Cond. Use Permit-Chapel View, Inc.January 26, 1984
Case No: 84 -04
Applicant: Chapel View, Inc.
Location: 615 Minnetonka Mills Road
Request: Conditional Use Permit to construct Congregate Care Residential
addition to Chapel View Nursing Home.
STAFF FINDINGS & COMMENTS: Kerrigan
1.
The applicant is proposing construction of a 56 unit congregate care rental
facility. The four story building would be located directly east of the exist-
ing Chapel View Nursing Home. The plan received favorable comments from the
Planning & Zoning Commission at a Concept Review on March 29, 1983.
2.
The addition will be 64' x 248', concrete construction.with a brick exterior.
It is to be connected to the existing nursing home via a hallway on the west
side through the two lower levels. The addition will contain 9 efficiency units
(415 -450 sq. ft.), 3 one bedroom units (528 sq.. ft.), and 3 two bedroom units
(792 sq. ft.), 11 one bedroom units (600 sq. ft.), 30 one bedroom (672 sq. ft.).
3.
427.45(3) of the Hopkins Zoning Ordinance requires one -half parking space per
unit for,housing for the elderly, which nears a requirement of 28 spaces for
the proposed structure. It is proposed that the existing parking.on the site
will be utilized to provide the necessary spaces for the new housing units.
At the present time there are 72 spaces the westerly lot, 40 in the easterly
lot and 8 on the north service drive. Also 15 additional spaces are to be
provided under the proposed structure. In accordance with 427.45(12) the exist-
ing nursing home with 128 beds requires 30 spaces. Thus the 120 existing spaces
are quite adequate to service both the existing and new facility.
4.
In accordance with 427.330) a nursing home in an R -4 District requires 600 sq.
ft. of lot area for each person accomodated which in the case of Chapel View
would be 76,800 sq. ft. The new structure requires 1600 sq. ft. per unit or
89,600 sq. ft. and thus thE: site with 171,559 sq. ft. adequately meets this
requirement.
5. Utilities will come off of Minnetonka Mills Road to service the proposed building.
No additional access points to the site will be added. The main egress point for
the proposed building will be via the existing easterly service road. The intended
use should not significantly increase traffic flow on Minnetonka Mills Road.
6. The plans as presented show a mean easterly building height of 40 feet. The R -5
zoning allows a height of 45 feet or 4 stories and thus the structure is in con-
formance witch this requirement.
7. The Fire Marshal has reviewed the plans and will require the building to be
sprinkled. Other items to comply with the State Fire Code (ie fire hydrants,
stand pipes etc.) will be reviewed by the Fire Marshal subsequent to any further
action.
•
Case No: 84 -04
Page 2
8. In accordance with ordinance requirements the applicant has submitted a land-
scape plan detailing a variety of different shrubs and trees surrounding basi-
calling the south half of the building. The applicant has stated that if addi-
tional dollars remain in the budget additional landscaping will be provided at
some future date. The landscaping as provided appears to adequately minimize
the "overpowering" effect of the building from Minnetonka Mills Road.
9. In conjunction with the CUP request it will be necessary for the applicant to
receive a variance from the ordinance for floor area, open space ratio and
rear yard setback.
•
1J
10. The building would be approximately 44' from. the easterly property line at its
closest point and 95' from the south property line. The existing building has
29,195 sq. ft. of land coverage and the addition will have 12,790 sq. cov-
erage. As the total lot area is 171,559 sq. ft. this is a 24% coverage which is
within the 30% ordinance requirement.
11. In accordance with 427.330) a nursing home requires 600 sq. ft. of lot area
for each person accomodated which in the case of Chapel View is 76,800 sq. ft.
The new structure requires 1,600 sq. ft. per unit or 89,600 sq. ft. and thus
the site has adequate space.
12. The drainage plan shows runoff being collected at the northeast corner of the
site, just west of the proposed building. A catch basin in this area will direct
runoff to the south to an existing storm sewer which runs south on 6th Avenue.
As drainage in this area is critical, the City Engineer has stated that if the
CUP is approved, and at some later date it is determined that drainage problems
have intensified as a result of this project, that it shall be the responsibility
of the applicant to design and implement a system which adequately resolves any
such problem created. Applicant must also review plans with the watershed district
as a condition of the CUP.
/
I n
u
•
February 22, 1984
To: Planning Commission
has
From: John Strojan, City Engineer
Subject: Site Drainage - Chapel View Residences Addition
A Conditional Use Permit for the proposed Chapel View congregate care residences
(Case No. 84 -04) was considered by the Planning Commission on January 31, 1984.
