PR 08-21 Extension - Marketplace nad Main Site Plan ApprovalG~TY OF
February 28, 2008 N O P K I N S Planning Report 08-21
EXTENSION -MARKETPLACE AND MAIN SITE PLAN APPROVAL
Proposed Action.
Staff recommends the following motion: Move to extend the site plan approval for the
Marketplace and Main Development for an additional 12 months.
Overview.
On March 6, 2006, the Site Plan for the construction of a condo, townhouse and retail
development on the former Hopkins Honda site between Sixth and Eighth Avenues was
approved. Site Plan approvals expire after a year without a request for an extension. The
first extension can be granted by the Planning Department, which was done in 2007. Any
further extensions must be approved by the City Council.
Primary Issues to Consider.
• What has changed since the approvals in 2006?
Since the approvals in 2006, the development has been sold from The
Cornerstone Group to The Beard Group. The Beard Group is pre-selling the
condos and currently has six sold. The market is slow, and The Beard Group
is aggressively marketing the condos, but needs more time. As soon as the
required pre-sales are met, they will start construction.
Supporting Documents.
• Analysis of Issues
• Letter from Applicant
• Site Plans
• Council Report 06-28
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<~ 11,c 1: l ~v {~~
Nancy S. Anderson, AICP
Planner
Financial Impact: $ N/A Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.):
Notes:
CR08-21
Page 2
Alternatives.
1. Recommend approval of the Site Plan extension. By recommending approval of the Site
Plan extension, the applicant will be able to construct the condos as proposed.
2. Recommend denial of the Site Plan extension. By recommending denial of the Site Plan
extension, the applicant will not be able to construct the condos as proposed.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
February 15, 2008
Mrs. Nancy Anderson
City of Hopkins
City Hall 1010 First Street South
Hopkins, Minnesota 55343
Re: Marketplace & Main redevelopment site
Request for site plan approval
Dear Mrs. Anderson:
I am writing today to formally request an extension to the required site plan approval
date. Marketplace Holdings, Inc. requests a twelve (12) month extension to the site plan
approval.
Committed to the City of Hopkins, our intent is to re-plat the property just prior to
starting construction. Due to the current market conditions meeting pre-sale requirements
has been slower than initially estimated. We are still very excited about the Marketplace
& Main mixed-use development, and are confident that with the number of units planned
for the site, the pre-sale requirement will be met.
We appreciate your consideration of this requested extension.
Sincerely,
Marketplace Holdings, Inc.
-~~z'Z.
Ron l~1eh1, Development Principal
Phone: (952) 930-0630
ronm~beardgroupinc.com
7~0 Seec~-~ci Street NE. S~iite 1(X) • } Ic~E~kir~s, MN 5 ~3~-3 ~~)52) J:3O-OG3U • [=~x (~ X21 J3CX~G31
March 1, 2006 Council Report 06-28
SITE PLAN REVIEW -MARKETPLACE AND MAIN
Proposed Action.
Move to adopt Resolution 06-15, approving a site plan to construct a condo, townhouse, and
retail development on the former Hopkins Honda site.
Overview.
Hopkins Honda has moved to the former Knox site. This relocation will remove the entire
Honda line from downtown Hopkins. The site on Fifth and Mainstreet will become Hopkins
Dodge. The area occupied by Honda on Sixth and Seventh Avenues will be available for
redevelopment.
The applicant, The Cornerstone Group, is proposing to redevelop the Hopkins Honda area on the
north side of Mainstreet. The area is an odd shape that presents challenges in the redevelopment
of the sites. The triangular area on the north side of Mainstreet between Sixth and Seventh
Avenues would be a row of five townhomes. The area where the old Honda showroom was
located and the area to the north will be a retail/condo building with approximately 4600 square
feet of retail and 53 condos. The last area used by Honda along Eighth Avenue would be another
row of four townhomes.
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 redevelopment?
Supporting Documents.
