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Presented By
Referred To
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Committee: Date
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Whereas, Joseph Stanislav [Franciscan Health and Housing], in zoning file no. 99-264,
made application to the Board of Zoning Appeals for variances from the strict applicarion of the
provisions of the Saint Paul Zoning Code for property commonly known as 1925 Norfolk
Avenue, PIN no. 212823240128 and legally desczibed as set forth in the variance application
contained in the zoning file; and
Whereas, The purpose of the application was to vary the following Zoning Code
standards in order to construct a 101 unit senior apartment building:
1) A front yard setback of 25 feet is required, and a setback of 10 feet is proposed
along Graham Avenue, for a variance of 15 feet. 2) A side yard setback of 24 feet
is required, and a setback of 15 feet along the east property line is proposed, for a
variance of 9 feet. 3) A sepazation of 30 feet between building is required, and a
separation of 10 feet is proposed between the new building and the e�sting group
home, for a variance of 20 feet. 4) Lot coverage of 30% is allowed, and coverage
of 47°/a is proposed, for a variance of 17% (21,349 square feet). 5) There is
sufficient lot size for 215 zoning rooms, and the agplicant is proposing 239 zoning
rooms, for a variance of 24 zoning rooms (14,400 square feet).
Whereas, The Board of Zoning Appeals [Board] conducted a public hearing on October
12, 1999 after having provided notice to affected property owners, and the Board, on November
22, 1999, in its Resolution No.94-264, denied the requested variances based upon the following
findings and conclusions:
The property in quesrion can be put to a reasonable use under the strict provisions of the
code.
The Franciscan Health Comxnunity was founded in 193b by the Franciscan
Sisters of Saint Paul. They aze committed to providing religious, social,
housing, and health care for the azea senior citizens. As the population
ages and life spans are increased, the demand for congregate senior
apartxnent buildings increases, not only in this area, but, throughout the
City. The site of the nursing home and the e�sting senior apartment
building on Mississippi River Boulevazd are the only properties wned for
multiple-family housing within a half-mile radius. However, the applicant
could acquire additional property in the area and re-zone it to the
appropriate zoning for senior housing. The existing nursing home and
Council File # p0 �'�14
GreenSheet# � �U
RESOLUTION
CITY OF SAINT PAUL, MINNESOTA
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group home occupy about 30% of the site and is a reasonable use of the land
availabie withiu the standards of the code.
The plight of the land owner is due to circumstauces unique to this properiy, and these
circumstauces were not created by the land owner.
The growing need for senior housing, the loca6on of the e�siing
Fxanciscan Health caznpus, and the lack of multiple-family zoning in the
immediate azea, are circumstances that were not created by the applicants.
However, the applicant was awaze that the size and locafion of the er.isting
building on the property may limit future development on the site.
Do -4y
3. The proposed variances are not in keeping with the spirit and intent of the code, and aze
not consistent with the health, safety, comfort, morals and welfare of the inhabitants of
the City of St. Paul.
The Franciscan Health Community has been located in ttus azea for over 60
years. They recently expanded their campus to include a senior aparfinent
building on Mississippi River Boulevard in an attempt to meet the growing
demand for senior housing. That building required a re-zoning when it was
constructed and was controversial because it encroached into areas formerly
zoned for single family use. However, it demonstrates that it is possible to
alter the zoning of nearby property to permit senior housing without the need
for several variances.
4. The proposed variances will not impair an adequate supply of light and air to adjacent
property, but will alter the essential character of the surrounding area and may unreasonably
diminish established property values within the surrounding area.
The Franciscan Sisters Convent abuts the site across the street along the entire
northern edge of the properry. The new building will be over 30 feet away
from the nearest residential property to the east across the alley, and over 150
feet from the neazest residential properry to the south across Norfolk. There is
a parking lot across Prior Avenue to the west, and the neazest residential
property to the northwest is about 100 feet away. Given these sepazations, as
well as the conrinuing rise of the land to the north, the proposed building will
not affect the supply of light or air to adjacent properties.
The proposed new buildings, along with the existing buildings, would occupy
about 50% of the site. When adding in the paved areas for parking and
loading, the remaining usable yazd area will be very sma1L The ratio of yard
area to building area will be out of keeping with other residential uses in the
neighborhood.
5. The variance, if granted, would not permit any use that is not permitted under the provisions
of the code for the properry in the district where the affectec� land is located, nor would it alter
or change the zoning district classification of the property.
Page 2 of
2 A five-story, multiple-unit apartment building is a permitted use in this
3 district, and the proposed variances, if granted, will not change or alter the 00 -�Fy
4 zoning classification of the property.
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6. The request for variance is not based primarily on a desire to increase the value or income
potential of the pazcel of land.
The applicant states that their primary goal is to continue with the original
mission of the Frauciscan Sisters to provide housing and health care far senior
citizens in the community.
Whereas, Pursuant to the provisions of Saint Paul Legislative Code § 64.205, Joseph
Stanislav duly filed an appeal from the Boazd's determination on November 11, 1999 and requested a
hearing before the City Council for the purpose of considering the actions taken by the said Board;
and
Whereas, Acting pursuant to Saint Pau1 Legislative Code §§ 64205 - 64.208 and upon
notice to affected parties, a public hearing was duly conducted by the City Council on December 8,
1999 where all interested parties were given an opportunity to be heard; and
VJhereas, The Council, hauing heard the statements made, and having considered the
variance application, the report of stafF, the record, minutes and resolution of the Board of Zoning
Appeals, does hereby
Resolve, to reverse the decision of the Boazd in this matter having found error in the facts and
findings ofparagraphs 1, 2, 3 and 4 of the Boazd's Resolution no. 99-264. In reversing the Board, the
Council finds, based upon a11 the record, that:
The property cannot be put to a reasonable use under the strict provisions of the code:
The proposed nursing home site and an exisring senior apartment building on
Mississippi River Boulevazd are the only properties zoned for multiple-family
housing within a half-mile radius. There is no other land in the azea with a
zoning classification which would allow a senior style multi-family housing
project. Rezoning the proposed site to a multi-family residential classification
will have a much greater nnpact on the neighborhood as a whole than the
proposed use which is otherwise permitted in this neighborhood and the
impact of a multi-family apartment complex dedicated to senior living needs
is less than that of a conventional multi-family apartment complex.
2. The plight of the land owner is due to circumstances unique to this properry, and these
circumstauces were not created by the land owner.
The subject site became a pocket of multi-family zoned land when the city
was re-zoned in 1975. The lack of multiple-family zoning in the immediate
area is a circumstance not created by the applicant.
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The proposed variances are in keeping with the spirit and intent of the code, and are
consistent with the health, safety, comfort, morals and welfare of the inhabitants of the City
of St. Paui.
T4�e proposed vaziances would allow development of needed senior housing
units without the need to further encroach into azeas presenfly zoned for single
family housing. The Frauciscan Health Community's recent expansion to
include a seniar apartment building on Mississippi River Boulevazd required
re-zoning when it was constructed. This re-zoning was controversial because
it encroached into azeas formerly zoned for single family use. Locating the
proposed senior housing away from the existing nursing home would result in
the loss of the ancillary services available to the residents of the proposed
housing units that would be provided if the housing were located on the same
site as the nursing home. With some modifications to the proposed building,
the proposed projecYs impact on the surrounding azea can be minimized.
4. The proposed variances will not impair an adequate supply of light and air to adjacent
properiy, nor alter the essential character of the surrounding azea or unreasonably diminish
established properly values within the surrounding area.
The nearest residentiai properry to the east will be across an alley and over 30
feet away from the new building. The nearest residenfial property to the south
is across Norfolk and over 150 feet from the new building. Across Prior to the
west is a parking lot. The nearest residential pxoperty to the northwest is about
100 feet away. The entire north side of the proposed site is bordered by the
Franciscan Sisters Convent located across Graham street. The most affected
homes are located to the west and northwest of the site. Reducing the height of
the proposed building along Prior would be more in keeping with the height of
the homes in the neighborhood and would reduce the overall number of
aparhnent units in the new building. This will also reduce the density variance
required from 24 zoning rooms to 8 zoning rooms (14,400 sq. ft to 4,800 sq.
ft.) and ease traffic and parking concerns. Given the distance separations and
the continuing rise of the land trending to the north of the site, the proposed
building will not affect the supply of light or air to adj acent properties and the
reduced scale of the building is more compatible with the surrounding
neighborhood.
And Be It Further Resolved, That the appeal of Joseph Stanislav to waive the provisions of
Saint Paul Legislative Code § 61.101 for the following variances, based upon the Council's amended
findings noted above and upon findings 5 and 6 as contained in Boazd of Zoning Appeals resolution
no. 99-264, is hereby granted to allow: 1) a front setback of 10 feet; 2) a side yazd setback of I S feet
along the east properry line; 3) a sepazation of 10 feet between the new building and the existing
group home; 4) lot coverage of 47%; and 5) 223 zoning rooms; in order to construct a new, 93-unit
seniar apartment building, subject to the condition that the portion of the new building fronting Prior
Avenue is limited in height to three (3) stories; for property located at 1925 NORFOLK AVEN[JE;
and legally described as N%z & E'/a of Vac Alleys Adj and Lots 1'I'hru 8 Also W'/z of Vac Alley
Adj And Lots 10 Thru 14 A1so E'/2 And S'h Of Vac Aileys Adj And Lots 15 Thru Lot 19 Blk 7
Davem's Burren Addition; in accordance with the application for variance and the site plan on file
with the Zoning Administrator.
Page 4 of
i p o �y,�
2 And Be It Finally Resolved, That the City Clerk shall mail a copy of this resolution to Joseph
3 Stanislav, the Zoning Administrator, the Planning Commission and the Board of Zoning Appeals.
ORlG1�At
Requested by Department of:
By:
Form Approv by City Attorney
BY: �G�/WW✓�"4-� t�10� �d
Adopted by Council: Date Qa
Adoption Certified by Counci Secretaxy Approved by Mayor for Submission to Council
EY= , y7�` �� By:
Approved by Mayo . Date �i{ �� �v'
By:
00 -4y
GREEN SHEET
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TOTAL # OF SIGNATURE PAGES
Memorializing the decision of the City Council on December 8, 1999, granting the appeal of
Joseph Stanislav, Franciscan Health and Housing, to a decision of the Board of Zoning
Appeals denying several variances in order to construct a new 101 unit senior apartment
building at 1925 Norfolk Avenue.
PLANNING COMMISSION
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INFORMATION (IXPWlp
OFFICE OF Tf� CITY ATTORNEY
Clayton M Robinsox, Jr., Ciry Atlomey D� �t1 �I
{ — f
CITY OF SAINT PAUL
Norne Coleman, Mayor
January i l, 2000
Civil Division
400 Ciry Hal[
IS WesrKelloggBlvd
Saint Paul, �nnesota 55702
Telephone: 657 266�770
Facsimile: 651298-56I9
j�w..0 Dsl.iu..� C<�fi�;.�<� �::_��~ : _.. . _.
,��� � � L��s�
Nancy Anderson
Council Secretary
310 City Hall
15 West Kellogg Blvd.
St. Pau1, MN 55102
Re: Appeal of Joseph Stanislav
Board of Zoning Appeals File No. 49-264
City Council Hearing Date: Aecember 8, 1999
Deaz Ms. Anderson:
Attached please find the signed original Resolution memorializing the decision of the Saint Paul
City Council of December 8, 1999, to reverse the decision of the Board of Zoning Appeals in the
above-entitied matter.
If you have any questions, please don't hesitate to contact me.
Very truly yours,
�,� U�✓,�--
Pete�r W. Warner
Assistant City Attorney
PWW(rmb
Enclosure
OFFICE OF LICENSE, NSPECTIONS ADID
ENVIRO.iME�1TALPROZECTIO�I O � �ti �
Roberl Kessler, Direclor
CITY OF SAINT PAUL
Norm Coleman, Mayor
November il, 1999
Ms. Nancy Anderson
City Council Research Office
Room 310 City Hall
Sa3nt Paul, MN 55102
Deaz Ms. Anderson:
LOWRYPROFESSIO�ti�iLBUILDP.vG Telephone:651-266-9090
350 St Pete� Stree{ Suite 300 Facsimile: 651-266-9099
SaintPaul, Minnesota 55702-I510 657-266-9124
�✓C��r_ ;' ,...,'" eaV,.�°,
;:�:`'; � ':,���
I would like to conf"um that a public hearing before the Ciry CouncIl is scheduled for Wednesday, December
8, 1999, for the following zoning case:
Appellant:
File Number:
Purpose:
Joseph Stanislav, Franciscan Health and Housing
99-115680
Appeal a decision by the Boazd of Zoning Appeals
denying several variances in order to construct a
new 101 unit senior aparnnent building.
Location:
Staff Recommendation:
District Recommendation:
Board Decision:
1925 Norfolk Ave
Staff recommended approval
District 15 recommended denial
Deny on a 4-3 vote
I have confirmed this date with the office of Council Member Hariis. My understanding is that this pubiic
hearing request will appear on the agenda of the Ciry Council at your earliest convenience and that you will
publish notice of the hearing in the Saint Paul I,egai I.edger. Thanks!
Please call me at 651- 266-9082 if you have any questions.
•FmsTgrnv�
, NOTICE OF PU$LIC�I�ARII�iG
Hardwick
ne Technician
- 'Rte Saiut Paul City Council will-coaduct a
public riearing on Wednesday, December 8, 1999;
at5:30 p.m. in the �.Yty Counc�l Chambers, Thtrd
Floor, City HalbCourthouse,. to consider t6e �
appeal of Joseph Stanislav, �ianciscan Health -
`and Housing, to a decLSion of the Boa�d of Zoning
RPP denying several vaiiances-in order to
consYruct a new 301 unit senior ,apartment
b'+.' •� � � _
Dated;"Novemlxcl5„1999., "_. .
rrn�cYnrmERSOn -
.Ass;sraFnccuyco,incu-�reraiy .-_-.' -' .
".�' ��OV:1�,� _ -- -
_--8'GPEIILISGi1L7EDfiP'R -.
APPLICATiOtd FOR APPEAL
Departmen! of Planning and Economic Development
Zoning Sectior: �
II00 City Hall Annez
25 West Fourth Slreet
Saint Pau1, MN SSIO2
26b-b589
APPELLANT
9i-�l5��� c. �
Zonirtg pffice uss anfy � � _� `
;: File n,s. ���'f'�-3' �'—�----
�se � Z.'� �x
�'etttative hearirtq _dsY�
City St. Paul St.� Zip 55116 Daytime phane651
PROPERTY Zoning File Name YrQliLi�aCE[�, Vd. ,�n C r2(.�P
LOCATION AddresslLoCation 1925 Norfolk Avenue
St. Paul, 2�N 55116
TYPE OF APPEAL: Application is hereby made fior an appeai to the:
❑ Board of Zoning Appeais L� City Council
under the provisions of Chapter 64, Section 64.206, Paragraph ta) of the Zoning Code, to
appeai a decision made by the Board oi Zoning Appeals
on [ y�� .(Jr �a, , 19 99 . File number: 99-264
(date of decis�on)
GROUN�JS FOR APPEAL: Expfain why you feel there has been an error in any requiremant,
permit, decision or refusai made by an administrative official, or an error in fact, procedure or
finding made by the Board of Zoning Appeals or the Planning Commission.
See attachment.
Attach additiona! sheet rf
ApplicanYs signature�l� ���!`.��/Gi'� Date fff 91/�!Y City
00 -�t`�
ATTACHi�IENT TO APPLICATION FOR APPEAL
The grounds for appeal include, but are not limited to, the follo�vin� reasons. In addition,
applicant desires to present additional �,vritten evidence prior to the City Council meetin� and make
a presentation at the City Council meeting.
A. The standards for issuina a variance �vere satisfied bv the a lnp icant.
The City Council is aware that there are six requirements far the issuance of a
variance. The applicant has satisfied each ofthe six criteria. Also, the StaffReport
of September 28, 1999, indicates that, in the opinion of Staff, the criteria for the
issuance of a variance were in fact met by the applicant. Specifically:
1. The propertv in auestion cannot be put to the reasonable use under the strict
provisions of the code.
The City should take into consideration the differences between senior citizen
housing and conventional family apartments. For example, the zoning code
requires .33 parking stalls per lanit of senior housing whereas 1.5 stalls per
unit of housing are required for conventional family apartments. Thus, for
example, 101 units of conventional family apartments would require
approximately 40,000 square feet of bituminous parking lot, and senior
housing would require roughly 9,000 square feet of parking lot for 101 units
of senior housing. Using this example, approximately 29,000 square feet of
land would be available for a 101 unit senior housing project that would
otherwise have to be consumed by parking lots for a conventional family
apartment complex. The City should take this into consideration in
determining that it is not reasonable to strictly apply standards for
conventional family apartments to specialized senior citizen housing. Stated
another way, it is not reasonable to artificially depress the number of senior
housing units and in effect require greater green space for senior housing than
it would for conventional family apartments. The difference between senior
ciYizen housing and conventional family apartments justifies variances for
setbacks and azea coverage.
As Staff also noted, confining the needed additional housing units to the
existing campus of Franciscan Health and Housing would in fact have less
impact on the neighborhood than acquisition of surrounding residential
property and tezoning it. Thus, reasonable use ofthe existing campus means
granting the variances.
N:�PL�DJ'I184563700.wpd
�c� — =��
2. The �lieht of the landowner is due to circumstances unique to this prooertv
and these circumstances were not created bv the landowner
There is a iremendous demand for senior housin� in this area. There is no
multiple family zoning in the immediate area that would allow the expansion
of the campus further into single family housing areas. These circumstances
were not created by the landowner.
3. The�roposed variances aze in keepin� with the spirit of intent of the code,
and are consistent �vith the health, safetv, comfort, morals and welfare of the
inhabitants of the City of St. Paul.
The applicant proposes to provide much needed senior citizen housing on a
nonprofit, charitable basis. Senior housing is a permitted use within this
multi-family zoning district. The granting of the variances would have the
benefit of allowing the senior housing to be part of the Franciscan Health
Community campus. In addition, even opponents of the variances will admit
that the senior housing will cause far less activity and disturbance than if the
properiy was utilized for conventional family apartments. The granting of
these variances is not only consistent with the health, safety, comfort, morals
and welfare of the citizens, but in fact is a betterment for the community.
4. The proposed variances will not impair an adequate supolv of lieht and air to
adjacent property nor will it alter the essential character of the surroundin�
area or unreasonablv diminish established propertv values within the
surroundin�area.
By limiting the height ofthe project to four stories (even though code would
allow five stories as a matter of right), an adequate supply of light and air is
provided to adjacent property. The distances between the project and single
family residences are more than ample to preserve adequate supplies of air
and light.
The surrounding uses at the project include the existing nursing home, the
Franciscan Sister's Convent and garden plot, St. Therese Church, a parking
lot, and two residences to the east across the alley. In addition, the pro}ect
includes residential-style architecture to fit within the neighbarhood. The
proposed proj ect fits well into the character of the surrounding area.
The variance if granted would not permit anv use that is not permitted under
the provisions of the code for the property in the district where the affected
land is located nor would it alter or chan�e the zonin; district classification
of the propertv.
N:�PUDJT84563700.wpd
��-y�
The granting of the variances will allow the consriuction of senior citizen
housin�, which is a permitted use under the cunent zoning. Granting of the
variance would allow the existing zonin� classification of the properiy to
remain, and would not require rezoning of other property in the vicurity. If
the variances aze not granted, it �vill have the effect of encoura,°ing the
acguisition of other single-family residential properiy in the neighborhood
and the seeking of a rezonin� contrary to this goal of not altering zoning.
6. The request for variances is not based�rimarilv on a desire to increase the
value or incomepotential of the �arcel of land.
Numerous letters of support were submitted to the Boazd ofZoning, Appeals
by various senior citizen housin� committees showing the tremendous
demand which exists for senior citizen housing in this area. The applicant is
a non-profit corporation, and has a mission of providing housing and health
care for senior citizens. The true purpose of this project is to meet the needs
ofthe senior citizen community and fulfill missions ofthe Franciscan Health
Community. The purpose is not to increase the value or income potentiai of
the parcel of land.
B. The height of the building is a reason for granting the variance, not denying it.
At the Board ofZoning Appeals, several people spoke in opposition to the variances,
and as part of the opposition they indicated ihat there was too much height and
"bulk" to the project. When legal counsel for the applicant indicated that height was
not an issue, numerous opponents of the project responded in unison that height in
fact was an issue. Also, an attorney for several opponents argued that the building
was too high. It appears that the Board of Zoning Appeals took height into
consideration in denying the variances.
Clearly, height is not an issue or a basis on which to deny the variances. In fact, as
Staff so appropriately points out, the existing zoning allows up to a five-story
buiiding. The applicanYs project is for only a four-story building.
Ironically, by not granting the variances, the Board of Zoning Appeals is encouraging
the applicant to build a five-story building, which may require less variances. The
granting of the variances will at least result in the hei�ht of the project being below
the five-story m�imum. If in fact some of the nei�hbors in the vicinity of the
project desire to have a height lower than the maxunum permitted by code, the City
Council should respond by granting the variance, not denying it.
N:�PL�DI'[1845 6 3 7 00.wpd
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C. Senior Housingis uniq_ue and not tvpical ofmost multi-familv housing projects.
Consequentiv. losic and Qrecedent supports the issuance of a variance from the
application of the code.
The provisions of the St. Paul zoning code relating to multi-family housing
contemplate conventional family apartments. In the past decade or so and as the
population ages, the City has seen more and more development of senior citizen
housin�, which does not fit the typical zoning standards and criteria of conventional
faznily apartments. Variances are very common when senior citizen housing is
involved. In fact, if variances are not granted, it is possible that undesirable results
can occur by strictly applying the criteria that contempiate the parking, play azeas,
and open space that fit the needs of conventional family apartments but do not fit the
needs of senior citizens.
In short, there is ample precedent, both within the City of St. Paul and virivally every
city in the metropolitan azea, in support of the issuing variances for senior citizen
housing, particularly as they relate to density and setbacks. Senior citizen housing
is truly unique as compared to conventional family aparhnents, and should be treated
accordingly by the City Council.
D. Conclusion
The applicant respectfully requests the City Council to grant the variances in its
application which would allow the construction of 101 seniar citizen housing units.
These 101 senior citizen housing units will be a significant conhibution towazds
meeting the tremendous demand for senior citizen housing.
N:\PUD71184563700.wpd
APPLICATION FOR ZO(VIIVG VARIANCE
OFFlCE OF LICEIvSE, IA'SPECTIO�VS, AND
ENVlRO�`:IfENTAL PROTECTIO�V � 8 6 6 I O
3�D St Peter Street, Suite 3(ID
Saint Pau(, MN 5� 102-1 � 1 U
266-9IJ08
APPLICANT
Name �oseph Stanislav Gom
Zoning oHice us ' onty � - � �
Fife num6er: '{ G t ' Z��
Fea: $ a7Z •
Tentative hearing
Seetionfs)-1� /� �a � -
Franciscan Health E
1�25 i•?nYiO�:K f:Vd.
PROPERTY
5
Variance(s) requested: , 1 ' �-r'"S' �� �'� �m; � ���"``�
1. Front Yard Setback - Z S �j /o �+�.<,se Z 3$ /Lm= ��7'ra'`✓ �
2. Side Yard Setback {,ry u!� ✓t� � �s'�gYu« i/q�z;o�✓� ob ��S �� S x i
3. Buiiding to Buitding Setback 3���_re � �(�
4. Percent of Building Covera_ on an RM2 Lot 3�?o&��—i�'� ��"'�"
What physical characteristics of the property prevent ifs being used for any of the permitted uses in your zone? ��'�
(topography, size and shape of lot, soil conditions, etc.) /r/'
4Ve are not requesting a use that is not permitted in an RNr2 mutti-fa4�il;f
P,esidenti2l District.
3. Explain how the strict application of the provisions of the Zoning Ordinance would result in peculiar or exceptionai
practical difficulties or excep4onal undue hardships
4. Explain how the granting of a vanance will not be a substantial detriment
to the public good or a substantial impairment of the intent and purpose
of the Zoning Ordinance
sheets if n
Applicant's
City S:. Paui. State MN Zip 55116 DaytimePhone 557-696-8401
Property interest of appiicant (owner, contract purchaser,
Owner/President — CEO
Name of owner (if
Address/Location �925 Norfolk Ave.
Legal description See atteChed
(attach additiona( sheet if necessary) ��_2
Lotsize �16,442 Present Zoning���esentUse �ursing Home
Proposed Use Nursinq Home/Senwr Apartments
49r 09!49ao"as��t�� u`I��°��tR : I
408C+'J�FI€�6<Gc ��7�,�t
S'�J$TT� #�'Y',`C{
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LHA6lG�' i4. �
Date � � �
FRANCISCAN NEALTH COMMUNITY
PROPOSED ADDITION
Four-Story, '161 Llnit
Senior Apartment Build'+ng
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The Franciscan Health Community has been a long estabfished fi�cture in the Highfand/West 5eventh
Neighborhood for many years. The campus has and continues to provide religious, sociai, healihcare
and housing needs for area seniors, along with many employment opportunities within those
programs. The existing facility also houses the corporate headquarters for the Franciscan Health
Community. The organization and its mission of caring for the neighborhood's senior popuiation was
founded in 1936 by the Franciscan Sisters of St. Paul.
The current site (2.7 acres), located in the tiighland fleighborhood is bound by Graham Avenue to the
north, Norfolk Avenue ta the south, and Prior Avenue to the east. Currently located on the site is the
nursing home sfructure w+th a 31,720 square foot footprint, three to four stories tall, withi40 nursing
home beds, an adult daycare program, a chapel, and the Franciscan Health Communities corporate
offices. On Norfolk Avenue is art original neighborhood singie family home that has been converted
into a Group Home with a 1,575 square foot footprint, two stories tall. On the corner of Prior and
Graham Avenues is a two-story rental home which would be demolished to accommodate the project.
Also, tocated on site are two (2) maintenance garageslstorage buiidings which wiN also be demolished
for this project.
In order to execute the original vision and mission of the Franciscan Sisters, we are proposiRg to
provide congregate senior rental apartments which falls between independent living and assisted
living in the continuum of care cycle of housing needs.
The project, as proposed, consists of iwo (2) four-story senior congregate apartment buildings
attached to the existing nursing home structure on the north side of the site. These wings would Sront
Prior Avenue on the west, Graham Avenue on the north, and an ailey on the east. The units provide a
variety of sizes with studio, one, two, and three bedroom units available for rent. Each structure
wouid have an underground parking garage for the use of the tenants and sta#. Within the buildings,
and in a remodeled portion of the nursing home, amenities for the residents would include an arts and
crafts rooms, library, billiards room, lounges, common laundries, congregate dining room, and a
chapel. The buildings are designed to reflect the character of the existing residentiat neighborhood.
The gabled roofs, first floor porches, decks on the upper floors, and undulating wcterior walls, are alf in
an effort to break up ihe building and give it a very tesidentia{ look like so many of St. Pau1's historic
neighborhoods.
The Variance requests to the Zoning Board of Appeais wouid consist of:
Front yard set back off Graham Avenue:
Required setback = 25', requesting l5' varia�ce.
2. Side yard set back on the easi (alley side):
Required setback ='/z of building height. Bui{ding height is 48' which requires sideyard
setback of 24', requesting an 8'-8" variance.
3.
CQ
Building to Building setback:
Required separation between buildings on same parcel is 30 feet - requesting a 20' variance.
Build'+ng coverage percentage on site:
Allowed coverage is 30%, requesting 37%, requiring a 7°la variance.
See attached Data Summary Sheet.
SEP-16-199'3 15:26 TUSHIE MGNTGOi9EftY 612 830 8215
FRANCISCAN HEALTH COMMUNITY
1925 NORFOLK AVENUE
5F. PAUL, MIIVNESOTA
ORDtNQNCE REQUtRENIHN7S OF AN RM-2 ZONlNG DISTRICT
September 3, 7999
Revised SeptemHar i5,1999
SeCtion b7_1Df. ResidenfialOistriais
RNi-2 Multipte Family Residential
A. Lot size per unit - see notes c, e, g.
(c)
(e)
Not applicable to this project.
