CR2002-035 CUP Blake Stadium
CITY OF
~
February 27,2002 HOPKINS Council Report 02-35
. CONDITIONAL USE PERMIT - BLAKE SCHOOL
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 02-19, approving a
conditional use permit to constmct a new stadium stmcture for The Blake School's
football/soccer field.
At the Zoning and Planning meeting, Ms. Hatcher moved and Ms. Allen seconded a motion
to recommend approval of Resolution RZ02-2, approving a conditional use permit to
constmct a new stadium structure for The Blake School. The motion was approved
unanimously.
Overview.
The applicant, The Blake School, is proposing to construct a stadium stmcture for the
football/soccer field. The bleacher area was removed last fall because it was non-code-
compliant. Gordy Aamoth, Jr., was a Blake graduate and was killed in the World Trade
Center attack Since his death, there is a proposal to constmct a memorial stadium for the
football/soccer field in his honor.
The stadium would be located in the same location as the former seating area. Inside the
seating area on the lower level will be a multi-purpose room. The concourse level will have
. a concession area, all alumni room, rest rooms and a locker room. The stadium will also have
an elevator. There will also be a glass-enclosed press box. Blake School would like to have
the stadium constructed for the 2002 football/soccer season.
On the south side of the stadium there will be an area for a gathering place. Within this
gathering space will be a "Spirit Rock" to commemorate all the victims of September 11.
Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the specifics of the development?
. What was the discussion at the Zoning and Planning meeting?
Supportin2. Documents.
. Analysis of Issues
. Site Plans
. Resolution 02-] 9
. Financiallmpact: $_ N/ A Budgeted: YfN Source:
-
Related Documents (ClP, ERP, etc.):
I Notes: I
CR02-35
Page 2
. Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject property is zoned institutional and guided in the Comprehensive Plan as
institutional. The stadium is allowed within this zoning district.
. What are the specifics of the site plan?
Landscaping
The stadium area will be landscaped. The addition is required to plant seven trees. The
landscape plan indicates 19 trees. The size required is 2.5 cal. The landscape plan indicated
2" cal; the tree size will have to be increased.
In addition to the required trees, there are additional shrub plantings. The west side of the
stadium is the area where a majority of the shrubs will be planted. The Parks Superintendent
will have to approve the final landscaping and planting plan.
Public Works
. The following are the comments from the Public Works Department:
Sheet C2 - Site Geometric Plan
. Label/detail the area between the stadium and the field so it is clear what type of
material (turf, concrete, etc.) is being used in this area.
. Delete the word "CITY" from the walk pall of the retaining wall detail.
. Identify on the plan where the drain tile associated with the retaining wall will outlet.
. Identify pedestrian ramp locations.
. Identify rock construction entrances locations.
Sheet C3 - Grading, Drainage, and Utilitv Plan
. Label all proposed and existing utility pipe size, type, slopes and invert & top casting
elevations.
. . Show all existing utilities in the general plan area including the water main in the
vicinity of the sediment pond. If excavation (proposed cuts) are to occur in the area
of any existing water main. The contractor shall be required to verify the depth of the
CR02- 35
Page 3
. water main and insulate it with 4" polystyrene insulation if it is at a depth less than
7.5 feet below the proposed finished ground elevation.
. Provide the City with a copy of the maintenance agreement for the stormwater pond
and lot sweeping that was to be executed and recorded as a condition of the watershed
approval.
. An erosion control plan must be shown including location of silt fence.
. All storm sewer pipe shall be RCP per City standards.
. Extend the storm sewer run from CB 4 to CB 3, 50 feet to the north in order to avoid
running the storm sewer under the main stadium area.
. Tie all joints for storm sewer pipe runs where grades are steeper than 10%.
. A larger water service line may be needed to serve the stadium. Check with Hopkins
Fire Marshal for code requirements including sprinkling system. A gate valve or curb
stop should be added along thi s line. Provide details on the connection of the water
line. Megalugs and stainless steel bolts must be specified for all water main
connections. Also, check with Hopkins Fire Marshal on placement of fire hydrants.
It is quite likel y he will require a hydrant off of the parking lot side of the stadium for
. easy fire protection access.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and found the plans acceptable.
Parking
Blake School was granted permission to construct a new parking lot in 2000. This parking
lot will be to the west of the proposed stadium. The parking lot plan indicates the required
size for a parking space of 9' x 20'. The west side of the parking area will have an eight-foot
wood privacy fence for a buffer from the residential area.
Sidewalk
There will be concrete walks and a plaza area surrounding the stadium. A sidewalk will be
constructed from the parking area to the football/soccer stadium. There will also be an eight-
foot sidewalk from the parking area to Excelsior Boulevard.
Access
Access to the stadium will be from the new access on Excelsior Boulevard or from the access
. on Blake Road
CR02-35
Page 4
. Exterior
The exterior of the stadium will be a combination of brick and a stone/precast material.
Zoning/Setbacks
The stadium is set internally into the site and not near any lot lines. The height for a building
in the institutional district is 35 feet. The plan indicates a height of 33' 8".
Surrounding uses
The area where the stadium is located is internal within the Blake Campus. The Blake
Campus is surrounded by residential to the east, south and west and commercial to the north.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed stadium with the Commission. Tom Betti, the
architect, appeared before the Commission. Mr. Betti reviewed the site plan with the
Commission. Mr. Betti stated that the stadium had been scaled down a little and now would
seat 814. Mr. Betti stated that they would like to start in April or May and have the project
completed for the fall sports season. No one appeared at the public hearing regarding this
item.
.
Alternatives.
1. Approve the conditional use permit to construct a new stadium structure. By approving
the new stadium structure, the applicant will be able to construct the stadium as proposed.
2. Deny the conditional use permit to construct a new stadium structure. By denying the
new stadium structure, the applicant will not be able to construct the stadium as proposed.
If the City Council considers this alternative, findings will have to be identified that
support this alternative
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
.
. CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 02-19
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL
USE PERMIT TO CONSTRUCT A STADIUM
WHEREAS, an application for Conditional Use Permit CUP02-1 has been made by The
Blake School;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by The Blake
School on January 29, 2002;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
and published notice, held a public hearing on the application and
reviewed such application 011 February 26, 2002: all persons present were
given an opportunity to be heard;
. 3. That the written comments and analysis of City staff were considered; and
4. A legal description of the subject property is as follows:
Part of Lots 81 and 82, AUDITOR'S SUBDIVISION NUMBER 239 and part of
Lots 1 through 10 inclusive, Block 37, WEST MINNEAPOLIS CENTER, and
pmi of Lots 1, 2, 3, and Lots 7 through 19 inclusive, Block 19, WEST
MINNEAPOLIS CENTER together with the vacated streets and alleys accruing
thereto, Hennepin County, Minnesota.
The propel1y is located in the South Half of Section 19, Township 117, Range 21.
NOW, THEREFORE, BE IT RESOL YED that the application for Conditional Use
Permit CUP02-1 is hereby approved based on the following Findings of Fact:
1. That the proposed use meets the requirements for a conditional use permit.
2. A stadium/bleacher structure is allowed in the institutional district.
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP02-1 is
hereby approved based on the following conditions:
.
-- -
.
. 1. The Public Works Department reserves the right to continue reviewing any plans
submitted for approval and to place new or revised conditions on construction as may
be required. All future plan sets must be signed and submitted with revision dates.
2. Approval of the finallandscape/planting plan by the Parks Superintendent.
3. That the Watershed District approves the proposed development.
Adopted this 6th day of March 2002.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
.
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