09-07-76 agenda_,
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CTTY OF RICI~Ff£LD,. MINNESOTA --
Office of City Manager
Council Letter No. 272 ,.
Agenda September 7, 1976.:
The Honorable Mayor
and
MEmbers, of the .City Council .
City of Richfield
Gentlemen
Subject: Request by Knutson Corporationfor especial Use-Permit „
and Two Zoning, Variances
The Department of Housing and Urban Deveiopn:ent, with concurrence of
the lending institution, is requiring the Knutson Company to relocate,-and redesign..
the Richfield Senior Citizen building proposed to be built at the `House of prayer
Church site. The redsign and relocation is requested so that the residence units
are not suhjected~,' to excessive noise volumes or unreasonable economic depreciation.
For this requirement to be accomplished, the .building will have to be; situated on
the north .portion iof the .site (see Exhibit D) . Because this represents a major
change from the original proposal, it is now .necessary for' the council to review ~
the special use ermit request again.
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The Knutson Corporation, 17 Washington Avenue North, is requesting -thee
issuance of a new apartment use permit. Apartment use .permits a're required
pursuant to Section 3.37, subdivision 2 (part 1) and are su~ject'to the. conditions
governing issuan~ a of a special use permit (per Section 3.4.1, subdivision 5 of
the zoning ordinance) . The applicant is also requesting the= granting of two front.
yard setback var antes .
The follov~=ing items are attached to this council let"ter and will be referred to
throughout:
1. Exhibit A shows the current land use in the area. of"the site;
2. Exhibit.B shows existing zoning in the area;
3. Exhibit ~C is a copy. of the zoning ordinance conditions governing :issuance
of an apartment use .permit;
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4. Exhibit D is a proposed site plan;
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5 , Exhibit ~;£ is a sunlight obstruction diagram;
G, Exhik~it!F is a review of alternative sites.
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• September 7, 1976
.council Letter No. 272 -2-
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A licant's Proposal E
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The Knutson Corporation proposes to build a 150-unit apartment building for ~
- the elderly and handicapped. The project is proposed: to be subsidized under the a
federal "New Construction.Housing Assistance Program" . The residence- is -
proposed to be located on 2.61.acres adjacent to the I-494 north frontage road
` at Chicago Avenue, southof-the House of Prayer Church.
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' The seven story building will cover seventeen percent. of the site . Parking
areas and dra.veway will cover eighteen percent of the site. The remaining land
.area (65%) ,will be an outdoor leisure area and landscaping.. The ratio of floor ~
area to lot area is 1.03 to 1.00. The 117,172 square feet of floor area exceeds .
the total lot area;
The building'will contain l37 one bedroom housing units of :540 square feet
each, seven one bedroom handicapped housing .units of 608 square feet each and
six 'two bedroom units of 740 square feet each. Laundry room facilities will be ~~
provided, and acraft -room, kitchen and lounge-program area will be located on E
the first floor.
• Sixty off=strget parking spaces are provided, with an additional 20 spaces f
to be built if the , eed arises. The applicant proposes dne parking space for ~
each 2.5 units. ~V1Tith the contingency parking spaces, this ratio would be one
.parking space for, each 1.875 housing units .
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Background
The propose
surrounding zoni
Zoning/La
Height:
Setbacks•
building is located in a multiple family residential zone. The
g and wand use is as follows:
Use: North -Single family/church and single family
South - Freeway/freeway
East -General commercial/mult-residential
West -General commercial/multi-residential.
Seven Stories
(Required.- Three Stories}
Front yard - 78th St. 20S feet
Front yard -Chicago Ave . 9 feet.
-.Front yard - 77th St. 14 feet
Side yard - 23 feet
Req. - 30 feet ~
Req.. - 30 feet
Req. - 30 feet
Req. - 15 feet
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Council Letter Nod, 272 -3- September 7,..1976
Access: Via 76th Street, - 7.7th Street and the frontage road to Portland and , t
12th Avenues. Bus service is available on 76th Street.