P.02�0?
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In an RM-2 Multiple-Family District the totai number o{ rooms (not InCiuding
kitchen, dining an@ sanitary facilities) shail not be more than the area of tfte
parcef, in square feet, divided by six hundred (660).
In an RM-2 Disirict, for the purpose of computing the permitted number pf
dwelling uniis, the following room assignments shall control:
one Bedroom = 2 Yooms
Two Bedroom = 3 rooms
Three Bedroom = 4 rooms
Four Bedroom = 5 roqms
Plans presented showing 1, 2, 3, or 4 bedroom units and including a"den,"
"librar�' or other extra room shall count such extra room as a bedroom for the
purpose of computing density. Eificiency apartments shal{ have the same room
assignment as a one-bedroom unit.
In an RM-2 District, the area used for computing density shall be the zoning lot
area plus hatf of the widih ot the alley adjoining ihe iot.
(g) For each required parking space within the multipfe-famiiy structure or
othervvise compfetely underground, ihe lot area figure may be inCreased by
ihree hundred {30Qj square feet. A site plan shall bs required when applying
for undergraund parking bonuses Showing layout and dimensions,
Lot Size 9quare Faatage for Determining DensiYy
a. Main Lof (Nursing Nome) 116,440 s.f.
b. Adjoining Ailey (1/2 wiqth) 2,580 s.f.
c. Underground Parking Sonus (Section 81.101g} 15,300 s.f.
(30� s.f, x# progosed underground parking spaces) or
(300 s.f. x 57 parking spaCes)
T07AL Si7E SQl1ARE FOOTRGE FOR DETERMVNIfVG DEhESITY �34,320 s.f.
SEP-16-1999 15�26 TUSHIE MDNTGOf9ERY
Franciscan Heatth Community
Ordinance Requirements of an RM-2 Zoning District
September 3, 1999
Revised September i5, i999
Page 2 of 6
IL Housing Density
a. Dv�elling units atlovred by crdi72nce
(Lot s.f. = 64a s.f. per hausing unit =
'I34,320 s.f. r 600 s.f. = 224 units)
b. Dwelling units ptoposed
612 830 8215 P.03i07
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224
239
(requires variance for 15 units)
Qty. �welttng Units
T�pe of Unft Pr000sed oi Units Assianed to Unit
Suildmg A —
One Bedroom 35 x 2/unit
Two Bedroom i 6 X 3tunit
Three Bedroom 4 x alunit
Total Dwelling Units in Buiiding A 55
Building B
One Bedroom 35 x 2/unit
Studio 2 x 2/unit
Two Bedroom 3 x 3/unit
Two Bedroom (or den) 6 x 3/uni!
Totai Dweliing Units in Building C 46
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Total Dwelfing Uniis dn Site 101
r°�
Maximum height of structures by Ordinance in stories = 5, in feet = 5p,
Proposed buiiding height to mid-level of pitcfled roof - 48 feef.
70
48
�
138
70
4
8
18
101
�
239
C. Minimum Yard Setbacks required by Ordinance:
1. Front = 25 feet
2. Side ='/x height of structure or � 5 feet, whiChever is greater � 24 feet,
3. Rear = 25 feet.
4. When two or more buildfngs are construCted on the same parcel, ihere
Shall be a distance of at le8st 30 feet beiween principal buildings.
Proposed Yard Setbacks:
- Prior Avenue = i 7'-9" (sideyard) setback farther than existing structure
- Graham Avenue ='!0' (frontyard) requiring 15' variance
- Sicteyard East ad'}acent to A41sy c 15'-4" (sideyard) requiring 8'-8" variance
- Rearyard to Norfotk • Not Apptica@le
- Building to building = Proposed 10' separation between Building B and
existing Group Home requlring a 20' varianCe.
.," —io—i777 1526 TUSHIE MONTGOt°IEP.Y
Maximum percent of loY occupied by main building =
OD — `'t i
Francisaan Heal#ft Commuttity
4rdinance R2quirements of an RM-2 Zoning ais#rict
Sepfember 3, 7995
Revised September 15, 1999
Page 3 of 6
L`�
E.
612 830 8215 F.04/67
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1. Tda>cimum baiiding Coverage allowed 6y Qrdinance = 30°la
2. Ptaposed 8uilding Coverage = 44.8% {requires variance of 14.8%)
Building Area = Nursing Home + Group Home t Buildings A and S
.j/ 6�,115S.F.=31,720ti,575t15,ti0+1i,700
7 r Lot Area = Mtain Lot +'h Adjoining Alfey + Untlergroun8 Par'aing Bonus
134,320 s.f. =116,44Q + 2,580 + 15,3Q0
Building Area = Lot Area
60,115 s.f. �-134,32o s.#. � 44.8% requiring a variance of 14.8°l0
Ffoor area ratio (FAR) - is not appficable.
F. Parking RequiremeMs (Sec. 62.103)
1. Total Parking Spaces Required
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a. Residentiai - Nousing for Efderly =.33 spaces per unit
Pfoposed 101 Senior Apartment units x,331unit =
Spaces
Reauired
34
b. Existing Medical - Nursing Home
Qne (1) space per 3 beds plus 1 space per each 2•day
shift, shift employees or fulf-time equivalent.
140 existing Nursing hlome residentiai beds x.331bed = 47
Maximum Employee Shih (8p people) � 80
o. Er�sting Senior Co�gregate Buitding
Residential - Housing for the Eiderly =.33 spaces per unit
54 units x .33 = �
Totaf Parking Spaces Required
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SEP-16-1999 15�2? TUSHIE MONTGOi9EP.Y
612 830 8215 P.05i07
�D-��
Franciscan Health Comrttunity
Ordinance Requirements of an RM-2 2oning DistPict
September 3, 1999
Revised September 15,1999
Page 4 of 6
2. Tocal Parkirlg Spaces Provided
a. Nursing Home and proposed Senior,4partments
- Underground - Buitding A
- Underground - Building 8
- Street Parking (78 total):
Graham Avenue (both sides) - 3i
Prior Avenue (both sides) - i7
Norfolk Avenus (both Sides) - 30
b. Auxiliary Parking Lot (reconEigured)
c. Existing Senior Congregate Building
- On Site
- Underground Garage
- Street Parking {38 to#al):
Prior Avenue (bpth sides) - 34
Norfolk Avenue jsouth side only) - 4
7otal Parking Spaces Provided
VARlANCES F3EQUESTEb:
Housing De�sity-
tot Caverage -
Setbaoks-
15 dwelling unit variance
(allowed 224 - recyuesced 239)
19,819 s.f. � 14.$%
(aRowed 40,296 s.f. (30%) requested 60,i 15 s.t. (44.8%)}
15'varianceto Graham Avenue
(Reguired 25', requested 10')
2.
3.
8'-8" varianCe to �ast alley
(required 2d'. Requested 15'-4")
��g --
'�-2C �!
Spaces
Provided
32
19
52
31
62
196
20' va�iance between proposed 8uilding B and existing group home.
(Required 30', requssted 10')
SEF-1E-1999 15�27 TUP,FiIE MONTG�I1EP.Y
Prancisoan Hea[th Community
Ordinance Requirements af an RM-2 Zontng Distriet
September 3,1999
Revised September � 5, 1899
Page 5 of 6
JUS77FiCATIpN FOR VARIANCES:
2.
3.
4.
5.
6.
7.
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612 850 8215 P.06i07
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St. Mary's and Franciscan Homes have been a part of this naighhorhood for over 60 years
providing a vaivable service ta the communiry. Their reason far propasing this project is no
different than when they proposed and buHi the nursing home, to provide housing and medical
care for oider aduits from the oommunity that they serve in foving and caring environment so
that these tong time residents are not forced to leave the neighborhotid they butlt antl lived in
for so many years.
The demand for rentai senior housing is high not oniy in this neighborhood, bu# in ali of St.
Paul.
Lot coverage couid be rgdueed by 15,30Q S.f. by removirtg the e�cisting one story portion of the
nursing home located in the northeast corner of the building (the majority of this spaCe is
currentty unused) and removing ihe existing group home,
The proposed buildings would be set back 24' from the existing curb on Graham and 30' from
the existing ourb on Priar Avenue.
A setbaCk variance to the existing group home would not be required if building B and the
group home were oonnected by an enclosed hailway.
Existing building setbacks in the neighbofhoad are as fo)lows:
East side of Arior Avenue - Nursing Home 5'-9"
Existing Hcme {to be semoved) 8'-9"
South Side of Graham Avenue:
Existing Home to 6e removed 3'-4"
Nursing Home 34'
Existing Garage &'-t 1"
Existing Home 4'-2"
Aliey between Graham and Norfolk Avenues:
Existing north garage to allay $'
Existing home on Norfolk to altey 7'-2'
We are not proposing a fiv2 story building which is aliowed in fhis zoning district. As a result
the lot coverage area is increased exceeding what is allowed by ordina�ce.
The proposed parking spaces exceeds what is required by ordinance. tn addition, once a long
term iease is obtained for the adjacent shared parking lot, Francfscan prapases to upgfade the
�ot adding i 6 spaces which wi!! hetp ease the current parking problem for the nursing home.
The residentiai character of the proposed buifdings will not onty upgrade the image of the
existing nursing home but help to blend the existing and proposed struetures into the
neighborhood characier.
�er-16-199� 15�27 TUSHIE MONTGUP'IERY 612 830 8215 P.H7iH7
Do -`�`�
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�rancisaan Fieafth Community � ' Z�C �
Ordinance Reqcairements of an RM•2 Zoning District
Sepfember 3, i999
Revised September 15,1899
Page 6 of 6
10. This siie has been zoned for the proposed use for many years Yrhich has not had a detrimental
effect on the neighborhood. Property values have Continued to increase over the years.
77_ The existing nursing hame is four stories on Norfolk Avenue and three stories on �raham
Avenue,
�2. Tra�lc in tha area wi!! noi @e substardiafiy affected by this project since a high percentage of
the buildings residents do not drive in addition those that do drive do not make the majority of
their trips during the AM and PM peak traifia periods since they are not working #or the most
part.
'13. This project wiN ailow the buiiding's residents (independent seniors) to age in plaCe, not
Yequ�ring Yhem io move shauld they neeQ medical care in the future.
1A. Tne vacant Sand of this site allows St: Pau( to meet a portion of its goais and needs for senior
housing without having to remove/redevetop an already daveloped area.
TOTAL P.07
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BOARD OF ZOI�iING APPEALS STAFF REPORT
��-��
1. APPLICANT: JOSEPH STANISLAV, Franciscan Health and Housing hTLE # 99-264
2. CLASSIFICATION: Major Variance DATE OF HEARING: 10l12199
3. LOCATION: 1925 NORFOLK AVENUE
4. LEGAL DESCRIPTION: PIN 212823240128, see file for complete legal
5. PLANNING DISTRICT: 15
6. PRESENT ZONTNG: RM-2 Z0IVING CODE REFERENCE: 61101
7. STAFF INVESTIGATION AND REPORT DATE: 09l28/99 BY: John Hazdwick
8. DEADLINE FOR ACTION: 11l09l99
DATE RECEIVED: 09/09l99
A. PURPOSE: Five variances in order to construct a new 101 unit senior apartment building.
B. ACTION REQUESTED: 1) A front yazd setback of 25 feet is required, and a setback of 10
feet is proposed along Graham Avenue, for a variance of 15 feet. 2) A side yard setback of 24
feet is required, and a satback of 15 feet along the east property tine is proposed, for a variance of
9 feet. 3) A separation.Qf 30 feet between buildings is required, and a separation of 10 feet is
proposed between the new building and the existing group home, for a variance of 20 feet.
4) Lot coverage of 30°/a is allowed, and coverage of 47% is proposed, for a variance of 17%
(21,349 square feet). 5) There is sufficient lot size for 215 zoning rooms, and the applicant is
proposing 239 zoning rooms, for a variance of 24 zoning rooms (14,400 square feet).
C. SI'i'E AND AREA CONDITIONS: This is a 116,440 square foot parcel bounded by Graham
Avenue on the north, Prior Avenue on the west, Norfolk Avenue on the south and the alley on
the east. The site is currently occupied by a 140 bed nursing home, a group home along Norfolk
Avenue, a single family home at the comer of Graham and Prior and two accessory buildings.
The parcel slopes from Graham down to Norfolk, with a grade change of about 8 to 10 feet. The
nursing home has 3 stories above grade on the north, and 4 stories above grade on the south.
Surrounding Land Use:
North: Franciscan Sisters Convent and garden plot
East: Pazking lot serving St Therese Church
South: St. Therese Church and residential uses
West: Residential across the alley
D. BACKGROUND: The nursing home was constructed in 1936, with some additions ttirouehout
the yeazs. The latest addition was added in 199Q and required a setback variance from Norfolk
Page 1 of 3
��--�c�f
File # 99-264
Staff Report
Avenue The applicant constructed a 54-unit, senior housing building kitty comer from the
nursing home at 1834 Mississippi River Boulevard in 1997. The applicant states that there is a
great demand for senior housing in the azea, and is proposing to construct a new 101 unit
building on the same site as the nursing home.
E. FINDINGS:
1. The properry in question cannot be put to a reasonable use under the strict provisions of the
code.
The Franciscan Health Community was founded in 1936 by the Franciscan Sisters of Saint
Paul. They aze committed to providing religious, social, housing, and health cate for the area
senior citizens. As the population ages and life spans aze increased, the demand for
congregate senior apartment buildings increases, not only in this area, but throughout the
City. The site of the nursing home and the existing senior aparhnent building on Mississippi
River Boulevard are the only properties zoned for multiple-family housing within a half mile
radius. Without acquiring additional property and re-zoning it, the only location available for
new senior housing is on one of the two existing sites. Co�ning the needed additional
housing units to the existing campus, even though variances are required, would have less of
an impact on the surrounding area than extending the area zoned for multiple family use into
areas now zoned for single family use. It would also allow the residents of the housing units
to take advantage of existing facilities within the nursing home,
2. The plight of the land owner is due to circumstances unique to this property, and these
circumstances were not created by the land owner.
The growing need for senior housing, the location of the e�cisting Franciscan Health campus,
and the lack of multiple-family zoning in the immediate area, aze circumstances that were not
created by the applicants.
3. The proposed variances ue in keeping with the spirit and intent of the code, and are
consistent with the heaith, safety, comfort, morals and welfare of the inhabitants of the City
of St. Paul.
The Pranciscan Health Community has been located in this area for over 60 yeazs. They
recently expanded their campus to construct a senior apartment building on Mississippi River
Boulevard in an attempt to meet the growing demand for senior housing. That expansion
required a re-zoning, and was controversial because it encroached into areas formerly zoned
for single-family use. The proposed variances would allow the applicants to provide the
needed housing units without further encroachment into sinole family areas, and also-provide
direct access to the residents' anciilary facilities ln the nursing home. Locating the new
aparhnent building on the same site as the nursing homes is the most practicai solution to meet
the need for additional housing, and would have less impact than expanding the campus.
Page 2 of 3
do-��
•Fi1e # 99-2b4
StafFReporC
4. The proposed variance will not impair an adequate supply of light and air to adjacent property,
nor will it alter the essential character of the surrounding area or unreasonably diminish
established properiy values within the sunounding azea.
The Franciscan Sisters Convent abuts the site across the street along the entire northern edge
of the property. The new building wiil be over 30 feet away from the nearest residential
property to the east across the alley, and over 150 feet from the nearest residential properiy to
the south across Norfolk. There is a pazking lot across Prior Avenue to the west, and the
nearest residential property to the northwest is about 100 feet away. Given these sepazarions,
as well as the continuing rise of the land to the north, the proposed building wiii not affect the
supply of light or air to adjacent properties.
The applicant is providing more on-site pazking than is required for the new building, and the
excess spaces should help reduce any parking problems in the area. Confining the new
development to the existing campus will not change the character of the area, whereas
expanding the campus into the surrounding azea to accommodate the new housing would. The
applicant is proposing a building that has been designed to fit in with the residential style of
architecture in the neighborhood. The new building wili aiso obscure the view of the existing
loading and parking area an the north side of the nursing home, and soften the image of the
more institutionally-styled nursing home.
5. The variance, if granted, would not permit any use that is not permitted under the provisions
of the code for the property in the district where the affected land is located, nor would it alter
or change the zoning district ciassification of the property. '
A five-story, multiple-unit aparkment building is a permitted use in this district, and the
proposed variances, if granted, will not change or alter the zoning classification of the
property.
6. The request for variance is not based primarily on a desire to increase the value or income
potential of the parcel of land.
The applicant states that their primary goal is to continue with the original mission of the
Franciscan Sisters to provide housing and health care for senior citizens in the community.
F. DISTRICT COITNCIL RECOMMENDATTON: As of the date of this report, we have not
received a recommendation from District 15.
G. STAFF RECOMMENDATION: Based on findings 1 through 6, staff recommends approval of
the variance.
Page 3 of 3
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;7esus Cbrist is the same yesterday, today and forez�er:' Heo ia:s
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October 13, 1999
Mr. John Hardwick
City of St. Paul
Office of LIEP
Lowery Professional Building
350 St. Peter Street
#300
St. Paul, MN 55102
Dear Mr. Hardwick,
ao -`�`f
— ?� 4au
.
As you know, the Franciscan Health Community is hoping to help meet the
dire need for affordable senior housing in St. Paul by building an addition to
St. Mary's Home. I would want you to know that this project has my
wholehearted support.
The Franciscan Health Community does outstanding work in care of our
aged. This is yet another manner of reaching out to our seniors so that they
will enjoy housing which will be safe, secure and affordable. I would want
you to know that everything that you and your staff can do to assist the
Franciscan Health Community will be greatly appreciated.
With every good wish, I remain
Sincerely yours in Christ,
�� u�.�.�-` �.. �`��,,.,,,�.
Most Reverend Harry J. Flynn, D.D.
Archbishop of Saint Paul and Minneapolis
226 SuM�iir AvExue • SL PAUL� Mtxxesore 55102-2197 • Tet: (G51) 291-44DS • F,ix: (G51) 290-1G29
e-a.iAiu atchwm@archspm.org
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Hightand Catholic Community
Churches of St. Gregory, Sf. Leo, and St. Therese
2055 Bohfand Ave.
St. Paul, MN 55716-1997
October 22, 1999 � � � �
"Z�
Mr. John Hardwick
City of St. Paul
Office of LIEP
Lowery Professional Buiiding
350 St. Peter Street #300
St. Paul, MN 55102
Dear Mr. Hardwick:
We are writing to you today to express our concern about the need for affordable senior housing
in St. Paul, and to support to efforts of the Franciscan Health Community's affordable senior
congregate housing prop�sai in Highland Park.
In lending our support to this proposal we are aware of some neighborhood opposition to the
proposai as put forth by the Franciscan Health Community. We are aiso aware, though, of the
tremendous need to respond to the housing needs of our senior citizens who are looking for
options beyond the extremes of independent living and a nursing home.
The Franciscan Heath Community has a reputation for outstanding work in the cate of the aged,
as well as for being a good nei�hbor in the Highland Park area of St. Paul. It is our hope that the
work of the Franciscan Health Community will continue well into the future.
If you have any questions, please feel free to call either of us at 6S i-698-5581.
Sincerely yours in Christ,
����!'Z�
G�
,
Thomas P. Hunsti�er
Senior Associate
` /�1, G`.�ls1a--
ohn M. Bauer
Pastor, Highland Catholic Community
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Susan M. Heil
1891 Ncdoik A•renue
Zoning Administration
350 St. Peter Street - Suite 300
Saint Paul, MN 55102-'1510
Gentlemen,
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October 6, 1998
This letter is in regard to the request by Joseph Stanislav, Franciscan Nealth & Housing for variances to the buiiding code to
construct 101 unfts, to accommodate senior assisted living. i am the resident owner of the property at 1891 Noholk Avenue,
which is situated adjacent to the proposed buiiding site to the east.
i am adamantly oppose to construction of this volume on this site. They have proposed a four story apartment complex, which
wili iower over every structure tn the neighborhood, and bring such density to the area that It wiil take the character of our small
charming neighbarhood away. Where now stately old oaks stand, apartment towers of glass wifl foom biocking out fight, stealing
the beauty and atmosphere where families Iive and flourish in the city.
We have a problem with street parking as it is now. Considering the number of visitors which such a buildtng wiU attract, it is
unimaginable what ii would be tike after compietion of such a project. The parking situation has beem compared to a buiiding, of
54 units which occupies the southwest corner of prior and (Vortolk Avenue which was purchased in 1997, not built, as stated in
the staff report dated September 9, 1999. This building is situated across the street from 26 ,on street. diagonal parking spaces,
plus has iYs own parking lot, and underground parking, i dan't really see how these can be compare to a residential area with
oniy paratlel parking spaces availabie. As it is now , there are many times when the alley entrance ( the only access to my
garage) is blocked by cars parked so that the back of the vehicle encroaching on the entrance. 7his is not a paved a{ley and
many erroneousiy believe it is not use frequently.
There is a lovely oid Victorian Home that sits facing Nortalk. If variance 3 is granted, there will be onty ten feet away between
the two stuetures. The house wifl be dwarfed by the overrrhe{ming four story apartment house, and greatly detract from not only
that property but the our residentiat properties in close proximity. How safe can this be when fire emergency vehicies wi!! be
denied safe area to function if call upon. What about the ability of emergency vehicies to function in an area populated by oider
citizens � isn't this a responsiblity of 6uilding codes to heip insure safety?
Variance 4, asked that they be ai(owed to build an additional 17°k which is an increase of over'/z the amount aliowed. This
ciearfy indicates massive overbuilding in ground area, not to mention the heights of the proposed building. Isn't that the reason
we have building codes in St. Pau{, to keep this very thing tram happening? Just beoause the Franciscan Community is non
profit, does not mean buildings ofi this size are Iess intrusive. This is not a project that will in anyway enhance the neighborhood,
nor bring additional revenue to the city. It wili only become another area of huge apartment buiidings. Similar to those found on
West Seventh streei and along Wamer/Shepard Road. Where buildings of this design shouid be piaced. Areas where there is
space, so they do not have to be crowded into a smail area, where roads are sbie to hand{e the traffic and parking.
Pfease do not grant any oi these variances. But rather work with these peopie on a pian which wouid aifow building on this site
within the limits required by the city on a smaller scale. This will enable all of us to maintain the safe and charming
neighborhood, which we all love and proudly reside
�� .��
- ����
- - �'_�r� 6o--�Y
OlderAmericansAct Metropolitan Area Agency on Aging, Inc.
I600 Universit}� Ave_ W. • Suite 3D0 • St Paut, MN »104-382� � Tel (bSl ) 641-8612 � Senior Linkage Line (SDO} 333-2433 • Fcix (651) 641-8b18
6Vebsite: www,tcaatng.org E-mai1: maaaCatcaging.org
October 6, 1999
Mr. 7ohn Hardwick
City of St. Paul
Office of LIEP
Lowry Professional Building
350 St. Peter Street #300
St. Pau:, P�I 55102
Dear Mr. Hardwick:
I am writing in support of the Franciscan Health Community's affordable senior
congregate housing proposal in Highland Park.
Affordable senior housing is not only a significant issue for the present, but a growing
concern as communities prepare for the aging of the baby boom population. The recent
report prepared by the Wilder Foundation for the East Metro Senior Agenda for
Independent Living Project indicates that affordable rentai housing for seniors appeazs to
be insufficient. It also suggests that the current supply is not always where the higher
concentrations of seniors currently live.
The Franciscan Health Community's project is an opportunity to provide additional
affardable housing units in the St. Paul neighborhood with the lazgest number of senior
resadents. The need for their project seems self-evident with a waiting list of 150 persons
and a history of serving seniors living in the neighborhood. Moreover, the project offers
a continuum of care to the residents of their apartments, from independent to assisted
living to nursing home care. In addition, the Health Community offers community
°, ^.C° P S�i 4:�:: m li�mnc 1 i�� �] .��� � �T 1
$ P. $ t0 $ I11+JI S�1LS iIl t. v« . :T:Ciu�ii: 8 u LLay' ^ uvi v iCvJ� i�'iC8.5 07
Wheels and the Living at HomeBiock Nurse Program. Their approach to providing
community based services and residential options helps neighborhood seniors to remain
members of their community while supporting their changing lifestyle needs.
We hope that the city of St. Paul will approve the Franciscan Health Community's
variance requests and support this important senior housing project.
Sincerely,
,�1 ����,�,
Bob Anderson
Acting Tnterim Executive Director
Helping Elders Age Successfully
i�t the Goeuuies ofAnoka, Carver, Aakotq Hennepin, Ramsey, Scott & iVashington
�o-K�
Dolores Zeller
4921 Johnson Avenue
Wlute Bear Lake, MN 55110
October 6, 1999
3ohn Hardwick
Office of LlEP
Lowery Professional Bldg.
St. Paul, MN 55102
Dear Mr. Hardwick:
s = _; : /,;:;:
October 12, 1999 a hearing for a request for rezoning for the �'ranciscan
Health and Housing Community is scheduled (99-264). I hope the City of St.
Paul will grant the necessary rezoning needed for their projected housing for
our senior citizens.
The population of seniors is the most rapidly growing segment in the
metropolitan area and this growth will continue to increase. The recent study,
Building Toward the Senior Soom published by the Wilder Research Center
for East Metro SAII, states: "Soon one of every four or five Minnesotans will
be 65 or older". The aging population wish to remain independent and
remain in their own homes if possible, or be in the'u neighborhoods, or near
family members. For both social and economical reasons the current trend is
for our aging population to remain in the community.
The Franciscan Community has a well esfablished reputation for the care and
housing of the aging. Please act favorably in their behalf.
Sincerely:
��� � %���
Dolores M. Zeller
Board of Directors,
Metropolitan Area Agency on Aging
cc Sally Staggert
po -�t��
Senio�s Agenda foY Independer�t Living
Qctoher 6, 1944
7ahn Hardwick
City of St. Pau1,
Office of LIEP
Lowry Professional Building
35Q Saint Pater, #300
St. Paul, MN 55102
Deaz Mr. Hazdwick,
Eaet bletro SAIL
Counties Served:
DakoTa
Ramsev
Washington
�
��
East Metro Seniors Agenda for In3ependent Living (SAIL) Program is a collaborauve project
that addresses the needs of seniors in Dakota, Ramsey, and Washington Counties.
Oae of those needs includes senioz housing.
Through several research studies, East Metro SAIL has ideaitified the following senior housing
issues:
• Seniors want housing that is available in and near the community they have belanged to far
most oftheir adult life.
• Based on a 1995 ratio of 210 units to 1040 'sndividuals 65 and older, Ramsey County needs
an additional 1,28b units beiween 1995-2010 to maiutain that ratio.
o Seniors want more oprions between the extremes of compiete independence and the nursSng
home.
• Accommodatians need to be made for an aging population in commuuities that were
designed for younger adults and children.
Franciscan Health and Housing has clearly demonstrated the need and desire of seniors for senior
specifxc housing in the Highland Park area through theiz waiting lists and market study.
The City of St. Paul through the Board of Zoning Appeals has an opportunity as a communiry to
address these issues by granting the Franciscan Health and Housing request (File 99-2b4) for
variances needed in the development of their senior housing project at 1925 Norfolk Avenue.
If you have any questions please feel free to call me at 651-552-31 I 1.
. Coordinator
Dakota County Public Health
161 N. Concord Exchange #450 — SoutH St. Paul, MN 55075 —(651) 552-3111 or (651} SS2-3100 — Fax: (651) 552-3130
For TDD, contact Minnesota Relay Service at 1-800-627-35Z9.
ao-��
St�;-�� R. Sanazin � � � ""'
9 W Acker St. #1 - z � O
St. Pa�, M?�T 55117
Mr. John Hardwick,
City of St. Paul
Offiee of LIEP
Lowry Professional Building
350 St. Peter Street #300
St. Paul, NIN 551Q2
October 6, 1999
R,E: �ile Nu�aber 99-264
DearMr. Hardwick:
There is a dema�d for senior housing in tb�s city that wiil only increase as the baby
boomers age. The ctu-rent situation in the Highland Park Neighborhood not oniy
illustrates this need but, highlights the demand for affardahle housing. I refer to the
requested varianees o€ the Franciscan IIealth Community to btzild more housing.
