CUP 88-01 �
CITY OF HOPKINS
APPLICATION FOR: AMENDMENT OF ZONING ORDINANCE DATE: January 15, 1988
CONCEPT REVIEW
CONDITIONAL USE PERh1IT � CASE N0: CUP88-1
SUBDIVISION APPROVAL
VARIANCE FEE: �-{D,C'x7
WAIYER OF PLATTING REQUIREMENTS
OATE PAID: I - �( -`,6g
1. Street Location of Property: Cambridge Street and Van Buren Avenue
2. Legal Descri pti on of Property: Hennepin County Parcel 53
Pineview Lane N
3. Owner: Name Stobbe Development, Inc. Addres�lymouth, Mn 55441 Phone 591-0726
4. Applicant's Name: Same as above Address Phone
5. Description of Request: Requestir�g Conditional Use Permit for 63 unit
apartment building on this Site.
� oning District Use
. ::z��se�t Proposed 7. Present Proposed
R-2 R-3 or R-4 Vacant 63 unit apartment buildi�
8. Reason for Request:City's Comprehensive Plan has designated this land for multi-
family developmen . ezoning wi up ate t e zoning district to be in compli-
ance with the Comp Plan. Conditional Use Permit is required for apartments .
P;OTE: IT request is Tor Yarian�e, oiease als� cor;,plete attached page.
9. What error, if any, in the existi�g Ordi�ance would be corrected by the proposed amendmant?
(for Zoning Ordinance amendment only)
I0. Exhibits submit�ed:
Map or plat showing the lands proposed to be changed Site Plan
Other Landscape Plan, building floor plans, building elevations
11. Acknowledgement and Signature: The undersigned hereby represents upon all of the penalties
of law, for the purpose of inducing the City of Hopkins to take the action herein requested,
that all statements herein are true and that all work herein mentioned will be done in ac-
cordance with the Ordinances of the Cit� of Hopkins and the laws of the State of Minnesota.
� Si gnature of Appl i cant: � ,c�, -��/���,��/!�� G�� i
�
Signature of Owner: � ;��-��
�a�
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.
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RECORD OF ACTION TAKEN BY PLANNING & ZONING COMMISSION
Application for: Conditional Use P�rmit Case No: CUP88-1
On the 26 day of A ril 1988 , the action requested in the foregoing
petition was approved X disapproved�—) subject to the following conditions :
l. That the site is rezoned from R-2 to R-4
2 That the applicant conduct an Environmental Assessr�ent Worksheet and implement
anv recommendations contained therein.
CITY COUNCIL ACTION
Approved X Denied by the Council this 3 day of Ma_y 19 88 .
Resolution No: R88-11
Special Conditions: 1. That the site is rezoned from R-2 to R-4.
2 That the applicant conduct an Environmental Assessment �
Worksheet and implement anv recommendations contained
therein.
. C�*-- �-
Ja es 0. Kerrigan
Planning & Economic Developme t Director
If you have any further questions as relates to this matter, please call
Nancy Anderson, 935-8474, extension 146. �
�—�
Note: A Conditional Use Permit shall expire one year after it has been issued
unless the use for which the permit has been granted is in effect, except
that, upon written application of the owner of the effected land for which
the permit was granted prior to the end of said year may request and the
Council may grant an extension not to exceed one year.
I�`
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1 ���
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O p K 1 t�
April 27 , 1988 COUNCIL REPORT: 88-81
� STOBBE DEVELOPMENT - CONDITIONAL USE PERMIT
Proposed Action.
Staff recommends adoption of the foll�owing: The request by Stobbe
Development for a Conditional Use Permit to construct a 6� unit
a�artment buildinA is approved by resolution with conditions .
Adoption of this resolution will allow Mr. Stobbe to construct a 63
unit apartment building .
The Zoning and Planning Commission recommended unanimously to approve
the Conditional Use Permit to allow construction of a 63 unit
apartment building.
Overview.
Mr. Stobbe is requesting a Conditional Use Permit to construct a 63
unit apartment building at Cambridge Street and Van Buren Avenue .
The applicant is also requesting to rezone the sub�eet parcel from R-2
to R-4 .
Mr. Stobbe the applicant , and Norm Wells arehitect , appeared before
the Commission. This item was continued because we were awaiting
completion of an EAW. The EAW was completed and found satisfaetory to
the City. There was little discussion because the development was
"'� presented at a previous meeting. �
At the previous meeting a resident on Madison Avenue stated concern
with increased pedestrian traffic in the area. This development should
not impact Madison Avenue because the area abutting Madison Avenue
will remain undeveloped . The applicant did meet with the residents of
the abutting townhomes . Their concerns Were met by Mr. Stobbe . No
one appeared at the meeting regarding the construetion of the
apartments .