• Analysis of issues
• Site Plans
• Resolution 06-15
Nancy S. Anderson, AICP
Plallllel'
Financial Impact: $ N/A Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.):
Notes:
CR06-28
Page 2
Primary Issues to Consider.
• What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The base zoning of the property is B-3, General Business. This property has an overlay zoning
of PUD which allows flexibility in the uses and site development. The Comprehensive Plan has
designated this site as Commercial.
What are the specifics of the redevelopment?
Buildings
There are three areas of redevelopment with this proposal. The first area is the small triangular
area on the north side of Mainstreet between Sixth and Seventh Avenues. This is a difficult area
to redevelop into a retail area because of the shape of the lot. Because of the shape, Cornerstone
is proposing a row of five townhomes.
The second area is the area along Mainstreet from Seventh Avenue to inid-block and the area to
the north. This area provides the largest area for redevelopment. This area will have a retail area
on the first floor along Mainstreet and condos above the retail and to the north. Cornerstone is
proposing to construct seven efficiencies, 24 one bedroom, 12 one bedroom and den, three two
bedrooms, and seven two bedrooms and den. The condo/retail building will be over the parking
area that is immediately north of the building on Mainstreet.
The third area is the small triangular area along Eighth Avenue. This area is proposed to have
four townhomes.
Exterior
The exterior of the condo/retail building will be a combination of brick, stucco, and Hardi-board.
Except for the Mainstreet elevation, the first floor of the building will be brick and the upper
floors of the building will be stucco and Hardi-board. The elevation along Mainstreet will be a
mostly brick exterior.
The exterior of the townhomes will also be a combination of brick and stucco. The front
elevations will be more brick than stucco and the rear elevations will be stucco. The front of the
townhomes will have a patio on the front elevation with a metal railing. The rear will have a
deck above the garages.
Parking
The townhomes will have garages on the rear of the buildings that will meet the parking
requirements. The condo/retail site is proposed to have 92 parking spaces. There will be 63
underground and 29 surface spaces (22 behind the retail area and 7 behind the five townhomes).
The 22 surface spaces behind the retail area will have the condo building above the parking. A
CR06-28
Page 3
parking study has been completed and is attached. The study concluded that there will be
adequate parking for the 53 residential units and the 4,600 square feet of retail.
Access
Access to all the sites is from public streets. There is an east/west alley and anorth/south alley
on the block between Seventh and Eighth Avenues that will be vacated. Entrance to the
underground parking entrance will be from Seventh Avenue.
Setbacks
A PUD zoning offers flexibility in the setbacks. The townhomes along Mainstreet are setback 15
feet from Mainstreet, five feet from Seventh Avenue, 28 feet to the north and 42 feet to the east.
The condo/retail building at one point is on the property line along Mainstreet. This building
will have a 3.2 foot setback on the west side, 1.7 feet setback on the east side and 15 feet to the
north.
The townhomes along Eighth Avenue have a 15 foot setback along Eighth Avenue, 15 feet to the
north, and 5.2 feet to the south.
Landscaping
The row of five townhomes on Mainstreet has an urban garden indicated on the east side of the
site. There is landscaping along the front of the townhomes and along the trail to the north.
There will be an ornamental fence along Mainstreet where the urban garden is located.
The retail/condo building and the townhomes along Eighth Avenue have most of the landscaping
behind both buildings. There will be an infiltration basin with a perennial garden in this area.
On the north side of the surface parking area there will be a perennial garden. Cornerstone did a
perennial garden on the rear of the building at their first development.
There will be a decorative metal fence along the Hennepin County Regional Railroad property.
The landscaping along Mainstreet on the public right-of--way will remain.
Sidewalks
The sidewalks on Mainstreet, Seventh and Eighth Avenues will remain. If any sidewalk is
disturbed, it will be repaired. The sidewalk will be scored with a 3'x 3' pattern.
There will be a six foot concrete sidewalk in the urban garden on the east side of the five
townhomes.
