CR 01-82 Conditional Use Permit - St Therese SouthWest
C\TY OF
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HOPKINS
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June 27, 2001
Council Report 01-82
CONDITIONAL USE PERMIT - ST. THERESE SOUTHWEST
ProDosed Action.
Staff recommends the following motion: Move to adopt Resolution 01-40. approving a
conditional use permit to construct. an addition to St. Therese. located at 1011 FeltI Court.
At the Zoning and Planning meeting, Mr. Thompson moved and Mr. Rowan seconded a
motion to adopt Resolution RZO 1-03, recommending approval of a conditional use permit to
construct an addition to St. Therese. The motion was approved unanimously.
Overview.
The applicant, St. Therese, is proposing to construct an assisted living addition to the existing
building at 1011 FeltI Court. The proposed addition will have 86 new units and be four
stories in height. Twenty-six of the units will be Alzheimer/Cognitive Disorder units. There
are 226 units in the existing building.
The new area will serve. meals and assist the residents with daily living activities. A new
chapel and an adult day care area will be constructed in the new facility.
.
The addition will be located on the north side of the site. When S1. Therese was constructed,
plans included the concept that a nursing home would be constructed at this location in the
future.
Prima" Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the specifics of the new addition?
. What was the discussion at the Zoning and Planning Commission?
SUDDortin2 Documents.
. Analysis of Issues
. Site Plans
. Resolution 01-40
Nancy . Anderson, AICP
Planner
Financial Impact: $_N/A_Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
YIN
Source:
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. Prima" Issues to Consider.
What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject property is zoned R-4. The Comprehensive Plan has designated the site as
residential. The proposed addition is consistent with both documents.
. What are the specifics of the new addition?
Exterior
The exterior will be brick to match the existing building. The style of the new building will
be similar to the existing building.
Landscaping
Since the plan was submitted, revised plans have been submitted that include a pond. This
ponding area is needed along with several other changes that need to be done' with the
drainage, utility and grading. Because of these changes a new landscape plan will have to be
submitted. The new addition is required to have 1,01 additional trees planted. The old site
plan indicates 73 plantings. . There are, however existing plantings on the site that apply and
will exceed the zoning requirement. The site also has extensive shrubs and ground covers to
be planted near the building. Staff would expect that there are at least 73 required plantings
on the new landscape plan.
There are three areas on the site that will be planted and allow for a sitting area for the
residents.
Parking
Twenty-one new parking spaces will be provided. The site plan indicates a drop-off area for
the new addition. The existing underground parking will remain the same. The zoning
ordinance does not have a parking requirement for assisted living or Alzheimer/Cognitive
Disorder units. The closest parking requirement is the convalescent home, rest home,
nursing home parking requirement. That parking requirement is for 21 parking spaces. Staff
is comfortable with that number of spaces. The additional parking will be used by the
visitors and additional staff: since the residents in this area are not likely to drive.
EngineeringlPublic Works
Engineering has reviewed the site plan and made the following comments:
Storm Sewer/Site Drainage
The revised plan does not meet typical volume requirements' and it is recommended .
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that some revisions to the pond design be made before the site plan is officially
approved. More treatment volume could be added by shifting the new entrance
further to the west in order to better line up with the new loading dock so the pond
could be expanded and the amount of treatment volume increased.
. In addition to the ponding issues, there is an issue focused around the area of the
existing storm sewer catch basin where the proposed connection to the City system
takes place. This issue deals with the angle of the connection itself in relation to the
existing pipes.
. Proposed structure details must be provided.
. Proposed and existing structure designs (w/sizes) must be provided.
. C~ncrete driveway aprons need to be installed on all proposed entrances.
Sanitary Sewer
. Proposed and existing pipe slopes and manhole inverts should be listed on the plan
for all affected sanitary sewer lines and manholes in order for the City to complete the
sanitary sewer review.
Watermain
. An existing well near the patio area falls within the grading limits and should be
addressed and identified on the plan.
