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HomeMy WebLinkAboutSP March 28, 1996 SPECIAL CITY COUNCIL MEETING 7:00 P.M. TUESDAY, MARCH 28, 1996 At Andover City Hall To discuss the development proposal of Adolfson and Peterson and the Presbyterian Homes of Minnesota to develop and construct a senior housing complex. ~ ¡--\ppr-o"ed ~III.J 1~lJ¡ CITY of ANDOVER 1685 CROSSTOWN BOULEVARD NW. . ANDOVER, MINNESOTA 55304. (612) 755-5100 SPECIAL CITY COUNCIL MEETING - MARCH 28, 1996 MINUTES A Special Meeting of the Andover City Council was called to order by Mayor Jack McKelvey on March 28, 1996, 7:00 p.m., at Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota, to discuss the proposed senior citizen campus on Bunker Lake Boulevard with neighborhood residents. Councilmembers present: Dehn, Kunza Councilmembers absent: Jacobson, Knight Also present: City Building Official, Dave Almgren City Planning Director, Dave Carlberg City Engineer, Scott Erickson Others interested in the project The following represented the project: Wilt Berger and Kent Simon, Architectural firm of Miller Hanson Westerbect Berger, Inc. Scott Weicht and Jim Adolfson of Adolfson and Peterson, Inc., and also representing the owners of the property. Dan Lindh, presbyterian Homes of Minnesota, proposed caretakers of the campus. Mr. Berger and Mr. Simon gave a presentation on the proposed project to construct a senior citizen campus on the Adolfson property in the vicinity of the Round Barn on Bunker Lake Boulevard. The project would retain the Round Barn, provide 18 one-story cottages off Marigold Street, a 54-unit assisted living complex and a 90-unit congregate care unit. The overall theme of the campus would be an agricultural one. Parking for the higher-density units will be underground off Quay Street. As many trees as possible will be retained on the site, but landscaping would be done to enhance the visibility of the project. The Round Barn will still be the tallest structure, even if the one building of four stories is constructed. Mr. Lindh stated they have quite a few similar campuses, and he is not aware of any negative impact on neighboring house values. He thought resídents would find their facility will enhance the area, as most studies have shown normal housing prices around their facilities have increased consistent with the rest of the market. Typically the people in the congregate care units would be 85 to 87 years old, only one person per unit, and about one in ten people would have a car. The average age of those in the assisted living units is 78 to 80 years old and average of 1.2 people per unit, that is about 20 percent are couples. Those living in the cottages average 70 to 75 years old and have 1 1/4 cars per unit on the average. Typically ambulances do not come into the facility more than once a month on average. They can also provide the numbers and shifts for staffing and the number of deliveries and times. They are willing to put a covenant that the complex will remain only for senior adults. The complex is designed specifically for seniors, and it would be difficult to convert it to other uses. Special City Council Meeting Minutes - March 28, 1996 Page 2 Mr. Lindh compared this proposal with their complex in Roseville. Typically about half of the people in the complex will come from the community. Another 20 to 25 percent will be parents or grandparents of children in the community, and the remaining will be from outside the City. They have an established marketing plan for a five- or six- mile radius which is done before ground is even broken for the project. Mr. weicht stated this is absolutely a preliminary idea. The family has watched the community grow and develop. They felt there is a need for this type of facility, and this is what the family would like to see done with the property. Currently the proposal is that all units would be rentals under the management of Presbyterian Homes, but they would look at other options. They have not yet decided how to handle the covenant on the five lots that have been designated as single family homes. They have no agreement or covenant that they are bound to on the remaining property. The Round Barn is not on the National Historical Register, but the family does want to keep it there. The location of the buildings has been to get maximum exposure to the sun. They are looking at the livability factors. They would try to balance the traffic so the impact is not too great along Marigold. Mr. Weicht also explained the thoughts of the family that brought about this proposal. People in the family are getting older, and they have an interest in doing something for the community that would be beneficial. Money was not the primary factor, as they could get the same amount of cash from single family residential units. Residents raised many concerns. They asked that a traffic analysis on Marigold be done now. That area is already too congested, and this will only add to it. Not only the