Planning commission approves addition, height and parking changes for Elizabeth Residence after neighbors raise concerns

The Planning Commission on Aug. 26 approved amendments to allow a 24‑unit addition to Elizabeth Residence, an existing community‑based residential facility at 10441 South Nicholson Road, increasing total units to 38 and allowing a maximum building height of 35 feet and a parking ratio of one space per unit. Todd, a city staff member presenting the project, told commissioners the addition would add about 20,000 square feet to the existing roughly 11,000‑square‑foot building and result in a total of about 31,000 square feet. Todd said the project proposes 22 additional parking spaces — bringing on‑site parking to 40 spaces — and that the applicant would otherwise be required to provide 57 spaces under the current ratio. The commission’s approval included the site‑plan and architectural review conditions that require, among other items, locations for mechanicals and screening of ground and rooftop equipment, electronic submission of revised plans to the community development department, and a 12‑month expiration if no building permit is issued. The applicant team included John Corey (applicant) and Randy Hedwer (agent/representative). John Corey said the family has operated similar facilities for years and described the project as a response to demand. “We’ve been at this for quite a while,” Corey said, and described the New Berlin facility the team used as a template. Hedwer said the taller central gable is an architectural feature and “there’s not gonna be any rooms up there. It's just a little bigger fireplace, and it gives it a better look.” City staff reported site specifics: the existing building sits on a site just over 41,000 square feet with about 76% green space today; the proposal increases impervious surface by just under 17,000 square feet and would reduce green space to just under 70% (the code requires 30%). Staff noted four trees would be removed and 12 replacement trees are proposed. The plan includes a stormwater rain garden on the northeast portion of the lot; engineering staff said the proposed green infrastructure plan will require additional review and MMSD approval where applicable. Neighbors who said they live immediately adjacent to the site raised multiple concerns during the meeting’s discussion portion. James Antisdale, who said he lives at 10461 South Nicholson, told the commission he regularly hears emergency vehicles and said, “there’s more people. It's gonna be more calls for service and more alarms.” Gary Geiger, who identified himself at 10481 South Nicholson Road, asked how employee parking would be handled; the applicants responded that most drivers will be employees and visitors, and that they were “comfortable with this parking.” Multiple neighbors also raised repeated complaints about onsite trash: overflowing dumpsters, raccoons, and unsecured trash near the tree line. Geiger said the existing receptacles “are never closed” and asked whether capacity would increase. John Corey responded the project would replace the current two 6‑yard containers with larger containers (8‑yard) and said pickups would be increased (trash twice weekly, recycling once weekly), and that the trash area will be enclosed with masonry screening per city code. Commissioners asked about emergency access and circulation; the applicants and staff said sidewalks go around the rear of the structure and that, in most cases, ambulances enter through the front door. Staff noted the addition meets required setbacks and that the RM‑multifamily zoning allows heights greater than the special‑use restriction being amended. The commission approved the conditional‑use amendment motion (mover: Seaford; seconder: Loric) with roll‑call ayes recorded by members on the record. The commission also approved the site and architectural review motion (mover: Clark; seconder: Seifert) with conditions described during the meeting; commissioners recorded ayes during roll call. Both approvals will be heard as public hearings before the common council at a future date. The project team and staff were directed to complete required plan revisions, submit a detailed green infrastructure plan for engineering review, and provide finalized mechanical and utility locations prior to permit submittal.