Sewer/VlTater:,: Adequate' sewer capacity exists for. the .housing 'project -and
`:water is available to the site,
Fire Protection: Adequate fire protection is available. The public safety ;-
{. department has reviewed the .site plan and xaised no "
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objections,
Zoning 'Ordinance 'Requirements
The zoning ordinance allows .apartments in the "MR" zoning: district upon
issuance of an apartment use Permit: An apartment use permit is considered a
special use permit for, apartment housing units, ,
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The zoning ordinance also sets limitations on the use of property for multi-
family housing units.. For this housing project to be constructed, it .will be
necessary to grant: the following variances to the zoning ordinance;
` ~ 1. ' To reduce the .required front, yard on the Chicago Avenue side from
30 feet to 9 feet, a reduction of 21 feet,
{ 2 , To reduce the required front yard on the East 77th Street side. from
30 feet to 14 feet, a reduction of 16 feet.
Staff Review
Planning for locating an elderly and handicapped housing unit on this site _
has been underwa~I ~since 1972, In 1973, the site was rezoned to multi-family
in order to accomodate a senior citizen housing project, This rezoning was
affirmed by the cit~ council in 1974 and 1975. Because. of a moratorium on
federal funding, the special use permit and variances were not applied for in
1973. When this Moratorium was lifted in 1974, the project was again discussed.
However, of that t'me, the. Fair Market Rents (FMR) were not adequate to make
construction feasi le, Because the Federal Department of Housing and Urban
~ Develo ment HU has raised .the F1VIR the ro'ect now a ears feasible
p ~ ) p . l Ap
Oiher considerations relating to the conditions governing, issuance of a
special use permit are; ~- ~ -~
l . -Need and public purpose; ''
2 . Traffic, l ; ading and parking;
3. Density afnd the City Compreheizsve Development Plan;
4. .:Noise;
5. Recreation and 1i in.g spaces; \`
6. Heghtalzt~ s~:rxlight o}~struction,
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Council Letter No 272 -4- September 7, 1976
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Staff Finding ~,
There is a need in Richfield for low and moderate income" housing for the
.elderly. and. handicapped. .The City',s Housing Assistance P an (adopted in 1975..
and 1976 identified approximately 321 elderly families in need of some type of ~
housing assistance,. The proposed project in the census tract is identified for a
suitable location' for elderly housing in the city's adopted Housing Assistance
Plan. The proposed multi-family project would address df~erent_tenant needs
than the typical multi-family. project. Housing of this type has .both a "shelter"
and' "social purpose" ~ provi:ding not only housing to a particular group of low, and
moderate income people, but also social activity.' -For this project, the House of
Prayer Church has agreed to assist with social programming. The sQCial program-
ming spaces, craft room„a public kitchen and garden area will be available. ~.
his t e of housin project does not include. the demand for abundant
T Yp g
parking paces or common outdoor recreation space associated with many multi-
family developments, although sufficient outdoor space is being provided.:
Studies conducted by the American Association of Homes for the Aging and
the- National Association of Housing and Redevelopment Officials,.indicate' a
. need. for one parking space per two dwelling-units , The. Edina 'Yorktown Project
has only one space per four dwelling units, and has experienced a serious
parking problem. ~ As noted, the proposed parking plan would provide one space
per 2 , 5 units . Thus, it is important that room be provided for the 20 additional
spaces if they are needed.
Traffic gene fated from the proposed housing project will be approximately
5.5 -two-way veh~.cle trips per day per housing unit, or 825 trips per day. The
present traffic vo~ume on 76th Street is 5,298 cars daily. .Because this is a
multi-family areal with a large church immediately to the north, -the additional
` . traffic generated ~ y this housing project will not be detrimental to the area .
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The city's comprehensive development plan indicates a :mixed. high density.