resident traffic, but visitor and staff traffic and parking needs to be considered. Has a study been done on the impact of institutional-type buildings at the gateway to a city? The general feeling of the residents was that such a complex will lower their property values. Residents obj ected to the idea of rental property next to their single family homes, feeling ownership would be more acceptable. Obj ections were also raised on the removal of the covenant for single family homes on the five lots along 138th Avenue. Another objection by residents was the proposed three- or four-story buildings, as residents did not want to view that from their homes. Some stated Woodland Development has one of the toughest covenants in Andover, and that is one reason they moved here. However, some were told the Round Barn is on the National Historical Record and that the area in question will ultimately be developed as residential homes. Others had anticipated that area would not be developed at all and liked the view as is when they drive into their development. They did not expect the area to become multiple dwelling units. One asked why bring the elderly into a relatively young community, suggesting the property be used for a community center that the entire family can enjoy. One resident asked how the high density would impact the City's sewer and water system, complaining they do not have adequate water facilities now to be able to water their lawns in the summer. Mr. Erickson . - - ~ Special City Council Meeting Minutes - March 28, 1996 Page 3 explained the City is looking at the water system and will be bringing more wells and storage facilities on line. Another resident didn't want this development to have a negative impact on the frontage road to the south of Bunker Lake Boulevard when that street is upgraded. Mr. Weicht stated provisions have been made for the easement that will be needed by the county along Bunker Lake Boulevard. A resident thought this was being proposed by the City to meet the requirements of the Metropolitan Council on low- to moderate-income housing. Mr. Carlberg stated no, that this is a proposal by the property owners. Affordable housing was discussed and senior citizen housing could be considered as affordable housing. Mr. Lindh stated typically they like to see 40 percent of the project in the affordable range according to HUD's calculations. Residents were concerned with the high density and high buildings. Some felt two-story buildings would be more acceptable, though increased traffic in that vicinity remained an issue. It is congested already, and they want to make sure that vehicles can get in and out and emergency vehicles can respond in an appropriate response time. Many suggested the area develop only as single family residential lots. They acknowledged Andover does need a senior citizen center, but felt it should be considered elsewhere, not abutting an expensive residential neighborhood. One other concern was the damage that may be done to residential homes during the construction project. That person did not want to live in the neighborhood any more if this project is done. Mr. Weicht stated their construction experts would be sure that existing homes are not affected. Councilmember Dehn noted the many changes that have occurred in that vicinity since 1950. Now the proposal is for 3 1/2-story buildings on one side of single family homes. The Adolfson's have the right to sell their property just as others do. However, she was concerned with the height of the buildings. She would also want a covenant that would signify no low-income housing in the area, which is a concern of the neighborhood. Also, whatever is done with the property, the open spaces are important to the City of Andover. There was some discussion on the notification process, with residents accusing City Staff of wanting the project and not notifying all residents as directed. Mr. Carlberg explained those residents within 350 feet were notified. Past experience has been that the word gets passed on to other interested residents. This is just an informational hearing. If the project proceeds, the normal public hearing process will be followed. Mayor McKelvey noted the Council did ask Staff to notify the entire neighborhood of this meeting. He explained the Council has talked about senior citizen housing because there is a need. He personally would prefer to see this in another location in the City. One suggestion has been to establish a small retail center and clinic and a senior complex near the City Hall. He felt this is a nice complex and he'd would like to see it built, but in a different location. Special City Council Meeting Minutes - March 28, 1996 Page 4 Mr. Weicht stated they will consider the comments and suggestions. MOTION by Dehn, Seconded by Kunza, to adjourn. Motion carried on a 3- Yes, 2-Absent (Jacobson, Knight) vote. The meeting adjourned at 8:45 p.m. Respectfully submitted, ~lla A. ~ Peach Recording Secretary