CUP 92-08 T Y
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September 21, 1992 � P K � N Planning Report CUP92-8
CONDITIONAL USE PERMIT - HANDICAPPED HOUSING
Proposed Action.
Staff recommends the following motion: Move to approve
Resolution RZ92-25 recommending approval of a conditional
use permit to construct a 24 unit handicapped housina
buildina on the northwest corner of 5th Avenue and 2nd
Street.
Overview.
The National Handicap Housing Institute, Inc. has received a
commitment of funds from the U.S. Department of Housing and
Urban Development to construct a three story 24 unit
apartment building for low income physically disabled
adults.
The development is proposed on the northwest corner of 5th
Avenue South and County Road 3 . The project site will
consist of the following:
0 one vacant lot
0 6 lots with existing single family homes
o a vacated alley
�
Since the concept review the project area has increased in
size. Now, all the homes will be removed on 5th Avenue and
a parking lot will be constructed on the south side of Dow
Towers for the residents of Dow Towers and additional
parking if needed for this development.
The applicant has also applied to vacate an alley and a
variance to park in the front yard setback.
Primary Issues to Consider.
o What are the specifics of the site plan?
o What is the site zoned?
o How is the site designated in the Comprehensive
Plan?
o When will the parking lot be constructed on the
north side of the proposed development?
o What are the staff recommendations?
o What is the timing of this project?
o Will public financial assistance be requested?
suuportinq Documents.
o Analysis of Issues
o Site Plan
o Resolution RZ92-25
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Nancy/ . Anderson
Plan ` r
CUP92-8
� � Page 2
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Primary Issues to Consider.
o What are the specifics of the site plan?
Fire Marshal
The Fire Marshal has reviewed the plans and at this stage
has not noted any changes.
Landscaping
The landscaping on the site is significant. The landscape
plan shows landscaping around most of the perimeter to
screen the building from the adjacent property. The site is
required to have 18 trees of the required size. The
landscape plan shows 32 trees of the required size plus a
variety of smaller trees and shrubs.
The landscape plan shows an iron rail with brick pillars
along 5th Avenue. This rail will be similar to the rail
that was used in the Mainstreet plaza.
The site will be irrigated by an underground sprinkling
system.
� The landscape plan shows a concept of what can be done on
the public right-of-way at the corner of 5th Avenue and 2nd
Street. This concept also shows a location where a welcome
sign can be constructed. The landscaping in this area will
be done by the City. The site plan provides an opportunity
to do a significant amount of landscaping on an entry point
into the City. The applicant has agreed to maintain the
landscaping on this corner. The staff will be working with
a landscape architect to design the landscaping in this
area.
A sidewalk will be constructed on 5th Avenue and County Road
3 . The new sidewalk will tie into the existing sidewalk on
County Road 3 and the sidewalk adjacent to Dow Towers. The
applicant has agreed to be assessed for all of the sidewalk
in this area.
Trash
There is a trash room located on the ist floor, located
south of the main entry. The trash haulers will bring the
dumpster to the parking lot to empty and return the dumpster
when done.
Engineering Considerations
The City Engineer has reviewed the proposed development and
has noted a few changes which have been reviewed with the
^ applicant. The changes involve constructing a small cul-de-
sac on 2nd Street and narrowing the entrance to the site to
appear that it is a driveway and not a through street.
. . . CUP92-8
Page 3
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Park Dedication
At the November meeting the site will be platted. A park
dedication fee will be required.
Exterior materials
The exterior of the building will be brick, accented with
lap siding on the third floor.
Setbacks
The following are the setbacks for the proposed building:
R-5 proposed
front 30 feet 75 feet
west side 16 feet 16 feet*
side 15 feet 59 feet
rear 25 feet 25 feet*
*The site plan shows 15 feet for both setbacks. However,
the building will be moved one foot to the east for a 16
foot setback and the rear lot line will be moved 10 feet
north to conform with the 25 foot rear yard setback.
Parking
� There currently is no parking requirement for this type of
use. The site will have 22 parking spaces. The existing
Zoning Ordinance requires two parking spaces for a multi-
unit building and one-half space per dwelling for an elderly
apartment building. In checking other cities zoning
ordinances I could find no city that had a parking
requirement for a handicapped multi-unit building.
It is obvious the proposed building does not require the
amount of parking that a usual apartment building would
require. The applicant has constructed many developments
such as the proposed building. Through his experience the
amount of parking on the site will be adequate for the
residents and visitors to the building.
