Bush Memorial Home Site Redevelopment
(Update as of Feb. 15, 2012 – middle of document)
In February 2011, several nearby residents met to create an Ad Hoc Committee of Neighbors around 180 South Grotto willing to talk with potential developers interested in discussing any re-use or redevelopment proposal with the surrounding impacted neighbors.
By July 2011, a new purchase agreement, conditioned on specific zoning changes to the property, was created between the Wilder Foundation and Wellington Management to purchase and renovate the old Bush program facilities that would then be leased to The Emily Program to operate their Anna Westin House eating disorder treatment program. The Emily Program operates 7 facilities in Minnesota. In addition, five single family home lots would be created for sale on the eastern part of the property.
The parking lot would be increased by 37 stalls. The zoning changes would require re-establishment of a Non-Conforming Use Permit that the Bush Home had as a residential facility; and a Conditional Use Permit to make a significant increase in off-street parking that would help take pressure off local street parking that has been an issue in the past for local neighbors. The re-platting of the property would also have to be approved by the City Council to form 6 residential lots – 1 for the facility and 5 single-family.
The NCUP application required, under city code, that at least 66% of the households within 100 feet of the site to sign a petition supporting the project. Wellington Management was able to garner signatures from 20 out of 28 potential households or 71%.
Background:
The closing of the Children’s Home has created much concern among nearby residents and to some extent in the broader Summit Hill neighborhood since it was unclear at the closing as to who would purchase this private property from Wilder, and how a new buyer would reuse the site.
The property is currently zoned R4 limiting allowable uses to (unless rezoned or approved for condition uses) residential single family, churches, hospice, daycare centers and k-12 school. In spring of this year, Wilder Foundation called two community meetings to answers questions and concerns.
On Oct. 11, 2010, SHA helped to convene a meeting of concerned residents held at the Linwood Community Center. At that meeting, City Planning Dept. staff provided zoning information to the assembled residents to help them better understand the possible reuses under R4 zoning and what other uses might be likely if an application was submitted to the city for a conditional use permit or to rezone the property. To review the Powerpoint presentation provided by city staff on Oct. 11th, click on this link to a pdf version.
A petition to Wilder, prepared by residents near the site and submitted to the Wilder Foundation previous to the Oct. 21st deadline, has been circulating and can be view at this link. Summit Hill Association (SHA) had been asked to take a position on the sale, but as this is a private land sale and no specific reuse was yet known, SHA did not take a position at the time. In addition, SHA understood that it would be called upon to review, in an unbias manner, any future permit or rezoning application, and make recommendation to the City of St. Paul.
Even so, within those limitations, SHA did send a letter to the Wilder Foundation, on Oct. 19, 2010, stating the legitimate concerns we as a district council have about the future development of such a large parcel of land within our urban community. Click here to read the text of that letter.
As of Nov. 2010, developer MSP Commercial indicated interest in the property to create a multi-unit development “… to provide housing that will appeal to empty nesters and older residents who are interested in remaining in the neighborhood once they no longer have the need to maintain a large home …These residences are designed to be single-floor living with elevator service to the upper floors.” On Nov. 21, 2010, SHA understood that MSP Commercial would likely submit an application to the city, likely in January 2011, to rezone the property to an “RM1″ classification – due to the large number of units and underground parking that characterizes the proposed condo redevelopment.
Much informal discussion was held between MSP Commercial and the residents who live in the area surrounding the property in terms of residents’ concern of greater traffic levels and noise the would come with increasing the housing density to possibly 40 or more units.
On January 18, 2011, SHA was notified that MSP Commercial was dropping the project, citing: “Unfortunately, we have concluded that because of the circumstantial and wide disconnect between construction costs of a quality project on the Wilder land as it exists (including site work and demolition, etc.) on one hand, and the pricing expectation of buyers of condos on the other, that our wonderful and exciting project simply does not work.”
On April 12, 2011, SHA had been informed by the Wilder Foundation that the property remained on the market with CB Richard Ellis representing Wilder; and that there have been multiple showings of the property; with one offer being considered at this time.
Wilder further stated that “While we are no longer operating programs at that site we continue to have regular staff visits to the site to monitor the building and grounds.” {and have} …”added security personnel to the site starting April 11th….{and}we have posted “no trespass” as well as “no roof access except by staff” signage along the perimeter of the property. We ask for neighbor assistance in regard to trespass or suspicious activities. Any neighbor that sees trespassers on site should contact the police. “
Finally, several of the local residents had created an adhoc Advisory Committee willing to talk with any future developer who has an interest in discussing any re-use or redevelopment proposal with the surrounding impacted neighbors if they choose. The Advisory Committee’s first organizing meeting was held on April 21, 2011.