services
· The Ebenezer Foundation
Part of Fairview Health Services since 1995, their combined resources and expertise offer access to
a full range of choices for vibrant senior living. In partnership with the University of Minnesota,
they are also part of an academic health system improving the patient’s clinical experience,
conducting nation-leading research and achieving academic prominence.
Ebenezer will assist in analyzing the market, establishing a strategic marketing plan, producing sales
collateral, coordinating a public relations plan, and training sales staff. Through Ebenezer’s system
for managing leads, maximizing sales, and monitoring programs to reach occupancy projections,
this new senior living facility hopes to fill this facility within two years of opening.
Ebenezer will provide effective on-site management as well as consulting services in all areas of
management. Ebenezer has proven that quality patient care and a positive bottom line can go hand-
in-hand. Ebenezer will evaluate the facilities’ strengths and weaknesses and they will assess current
programs, any service gaps, as well as opportunities and threats in the external market environment.
From this, recommendations for new service options tailored to the needs of seniors will be
developed and include an individualized implementation plan.
The anticipated number of employees for this independent senior living facility project will be
approximately 4 employees. This will include an executive director, a marketing director, staff for
activities, and maintenance person.
Please contact me if you have any questions or comments.
Sincerely,
Mathew J. Frisbie, AIA
Vice President – Ayres Associates Inc
PUD Density Calculations Information
Site for Proposed Lake Elmo Senior Living Project
Parcel Number: 13.029.21.22.0013
Legal Description: BROOKMAN 3RD ADD LOT 2 BLOCK 2 SUBDIVISIONCD 37102
Summary:
The Concept Site Plan shows 60 total units – 42 in the three-story apartment building and 18 in the
one-level patio home buildings. The existing zoning of the site, VMX, shows the density for
development at 6-10 units per acre. So, the summary of the density of the proposed concept site
plan starts with the 10 units/acre = 50 units and then we meet several of the PUD “density
increases” to meet the 20% increase which adds another 10 unit for a total of 60 units.
Please see our density increase calculations below from the City Zoning Code
From the City of Lake Elmo Zoning Code:
§ 154.754 DENSITY.
The PUD may provide for an increase in density of residential development by up to 20% of that
allowed in the base zoning district. Applicants seeking increased residential density through a
Planned Unit Development are required to provide at least 1 or a combination of site amenities
that equal the required amount of amenity points to achieve the desired density bonus.
A. Amenity Points and Equivalent Density Increases. Increases in density will be
awarded through a 1:1 ratio with amenity points. For every increase in amenity points
for a
Planned Unit Development, the applicant will be allowed an equivalent amount of
density increase, up to a maximum increase of 20%. Table 16-1 outlines the required
amount of amenity points to achieve various density increases.
Table 16-1: Amenity Points and Equivalent Density Increases
Amenity Points Density Increase
5 5%
10 10%
15 15%
20 20%
B. Site Amenities. Site amenities that are eligible for amenity points are listed in Table
16-2, including the associated standards of implementation. Some of the amenities may
be awarded a range of amenity point based upon the quality and magnitude of the
amenity. Where the amenity does not meet all of the standards required in Table 16-2, no
points shall be awarded. Partial points for site amenities shall not be awarded, except as
otherwise allowed in Table 16-2.
C. Site Amenities Not Listed. The city may also consider the allotment of amenity points
for site amenities that are not otherwise specified within this ordinance as part of the
preliminary plan phase of the planned development.
Table 16-2: Site Amenities
Points Amenity Standards
5-10
Underground or
Structure Parking
Proposed underground or structured parking must be integrated into the
primary structure. The purpose of this amenity is to better integrate parking
into the site, reduce the amount of surface parking stalls, and reduce the
amount of impervious surface. Proposed underground or structured parking
must reduce the amount of surface parking stalls located outside of the
footprint of the principal structure by a minimum of 25%. Amenity points will
be awarded based upon the amount of surface parking stalls reduced (between
25-50%). For every additional 5% of surface parking stalls reduced above 25%,
the applicant will be awarded 1 additional amenity point, up to a maximum of
10 amenity points. The facade of any underground or structure parking areas
must match the architectural design of the principal structure.