Primary Issues to Consider.
o Is a 3 story apartment building suitable for the site?
o Will the highway noise ereate unfavorable living
conditions in the proposed building?
SupportinA Documents. .
o Location Map
o Baekground
o Alternatives
Nancy . Anderson . �
Community Development
Analyst
��
.�. ,y .
. � .
a
CUP88-1
Page 2
�
Detailed Baekground .
The proposed 63 unit apartment building will be located just north of
Amhurst North , off of Cambridge Street .
The apartment building will consist of one building angled at 135
degrees . The building will be 3 stories . There will be one and two
bedroom apartments .
The building will have common areas in the middle of the building.
These areas are proposed as follows:
- Community Room
- Party Room
- Fitness Center
The following is a list of ordinance and proposed requirements •
R-� Proposed
Front Yard Se�back 30 � 3�7 +
Rear Yard Setback 35 ' 35 '
South Sideyard Setback 19 •5 ' 35 '
North Sideyard Setback 19 •5 ' 53 '
Height �5 ` 39 '
^ Parking 126 126 �
There will be 63 parking spaces underground and 63 surface parking
spaces .
The applicant is proposing white vinyl siding with black shutters .
The Fire Marshal has reviewed the preliminary plans and found them
acceptable .
The applicant is proposing tennis courts on the south side of the
property. At some future date the applicant may eonstruct a swimming
pool on the north side of the site .
The plan shows a row of evergreens between Auburn North and the
subject site . The applicant is also planning to plant evergreens on
the other sides of the building. Much of the existing trees will be
retained on the south end of the site by the tennis courts . The
ordinance requires 83 plantings ; the applicant will exceed these
requirements .
�\
. ' , _
CUP88-1
Page 3
---..
The site is surrounded by Highway �7 to the north , the abandoned
railroad and Highway �18 to the west , Ramsgate to the east and Auburn
North to the south .
The only access to the site will be from Cambridge Street . This
access point will be moved further north to accommodate the concerns
of the surrounding residents .
The Director of Engineering has reviewed the plans and made some
comments which have been discussed with the applicant .
Mr. Stobbe has met with residents from Auburn North. They were
concerned with the aceess point to the site . The applicant will move
the access further north to accommodate their coneerns . They also
asked that the evergreens between the two sites be planted as soon as
possible .
Analysis .
The greatest concern to the staff is the noise from Highway �7 and
whether this noise will adversely affect the residents. Anything the
applicant can to to sound proof the building will probably be a
benefit. The landscaping proposed should help buffer the noise from
�
the highway.
The applicant is doing an Environmental Assessment Worksheet . This
should determine if there will be a noise problem in the apartment .
Any approval should be contingent on a favorable Environmental
Assessment Worksheet .
The building as proposed meets the requirements for an R-4 District .
An R-4 designation would be an obvious continuation of the R-u
district to the east .
The surrounding residents concerns will be met by the applicant .
There were no ob�ections to the building by the surrounding residents .
Alternatives .
1 . Approve the Conditional Use Permit . This will allow the
applicant to construct the proposed 63 unit apartment
building .
2 . Deny the Conditional Use Permit . The applicant would not
be able to construct a multiple dwelling , but could
construct townhomes .
3 . Continue for further information . If the Commission
feels more information is needed , the item should be
^ continued for another month.
!� • . + '
f
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
' RESOLUTION N0: 88-11
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
APPLICATION CUP88-1 FOR CONDITIONAL USE PERMIT
WHEREAS, an application for Conditional Use Permit
entitled CUP88-1 has been made by Stobbe Development , to
construct a 63 unit apartment building to be located
at Cambridge Street & Van Buren Avenue North.
WHEREAS , the procedural history of the application
is as follows:
1 . That an application for Conditional Use Permit
CIIP88-1 was filed with the City of Hopkins on
December 31 , 1987 -
2 . That the Hopkins Planning Commission reviewed
such application on January 26 , 1988 .
3 • That the Hopkins Planning Commission , pursuant
to published and mailed notices , held a public
hearing on January 26 , 1988 , and continued to
April 26 , 1988 ; all persons present at the
hearing were given an opportunity to be heard .
^ �F . That the written comments and analysis of the
City staff and the Planning Commission were
eonsidered .
