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02-28-2017HOPKINS PLANNING & ZONING COMMISSION AGENDA Tuesday, February 28, 2017 6:30 pm THIS AGENDA IS SUBJECT TO CHANGE UNTIL THE START OF PLANNING & ZONING COMMISSION MEETING I. CALL TO ORDER II. ADOPT AGENDA III. OPEN AGENDA – PUBLIC COMMENTS/CONCERNS IV. CONSENT AGENDA 1. Minutes of the January 25, 2017, Planning & Zoning Commission meeting V. PUBLIC HEARING 1. Planning Application 2017-02-VAR: Tonka Medical Supplies (Withdrawn) VI. OLD BUSINESS VII. NEW BUSINESS 1. Creekview Apartments 2017-03-CON: Concept plan from KM2 Development to redevelop the existing 3-story, 37-unit apartment building into a 5-story, 140-unit market rate apartment building. VIII. ANNOUNCEMENTS 1. Planning Application 2017-01-CUP: The Blake School Campus Improvements 2. Community Resilience Workshop Report 3. Cultivate Hopkins – 2040 Comprehensive Plan Update 4. Citizens Academy Alumni Event IX. ADJOURN UNOFFICIAL PLANNING & ZONING COMMISSION MINUTES January 25, 2017 A regular meeting of the Hopkins Planning & Zoning Commission was held on Wednesday, January 25, 2017, at 6:30 p.m. in the Council Chambers of Hopkins City Hall. Present were Commission Members Laura L. Daly, Kristin Hanneman, Brian Hunke, Gary Newhouse and James Warden. Commissioners Matthew McNeil and Emily Wallace-Jackson were absent. Also present was City Planner Jason Lindahl. CALL TO ORDER Chair Hunke called the meeting to order at 6:30 p.m. ADOPT AGENDA Commissioner Newhouse moved, Commissioner Warden seconded, to adopt the agenda. The motion was approved unanimously. OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – none. CONSENT AGENDA Commissioner Daly moved, Commissioner Hanneman seconded, to approve the minutes of the December 20, 2016, regular meeting. The motion was approved unanimously. PUBLIC HEARINGS 1. Planning Application 2017-01-CUP: The Blake School Campus Improvements Mr. Lindahl gave an overview of this item, stating The Blake School requests approval of a conditional use permit to allow construction of their campus improvement plan. This plan includes a series of projects to modernize and expand The Blake School’s facilities over the next three years. Blake’s plans include renovations to their existing ice arena, dining commons, admissions offices, main entry hall, western driveway and southern parking lot. Blake campus improvement plans will occur in three phases over the next three years. Phase 1 will be a 4,900 square feet addition to the existing ice arena and include a new entry vestibule, expanded locker rooms and larger public restrooms. Phase 1 is scheduled to begin in March of 2017 and conclude by the end of the year. Phase 2 will be a 16,000 square feet addition to the dining commons and admissions offices. The second phase is scheduled to begin in August of 2017 and be completed by August of 2018. Phase 3 calls for a new 20,000 square feet entry hall that will provide a singular entry point into the Hopkins facility, as well as a new parking lot and drop-off/pick-up system. Phase 3 is scheduled to begin in the summer of 2018 and be completed by August of 2019. In total, these improvements will provide modernized and expanded facilities, improved ADA access and increase life safety and security for all students, faculty and visitors. After hearing a summary presentation from staff, the Commissioners asked questions about applicant’s landscaping and outdoor lighting plans, bus storage and circulation, tree removal and exterior building materials. UNOFFICIAL Minutes of the Planning & Zoning Commission, January 25, 2017 – Page 2 Chairman Hunke opened the public hearing. During the public hearing, Karen Lundholm of 309 Arthur Street, Edina, stated her concerns about the impact Blake’s plan would have on properties to the west and south with regard to parking, noise, light, idling buses, public safety and property values. Dan Kelly, CFO for Blake, addressed the Commission and stated The Blake School is committed to working with its neighbors and the City to meet all development requirements. After some discussion, the Commission voted 4-1 to recommend the City Council approve this request. Commissioner Newhouse voted against the motion because the applicant still needs to revise their landscaping and exterior lighting plans. Commissioner Warden moved, Commissioner Hanneman seconded, to close the public hearing. The hearing was closed at 7:46 p.m. Commissioner Warden moved, Commissioner Daly seconded, to adopt Planning Commission Resolution 2017-01, recommending the City Council approve a conditional use permit for the Blake School campus improvements. The motion was approved 4-1, with Commissioner Newhouse voting against, because the applicant still needed to submit revised landscaping and exterior lighting plans. ANNOUNCEMENTS During the announcements, Mr. Lindahl updated the Planning & Zoning Commission on the following items: 1. Cultivate Hopkins – 2040 Comprehensive Plan update. Mr. Lindahl shared two items with the Commission. First was a Cultivate Hopkins seed back. Staff will distribute these packets to the public as a reminder to take the comprehensive plan survey. Next Mr. Lindahl provided each member with a copy of the new Ideas Map. The Ideas Map is another engagement tool and is designed to be complementary to the online survey by allowing geographic feedback. 