10
Historic Preservation
Preservation, rehabilitation or restoration of designated historic landmarks in a
manner that is consistent with the standards for rehabilitation of the Secretary
of the Interior as part of the development.
Points Amenity Standards
10
Additional Open
Space
A minimum of 50% of the site not occupied by buildings shall be landscaped
outdoor open space. A minimum of 50% of the provided open space shall be
contiguous. Open space classifications that qualify may include natural habitat,
neighborhood recreation, trail corridors or open space buffers.
10
Public Right-of-Way
Dedication
Dedication of land and construction of a public road, trail, pathway, or
greenway that is part of an approved city plan, but outside the scope of the
immediate project area. Right-of-way improvements should be designed per
the specification of the City Engineer.
5
Fire Sprinkler
Systems
The installation of fire sprinkler systems, per NFPA 13, 13D or 13R, in
structures that are not currently required to install these systems under state
code. Amenity points will only be awarded in situations where there are a
significant proportion of structures in the development that are not required to
be sprinkled under State Building Code. In addition, the density bonus
calculation shall only be applied to the number of structures that do not require
fire sprinkler systems.
5
Contained Parking
The purpose of this amenity is to better integrate surface parking into the site
and reduce the amount of visible surface parking from the public right-of-way.
Parking should be rear-loaded and hidden by the building facade, or integrated
into the site in some other fashion that is acceptable to the city. This amenity is
separate from underground or structure parking.
5
Leadership in Energy
and Environmental
Design
The proposed development shall meet the minimum standards for LEED Silver
certification. The project does not have to achieve actual LEED certification;
however, the developer must submit the LEED checklist and documentation to
the city, approved by a LEED Accredited Professional (LEED-AP), which
shows that the project will comply with LEED Silver requirements.
+10
points
+0
points
+10
points
+0
points
+0
points
+5
points
+0
points
Points Amenity Standards
5
Pedestrian
Improvements
A site and building design that allows for exceptional and accessible pedestrian
and/or bicycle access through and/or around a site. The improvements shall use
a combination of trails, landscaping, decorative materials, access control and
lighting to create safe, clear and aesthetically pleasing pedestrian facilities
through and /or around the site that comply with the Americans with
Disabilities Act accessibility requirements.
5
Adaptive Reuse Significant renovation, rehabilitation and adaptive reuse of an existing
building(s), rather than demolition.
5
Plaza
The development shall include some form of plaza or public square that is
wholly or partly enclosed by a building or buildings. Plazas are landscaped or
paved open areas that shall have a minimum area not less than 1,000 square
feet. Plazas for commercial or mixed-use development shall be open to the
public during daylight hours.
Points Amenity Standards
1-5
Enhanced
Landscaping
A Landscaping Plan of exceptional design that has a variety of native tree,
shrub and plan types that provide seasonal interest and that exceeds the
requirements of the Lake Elmo Design Standards Manual. The landscaped
areas should have a resource efficient irrigation system. The Landscaping Plan
shall be prepared by a licensed landscape architect. Amenity points shall be
awarded based upon the quality and magnitude of the Landscaping Plan.
3
Enhanced Storm
Water Management
Provide capacity for infiltrating stormwater generated onsite with artful rain
garden design that serves as a visible amenity. Rain garden designs shall be
visually compatible with the form and function of the space and shall include
long-term maintenance of the design. The design shall conform to the
requirements per the Minnesota Stormwater Manual and shall meet the
approval of the City Engineer.
1-3
Theming
Significant utilization of various elements of Theming consistent with the 2013
Lake Elmo Theming Project, including but not limited to signage, fencing,
landscaping, lighting and site furnishings. Amenity points will be awarded
based upon the quality and magnitude of Theming elements integrated into the
project.
3
Natural Features
Site planning that preserves significant natural features or restores ecological
functions of a previously damaged natural environment.
+5
points
+0
points
+5
points
+5
points
+3
points
+3
points
+0
points
Estimated total of +/-46 potential points awarded
Max points allowed is 20 points for 20% density increase