I am writing to yau as Chairmau of the S�. Paul 1Vlayar's Advisory Gommittee on
Aging. Our committee has studied the issue of housing in St. Paul e�ensively and we
support the efforts of the Franciscan Haalth Com�nunity in their efforts to meet the
demand for housing o€today's seniors.
We have supported Mayor Coleman's effarts to bring more housing to St. Paul and
will continue to monitor developments in the city. I care about this issue not only in
my role as Chairman but, as a haby hoomer. Someday, I too want to grow old and
remain in this city to live be it in my own home or in hausing such as what the
I�`x�anciscan Fiealtb Community proposes. Thank you.
Yours truly
��� --- ���� - '�`�il - �
8teven R. Sarrazin, Chairma�
St. Paul Mayar's Advisory Committee on Aging
�o -��
OCTOBER I1, 1999
478 WEST t1RI.iNGTON AVE.
ST. PAUL, MN 55117
MR. JOHN HARDWICK
CITY OP ST. PAUL
OFFTCE OF LSEP
LOWRY PROFESSIONAL BUII,DING
350 ST. PETER STREET # 300
ST_ PAUL, MN 55102
DEAR MR. HARDWICK,
�
�� �
-z�K
I AM HAROLD HEBL, PAST CEIAIR OF MAYOR COLEMAN"S ADVI50RY
COMIvIITTEE ON AGING A1VD ALSO SERVE ON SEVERAL COMNIITTEES FOR THE
METRO REGION OF THE MN SENTOR FEDERATION. BOTH CONIIVIITTEES ARE
CLTRRENTLY WORKING TO INCREASE AFFORDABLE HOU5ING I1V ST. PAUL FOR
SBIVIORS.
THE FRANCISCAN HEALTH AND HOUSING COMMIJNITY, HEADED BY 70SEPH
STAIVISLAV SHOI3LD BE CONGRATULATED ON THEIIZ EFFORTS TO INCREASE
THE N[TMBER OF HOUSING UI�IITS IN THE HIGHLAND AREA THE CURRENT
FRANCISCAN HEALTA CONIMUNITYlRIVERVIEW HIGHLANDS HAS A WAITING
LIST OF 150 FOR OPENINGS IN HOUSING FOR SEIVIORS AND MARKET STUDIES
INDICATE A NEED FOR AT LEAST 300 UNiTS IN THE HIGHLAND t1REA. THIS
NEED FOR ADDITI01�3AL HOUSING IS ALSO TRUE IN THE NORTH EI�3D/SOUTH
COMO AREA WF�ERE I LIVE.
PLEASE GIVE POSITIVE CONSIDERATION FOR THE VARIANCES RECONIl�IENDED
FOR TE-IE PROPERTY AT 1925 NORFOLK AVE. THIS BUILDING WII,L HELP
I'.EDUCE THE SERIOUS HOUSING SHORTAGE FOR SEI3IORS IN ST. PAUL.
YOURS TRULY,
,
, �
HAROLD J. L
PAST CHAIR MAYOR'S ADVISORY COMNIITTEE ON AG1NG, ST. PAUL
;_,
_.,.��__�
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St. Mary'r Home
Nursin9
Facifity 7 Alzheimer's
Unit
October 6, 1999
City of St. Paul
Office of LIEP
Lowry Professional Building
350 St. Peter Street #300
St. Paul MN. 55102
Attn: John Hardwick.
Mr. Hardwick,
I am writing to you regarding the senior congregate housing our organization is trying to
build in the Highiand Pazk area.
I am the Chief Operating Officer of St. Mary's Home, which is the long-term care facility
of Franciscan Health Community.
Tke:e is a repo�t that was just issued by the East ?vfeYro SAIL group That has some vital
information in it regazding the future of care for our senior population. One of the
statements refers to the suburban Twin Cities counties expecting to triple or quadruple
their senior population. Another is we have about 8-15 years to get ready for some major
growth in the demand for public and private services and for senior housing options.
����
, _
a� -��
I am, at this time addressing the declining number of admissions to my facility. This is
due to seniors who have health problems being offered alternative options.
The trend has already started. Those of us who have committed ourselves to addressing
the needs of the elderiy need to and have started looking to the future.
I sincerely feel we cannot wait. I, for one, would rather say "I'm glad we did" rather than
" I wish we had."
If you have any questions, please feel free to call.
Sincerely,
arbara A, Christen, COO
�- --
ba��l�
�' -
��y
September 21, 1999
Mr. Tom Beach
City of St. Paul
Planning and Zoning
St. Paul, MN 55104
Dear Mr. Beach,
I have had the application for zoning variance, by St. Joseph Stanislaus, at 1925 Norfolk
reviewed. We have found the following inconsistencies:
Page 1:A1 item D St.Mary's Home does not own the parking lot
Page 2:A11 item A The correct square foota�e is 134,320, not 155, 470. Note: The
existing nursing home and group home footprint is not included in
the "dwelling units" allowed by ordinance. We do not l�ow the
units required for the nursing home or group home.
Al l item B Elevations of building B, South and East; and the West elevation
of Building A show heights above the masimum allowed by the
code.
Al l item C Prior Ave: the proposal is for a sideyard setback. Obviously, this is
not a sideyard as shown by the elevations.
Building to building code reqnirements have not been met. There
are four buildings.
Page 3:D item 2
D item 3
F item l.c.
The requested variance of 15°lo is inconect. The code allows 30%
of land coverage, they are requesring a 49% increase.
St. Mary's Aome does not own the convent
This building is a planned unit development and cannot be
considered in this analysis.
REILING CONSTRUCTION INC.
1337 SAINT CLAIR AVENUE, SAINT PAUL, MN 55105
(651) 690-2366 FAX (651) 690-1316
� _
�-
Page 4:2 item b.
Auxiliary parking lot not owned by St. Mary's Home
�a- �{�
2 item c.
This building is a plamled unit development and cannot be
considered in this analysis.
Note: The total parking spaces required are 161. Tl�e total parking spaces
available are 54. They are required to provide an additional 107
parking spaces which are not shown on the plans for this lot.
The size of this proposal is incompatible with the neighborhood. I request that your
review recognizes the intent of the zoning code.
Very�zly Y
1397 So. Prior Avenue
St. Paul, MN 55116
cc: Highland District Council
Mr. Harris, Ward 3, City Council,
Kueppers, Hackel and Kueppers, St. Paul
G!�T-06-1999 06�29
october s,1499
Boazd of Zoning Appeals
ATTN: John F3ardwick
350 St. Peter Sd'eet
Suite 300
Saint Pau2, Minnesota 55102
RE: St. Mary's ElderIy Housing
Deaz John:
���
_ �';?
�
&eing �. licensed uchitect, I certainiy $ave an appreciation for construction projects and, rapidly
approaching the statas of a senior citizen, I also have an appreciadon for eldetly housing,
However, having observed the proppsed plens for Ehe St.lviary's addition and having discussed
tfie projea wirh many of our neighboxs, it is clear to me that tha azchitect is overstepping his
bounds and attempting to cram far too many uniu into this quiet residential area.
My wife and I raised our family at Munster snd Prior and we are painfnlly aware of the rapidly
increasing traffic flow on Yriar Avenue. i am sure you wi11 admit that this project wi11
substantially increase that traffic flow as we1] as contributing to additional o£f-site parking.
In addition to tfie above, i can't help hut sympathize with t6e neig}�bors living direcfly &cross
from the proposed building site. What once was a pleasant green space will hecome an ominous,
overpowering mass ofmasonry.
If a tittie discretion were ysed and the yize oF the addidan substanrially ret3uced to a]low some of
t}ae greenery to remain, I would have no qualms about supporting the project, piease give some
corisideration to the overwhelmiag ptotests ofthe neighborhood.
7Lanks for your attention to ffiis very important matter.
Sinoe7ely,
���l.f'r �
William A. Vieverin
1934 Munster Aven e�
Saintpaul,Minneso SSI16
P. 01
o�-y�
TOTflL P.01
�D ���f
/
......._..........--�---�-- - _
.- ST`ATENIENT Or CON E '
We the undersigned, each of whom is a homeowner within 350 feet of the St. Mary's
Home property on Norfolk at Prior Avenue in St. Paul, hereby make it known that we do not
favor further developmeQt on the St. Mary's Home property unless such development conforms to
the zoning, setback and density requirements which are presently set out in the St. Paul
ordinances. We ask that the staff and officials of the City of St. Paul be mindFul that ttus small
azea zoned RM-2 is surrounded by single family residences in areas which are zoned R-1 and R-3,
and it is our expectation that the City will not take any action which might �vork against tl�e
preservation of this excellent residential neighborhood.
We ue aware that St. Mary's Home does not presently have any provision for off=street
pazking for its employees or residents. That already creates an adverse condition in our
neighborhood and we expect that City officials will not take any action wUich �vill worsen tliat
condition.
�� � ��
........_.... ..__.._.__.......__.-- .............��--
-" STATEIVIENT OF
We the undersigned, each of whom is a homeowner within 350 feet of the St. Mary's
Home property on Norfolk at Prior Avenue in St. Paul, hereby make it known that we do not
favor further development on the St. Mary's Home property unless such development conforms to
the zoning, setback and density requirements which ue presently set out in the St. Paul
ordinances. We ask that the staff and officials of the City of St. Paul be mindful that this small
area zoned RM-2 is surrounded by single family residences in azeas which ace zoned R-1 and R-3,
and it is our expectation that the City will not take any action which might work against the
preservation of this excellent residential neighborhood.
We are aware that St. Mary's Home does not presently have any provision for off-street
pazking for its employees or residents. That already creates an adverse condition in our
neighborhood and we expect that City officials will not take any action which will worsen that
condition.
C0'd iC101
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We the uadersigp.cd, each of w2wm is a homcowaer v+ithin 350 feet of the S� Mac}�s
Home property on Norfolk at Prior Aveaue in St Paul, hereby malce it ]�own thai we do not
favor furiher development on the St M�}�s Fiome property unless such development conforms to
the zont�?, setback aad density requit�ts which are presently sct out ia the St Paul
ordivances. Wc ask that the staff and officiaL9 of the City of St Pav1 be miud£ul that this small
area zoned RM 2 is surrounded by singte fam7y r�sidences ia areas which aze zoned R 1 aad R 3,
and it is our espectation that the City will not take azry ackion which might work agaiast the
preservation oftIus exceliant residential aeighborhood.
/
£0i�6'd 66S9G62 2i9 Fid`�flli8'1��iJtlH S213dd3f1N 8Z:0L 666T-Zi-1J0
We aze aware that St. Mary's Home does not presently have aay provision for off-street
P�S for its .employees or residents. That already cteates an adverse condition in our .
n�orhood and we expea that City officials witl not take aay action which vrill worsen that
�6 _�t�
KITEPPEFtS, HACKEL & KliEPPEAS P.A.
ATTORCEYS AT LAW
StiITE 1350
3S6 �PABASEL4 STREET l�OETH
SAIV'T PLtiL� MS 55102
FRED A. KUHPPEBS. J8.
JOd� ?S.HAC%EL
JOSEPH F.BIIEPPERS
(657� 228-ll04
FAX �651� 297-6599
October 8, 1999
VIA FACSIMILE
�o�l) 256-90yy
John Hardwick
Department of License, Inspections
and Environmental Protection
City of St. Paul
350 St. Peter Street, Suite 300
St. Paul, MN 55102
Re: Application of Franciscan Health Community
Our File No. 3768-26
Dear John:
� ` b:;
�
OF COIIIvSEL
RO\dLD P.ITEICB SKITH
Thank you for allowing us to obtain copies of the plat drawings which were submitted by the
applicant. Ms. Diedrich was extremely helpful in enabling us to have copies made with
ovemight service.
In reviewing the application, we believe there are facts regarding the parking which aze
inaccurate, and we ask that you give consideration to this factor, and let us Irnow if we aze in
enor.
In particular, the application reflects (at items a and b of paragraph F) a total requirement of 161
spaces. We exclude the existing senior congregate building, because it is unrelated and
immaterial. It is the sub}ect of a PUD and cannot under any circumstances be a part of the
calculation.
Then item 2 of Section F, the applicant discloses effective provision for only 54 spaces. That is,
three surface spaces, and 51 underground spaces.
It has now been determined that the applicant cannot include the 52 spaces at the Auxiliary
ao -t-c�{
��� �
bd "_'� :1�+_7
�� ��
John Hazdwick
October 8, 1999
Page Two
Parking Lot, because that is property across the street and owned by the Church of St. Theresa
and not by the applicant. At the Highland District councii meeting on September 30, there was a
letter from a representative of the Church, stating that St. Mary's Home uses the Church lot under
a one year lease, and that there is no assurance of renewal or an extension of that lease.
The appiicant also assumes to include the pazking at the senior building which is across Norfolk
and across Prior from the nursing home property. However, we point out that the old apartment
properiy is not legally available for this purpose. In 1987 that properiy was rezoned from R-2 to
"Planned Development District". It is now in a separate and distinct zoning district, and not a
part of the RM-2 property zoning district in which the new buildings will be situated.
Furthermore, that Planned Unit Development, by definition, requires that all of the lands within
the development be used exclusively for purposes of that development. The fact that there is
some remaining open space which is azguably available for parking, is immaterial; all of the land
within the PUD has been committed to that project. That was all a part of a negotiated settlement
with the neighbors, and must be given its normal legal effect.
A second concern is an apparent enor in the calculation of land azea coverage. The applicant
reports the square footage far four buildings (existing nursing home, plus group home, plus new
buildings a and b) which aggregate 59,505 square feet of land area coverage. Your report
accurately reflects a total lot size of 116,440 square feet, plus 2,580 feet for one-half of the
adjoining alley, for a total land area of ll 9,020 square feet. This calculates out to a land
coverage of exactly 50%. This might be stated to be 2fl% in excess of the zoning requirement;
but a more accurate statement would be that this constitutes a 66 2(3°(o increase over the 30%
coverage allowed by the ordinance. That is, the 20,000 square foot excess is 66 2/3% of the
ordinance-allowance of30,000 square feet.
I ask that you review this material as quickly as possible. If you agree with our conclusions, or
any part of them, then we ask that prior to the October 12 meeting of the Board of Zoning
Appeals, you provide the Board with a supplemental report.
Very truly yours,
KUEPPER ; HACKEL & KUEPPBRS, P.A.
. �f �
sy- ��� '
Fred A. KueppeF , �"r.
FAKjr/rq
�� - �-t `-1
HIGHLAND DISTRICT COUNCIL
BOARD RESOLUTION
Re:
Application from Franciscan Health Community for Variances
Zonin� Type — Major Variances
� �� <�
Be it resoived that, after listening to three presentations by Franciscan Health
Community staff and their azchitect, viewin� the site, attending a neighborhood meeting
at Franciscan Health Community, holding three public meetings on this issue, taking
public testimony, receiving a Petition si�ed by fifty (�0) neighbors, reviewing the
materials presented and upon due consideration, the Highland District Council hereby
makes the following resolution:
That, while the Council supports increased housin? opportunities in Highland, and
is in favor of senior housing, the proposed new conshuction by Franciscan Health
Community does not meet the requirements of the St. Paul Zonin� Code and we do not
support the multiple variances requested. We do encourage this corporation to work with
the neighbors and the City of St. Paul to refine their plans to meet the code and to take
into account the concems expressed by the neighbors.
Adopted on: ���� _
a
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• KLIEPPEI3S, �IACKEL Hc KITEPPEBS P.A. ����
ATTOR\EYS AT L9W
SIIITE 1350
386 NABASH.A STEEET NOETH
53i\T PAUL�ASN 55102
� �651� 228-1104
FAED A.KUEPPEHS.JR. FAX�BjS� `297^6SJJ OF COII'_TSEL
JO.LV M. AAC%EL AOr.1LD PATBICK S�SITH
JOSEPH F.%IIEPPEES
November 8, 1999
Ms. Joyce Maddox
Chairperson
Boazd of Zoning Appeals
City of Saint Paul
Re: Our File No. 3768-26
Application of Franciscan Health Community for
Vaziances for Apartment Project
Dear Ms. Maddox:
John Hardwick has provided us with a copy of the draft Resolution to be considered by the
Board at its meeting on November 8th. We offer the following comments and suggested
modifications of that draft:
1) The explanatory paragraph after Finding No. 1 should be limited to the statement
contained in the last sentence as set out on the Hardwick draft. The other material is
extraneous.
2. We believe that Finding No. 2 should be changed to find that the plight of the land
owner is due to circumstances which were created by the land owner. We believe this
is consistent with the conclusion reached by the Board at its hearin� on October 12th.
The explanatory sentence should read: "The existing nursing home use of the prop-
erty was established by the land owner, and hence the land owner created the circum-
stances."
Finding No. 3 is appropriate, but there is a misstatement of the facts in the explana-
tory paragraph. It says that the Applicant "recently expanded their campus to con-
struct a senior apartment building". The fact is that the senior apartment building was
�
��J��
Ms. Joyce Maddox
November 8, 1999
Pa�e Two
conshvcted in about 1989 by Brutger Companies, and was just in recent years pur-
chased by the Franciscan Health Caze Community.
4. The draft Finding No. 6 is that the request for vaziance is not based primarily on a
desire to increase value, etc. However, the Board and Staff were not given any fi-
nancial data to establish this issue one way or the other, and for this reason we sug-
gest that the Finding should be, "The request for variance may or may not be based
primarily on the desire to increase the value" etc.
The explanatory pazagraph could indicate that the Boazd has not been provided with
financial data to enable it to form an opinion on this issue.
As disclosed at the hearing on October 12th, our firm represents neighbors of the proposed
project, and this letter is submitted on their behalf.
Respectfully submitted,
KUEPPE S, HACKEL & KUEPPERS, P.A.
By- �� ,
FAKjrlpmt �
Enclosures
33
.
Joseph Stanislav (Franciscan Health and Housing) -- 1925 Norfolk Avenue
Stanislav is the appellant. Should go first, after staff report.
Seeks five variances for 101 unit senior apariment building:
aa -��
1) front yard setback - 25' required, 10' proposed (along Graham Avenue)
2) side yard setback - 24' required, 15' proposed (along east properiy line)
3) separation between buildings - 30' required, 10' proposed (betw new bldg and group h)
4) lot coverage - 30% allowed, 47% proposed
5) max no. of zoning rooms - 215 allowed, 239 proposed
�
Decision of the BZA to deny the requested variances because (my packet did not have
BZA minutes or decision) does not meet _of the 6 requirements in 64.203.
[Staffrecommendation is approval.]
� rrl`7
6 � Motion to grant appeal, and to grant the variances. The Council finds that there was an
error in one or more findings by the BZA, in that ..... (spell out what was wrong with
the BZA finding) ... /J� � Qr C�� �r � j a ��
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/ kSe I�ei�(tr Shlihco�nl� nic o�l�,c '� .
Motion to deny appeal, to deny the
of the board of zoning appeals as co�
1999.
;es, and to adopt the findings and conclusions� ��
in its Resolution 99-264, dated October 12, 4 �i�
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Presented By
Referred To
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Committee: Date
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Whereas, Joseph Stanislav [Franciscan Health and Housing], in zoning file no. 99-264,
made application to the Board of Zoning Appeals for variances from the strict applicarion of the
provisions of the Saint Paul Zoning Code for property commonly known as 1925 Norfolk
Avenue, PIN no. 212823240128 and legally desczibed as set forth in the variance application
contained in the zoning file; and
Whereas, The purpose of the application was to vary the following Zoning Code
standards in order to construct a 101 unit senior apartment building:
1) A front yard setback of 25 feet is required, and a setback of 10 feet is proposed
along Graham Avenue, for a variance of 15 feet. 2) A side yard setback of 24 feet
is required, and a setback of 15 feet along the east property line is proposed, for a
variance of 9 feet. 3) A sepazation of 30 feet between building is required, and a
separation of 10 feet is proposed between the new building and the e�sting group
home, for a variance of 20 feet. 4) Lot coverage of 30% is allowed, and coverage
of 47°/a is proposed, for a variance of 17% (21,349 square feet). 5) There is
sufficient lot size for 215 zoning rooms, and the agplicant is proposing 239 zoning
rooms, for a variance of 24 zoning rooms (14,400 square feet).
Whereas, The Board of Zoning Appeals [Board] conducted a public hearing on October
12, 1999 after having provided notice to affected property owners, and the Board, on November
22, 1999, in its Resolution No.94-264, denied the requested variances based upon the following
findings and conclusions:
The property in quesrion can be put to a reasonable use under the strict provisions of the
code.
The Franciscan Health Comxnunity was founded in 193b by the Franciscan
Sisters of Saint Paul. They aze committed to providing religious, social,
housing, and health care for the azea senior citizens. As the population
ages and life spans are increased, the demand for congregate senior
apartxnent buildings increases, not only in this area, but, throughout the
City. The site of the nursing home and the e�sting senior apartment
building on Mississippi River Boulevazd are the only properties wned for
multiple-family housing within a half-mile radius. However, the applicant
could acquire additional property in the area and re-zone it to the
appropriate zoning for senior housing. The existing nursing home and
Council File # p0 �'�14
GreenSheet# � �U
RESOLUTION
CITY OF SAINT PAUL, MINNESOTA
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group home occupy about 30% of the site and is a reasonable use of the land
availabie withiu the standards of the code.
The plight of the land owner is due to circumstauces unique to this properiy, and these
circumstauces were not created by the land owner.
The growing need for senior housing, the loca6on of the e�siing
Fxanciscan Health caznpus, and the lack of multiple-family zoning in the
immediate azea, are circumstances that were not created by the applicants.
However, the applicant was awaze that the size and locafion of the er.isting
building on the property may limit future development on the site.
Do -4y
3. The proposed variances are not in keeping with the spirit and intent of the code, and aze
not consistent with the health, safety, comfort, morals and welfare of the inhabitants of
the City of St. Paul.
The Franciscan Health Community has been located in ttus azea for over 60
years. They recently expanded their campus to include a senior aparfinent
building on Mississippi River Boulevard in an attempt to meet the growing
demand for senior housing. That building required a re-zoning when it was
constructed and was controversial because it encroached into areas formerly
zoned for single family use. However, it demonstrates that it is possible to
alter the zoning of nearby property to permit senior housing without the need
for several variances.
4. The proposed variances will not impair an adequate supply of light and air to adjacent
property, but will alter the essential character of the surrounding area and may unreasonably
diminish established property values within the surrounding area.
The Franciscan Sisters Convent abuts the site across the street along the entire
northern edge of the properry. The new building will be over 30 feet away
from the nearest residential property to the east across the alley, and over 150
feet from the neazest residential properry to the south across Norfolk. There is
a parking lot across Prior Avenue to the west, and the neazest residential
property to the northwest is about 100 feet away. Given these sepazations, as
well as the conrinuing rise of the land to the north, the proposed building will
not affect the supply of light or air to adjacent properties.
The proposed new buildings, along with the existing buildings, would occupy
about 50% of the site. When adding in the paved areas for parking and
loading, the remaining usable yazd area will be very sma1L The ratio of yard
area to building area will be out of keeping with other residential uses in the
neighborhood.
5. The variance, if granted, would not permit any use that is not permitted under the provisions
of the code for the properry in the district where the affectec� land is located, nor would it alter
or change the zoning district classification of the property.
Page 2 of
2 A five-story, multiple-unit apartment building is a permitted use in this
3 district, and the proposed variances, if granted, will not change or alter the 00 -�Fy
4 zoning classification of the property.
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6. The request for variance is not based primarily on a desire to increase the value or income
potential of the pazcel of land.
The applicant states that their primary goal is to continue with the original
mission of the Frauciscan Sisters to provide housing and health care far senior
citizens in the community.
Whereas, Pursuant to the provisions of Saint Paul Legislative Code § 64.205, Joseph
Stanislav duly filed an appeal from the Boazd's determination on November 11, 1999 and requested a
hearing before the City Council for the purpose of considering the actions taken by the said Board;
and
Whereas, Acting pursuant to Saint Pau1 Legislative Code §§ 64205 - 64.208 and upon
notice to affected parties, a public hearing was duly conducted by the City Council on December 8,
1999 where all interested parties were given an opportunity to be heard; and
VJhereas, The Council, hauing heard the statements made, and having considered the
variance application, the report of stafF, the record, minutes and resolution of the Board of Zoning
Appeals, does hereby
Resolve, to reverse the decision of the Boazd in this matter having found error in the facts and
findings ofparagraphs 1, 2, 3 and 4 of the Boazd's Resolution no. 99-264. In reversing the Board, the
Council finds, based upon a11 the record, that:
The property cannot be put to a reasonable use under the strict provisions of the code:
The proposed nursing home site and an exisring senior apartment building on
Mississippi River Boulevazd are the only properties zoned for multiple-family
housing within a half-mile radius. There is no other land in the azea with a
zoning classification which would allow a senior style multi-family housing
project. Rezoning the proposed site to a multi-family residential classification
will have a much greater nnpact on the neighborhood as a whole than the
proposed use which is otherwise permitted in this neighborhood and the
impact of a multi-family apartment complex dedicated to senior living needs
is less than that of a conventional multi-family apartment complex.
2. The plight of the land owner is due to circumstances unique to this properry, and these
circumstauces were not created by the land owner.
The subject site became a pocket of multi-family zoned land when the city
was re-zoned in 1975. The lack of multiple-family zoning in the immediate
area is a circumstance not created by the applicant.
Page 3 of
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The proposed variances are in keeping with the spirit and intent of the code, and are
consistent with the health, safety, comfort, morals and welfare of the inhabitants of the City
of St. Paui.
T4�e proposed vaziances would allow development of needed senior housing
units without the need to further encroach into azeas presenfly zoned for single
family housing. The Frauciscan Health Community's recent expansion to
include a seniar apartment building on Mississippi River Boulevazd required
re-zoning when it was constructed. This re-zoning was controversial because
it encroached into azeas formerly zoned for single family use. Locating the
proposed senior housing away from the existing nursing home would result in
the loss of the ancillary services available to the residents of the proposed
housing units that would be provided if the housing were located on the same
site as the nursing home. With some modifications to the proposed building,
the proposed projecYs impact on the surrounding azea can be minimized.
4. The proposed variances will not impair an adequate supply of light and air to adjacent
properiy, nor alter the essential character of the surrounding azea or unreasonably diminish
established properly values within the surrounding area.
The nearest residentiai properry to the east will be across an alley and over 30
feet away from the new building. The nearest residenfial property to the south
is across Norfolk and over 150 feet from the new building. Across Prior to the
west is a parking lot. The nearest residential pxoperty to the northwest is about
100 feet away. The entire north side of the proposed site is bordered by the
Franciscan Sisters Convent located across Graham street. The most affected
homes are located to the west and northwest of the site. Reducing the height of
the proposed building along Prior would be more in keeping with the height of
the homes in the neighborhood and would reduce the overall number of
aparhnent units in the new building. This will also reduce the density variance
required from 24 zoning rooms to 8 zoning rooms (14,400 sq. ft to 4,800 sq.
ft.) and ease traffic and parking concerns. Given the distance separations and
the continuing rise of the land trending to the north of the site, the proposed
building will not affect the supply of light or air to adj acent properties and the
reduced scale of the building is more compatible with the surrounding
neighborhood.
And Be It Further Resolved, That the appeal of Joseph Stanislav to waive the provisions of
Saint Paul Legislative Code § 61.101 for the following variances, based upon the Council's amended
findings noted above and upon findings 5 and 6 as contained in Boazd of Zoning Appeals resolution
no. 99-264, is hereby granted to allow: 1) a front setback of 10 feet; 2) a side yazd setback of I S feet
along the east properry line; 3) a sepazation of 10 feet between the new building and the existing
group home; 4) lot coverage of 47%; and 5) 223 zoning rooms; in order to construct a new, 93-unit
seniar apartment building, subject to the condition that the portion of the new building fronting Prior
Avenue is limited in height to three (3) stories; for property located at 1925 NORFOLK AVEN[JE;
and legally described as N%z & E'/a of Vac Alleys Adj and Lots 1'I'hru 8 Also W'/z of Vac Alley
Adj And Lots 10 Thru 14 A1so E'/2 And S'h Of Vac Aileys Adj And Lots 15 Thru Lot 19 Blk 7
Davem's Burren Addition; in accordance with the application for variance and the site plan on file
with the Zoning Administrator.