Public Works has recommended that the sidewalk on the east side of Seventh Avenue be a full
width sidewalk. This is a condition of the approval.
CR06-28
Page 4
Public Works
The following are the comments of the public works department:
We offer the following comments regarding this development:
1. The water service lines do not appear to be adequately sized. We recommend minimum
3" for the townhouse units.
2. The fire service line to the condominium building must be a separate tap from the
domestic service line. The fire service should be minimum 6". We recommend a 6"
domestic service line.
3. The driveway entrance to the 8`" Avenue town homes is not adequate. There are three
primary issues regarding the entrance.
a) The driveway is only 12 feet wide. This is not wide enough for two cars to pass
each other. Typically, one-way driveways are 14 feet wide. There will be
instances where vehicles will conflict on the entrance and exit movements. This
will lead to vehicles queuing in the street waiting for the driveway to clear.
b) The northernmost townhouse is too close to the driveway. This leads to a difficult
turning movement into the garage of this unit. An entering vehicle will complete
a partial turn into the driveway, need to back up (turning the wheels the other
direction), then forward again to complete the turn into the garage. Exiting the
garage will require the same jockeying maneuvers. Atypical household generates
10 trips per day and it is our opinion that expecting a resident to complete this
maneuver this many times every day is not a reasonable expectation.
c) The garage entrance to this northernmost townhouse is so close to the driveway
entrance, that if vehicles are parked in front of the garage they will block the
driveway entrance. A vehicle on the southern half of the driveway will not block
the entrance, but it would be yet another obstacle to smooth traffic flow in and out
of the site.
4. The sidewalk on the east side of 7`" Avenue should be full width to match the west side of
the street. This is essentially a downtown area and pedestrian traffic will utilize the wider
sidewalk. Additionally, there is concern about the maintenance and appearance of sod in
the boulevard.
5. The existing storm sewer was not correctly shown on the plans and does impact the
design of the project. We will need to review and approve the revised plans when they
become available.
6. Tree grates must meet city standard.
7. Driveway entrances along 7`" Avenue do not meet the minimum width of 24 feet. We are
amenable to waiving the requirement for the southern entrance on the west side because
of structural concerns for the building and the adequate aisle width within the parking lot.
The other two entrances must meet the minimum standard.
Trash
The trash storage or receptacles for the condos will be located on the first floor. The townhomes
will each have individual trash receptacles. The trash receptacle for the retail area will be
CR06-28
Page 5
enclosed in the building and rolled out for pick-up.
Fire Marshal
The fire marshal has reviewed the preliminary plans and found them acceptable.
Surrounding Uses
The site is surrounded by the trail to the north, commercial to the east, commercial/residential to
the south, and commercial to the west.
Alternatives
1. Approve the site plan. By approving the site plan, the applicant will be able to construct the
development as proposed.
2. Deny the site plan. By denying the site plan, the applicant will not be able to construct the
development 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: 06-15
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A SITE PLAN TO CONSTRUCT A RETAIL, CONDO
AND TOWNHOME DEVELOPMENT
WHEREAS, an application for Site Plan Review SPR06-2 has been made by The Conerstone
Group;
WHEREAS, the procedural history of the application is as follows:
That an application for a site plan review was made by The Conerstone Group;
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 on February 28, 2006: 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:
That part of the west half of the southeast quarter of Section 24, Township North, Range
22 West of the Fifth Principal Meridian, lying within Block 65, West Minneapolis
Second Division, and bounded as follows:
on the southeast by the north line of Excelsior Avenue; on the southwest by the
northeasterly line of Lots 10, 10 and 12, Block 65, West Minneapolis Second Division;
on the northwest by the east line of 7th Avenue; and on the northeast by a line parallel
with and distant 15 feet southwesterly, measured at right angle, from the center line of the
main track of the Chicago and North Western Transportation Company (formerly the
Minneapolis & St. Louis Railway Company), as said main track is now located.