NOW THEREFORE BE IT RESOLVED , that the Hopkins
City Council makes the following Findings of fact in respect
to CUP88-1 :
1 . That a 3 story multiple dwelling is a permitted
use in an R-4 District .
2 . That the proposed building meets the
requirements for an R-4 Distriet .
BE IT FURTHER RESOLVED , that application for
Conditional Use Permit CUP88-1 is hereby approved sub3ect to
the following Conditions :
1 . That the sub3eet site is rezoned from R-2 to R-4 .
2 . That the applicant eonduct an Environmental
Assessment Worksheet and implement any
reeommendations contained .
^ Adopted this 3rd day of May , 1988 .
Donald Milbert , Mayor
' . ,
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�� O P K , t>
January 1 �4 , 1988 PLANNING COMMISSION REPORT: CUP88-1
STOBBE DEVELOPMENT - CONDITIONAL USE PERMIT
Proposed Action .
Staff recommends adoption of the following: The recluest by Stobbe
Development for a Conditional Use Permit to construet a 63 unit
apartment building is approved by resolution with conditions .
Adoption of this resolution will allow Mr. Stobbe to construct a 63
unit apartment building .
Overview.
Mr. Stobbe is requesting a Conditional Use Permit to construct a 63
unit apartment building at Cambridge Street and Van Buren Avenue .
The applicant is also requesting to rezone the sub�eet parcel from R-2
to R-4 .
--�
Primary Issues to Consider. "
o Is a 3 story apartment building suitable for the site?
o Will the highway noise create unfavorable living
conditions in the proposed building?
Supporting Documents.
o Location Map
o Background
o Alternatives
1
Nancy Anderson
Community Development
Analyst
��
. �
CUP88-1
^ Page 2
Detailed Background .
The proposed 63 unit apartment building will be located �ust north of
Amhurst North , off of Cambridge Street .
The apartment building will consist of one building angled at 135
degrees . The building will be 3 stories . There will be one and two
bedroom apartments .
The building will have common areas in the middle of the building .
These areas are proposed as follows :
- Community Room
- Party Room
- Fitness Center
The followin� is a list of ordinance and proposed requirements :
R-4 Proposed
Front Yard Setback 3� ' 3�7 '
Rear Yard Setbaek 35 ' 35 '
South Sideyard Setback 19 •5 ' 35 '
North Sideyard Setback 19 •5 ' 53 '
Height 45 ' 39 '
� Parkin� 126 126
There will be 63 parking spaces underground and 63 surface parking
spaces .
The applicant is proposing white vinyl siding with black shutters .
The Fire Marshal has reviewed the preliminary plans and found them
aceeptable .
The applicant is proposing tennis courts on the south side of the
property. At some future date the applicant may construct a swimming
pool on the north side of the site .
The plan shows a row of evergreens between Auburn North and the
sub�ect site . The applicant is also planning to plant evergreens on
the other sides of the building. Much of the existing trees will be
retained on the south end of the site by the tennis courts . The
ordinance requires 83 plantings ; the applicant will exceed these
requirements .
--�
CUP88-1
�
Page 3
The site is surrounded by Highway �7 to the north , the abandoned
railroad and Highway �18 to the west , Ramsgate to the east and Auburn
North to the south .
The only access to the site will be from Cambridge Street . This
access point will be moved further north to accommodate the concerns
of the surrounding residents .
The Director of Engineering has reviewed the plans and made some
comments whieh have been discussed with the applicant .
Mr. Stobbe has met with residents from Auburn North . They were
concerned with the access point to the site . The applicant will move
the access further north to accommodate their concerns . They also
asked that the evergreens between the two sites be planted as soon as
possible .
Analysis .
The greatest concern to the staff is the noise from Highway �7 and
whether this noise will adversely affect the residents . Anything the
applicant can to to sound proof the building will probably be a
benefit . The landscaping proposed should help buffer the noise from
"� the highway.
The applicant is doing an Environmental Assessment Worksheet . This
should determine if there will be a noise problem in the apartment .
Any approval should be contingent on a favorable Environmental
Assessment Worksheet .
The building as proposed meets the requirements for an R-u District .
An R-4 designation would be an obvious eontinuation of the R-4
district to the east .
The surrounding residents concerns will be met by the applicant .
There were no ob�ections to the building by the surrounding residents .
Alternatives .
1 . Approve the Conditional Use Permit . This will allow the
applicant to construct the proposed 63 unit apartment
building.
2 . Deny the Conditional Use Permit . The applicant would not
be able to construct a multiple dwelling , but could
construct townhomes .