The staffs recommendation is to do a zoning amendment for
parking for this type of use in the near future with a
parking ratio of 3/4 of a space for every unit. This
requirement would require this development to have 18
spaces.
The area north of the subject building is the location
detailed on the site plan which will be the parking area
deeded to the HRA Public Housing operation. This parking
area will be developed by the HRA. It will be used for
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additional off street parking for pow Towers.
The new parking lot for pow Towers can be used by this
development if parking becomes a problem. However, at this
time the applicant does not think they will need to use this
CUP92-8
Page 4 �
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parking area. If in the future more parking is needed a use
agreement will need to be executed to allow parking for
residents of the applicants building in the new Dow Towers
parking lot.
The applicant forgot to add the lighting on the site plan.
The lighting plan will be added to the site plan for the
meeting.
Surrounding uses
The site is surrounded by Dow Towers, the City owned senior
apartment building, single family homes to the west,
apartments to the east and County Road 3 to the south.
Access
The access to the site will be from 5th Avenue and 2nd
Street. The access point on 5th Avenue will be shared with
the access to the new parking lot for pow Towers.
o What is the site zoned?
The zoning of the site is R-5, High Density Multi Family.
The proposed development is a permitted use.
^ o How is the site desiqnated in the Comprehensive Plan?
The Comprehensive Plan has designated this site as High
Density Residential. The proposed development conforms to
this type of designation.
o When will the parkinq lot be constructed on the north
side of the proposed development?
It is hoped that the additional parking lot on the south
side of Dow Towers will be constructed at the same time the
applicants building is constructed. The HRA will be
constructing this parking lot.
o What are the staff recommendations?
The staff recommendations are as follows:
o plat the property (this will be done at the
October meeting)
o that the applicant meets the requirements of the
City Engineer regarding 2nd Street and other
miscellaneous items.
o that a development agreement be entered into
between the City/HRA and the developer to address
a variety of issues related to construction and
'� operation/maintenance of the project.
o What is the timinq of this project?
The applicant is proposed to start construction in the
spring.
CUP92-8
Pa.ge 5
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o Will public financial assistance be requeste�?
The applicant will be requesting tax increment funds for
land acquisition. The subject site is fairly expensive to
purchase. This is due to the fact that the property is
fully developed. As a result, the developer will ask for
tax increment financing. The purpose for these funds will
be to provide land write-down assistance. In order to
facilitate the use of tax increment financing, a new
district would need to be created. The City Council has
approved the applicants preliminary tax increment
application.
Alternatives.
1. By recommending approval of the conditional use permit,
with conditions, the City Council will consider a
recommendation of approval for the conditional use
permit.
2. By recommending denial of the conditional use permit,
the City Council will consider a recommendation of
denial for the conditional use permit.
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3 . Continue for further information. If the Commission
indicates that further information is needed the item
should be continued.
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ZONING APPLICATION
CONDITIONAL USE PERMIT
ACTION: *24 Unit Apartment Building on Proposed Site
*Alley Vacation
RELATED ACTION: Use Permit For Second Street Driveway Access
The National Handicap Housing Institute, Inc. (NHHI) has
recieved a commitment of funds from the U.S. Department of
Housing and Urban Development sufficient to construct a 24 unit
apartment building for low income physically disabled adults.
NHHI is proposing to develop the project at the northwest
corner of 2nd Street/County Road 3 and Fifth Avenue South on a
site encompassing one vacant lot, four and one half lots with
single family homes, a vacated alley and the use of 2nd Street
� South.
An additional one and one half lots will be used by the HRA to
provide additional parking for pow Towers and to provide some
green space between the two apartment buildings.
The building will now be oriented toward Fifth Avenue with
parking wrapping around the site perimeter and all activity
oriented away from the remaining single family homes to the
West.
The site plan denotes generous landscaping at key areas; 1.
At the `gateway view' . This corner will be the first thing
many people will see of Hopkins approaching the City from the
East along County Road 3 , therefor, a large area has been
designed into the front corner of the site for future
installation of a welcome to Hopkins type sign and a terraced
and landscapped area around it with lights and trees behind to
screen the apartments from the sign and lights. 2 . At the
terrace/patio. This is to screen this private recreational area
from the parking lot and street. 3 . At the entire west
property line to screen the building from adjacent property
owners. 4 . At the north of the building to screen the
building from the remote Dow parking area and define the
property. 5. Along Fifth Avenue there will be a brick
� monument fence with split rail or. possibly vertical wrought
iron between monuments. The site will have an underground
irrigation system to insure healthy and well maintained
grounds.
