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V. 1. Planning Application 2018-07-RZ & SP 65-7th Avenue South Rezoning & Site Plan July 24, 2018 Planning Application 2018-05-RZ & SP th Rezoning & Site Plan Review for 65 – 7 Avenue Proposed Action: Staff recommends the Planning & Zoning Commission approve the following motions: Move to adopt Planning & Zoning Resolution 2018-07, recommending the City Council approve rezoning the property at 65 –7th Avenue South from I-1, Industrial to Mixed Use, subject to the conditions. Move to adopt Planning & Zoning Resolution 2018-08, recommending the City Council th approve the site plan for the property at 65 – 7Avenue South, subject to the conditions. Overview The applicant, Brandon Ellis, requests rezoning and site plan approvalsto rehabilitate the th property at 65 -7Avenue South (formerly Pokorny Plumbing). The subject property is located thnd at the northwest corner of 7Avenue South and 2Street Southacross Excelsior Boulevard from the future Downtown Hopkins light rail station. The applicant seeks to rezone the property from I-1, Industrial to Mixed Use to allow office, retail and residential uses andsite plan approval to allow exterior materials changes to more than 50% of the building. Should the City approve these requests, the applicant intents to rehabilitate the structure into a mixed use building with an esthetician (skincare) clinic, the existing hot tube business, a future retail space nd and internal parking on the main level and 3 apartments on the 2 level. Based on the findings detailed below, staff recommends approval of these requests. Primary Issues to Consider Background Legal Authority Rezoning Review Site Plan Review Supporting Documents Planning & Zoning Commission Resolution 2018-07 Recommending the City Council Approve the Rezoning. Planning & Zoning Commission Resolution 2018-08 Recommending the City Council Approve the Site Plan. Site Location Map Future Land Use in Planning District #8 Plans and Building Elevations _____________________ Jason Lindahl, AICP City Planner Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________ Planning Application 2018-05-RZ & SP Page 2 Related Documents (CIP, ERP, etc.): _________________________________________ Notes: Background. The subject property was originally constructed in 1927 by the Pokorny family and served as the home for the family plumbing business. The applicant purchased the property from Paul Pokorny in March of this year with the intent to rehabilitate it into a mixed use building with an esthetician (skincare) clinic, the existing hot tube business, a future retail space nd and internal parking on the main level and 3 apartments on the 2 level. Mr. Pokorny first approached the City with the idea of marketing the property in 2016. Early on it was identified that providing off-street parking would be the most significant challenge to rehabilitating this property. When the site as originally constructed in 1927, the City did not have zoning standards requiring individual properties to provide their own off-street parking. Since its construction, the City established zoning standards that included off-street parking requirements. As a result, this property becamelegal non-conforming and was allowed to continue in its original form. In 1985, the City approved setback and parking variances to allow a 2,000 square foot addition that would become the home for the current hot tub business. In November of 2017, the City approved a zoning text amendment related to off-street parking standards. That text amendment revised the City’s off-street parking regulations to allow on- street parking directly abutting a property as a credit toward the site’s off-street parking requirement. This change allowed the subject property to use 12 existing on-street parking ndth spaces along 2 Street South and 2 more along 7 Avenue South as a credit toward the off-street parking requirement for the any newly proposed use. This zoning change made more efficient nd use of the City investment in the existing on-street parking along 2 Street and significantly reduced the off-street parking requirement for the proposed project. Legal Authority. This proposal includes 2 different types of land use applications. The rezoning application is consider a legislative action. When considering legislative actions, the City is advancing health, safety, and welfare by making rules that apply throughout the entire community. When acting legislatively, the City has broad discretion and will be afforded considerable deference by any reviewing court. By comparison, site plan applicationsare considered quasi-judicial actions. For this type of application, the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being followed. Generally, if the applications meet these requirements they should be approved. The applicable standards for both types of applications, along with staff’s findings for each, are detailed below. Rezoning. There are four key criteria for the City to weigh when considering a rezoning request. These criteria and staff's findings for each are outlined below. Based on these findings, staff recommends rezoning the subject property from I-1, Industrial to Mixed Use. Consistency with the Comprehensive Plan. The proposed mixed use developmentwill be consistent with the 2030 Comprehensive Plan. First, theFuture Land use Map guide the subject property as Mixed Use consistent with the proposed Mixed Use zoning. According