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HomeMy WebLinkAbout90-108 - ADMIN Resolution - City Council - 1990/08/06RESOLUTION NO. 90-108 A RESOLUTION OF FINDINGS REGARDING THE APPLICATION OF METHODIST HOSPITAL FOR A SPECIAL PERMIT AND MASTER PLAN APPROVAL UNDER SECTION 14-141(3) AND 14- 195(3) OF THE ST. LOUIS PARK ORDINANCE CODE RELATING TO ZONING TO PERMIT A FOUR STORY PARKING RAMP CONCURRENT WITH, AND PART OF, APPROVAL OF A MASTER PLAN FOR PROPERTY LOCATED IN THE R-4, MULTIPLE FAMILY RESIDENTIAL AND F-2 FLOODPLAIN DISTRICT, AT 6500 EXCELSIOR BOULEVARD BE IT RESOLVED BY the City Council of St. Louis Park, Minnesota 1. On May 21, 1990, Methodist Hospital filed an application seeking a special permit and Master Plan Approval to permit a four story parking ramp concurrent with, and part of, approval of a Master Plan for the site for property located in the R-4 Multiple Family Residential District and F-2 Floodplain District, at 6500•Excelsior Boulevard for the following legal description, to wit: That part of the Northeast 1/4 of the Northeast 1/4 of Section 20, Township 117, Range 21, described as follows: Commencing at the southeast corner of said NE 1/4 of NE 1/4; thence north to a point 90 ft. south of the south line of Calhoun Street; thence west parallel with the south line of Calhoun Street and the same extended to a point 111 feet west to the east line of Section 20, the actual point of beginning of the land to be described; thence continuing west on said parallel line to the west line of Mound Street extended thence north along said line and the west line of Mound Street 202.5 ft., thence west parallel with the extension of the south line of Calhoun St. 644.9 feet to the south easterly line of right of way of the Chicago, Milwaukee, and St. Paul Railway Co.; thence southwesterly along said right of way line to the west line of the NE 1/4 of the NE 1/4 of said section; thence south to the Southwest corner of the NE 1/4 of the NE 1/4; thence east along the south line of said NE 1/4 of the NE 1/4 of said section to the point of intersection with a line running parallel with the east line of said section from the actual point of beginning; thence North along said parallel line to the actual point of beginning. Also the Southeast 1/4 of the Northeast 1/4 and that part of the North 1/2 of the Southeast 1/4 which lies north of the center line of Excelsior Boulevard, Section 20, Township 117, Range 21, excepting therefrom that part which lies East of a line described as follows: Commencing at a point on the East line of said section 90 feet South of the South line of Calhoun Street; thence West parallel with the South line of Calhoun Street and the same extended to a point 111 feet West of the East line of said section the actual point of beginning of the line to be described; thence South parallel with the east line of Section 20 to the center line of Excelsior Boulevard and except that part lying Southerly and Westerly of a line drawn from a point in the West line of the Southeast Quarter of the Northeast Quarter distant 425 feet south of the Northwest corner thereof to a point in the South line of said Southeast Quarter of the Northeast Quarter distant 480 feet West of the Southeast corner thereof; thence along said line projected Southeasterly to the intersection with a line drawn 411 feet West of, measured at a right angle to and parallel with the East line of the North 1/2 of the Southeast Quarter; thence South along last said parallel line to the center line of Excelsior Boulevard and there terminating. (Torrens) 2. On June 20, 1990, the Planning Commission reviewed the request and a motion to approve the special permit and Master Plan failed on a 3-2-1 vote. 3. On July 16, 1990, the City Council held a public hearing, received testimony from the public, discussed the application, and the public hearing was closed. Staff was directed to prepare a resolution of denial with findings and bring to the August, 6, 1990 meeting. The motion passed on a vote of 7-0. 4. Based on the testimony, evidence presented, and files and records, the City Council makes the following findings: A. The City Council hereby conceptually approves the Master Plan in the sense that the components of the plan are acceptable except as modified by other conditions set forth herein. B. In order to protect the health, safety and general welfare of the community and its residents, to avoid serious depreciation of property values of the adjacent single family residences, and to ensure that the Methodist Hospital Master Plan, including the proposed parking ramp, is in harmony with the general purposes and intent of the Comprehensive Plan including, but not limited to, these goals set forth in the City staff report dated June 15, 1990, the City conditions this Master Plan concept approval on locating the proposed Phase I parking ramp a minimum of 200 feet westerly of the currently proposed location with the effect that no parking ramp shall be located within 310 feet of the easterly property line of the Methodist Hospital property. C. Final approval of the Master Plan and associated Special Permit for the parking ramp shall be conditioned upon preparation of revised drawings and plans related to the