'•land use for thisarea. The proposed project represents a density of 57.47 units
.per acre, The average Richfield apartment density is 26.5 units per acre, The
proximity of the proposed project to I-494 does create a need for special sound
reduction treatme~t on the site. The concern for sound protection is based on •
several premises*
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- Sound travel in all directions at equal intensity from its source, sound
also decreased in intensity by six decibels (db) with every doubling of .
distance, people hear sound'at 3 db intervals, i.e: , with. every 3 db
increase in sound ,intensity,.. the noise people hear is .doubled. ,. The
sound reductizon treatments outlined below are based.on these `.considerations:
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Councia Letter No, 272 =5- September 7, 1976
1. Positioning the building with a "V" exposure to the freeway,
-whic',h woi.ild keep the living area surfaces a maximum distance
`away from the freeway, but provide .sunlight,
2. Using a special concave window to minimize living. unif exposure ~
to noise;
~- 3. Prodding air conditioning units to tenants who desire them and
providing andscaping and sound barriers for outside sound.
protection. .
~ Examples of everyday sound levels are:.
1. Person speaking. - 45' dba
~ 2. Average quite home - 42 dba
~ 3. Office - 50 to 60.dba
4. Traffic on busy street - 70 to 80 dba
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The drawin o' e
g nth followin a e indicates an anal sis of the freewa n rse
g p g Y Y o
t impact on the site 'of the proposed housing project, without landscaping and
I sound barriers .
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Council Letter Noy. 272 -7- September 7, 1976 ~ _
However, the outside noise levels. south of the building do 'exceed desirable f
levels It is imperative not' only for the enjoyment, protection .and safety of ~'
people who live in the units; but alsofor the long-term economic maintenance of ~~
the project, that sound reduction measures such as those described be included
in the project.
Specialised outdoor recreation .space and socialprogram space is a~n important
component of housing for the elderly. Parts 'of the outdoor. space should be
protected from the. sun by trees . Other parts of the space should be open for
gardening. The garden areas should be close to the- building. Numerous- activity
areas should be provided and protected from excess noise. The interior design
should maximize active areas and minimize perceived height dangers and "lonely
areas" .
The height of'the building, 60' 8"„ will cause some sunlight obstruction.
The shadow cast by the sun at various periods of the day and year are- as follows
(Central Standard' Time):
8 A.M. 12 Noon- 4 P.M. ~
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. - Midsummer ! 79 feet 32 feet 79 feet
- Fall ~ .162 feet 60 feet 162 feet
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Midwinter ~ 1, 392 feet 154 feet 1, 392 feet
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Spring l62 feet ~ 60 feet 162 feet.
The apartme t buildings to the. west are approximately 105 feet from the
housing project ait the nearest point.. The apartment buildings to the east are
approximately 11 feet from the project at the nearest point. The: single family
homes. to the nor beast are approximately 110 feet and the northwest are
approximately 1`LO feet, Sunlight will only be obstructed in he early morning
• and late aftarnoo~ during midv~=inter. The limited amount o'f sunlight obstruction
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to these areas should not be considered serious.
The project will be financed with a 40-year Minnesota Housing Finance
Agency Loan. S~ction 8 Housing Assistance payments with 20-year guarantees
will be used to a ortize the financing.
- Requests for Variance
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Council Letter No~!,. 272 -8- September 7, -1976
1. That there are special circumstances or conditions affecting the particular'
.land, bu2lding or use referred -to in the a pliration,. not common to other
properties in this or similar districts.
It,is the opinion of-the staff thatthere are special conditions affecting
-the use as subsidized elderly.-housing whichare not. common to other
properties in this or other districts requiring the granting of both variances
i . - The reasons for the special circumstances are:
A.~ This is the only site` in Richfield which is both large enough and
feasible for housing of this type." Only three locations in the city
are ',large enough: the 78th and Chicago site, a location at I-494
and I-35W, and the Adams site. The other two locations are not
feasible because of limited public and`private,service availability,:,
environmental disadvantages and economic cost.