2. Shady Oak Station Area Planning. Mr. Lindahl informed the Commission that City Councils from both Hopkins and Minnetonka recently held a joint meeting to discuss the structure and authority of the Shady Oak governing board. The Councils decided there should be a joint planning board that reviews projects in this area. After review by the joint planning board, projects in this area would then go before the City Council of the community hosting the project. 3. Mr. Lindahl informed the Commission that the City Council recently approved a one year moratorium on pawn shops, coin dealers and currency exchange businesses. Staff will bring this item before the Planning & Zoning Commission for further study later this year. ADJOURN Commissioner Daly moved, Commissioner Warden seconded, to adjourn the meeting. The motion was approved unanimously. The meeting adjourned at 8:24 p.m. Respectfully submitted, Jason Lindahl February 28, 2017 Planning Application 2017-03-CON Concept Plan Review for Creekview Apartments Proposed Action: As a concept review, this application does not require formal action. Rather, the applicant requests feedback on the proposals so they can work toward preparing a future, formal submittal. Any comments shall be for guidance only and shall not be considered binding upon the City regarding any future, formal application. Overview The applicant, KM2 Development, requests concept plan review of their proposal to redevelop the existing apartment building located at 434 Blake Road. The subject property is located one- quarter mile north of the future Blake Road LRT station, northeast of Minnehaha Creek and west of Cottagevillage Park. The applicant’s proposal is to raze the existing 3-story, 37-unit building and replace it with a new 5-story, 140-unit market rate apartment building. The applicant believes the Blake Road corridor is prime for redevelopment based on its access to jobs, shopping and restaurants, recent improvements to Cottageville Park, its location adjacent to Minnehaha Creek, nearby pedestrian and bicycle amenities like the Cedar Lake Regional Trail and planned improvements for LRT and Blake Road. This report summarizes the concept proposal, compares existing surrounding conditions, details various subdivision and zoning standards to consider and outlines a likely approval process for the application. Primary Issues to Consider • Concept Plan Summary • Existing Conditions • Subdivision Design • Land Use and Zoning Standards • Exterior Building Materials • Access and Parking • Pedestrian and Bicycle Access • Approval Process • Planned Unit Development Supporting Documents • Concept Plan • Natural Resources Map • Applicant’s Narrative _____________________ Jason Lindahl, AICP City Planner Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________ Related Documents (CIP, ERP, etc.): _________________________________________ Notes: Planning Application 2017-03-CON Page 2 Primary Issues to Consider Concept Plan Summary. According to the applicant, they intend to redevelop the Creekview site with the same vision as the two projects they are currently working in Edina (see attached narrative). Their concept is to construct a 5-story, 140-unit market rate apartment building with a footprint that will cover most of the lot. According to the applicant, the site would have a 6 feet front yard setback, a 10 feet north side yard setback and be setback 2 feet from the 902 base flood elevation for Minnehaha Creek. This design covers the vast majority of the lot and produces a floor to area ratio (FAR) of 2.7. As proposed, the unit mix would include 10 studio, 105 one bedroom and 25 two-bedroom units. To improve the building’s interaction with the public realm along Blake Road, the applicant has proposed to include approximately 7 walk up units with direct entry from the street. Existing Conditions. The existing apartment building was constructed in 1961. The 3-story, 37-unit building includes 35 one bedroom and 3 studio units. The building has a brick exterior with a gable roof. The site is approximately 20 percent green space and includes 37 surface parking stalls and no covered parking. The front yard setback ranges from 3.1 feet to 27 feet, and the north side yard setback is 25 feet. The subject property is surrounded by compatible uses on all sides including high-density residential, commercial and recreational uses. The surrounding apartment buildings tend to have minimal setbacks ranging from as little as 2 feet to as much as 35 feet and vary in height from 3 to 7 stories; however, most have surface parking lots that reduce both the density and floor to area ratio (FAR). Subdivision Design. A key component of this concept is consolidation of the existing drop- off access within the Blake Road right-of-way as part of the applicant’s