Master Plan in conformance with the recommended conditions of the City staff, Planning Commission and the above -stated conditions. D. The revised Master Plan and related special permit drawings for the parking ramp referenced in paragraph C above, shall be submitted for consideration by the Planning Commission for its review and recommendations to the City Council. The City hereby waives new or additional application fees which may be otherwise required. E. The Special Permit application for the parking ramp, skyway and north entry modifications in the form currently before the City is hereby denied because of the proposed placement of the Phase I parking ramp for the reasons set forth below which further support the basis for the condition in Paragraph B above: a. The location of the proposed ramp will result in the placement of a structure 417 feet long and 40 feet high in close proximity to single family residences and such a large structure is not in scale and is incompatible with typical single family residential development, based upon the experience of City Council members and further supported by the expert testimony of Mr. Randy Manthey. In a letter to the City Council from the Brooklawns Volunteer Committee, Mr. Randy 1 4 Manthey, a landscape architect, notes that 48 typical homes could be placed on top of the ramp (Planning Commission minutes of 6/20/90 page 2) and that such a large structure could block out sunlight and breezes, thereby depriving neighborhood residents of adequate light and air. Mr. Paul Green, a neighborhood resident, testified to the Planning Commission and stated that the construction of the proposed ramp would create a solid wall of buildings on the hospital property, (Planning Commission minutes of 6/20/90, page 3). b. The proposed ramp location could adversely affect air quality. Mr. Manthey states in the July 10, 1990, letter to the City Council that the prevailing northwesterly winds will carry exhaust fumes from thousands of cars each day into the neighboring residential area and questioned whether any party could guarantee that neighborhood residents health would not be adversely affected (letter dated 7/10/90 to City Council, page 4, paragraph 4). c. The proposed ramp location would result in excessive light penetration into the neighborhood from vehicle headlights and ramp lighting (letter dated 7/10/90 to City Council from Brooklawns Volunteer Committee, page 4, paragraphs 5 and 8). d. The traffic circulation plan associated with the proposed ramp location does not eliminate the over 100 bus trips per day which currently occur on the access road on the east side of the hospital property. Mr. Manthey stated that these buses create excessive noise along the edge of the residential neighborhood and a parking ramp in the proposed location would further add to the problem (letter to City Council dated 7/10/90 from Brooklawns Volunteer Committee, page 6). e. While the applicant maintained that the parking ramp would be almost completely screened by landscaping the same year it would be built, expert testimony by Mr. Manthey, a landscape architect, (Planning Commission minutes of 6/20/90, page 5 and 6) in reference to a booklet of photos distributed to the Planning Commission contradicts that assertion. Mr. Manthey's testimony indicates the extreme difficulty in effectively screening such a large parking ramp. f. An alternative site plan for the hospital campus prepared by neighborhood representatives demonstrates that all of the components of the proposed Master Plan may be accommodated on the site while demonstrating greater adherence to the goal expressed in the Comprehensive Plan of .pa minimizing the impact of non-residential development on residential areas. g. The proposed location of the Phase I parking ramp is, for the reasons stated herein and elsewhere in the record, contrary to the City's Comprehensive Plan and goals and policies contained therein. h. The proposed location of the Phase I parking ramp, for the reasons stated herein and elsewhere in the record, fails to meet the requirements of Section 14-212, City Code of Ordinances, which reads in pertinent part, "If it (the City Council) shall determine by resolution that the proposed use will not be detrimental to the health, safety or general welfare of the community nor will cause serious traffic congestion nor hazards, nor will seriously depreciate surrounding property values, and that the same is in harmony with the general purpose and intent of this ordinance and the Comprehensive Plan, the Council may grant such permits and may impose conditions and safeguards therein." 5. The contents of Planning Case File 90 -37 -SP are hereby entered into and made part of the public hearing record and the record of decision for this case. CONCLUSION The applicant's request for a special permit and Master Plan Approval at 6500 Excelsior Boulevard is hereby denied based on the findings set forth above. Concept approval of the Master Plan and relocated parking ramp as set forth herein is hereby granted. Adopted by the City Council August 6, 1990 M ATTEST: Reviewed for administration: 6) 4CA.,_ Approved as to form and execution: vi -1, axorn c 1 SU. P& c Y1-.141440 City Manager City Attorney 1