Page 4 of
i p o �y,�
2 And Be It Finally Resolved, That the City Clerk shall mail a copy of this resolution to Joseph
3 Stanislav, the Zoning Administrator, the Planning Commission and the Board of Zoning Appeals.
ORlG1�At
Requested by Department of:
By:
Form Approv by City Attorney
BY: �G�/WW✓�"4-� t�10� �d
Adopted by Council: Date Qa
Adoption Certified by Counci Secretaxy Approved by Mayor for Submission to Council
EY= , y7�` �� By:
Approved by Mayo . Date �i{ �� �v'
By:
00 -4y
GREEN SHEET
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TOTAL # OF SIGNATURE PAGES
Memorializing the decision of the City Council on December 8, 1999, granting the appeal of
Joseph Stanislav, Franciscan Health and Housing, to a decision of the Board of Zoning
Appeals denying several variances in order to construct a new 101 unit senior apartment
building at 1925 Norfolk Avenue.
PLANNING COMMISSION
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INFORMATION (IXPWlp
OFFICE OF Tf� CITY ATTORNEY
Clayton M Robinsox, Jr., Ciry Atlomey D� �t1 �I
{ — f
CITY OF SAINT PAUL
Norne Coleman, Mayor
January i l, 2000
Civil Division
400 Ciry Hal[
IS WesrKelloggBlvd
Saint Paul, �nnesota 55702
Telephone: 657 266�770
Facsimile: 651298-56I9
j�w..0 Dsl.iu..� C<�fi�;.�<� �::_��~ : _.. . _.
,��� � � L��s�
Nancy Anderson
Council Secretary
310 City Hall
15 West Kellogg Blvd.
St. Pau1, MN 55102
Re: Appeal of Joseph Stanislav
Board of Zoning Appeals File No. 49-264
City Council Hearing Date: Aecember 8, 1999
Deaz Ms. Anderson:
Attached please find the signed original Resolution memorializing the decision of the Saint Paul
City Council of December 8, 1999, to reverse the decision of the Board of Zoning Appeals in the
above-entitied matter.
If you have any questions, please don't hesitate to contact me.
Very truly yours,
�,� U�✓,�--
Pete�r W. Warner
Assistant City Attorney
PWW(rmb
Enclosure
OFFICE OF LICENSE, NSPECTIONS ADID
ENVIRO.iME�1TALPROZECTIO�I O � �ti �
Roberl Kessler, Direclor
CITY OF SAINT PAUL
Norm Coleman, Mayor
November il, 1999
Ms. Nancy Anderson
City Council Research Office
Room 310 City Hall
Sa3nt Paul, MN 55102
Deaz Ms. Anderson:
LOWRYPROFESSIO�ti�iLBUILDP.vG Telephone:651-266-9090
350 St Pete� Stree{ Suite 300 Facsimile: 651-266-9099
SaintPaul, Minnesota 55702-I510 657-266-9124
�✓C��r_ ;' ,...,'" eaV,.�°,
;:�:`'; � ':,���
I would like to conf"um that a public hearing before the Ciry CouncIl is scheduled for Wednesday, December
8, 1999, for the following zoning case:
Appellant:
File Number:
Purpose:
Joseph Stanislav, Franciscan Health and Housing
99-115680
Appeal a decision by the Boazd of Zoning Appeals
denying several variances in order to construct a
new 101 unit senior aparnnent building.
Location:
Staff Recommendation:
District Recommendation:
Board Decision:
1925 Norfolk Ave
Staff recommended approval
District 15 recommended denial
Deny on a 4-3 vote
I have confirmed this date with the office of Council Member Hariis. My understanding is that this pubiic
hearing request will appear on the agenda of the Ciry Council at your earliest convenience and that you will
publish notice of the hearing in the Saint Paul I,egai I.edger. Thanks!
Please call me at 651- 266-9082 if you have any questions.
•FmsTgrnv�
, NOTICE OF PU$LIC�I�ARII�iG
Hardwick
ne Technician
- 'Rte Saiut Paul City Council will-coaduct a
public riearing on Wednesday, December 8, 1999;
at5:30 p.m. in the �.Yty Counc�l Chambers, Thtrd
Floor, City HalbCourthouse,. to consider t6e �
appeal of Joseph Stanislav, �ianciscan Health -
`and Housing, to a decLSion of the Boa�d of Zoning
RPP denying several vaiiances-in order to
consYruct a new 301 unit senior ,apartment
b'+.' •� � � _
Dated;"Novemlxcl5„1999., "_. .
rrn�cYnrmERSOn -
.Ass;sraFnccuyco,incu-�reraiy .-_-.' -' .
".�' ��OV:1�,� _ -- -
_--8'GPEIILISGi1L7EDfiP'R -.
APPLICATiOtd FOR APPEAL
Departmen! of Planning and Economic Development
Zoning Sectior: �
II00 City Hall Annez
25 West Fourth Slreet
Saint Pau1, MN SSIO2
26b-b589
APPELLANT
9i-�l5��� c. �
Zonirtg pffice uss anfy � � _� `
;: File n,s. ���'f'�-3' �'—�----
�se � Z.'� �x
�'etttative hearirtq _dsY�
City St. Paul St.� Zip 55116 Daytime phane651
PROPERTY Zoning File Name YrQliLi�aCE[�, Vd. ,�n C r2(.�P
LOCATION AddresslLoCation 1925 Norfolk Avenue
St. Paul, 2�N 55116
TYPE OF APPEAL: Application is hereby made fior an appeai to the:
❑ Board of Zoning Appeais L� City Council
under the provisions of Chapter 64, Section 64.206, Paragraph ta) of the Zoning Code, to
appeai a decision made by the Board oi Zoning Appeals
on [ y�� .(Jr �a, , 19 99 . File number: 99-264
(date of decis�on)
GROUN�JS FOR APPEAL: Expfain why you feel there has been an error in any requiremant,
permit, decision or refusai made by an administrative official, or an error in fact, procedure or
finding made by the Board of Zoning Appeals or the Planning Commission.
See attachment.
Attach additiona! sheet rf
ApplicanYs signature�l� ���!`.��/Gi'� Date fff 91/�!Y City
00 -�t`�
ATTACHi�IENT TO APPLICATION FOR APPEAL
The grounds for appeal include, but are not limited to, the follo�vin� reasons. In addition,
applicant desires to present additional �,vritten evidence prior to the City Council meetin� and make
a presentation at the City Council meeting.
A. The standards for issuina a variance �vere satisfied bv the a lnp icant.
The City Council is aware that there are six requirements far the issuance of a
variance. The applicant has satisfied each ofthe six criteria. Also, the StaffReport
of September 28, 1999, indicates that, in the opinion of Staff, the criteria for the
issuance of a variance were in fact met by the applicant. Specifically:
1. The propertv in auestion cannot be put to the reasonable use under the strict
provisions of the code.
The City should take into consideration the differences between senior citizen
housing and conventional family apartments. For example, the zoning code
requires .33 parking stalls per lanit of senior housing whereas 1.5 stalls per
unit of housing are required for conventional family apartments. Thus, for
example, 101 units of conventional family apartments would require
approximately 40,000 square feet of bituminous parking lot, and senior
housing would require roughly 9,000 square feet of parking lot for 101 units
of senior housing. Using this example, approximately 29,000 square feet of
land would be available for a 101 unit senior housing project that would
otherwise have to be consumed by parking lots for a conventional family
apartment complex. The City should take this into consideration in
determining that it is not reasonable to strictly apply standards for
conventional family apartments to specialized senior citizen housing. Stated
another way, it is not reasonable to artificially depress the number of senior
housing units and in effect require greater green space for senior housing than
it would for conventional family apartments. The difference between senior
ciYizen housing and conventional family apartments justifies variances for
setbacks and azea coverage.
As Staff also noted, confining the needed additional housing units to the
existing campus of Franciscan Health and Housing would in fact have less
impact on the neighborhood than acquisition of surrounding residential
property and tezoning it. Thus, reasonable use ofthe existing campus means
granting the variances.
N:�PL�DJ'I184563700.wpd
�c� — =��
2. The �lieht of the landowner is due to circumstances unique to this prooertv
and these circumstances were not created bv the landowner
There is a iremendous demand for senior housin� in this area. There is no
multiple family zoning in the immediate area that would allow the expansion
of the campus further into single family housing areas. These circumstances
were not created by the landowner.
3. The�roposed variances aze in keepin� with the spirit of intent of the code,
and are consistent �vith the health, safetv, comfort, morals and welfare of the
inhabitants of the City of St. Paul.
The applicant proposes to provide much needed senior citizen housing on a
nonprofit, charitable basis. Senior housing is a permitted use within this
multi-family zoning district. The granting of the variances would have the
benefit of allowing the senior housing to be part of the Franciscan Health
Community campus. In addition, even opponents of the variances will admit
that the senior housing will cause far less activity and disturbance than if the
properiy was utilized for conventional family apartments. The granting of
these variances is not only consistent with the health, safety, comfort, morals
and welfare of the citizens, but in fact is a betterment for the community.
4. The proposed variances will not impair an adequate supolv of lieht and air to
adjacent property nor will it alter the essential character of the surroundin�
area or unreasonablv diminish established propertv values within the
surroundin�area.
By limiting the height ofthe project to four stories (even though code would
allow five stories as a matter of right), an adequate supply of light and air is
provided to adjacent property. The distances between the project and single
family residences are more than ample to preserve adequate supplies of air
and light.
The surrounding uses at the project include the existing nursing home, the
Franciscan Sister's Convent and garden plot, St. Therese Church, a parking
lot, and two residences to the east across the alley. In addition, the pro}ect
includes residential-style architecture to fit within the neighbarhood. The
proposed proj ect fits well into the character of the surrounding area.
The variance if granted would not permit anv use that is not permitted under
the provisions of the code for the property in the district where the affected
land is located nor would it alter or chan�e the zonin; district classification
of the propertv.
N:�PUDJT84563700.wpd
��-y�
The granting of the variances will allow the consriuction of senior citizen
housin�, which is a permitted use under the cunent zoning. Granting of the
variance would allow the existing zonin� classification of the properiy to
remain, and would not require rezoning of other property in the vicurity. If
the variances aze not granted, it �vill have the effect of encoura,°ing the
acguisition of other single-family residential properiy in the neighborhood
and the seeking of a rezonin� contrary to this goal of not altering zoning.
6. The request for variances is not based�rimarilv on a desire to increase the
value or incomepotential of the �arcel of land.
Numerous letters of support were submitted to the Boazd ofZoning, Appeals
by various senior citizen housin� committees showing the tremendous
demand which exists for senior citizen housing in this area. The applicant is
a non-profit corporation, and has a mission of providing housing and health
care for senior citizens. The true purpose of this project is to meet the needs
ofthe senior citizen community and fulfill missions ofthe Franciscan Health
Community. The purpose is not to increase the value or income potentiai of
the parcel of land.
B. The height of the building is a reason for granting the variance, not denying it.
At the Board ofZoning Appeals, several people spoke in opposition to the variances,
and as part of the opposition they indicated ihat there was too much height and
"bulk" to the project. When legal counsel for the applicant indicated that height was
not an issue, numerous opponents of the project responded in unison that height in
fact was an issue. Also, an attorney for several opponents argued that the building
was too high. It appears that the Board of Zoning Appeals took height into
consideration in denying the variances.
Clearly, height is not an issue or a basis on which to deny the variances. In fact, as
Staff so appropriately points out, the existing zoning allows up to a five-story
buiiding. The applicanYs project is for only a four-story building.
Ironically, by not granting the variances, the Board of Zoning Appeals is encouraging
the applicant to build a five-story building, which may require less variances. The
granting of the variances will at least result in the hei�ht of the project being below
the five-story m�imum. If in fact some of the nei�hbors in the vicinity of the
project desire to have a height lower than the maxunum permitted by code, the City
Council should respond by granting the variance, not denying it.
N:�PL�DI'[1845 6 3 7 00.wpd
Q����
C. Senior Housingis uniq_ue and not tvpical ofmost multi-familv housing projects.
Consequentiv. losic and Qrecedent supports the issuance of a variance from the
application of the code.
The provisions of the St. Paul zoning code relating to multi-family housing
contemplate conventional family apartments. In the past decade or so and as the
population ages, the City has seen more and more development of senior citizen
housin�, which does not fit the typical zoning standards and criteria of conventional
faznily apartments. Variances are very common when senior citizen housing is
involved. In fact, if variances are not granted, it is possible that undesirable results
can occur by strictly applying the criteria that contempiate the parking, play azeas,
and open space that fit the needs of conventional family apartments but do not fit the
needs of senior citizens.
In short, there is ample precedent, both within the City of St. Paul and virivally every
city in the metropolitan azea, in support of the issuing variances for senior citizen
housing, particularly as they relate to density and setbacks. Senior citizen housing
is truly unique as compared to conventional family aparhnents, and should be treated
accordingly by the City Council.
D. Conclusion
The applicant respectfully requests the City Council to grant the variances in its
application which would allow the construction of 101 seniar citizen housing units.
These 101 senior citizen housing units will be a significant conhibution towazds
meeting the tremendous demand for senior citizen housing.
N:\PUD71184563700.wpd
APPLICATION FOR ZO(VIIVG VARIANCE
OFFlCE OF LICEIvSE, IA'SPECTIO�VS, AND
ENVlRO�`:IfENTAL PROTECTIO�V � 8 6 6 I O
3�D St Peter Street, Suite 3(ID
Saint Pau(, MN 5� 102-1 � 1 U
266-9IJ08
APPLICANT
Name �oseph Stanislav Gom
Zoning oHice us ' onty � - � �
Fife num6er: '{ G t ' Z��
Fea: $ a7Z •
Tentative hearing
Seetionfs)-1� /� �a � -
Franciscan Health E
1�25 i•?nYiO�:K f:Vd.
PROPERTY
5
Variance(s) requested: , 1 ' �-r'"S' �� �'� �m; � ���"``�
1. Front Yard Setback - Z S �j /o �+�.<,se Z 3$ /Lm= ��7'ra'`✓ �
2. Side Yard Setback {,ry u!� ✓t� � �s'�gYu« i/q�z;o�✓� ob ��S �� S x i
3. Buiiding to Buitding Setback 3���_re � �(�
4. Percent of Building Covera_ on an RM2 Lot 3�?o&��—i�'� ��"'�"
What physical characteristics of the property prevent ifs being used for any of the permitted uses in your zone? ��'�
(topography, size and shape of lot, soil conditions, etc.) /r/'
4Ve are not requesting a use that is not permitted in an RNr2 mutti-fa4�il;f
P,esidenti2l District.
3. Explain how the strict application of the provisions of the Zoning Ordinance would result in peculiar or exceptionai
practical difficulties or excep4onal undue hardships
4. Explain how the granting of a vanance will not be a substantial detriment
to the public good or a substantial impairment of the intent and purpose
of the Zoning Ordinance
sheets if n
Applicant's
City S:. Paui. State MN Zip 55116 DaytimePhone 557-696-8401
Property interest of appiicant (owner, contract purchaser,
Owner/President — CEO
Name of owner (if
Address/Location �925 Norfolk Ave.
Legal description See atteChed
(attach additiona( sheet if necessary) ��_2
Lotsize �16,442 Present Zoning���esentUse �ursing Home
Proposed Use Nursinq Home/Senwr Apartments
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Date � � �
FRANCISCAN NEALTH COMMUNITY
PROPOSED ADDITION
Four-Story, '161 Llnit
Senior Apartment Build'+ng
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The Franciscan Health Community has been a long estabfished fi�cture in the Highfand/West 5eventh
Neighborhood for many years. The campus has and continues to provide religious, sociai, healihcare
and housing needs for area seniors, along with many employment opportunities within those
programs. The existing facility also houses the corporate headquarters for the Franciscan Health
Community. The organization and its mission of caring for the neighborhood's senior popuiation was
founded in 1936 by the Franciscan Sisters of St. Paul.
The current site (2.7 acres), located in the tiighland fleighborhood is bound by Graham Avenue to the
north, Norfolk Avenue ta the south, and Prior Avenue to the east. Currently located on the site is the
nursing home sfructure w+th a 31,720 square foot footprint, three to four stories tall, withi40 nursing
home beds, an adult daycare program, a chapel, and the Franciscan Health Communities corporate
offices. On Norfolk Avenue is art original neighborhood singie family home that has been converted
into a Group Home with a 1,575 square foot footprint, two stories tall. On the corner of Prior and
Graham Avenues is a two-story rental home which would be demolished to accommodate the project.
Also, tocated on site are two (2) maintenance garageslstorage buiidings which wiN also be demolished
for this project.
In order to execute the original vision and mission of the Franciscan Sisters, we are proposiRg to
provide congregate senior rental apartments which falls between independent living and assisted
living in the continuum of care cycle of housing needs.
The project, as proposed, consists of iwo (2) four-story senior congregate apartment buildings
attached to the existing nursing home structure on the north side of the site. These wings would Sront
Prior Avenue on the west, Graham Avenue on the north, and an ailey on the east. The units provide a
variety of sizes with studio, one, two, and three bedroom units available for rent. Each structure
wouid have an underground parking garage for the use of the tenants and sta#. Within the buildings,
and in a remodeled portion of the nursing home, amenities for the residents would include an arts and
crafts rooms, library, billiards room, lounges, common laundries, congregate dining room, and a
chapel. The buildings are designed to reflect the character of the existing residentiat neighborhood.
The gabled roofs, first floor porches, decks on the upper floors, and undulating wcterior walls, are alf in
an effort to break up ihe building and give it a very tesidentia{ look like so many of St. Pau1's historic
neighborhoods.
The Variance requests to the Zoning Board of Appeais wouid consist of:
Front yard set back off Graham Avenue:
Required setback = 25', requesting l5' varia�ce.
2. Side yard set back on the easi (alley side):
Required setback ='/z of building height. Bui{ding height is 48' which requires sideyard
setback of 24', requesting an 8'-8" variance.
3.
CQ
Building to Building setback:
Required separation between buildings on same parcel is 30 feet - requesting a 20' variance.
Build'+ng coverage percentage on site:
Allowed coverage is 30%, requesting 37%, requiring a 7°la variance.
See attached Data Summary Sheet.
SEP-16-199'3 15:26 TUSHIE MGNTGOi9EftY 612 830 8215
FRANCISCAN HEALTH COMMUNITY
1925 NORFOLK AVENUE
5F. PAUL, MIIVNESOTA
ORDtNQNCE REQUtRENIHN7S OF AN RM-2 ZONlNG DISTRICT
September 3, 7999
Revised SeptemHar i5,1999
SeCtion b7_1Df. ResidenfialOistriais
RNi-2 Multipte Family Residential
A. Lot size per unit - see notes c, e, g.
(c)
(e)
Not applicable to this project.
P.02�0?
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In an RM-2 Multiple-Family District the totai number o{ rooms (not InCiuding
kitchen, dining an@ sanitary facilities) shail not be more than the area of tfte
parcef, in square feet, divided by six hundred (660).
In an RM-2 Disirict, for the purpose of computing the permitted number pf
dwelling uniis, the following room assignments shall control:
one Bedroom = 2 Yooms
Two Bedroom = 3 rooms
Three Bedroom = 4 rooms
Four Bedroom = 5 roqms
Plans presented showing 1, 2, 3, or 4 bedroom units and including a"den,"
"librar�' or other extra room shall count such extra room as a bedroom for the
purpose of computing density. Eificiency apartments shal{ have the same room
assignment as a one-bedroom unit.
In an RM-2 District, the area used for computing density shall be the zoning lot
area plus hatf of the widih ot the alley adjoining ihe iot.
(g) For each required parking space within the multipfe-famiiy structure or
othervvise compfetely underground, ihe lot area figure may be inCreased by
ihree hundred {30Qj square feet. A site plan shall bs required when applying
for undergraund parking bonuses Showing layout and dimensions,
Lot Size 9quare Faatage for Determining DensiYy
a. Main Lof (Nursing Nome) 116,440 s.f.
b. Adjoining Ailey (1/2 wiqth) 2,580 s.f.
c. Underground Parking Sonus (Section 81.101g} 15,300 s.f.
(30� s.f, x# progosed underground parking spaces) or
(300 s.f. x 57 parking spaCes)
T07AL Si7E SQl1ARE FOOTRGE FOR DETERMVNIfVG DEhESITY �34,320 s.f.
SEP-16-1999 15�26 TUSHIE MDNTGOf9ERY
Franciscan Heatth Community
Ordinance Requirements of an RM-2 Zoning District
September 3, 1999
Revised September i5, i999
Page 2 of 6
IL Housing Density
a. Dv�elling units atlovred by crdi72nce
(Lot s.f. = 64a s.f. per hausing unit =
'I34,320 s.f. r 600 s.f. = 224 units)
b. Dwelling units ptoposed
612 830 8215 P.03i07
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224
239
(requires variance for 15 units)
Qty. �welttng Units
T�pe of Unft Pr000sed oi Units Assianed to Unit
Suildmg A —
One Bedroom 35 x 2/unit
Two Bedroom i 6 X 3tunit
Three Bedroom 4 x alunit
Total Dwelling Units in Buiiding A 55
Building B
One Bedroom 35 x 2/unit
Studio 2 x 2/unit
Two Bedroom 3 x 3/unit
Two Bedroom (or den) 6 x 3/uni!
Totai Dweliing Units in Building C 46
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Total Dwelfing Uniis dn Site 101
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Maximum height of structures by Ordinance in stories = 5, in feet = 5p,
Proposed buiiding height to mid-level of pitcfled roof - 48 feef.
70
48
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138
70
4
8
18
101
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239
C. Minimum Yard Setbacks required by Ordinance:
1. Front = 25 feet
2. Side ='/x height of structure or � 5 feet, whiChever is greater � 24 feet,
3. Rear = 25 feet.
4. When two or more buildfngs are construCted on the same parcel, ihere
Shall be a distance of at le8st 30 feet beiween principal buildings.
Proposed Yard Setbacks:
- Prior Avenue = i 7'-9" (sideyard) setback farther than existing structure
- Graham Avenue ='!0' (frontyard) requiring 15' variance
- Sicteyard East ad'}acent to A41sy c 15'-4" (sideyard) requiring 8'-8" variance
- Rearyard to Norfotk • Not Apptica@le
- Building to building = Proposed 10' separation between Building B and
existing Group Home requlring a 20' varianCe.
.," —io—i777 1526 TUSHIE MONTGOt°IEP.Y
Maximum percent of loY occupied by main building =
OD — `'t i
Francisaan Heal#ft Commuttity
4rdinance R2quirements of an RM-2 Zoning ais#rict
Sepfember 3, 7995
Revised September 15, 1999
Page 3 of 6
L`�
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612 830 8215 F.04/67
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1. Tda>cimum baiiding Coverage allowed 6y Qrdinance = 30°la
2. Ptaposed 8uilding Coverage = 44.8% {requires variance of 14.8%)
Building Area = Nursing Home + Group Home t Buildings A and S
.j/ 6�,115S.F.=31,720ti,575t15,ti0+1i,700
7 r Lot Area = Mtain Lot +'h Adjoining Alfey + Untlergroun8 Par'aing Bonus
134,320 s.f. =116,44Q + 2,580 + 15,3Q0
Building Area = Lot Area
60,115 s.f. �-134,32o s.#. � 44.8% requiring a variance of 14.8°l0
Ffoor area ratio (FAR) - is not appficable.
F. Parking RequiremeMs (Sec. 62.103)
1. Total Parking Spaces Required
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a. Residentiai - Nousing for Efderly =.33 spaces per unit
Pfoposed 101 Senior Apartment units x,331unit =
Spaces
Reauired
34
b. Existing Medical - Nursing Home
Qne (1) space per 3 beds plus 1 space per each 2•day
shift, shift employees or fulf-time equivalent.
140 existing Nursing hlome residentiai beds x.331bed = 47
Maximum Employee Shih (8p people) � 80
o. Er�sting Senior Co�gregate Buitding
Residential - Housing for the Eiderly =.33 spaces per unit
54 units x .33 = �
Totaf Parking Spaces Required
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SEP-16-1999 15�2? TUSHIE MONTGOi9EP.Y
612 830 8215 P.05i07
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Franciscan Health Comrttunity
Ordinance Requirements of an RM-2 2oning DistPict
September 3, 1999
Revised September 15,1999
Page 4 of 6
2. Tocal Parkirlg Spaces Provided
a. Nursing Home and proposed Senior,4partments
- Underground - Buitding A
- Underground - Building 8
- Street Parking (78 total):
Graham Avenue (both sides) - 3i
Prior Avenue (both sides) - i7
Norfolk Avenus (both Sides) - 30
b. Auxiliary Parking Lot (reconEigured)
c. Existing Senior Congregate Building
- On Site
- Underground Garage
- Street Parking {38 to#al):
Prior Avenue (bpth sides) - 34
Norfolk Avenue jsouth side only) - 4
7otal Parking Spaces Provided
VARlANCES F3EQUESTEb:
Housing De�sity-
tot Caverage -
Setbaoks-
15 dwelling unit variance
(allowed 224 - recyuesced 239)
19,819 s.f. � 14.$%
(aRowed 40,296 s.f. (30%) requested 60,i 15 s.t. (44.8%)}
15'varianceto Graham Avenue
(Reguired 25', requested 10')
2.
3.
8'-8" varianCe to �ast alley
(required 2d'. Requested 15'-4")
��g --
'�-2C �!
Spaces
Provided
32
19
52
31
62
196
20' va�iance between proposed 8uilding B and existing group home.
(Required 30', requssted 10')
SEF-1E-1999 15�27 TUP,FiIE MONTG�I1EP.Y
Prancisoan Hea[th Community
Ordinance Requirements af an RM-2 Zontng Distriet
September 3,1999
Revised September � 5, 1899
Page 5 of 6
JUS77FiCATIpN FOR VARIANCES:
2.
3.
4.
5.
6.
7.
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612 850 8215 P.06i07
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St. Mary's and Franciscan Homes have been a part of this naighhorhood for over 60 years
providing a vaivable service ta the communiry. Their reason far propasing this project is no
different than when they proposed and buHi the nursing home, to provide housing and medical
care for oider aduits from the oommunity that they serve in foving and caring environment so
that these tong time residents are not forced to leave the neighborhotid they butlt antl lived in
for so many years.
The demand for rentai senior housing is high not oniy in this neighborhood, bu# in ali of St.
Paul.
Lot coverage couid be rgdueed by 15,30Q S.f. by removirtg the e�cisting one story portion of the
nursing home located in the northeast corner of the building (the majority of this spaCe is
currentty unused) and removing ihe existing group home,
The proposed buildings would be set back 24' from the existing curb on Graham and 30' from
the existing ourb on Priar Avenue.
A setbaCk variance to the existing group home would not be required if building B and the
group home were oonnected by an enclosed hailway.
Existing building setbacks in the neighbofhoad are as fo)lows:
East side of Arior Avenue - Nursing Home 5'-9"
Existing Hcme {to be semoved) 8'-9"
South Side of Graham Avenue:
Existing Home to 6e removed 3'-4"
Nursing Home 34'
Existing Garage &'-t 1"
Existing Home 4'-2"
Aliey between Graham and Norfolk Avenues:
Existing north garage to allay $'
Existing home on Norfolk to altey 7'-2'
We are not proposing a fiv2 story building which is aliowed in fhis zoning district. As a result
the lot coverage area is increased exceeding what is allowed by ordina�ce.
The proposed parking spaces exceeds what is required by ordinance. tn addition, once a long
term iease is obtained for the adjacent shared parking lot, Francfscan prapases to upgfade the
�ot adding i 6 spaces which wi!! hetp ease the current parking problem for the nursing home.
The residentiai character of the proposed buifdings will not onty upgrade the image of the
existing nursing home but help to blend the existing and proposed struetures into the
neighborhood characier.
�er-16-199� 15�27 TUSHIE MONTGUP'IERY 612 830 8215 P.H7iH7
Do -`�`�
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�rancisaan Fieafth Community � ' Z�C �
Ordinance Reqcairements of an RM•2 Zoning District
Sepfember 3, i999
Revised September 15,1899
Page 6 of 6
10. This siie has been zoned for the proposed use for many years Yrhich has not had a detrimental
effect on the neighborhood. Property values have Continued to increase over the years.