the 2030 Comprehensive Plan, the Mixed Land Use category is intended to capture anticipated redevelopment initiatives associated with the proposed LRT stations. Each station area is likely to redevelop in a mixed-use type fashion. The density range for this category establishes a minimum threshold of 30+ units per acre. It is assumed the mixed use category will develop at Planning Application 2018-05-RZ & SP Page 3 60% residential and 40% commercial. In this case, the property is proposed to be developed at a density of 12.5 units per acre and bea mix of 48% residential and 52% commercial. Given this is an existing property being rezoned to Mixed Use, the City finds the proposed residential density and ratio of residential to commercial use acceptableas this property is moving closer to compliance with the standards of the newly assigned zoning district. Second, the 2030 Comprehensive Plan also include a set of overall goals that support the proposed project, including: Maintain appropriate transitions between land uses. Hopkins is a fully developed community and will likely see new development through redevelopment initiatives. The City will work to ensure appropriate transitional uses and buffering between new and existing land uses. Take advantage of redevelopment opportunities to capture future Light Rail Transit (LRT) initiatives. The Southwest LRT line passes directly through Hopkins, creating redevelopment opportunities at and around three potential station locations. These redevelopment opportunities may occur prior to any LRT improvements. Therefore, the City will work to ensure that new redevelopment in and around future station areas is appropriate and consistent with future transit improvements. Compatibility with Present and Future Land Uses. The proposed mixed use development will be consistent with surrounding present and future land uses. These uses are detailed in the table below. Surrounding Existing and Future Land Uses Analysis Location ExistingFuture NorthSingle Family Residential Medium Density Residential South Park & Ride Facility Downtown LRT Station East IndustrialMixed Use West High Density Residential Mixed Use Conformance with New Zoning Standards.The proposed mixed use development will be consistent with the zoning standards of the Mixed Use District. A more detailed review of the specific Mixed Use zoning standards that apply to this application is provided below. Site Plan Review. Standards for reviewing a site plan application are detailed in Section 526 of the City Code. This section establishes site plan review procedures and provides regulations pertaining to the enforcement of site design standards consistent with the requirements of this section. These procedures are established to promote high quality development to ensure the long-term stability of residential neighborhoods and enhance the built and natural environment within the City as new development and redevelopment activities occur. In this case, site plan review is required because Section 526.01(d) of the City Code requires site plan approval for reconstruction, replacement, or remodeling of material on 50 percent or more of any part of the exterior of an existing building that abuts public right-of-way 50 feet or more in width. It should be noted that a siteplan approval expires one year after it has been granted unless the use for which the approvalhad been grantedis in effect.Extensions maybe granted provided the applicant submit a letter to the Planning Departmentrequesting an extension at least 30 days Planning Application 2018-05-RZ & SP Page 4 before theexpiration of the approval. The Planning Department may grant the extension if it is determined that construction will commence within the one-year extension period. Only one such extension may be granted. A second request for a time extension shall be presented to the City Council for consideration. Land Use and Zoning Standards. The land use and zoning designations are consistent with the proposed mixed use facility (see details in the rezoning section above). Exterior Building Materials.The changes proposed to the exterior of the building are consistent with the exterior building materials standard for the Mixed Use District. These standards are detailed in Section 543.08 and require the primary exterior treatment (50 percent or more) of walls facing a public right-of–way orparking lot on a structure shall be brick, cast concrete, stone, marble or other material similar inappearance and durability. Regular or decorative concrete block, float finish stucco, EIFS-typestucco, cementitious fiber board, or wood clap board may be used on the front façade as a secondary treatment or trim but shall not be a primary exterior treatment of a wall facing a public right-of-way. In this case, the applicant plan to replace at least 50% the exterior building materials along both ndthnd 2Street South and 7 Avenue South. The 2 Street South elevation will be 52.5 percent brick th and 47.5 percent stucco. Along 7Avenue South, the building will be 63.7 percent brick and 46.7 percent stucco. This design meets the minimum 50 percent brick standard. Building Orientation.The changes proposed to the exterior of the building are consistent with the building orientation requirements for the Mixed Use District. These standards are detailed in Section 543.09 and address both building orientation and building façade requirements. This section requires buildings within the Mixed Use