� Conditional Use
Page 2
The City of Hopkins does not have a parking requirement for
handicapped housing. It is the developer's experience over the
course of the past eighteen years that approximately 40% of the
residents will have automobiles or vans. For this building 10
parking stalls will be needed for residents and an additional
12 stalls are to be provided for visitors. 22 stalls will be
more than adequate.
Access to the site will be from Fifth Avenue South and from 2nd
Street as originally proposed, however, the entrance off Fifth
Avenue has been moved North some seventy five feet so as not to
interfere with traffic at the intersection and to make turns in
and out less hazardous.
The zoning and comrehensive plan call for high density multiple
family housing on the site which does not conflict with what
the developer proposes.
The alley running east and west across the site must be vacated
in order that this project may p�oceed. This will have an
effect upon a few property owners to the West of the site,
^ however the alley is not very safe presently where it
intersects Fifth Avenue and there would be no adverse impacts
of vacating it in terms of City/public access and use.
A use agreement will have to be drawn up between the developer
and the City so as to provide for a second access/egress at 2nd
Street. This will provide for a convenient and safe `drive
through' condition for vehicles such as trash vehicles, Project
Mobility Vans, emergency vehicles, snow plows and the like.
Trash removal will occur at the trash room door thirty feet
south of the main entrance. Trash haulers will have access to
this room and will bring the dumpster straight out to the
parking lot, return the dumpster and drive straight away.
The developer is requesting that the City construct a sidewalk
along the site's south and east ner-imiter to connect 2nd Street
to the sidewalk at the front of row Towers and to assess the
property owner for this expense.
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� CITY OF HOrKINS
^ Hennepin County, Minnesota
RESOI,UTION NOe RZ92-25
RESOLUTION MAKING FINDINGS OZ' FACT AND RECOMMENDING
APPROVAL OF AN APPLICATION FOR A CONDITIONA� USE PERMIT
WHEREAS, an application for a conditior,.�:I. use permit entitled CUP 92-8 made
by the Handicap Housing Ir.stitute, Inc. is recommended for
approval.
WHEREAS, the procedural history of the �pplication is as follows:
1. That an application for a con.�itional use permit CUP 92-8
was filed with the City of Har�' :_�s on August 31, 1992 .
2 . That the Hopkins Planning Comr� ssion reviewed such
application on September 29, �, 92 .
3 . That the Hopkins Planning Com: ission, pursuant to :�nailed
notice, held a public hearing on September 2�, �992 : all
persons present at the hearin�-� �ere given an opportunity to
be heard.
4. That the written comments an�.i analysis of the City Staff and
the Planning Commission were .;flnsidered.
NOW THEREFORE BE IT RESOLVED, that �.�*�lication for CUP 92-8 is hereby
� recommended for approval bas�� ? an the following Findings of Fact:
1. That the proposed use is per: :7.i.ted in the R-5 Zoning District.
2 . That the proposed use meets t��e requirements for the R-5 Zoning
District.
3 . That the proposed use is cons-tst-.ent with the Comprehensive Pl�n.
BE IT FURTHER RESOLVED, that applicat�.r,r for CUP 92-8 is hereby recommended
for approval based on the f�llo�aing Conditions:
1. That the east/west alley on �' subject property is vacatec�.
2 . That a variance is granted t� llow parking in the front yard
setback.
3 . That the property is platted c�r?�r to issuance of building
permit.
4. That the applicant meets the requirements of �he C'ity En�ineer
regarding the Second Street r��zl-de-sac and otk�er miscellaneaus
items.
5. That a development agreemei:+ '�e enterQd .iaita be�ween the City HRA
and developer to include but ;��� be limited to the following
items:
- Joint access agreement �c�x.- curb �ut on Fifth Aver�ue
- Assessing the applica��c .for cost of public �idewalk to be
constructed in conjunctian ��ith this project
- Installation and maint:. .:ance of l.andscaping at corner of
Second Street/County : ..�. 3 and Fifth Avenue
-- _ - Construction and use . . roposed Dow 'I�owers parking lot.
- Use agreement for Seccnd �treet (if necessary)
aopted this 29th day of September, lry2 .
John T. Hutchison, Chairman
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