3 . Continue for further information . If the Commission
� feels more information is needed , the item should be
continued for another month.
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��
CITY OF HOPKINS
Hennepin County, Minnesota
NOTICE OF HEARING
The City Council of the City of Hopkins will hold
a public hearing on Tuesday , February 2 , 1987 , at 7 : 30 p .m. ,
in the Council Chambers of the City Hall to consider an
application by Stobbe Development for a Conditional Use
Permit to construct a 63 unit apartment building and to
rezone the property from R-2 to R-4 . The sub�ect property
is located on the southeast corner of Highway 18 and Highway
7 •
If you have any interest in this hearing , please
attend this meeting .
For further information , contaet Naney Anderson or
James Kerrigan at 935-8474 •
--�
Nancy S. Anderson
Community Development
Analyst
To be published in the HOPKINS SAILOR, January 18 , 1988 .
City of Hopkins City of Hopkins
(Ofticiel Publicalion) �Utficial Publication 1
CITY OF HOPKINS GTF UF HOPKINS
Hennepin County,Minnesota Hrnnepin County,�linnesola
NOTICE OF HEARIN4 YOTICF: OP'IIB:.4RItiG
The Zoning and Planning Commission ot the The Ci�y Council uf the Citp of Hopkins will
City of Hopkins will hold a public hearing on hold a publir hearing on Tueeday,Frbruary Z,
Tuesday, April 26, 1988 at 7:30 p.m., in the I9rii,at T.30 p.m.,in the Council Chambers ot
Council Chambers ot the City Hall to conaldei lhe ('ity Hall to consider an apD���'ation by
an application Stobbe Developmenl for a Con- Stobbe Derelopment for a Conditional Use
ditional Uee Permit to conslruct a 63 unit Permit to construct a 63 Unit apartment build-
apartment building and to rezone Lhe properly ing and to rezone t.he property trom R-2 to R-4.
trom R-2 to R-4. The subject property is The subject property�s located on the souih-
located on the southeast corner of HiQhway 18 ��as�rorner ot Highwuy IA and Nighwuy 7.
and Highway 7. I( you have any interest in this hearing,
If you have any interest in this hearing, please attend this meeting.
please attend this meeting. For[urther information,contact Naney An-
For further intormation,contact Nancy Ao- Aerson or James Kerrigan at 935-8474.
_� denon or Jemes KerriQan at 915-8174. NANCY S.ANDERSON
NANCY S.ANDERSON Community Development
Community Development Analyst
Analyat (Jan. 18,1988)-HOP
(April ll,1988)-HOP
��
CITY OF HOPKINS
Hennepin County, Minnesota
NOTICE OF HEARING
The Zoning and Planning Commission of the City of Hopkins will hold
a hearing on Tuesday, January 26, 1988, at 7 :30 p.m. , in the Council
Chambers of the City Hall to consider an application by Stobbe Development
for rezoning of the property located at the southeast corner of Highway #7
and County Road #18 from R-2 to R-4, and for a Conditional Use Permit to
allow construction of a 63 unit apartment building.
If you have any interest in this matter, please attend this meeting.
For further information, contact Nancy Anderson or James Kerrigan at
935-8474.
� ��a� s� �
` L VJ���
Nancy S. Anderson
Community Development
Analyst
Published in the HOPKINS SAILOR, January 12, 1988.
City of Hopkins
(Otficial PublicaUon)
(;ITY OF HOPKINS
Hennepin County,Minne9ota
tiOTICF,OF HEARIN4
The Zoning and Ylanning Commission oF the
City of Hopkins will hold a hearing on Tuesday,
January 2ti, 1988, al 7:�0 p.m.,in the Councfl
Chambers ot [he Ciiy Hall to consider an
applica�iun by Slobbe Development tor rezon-
ing of the property located at the southeast
corner o( Highway N7 and County� Road NIS
trom R-2 to R-4, and tor a Conditional Use
Permit to allow construction of an apartment
building.
I[you have an interest in this matter,please
attend this meeting.
For further in(ormation,contact Nancy An-
derson or.lames Kerrigan at 935-8474.
NANCY S.ANDERSON
�_ Community Development
_ Analyst
^ (Jan. l8,1988)-HOP
',11��+�;�1
��'t
`��F:
t- „�� .
^ � ,
C I T Y O F H O P K I N S
Dear Applicant :
Your application for Rezoning and Conditiondl Use has been
received by the City of Hopkins .
Your case will be heard by the Zoning and Planning
Commission at their next regular meeting on
January 26, 1988 _, at 7 : 30 p .m. , in the Council Chambers
of the City Hall .