• B. A special social circumstance exists in the city because of the high
:need for shelter for elderly people.
• C. Because the project includes indoor open space, the floor area is
larger and the ground cover is larger than would be normal. However,.
the; open -space both outside and inside is suitable for this project.
D. Because the project is a federally subsidized :housing project and
because it must meetfair market rents, construction costs must
beIregulated .
E. The project must observe the HUD-imposed setback from the freeway
in order to receive funding . ,
2. That the granting of the application is necessary for the preservation and
enjoyment of substantial property rights.
i It is th~ opinion of the staff that the variances area necessary for the
preservation and enjoyment of substantial property. rights. The reasons
far this conclusion are:
A. Th ( need of Richfield residents to have a place to live in is important
,,; to the properly rights of people living elsewhere in the city.
B. Th s is the only area zoned MR which is suitable for amulti-family
Str~Cture. It is impossible to economically build a structure on this
property wiihout variances .
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Council Letter No . 2 72 -9- September 7 , 19 7.6.
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3. That the granting of the application will not materially and adversely
.affect tfie health or safety of persons residing or working in .the.
neighborhood of the ~groperty of the applicant and vvillnot be materially
detrimental to the public welfare or injurious to property or improvements
in the neighborhood. ,.
It is the opinion.. of the staff that the g.ranting of the two variances will
' not be detrimental or adversely affect persons and property in the
neighborhood, As'noted, elderly apartment projects place far less .
demandon the location fer tenant parking and outdoor recreation space,
in relation to the project density, than other types of MR structures,
Staff Recommendation
The staff recommends issuing the special use permit and granting the variances
with the. follovving stipulations:.. ~
1. That adequate landscaping be accomplished on the site;
2. ~ That landscaping or other means be used to reduce the noise levels
#rom I -'', 494 below 65 dba to the south of the building linE;
3. That air conditioners be made available to-the tenants who desire them
.because; of the close proximity of the project to I-494 and because it is
a senior citizen project.
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Experience indicates that only 20 - 30 percent of the tenants will desire
air con itkoners. This would create an additional cost to Knutson
Corpora ion of $4, 000 to $6, 000. The operating costs. could be paid by
the tenant .
4. That 20';additional parking spaces be.shown on the plan.(to be constructed
if necessary) and that the loading area should be signed "5 Minute Parking
. -~ Only ~~ .
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Planning Commis, ion Recommendation
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The planning commission reviewed this request for special use permit variances
at its August 24, 1976 meeting. The planning commission found that the conditions
for issuance of a special use permit were met, and recommended approval. of the
pecial use permit with the following stipulations:
1. That adequate landscaping. be accomplished on the,~site;
Council Letter No. 272 -10- September 7, 1976'
2. That landscaping or other means to be used to reduce he-noise levels
from T-494 below.65 dba to the. south of the building line;
3. That 20 ;additional parking spaces by shown on the plan (to be constructed
if neces' ary) and ;that the loading area be signed "'S Minute Parking 0iily" .
The planning,' commission also recommended granting of `.thee two variances,-
which both comply :with .the conditions for granting variances. The two variances
recommended to be granted. are to .allow a nine .foot front yard setback on Chicago
Avenue and afourteen-foot front yard setback on 77th Street:
,.Respectfully suumitted,
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Wayne S: Burggraaff
City Manager
WSB/bll
cc: Planning Director
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{Z) Any of the usc.~s or nur; aces. for wlti.clt sa3.cli~ pcrl>>its are required or.`perniit-
tca by tl~e provisions of this chapter..
. ~ p • 1 ' - uhli:c sexvicc uses. or ubl.ic building 7.n any distx:i.ct .
~ or
(~) .. t,b..ic ui.:cl:lty p P
when found t:o be necessary. fox• the .public l:ea7:th, safety, conveiu.ence or welfare.