Lots 10, 11 and 12, Block 65, West Minneapolis Second Division
Lots 6, 7, 8, and 16 Block 66, West Minneapolis Second Division
That part of the Northwest '/4 of the Southeast '/4 of Section 24, Township 117 North,
Range 22, West of the 5th Principal meridian, bounded as follows:
On the southeasterly side by the west line of 7th Avenue: on the southwesterly side by a
line parallel with and distant 30 feet southwesterly, measured at right angles, from the
center line of the main track of the Minneapolis & St. Louis Railway Company (now the
Chicago and North Western Transportation Company), as said main track center line was
originally located and established across said Section 24, and running Hopkins to
Morton; on the northwesterly side by the east line of 8th Avenue; and on the northeasterly
side by a line parallel with and distant 15 feet southwesterly, measured at right angles,
from the center line of the main track of the Chicago and North Western Transportation
Company (formerly the Minneapolis & St. Louis Railway Company), as said main track
is now located.
Lot 9, Block 66, West Minneapolis Second Division
The North 40 feet of Lot 15, Block 66, West Minneapolis Second Division.
Together with that part of the vacated north-south alley in Block 66, accruing thereto.
NOW, THEREFORE, BE IT RESOLVED that the application for Site Plan Review
SPR06-2 is hereby approved based on the following Findings of Fact:
That the applicant meets the requirements for site plan approval.
BE IT FURTHER RESOLVED that application for Site Plan Review SPR06-2 is
hereby approved based on the following conditions:
1. That the east west alley is vacated.
2. That the preliminary/final plat is approved.
3. That the Watershed District approves the proposed development.
4. That the Public Works department approves the final, drainage, and utility
plans.
5. That the water service to the townhome units is a minimum of 3".
6. The fire service line to the condominium building must be a separate tap
from the domestic service line. The fire and domestic service should be
minimum 6".
7. The driveway entrance to the 8`" Avenue town homes is not adequate. It needs to
redesigned to a width acceptable to staff.
8. The driveway width to the townhomes is not acceptable. The driveway needs to
be redesigned to a width acceptable to staff.
9. The northernmost townhouse is too close to the driveway. This townhome or
townhomes need to be redesigned to allow an acceptable turning movement into
the garage and allow a vehicle to park in front of the garage.
10. The sidewalk on the east side of 7`" Avenue must be full width to match the west
side of the street.
11. The existing storm sewer was not correctly shown on the plans and does impact
the design of the project. Public Works will need to review and approve the
revised plans when they become available.
12. Tree grates must meet city standard.
13. Driveway entrances along 7`" Avenue have to be a minimum width of 24
feet, except for the southern entrance on the west side because of
structural concerns for the building and the adequate aisle width within the
parking lot.
Adopted this 6th day of March 2006.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
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4/10 MARKETPLACE & MAIN ^"'~"° ~~ ,,,;;,,,,;;,,;; ,,,,,,,,; ,;,,;,,,':;'„ adult' Llnneed Proleedenal Engineer under the ~~ Hlbbine, NH
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SNEET ~'~""" REV1510N5 , ,,,,,,,,,,,,,,,,,,,,, , suavEYED I nenby ceraq mat mn plon wce preporw oy ~ ~~"
1 me a under my dlnet eupervidon and mot I om Aem Ike, IQt
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/ MARKETPLACE & MAIN T~t~ ,:. DESIGNED la.e el Ue Slate al Mlnnewte.
R dE ~ HOPKIN , ~N ~'~tORNERST4NE :::.::.::.:.::.::.::......:...::.:.::.:..:::...:::.: Pe:: Y6f i50•lt6G
2005137M PRELIMINARY GRADING r`•. ~ ~~~~~ ~~~~~"'~"'~ ~'~~ "'~~"~~~"~~~ ~~~ ~ DRAWN R~K Chratopher J, C°rdG Phone: (06EI 4GJ-ourz
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