77_ The existing nursing hame is four stories on Norfolk Avenue and three stories on �raham
Avenue,
�2. Tra�lc in tha area wi!! noi @e substardiafiy affected by this project since a high percentage of
the buildings residents do not drive in addition those that do drive do not make the majority of
their trips during the AM and PM peak traifia periods since they are not working #or the most
part.
'13. This project wiN ailow the buiiding's residents (independent seniors) to age in plaCe, not
Yequ�ring Yhem io move shauld they neeQ medical care in the future.
1A. Tne vacant Sand of this site allows St: Pau( to meet a portion of its goais and needs for senior
housing without having to remove/redevetop an already daveloped area.
TOTAL P.07
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BOARD OF ZOI�iING APPEALS STAFF REPORT
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1. APPLICANT: JOSEPH STANISLAV, Franciscan Health and Housing hTLE # 99-264
2. CLASSIFICATION: Major Variance DATE OF HEARING: 10l12199
3. LOCATION: 1925 NORFOLK AVENUE
4. LEGAL DESCRIPTION: PIN 212823240128, see file for complete legal
5. PLANNING DISTRICT: 15
6. PRESENT ZONTNG: RM-2 Z0IVING CODE REFERENCE: 61101
7. STAFF INVESTIGATION AND REPORT DATE: 09l28/99 BY: John Hazdwick
8. DEADLINE FOR ACTION: 11l09l99
DATE RECEIVED: 09/09l99
A. PURPOSE: Five variances in order to construct a new 101 unit senior apartment building.
B. ACTION REQUESTED: 1) A front yazd setback of 25 feet is required, and a setback of 10
feet is proposed along Graham Avenue, for a variance of 15 feet. 2) A side yard setback of 24
feet is required, and a satback of 15 feet along the east property tine is proposed, for a variance of
9 feet. 3) A separation.Qf 30 feet between buildings is required, and a separation of 10 feet is
proposed between the new building and the existing group home, for a variance of 20 feet.
4) Lot coverage of 30°/a is allowed, and coverage of 47% is proposed, for a variance of 17%
(21,349 square feet). 5) There is sufficient lot size for 215 zoning rooms, and the applicant is
proposing 239 zoning rooms, for a variance of 24 zoning rooms (14,400 square feet).
C. SI'i'E AND AREA CONDITIONS: This is a 116,440 square foot parcel bounded by Graham
Avenue on the north, Prior Avenue on the west, Norfolk Avenue on the south and the alley on
the east. The site is currently occupied by a 140 bed nursing home, a group home along Norfolk
Avenue, a single family home at the comer of Graham and Prior and two accessory buildings.
The parcel slopes from Graham down to Norfolk, with a grade change of about 8 to 10 feet. The
nursing home has 3 stories above grade on the north, and 4 stories above grade on the south.
Surrounding Land Use:
North: Franciscan Sisters Convent and garden plot
East: Pazking lot serving St Therese Church
South: St. Therese Church and residential uses
West: Residential across the alley
D. BACKGROUND: The nursing home was constructed in 1936, with some additions ttirouehout
the yeazs. The latest addition was added in 199Q and required a setback variance from Norfolk
Page 1 of 3
��--�c�f
File # 99-264
Staff Report
Avenue The applicant constructed a 54-unit, senior housing building kitty comer from the
nursing home at 1834 Mississippi River Boulevard in 1997. The applicant states that there is a
great demand for senior housing in the azea, and is proposing to construct a new 101 unit
building on the same site as the nursing home.
E. FINDINGS:
1. The properry in question cannot be put to a reasonable use under the strict provisions of the
code.
The Franciscan Health Community was founded in 1936 by the Franciscan Sisters of Saint
Paul. They aze committed to providing religious, social, housing, and health cate for the area
senior citizens. As the population ages and life spans aze increased, the demand for
congregate senior apartment buildings increases, not only in this area, but throughout the
City. The site of the nursing home and the existing senior aparhnent building on Mississippi
River Boulevard are the only properties zoned for multiple-family housing within a half mile
radius. Without acquiring additional property and re-zoning it, the only location available for
new senior housing is on one of the two existing sites. Co�ning the needed additional
housing units to the existing campus, even though variances are required, would have less of
an impact on the surrounding area than extending the area zoned for multiple family use into
areas now zoned for single family use. It would also allow the residents of the housing units
to take advantage of existing facilities within the nursing home,
2. The plight of the land owner is due to circumstances unique to this property, and these
circumstances were not created by the land owner.
The growing need for senior housing, the location of the e�cisting Franciscan Health campus,
and the lack of multiple-family zoning in the immediate area, aze circumstances that were not
created by the applicants.
3. The proposed variances ue in keeping with the spirit and intent of the code, and are
consistent with the heaith, safety, comfort, morals and welfare of the inhabitants of the City
of St. Paul.
The Pranciscan Health Community has been located in this area for over 60 yeazs. They
recently expanded their campus to construct a senior apartment building on Mississippi River
Boulevard in an attempt to meet the growing demand for senior housing. That expansion
required a re-zoning, and was controversial because it encroached into areas formerly zoned
for single-family use. The proposed variances would allow the applicants to provide the
needed housing units without further encroachment into sinole family areas, and also-provide
direct access to the residents' anciilary facilities ln the nursing home. Locating the new
aparhnent building on the same site as the nursing homes is the most practicai solution to meet
the need for additional housing, and would have less impact than expanding the campus.
Page 2 of 3
do-��
•Fi1e # 99-2b4
StafFReporC
4. The proposed variance will not impair an adequate supply of light and air to adjacent property,
nor will it alter the essential character of the surrounding area or unreasonably diminish
established properiy values within the sunounding azea.
The Franciscan Sisters Convent abuts the site across the street along the entire northern edge
of the property. The new building wiil be over 30 feet away from the nearest residential
property to the east across the alley, and over 150 feet from the nearest residential properiy to
the south across Norfolk. There is a pazking lot across Prior Avenue to the west, and the
nearest residential property to the northwest is about 100 feet away. Given these sepazarions,
as well as the continuing rise of the land to the north, the proposed building wiii not affect the
supply of light or air to adjacent properties.
The applicant is providing more on-site pazking than is required for the new building, and the
excess spaces should help reduce any parking problems in the area. Confining the new
development to the existing campus will not change the character of the area, whereas
expanding the campus into the surrounding azea to accommodate the new housing would. The
applicant is proposing a building that has been designed to fit in with the residential style of
architecture in the neighborhood. The new building wili aiso obscure the view of the existing
loading and parking area an the north side of the nursing home, and soften the image of the
more institutionally-styled nursing home.
5. The variance, if granted, would not permit any use that is not permitted under the provisions
of the code for the property in the district where the affected land is located, nor would it alter
or change the zoning district ciassification of the property. '
A five-story, multiple-unit aparkment building is a permitted use in this district, and the
proposed variances, if granted, will not change or alter the zoning classification of the
property.
6. The request for variance is not based primarily on a desire to increase the value or income
potential of the parcel of land.
The applicant states that their primary goal is to continue with the original mission of the
Franciscan Sisters to provide housing and health care for senior citizens in the community.
F. DISTRICT COITNCIL RECOMMENDATTON: As of the date of this report, we have not
received a recommendation from District 15.
G. STAFF RECOMMENDATION: Based on findings 1 through 6, staff recommends approval of
the variance.
Page 3 of 3
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;7esus Cbrist is the same yesterday, today and forez�er:' Heo ia:s
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October 13, 1999
Mr. John Hardwick
City of St. Paul
Office of LIEP
Lowery Professional Building
350 St. Peter Street
#300
St. Paul, MN 55102
Dear Mr. Hardwick,
ao -`�`f
— ?� 4au
.
As you know, the Franciscan Health Community is hoping to help meet the
dire need for affordable senior housing in St. Paul by building an addition to
St. Mary's Home. I would want you to know that this project has my
wholehearted support.
The Franciscan Health Community does outstanding work in care of our
aged. This is yet another manner of reaching out to our seniors so that they
will enjoy housing which will be safe, secure and affordable. I would want
you to know that everything that you and your staff can do to assist the
Franciscan Health Community will be greatly appreciated.
With every good wish, I remain
Sincerely yours in Christ,
�� u�.�.�-` �.. �`��,,.,,,�.
Most Reverend Harry J. Flynn, D.D.
Archbishop of Saint Paul and Minneapolis
226 SuM�iir AvExue • SL PAUL� Mtxxesore 55102-2197 • Tet: (G51) 291-44DS • F,ix: (G51) 290-1G29
e-a.iAiu atchwm@archspm.org
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Hightand Catholic Community
Churches of St. Gregory, Sf. Leo, and St. Therese
2055 Bohfand Ave.
St. Paul, MN 55716-1997
October 22, 1999 � � � �
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Mr. John Hardwick
City of St. Paul
Office of LIEP
Lowery Professional Buiiding
350 St. Peter Street #300
St. Paul, MN 55102
Dear Mr. Hardwick:
We are writing to you today to express our concern about the need for affordable senior housing
in St. Paul, and to support to efforts of the Franciscan Health Community's affordable senior
congregate housing prop�sai in Highland Park.
In lending our support to this proposal we are aware of some neighborhood opposition to the
proposai as put forth by the Franciscan Health Community. We are aiso aware, though, of the
tremendous need to respond to the housing needs of our senior citizens who are looking for
options beyond the extremes of independent living and a nursing home.
The Franciscan Heath Community has a reputation for outstanding work in the cate of the aged,
as well as for being a good nei�hbor in the Highland Park area of St. Paul. It is our hope that the
work of the Franciscan Health Community will continue well into the future.
If you have any questions, please feel free to call either of us at 6S i-698-5581.
Sincerely yours in Christ,
����!'Z�
G�
,
Thomas P. Hunsti�er
Senior Associate
` /�1, G`.�ls1a--
ohn M. Bauer
Pastor, Highland Catholic Community
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Susan M. Heil
1891 Ncdoik A•renue
Zoning Administration
350 St. Peter Street - Suite 300
Saint Paul, MN 55102-'1510
Gentlemen,
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October 6, 1998
This letter is in regard to the request by Joseph Stanislav, Franciscan Nealth & Housing for variances to the buiiding code to
construct 101 unfts, to accommodate senior assisted living. i am the resident owner of the property at 1891 Noholk Avenue,
which is situated adjacent to the proposed buiiding site to the east.
i am adamantly oppose to construction of this volume on this site. They have proposed a four story apartment complex, which
wili iower over every structure tn the neighborhood, and bring such density to the area that It wiil take the character of our small
charming neighbarhood away. Where now stately old oaks stand, apartment towers of glass wifl foom biocking out fight, stealing
the beauty and atmosphere where families Iive and flourish in the city.
We have a problem with street parking as it is now. Considering the number of visitors which such a buildtng wiU attract, it is
unimaginable what ii would be tike after compietion of such a project. The parking situation has beem compared to a buiiding, of
54 units which occupies the southwest corner of prior and (Vortolk Avenue which was purchased in 1997, not built, as stated in
the staff report dated September 9, 1999. This building is situated across the street from 26 ,on street. diagonal parking spaces,
plus has iYs own parking lot, and underground parking, i dan't really see how these can be compare to a residential area with
oniy paratlel parking spaces availabie. As it is now , there are many times when the alley entrance ( the only access to my
garage) is blocked by cars parked so that the back of the vehicle encroaching on the entrance. 7his is not a paved a{ley and
many erroneousiy believe it is not use frequently.
There is a lovely oid Victorian Home that sits facing Nortalk. If variance 3 is granted, there will be onty ten feet away between
the two stuetures. The house wifl be dwarfed by the overrrhe{ming four story apartment house, and greatly detract from not only
that property but the our residentiat properties in close proximity. How safe can this be when fire emergency vehicies wi!! be
denied safe area to function if call upon. What about the ability of emergency vehicies to function in an area populated by oider
citizens � isn't this a responsiblity of 6uilding codes to heip insure safety?
Variance 4, asked that they be ai(owed to build an additional 17°k which is an increase of over'/z the amount aliowed. This
ciearfy indicates massive overbuilding in ground area, not to mention the heights of the proposed building. Isn't that the reason
we have building codes in St. Pau{, to keep this very thing tram happening? Just beoause the Franciscan Community is non
profit, does not mean buildings ofi this size are Iess intrusive. This is not a project that will in anyway enhance the neighborhood,
nor bring additional revenue to the city. It wili only become another area of huge apartment buiidings. Similar to those found on
West Seventh streei and along Wamer/Shepard Road. Where buildings of this design shouid be piaced. Areas where there is
space, so they do not have to be crowded into a smail area, where roads are sbie to hand{e the traffic and parking.
Pfease do not grant any oi these variances. But rather work with these peopie on a pian which wouid aifow building on this site
within the limits required by the city on a smaller scale. This will enable all of us to maintain the safe and charming
neighborhood, which we all love and proudly reside
�� .��
- ����
- - �'_�r� 6o--�Y
OlderAmericansAct Metropolitan Area Agency on Aging, Inc.
I600 Universit}� Ave_ W. • Suite 3D0 • St Paut, MN »104-382� � Tel (bSl ) 641-8612 � Senior Linkage Line (SDO} 333-2433 • Fcix (651) 641-8b18
6Vebsite: www,tcaatng.org E-mai1: maaaCatcaging.org
October 6, 1999
Mr. 7ohn Hardwick
City of St. Paul
Office of LIEP
Lowry Professional Building
350 St. Peter Street #300
St. Pau:, P�I 55102
Dear Mr. Hardwick:
I am writing in support of the Franciscan Health Community's affordable senior
congregate housing proposal in Highland Park.
Affordable senior housing is not only a significant issue for the present, but a growing
concern as communities prepare for the aging of the baby boom population. The recent
report prepared by the Wilder Foundation for the East Metro Senior Agenda for
Independent Living Project indicates that affordable rentai housing for seniors appeazs to
be insufficient. It also suggests that the current supply is not always where the higher
concentrations of seniors currently live.
The Franciscan Health Community's project is an opportunity to provide additional
affardable housing units in the St. Paul neighborhood with the lazgest number of senior
resadents. The need for their project seems self-evident with a waiting list of 150 persons
and a history of serving seniors living in the neighborhood. Moreover, the project offers
a continuum of care to the residents of their apartments, from independent to assisted
living to nursing home care. In addition, the Health Community offers community
°, ^.C° P S�i 4:�:: m li�mnc 1 i�� �] .��� � �T 1
$ P. $ t0 $ I11+JI S�1LS iIl t. v« . :T:Ciu�ii: 8 u LLay' ^ uvi v iCvJ� i�'iC8.5 07
Wheels and the Living at HomeBiock Nurse Program. Their approach to providing
community based services and residential options helps neighborhood seniors to remain
members of their community while supporting their changing lifestyle needs.
We hope that the city of St. Paul will approve the Franciscan Health Community's
variance requests and support this important senior housing project.
Sincerely,
,�1 ����,�,
Bob Anderson
Acting Tnterim Executive Director
Helping Elders Age Successfully
i�t the Goeuuies ofAnoka, Carver, Aakotq Hennepin, Ramsey, Scott & iVashington
�o-K�
Dolores Zeller
4921 Johnson Avenue
Wlute Bear Lake, MN 55110
October 6, 1999
3ohn Hardwick
Office of LlEP
Lowery Professional Bldg.
St. Paul, MN 55102
Dear Mr. Hardwick:
s = _; : /,;:;:
October 12, 1999 a hearing for a request for rezoning for the �'ranciscan
Health and Housing Community is scheduled (99-264). I hope the City of St.
Paul will grant the necessary rezoning needed for their projected housing for
our senior citizens.
The population of seniors is the most rapidly growing segment in the
metropolitan area and this growth will continue to increase. The recent study,
Building Toward the Senior Soom published by the Wilder Research Center
for East Metro SAII, states: "Soon one of every four or five Minnesotans will
be 65 or older". The aging population wish to remain independent and
remain in their own homes if possible, or be in the'u neighborhoods, or near
family members. For both social and economical reasons the current trend is
for our aging population to remain in the community.
The Franciscan Community has a well esfablished reputation for the care and
housing of the aging. Please act favorably in their behalf.
Sincerely:
��� � %���
Dolores M. Zeller
Board of Directors,
Metropolitan Area Agency on Aging
cc Sally Staggert
po -�t��
Senio�s Agenda foY Independer�t Living
Qctoher 6, 1944
7ahn Hardwick
City of St. Pau1,
Office of LIEP
Lowry Professional Building
35Q Saint Pater, #300
St. Paul, MN 55102
Deaz Mr. Hazdwick,
Eaet bletro SAIL
Counties Served:
DakoTa
Ramsev
Washington
�
��
East Metro Seniors Agenda for In3ependent Living (SAIL) Program is a collaborauve project
that addresses the needs of seniors in Dakota, Ramsey, and Washington Counties.
Oae of those needs includes senioz housing.
Through several research studies, East Metro SAIL has ideaitified the following senior housing
issues:
• Seniors want housing that is available in and near the community they have belanged to far
most oftheir adult life.
• Based on a 1995 ratio of 210 units to 1040 'sndividuals 65 and older, Ramsey County needs
an additional 1,28b units beiween 1995-2010 to maiutain that ratio.
o Seniors want more oprions between the extremes of compiete independence and the nursSng
home.
• Accommodatians need to be made for an aging population in commuuities that were
designed for younger adults and children.
Franciscan Health and Housing has clearly demonstrated the need and desire of seniors for senior
specifxc housing in the Highland Park area through theiz waiting lists and market study.
The City of St. Paul through the Board of Zoning Appeals has an opportunity as a communiry to
address these issues by granting the Franciscan Health and Housing request (File 99-2b4) for
variances needed in the development of their senior housing project at 1925 Norfolk Avenue.
If you have any questions please feel free to call me at 651-552-31 I 1.
. Coordinator
Dakota County Public Health
161 N. Concord Exchange #450 — SoutH St. Paul, MN 55075 —(651) 552-3111 or (651} SS2-3100 — Fax: (651) 552-3130
For TDD, contact Minnesota Relay Service at 1-800-627-35Z9.
ao-��
St�;-�� R. Sanazin � � � ""'
9 W Acker St. #1 - z � O
St. Pa�, M?�T 55117
Mr. John Hardwick,
City of St. Paul
Offiee of LIEP
Lowry Professional Building
350 St. Peter Street #300
St. Paul, NIN 551Q2
October 6, 1999
R,E: �ile Nu�aber 99-264
DearMr. Hardwick:
There is a dema�d for senior housing in tb�s city that wiil only increase as the baby
boomers age. The ctu-rent situation in the Highland Park Neighborhood not oniy
illustrates this need but, highlights the demand for affardahle housing. I refer to the
requested varianees o€ the Franciscan IIealth Community to btzild more housing.
I am writing to yau as Chairmau of the S�. Paul 1Vlayar's Advisory Gommittee on
Aging. Our committee has studied the issue of housing in St. Paul e�ensively and we
support the efforts of the Franciscan Haalth Com�nunity in their efforts to meet the
demand for housing o€today's seniors.
We have supported Mayor Coleman's effarts to bring more housing to St. Paul and
will continue to monitor developments in the city. I care about this issue not only in
my role as Chairman but, as a haby hoomer. Someday, I too want to grow old and
remain in this city to live be it in my own home or in hausing such as what the
I�`x�anciscan Fiealtb Community proposes. Thank you.
Yours truly
��� --- ���� - '�`�il - �
8teven R. Sarrazin, Chairma�
St. Paul Mayar's Advisory Committee on Aging
�o -��
OCTOBER I1, 1999
478 WEST t1RI.iNGTON AVE.
ST. PAUL, MN 55117
MR. JOHN HARDWICK
CITY OP ST. PAUL
OFFTCE OF LSEP
LOWRY PROFESSIONAL BUII,DING
350 ST. PETER STREET # 300
ST_ PAUL, MN 55102
DEAR MR. HARDWICK,
�
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-z�K
I AM HAROLD HEBL, PAST CEIAIR OF MAYOR COLEMAN"S ADVI50RY
COMIvIITTEE ON AGING A1VD ALSO SERVE ON SEVERAL COMNIITTEES FOR THE
METRO REGION OF THE MN SENTOR FEDERATION. BOTH CONIIVIITTEES ARE
CLTRRENTLY WORKING TO INCREASE AFFORDABLE HOU5ING I1V ST. PAUL FOR
SBIVIORS.
THE FRANCISCAN HEALTH AND HOUSING COMMIJNITY, HEADED BY 70SEPH
STAIVISLAV SHOI3LD BE CONGRATULATED ON THEIIZ EFFORTS TO INCREASE
THE N[TMBER OF HOUSING UI�IITS IN THE HIGHLAND AREA THE CURRENT
FRANCISCAN HEALTA CONIMUNITYlRIVERVIEW HIGHLANDS HAS A WAITING
LIST OF 150 FOR OPENINGS IN HOUSING FOR SEIVIORS AND MARKET STUDIES
INDICATE A NEED FOR AT LEAST 300 UNiTS IN THE HIGHLAND t1REA. THIS
NEED FOR ADDITI01�3AL HOUSING IS ALSO TRUE IN THE NORTH EI�3D/SOUTH
COMO AREA WF�ERE I LIVE.
PLEASE GIVE POSITIVE CONSIDERATION FOR THE VARIANCES RECONIl�IENDED
FOR TE-IE PROPERTY AT 1925 NORFOLK AVE. THIS BUILDING WII,L HELP
I'.EDUCE THE SERIOUS HOUSING SHORTAGE FOR SEI3IORS IN ST. PAUL.
YOURS TRULY,
,
, �
HAROLD J. L
PAST CHAIR MAYOR'S ADVISORY COMNIITTEE ON AG1NG, ST. PAUL
;_,
_.,.��__�
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St. Mary'r Home
Nursin9
Facifity 7 Alzheimer's
Unit
October 6, 1999
City of St. Paul
Office of LIEP
Lowry Professional Building
350 St. Peter Street #300
St. Paul MN. 55102
Attn: John Hardwick.
Mr. Hardwick,
I am writing to you regarding the senior congregate housing our organization is trying to
build in the Highiand Pazk area.
I am the Chief Operating Officer of St. Mary's Home, which is the long-term care facility
of Franciscan Health Community.
Tke:e is a repo�t that was just issued by the East ?vfeYro SAIL group That has some vital
information in it regazding the future of care for our senior population. One of the
statements refers to the suburban Twin Cities counties expecting to triple or quadruple
their senior population. Another is we have about 8-15 years to get ready for some major
growth in the demand for public and private services and for senior housing options.
����
, _
a� -��
I am, at this time addressing the declining number of admissions to my facility. This is
due to seniors who have health problems being offered alternative options.
The trend has already started. Those of us who have committed ourselves to addressing
the needs of the elderiy need to and have started looking to the future.
I sincerely feel we cannot wait. I, for one, would rather say "I'm glad we did" rather than
" I wish we had."
If you have any questions, please feel free to call.
Sincerely,
arbara A, Christen, COO
�- --
ba��l�
�' -
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September 21, 1999
Mr. Tom Beach
City of St. Paul
Planning and Zoning
St. Paul, MN 55104
Dear Mr. Beach,
I have had the application for zoning variance, by St. Joseph Stanislaus, at 1925 Norfolk
reviewed. We have found the following inconsistencies:
Page 1:A1 item D St.Mary's Home does not own the parking lot
Page 2:A11 item A The correct square foota�e is 134,320, not 155, 470. Note: The
existing nursing home and group home footprint is not included in
the "dwelling units" allowed by ordinance. We do not l�ow the
units required for the nursing home or group home.
Al l item B Elevations of building B, South and East; and the West elevation
of Building A show heights above the masimum allowed by the
code.
Al l item C Prior Ave: the proposal is for a sideyard setback. Obviously, this is
not a sideyard as shown by the elevations.
Building to building code reqnirements have not been met. There
are four buildings.
Page 3:D item 2
D item 3
F item l.c.
The requested variance of 15°lo is inconect. The code allows 30%
of land coverage, they are requesring a 49% increase.
St. Mary's Aome does not own the convent
This building is a planned unit development and cannot be
considered in this analysis.
REILING CONSTRUCTION INC.
1337 SAINT CLAIR AVENUE, SAINT PAUL, MN 55105
(651) 690-2366 FAX (651) 690-1316
� _
�-
Page 4:2 item b.
Auxiliary parking lot not owned by St. Mary's Home
�a- �{�
2 item c.
This building is a plamled unit development and cannot be
considered in this analysis.
Note: The total parking spaces required are 161. Tl�e total parking spaces
available are 54. They are required to provide an additional 107
parking spaces which are not shown on the plans for this lot.
The size of this proposal is incompatible with the neighborhood. I request that your
review recognizes the intent of the zoning code.
Very�zly Y
1397 So. Prior Avenue
St. Paul, MN 55116
cc: Highland District Council
Mr. Harris, Ward 3, City Council,
Kueppers, Hackel and Kueppers, St. Paul
G!�T-06-1999 06�29
october s,1499
Boazd of Zoning Appeals
ATTN: John F3ardwick
350 St. Peter Sd'eet
Suite 300
Saint Pau2, Minnesota 55102
RE: St. Mary's ElderIy Housing
Deaz John:
���
_ �';?
�
&eing �. licensed uchitect, I certainiy $ave an appreciation for construction projects and, rapidly
approaching the statas of a senior citizen, I also have an appreciadon for eldetly housing,
However, having observed the proppsed plens for Ehe St.lviary's addition and having discussed
tfie projea wirh many of our neighboxs, it is clear to me that tha azchitect is overstepping his
bounds and attempting to cram far too many uniu into this quiet residential area.
My wife and I raised our family at Munster snd Prior and we are painfnlly aware of the rapidly
increasing traffic flow on Yriar Avenue. i am sure you wi11 admit that this project wi11
substantially increase that traffic flow as we1] as contributing to additional o£f-site parking.
In addition to tfie above, i can't help hut sympathize with t6e neig}�bors living direcfly &cross
from the proposed building site. What once was a pleasant green space will hecome an ominous,
overpowering mass ofmasonry.
If a tittie discretion were ysed and the yize oF the addidan substanrially ret3uced to a]low some of
t}ae greenery to remain, I would have no qualms about supporting the project, piease give some
corisideration to the overwhelmiag ptotests ofthe neighborhood.
7Lanks for your attention to ffiis very important matter.
Sinoe7ely,
���l.f'r �
William A. Vieverin
1934 Munster Aven e�
Saintpaul,Minneso SSI16
P. 01
o�-y�
TOTflL P.01
�D ���f
/
......._..........--�---�-- - _
.- ST`ATENIENT Or CON E '
We the undersigned, each of whom is a homeowner within 350 feet of the St. Mary's
Home property on Norfolk at Prior Avenue in St. Paul, hereby make it known that we do not
favor further developmeQt on the St. Mary's Home property unless such development conforms to
the zoning, setback and density requirements which are presently set out in the St. Paul
ordinances. We ask that the staff and officials of the City of St. Paul be mindFul that ttus small
azea zoned RM-2 is surrounded by single family residences in areas which are zoned R-1 and R-3,
and it is our expectation that the City will not take any action which might �vork against tl�e
preservation of this excellent residential neighborhood.
We ue aware that St. Mary's Home does not presently have any provision for off=street
pazking for its employees or residents. That already creates an adverse condition in our
neighborhood and we expect that City officials will not take any action wUich �vill worsen tliat
condition.
�� � ��
........_.... ..__.._.__.......__.-- .............��--
-" STATEIVIENT OF
We the undersigned, each of whom is a homeowner within 350 feet of the St. Mary's
Home property on Norfolk at Prior Avenue in St. Paul, hereby make it known that we do not
favor further development on the St. Mary's Home property unless such development conforms to
the zoning, setback and density requirements which ue presently set out in the St. Paul
ordinances. We ask that the staff and officials of the City of St. Paul be mindful that this small
area zoned RM-2 is surrounded by single family residences in azeas which ace zoned R-1 and R-3,
and it is our expectation that the City will not take any action which might work against the
preservation of this excellent residential neighborhood.