• (3) GommerciaJ. exc. vatinh or natural matcria7_s used .for building; or .construe--
... ; tioli purposes, in any .district. ~. .
(!t) to classify as a conforx,lin; use any.institutional use e~i_sting; in any dis-•
imc of the establi.si~ment of such district.
tri.ct at the t
• (5} . to permit the location of_ any of the •followin; uses in a district. from
" taHich +~hey are. excluded '..y tYie provisions•of this ccde~ airpcxt, library,. tom- ~.
triunity center, church, hospital and i.nsti.tution of an educationa:i_, phil~nthrop- •
a.c or charitable nature, ce-netery, crem~ltory, ,maiasaleum o.r arly otlZe~: place for
;• . the di.sl:osal of Kumar, dead.
'. ~ (6) ror any use covered by section 3.35. - •
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Subda 2a Li:mitatioiZ otl Issuance. A special. permit may not, be issued for. t.he.
purpose of granting an adjus'~Inert or appeal pursuant to section 3.40 nor far any
~~• use not authorized fox the specific district far t:ritich the perl:Iit is sat~ght, nor
for- any use prohiUited iti al?: distr_i cts by t11e provisions of this part <
Subd. 3~. Application. Application for the issuance of a speca_al use permit shall •
• be made to the chief insnector.~' Any pxoceedin~,s ,to classify certain uses as con-.
forming uses as provided ir. this section ma}t.be initiaL-ed either by such appl.i_ca-
. Rio. or by the ceunci].. • • _ .. .
`~ - Subd. ~+. Public learin=*. The council may .held suc11 ,hearings an theproposal .to
issue a special use permit, as it may consider necessary; but at least one pu'ui_ic.
' llearin` shall he held by the council or by a calr,mit~:tee or comrti.ssion to be desig-
nat.ed by the council in any application for a zlse permit for ~he establislltrent of
• any use listed in subciivisian 1, subsectians~5 and 7, of .this s'~`tion..
• ~.
,~~ Subd, 5. Conditions Governing Zssuance< Tlte~.coul~cil shall not grant a permit for
,~an}T of the uses enumerated in subdivisioi-t l hereaf unless it finis that L-he est--
abJ.ishment, maintenance or operation of the use for which a use permit is. sought ,
. ~ hill not under the circumstances of the particular case be deL-rimental, (].) to tl~r~
• .health, safety, morals, ccmfort, convenience or welfare of the persons residing or
F=orking; in the neighborhood of such use, or (2) to the public taeJ.fare or injurious
_ to property or improvetnents in the neigh'~arhood. ~ ~~~ ~~(~~~~/l
r ,tJ"
Subd. G. Ir.Ipositi.on of Conci.tions on ls~crtn e. Tllc council.lmay ir~posc cond~.tioi~.s
11--SV~
-and require g;uarantcses in the grantini, oftus~ pe~nnits< Any use permitted antler
the terms of any special use permit shall be established and conclc~Ctec1 i.n contorn:-
ity t0 the terms Of SUC11 pCrmlt and Of an}' COlldlta.•Dns C1eS1gn3Led in COI111eCt:lOn
. ~herctaith. '. .
-Subd. 7.. Speci.ai. Use ]'cl-rr.it lime I~,imitatians: A. special use :perini:t expires- onc° ~~
~-- ~ ~•~• the use far. whicl.l the permit has been gr.<~ln<<,<i '
year sifter it ham been i.s~ued unle.~.