district to be oriented toward the pedestrian by providing a direct link between each building and the pedestrian walking system, with emphasis on directing people to a transit station. While this project will make no changes to the orientation of the building, the existing building currently meets this standard by providing entrances that connect to the City’s sidewalk and trails system. This system then connects to the rest of the community including Downtown Hopkins, the existing th park and ride bus facility at 8 Avenue and Excelsior Boulevard (future Downtown LRT station) th and the Lake Minnetonka Regional Trail along the 8 Avenue Artery. The building façade standards require the primary street side façade of a building shall not consist of an unarticulated blank wall, flat front facades or an unbroken series of garage doors. The front of a building shall be broken up into individual bays of a minimum of 25 feet and maximum of 40 feet wide. Since this building is locate on a corner, it has 2 primary street facing facades. Both sides of the building will be broken up by the use of different building materials (brick or stucco), windows, awnings and a change in roofline. This design is consistent with the building façade requirements of the Mixed Use District. Vehicle Parking. As designed, this project exceeds the off-street parking requirement for properties in the Mixed Use District. These requirements are detailed in Section 543.03 (Mixed Use District) and 550 (Off-Street Parking). The required and proposed number of off-street parking stalls is compared in the table below. Any change to the described uses or their associated square footage will require a new parking evaluation and may require additional parking. Planning Application 2018-05-RZ & SP Page 5 Off-Street Parking Requirements for the Mixed Use District UseAreaRequirementProposedStatus Residential3 Units1/unit3 insideConforming Guest1/15 units2 insideExceeds Office (Skin Care)1,630 sq. ft.1/250 sq. ft.7Conforming Office (Spa Repair)1,983 sq. ft.1/400 sq. ft.5Conforming Retail635 ft. ft.1/200 sq. ft.4Conforming TotalN/A2021Exceeds It should be noted that this development is eligible to use the on-street parking credit standards approved by the City in November of 2017 (see Background section above). This allows the nd subject property to use 12 existing on-street parking spaces along 2 Street South and 2 more th along 7 Avenue South as a credit toward the off-street parking requirement for the newly proposed uses. These spaces may only be used as a credit toward the typical off-street parking requirements and are not specifically assigned to the subject property or any specific business. The redesign of the site includes 8 off-street stalls, one outside and 7 inside the building. At least 5 of these stalls shall be permanently assigned to the 3 residential apartmentsto meet the tenant and guest off-street parking requirements. Bicycle Parking. The bicycle parking standards for the Mixed Use District are detailed in Section 543.06 and require both long term and short term parking. The bicycle parking requirements for multi-family residential and office uses along with the stalls proposed by the applicant are compared in the table below. As designed, the site exceeds the short term requirement by 1 stall but is at least 3 stalls short of the long term requirement (depending on the number of employee in the future retail space). Bicycle Parking Standards for the Mixed Use District TypeResidential Retail Office Proposed Overall RequiredRequiredRequired Status Short Term 1 Space/20 0.50 spaces/1k 1/40K of net 4 in rack Conforming units = 1 of net building building area outside area = 1= 1building Long Term 1 Space/2 0.50/employee 0.25 3 inside Non- units = 2 = unknown at spaces/1k of parking conforming this timenet building garage Install at least area = 4 3 more Signage. Building signage is typically approved through a separate administrative permit. The sign standards for the Mixed Use District are detailed in Section 543.15 and provided as a reference for the applicant below. Generally, the conceptual sign information illustrated in the applicants plan appear consistent with the sign standards for the Mixed Use District. The applicant must receive separate approval of an administrative sign permit before installing any signage. Wall Signs. Each tenant other than those in multi-tenant buildings may have one flat wall sign, not extending more than 18 inches from the face of the building, except that such signage may extend from the face of the roof over a covered walk. Such wall signs shall not exceed two times of the lineal frontage of the wall to which the business is located, to a maximum of 96 square Planning Application 2018-05-RZ & SP Page 6 feet. Signs shall not be internally illuminated. Canopies and Awnings. The design of canopies shall be in keeping with the overall building design in terms of location, size, and color. No canopies with visible wall hangers shall be permitted. Signage on canopies maybe substituted for allowed building signage and shall be limited to 25 percent of the canopy area. Canopies shall not be internally illuminated. Projecting. Projecting signs will have a maximum size of 12 square feet and a maximum width of three feet. Projecting signs cannot extend beyond the first floor of thebuilding. No less than 10 feet of clearance shall be provided between the sidewalk surface and the lowest point of the projecting sign. Maximum distance between sign and building face is onefoot. Monument signs. One monument sign shall be permitted for each multi-tenant building provided the surface area of the sign does not exceed two square feet per front foot of lot. No sign shall be over 150 square feet, 20 feet in height and have a setback in no case less than 20 feet from the property lines. Trash Enclosure. The applicant’s plans illustrate several trash enclosures along the east side of the building. The proposed enclosures appear to meet the City’s minimum requirements except for trash enclosures. Alternatives 1.Recommend approval of the rezoning and siteplanapplications. By recommending approval of these applications, the City Council will consider a recommendation of approval. 