We are aware that St. Mary's Home does not presently have any provision for off-street
pazking for its employees or residents. That already creates an adverse condition in our
neighborhood and we expect that City officials will not take any action which will worsen that
condition.
C0'd iC101
��'�,,�
�.�=
a�-��
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iw�� - �� tH '� �t' �:��. v � �� ' V)- } � � �� � ��
�u ��
W Wua�.L� �
We the uadersigp.cd, each of w2wm is a homcowaer v+ithin 350 feet of the S� Mac}�s
Home property on Norfolk at Prior Aveaue in St Paul, hereby malce it ]�own thai we do not
favor furiher development on the St M�}�s Fiome property unless such development conforms to
the zont�?, setback aad density requit�ts which are presently sct out ia the St Paul
ordivances. Wc ask that the staff and officiaL9 of the City of St Pav1 be miud£ul that this small
area zoned RM 2 is surrounded by singte fam7y r�sidences ia areas which aze zoned R 1 aad R 3,
and it is our espectation that the City will not take azry ackion which might work agaiast the
preservation oftIus exceliant residential aeighborhood.
/
£0i�6'd 66S9G62 2i9 Fid`�flli8'1��iJtlH S213dd3f1N 8Z:0L 666T-Zi-1J0
We aze aware that St. Mary's Home does not presently have aay provision for off-street
P�S for its .employees or residents. That already cteates an adverse condition in our .
n�orhood and we expea that City officials witl not take aay action which vrill worsen that
�6 _�t�
KITEPPEFtS, HACKEL & KliEPPEAS P.A.
ATTORCEYS AT LAW
StiITE 1350
3S6 �PABASEL4 STREET l�OETH
SAIV'T PLtiL� MS 55102
FRED A. KUHPPEBS. J8.
JOd� ?S.HAC%EL
JOSEPH F.BIIEPPERS
(657� 228-ll04
FAX �651� 297-6599
October 8, 1999
VIA FACSIMILE
�o�l) 256-90yy
John Hardwick
Department of License, Inspections
and Environmental Protection
City of St. Paul
350 St. Peter Street, Suite 300
St. Paul, MN 55102
Re: Application of Franciscan Health Community
Our File No. 3768-26
Dear John:
� ` b:;
�
OF COIIIvSEL
RO\dLD P.ITEICB SKITH
Thank you for allowing us to obtain copies of the plat drawings which were submitted by the
applicant. Ms. Diedrich was extremely helpful in enabling us to have copies made with
ovemight service.
In reviewing the application, we believe there are facts regarding the parking which aze
inaccurate, and we ask that you give consideration to this factor, and let us Irnow if we aze in
enor.
In particular, the application reflects (at items a and b of paragraph F) a total requirement of 161
spaces. We exclude the existing senior congregate building, because it is unrelated and
immaterial. It is the sub}ect of a PUD and cannot under any circumstances be a part of the
calculation.
Then item 2 of Section F, the applicant discloses effective provision for only 54 spaces. That is,
three surface spaces, and 51 underground spaces.
It has now been determined that the applicant cannot include the 52 spaces at the Auxiliary
ao -t-c�{
��� �
bd "_'� :1�+_7
�� ��
John Hazdwick
October 8, 1999
Page Two
Parking Lot, because that is property across the street and owned by the Church of St. Theresa
and not by the applicant. At the Highland District councii meeting on September 30, there was a
letter from a representative of the Church, stating that St. Mary's Home uses the Church lot under
a one year lease, and that there is no assurance of renewal or an extension of that lease.
The appiicant also assumes to include the pazking at the senior building which is across Norfolk
and across Prior from the nursing home property. However, we point out that the old apartment
properiy is not legally available for this purpose. In 1987 that properiy was rezoned from R-2 to
"Planned Development District". It is now in a separate and distinct zoning district, and not a
part of the RM-2 property zoning district in which the new buildings will be situated.
Furthermore, that Planned Unit Development, by definition, requires that all of the lands within
the development be used exclusively for purposes of that development. The fact that there is
some remaining open space which is azguably available for parking, is immaterial; all of the land
within the PUD has been committed to that project. That was all a part of a negotiated settlement
with the neighbors, and must be given its normal legal effect.
A second concern is an apparent enor in the calculation of land azea coverage. The applicant
reports the square footage far four buildings (existing nursing home, plus group home, plus new
buildings a and b) which aggregate 59,505 square feet of land area coverage. Your report
accurately reflects a total lot size of 116,440 square feet, plus 2,580 feet for one-half of the
adjoining alley, for a total land area of ll 9,020 square feet. This calculates out to a land
coverage of exactly 50%. This might be stated to be 2fl% in excess of the zoning requirement;
but a more accurate statement would be that this constitutes a 66 2(3°(o increase over the 30%
coverage allowed by the ordinance. That is, the 20,000 square foot excess is 66 2/3% of the
ordinance-allowance of30,000 square feet.
I ask that you review this material as quickly as possible. If you agree with our conclusions, or
any part of them, then we ask that prior to the October 12 meeting of the Board of Zoning
Appeals, you provide the Board with a supplemental report.
Very truly yours,
KUEPPER ; HACKEL & KUEPPBRS, P.A.
. �f �
sy- ��� '
Fred A. KueppeF , �"r.
FAKjr/rq
�� - �-t `-1
HIGHLAND DISTRICT COUNCIL
BOARD RESOLUTION
Re:
Application from Franciscan Health Community for Variances
Zonin� Type — Major Variances
� �� <�
Be it resoived that, after listening to three presentations by Franciscan Health
Community staff and their azchitect, viewin� the site, attending a neighborhood meeting
at Franciscan Health Community, holding three public meetings on this issue, taking
public testimony, receiving a Petition si�ed by fifty (�0) neighbors, reviewing the
materials presented and upon due consideration, the Highland District Council hereby
makes the following resolution:
That, while the Council supports increased housin? opportunities in Highland, and
is in favor of senior housing, the proposed new conshuction by Franciscan Health
Community does not meet the requirements of the St. Paul Zonin� Code and we do not
support the multiple variances requested. We do encourage this corporation to work with
the neighbors and the City of St. Paul to refine their plans to meet the code and to take
into account the concems expressed by the neighbors.
Adopted on: ���� _
a
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• KLIEPPEI3S, �IACKEL Hc KITEPPEBS P.A. ����
ATTOR\EYS AT L9W
SIIITE 1350
386 NABASH.A STEEET NOETH
53i\T PAUL�ASN 55102
� �651� 228-1104
FAED A.KUEPPEHS.JR. FAX�BjS� `297^6SJJ OF COII'_TSEL
JO.LV M. AAC%EL AOr.1LD PATBICK S�SITH
JOSEPH F.%IIEPPEES
November 8, 1999
Ms. Joyce Maddox
Chairperson
Boazd of Zoning Appeals
City of Saint Paul
Re: Our File No. 3768-26
Application of Franciscan Health Community for
Vaziances for Apartment Project
Dear Ms. Maddox:
John Hardwick has provided us with a copy of the draft Resolution to be considered by the
Board at its meeting on November 8th. We offer the following comments and suggested
modifications of that draft:
1) The explanatory paragraph after Finding No. 1 should be limited to the statement
contained in the last sentence as set out on the Hardwick draft. The other material is
extraneous.
2. We believe that Finding No. 2 should be changed to find that the plight of the land
owner is due to circumstances which were created by the land owner. We believe this
is consistent with the conclusion reached by the Board at its hearin� on October 12th.
The explanatory sentence should read: "The existing nursing home use of the prop-
erty was established by the land owner, and hence the land owner created the circum-
stances."
Finding No. 3 is appropriate, but there is a misstatement of the facts in the explana-
tory paragraph. It says that the Applicant "recently expanded their campus to con-
struct a senior apartment building". The fact is that the senior apartment building was
�
��J��
Ms. Joyce Maddox
November 8, 1999
Pa�e Two
conshvcted in about 1989 by Brutger Companies, and was just in recent years pur-
chased by the Franciscan Health Caze Community.
4. The draft Finding No. 6 is that the request for vaziance is not based primarily on a
desire to increase value, etc. However, the Board and Staff were not given any fi-
nancial data to establish this issue one way or the other, and for this reason we sug-
gest that the Finding should be, "The request for variance may or may not be based
primarily on the desire to increase the value" etc.
The explanatory pazagraph could indicate that the Boazd has not been provided with
financial data to enable it to form an opinion on this issue.
As disclosed at the hearing on October 12th, our firm represents neighbors of the proposed
project, and this letter is submitted on their behalf.
Respectfully submitted,
KUEPPE S, HACKEL & KUEPPERS, P.A.
By- �� ,
FAKjrlpmt �
Enclosures
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Joseph Stanislav (Franciscan Health and Housing) -- 1925 Norfolk Avenue
Stanislav is the appellant. Should go first, after staff report.
Seeks five variances for 101 unit senior apariment building:
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1) front yard setback - 25' required, 10' proposed (along Graham Avenue)
2) side yard setback - 24' required, 15' proposed (along east properiy line)
3) separation between buildings - 30' required, 10' proposed (betw new bldg and group h)
4) lot coverage - 30% allowed, 47% proposed
5) max no. of zoning rooms - 215 allowed, 239 proposed
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Decision of the BZA to deny the requested variances because (my packet did not have
BZA minutes or decision) does not meet _of the 6 requirements in 64.203.
[Staffrecommendation is approval.]
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6 � Motion to grant appeal, and to grant the variances. The Council finds that there was an
error in one or more findings by the BZA, in that ..... (spell out what was wrong with
the BZA finding) ... /J� � Qr C�� �r � j a ��
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Motion to deny appeal, to deny the
of the board of zoning appeals as co�
1999.
;es, and to adopt the findings and conclusions� ��
in its Resolution 99-264, dated October 12, 4 �i�
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Presented By
Referred To
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Committee: Date
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Whereas, Joseph Stanislav [Franciscan Health and Housing], in zoning file no. 99-264,
made application to the Board of Zoning Appeals for variances from the strict applicarion of the
provisions of the Saint Paul Zoning Code for property commonly known as 1925 Norfolk
Avenue, PIN no. 212823240128 and legally desczibed as set forth in the variance application
contained in the zoning file; and
Whereas, The purpose of the application was to vary the following Zoning Code
standards in order to construct a 101 unit senior apartment building:
1) A front yard setback of 25 feet is required, and a setback of 10 feet is proposed
along Graham Avenue, for a variance of 15 feet. 2) A side yard setback of 24 feet
is required, and a setback of 15 feet along the east property line is proposed, for a
variance of 9 feet. 3) A sepazation of 30 feet between building is required, and a
separation of 10 feet is proposed between the new building and the e�sting group
home, for a variance of 20 feet. 4) Lot coverage of 30% is allowed, and coverage
of 47°/a is proposed, for a variance of 17% (21,349 square feet). 5) There is
sufficient lot size for 215 zoning rooms, and the agplicant is proposing 239 zoning
rooms, for a variance of 24 zoning rooms (14,400 square feet).
Whereas, The Board of Zoning Appeals [Board] conducted a public hearing on October
12, 1999 after having provided notice to affected property owners, and the Board, on November
22, 1999, in its Resolution No.94-264, denied the requested variances based upon the following
findings and conclusions:
The property in quesrion can be put to a reasonable use under the strict provisions of the
code.
The Franciscan Health Comxnunity was founded in 193b by the Franciscan
Sisters of Saint Paul. They aze committed to providing religious, social,
housing, and health care for the azea senior citizens. As the population
ages and life spans are increased, the demand for congregate senior
apartxnent buildings increases, not only in this area, but, throughout the
City. The site of the nursing home and the e�sting senior apartment
building on Mississippi River Boulevazd are the only properties wned for
multiple-family housing within a half-mile radius. However, the applicant
could acquire additional property in the area and re-zone it to the
appropriate zoning for senior housing. The existing nursing home and
Council File # p0 �'�14
GreenSheet# � �U
RESOLUTION
CITY OF SAINT PAUL, MINNESOTA
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group home occupy about 30% of the site and is a reasonable use of the land
availabie withiu the standards of the code.
The plight of the land owner is due to circumstauces unique to this properiy, and these
circumstauces were not created by the land owner.
The growing need for senior housing, the loca6on of the e�siing
Fxanciscan Health caznpus, and the lack of multiple-family zoning in the
immediate azea, are circumstances that were not created by the applicants.
However, the applicant was awaze that the size and locafion of the er.isting
building on the property may limit future development on the site.
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3. The proposed variances are not in keeping with the spirit and intent of the code, and aze
not consistent with the health, safety, comfort, morals and welfare of the inhabitants of
the City of St. Paul.
The Franciscan Health Community has been located in ttus azea for over 60
years. They recently expanded their campus to include a senior aparfinent
building on Mississippi River Boulevard in an attempt to meet the growing
demand for senior housing. That building required a re-zoning when it was
constructed and was controversial because it encroached into areas formerly
zoned for single family use. However, it demonstrates that it is possible to
alter the zoning of nearby property to permit senior housing without the need
for several variances.
4. The proposed variances will not impair an adequate supply of light and air to adjacent
property, but will alter the essential character of the surrounding area and may unreasonably
diminish established property values within the surrounding area.
The Franciscan Sisters Convent abuts the site across the street along the entire
northern edge of the properry. The new building will be over 30 feet away
from the nearest residential property to the east across the alley, and over 150
feet from the neazest residential properry to the south across Norfolk. There is
a parking lot across Prior Avenue to the west, and the neazest residential
property to the northwest is about 100 feet away. Given these sepazations, as
well as the conrinuing rise of the land to the north, the proposed building will
not affect the supply of light or air to adjacent properties.
The proposed new buildings, along with the existing buildings, would occupy
about 50% of the site. When adding in the paved areas for parking and
loading, the remaining usable yazd area will be very sma1L The ratio of yard
area to building area will be out of keeping with other residential uses in the
neighborhood.
5. The variance, if granted, would not permit any use that is not permitted under the provisions
of the code for the properry in the district where the affectec� land is located, nor would it alter
or change the zoning district classification of the property.
Page 2 of
2 A five-story, multiple-unit apartment building is a permitted use in this
3 district, and the proposed variances, if granted, will not change or alter the 00 -�Fy
4 zoning classification of the property.
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6. The request for variance is not based primarily on a desire to increase the value or income
potential of the pazcel of land.
The applicant states that their primary goal is to continue with the original
mission of the Frauciscan Sisters to provide housing and health care far senior
citizens in the community.
Whereas, Pursuant to the provisions of Saint Paul Legislative Code § 64.205, Joseph
Stanislav duly filed an appeal from the Boazd's determination on November 11, 1999 and requested a
hearing before the City Council for the purpose of considering the actions taken by the said Board;
and
Whereas, Acting pursuant to Saint Pau1 Legislative Code §§ 64205 - 64.208 and upon
notice to affected parties, a public hearing was duly conducted by the City Council on December 8,
1999 where all interested parties were given an opportunity to be heard; and
VJhereas, The Council, hauing heard the statements made, and having considered the
variance application, the report of stafF, the record, minutes and resolution of the Board of Zoning
Appeals, does hereby
Resolve, to reverse the decision of the Boazd in this matter having found error in the facts and
findings ofparagraphs 1, 2, 3 and 4 of the Boazd's Resolution no. 99-264. In reversing the Board, the
Council finds, based upon a11 the record, that:
The property cannot be put to a reasonable use under the strict provisions of the code:
The proposed nursing home site and an exisring senior apartment building on
Mississippi River Boulevazd are the only properties zoned for multiple-family
housing within a half-mile radius. There is no other land in the azea with a
zoning classification which would allow a senior style multi-family housing
project. Rezoning the proposed site to a multi-family residential classification
will have a much greater nnpact on the neighborhood as a whole than the
proposed use which is otherwise permitted in this neighborhood and the
impact of a multi-family apartment complex dedicated to senior living needs
is less than that of a conventional multi-family apartment complex.
2. The plight of the land owner is due to circumstances unique to this properry, and these
circumstauces were not created by the land owner.
The subject site became a pocket of multi-family zoned land when the city
was re-zoned in 1975. The lack of multiple-family zoning in the immediate
area is a circumstance not created by the applicant.
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The proposed variances are in keeping with the spirit and intent of the code, and are
consistent with the health, safety, comfort, morals and welfare of the inhabitants of the City
of St. Paui.
T4�e proposed vaziances would allow development of needed senior housing
units without the need to further encroach into azeas presenfly zoned for single
family housing. The Frauciscan Health Community's recent expansion to
include a seniar apartment building on Mississippi River Boulevazd required
re-zoning when it was constructed. This re-zoning was controversial because
it encroached into azeas formerly zoned for single family use. Locating the
proposed senior housing away from the existing nursing home would result in
the loss of the ancillary services available to the residents of the proposed
housing units that would be provided if the housing were located on the same
site as the nursing home. With some modifications to the proposed building,
the proposed projecYs impact on the surrounding azea can be minimized.
4. The proposed variances will not impair an adequate supply of light and air to adjacent
properiy, nor alter the essential character of the surrounding azea or unreasonably diminish
established properly values within the surrounding area.
The nearest residentiai properry to the east will be across an alley and over 30
feet away from the new building. The nearest residenfial property to the south
is across Norfolk and over 150 feet from the new building. Across Prior to the
west is a parking lot. The nearest residential pxoperty to the northwest is about
100 feet away. The entire north side of the proposed site is bordered by the
Franciscan Sisters Convent located across Graham street. The most affected
homes are located to the west and northwest of the site. Reducing the height of
the proposed building along Prior would be more in keeping with the height of
the homes in the neighborhood and would reduce the overall number of
aparhnent units in the new building. This will also reduce the density variance
required from 24 zoning rooms to 8 zoning rooms (14,400 sq. ft to 4,800 sq.
ft.) and ease traffic and parking concerns. Given the distance separations and
the continuing rise of the land trending to the north of the site, the proposed
building will not affect the supply of light or air to adj acent properties and the
reduced scale of the building is more compatible with the surrounding
neighborhood.
And Be It Further Resolved, That the appeal of Joseph Stanislav to waive the provisions of
Saint Paul Legislative Code § 61.101 for the following variances, based upon the Council's amended
findings noted above and upon findings 5 and 6 as contained in Boazd of Zoning Appeals resolution
no. 99-264, is hereby granted to allow: 1) a front setback of 10 feet; 2) a side yazd setback of I S feet
along the east properry line; 3) a sepazation of 10 feet between the new building and the existing
group home; 4) lot coverage of 47%; and 5) 223 zoning rooms; in order to construct a new, 93-unit
seniar apartment building, subject to the condition that the portion of the new building fronting Prior
Avenue is limited in height to three (3) stories; for property located at 1925 NORFOLK AVEN[JE;
and legally described as N%z & E'/a of Vac Alleys Adj and Lots 1'I'hru 8 Also W'/z of Vac Alley
Adj And Lots 10 Thru 14 A1so E'/2 And S'h Of Vac Aileys Adj And Lots 15 Thru Lot 19 Blk 7
Davem's Burren Addition; in accordance with the application for variance and the site plan on file
with the Zoning Administrator.
Page 4 of
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2 And Be It Finally Resolved, That the City Clerk shall mail a copy of this resolution to Joseph
3 Stanislav, the Zoning Administrator, the Planning Commission and the Board of Zoning Appeals.
ORlG1�At
Requested by Department of:
By:
Form Approv by City Attorney
BY: �G�/WW✓�"4-� t�10� �d
Adopted by Council: Date Qa
Adoption Certified by Counci Secretaxy Approved by Mayor for Submission to Council
EY= , y7�` �� By:
Approved by Mayo . Date �i{ �� �v'
By:
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GREEN SHEET
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TOTAL # OF SIGNATURE PAGES
Memorializing the decision of the City Council on December 8, 1999, granting the appeal of
Joseph Stanislav, Franciscan Health and Housing, to a decision of the Board of Zoning
Appeals denying several variances in order to construct a new 101 unit senior apartment
building at 1925 Norfolk Avenue.
PLANNING COMMISSION
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INFORMATION (IXPWlp
OFFICE OF Tf� CITY ATTORNEY
Clayton M Robinsox, Jr., Ciry Atlomey D� �t1 �I
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CITY OF SAINT PAUL
Norne Coleman, Mayor
January i l, 2000
Civil Division
400 Ciry Hal[
IS WesrKelloggBlvd
Saint Paul, �nnesota 55702
Telephone: 657 266�770
Facsimile: 651298-56I9
j�w..0 Dsl.iu..� C<�fi�;.�<� �::_��~ : _.. . _.
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Nancy Anderson
Council Secretary
310 City Hall
15 West Kellogg Blvd.
St. Pau1, MN 55102
Re: Appeal of Joseph Stanislav
Board of Zoning Appeals File No. 49-264
City Council Hearing Date: Aecember 8, 1999
Deaz Ms. Anderson:
Attached please find the signed original Resolution memorializing the decision of the Saint Paul
City Council of December 8, 1999, to reverse the decision of the Board of Zoning Appeals in the
above-entitied matter.
If you have any questions, please don't hesitate to contact me.
Very truly yours,
�,� U�✓,�--
Pete�r W. Warner
Assistant City Attorney
PWW(rmb
Enclosure
OFFICE OF LICENSE, NSPECTIONS ADID
ENVIRO.iME�1TALPROZECTIO�I O � �ti �
Roberl Kessler, Direclor
CITY OF SAINT PAUL
Norm Coleman, Mayor
November il, 1999
Ms. Nancy Anderson
City Council Research Office
Room 310 City Hall
Sa3nt Paul, MN 55102
Deaz Ms. Anderson:
LOWRYPROFESSIO�ti�iLBUILDP.vG Telephone:651-266-9090
350 St Pete� Stree{ Suite 300 Facsimile: 651-266-9099
SaintPaul, Minnesota 55702-I510 657-266-9124
�✓C��r_ ;' ,...,'" eaV,.�°,
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I would like to conf"um that a public hearing before the Ciry CouncIl is scheduled for Wednesday, December
8, 1999, for the following zoning case:
Appellant:
File Number:
Purpose:
Joseph Stanislav, Franciscan Health and Housing
99-115680
Appeal a decision by the Boazd of Zoning Appeals
denying several variances in order to construct a
new 101 unit senior aparnnent building.
Location:
Staff Recommendation:
District Recommendation:
Board Decision:
1925 Norfolk Ave
Staff recommended approval
District 15 recommended denial
Deny on a 4-3 vote
I have confirmed this date with the office of Council Member Hariis. My understanding is that this pubiic
hearing request will appear on the agenda of the Ciry Council at your earliest convenience and that you will
publish notice of the hearing in the Saint Paul I,egai I.edger. Thanks!
Please call me at 651- 266-9082 if you have any questions.
•FmsTgrnv�
, NOTICE OF PU$LIC�I�ARII�iG
Hardwick
ne Technician
- 'Rte Saiut Paul City Council will-coaduct a
public riearing on Wednesday, December 8, 1999;
at5:30 p.m. in the �.Yty Counc�l Chambers, Thtrd
Floor, City HalbCourthouse,. to consider t6e �
appeal of Joseph Stanislav, �ianciscan Health -
`and Housing, to a decLSion of the Boa�d of Zoning
RPP denying several vaiiances-in order to
consYruct a new 301 unit senior ,apartment
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Dated;"Novemlxcl5„1999., "_. .
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.Ass;sraFnccuyco,incu-�reraiy .-_-.' -' .
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APPLICATiOtd FOR APPEAL
Departmen! of Planning and Economic Development
Zoning Sectior: �
II00 City Hall Annez
25 West Fourth Slreet
Saint Pau1, MN SSIO2
26b-b589
APPELLANT
9i-�l5��� c. �
Zonirtg pffice uss anfy � � _� `
;: File n,s. ���'f'�-3' �'—�----
�se � Z.'� �x
�'etttative hearirtq _dsY�
City St. Paul St.� Zip 55116 Daytime phane651
PROPERTY Zoning File Name YrQliLi�aCE[�, Vd. ,�n C r2(.�P
LOCATION AddresslLoCation 1925 Norfolk Avenue
St. Paul, 2�N 55116
TYPE OF APPEAL: Application is hereby made fior an appeai to the:
❑ Board of Zoning Appeais L� City Council
under the provisions of Chapter 64, Section 64.206, Paragraph ta) of the Zoning Code, to
appeai a decision made by the Board oi Zoning Appeals
on [ y�� .(Jr �a, , 19 99 . File number: 99-264
(date of decis�on)
GROUN�JS FOR APPEAL: Expfain why you feel there has been an error in any requiremant,
permit, decision or refusai made by an administrative official, or an error in fact, procedure or
finding made by the Board of Zoning Appeals or the Planning Commission.
See attachment.
Attach additiona! sheet rf
ApplicanYs signature�l� ���!`.��/Gi'� Date fff 91/�!Y City
00 -�t`�
ATTACHi�IENT TO APPLICATION FOR APPEAL
The grounds for appeal include, but are not limited to, the follo�vin� reasons. In addition,
applicant desires to present additional �,vritten evidence prior to the City Council meetin� and make
a presentation at the City Council meeting.
A. The standards for issuina a variance �vere satisfied bv the a lnp icant.
The City Council is aware that there are six requirements far the issuance of a
variance. The applicant has satisfied each ofthe six criteria. Also, the StaffReport
of September 28, 1999, indicates that, in the opinion of Staff, the criteria for the
issuance of a variance were in fact met by the applicant. Specifically:
1. The propertv in auestion cannot be put to the reasonable use under the strict
provisions of the code.
The City should take into consideration the differences between senior citizen
housing and conventional family apartments. For example, the zoning code
requires .33 parking stalls per lanit of senior housing whereas 1.5 stalls per
unit of housing are required for conventional family apartments. Thus, for
example, 101 units of conventional family apartments would require
approximately 40,000 square feet of bituminous parking lot, and senior
housing would require roughly 9,000 square feet of parking lot for 101 units
of senior housing. Using this example, approximately 29,000 square feet of
land would be available for a 101 unit senior housing project that would
otherwise have to be consumed by parking lots for a conventional family
apartment complex. The City should take this into consideration in
determining that it is not reasonable to strictly apply standards for
conventional family apartments to specialized senior citizen housing. Stated
another way, it is not reasonable to artificially depress the number of senior
housing units and in effect require greater green space for senior housing than
it would for conventional family apartments. The difference between senior
ciYizen housing and conventional family apartments justifies variances for
setbacks and azea coverage.
As Staff also noted, confining the needed additional housing units to the
existing campus of Franciscan Health and Housing would in fact have less
impact on the neighborhood than acquisition of surrounding residential
property and tezoning it. Thus, reasonable use ofthe existing campus means
granting the variances.
N:�PL�DJ'I184563700.wpd
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2. The �lieht of the landowner is due to circumstances unique to this prooertv
and these circumstances were not created bv the landowner
There is a iremendous demand for senior housin� in this area. There is no
multiple family zoning in the immediate area that would allow the expansion
of the campus further into single family housing areas. These circumstances
were not created by the landowner.
3. The�roposed variances aze in keepin� with the spirit of intent of the code,
and are consistent �vith the health, safetv, comfort, morals and welfare of the
inhabitants of the City of St. Paul.
The applicant proposes to provide much needed senior citizen housing on a
nonprofit, charitable basis. Senior housing is a permitted use within this
multi-family zoning district. The granting of the variances would have the
benefit of allowing the senior housing to be part of the Franciscan Health
Community campus. In addition, even opponents of the variances will admit
that the senior housing will cause far less activity and disturbance than if the
properiy was utilized for conventional family apartments. The granting of
these variances is not only consistent with the health, safety, comfort, morals
and welfare of the citizens, but in fact is a betterment for the community.
4. The proposed variances will not impair an adequate supolv of lieht and air to
adjacent property nor will it alter the essential character of the surroundin�
area or unreasonablv diminish established propertv values within the
surroundin�area.
By limiting the height ofthe project to four stories (even though code would
allow five stories as a matter of right), an adequate supply of light and air is
provided to adjacent property. The distances between the project and single
family residences are more than ample to preserve adequate supplies of air
and light.
The surrounding uses at the project include the existing nursing home, the
Franciscan Sister's Convent and garden plot, St. Therese Church, a parking
lot, and two residences to the east across the alley. In addition, the pro}ect
includes residential-style architecture to fit within the neighbarhood. The
proposed proj ect fits well into the character of the surrounding area.