Extensive discussion took place in regard to the storm water drainage from the
site since there has been a history of intersection flooding problems in the vi-
cinity, particularly at 6th Avenue & Third Street North during heavy rains.
The City Engineer described the pipe system which has been installed and extended
over the past 40 years of the growth of the City. It was pointed out that it
would not be feasible for reasons of cost, etc. to reconstruct the system from
Nine Mile Creek to the upper portions of the contributing drainage area. Therefore
measures have to be taken to minimize and lessen any past or potential problems.
The most recent example was the relaying and rerouting of a portion of the line on
6th Avenue South to an outlet in a larger pipe at the intersection of 8th Avenue &
Third Street. This work was done in 1970, including the upgrading of inlets to
lessen surface clogging from leaves, debris; etc. which in many instances is a
greater problem than possible inadequate pipe size. Another ongoing problem re-
lated to storm sewer adequacy is the need for the City to continually check and
clean the pipe and inlets of the buildup.of sand deposits that reduce the carrying
capacity of the underground storm sewer system. Since the'City is aware of this
area and other similar locations in the City this is a continuing task of the Public
Works Department.
The Commission continued the matter of the Conditional Use Permit for further con-
sideration by the applicant and City Engineer of the on site drainage proposals.
Since the last meeting the firm of Wehrman Consultants Associated, Inc. was engaged
by the architect to review the proposed site drainage. The City concerns were con-
veyed to Wehrman together with an explanation of the City storm sewer system in
place. As a result a revised drainage plan was proposed which not only takes in
the roof drains directly, but was relocated to the private street on the east side.
This permits street inlets to be installed to pick up some of the surface drainage
not only from the site but also from the runoff of the previously developed areas
to the north. Presently much of this surface flow does not reach an inlet until it
reaches Minnetonka Mills Road. If this inlet cannot handle this flow, the water
will continue to flow on the surface to the intersection at Third Street & 6th Avenue
which is the low point.
In my opinion, the applicant has done everything within reason to collect and direct
the storm water from the site to minimize any adverse effects on other portions of
the drainage area. As was discussed at the last meeting, the City must continue to
observe and evaluate any future conditions and to take measures to remove'or relieve
any such conditions. The applicant will be present at the Zoning and Planning meet-
ing to explain the revised site drainage plans.
C �
•
•
February 22, 1984
Site Drainage - Chapel View Residences Addition
Page 2
The drainage is without question going into Nine Mile Creek. However, the line
drawn between the two drainage districts is Minnetonka Mills Road. The two
districts resolve problems such as this by having the legal drainage district
(Minnehaha Creek) review the proposal but use the criteria that the actual drain-
age area (Nine Mile Creek) would use.
Respectfully submitted,
John J. Strojan
City Engineer
• o ! U CDR IL ANE RO
o: SO
TH
OI W
2f .IK Oi •. '
7
O'
t{QRIlS�AK ___eflAnJl; a•
`SSLLlTS �A A s -- -B4L I - 12'
Z L —
a H
TOWN SS• _-
i j O
L
I. i R 3
L4�! _ ISTR El L_�
dl I I I
ZI I ' =4 f \-, 1 I _ 2�1, �• �. 1 ;
• 1 i I wl i is 1 I ' 1 I ,I o, \,� /' C
:STEE 1 ��• L. az 3b• 1 �'�Sd r a l
--r�
Fl F 1 �• I I. W ! ! Wt i 1 N I /
y2/ I -' i I 2 •- II y m W I \%
! >! W I i ! i Q
Z a• i
), I _ - > > >' 1 _•' 1 ' ' ( t� I I� i i (� i NQ i ( 2N
JL_J. 5L L� W
- I 'S7 E
N� I , 1 �' r ^ � I I 11 �i� r •f I. I .I ..n I! i F w I
a
I ST
ST
II1r r I— f _. I I II
�. j I i; I 1 r ' I t '� 1 i � 'Ix' 1 :i � ' i ; � L✓
I T J - _ i _T+ET __ • �1. -'—. l':� i ,
STREET ;
° pl .IZ• ` m �._ - I i o
[ 4 " �
L- 1 i
i� JL_ AV E•
o-jr4
If 1
� '` i ' o i i i i �� st SJ I: ' ' . � � � � � .. o • •� ,���, 9
K
T+ t..• IST �St 59'^ IST i Si , .J i S 1 _...�1 12' i ; �i- \J' 75'
I
! j I
._j i • , COUNTY -- __ . _.- __. _ . •'�; RSTR T 50+
/' P
N
l I 1 � Y
4�
. /• ` � ` J MALONL �J
. Ell
- I - i 6TN STREET_J . -are-
C F