developable parcel. Blake Road is currently under county jurisdiction. Therefore, the county would need to agree to transfer this property to the applicant. Once the applicant controls this access ROW, the City would need to vacate it and approve a subdivision to consolidate it with the subject property. Blake Road is scheduled for reconstruction in 2018, and vacation of this portion of the right-of- way is not expected to impact that project. Land Use and Zoning Standards. The subject property is guided HDR – High Density Residential, by the Future Land Use Map and zoned R-4, Medium High Residential. Comprehensive Plan policies that would align with this concept proposal include: • Rehabilitation should be encouraged in multi-family structures built at approximately the same time that lack many amenities found in more recently constructed, multi-family structures. • Take advantage of redevelopment opportunities to provide new housing choices for the community. • Continue to strive for a mix of housing that accommodates a balance of all housing needs. Planning Application 2017-03-CON Page 3 The proposed residential apartment building use is consistent with these designations, but the site design does not conform with many of the R-4 district development standards. As a result, the project will require approval of a Planned Unit Development (PUD). Lot & Building Standards for R-4 District Standard Required Proposed Status Front Setback 30 feet 6 feet Non-Conforming Side Setback (north) 30 feet 10 feet Non-Conforming Side Setback (south) Setback based on Watershed standards 2 feet above 902’ Elevation Unknown Rear Setback Maximum Height 45 feet 50+ feet Non-Conforming Minimum Lot Area 20,000 square feet 54,431 (1.25 Acres) Conforming Minimum Lot Width 150 feet 337 Feet Conforming Density 120 feet 110/Acre Non-Conforming Building Coverage 30 percent 52 percent (gross) Non-Conforming Exterior Building Materials. The Zoning Ordinance requires exterior materials to be compatible with adjacent and neighboring structures and uses. In this case, the exterior materials of the existing building and most of the other apartment buildings along Blake Road is primarily brick. Most recently, the Project For Pride In Living apartment building located just east of the subject property will have a mixture of brick and concrete panels. In this case, the applicant is proposing a mix of exterior materials including 45% cement board, 35% glass, 15% brick and 5% metal. Access and Parking. The concept plan proposes the building would have two accesses from Blake Road. This design would add one additional access to the site. The proposed accesses would not align with other accesses on the east side of Blake Road; however, the plans to reconstruct Blake Road call for a center median that would prevent left turns into the site from north bound traffic and reduce potential turning conflicts. The two proposed accesses would provide entry into two levels of underground parking (one at grade and the other below grade). Floodplain standards may impact below grade parking. As currently designed, all parking would be internal to the building and the site would have no outdoor surface parking. The current design calls for 161 parking stalls including 9 tandem stalls. This design does not meet the off-street parking requirement for multifamily dwellings of at least two parking spaces for each dwelling unit. In these situations, the City typically requires the developer to conduct a parking study. Pedestrian and Bicycle Access. Pedestrian and bicycle access are crucial to meeting the City’s environment and non-motorized transportation goals. Currently there is a sidewalk along the west side of Blake Road that would connect the site to the City’s sidewalk and trail network, the Cedar Lake Regional Trail, and the planned Blake Road LRT station. When Blake Road is reconstructed in 2018, the existing sidewalk will be replaced with a 10-foot, multi-use trail. The applicant should plan to connect with the adjacent sidewalk and trail network as well as incorporate both short-term and long-term bicycle parking facilities. Planning Application 2017-03-CON Page 4 Approval Process. Based on the applicant’s concept plan, staff anticipates the following approval process: • Access approval from Hennepin County • Vacation of a portion of Blake Road • Subdivision to combine Blake Road right-of-way with the existing parcel • Rezoning to Planned Unit Development (PUD) • Site Plan • Approvals from the Minnehaha Creek Watershed District Planned Unit Development. The purpose of a planned unit development is to allow flexibility from traditional development standards in return for a higher quality development. Typically, the City looks for a developer to exceed other zoning standards, building code requirements or meet other goals of the Comprehensive Plan. A list of items to consider when evaluating the use of a planned unit development for this site could include, but is not limited to, the following: • Architectural design and building materials • Natural resource protection and storm