The variance if granted would not permit anv use that is not permitted under
the provisions of the code for the property in the district where the affected
land is located nor would it alter or chan�e the zonin; district classification
of the propertv.
N:�PUDJT84563700.wpd
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The granting of the variances will allow the consriuction of senior citizen
housin�, which is a permitted use under the cunent zoning. Granting of the
variance would allow the existing zonin� classification of the properiy to
remain, and would not require rezoning of other property in the vicurity. If
the variances aze not granted, it �vill have the effect of encoura,°ing the
acguisition of other single-family residential properiy in the neighborhood
and the seeking of a rezonin� contrary to this goal of not altering zoning.
6. The request for variances is not based�rimarilv on a desire to increase the
value or incomepotential of the �arcel of land.
Numerous letters of support were submitted to the Boazd ofZoning, Appeals
by various senior citizen housin� committees showing the tremendous
demand which exists for senior citizen housing in this area. The applicant is
a non-profit corporation, and has a mission of providing housing and health
care for senior citizens. The true purpose of this project is to meet the needs
ofthe senior citizen community and fulfill missions ofthe Franciscan Health
Community. The purpose is not to increase the value or income potentiai of
the parcel of land.
B. The height of the building is a reason for granting the variance, not denying it.
At the Board ofZoning Appeals, several people spoke in opposition to the variances,
and as part of the opposition they indicated ihat there was too much height and
"bulk" to the project. When legal counsel for the applicant indicated that height was
not an issue, numerous opponents of the project responded in unison that height in
fact was an issue. Also, an attorney for several opponents argued that the building
was too high. It appears that the Board of Zoning Appeals took height into
consideration in denying the variances.
Clearly, height is not an issue or a basis on which to deny the variances. In fact, as
Staff so appropriately points out, the existing zoning allows up to a five-story
buiiding. The applicanYs project is for only a four-story building.
Ironically, by not granting the variances, the Board of Zoning Appeals is encouraging
the applicant to build a five-story building, which may require less variances. The
granting of the variances will at least result in the hei�ht of the project being below
the five-story m�imum. If in fact some of the nei�hbors in the vicinity of the
project desire to have a height lower than the maxunum permitted by code, the City
Council should respond by granting the variance, not denying it.
N:�PL�DI'[1845 6 3 7 00.wpd
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C. Senior Housingis uniq_ue and not tvpical ofmost multi-familv housing projects.
Consequentiv. losic and Qrecedent supports the issuance of a variance from the
application of the code.
The provisions of the St. Paul zoning code relating to multi-family housing
contemplate conventional family apartments. In the past decade or so and as the
population ages, the City has seen more and more development of senior citizen
housin�, which does not fit the typical zoning standards and criteria of conventional
faznily apartments. Variances are very common when senior citizen housing is
involved. In fact, if variances are not granted, it is possible that undesirable results
can occur by strictly applying the criteria that contempiate the parking, play azeas,
and open space that fit the needs of conventional family apartments but do not fit the
needs of senior citizens.
In short, there is ample precedent, both within the City of St. Paul and virivally every
city in the metropolitan azea, in support of the issuing variances for senior citizen
housing, particularly as they relate to density and setbacks. Senior citizen housing
is truly unique as compared to conventional family aparhnents, and should be treated
accordingly by the City Council.
D. Conclusion
The applicant respectfully requests the City Council to grant the variances in its
application which would allow the construction of 101 seniar citizen housing units.
These 101 senior citizen housing units will be a significant conhibution towazds
meeting the tremendous demand for senior citizen housing.
N:\PUD71184563700.wpd
APPLICATION FOR ZO(VIIVG VARIANCE
OFFlCE OF LICEIvSE, IA'SPECTIO�VS, AND
ENVlRO�`:IfENTAL PROTECTIO�V � 8 6 6 I O
3�D St Peter Street, Suite 3(ID
Saint Pau(, MN 5� 102-1 � 1 U
266-9IJ08
APPLICANT
Name �oseph Stanislav Gom
Zoning oHice us ' onty � - � �
Fife num6er: '{ G t ' Z��
Fea: $ a7Z •
Tentative hearing
Seetionfs)-1� /� �a � -
Franciscan Health E
1�25 i•?nYiO�:K f:Vd.
PROPERTY
5
Variance(s) requested: , 1 ' �-r'"S' �� �'� �m; � ���"``�
1. Front Yard Setback - Z S �j /o �+�.<,se Z 3$ /Lm= ��7'ra'`✓ �
2. Side Yard Setback {,ry u!� ✓t� � �s'�gYu« i/q�z;o�✓� ob ��S �� S x i
3. Buiiding to Buitding Setback 3���_re � �(�
4. Percent of Building Covera_ on an RM2 Lot 3�?o&��—i�'� ��"'�"
What physical characteristics of the property prevent ifs being used for any of the permitted uses in your zone? ��'�
(topography, size and shape of lot, soil conditions, etc.) /r/'
4Ve are not requesting a use that is not permitted in an RNr2 mutti-fa4�il;f
P,esidenti2l District.
3. Explain how the strict application of the provisions of the Zoning Ordinance would result in peculiar or exceptionai
practical difficulties or excep4onal undue hardships
4. Explain how the granting of a vanance will not be a substantial detriment
to the public good or a substantial impairment of the intent and purpose
of the Zoning Ordinance
sheets if n
Applicant's
City S:. Paui. State MN Zip 55116 DaytimePhone 557-696-8401
Property interest of appiicant (owner, contract purchaser,
Owner/President — CEO
Name of owner (if
Address/Location �925 Norfolk Ave.
Legal description See atteChed
(attach additiona( sheet if necessary) ��_2
Lotsize �16,442 Present Zoning���esentUse �ursing Home
Proposed Use Nursinq Home/Senwr Apartments
49r 09!49ao"as��t�� u`I��°��tR : I
408C+'J�FI€�6<Gc ��7�,�t
S'�J$TT� #�'Y',`C{
�s;tc}. �,�r ��7? s�
LHA6lG�' i4. �
Date � � �
FRANCISCAN NEALTH COMMUNITY
PROPOSED ADDITION
Four-Story, '161 Llnit
Senior Apartment Build'+ng
0 0 — �E �t
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The Franciscan Health Community has been a long estabfished fi�cture in the Highfand/West 5eventh
Neighborhood for many years. The campus has and continues to provide religious, sociai, healihcare
and housing needs for area seniors, along with many employment opportunities within those
programs. The existing facility also houses the corporate headquarters for the Franciscan Health
Community. The organization and its mission of caring for the neighborhood's senior popuiation was
founded in 1936 by the Franciscan Sisters of St. Paul.
The current site (2.7 acres), located in the tiighland fleighborhood is bound by Graham Avenue to the
north, Norfolk Avenue ta the south, and Prior Avenue to the east. Currently located on the site is the
nursing home sfructure w+th a 31,720 square foot footprint, three to four stories tall, withi40 nursing
home beds, an adult daycare program, a chapel, and the Franciscan Health Communities corporate
offices. On Norfolk Avenue is art original neighborhood singie family home that has been converted
into a Group Home with a 1,575 square foot footprint, two stories tall. On the corner of Prior and
Graham Avenues is a two-story rental home which would be demolished to accommodate the project.
Also, tocated on site are two (2) maintenance garageslstorage buiidings which wiN also be demolished
for this project.
In order to execute the original vision and mission of the Franciscan Sisters, we are proposiRg to
provide congregate senior rental apartments which falls between independent living and assisted
living in the continuum of care cycle of housing needs.
The project, as proposed, consists of iwo (2) four-story senior congregate apartment buildings
attached to the existing nursing home structure on the north side of the site. These wings would Sront
Prior Avenue on the west, Graham Avenue on the north, and an ailey on the east. The units provide a
variety of sizes with studio, one, two, and three bedroom units available for rent. Each structure
wouid have an underground parking garage for the use of the tenants and sta#. Within the buildings,
and in a remodeled portion of the nursing home, amenities for the residents would include an arts and
crafts rooms, library, billiards room, lounges, common laundries, congregate dining room, and a
chapel. The buildings are designed to reflect the character of the existing residentiat neighborhood.
The gabled roofs, first floor porches, decks on the upper floors, and undulating wcterior walls, are alf in
an effort to break up ihe building and give it a very tesidentia{ look like so many of St. Pau1's historic
neighborhoods.
The Variance requests to the Zoning Board of Appeais wouid consist of:
Front yard set back off Graham Avenue:
Required setback = 25', requesting l5' varia�ce.
2. Side yard set back on the easi (alley side):
Required setback ='/z of building height. Bui{ding height is 48' which requires sideyard
setback of 24', requesting an 8'-8" variance.
3.
CQ
Building to Building setback:
Required separation between buildings on same parcel is 30 feet - requesting a 20' variance.
Build'+ng coverage percentage on site:
Allowed coverage is 30%, requesting 37%, requiring a 7°la variance.
See attached Data Summary Sheet.
SEP-16-199'3 15:26 TUSHIE MGNTGOi9EftY 612 830 8215
FRANCISCAN HEALTH COMMUNITY
1925 NORFOLK AVENUE
5F. PAUL, MIIVNESOTA
ORDtNQNCE REQUtRENIHN7S OF AN RM-2 ZONlNG DISTRICT
September 3, 7999
Revised SeptemHar i5,1999
SeCtion b7_1Df. ResidenfialOistriais
RNi-2 Multipte Family Residential
A. Lot size per unit - see notes c, e, g.
(c)
(e)
Not applicable to this project.
P.02�0?
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In an RM-2 Multiple-Family District the totai number o{ rooms (not InCiuding
kitchen, dining an@ sanitary facilities) shail not be more than the area of tfte
parcef, in square feet, divided by six hundred (660).
In an RM-2 Disirict, for the purpose of computing the permitted number pf
dwelling uniis, the following room assignments shall control:
one Bedroom = 2 Yooms
Two Bedroom = 3 rooms
Three Bedroom = 4 rooms
Four Bedroom = 5 roqms
Plans presented showing 1, 2, 3, or 4 bedroom units and including a"den,"
"librar�' or other extra room shall count such extra room as a bedroom for the
purpose of computing density. Eificiency apartments shal{ have the same room
assignment as a one-bedroom unit.
In an RM-2 District, the area used for computing density shall be the zoning lot
area plus hatf of the widih ot the alley adjoining ihe iot.
(g) For each required parking space within the multipfe-famiiy structure or
othervvise compfetely underground, ihe lot area figure may be inCreased by
ihree hundred {30Qj square feet. A site plan shall bs required when applying
for undergraund parking bonuses Showing layout and dimensions,
Lot Size 9quare Faatage for Determining DensiYy
a. Main Lof (Nursing Nome) 116,440 s.f.
b. Adjoining Ailey (1/2 wiqth) 2,580 s.f.
c. Underground Parking Sonus (Section 81.101g} 15,300 s.f.
(30� s.f, x# progosed underground parking spaces) or
(300 s.f. x 57 parking spaCes)
T07AL Si7E SQl1ARE FOOTRGE FOR DETERMVNIfVG DEhESITY �34,320 s.f.
SEP-16-1999 15�26 TUSHIE MDNTGOf9ERY
Franciscan Heatth Community
Ordinance Requirements of an RM-2 Zoning District
September 3, 1999
Revised September i5, i999
Page 2 of 6
IL Housing Density
a. Dv�elling units atlovred by crdi72nce
(Lot s.f. = 64a s.f. per hausing unit =
'I34,320 s.f. r 600 s.f. = 224 units)
b. Dwelling units ptoposed
612 830 8215 P.03i07
00 - `�`f
�
�7 � `'' �
" �� _
224
239
(requires variance for 15 units)
Qty. �welttng Units
T�pe of Unft Pr000sed oi Units Assianed to Unit
Suildmg A —
One Bedroom 35 x 2/unit
Two Bedroom i 6 X 3tunit
Three Bedroom 4 x alunit
Total Dwelling Units in Buiiding A 55
Building B
One Bedroom 35 x 2/unit
Studio 2 x 2/unit
Two Bedroom 3 x 3/unit
Two Bedroom (or den) 6 x 3/uni!
Totai Dweliing Units in Building C 46
�
Total Dwelfing Uniis dn Site 101
r°�
Maximum height of structures by Ordinance in stories = 5, in feet = 5p,
Proposed buiiding height to mid-level of pitcfled roof - 48 feef.
70
48
�
138
70
4
8
18
101
�
239
C. Minimum Yard Setbacks required by Ordinance:
1. Front = 25 feet
2. Side ='/x height of structure or � 5 feet, whiChever is greater � 24 feet,
3. Rear = 25 feet.
4. When two or more buildfngs are construCted on the same parcel, ihere
Shall be a distance of at le8st 30 feet beiween principal buildings.
Proposed Yard Setbacks:
- Prior Avenue = i 7'-9" (sideyard) setback farther than existing structure
- Graham Avenue ='!0' (frontyard) requiring 15' variance
- Sicteyard East ad'}acent to A41sy c 15'-4" (sideyard) requiring 8'-8" variance
- Rearyard to Norfotk • Not Apptica@le
- Building to building = Proposed 10' separation between Building B and
existing Group Home requlring a 20' varianCe.
.," —io—i777 1526 TUSHIE MONTGOt°IEP.Y
Maximum percent of loY occupied by main building =
OD — `'t i
Francisaan Heal#ft Commuttity
4rdinance R2quirements of an RM-2 Zoning ais#rict
Sepfember 3, 7995
Revised September 15, 1999
Page 3 of 6
L`�
E.
612 830 8215 F.04/67
��� �
2t� ` '
1. Tda>cimum baiiding Coverage allowed 6y Qrdinance = 30°la
2. Ptaposed 8uilding Coverage = 44.8% {requires variance of 14.8%)
Building Area = Nursing Home + Group Home t Buildings A and S
.j/ 6�,115S.F.=31,720ti,575t15,ti0+1i,700
7 r Lot Area = Mtain Lot +'h Adjoining Alfey + Untlergroun8 Par'aing Bonus
134,320 s.f. =116,44Q + 2,580 + 15,3Q0
Building Area = Lot Area
60,115 s.f. �-134,32o s.#. � 44.8% requiring a variance of 14.8°l0
Ffoor area ratio (FAR) - is not appficable.
F. Parking RequiremeMs (Sec. 62.103)
1. Total Parking Spaces Required
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a. Residentiai - Nousing for Efderly =.33 spaces per unit
Pfoposed 101 Senior Apartment units x,331unit =
Spaces
Reauired
34
b. Existing Medical - Nursing Home
Qne (1) space per 3 beds plus 1 space per each 2•day
shift, shift employees or fulf-time equivalent.
140 existing Nursing hlome residentiai beds x.331bed = 47
Maximum Employee Shih (8p people) � 80
o. Er�sting Senior Co�gregate Buitding
Residential - Housing for the Eiderly =.33 spaces per unit
54 units x .33 = �
Totaf Parking Spaces Required
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SEP-16-1999 15�2? TUSHIE MONTGOi9EP.Y
612 830 8215 P.05i07
�D-��
Franciscan Health Comrttunity
Ordinance Requirements of an RM-2 2oning DistPict
September 3, 1999
Revised September 15,1999
Page 4 of 6
2. Tocal Parkirlg Spaces Provided
a. Nursing Home and proposed Senior,4partments
- Underground - Buitding A
- Underground - Building 8
- Street Parking (78 total):
Graham Avenue (both sides) - 3i
Prior Avenue (both sides) - i7
Norfolk Avenus (both Sides) - 30
b. Auxiliary Parking Lot (reconEigured)
c. Existing Senior Congregate Building
- On Site
- Underground Garage
- Street Parking {38 to#al):
Prior Avenue (bpth sides) - 34
Norfolk Avenue jsouth side only) - 4
7otal Parking Spaces Provided
VARlANCES F3EQUESTEb:
Housing De�sity-
tot Caverage -
Setbaoks-
15 dwelling unit variance
(allowed 224 - recyuesced 239)
19,819 s.f. � 14.$%
(aRowed 40,296 s.f. (30%) requested 60,i 15 s.t. (44.8%)}
15'varianceto Graham Avenue
(Reguired 25', requested 10')
2.
3.
8'-8" varianCe to �ast alley
(required 2d'. Requested 15'-4")
��g --
'�-2C �!
Spaces
Provided
32
19
52
31
62
196
20' va�iance between proposed 8uilding B and existing group home.
(Required 30', requssted 10')
SEF-1E-1999 15�27 TUP,FiIE MONTG�I1EP.Y
Prancisoan Hea[th Community
Ordinance Requirements af an RM-2 Zontng Distriet
September 3,1999
Revised September � 5, 1899
Page 5 of 6
JUS77FiCATIpN FOR VARIANCES:
2.
3.
4.
5.
6.
7.
E•3!
�
612 850 8215 P.06i07
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St. Mary's and Franciscan Homes have been a part of this naighhorhood for over 60 years
providing a vaivable service ta the communiry. Their reason far propasing this project is no
different than when they proposed and buHi the nursing home, to provide housing and medical
care for oider aduits from the oommunity that they serve in foving and caring environment so
that these tong time residents are not forced to leave the neighborhotid they butlt antl lived in
for so many years.
The demand for rentai senior housing is high not oniy in this neighborhood, bu# in ali of St.
Paul.
Lot coverage couid be rgdueed by 15,30Q S.f. by removirtg the e�cisting one story portion of the
nursing home located in the northeast corner of the building (the majority of this spaCe is
currentty unused) and removing ihe existing group home,
The proposed buildings would be set back 24' from the existing curb on Graham and 30' from
the existing ourb on Priar Avenue.
A setbaCk variance to the existing group home would not be required if building B and the
group home were oonnected by an enclosed hailway.
Existing building setbacks in the neighbofhoad are as fo)lows:
East side of Arior Avenue - Nursing Home 5'-9"
Existing Hcme {to be semoved) 8'-9"
South Side of Graham Avenue:
Existing Home to 6e removed 3'-4"
Nursing Home 34'
Existing Garage &'-t 1"
Existing Home 4'-2"
Aliey between Graham and Norfolk Avenues:
Existing north garage to allay $'
Existing home on Norfolk to altey 7'-2'
We are not proposing a fiv2 story building which is aliowed in fhis zoning district. As a result
the lot coverage area is increased exceeding what is allowed by ordina�ce.
The proposed parking spaces exceeds what is required by ordinance. tn addition, once a long
term iease is obtained for the adjacent shared parking lot, Francfscan prapases to upgfade the
�ot adding i 6 spaces which wi!! hetp ease the current parking problem for the nursing home.
The residentiai character of the proposed buifdings will not onty upgrade the image of the
existing nursing home but help to blend the existing and proposed struetures into the
neighborhood characier.
�er-16-199� 15�27 TUSHIE MONTGUP'IERY 612 830 8215 P.H7iH7
Do -`�`�
. ��� �
�rancisaan Fieafth Community � ' Z�C �
Ordinance Reqcairements of an RM•2 Zoning District
Sepfember 3, i999
Revised September 15,1899
Page 6 of 6
10. This siie has been zoned for the proposed use for many years Yrhich has not had a detrimental
effect on the neighborhood. Property values have Continued to increase over the years.
77_ The existing nursing hame is four stories on Norfolk Avenue and three stories on �raham
Avenue,
�2. Tra�lc in tha area wi!! noi @e substardiafiy affected by this project since a high percentage of
the buildings residents do not drive in addition those that do drive do not make the majority of
their trips during the AM and PM peak traifia periods since they are not working #or the most
part.
'13. This project wiN ailow the buiiding's residents (independent seniors) to age in plaCe, not
Yequ�ring Yhem io move shauld they neeQ medical care in the future.
1A. Tne vacant Sand of this site allows St: Pau( to meet a portion of its goais and needs for senior
housing without having to remove/redevetop an already daveloped area.
TOTAL P.07
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BOARD OF ZOI�iING APPEALS STAFF REPORT
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1. APPLICANT: JOSEPH STANISLAV, Franciscan Health and Housing hTLE # 99-264
2. CLASSIFICATION: Major Variance DATE OF HEARING: 10l12199
3. LOCATION: 1925 NORFOLK AVENUE
4. LEGAL DESCRIPTION: PIN 212823240128, see file for complete legal
5. PLANNING DISTRICT: 15
6. PRESENT ZONTNG: RM-2 Z0IVING CODE REFERENCE: 61101
7. STAFF INVESTIGATION AND REPORT DATE: 09l28/99 BY: John Hazdwick
8. DEADLINE FOR ACTION: 11l09l99
DATE RECEIVED: 09/09l99
A. PURPOSE: Five variances in order to construct a new 101 unit senior apartment building.
B. ACTION REQUESTED: 1) A front yazd setback of 25 feet is required, and a setback of 10
feet is proposed along Graham Avenue, for a variance of 15 feet. 2) A side yard setback of 24
feet is required, and a satback of 15 feet along the east property tine is proposed, for a variance of
9 feet. 3) A separation.Qf 30 feet between buildings is required, and a separation of 10 feet is
proposed between the new building and the existing group home, for a variance of 20 feet.
4) Lot coverage of 30°/a is allowed, and coverage of 47% is proposed, for a variance of 17%
(21,349 square feet). 5) There is sufficient lot size for 215 zoning rooms, and the applicant is
proposing 239 zoning rooms, for a variance of 24 zoning rooms (14,400 square feet).
C. SI'i'E AND AREA CONDITIONS: This is a 116,440 square foot parcel bounded by Graham
Avenue on the north, Prior Avenue on the west, Norfolk Avenue on the south and the alley on
the east. The site is currently occupied by a 140 bed nursing home, a group home along Norfolk
Avenue, a single family home at the comer of Graham and Prior and two accessory buildings.
The parcel slopes from Graham down to Norfolk, with a grade change of about 8 to 10 feet. The
nursing home has 3 stories above grade on the north, and 4 stories above grade on the south.
Surrounding Land Use:
North: Franciscan Sisters Convent and garden plot
East: Pazking lot serving St Therese Church
South: St. Therese Church and residential uses
West: Residential across the alley
D. BACKGROUND: The nursing home was constructed in 1936, with some additions ttirouehout
the yeazs. The latest addition was added in 199Q and required a setback variance from Norfolk
Page 1 of 3
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File # 99-264
Staff Report
Avenue The applicant constructed a 54-unit, senior housing building kitty comer from the
nursing home at 1834 Mississippi River Boulevard in 1997. The applicant states that there is a
great demand for senior housing in the azea, and is proposing to construct a new 101 unit
building on the same site as the nursing home.
E. FINDINGS:
1. The properry in question cannot be put to a reasonable use under the strict provisions of the
code.
The Franciscan Health Community was founded in 1936 by the Franciscan Sisters of Saint
Paul. They aze committed to providing religious, social, housing, and health cate for the area
senior citizens. As the population ages and life spans aze increased, the demand for
congregate senior apartment buildings increases, not only in this area, but throughout the
City. The site of the nursing home and the existing senior aparhnent building on Mississippi
River Boulevard are the only properties zoned for multiple-family housing within a half mile
radius. Without acquiring additional property and re-zoning it, the only location available for
new senior housing is on one of the two existing sites. Co�ning the needed additional
housing units to the existing campus, even though variances are required, would have less of
an impact on the surrounding area than extending the area zoned for multiple family use into
areas now zoned for single family use. It would also allow the residents of the housing units
to take advantage of existing facilities within the nursing home,
2. The plight of the land owner is due to circumstances unique to this property, and these
circumstances were not created by the land owner.
The growing need for senior housing, the location of the e�cisting Franciscan Health campus,
and the lack of multiple-family zoning in the immediate area, aze circumstances that were not
created by the applicants.
3. The proposed variances ue in keeping with the spirit and intent of the code, and are
consistent with the heaith, safety, comfort, morals and welfare of the inhabitants of the City
of St. Paul.
The Pranciscan Health Community has been located in this area for over 60 yeazs. They
recently expanded their campus to construct a senior apartment building on Mississippi River
Boulevard in an attempt to meet the growing demand for senior housing. That expansion
required a re-zoning, and was controversial because it encroached into areas formerly zoned
for single-family use. The proposed variances would allow the applicants to provide the
needed housing units without further encroachment into sinole family areas, and also-provide
direct access to the residents' anciilary facilities ln the nursing home. Locating the new
aparhnent building on the same site as the nursing homes is the most practicai solution to meet
the need for additional housing, and would have less impact than expanding the campus.
Page 2 of 3
do-��
•Fi1e # 99-2b4
StafFReporC
4. The proposed variance will not impair an adequate supply of light and air to adjacent property,
nor will it alter the essential character of the surrounding area or unreasonably diminish
established properiy values within the sunounding azea.
The Franciscan Sisters Convent abuts the site across the street along the entire northern edge
of the property. The new building wiil be over 30 feet away from the nearest residential
property to the east across the alley, and over 150 feet from the nearest residential properiy to
the south across Norfolk. There is a pazking lot across Prior Avenue to the west, and the
nearest residential property to the northwest is about 100 feet away. Given these sepazarions,
as well as the continuing rise of the land to the north, the proposed building wiii not affect the
supply of light or air to adjacent properties.
The applicant is providing more on-site pazking than is required for the new building, and the
excess spaces should help reduce any parking problems in the area. Confining the new
development to the existing campus will not change the character of the area, whereas
expanding the campus into the surrounding azea to accommodate the new housing would. The
applicant is proposing a building that has been designed to fit in with the residential style of
architecture in the neighborhood. The new building wili aiso obscure the view of the existing
loading and parking area an the north side of the nursing home, and soften the image of the
more institutionally-styled nursing home.
5. The variance, if granted, would not permit any use that is not permitted under the provisions
of the code for the property in the district where the affected land is located, nor would it alter
or change the zoning district ciassification of the property. '
A five-story, multiple-unit aparkment building is a permitted use in this district, and the
proposed variances, if granted, will not change or alter the zoning classification of the
property.
6. The request for variance is not based primarily on a desire to increase the value or income
potential of the parcel of land.
The applicant states that their primary goal is to continue with the original mission of the
Franciscan Sisters to provide housing and health care for senior citizens in the community.
F. DISTRICT COITNCIL RECOMMENDATTON: As of the date of this report, we have not
received a recommendation from District 15.
G. STAFF RECOMMENDATION: Based on findings 1 through 6, staff recommends approval of
the variance.
Page 3 of 3
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October 13, 1999
Mr. John Hardwick
City of St. Paul
Office of LIEP
Lowery Professional Building
350 St. Peter Street
#300
St. Paul, MN 55102
Dear Mr. Hardwick,
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.
As you know, the Franciscan Health Community is hoping to help meet the
dire need for affordable senior housing in St. Paul by building an addition to
St. Mary's Home. I would want you to know that this project has my
wholehearted support.
The Franciscan Health Community does outstanding work in care of our
aged. This is yet another manner of reaching out to our seniors so that they
will enjoy housing which will be safe, secure and affordable. I would want
you to know that everything that you and your staff can do to assist the
Franciscan Health Community will be greatly appreciated.
With every good wish, I remain
Sincerely yours in Christ,
�� u�.�.�-` �.. �`��,,.,,,�.
Most Reverend Harry J. Flynn, D.D.
Archbishop of Saint Paul and Minneapolis
226 SuM�iir AvExue • SL PAUL� Mtxxesore 55102-2197 • Tet: (G51) 291-44DS • F,ix: (G51) 290-1G29
e-a.iAiu atchwm@archspm.org
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Hightand Catholic Community
Churches of St. Gregory, Sf. Leo, and St. Therese
2055 Bohfand Ave.
St. Paul, MN 55716-1997
October 22, 1999 � � � �
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Mr. John Hardwick
City of St. Paul
Office of LIEP
Lowery Professional Buiiding
350 St. Peter Street #300
St. Paul, MN 55102
Dear Mr. Hardwick:
We are writing to you today to express our concern about the need for affordable senior housing
in St. Paul, and to support to efforts of the Franciscan Health Community's affordable senior
congregate housing prop�sai in Highland Park.
In lending our support to this proposal we are aware of some neighborhood opposition to the
proposai as put forth by the Franciscan Health Community. We are aiso aware, though, of the
tremendous need to respond to the housing needs of our senior citizens who are looking for
options beyond the extremes of independent living and a nursing home.