Onee the Planning Commission has acted on your proposal , the
proposal will then go to the City Council for their review
and action on the following Tuesday, at 7 : 30 p .m. , in the
Council Chambers of the City Hall .
--�
Your pr ,sence at these meetings is essential.
Than �u .
,
� �/
�� ��,� � ,
J mes D. Kerr�gan
Planning & Economic
Development Director
--�
1010 First Street South,Hopkins,Minnesota 55343 612/935-8474
An Equal Opportunity Employer
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MEMORANDUM
,�--
DATE: April 15 , 198s
T0: Zoning & Planning Commission
FROM: Nancy S. Anderson
SUBJECT: EAW for the 63 unit apartment complex
The EAW has been completed for the 63 unit apartment
building on the southeast corner of State Highway No . 7 and
County Road 18 . The EAW was favorable except for a higher
noise level during one hour. The Pollowing are the three
recommendations to meet the State standards for noise:
1 ) the building is constructed in such a way that
the exterior to interior sound level attenuation
is at least 30dB(A) ; and
2) the building has year-round elimate control ; and
3 ) the building has no areas or aeeommodations that
-�-� are intended for outdoor activities
The first recommendation can be met if the building is
construeted with acoustically rated windows . The second can
be met with an air conditioning system.
The last recommendation deals with items that either can be
eliminated or do not involve daily living. The staff feels
that if a person wants to use the swimming pool or tennis
courts it is their choice if they want to have ti a little
noiser. Maybe the pool should not be built . As to the
problem with the balconies facing the highways , the staff
does not feel this will present a problem. The actual
living area will not exceed the noise levels . During the
winter the balconies are not used , and even during the
summer, residents do not live on the balconies . The
balconies could be eliminated but we really don ' t feel that
is necessary. A resident can use the balcony if they
ehoose .
The staff is satisfied with the sound report and recommends
two more conditions be added to the Conditional Use Permit:
1 . That the building is construeted in sueh a way
that the exterior to interior sound level
^�� attenuation is at least 30dB(A)
2 . The building has year-round climate control .
STBEMEMO
�'
�
northern sound
� 5155 East River Road N.E.. #413
Minneapolis, MN 55421
612-572-1515
March 24, 1988
Mr. Erwin Stobbie �
Stobbie Development Inc.
315 Pine View Lane N.
Plymouth, MN 55441
Re: Stobbie Development in Hopkins — SE corner of Highway 7 and County Road
18
Dear Mr. Stobbie:
On Wednesday, March 16, 1988, Northern Sound conducted a noise survey at the
subject location. The instruments and test procedures used are those
approved by the Minnesota Pollution Control Agency (MPCA). The weather .
conditions were within acceptable limits: 27 deg. F temperature, 75Z rel.
humidity, 8 mph NW winds, and 30.3 in. Hg barometric pressure.
The measuring station was a high point within the site, and its approximate
location is shown in Figure 1.
The hours of the test were from 5:52 a.m, to 8:00 a.m. — they were chosen
because they are the transitional hours between the nightti.me and daytime
hours of the State's noise standards (see Appendix A), and as the result,
the most sensitive to violations.
RESULTS �
Figures 2 and 3 contain graphs summarizing the noise levels for the two
� hours tested. As it can be seen, the State standards are only exceeded
during the 6:00 to 7:00 a.m. hour.
A couple of questions arise: Is there a noisier daytime hour where the
daytime standards are exceeded?, What are the noise levels at the third
floor level of the proposed building?
���� These questions are important if one is to minimize any architectural
changes to the proposed project. With the present information, the project
can go forward under the noise standards Subp. 3 Exceptions if:
�—��
1
, products and services for the control and measurement of noise
"1) the building is constructed in such a way that the exterior to
interior sound level attenuation is at least 30 dB(A); and
^ 2) the building has year-round climate control; and
3) the building has no areas or accommodations that are intended for
� outdoor activities."
Stipulation 1 is easily met with acoustically rated windows.
Stipulation 2 is self explanatory.
Stipulation 3 is the hardest to achieve for the present plans — with the
outdoor pool and the balconies facing the highways presenting the dilemma.
If the answers to the above two questions prove that the daytime standards
are not exceed, including at the third floor level, this requirement would
not be valid.
Therefore, a decision is needed from you. Can the project praceed within
the above stipulations? or, Should further tests be conducted to answer the
above questions?
Si erely,
N RTHERN SOUND
�
/
fon E. Perez P.E
cc: Randall C. Hedlund
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