Concept Review-Nursing Home/Res. Dev.i
January 17, 1985
Case No: 85 -03
Applicant: Richard B. Ludwig for St. Therese Home, Inc.
Location: 11th Street South & Feltl Court
Subject: Concept Review - Nursing Home /Residential Development
STAFF FINDINGS & COMMENTS: Kerrigan
I. The applicant is proposing to construct a nursing home /residential" facility.
There would be two phases involved in the project. The first would include
the construction of a nursing care facility with 150 beds and 120 of adjacent
rental residential. The second phase would involve construction of an identi-
cal number of units. The residential units would provide congregate dining
and nursing care to the occupants.
2. The nursing home as. proposed would have a height of 3 stories. The residential
buildings would be 6, 8 and 11 stories. 427.49(8) allows a height of 11 stories
or 110 feet which ever is the greater by Conditional Use Permit provided such
structure is located 300 feet or more from any R -1 District boundary line. The
subject site meets this distance requirement. Soil borings have shown that a
large portion of the site is unsuitable for construction. Thus, in order to
get adequate density on site the applicant has stated that rather than spreading
out the building, increased height is necessary in order to reduce the overall
footppint.
3. The site is presently zoned R -4 PUD which would allow the uses as proposed.
Approximately 13.5 acres are available for development. The R -4 zoning allows
one unit per 1600 sq. ft. of lot area and 600 sq. ft. for each person accomo
dated within a nursing home. Thus, the development as proposed would place the
site at maximum density.
4. In 1982 the subject area was rezoned and platted to accomodate development. A
concept plan was also presented which detailed 150,000 200,000 sq. ft. of nur-
sing home and 150 -200 attached dwelling units. No specific heights were detailed.
The area north of Feltl Court was proposed to have 75,000 sq. ft. This plan as
proposed was approved with the following conditions:
I. 10th Street would cul -de -sac and used as an emergency access
2. Office building moved to the west for the purpose of preserving
the easterly trees.
3. Parking lot for the nursing home not exit as from east as shown.
4. Shift the nursing home on the property to protect neighbors living
to the east in Westbrooke.
5. The construction as proposed is basically an expansion of Opus Corporation de-
velopment to the south in Minnetonka. This development will consist basically
of office and residential. 318 units of rental housing are presently under con-
struction directly adjacent to the Hopkins City Limits.
In conjunction with the overall improvement of this area, the extension of
Case No: 85 -03
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11th Street South and Felt] Court are progressing satisfactorily and it is
anticipated that construction will be completed sometime this summer.
6. Any development plans will have to be reviewed by the Nine Mile Creek Water-
shed District and approved.
7. No specific parking plans have been detailed on the plan submitted.
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• January 17, 1985
MEMO
To: James Kerrigan - Hopkins Planning Commission
From: Gordon Anderson, Engineering Department
Re: St. Therese - Hopkins
Smetana Drive (11th Street South) is currently under contract for
construction and partially completed. As a part of that project, an
underpass bridge is being constructed. This bridge is a part of the
secondary road system and bikeway and pathway that is part of the total
Opus II Concept.
The design of the secondary road system as constructed in Opus II
is an 8 foot wide asphalt path with trees and other landscaping and light-
ing at underpasses. The contract for the Smetana Road underpass incorpor-
ates landscaping and lighting and will be completed in 1985.
Provisions should be made in the St. Therese - Hopkins design to
continue the secondary road system through the.St. Therese - Hopkins pro-
ject to the property north of Feltl Court. Proper easements should be
granted for the secondary road system. Construction should be to the
same specifications as the rest of the system in Opus II.
Storm Sewers and other utilities have been constructed in Smetana
Drive and Feltl Court and should be incorporated with the St. Therese -
Hopkins project.
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