Cond. Use Permit-Planned Unit Dev.August 16, 1985
Case No: 85 -46
Applicant: St. Therese
Location: 1001 -1011 Feltl Court
Request: Conditional Use Permit /Planned Unit Development
STAFF FINDINGS AND COMMENTS: Anderson- Kerrigan
1. The applicant is proposing to construct a nursing home /residential facility.
There would be two phases in the project. The first would include construc-
tion of 240 apartments for the elderly. The second phase would involve con-
struction of a 200 unit nursing home. No specific time schedule is detailed
for the second phase. The residential units would provide congregate dining
and nursing care to the occupants.
2. The subject parcel was purchased by the Opus Corporation in 1982. They sub-
sequently requested a zoning change and concept review to construct a 3 -4
story 150,000 square foot nursing care facility and a 200 attached elderly
housing units. A plan was also presented for an office complex to the north.
3. In January the applicant was before the Commission for a Concept Review. At
this time the height of the residential buildings were 6, 8 and 11 stores.
Since that meeting the applicant has lowered the height of the residential
units.
4. 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 100 square feet of lot area and 600 square feet for each person
accomodated within a nursing home. The site has an adequate amount of area
to accomodate the proposed number of units.
5. The height of the building would be 4, 5, 7 and 9 stories. The maximum height
allowed on the subject site is 4 stories or 45 feet. 427.49(8) allows a height
of 11 stores 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 boundry
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 the site the applicant has stated that rather than spread -
ing out the building, increased height is necessary in order to reduce the overall
foot print.
6. The structure as presented would have a front yard setback of approximately 80
feet, a southerly sideyard setback of 80 feet, a northerly side yard setback of
15 feet and a 1020 foot rear yard setback. These setbacks comply with Ordinance
427.31 except the northerly side yard setback requirement is 15 feet of 2 the
height whichever is greater. The height of the proposed structure at this point
exceeds 40 feet which would require over 5 more feet for a setback. If the pro-
posed building cannot be moved, a variance will have to be applied for. It ap-
pears from the proposed plan that a parking lot is in the front yard setback. The
applicant has adequate parking, hence this lot could possibly be eliminated or
redesigned out of the front yard setback.
. Case No: 85 -46
Page 2
7. Ordinance 427.45 requires parking for a Home for the Elderly - one -half (2)
spaces per dwelling facility based on design capacity and for a nursing home,
at least one (1) parking space for each six (6) beds for which accomodations
are offered, plus one (1) additional parking space for each fifteen (15) beds.
The apartments would require 120 parking spaces and the nursing home 47 spaces.
The proposed plan shows marked spaces for the apartments of 170 and 155 marked
spaces for the nursing home. Much of the parking will be underground.
8. Vacant land surrounds most of the proposed development. The Westbrooke Patio
Homes are located at the northeast corner of the subject and apartments to the
south. A berm will be located at the northeast corner of the subject site to
screen most of the development from Westbrooke Patio Homes.
9. Ordinance 427.48(10) requires multiple dwellings to have one (1) tree per 2000
square feet of open space. This site would require 225 trees. The proposed
plan shows over 160 new plantings plus the retention of the existing trees on
the east side of the site. The site will also have two ponds. A walking trail
will circle the east side of the site.
10. Access to the site will be off Smetana Road on to Feltl Road.
11. Ordinance 427.31 requires an open space ratio of 1:1. The proposed plan complies
with these requirements.
12. No sign plan has been submitted. If the applicant receives approval of a Con -
ditional Use Permit he would have to comply with the requirements of 427.42
Signs, Advertising Lights and Devices.
13. The trash containers appear to be located in the underground parking area.
14. The proposed building will have an exterior constructed of brick.
15. The City Engineer has reviewed the drainage plan and has found it acceptable.
Drainage will flow in a southeasterly direction.
16. The Fire Marshal has reviewed the plans and noted that the building must be
sprinkled, any other Fire Code requirements will have to be complied with at
the building permit stage.
17. Any development plans will have to be reviewed by the Nine Mile Creek Watershed
District and approved.
18. The applicant has met with the Westbrooke Homeowners Association. He stated
that they are more in agreement with the plan than when originally proposed as
there have been some significant modifications.