' Ilan commel7ced within such year or unJ.c~ss, Ripon written application of Lhe o~,~rc~- of
;~~' ~ • t11c nf.f.ectcd land, tl~e counc9.I Mlia1.1 extend t:he ext~i~'ata•on date. of Suc11 permit fo*~
.,~'tlrt~additional period, not to excred one year,
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SINLIQPI' OBS'~'I2UCl'ION BY BUILDING SIir'1IX)I'J
NORTH
5
1~
.,
` ~ • ' ~ • Qtt:i'L7Nla z7AtA •
•
~YO~SSI Op PIZAY~RjJ%~~)TSO;~ HOUSTi~G'P. ROJ1:C~ - -
..I~~ ~. P!t0~'OSAL
•. n.+• w. a. a..+. a. ~.+ ~ ~ • •
A. Senior CzL-izons 7 story .
~. x.50 unaa ~roj ect ~ ,
. _.
s
.~. .
~~z~`cor c~.tizen prog-•ams to be provided by I-louse off' Pz"ayer •
~3. _•.S~_te 2.. 6i x t~
ac es
~ ~.. located at .77th and Glz ica o S , "~ T _ .' ,
. g o,xc,h a~ .-Ioase of I r~.yex. Church..;.
- ~
_ .. 2a ~ ~ ..
~'aCanL- parcel of land: ~ _
,.
_
f. ~ _ 3. .Site is bosL situ- available ~~.-er ~}~i_~ pa°ojert. .
,_
.
CF . economic Gosts ..
•
.
.
~. Szrce Acquisition $175,000. ~ ~
2. Site: Preparation 75,000 .
. _ band Drvelopmez~t Costs 7.5U, Coil
`~C:~ty sexva.ce oQSx~ No e::}~ected zncxea.se
• J0. I';nvaro:~nental ,=actors .: _ ': ~ '
1..
`~ SoL~a~. cos-cs _ •
~ ~. Na d~.S laCeDlen - r .
t ~a
P cant parcel.
~
b. hfo disruption of the neighborhocd.
.
~
~ C. l~decJuatt~ bus so.-vice to rnetropol:itan a~•ea is pxov3-ded.
2. T~gal _ •
• ~ a. • z~ned.:orwltz- resid.enti.al.
. b. Gonrpxehens;~ti=e Plan; high densit3= m-i..~;ed
3. ~zzva.xoz~rnent relative to project. .. ,
~. /~~~essability to cormnercial services.. '
(1) 1,340 feet to grocer= store.
~~ (2)••15790 feet to full line of services necessary for
. ,: ~~sterly. -(Drug store, shoe store, barber, 2.groce~y
sL'oxes, doctors. o3~fice, dentist offzce) Note: 1320 ~ .
~ feet is lj4 }Wile. "~
(~) }~reeway bridge must be crossed •~o reach fu~.l range of
I cotmnercial services.
• b. Noise Pram freeiti~ay ana airp).a~~es 5.s discretionary,. noxmall
~
. unacceptable (exceeds 6S decibels on "A".scale (dbJ~
. ' (1) measuz-ements at 30 feet -f=rom south i~roperty line is
.. 68..7 dbA
. (2) Noise problems can be o~Tercome with
(a) landcaping '
~~:` (b) l1rcJ~i.tectur aI trcatx~.cnt
.
•
`
~ ~ ~ (cj Sour~:e reduction Note : source reduction by 7.982
~-
` ~
• ~ ~ a
-f
i
e
aa.rJ~]_a3ze noise will a~ot exceed
._ g
(
~
j
.1.61 d'~Aa
c 'J •• r
' ~. Laoal Support/Iiistor}- .
. ].. Bot.Ii the City Council. acid I-IR~1 support- the housing project.
~.. Resolutions of support from local. I;roups include I-Iwnan
._.
I2iglits Commission, League of }1'onc;n Voters, .Senior Citizen
Convnission, Housi.l~; Conunitiee, Cllaanber of Commerce, AAIZI',
City Council ar~rd I-~2A.
b. 7?~.s project is in cariformanc:e with I~1~tropolitan Council's
'_` ,..approved .city adopted plans. :.
(~) Comprehensive Plan: hietropoli.tan Council approved 1971.
(2) Housing Assistance .Plan: 1`letropolitan Council appro~Ted 1975.