water management • Pedestrian and bicycle facilities • Energy conservation and renewable energy • Open space and public art • Buffering and landscaping Staff requests the Commission consider the concept plan detailed above and provide feedback to the applicant. Jan. 19, 2017 Hopkins, MN HOPKINS Collage | a r c h i t e c t s RESIDENTIAL 140 UNITS 25 2 BEDROOMS 105 1 BEDROOMS 10 STUDIOS PARKING 152 STALLS (+9 TANDEM) SITE PLAN BLAKE ROAD NORTH MINNE HA HA CREEK He nn e pin Cou n ty Na tu ra l R es o urc es Ma p Da te : 2/1 7/20 17 Co mm e nt s : This data (i) is fu rnished 'AS IS' wit h n o re prese nta tion as to completene ss or a ccuracy; (ii) is furnish ed wit h n o wa rran ty o f any kind; a nd (iii) is not suitab le f or leg al, e ng in ee rin g o r surveying pu rposes. He nnepin County sh all no t be lia ble for any d amag e, in jury or loss re sulting from this d at a.CO PYRIGHT © HENNEP IN COUNTY 20 17 1 inc h = 1 00 f ee t Le ge nd Bas e F lood E le vat ions (ft ) FEM A F loodpl ain s - 1 00 Ye ar A AE F L O O DP LA IN AH AO AE F L O O DW AY We t lan ds Pot ent ial W et la nd - HCW I Pro bable W et land - HC W I Pro bable W et land - NW I PID: 1 911 7 211 2 000 2 Add re s s: 4 3 4 B LAKE R D N , H OP KINS O wne r N am e: F CM FAM ILYLTD PAR TN ER SH IP Acr es: 1.25 ¯ 434 Blake Road Project Narrative Introduction: KM2 Development is excited to discuss our proposal for a new development at 434 Blake Road North. KM2 is looking to raze the current 37-unit building, and replace it with a new 140-unit market rate multi-family apartment building. KM2 is working with Collage Architects on the concept design. KM2 is an organization comprised of partners Mike Mikan the Chairman and CEO of Shot-Rock Capital, and Kurt Krumenauer the President of Midwest Apartment Brokers. KM2 Development is currently building a new luxury apartment project at the Southeast corner of 66th & York in Edina; this 187-unit development has been fully entitled and will break ground in March of 2017. KM2 is also working with the City of Edina on a massive redevelopment of the entire North side of 49 ½ Street & France Avenue. Project Description The Creekview project is aligned with the same vision we have for our Edina projects and will produce a long-term successful project in area that we feel is readied for new development. By offering the high quality project at Creekview, it will provide exceptional amenities, unmatched floor plans, and a great location not only for lifestyle renters, but also for those workforce renters who want to live close to work, bike paths and the new light rail, but may not be able to purchase a home. Workforce housing is commonly targeted at "essential workers" in a community i.e. police officers, firemen, teachers, nurses, medical personnel. REQUESTED ACTIONS While this is a Concept Plan review and no formal action is being requested at this time, as this project moves through the Entitlement Process, we anticipate the following actions will be required: -Comprehensive Plan Amendment -Rezoning to Planned Unit Development (PUD) -Site Plan Approval -Others TBD Unit Mix: The project is currently planned for 140-units. The unit mix will consist of 10-studio units, 105-one bedroom units, and 25-two bedroom units. We will also have approximately 7-units that will be direct-entry units off of Blake Road, this will create a great interaction to the street. The project will continue to allow up to 20% low-income vouchers. Exterior Materials: The finish of the building will consist of approx. 45% cement board, 35% glass, 15% brick, and 5% metal. Vehicle Access and Parking: There are two levels of underground parking. Both are accessed from Blake Road. The parking will consist of 161 total parking stalls, with access occurring directly from Blake Road and consists of one level of on-grade parking, and one level of underground parking. A total of 87 stalls would be on the lowest level of underground parking, and 74 stalls at the on-grade level, including 9- tandem parking stalls. Pedestrian access: Pedestrian access and font door are centrally located on Blake Road. Bicycle access would come from the backside of the on-grade parking garage, and be accessible from Blake Road. Setback Information: The building is setback 6’ from the east property line assuming the property line is straightened to remove the drop-off. Removing the drop-off is a requirement for the building location as proposed. The building is proposed at 2’ from the floodplain of the 902’ contour. The total Floor to Area Ratio equals 2.7% and lot coverage of 52% of total coverage, with a total lot density of 110 units per acre. Relationship to Minnehaha Creek Floodplain: The building is located approximately 2- 20’ from the 902’ contour (902’ is understood to be the floodplain). Zoning and Variances: The proposed development does not meet the requirement of the current zoning. Given the comprehensive nature and the scale of the development we think the best option would be to zone this under a PUD. Currently the site is zoned R-4, and has a front yard setback of 3.1 feet.