2.Recommend denial of the rezoning and site plan applications. By recommending denial of these applications, the City Council will consider a recommendation of denial. Should the Planning & Zoning Commission considers this option, it must also identify specific options that support this alternative. 3.Continue for further information. If the Planning Commission indicates that further information is needed, the items should be continued. CITY OFHOPKINS Hennepin County, Minnesota PLANNING& ZONING COMMISSION RESOLUTION 2018-07 A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVEAN ORDINANCE TH REZONING THEPROPERTY AT 65– 7AVENUE SOUTH FROM I-1, INDUSTRIAL TO MIXED USE, SUBJECT TOTHE CONDITIONS WHEREAS,theapplicant,Brandon Ellis, initiated anapplicationrequestingto rezone the th property located at 65 – 7Avenue South from I-1,IndustrialtoMixed Useto allow a mixed use office, retail and residential facility, and WHEREAS,these properties are legally described asLots 26, 27, 28 & 29andBlock 002, West Minneapolis Addition, Hennepin County, Minnesota; and WHEREAS, the procedural history of the application is as follows: 1.That the above stated application wereinitiatedby the applicant on March 23, 2018; 2.That the Hopkins Planning and Zoning Commission, pursuant to published and mailed notice, held a public hearing on the application and reviewed such application on July 24, 2018: all persons present were given an opportunity to be heard; and, 3.That the written comments and analysis of City staff were considered; and, WHEREAS,staff recommended approval of the above stated application based on the findings outlined in the staff report dated July 24, 2018. NOW, THEREFORE, BE IT RESOLVEDthat the Planning & Zoning Commission of the City of Hopkins hereby recommends the City Council approve an ordinance rezoning the property at 65 th –7 Avenue South from I-1, Industrial to Mixed Use, subject to the conditions listed below. 1.Conformance with all applicable standards of the Mixed Use zoning district. th Adopted this 24 day of July 2018. ________________________ James Warden, Chair CITY OF HOPKINS Hennepin County, Minnesota PLANNING & ZONING COMMISSION RESOLUTION 2018-08 A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVETHE SITE PLAN TH FOR THE PROPERTY AT 65 –7AVENUE SOUTH, SUBJECT TO THE CONDITIONS WHEREAS,the applicant, Brandon Ellis, initiated an application for site planapproval to allow th exterior materials changes to more than 50% of the buildinglocated at65–7Avenue South; WHEREAS,these propertyare legally described as Lots 26, 27, 28 & 29 and Block 002, West Minneapolis Addition, Hennepin County, Minnesota; WHEREAS, the procedural history of the application is as follows: 1.That a site plan application was initiated by the applicant on June 22, 2018; 2.That the Hopkins Planning and Zoning Commission, pursuant to published and mailed notice, held a public hearing on the application and reviewed such application on July 24, 2018:all persons present were given an opportunity to be heard; and, 3.That the written comments and analysis of City staff were considered. AND, WHEREAS, staff recommended approval of the proposed site plan based on the findings outlined in the staff report dated July 24, 2018. NOW, THEREFORE, BE IT RESOLVEDthat the Planning & Zoning Commission of the City of Hopkins hereby recommends the City Council approve the site plan application for the property at 65 – th 7Avenue South, subject to the conditions listed below. 1.City approval of rezoning the property from I-1, Industrial to Mixed Use. 2.Conformancewith all applicable standards of the Mixed Use zoning district. 3.Issuance of all required building and demolition permits. 4.Payment of all applicable development fees include Park Dedication for the 3 new residential units equal to $3,000 per unit. 5.Redesign of the long term bicycle parking inside the building to meet the standards of the Mixed Use district. At a minimum this shall include 3 additional long term parking spaces. More space may be required based on the number of employees that occupy the vacant retail th space along 7Avenue South. th Adopted this 24day of July 2018. __________________ James Warden, Chair Avenue South Site Location Map h t 7 65 Future Land Uses in Planning District #8 A1 A2 RESIDENTIALCOMMONSDECK NEW EXIT STAIRSTUCCO FINISH GREEN ROOF EGRESS PATH APMT 3 DECK D/W REF. APMT 3 REF. D/W D/W APMT 1 DECK REF. APMT 1 APMT 2 SECOND FLOOR - RESIDENTIAL - APARTMENTS 1/8" = 1'-0" 1 A3 WEST ELEVATION SOUTH ELEVATION 1/8" = 1'-0"1/8" = 1'-0" 1 2 A4 NORTH ELEVATIONEAST ELEVATION 1/8" = 1'-0"1/8" = 1'-0" 12 A5 PERSPECTIVE VIEW 03NO SCALEPERSPECTIVE VIEW 04NO SCALE 34 PERSPECTIVE VIEW 01NO SCALEPERSPECTIVE VIEW 02NO SCALE 1 2