~I. COA~AI~ISO:~T AL`rL:I2a~ATIVISITES .,..
Thexe are tI-rr ee vacant parce7_s of landin Richfield ~~~hiclr .could be cons~dcred
fox this housing- project. `these. parcels are: ~ -
--. 1. House of Prayer site
. 2. I494~-I35 intersection land.
. 3, 64tH f~ Aldrich land (not. completely..
. ~ : .. ~ ~ vacant)
,..
The best: site is the proposed House of `Prayer site. The I494-I35 intersecti.cn
site is unaccept~Ie T-ecause o~ lac ~ of sei~rices, noise an3 cost 06.00 a .square
afoot). The only other alternative site is the .64th and Aldrich site.
.~. Evaluation of 64th and Aldrich site for a housing project.
1. Site size: 2.25 acres.
. a. Lo;.ated ono block ~~~est of Lyndale.
p~• .. ' b. Par eel i.s partially vacant but does contain- 4 businesses arZd
2 single family residential buildings.
2. Economic costs _ .
. Site acquisition $350,000
. Site preparation 170,000
a. Total land ~ ..
.development costs $550,000 .
b. Building costs -same ~ ~ - -
c. City .services. costs: would be substantially more to provide
• ~ senior citizen progrannning, fire protection
. '~ and police protection.
S.' Environmental Pactors
• a.• SOCial GOStS: ~ ~ ~ .
(1) Displacement of 2 single family residents.
(2) Displacement of 4 small businesses.
. {3) Disruption of neighborhood - creai:iori of incompatible land
uses. ..
b. Legal ~. ~ .
(x) -Site. is zoned single family residential ar~d-abuts a single
capacity residential district.
(2) Con~nerczal. Improvement Program p~.an indicates ~.oti,- density
xesa.denti;~il uses.
(3) City is under court order io hold a refcrci~.duin before file .
aezonirlg oL the property can take place
~. Eraviron?ncr~t rcl.ativc to t:hc site.
(~.) Accesszbi.l.ity_ to conunerciaa services. ~ -
.~ .
,_.. ~. ,t
_:.~. ~ ,~
~..~~..
(a~ ?.'00;) f'cec: to gro~exy store, drtz~ St~~de.;
~: fib) 26Cr0 _~ce1: to fu7.l 7:u1e cif sex~Tir~es zz.Veded }~~,. elderly.
- P~ott;~ 1320 feet is 1/~I mile.
;~ : ~ ~~~ ~j~zxfa].c:~ .t{VE1ILIC TiA1S~ be cxo;sed to reach ftla.l line of
ser~~i_r_e. .llverage da~.ly traffic. on L,yzidalc is 14,700
• ~ cars' grad is. ea~pected 1:o increase to 16,600 cars try
- :19£0 Ihere isMz.o~x~c}estr_ian access ~~reseztt:l alone
~z~ ldcaise lx orn L~~za;?a.l e Avenue . - aixplaz~Us is not sigriificarit
.. Ij°cal SuppoA t,/i-Iistory
.. ~< Gi ty Council }xas i~tithdralvrt t}fie. zozzi.ng ~ orz %}zis }?al: cel and hr~s
azzz~~z~dcd the' }clan from high dez~.sity to loltir clezlsity.
~. 1z~ 19'lZ the Cotzzzc _)_ c}:~.d al~p?-otTey after a con:roversj%; a ~_3 stoxy .
hig}x r:isF~ ozz t}ze sl.tu. 'T'his appro~,-al is ~~ri.thr?ra~,~rz. ~ _
~.. ~`lze site a_s zclude~l i:n t}ze L~-nd.ale/I-IL~b/Nicollet Corrnnarcial
_ . - Zn-:provement program for. low density= muli:i-fa;aily housing teithout .
. - el~.splacea«ez~% of exis•t~ing families or businesses. -
•~. • • ~ a
• _ •
{ .