The Franciscan Heath Community has a reputation for outstanding work in the cate of the aged,
as well as for being a good nei�hbor in the Highland Park area of St. Paul. It is our hope that the
work of the Franciscan Health Community will continue well into the future.
If you have any questions, please feel free to call either of us at 6S i-698-5581.
Sincerely yours in Christ,
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G�
,
Thomas P. Hunsti�er
Senior Associate
` /�1, G`.�ls1a--
ohn M. Bauer
Pastor, Highland Catholic Community
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Susan M. Heil
1891 Ncdoik A•renue
Zoning Administration
350 St. Peter Street - Suite 300
Saint Paul, MN 55102-'1510
Gentlemen,
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October 6, 1998
This letter is in regard to the request by Joseph Stanislav, Franciscan Nealth & Housing for variances to the buiiding code to
construct 101 unfts, to accommodate senior assisted living. i am the resident owner of the property at 1891 Noholk Avenue,
which is situated adjacent to the proposed buiiding site to the east.
i am adamantly oppose to construction of this volume on this site. They have proposed a four story apartment complex, which
wili iower over every structure tn the neighborhood, and bring such density to the area that It wiil take the character of our small
charming neighbarhood away. Where now stately old oaks stand, apartment towers of glass wifl foom biocking out fight, stealing
the beauty and atmosphere where families Iive and flourish in the city.
We have a problem with street parking as it is now. Considering the number of visitors which such a buildtng wiU attract, it is
unimaginable what ii would be tike after compietion of such a project. The parking situation has beem compared to a buiiding, of
54 units which occupies the southwest corner of prior and (Vortolk Avenue which was purchased in 1997, not built, as stated in
the staff report dated September 9, 1999. This building is situated across the street from 26 ,on street. diagonal parking spaces,
plus has iYs own parking lot, and underground parking, i dan't really see how these can be compare to a residential area with
oniy paratlel parking spaces availabie. As it is now , there are many times when the alley entrance ( the only access to my
garage) is blocked by cars parked so that the back of the vehicle encroaching on the entrance. 7his is not a paved a{ley and
many erroneousiy believe it is not use frequently.
There is a lovely oid Victorian Home that sits facing Nortalk. If variance 3 is granted, there will be onty ten feet away between
the two stuetures. The house wifl be dwarfed by the overrrhe{ming four story apartment house, and greatly detract from not only
that property but the our residentiat properties in close proximity. How safe can this be when fire emergency vehicies wi!! be
denied safe area to function if call upon. What about the ability of emergency vehicies to function in an area populated by oider
citizens � isn't this a responsiblity of 6uilding codes to heip insure safety?
Variance 4, asked that they be ai(owed to build an additional 17°k which is an increase of over'/z the amount aliowed. This
ciearfy indicates massive overbuilding in ground area, not to mention the heights of the proposed building. Isn't that the reason
we have building codes in St. Pau{, to keep this very thing tram happening? Just beoause the Franciscan Community is non
profit, does not mean buildings ofi this size are Iess intrusive. This is not a project that will in anyway enhance the neighborhood,
nor bring additional revenue to the city. It wili only become another area of huge apartment buiidings. Similar to those found on
West Seventh streei and along Wamer/Shepard Road. Where buildings of this design shouid be piaced. Areas where there is
space, so they do not have to be crowded into a smail area, where roads are sbie to hand{e the traffic and parking.
Pfease do not grant any oi these variances. But rather work with these peopie on a pian which wouid aifow building on this site
within the limits required by the city on a smaller scale. This will enable all of us to maintain the safe and charming
neighborhood, which we all love and proudly reside
�� .��
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OlderAmericansAct Metropolitan Area Agency on Aging, Inc.
I600 Universit}� Ave_ W. • Suite 3D0 • St Paut, MN »104-382� � Tel (bSl ) 641-8612 � Senior Linkage Line (SDO} 333-2433 • Fcix (651) 641-8b18
6Vebsite: www,tcaatng.org E-mai1: maaaCatcaging.org
October 6, 1999
Mr. 7ohn Hardwick
City of St. Paul
Office of LIEP
Lowry Professional Building
350 St. Peter Street #300
St. Pau:, P�I 55102
Dear Mr. Hardwick:
I am writing in support of the Franciscan Health Community's affordable senior
congregate housing proposal in Highland Park.
Affordable senior housing is not only a significant issue for the present, but a growing
concern as communities prepare for the aging of the baby boom population. The recent
report prepared by the Wilder Foundation for the East Metro Senior Agenda for
Independent Living Project indicates that affordable rentai housing for seniors appeazs to
be insufficient. It also suggests that the current supply is not always where the higher
concentrations of seniors currently live.
The Franciscan Health Community's project is an opportunity to provide additional
affardable housing units in the St. Paul neighborhood with the lazgest number of senior
resadents. The need for their project seems self-evident with a waiting list of 150 persons
and a history of serving seniors living in the neighborhood. Moreover, the project offers
a continuum of care to the residents of their apartments, from independent to assisted
living to nursing home care. In addition, the Health Community offers community
°, ^.C° P S�i 4:�:: m li�mnc 1 i�� �] .��� � �T 1
$ P. $ t0 $ I11+JI S�1LS iIl t. v« . :T:Ciu�ii: 8 u LLay' ^ uvi v iCvJ� i�'iC8.5 07
Wheels and the Living at HomeBiock Nurse Program. Their approach to providing
community based services and residential options helps neighborhood seniors to remain
members of their community while supporting their changing lifestyle needs.
We hope that the city of St. Paul will approve the Franciscan Health Community's
variance requests and support this important senior housing project.
Sincerely,
,�1 ����,�,
Bob Anderson
Acting Tnterim Executive Director
Helping Elders Age Successfully
i�t the Goeuuies ofAnoka, Carver, Aakotq Hennepin, Ramsey, Scott & iVashington
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Dolores Zeller
4921 Johnson Avenue
Wlute Bear Lake, MN 55110
October 6, 1999
3ohn Hardwick
Office of LlEP
Lowery Professional Bldg.
St. Paul, MN 55102
Dear Mr. Hardwick:
s = _; : /,;:;:
October 12, 1999 a hearing for a request for rezoning for the �'ranciscan
Health and Housing Community is scheduled (99-264). I hope the City of St.
Paul will grant the necessary rezoning needed for their projected housing for
our senior citizens.
The population of seniors is the most rapidly growing segment in the
metropolitan area and this growth will continue to increase. The recent study,
Building Toward the Senior Soom published by the Wilder Research Center
for East Metro SAII, states: "Soon one of every four or five Minnesotans will
be 65 or older". The aging population wish to remain independent and
remain in their own homes if possible, or be in the'u neighborhoods, or near
family members. For both social and economical reasons the current trend is
for our aging population to remain in the community.
The Franciscan Community has a well esfablished reputation for the care and
housing of the aging. Please act favorably in their behalf.
Sincerely:
��� � %���
Dolores M. Zeller
Board of Directors,
Metropolitan Area Agency on Aging
cc Sally Staggert
po -�t��
Senio�s Agenda foY Independer�t Living
Qctoher 6, 1944
7ahn Hardwick
City of St. Pau1,
Office of LIEP
Lowry Professional Building
35Q Saint Pater, #300
St. Paul, MN 55102
Deaz Mr. Hazdwick,
Eaet bletro SAIL
Counties Served:
DakoTa
Ramsev
Washington
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East Metro Seniors Agenda for In3ependent Living (SAIL) Program is a collaborauve project
that addresses the needs of seniors in Dakota, Ramsey, and Washington Counties.
Oae of those needs includes senioz housing.
Through several research studies, East Metro SAIL has ideaitified the following senior housing
issues:
• Seniors want housing that is available in and near the community they have belanged to far
most oftheir adult life.
• Based on a 1995 ratio of 210 units to 1040 'sndividuals 65 and older, Ramsey County needs
an additional 1,28b units beiween 1995-2010 to maiutain that ratio.
o Seniors want more oprions between the extremes of compiete independence and the nursSng
home.
• Accommodatians need to be made for an aging population in commuuities that were
designed for younger adults and children.
Franciscan Health and Housing has clearly demonstrated the need and desire of seniors for senior
specifxc housing in the Highland Park area through theiz waiting lists and market study.
The City of St. Paul through the Board of Zoning Appeals has an opportunity as a communiry to
address these issues by granting the Franciscan Health and Housing request (File 99-2b4) for
variances needed in the development of their senior housing project at 1925 Norfolk Avenue.
If you have any questions please feel free to call me at 651-552-31 I 1.
. Coordinator
Dakota County Public Health
161 N. Concord Exchange #450 — SoutH St. Paul, MN 55075 —(651) 552-3111 or (651} SS2-3100 — Fax: (651) 552-3130
For TDD, contact Minnesota Relay Service at 1-800-627-35Z9.
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St�;-�� R. Sanazin � � � ""'
9 W Acker St. #1 - z � O
St. Pa�, M?�T 55117
Mr. John Hardwick,
City of St. Paul
Offiee of LIEP
Lowry Professional Building
350 St. Peter Street #300
St. Paul, NIN 551Q2
October 6, 1999
R,E: �ile Nu�aber 99-264
DearMr. Hardwick:
There is a dema�d for senior housing in tb�s city that wiil only increase as the baby
boomers age. The ctu-rent situation in the Highland Park Neighborhood not oniy
illustrates this need but, highlights the demand for affardahle housing. I refer to the
requested varianees o€ the Franciscan IIealth Community to btzild more housing.
I am writing to yau as Chairmau of the S�. Paul 1Vlayar's Advisory Gommittee on
Aging. Our committee has studied the issue of housing in St. Paul e�ensively and we
support the efforts of the Franciscan Haalth Com�nunity in their efforts to meet the
demand for housing o€today's seniors.
We have supported Mayor Coleman's effarts to bring more housing to St. Paul and
will continue to monitor developments in the city. I care about this issue not only in
my role as Chairman but, as a haby hoomer. Someday, I too want to grow old and
remain in this city to live be it in my own home or in hausing such as what the
I�`x�anciscan Fiealtb Community proposes. Thank you.
Yours truly
��� --- ���� - '�`�il - �
8teven R. Sarrazin, Chairma�
St. Paul Mayar's Advisory Committee on Aging
�o -��
OCTOBER I1, 1999
478 WEST t1RI.iNGTON AVE.
ST. PAUL, MN 55117
MR. JOHN HARDWICK
CITY OP ST. PAUL
OFFTCE OF LSEP
LOWRY PROFESSIONAL BUII,DING
350 ST. PETER STREET # 300
ST_ PAUL, MN 55102
DEAR MR. HARDWICK,
�
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I AM HAROLD HEBL, PAST CEIAIR OF MAYOR COLEMAN"S ADVI50RY
COMIvIITTEE ON AGING A1VD ALSO SERVE ON SEVERAL COMNIITTEES FOR THE
METRO REGION OF THE MN SENTOR FEDERATION. BOTH CONIIVIITTEES ARE
CLTRRENTLY WORKING TO INCREASE AFFORDABLE HOU5ING I1V ST. PAUL FOR
SBIVIORS.
THE FRANCISCAN HEALTH AND HOUSING COMMIJNITY, HEADED BY 70SEPH
STAIVISLAV SHOI3LD BE CONGRATULATED ON THEIIZ EFFORTS TO INCREASE
THE N[TMBER OF HOUSING UI�IITS IN THE HIGHLAND AREA THE CURRENT
FRANCISCAN HEALTA CONIMUNITYlRIVERVIEW HIGHLANDS HAS A WAITING
LIST OF 150 FOR OPENINGS IN HOUSING FOR SEIVIORS AND MARKET STUDIES
INDICATE A NEED FOR AT LEAST 300 UNiTS IN THE HIGHLAND t1REA. THIS
NEED FOR ADDITI01�3AL HOUSING IS ALSO TRUE IN THE NORTH EI�3D/SOUTH
COMO AREA WF�ERE I LIVE.
PLEASE GIVE POSITIVE CONSIDERATION FOR THE VARIANCES RECONIl�IENDED
FOR TE-IE PROPERTY AT 1925 NORFOLK AVE. THIS BUILDING WII,L HELP
I'.EDUCE THE SERIOUS HOUSING SHORTAGE FOR SEI3IORS IN ST. PAUL.
YOURS TRULY,
,
, �
HAROLD J. L
PAST CHAIR MAYOR'S ADVISORY COMNIITTEE ON AG1NG, ST. PAUL
;_,
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St. Mary'r Home
Nursin9
Facifity 7 Alzheimer's
Unit
October 6, 1999
City of St. Paul
Office of LIEP
Lowry Professional Building
350 St. Peter Street #300
St. Paul MN. 55102
Attn: John Hardwick.
Mr. Hardwick,
I am writing to you regarding the senior congregate housing our organization is trying to
build in the Highiand Pazk area.
I am the Chief Operating Officer of St. Mary's Home, which is the long-term care facility
of Franciscan Health Community.
Tke:e is a repo�t that was just issued by the East ?vfeYro SAIL group That has some vital
information in it regazding the future of care for our senior population. One of the
statements refers to the suburban Twin Cities counties expecting to triple or quadruple
their senior population. Another is we have about 8-15 years to get ready for some major
growth in the demand for public and private services and for senior housing options.
����
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I am, at this time addressing the declining number of admissions to my facility. This is
due to seniors who have health problems being offered alternative options.
The trend has already started. Those of us who have committed ourselves to addressing
the needs of the elderiy need to and have started looking to the future.
I sincerely feel we cannot wait. I, for one, would rather say "I'm glad we did" rather than
" I wish we had."
If you have any questions, please feel free to call.
Sincerely,
arbara A, Christen, COO
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September 21, 1999
Mr. Tom Beach
City of St. Paul
Planning and Zoning
St. Paul, MN 55104
Dear Mr. Beach,
I have had the application for zoning variance, by St. Joseph Stanislaus, at 1925 Norfolk
reviewed. We have found the following inconsistencies:
Page 1:A1 item D St.Mary's Home does not own the parking lot
Page 2:A11 item A The correct square foota�e is 134,320, not 155, 470. Note: The
existing nursing home and group home footprint is not included in
the "dwelling units" allowed by ordinance. We do not l�ow the
units required for the nursing home or group home.
Al l item B Elevations of building B, South and East; and the West elevation
of Building A show heights above the masimum allowed by the
code.
Al l item C Prior Ave: the proposal is for a sideyard setback. Obviously, this is
not a sideyard as shown by the elevations.
Building to building code reqnirements have not been met. There
are four buildings.
Page 3:D item 2
D item 3
F item l.c.
The requested variance of 15°lo is inconect. The code allows 30%
of land coverage, they are requesring a 49% increase.
St. Mary's Aome does not own the convent
This building is a planned unit development and cannot be
considered in this analysis.
REILING CONSTRUCTION INC.
1337 SAINT CLAIR AVENUE, SAINT PAUL, MN 55105
(651) 690-2366 FAX (651) 690-1316
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Page 4:2 item b.
Auxiliary parking lot not owned by St. Mary's Home
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2 item c.
This building is a plamled unit development and cannot be
considered in this analysis.
Note: The total parking spaces required are 161. Tl�e total parking spaces
available are 54. They are required to provide an additional 107
parking spaces which are not shown on the plans for this lot.
The size of this proposal is incompatible with the neighborhood. I request that your
review recognizes the intent of the zoning code.
Very�zly Y
1397 So. Prior Avenue
St. Paul, MN 55116
cc: Highland District Council
Mr. Harris, Ward 3, City Council,
Kueppers, Hackel and Kueppers, St. Paul
G!�T-06-1999 06�29
october s,1499
Boazd of Zoning Appeals
ATTN: John F3ardwick
350 St. Peter Sd'eet
Suite 300
Saint Pau2, Minnesota 55102
RE: St. Mary's ElderIy Housing
Deaz John:
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&eing �. licensed uchitect, I certainiy $ave an appreciation for construction projects and, rapidly
approaching the statas of a senior citizen, I also have an appreciadon for eldetly housing,
However, having observed the proppsed plens for Ehe St.lviary's addition and having discussed
tfie projea wirh many of our neighboxs, it is clear to me that tha azchitect is overstepping his
bounds and attempting to cram far too many uniu into this quiet residential area.
My wife and I raised our family at Munster snd Prior and we are painfnlly aware of the rapidly
increasing traffic flow on Yriar Avenue. i am sure you wi11 admit that this project wi11
substantially increase that traffic flow as we1] as contributing to additional o£f-site parking.
In addition to tfie above, i can't help hut sympathize with t6e neig}�bors living direcfly &cross
from the proposed building site. What once was a pleasant green space will hecome an ominous,
overpowering mass ofmasonry.
If a tittie discretion were ysed and the yize oF the addidan substanrially ret3uced to a]low some of
t}ae greenery to remain, I would have no qualms about supporting the project, piease give some
corisideration to the overwhelmiag ptotests ofthe neighborhood.
7Lanks for your attention to ffiis very important matter.
Sinoe7ely,
���l.f'r �
William A. Vieverin
1934 Munster Aven e�
Saintpaul,Minneso SSI16
P. 01
o�-y�
TOTflL P.01
�D ���f
/
......._..........--�---�-- - _
.- ST`ATENIENT Or CON E '
We the undersigned, each of whom is a homeowner within 350 feet of the St. Mary's
Home property on Norfolk at Prior Avenue in St. Paul, hereby make it known that we do not
favor further developmeQt on the St. Mary's Home property unless such development conforms to
the zoning, setback and density requirements which are presently set out in the St. Paul
ordinances. We ask that the staff and officials of the City of St. Paul be mindFul that ttus small
azea zoned RM-2 is surrounded by single family residences in areas which are zoned R-1 and R-3,
and it is our expectation that the City will not take any action which might �vork against tl�e
preservation of this excellent residential neighborhood.
We ue aware that St. Mary's Home does not presently have any provision for off=street
pazking for its employees or residents. That already creates an adverse condition in our
neighborhood and we expect that City officials will not take any action wUich �vill worsen tliat
condition.
�� � ��
........_.... ..__.._.__.......__.-- .............��--
-" STATEIVIENT OF
We the undersigned, each of whom is a homeowner within 350 feet of the St. Mary's
Home property on Norfolk at Prior Avenue in St. Paul, hereby make it known that we do not
favor further development on the St. Mary's Home property unless such development conforms to
the zoning, setback and density requirements which ue presently set out in the St. Paul
ordinances. We ask that the staff and officials of the City of St. Paul be mindful that this small
area zoned RM-2 is surrounded by single family residences in azeas which ace zoned R-1 and R-3,
and it is our expectation that the City will not take any action which might work against the
preservation of this excellent residential neighborhood.
We are aware that St. Mary's Home does not presently have any provision for off-street
pazking for its employees or residents. That already creates an adverse condition in our
neighborhood and we expect that City officials will not take any action which will worsen that
condition.
C0'd iC101
��'�,,�
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iw�� - �� tH '� �t' �:��. v � �� ' V)- } � � �� � ��
�u ��
W Wua�.L� �
We the uadersigp.cd, each of w2wm is a homcowaer v+ithin 350 feet of the S� Mac}�s
Home property on Norfolk at Prior Aveaue in St Paul, hereby malce it ]�own thai we do not
favor furiher development on the St M�}�s Fiome property unless such development conforms to
the zont�?, setback aad density requit�ts which are presently sct out ia the St Paul
ordivances. Wc ask that the staff and officiaL9 of the City of St Pav1 be miud£ul that this small
area zoned RM 2 is surrounded by singte fam7y r�sidences ia areas which aze zoned R 1 aad R 3,
and it is our espectation that the City will not take azry ackion which might work agaiast the
preservation oftIus exceliant residential aeighborhood.
/
£0i�6'd 66S9G62 2i9 Fid`�flli8'1��iJtlH S213dd3f1N 8Z:0L 666T-Zi-1J0
We aze aware that St. Mary's Home does not presently have aay provision for off-street
P�S for its .employees or residents. That already cteates an adverse condition in our .
n�orhood and we expea that City officials witl not take aay action which vrill worsen that
�6 _�t�
KITEPPEFtS, HACKEL & KliEPPEAS P.A.
ATTORCEYS AT LAW
StiITE 1350
3S6 �PABASEL4 STREET l�OETH
SAIV'T PLtiL� MS 55102
FRED A. KUHPPEBS. J8.
JOd� ?S.HAC%EL
JOSEPH F.BIIEPPERS
(657� 228-ll04
FAX �651� 297-6599
October 8, 1999
VIA FACSIMILE
�o�l) 256-90yy
John Hardwick
Department of License, Inspections
and Environmental Protection
City of St. Paul
350 St. Peter Street, Suite 300
St. Paul, MN 55102
Re: Application of Franciscan Health Community
Our File No. 3768-26
Dear John:
� ` b:;
�
OF COIIIvSEL
RO\dLD P.ITEICB SKITH
Thank you for allowing us to obtain copies of the plat drawings which were submitted by the
applicant. Ms. Diedrich was extremely helpful in enabling us to have copies made with
ovemight service.
In reviewing the application, we believe there are facts regarding the parking which aze
inaccurate, and we ask that you give consideration to this factor, and let us Irnow if we aze in
enor.
In particular, the application reflects (at items a and b of paragraph F) a total requirement of 161
spaces. We exclude the existing senior congregate building, because it is unrelated and
immaterial. It is the sub}ect of a PUD and cannot under any circumstances be a part of the
calculation.
Then item 2 of Section F, the applicant discloses effective provision for only 54 spaces. That is,
three surface spaces, and 51 underground spaces.
It has now been determined that the applicant cannot include the 52 spaces at the Auxiliary
ao -t-c�{
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bd "_'� :1�+_7
�� ��
John Hazdwick
October 8, 1999
Page Two
Parking Lot, because that is property across the street and owned by the Church of St. Theresa
and not by the applicant. At the Highland District councii meeting on September 30, there was a
letter from a representative of the Church, stating that St. Mary's Home uses the Church lot under
a one year lease, and that there is no assurance of renewal or an extension of that lease.
The appiicant also assumes to include the pazking at the senior building which is across Norfolk
and across Prior from the nursing home property. However, we point out that the old apartment
properiy is not legally available for this purpose. In 1987 that properiy was rezoned from R-2 to
"Planned Development District". It is now in a separate and distinct zoning district, and not a
part of the RM-2 property zoning district in which the new buildings will be situated.
Furthermore, that Planned Unit Development, by definition, requires that all of the lands within
the development be used exclusively for purposes of that development. The fact that there is
some remaining open space which is azguably available for parking, is immaterial; all of the land
within the PUD has been committed to that project. That was all a part of a negotiated settlement
with the neighbors, and must be given its normal legal effect.
A second concern is an apparent enor in the calculation of land azea coverage. The applicant
reports the square footage far four buildings (existing nursing home, plus group home, plus new
buildings a and b) which aggregate 59,505 square feet of land area coverage. Your report
accurately reflects a total lot size of 116,440 square feet, plus 2,580 feet for one-half of the
adjoining alley, for a total land area of ll 9,020 square feet. This calculates out to a land
coverage of exactly 50%. This might be stated to be 2fl% in excess of the zoning requirement;
but a more accurate statement would be that this constitutes a 66 2(3°(o increase over the 30%
coverage allowed by the ordinance. That is, the 20,000 square foot excess is 66 2/3% of the
ordinance-allowance of30,000 square feet.
I ask that you review this material as quickly as possible. If you agree with our conclusions, or
any part of them, then we ask that prior to the October 12 meeting of the Board of Zoning
Appeals, you provide the Board with a supplemental report.
Very truly yours,
KUEPPER ; HACKEL & KUEPPBRS, P.A.
. �f �
sy- ��� '
Fred A. KueppeF , �"r.
FAKjr/rq
�� - �-t `-1
HIGHLAND DISTRICT COUNCIL
BOARD RESOLUTION
Re:
Application from Franciscan Health Community for Variances
Zonin� Type — Major Variances
� �� <�
Be it resoived that, after listening to three presentations by Franciscan Health
Community staff and their azchitect, viewin� the site, attending a neighborhood meeting
at Franciscan Health Community, holding three public meetings on this issue, taking
public testimony, receiving a Petition si�ed by fifty (�0) neighbors, reviewing the
materials presented and upon due consideration, the Highland District Council hereby
makes the following resolution:
That, while the Council supports increased housin? opportunities in Highland, and
is in favor of senior housing, the proposed new conshuction by Franciscan Health
Community does not meet the requirements of the St. Paul Zonin� Code and we do not
support the multiple variances requested. We do encourage this corporation to work with
the neighbors and the City of St. Paul to refine their plans to meet the code and to take
into account the concems expressed by the neighbors.
Adopted on: ���� _
a
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• KLIEPPEI3S, �IACKEL Hc KITEPPEBS P.A. ����
ATTOR\EYS AT L9W
SIIITE 1350
386 NABASH.A STEEET NOETH
53i\T PAUL�ASN 55102
� �651� 228-1104
FAED A.KUEPPEHS.JR. FAX�BjS� `297^6SJJ OF COII'_TSEL
JO.LV M. AAC%EL AOr.1LD PATBICK S�SITH
JOSEPH F.%IIEPPEES
November 8, 1999
Ms. Joyce Maddox
Chairperson
Boazd of Zoning Appeals
City of Saint Paul
Re: Our File No. 3768-26
Application of Franciscan Health Community for
Vaziances for Apartment Project
Dear Ms. Maddox:
John Hardwick has provided us with a copy of the draft Resolution to be considered by the
Board at its meeting on November 8th. We offer the following comments and suggested
modifications of that draft:
1) The explanatory paragraph after Finding No. 1 should be limited to the statement
contained in the last sentence as set out on the Hardwick draft. The other material is
extraneous.
2. We believe that Finding No. 2 should be changed to find that the plight of the land
owner is due to circumstances which were created by the land owner. We believe this
is consistent with the conclusion reached by the Board at its hearin� on October 12th.
The explanatory sentence should read: "The existing nursing home use of the prop-
erty was established by the land owner, and hence the land owner created the circum-
stances."
Finding No. 3 is appropriate, but there is a misstatement of the facts in the explana-
tory paragraph. It says that the Applicant "recently expanded their campus to con-
struct a senior apartment building". The fact is that the senior apartment building was
�
��J��
Ms. Joyce Maddox
November 8, 1999
Pa�e Two
conshvcted in about 1989 by Brutger Companies, and was just in recent years pur-
chased by the Franciscan Health Caze Community.
4. The draft Finding No. 6 is that the request for vaziance is not based primarily on a
desire to increase value, etc. However, the Board and Staff were not given any fi-
nancial data to establish this issue one way or the other, and for this reason we sug-
gest that the Finding should be, "The request for variance may or may not be based
primarily on the desire to increase the value" etc.
The explanatory pazagraph could indicate that the Boazd has not been provided with
financial data to enable it to form an opinion on this issue.
As disclosed at the hearing on October 12th, our firm represents neighbors of the proposed
project, and this letter is submitted on their behalf.
Respectfully submitted,
KUEPPE S, HACKEL & KUEPPERS, P.A.
By- �� ,
FAKjrlpmt �
Enclosures
33
.
Joseph Stanislav (Franciscan Health and Housing) -- 1925 Norfolk Avenue
Stanislav is the appellant. Should go first, after staff report.
Seeks five variances for 101 unit senior apariment building:
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1) front yard setback - 25' required, 10' proposed (along Graham Avenue)
2) side yard setback - 24' required, 15' proposed (along east properiy line)
3) separation between buildings - 30' required, 10' proposed (betw new bldg and group h)
4) lot coverage - 30% allowed, 47% proposed
5) max no. of zoning rooms - 215 allowed, 239 proposed
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Decision of the BZA to deny the requested variances because (my packet did not have
BZA minutes or decision) does not meet _of the 6 requirements in 64.203.
[Staffrecommendation is approval.]
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6 � Motion to grant appeal, and to grant the variances. The Council finds that there was an
error in one or more findings by the BZA, in that ..... (spell out what was wrong with
the BZA finding) ... /J� � Qr C�� �r � j a ��
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/ kSe I�ei�(tr Shlihco�nl� nic o�l�,c '� .
Motion to deny appeal, to deny the
of the board of zoning appeals as co�
1999.
;es, and to adopt the findings and conclusions� ��
in its Resolution 99-264, dated October 12, 4 �i�
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