Other Site Plan Issues
. Both existing and proposed area lighting (with electrical plan) within the grading
limits need to be identified and addressed on the plan.
. An additional plan sheet showing proposed removal (pavement, curb, lighting,
gardens, etc.) should be added to the site plan.
. Additional details need to be added to the. plan including details for the parking lot
pavement section, sidewalk section, fire lane pavement section, structures, concrete
aprons, hydrants, and connection to City streets.
. Inconsistencies between the site plan sheet and other plan sheets must be compared
and addressed such as the width of the fire lane. Many of the described listings on the
site plan should be identified on the grading, drainage, and utility plans due to the
pertinence of the information.
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Fire Marshal
The fire marshal has reviewed the preliminary plans. The fire marshal noted that the fire lane
on the east side of the property must be constructed to withhold a fire truck and there needs
to be a turnaround at the end of the fire lane.
Trash
Trash and recycling will be in the first level of the new addition.
Bituminous Path/Sidewalk
The. bituminous path on the east side of the site will remain. There are internal sidewalks
throughout the site.
AccesslParking
Access to the site will be from Feltl Court. The site plan indicates a drop-off area for the new
addition.
Setbacks
The required and proposed setbacks are the following:
Front
Rear
West side yard
East side yard
Building Height
Density
R-4
30 feet
25' or ~ height
15' or ~ height
15' or ~ height
45 feet
367 units
ProDosed
approximately 65 feet
approximately 375 feet
approximately 180 feet
approximately 500 feet
approximately 42 feet
312 units
Watershed District
The applicant will need approval from Nine Mile Watershed District.
Surrounding uses
The site is surrounded by Raspberry Woods Townhomes to the north, open space to the east,
Minnetonka to the south and Greenfield Apartments to the west.
What was the discussion at the Zoning and Planning Commission?
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Ms. Anderson reviewed the proposed addition with the Commission. Mike Page,
repres~nting 8t. Therese, appeared before the Commission. Mr. Page reviewed the site plan
with the Commission. Mr. Page stated that they had always planned an addition and at the
time the building was constructed, a nursing home was proposed. Mr. Page also stated that
they had a neighborhood meeting and no one attended. The Commission discussed the
parking, landscaping, exterior, and if there would be future additions.
No one appeared at the public hearing regarding this issue.
Alternatives.
I. Approve the conditional use permit. By approving the conditional use permit, the
applicant will be able to construct the addition as proposed.
2. Deny the conditional use permit. By denying the conditional use permit, the applicant
will not be able to construct the addition as proposed. If the City Council this alternative,
findings will have to be identified that support this alternative.
3. Continue for further information. . If the City Council indicates that further information is
needed, the item should be continued.
. .
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 2001-40
RESOLUTION MAKING FINDINGS OF FACT
AND APPROVING A CONDITIONAL USE PERMIT
TO CONSTRUCT AN ADDITION TO ST. THERESE
WHEREAS, an application for Conditional Use Permit CUPO 1-1 has been made by Great
Lakes Management;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by Great Lakes
Management on May 25,2001;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
and published notice, held a public hearing on the application and
reviewed such application on June 26, 2001: all persons present were
given an opportunity to be heard;
3. That the written comments and analysis of City staff were considered; and
4. A legal description of the subject property is as follows:
Lot 1, Block 2 Opus Ninth Addition
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use
Permit CUPO 1-1 is hereby approved based on the following Findings of Fact:
1. That the proposed use meets the requirements for a conditional use permit.
BE IT FURTHER RESOL YED that application for Conditional Use Permit CUPO 1-1 is
hereby approved based on the following conditions:
1. That Nine Mile Watershed District approves the proposed addition.
2. That a new drainage, utility, and grading plan is submitted and that the
Engineering/Public Works approves these plans.
3. That a new landscape plan is submitted.
4. That there is a turnaround constructed at the end of the fire lane that is
acceptable to the fire marshal.
Adopted this 3rd day of July 2001.
e
ATTEST:
Eugene J. Maxwell, Mayor
Terry Obermaier, City Clerk