Loading...
CR 08-032 Concept Review - Fifth Avenue FlatsHOpKINs March 27, 2008 Council Report 08 -32 Proposed Action. This is a concept review that requires no action. Any comments regarding the development would be helpful to the applicant for further applications. Overview. Doran Development, LLC, is proposing to redevelop the block north of Mainstreet and south of First Street North between Fifth and Sixth Avenues. Except for the apartment complex on the northwest corner of the site, the entire block will be razed to construct a luxury apartment building with 254 units. There will also be approximately 13,000 square feet of retail space along Mainstreet. The residential building will be seven stories, two for parking and five for the residential units. The site plan also indicates a pool along Fifth Avenue and a children's play area. The site is proposed to be rezoned to PUD to allow flexibility in the zoning requirements. The underlying zoning of R -4 and B -3 will remain. Primary Issues to Consider. • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? • What are the preliminary specifics of the redevelopment? • What is the applicant's time line? • What are the items that will have to occur for this development to proceed? • What was the discussion at the Zoning and Planning meeting? Supporting Documents. • Analysis of issues • Preliminary site plan (ATdefoc-r) NancyS. Anderson, AICP Planner G \ TY O CONCEPT REVIEW — FIFTH AVENUE FLATS Financial Impact: $ N/A Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Notes: CR08 -32 Page 2 Primary Issues to Consider. • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The zoning of the property is B -3 and R -4. The B -3 zoning is along Mainstreet and the R -4 Zoning is the rest of the site. The Comprehensive Plan has designated this site as commercial and residential. The proposed development complies with both documents. • What are the preliminary specifics of the redevelopment? Building The applicant is proposing one building. The apartment building on the northwest side of the site will remain. The proposed building will be constructed along the exterior of the site. There will be a plaza on the interior of the site on the third level. There are proposed to be 157 one bedroom units, 87 two bedroom units and 20 two - bedroom with den units. The building will also have a party room and exercise area. Parking The parking will be structured on the first two floors of the development. There are proposed to be 340 parking spaces in this structured parking. There will be 147 parking stalls on the first level and 193 parking stalls on the second level. The residential units require 438 parking spaces (one per unit in the B -3 district and 2 per unit in the R -4 district), and the retail requires 65 parking spaces. The ordinance requires this site to have a total of 503 parking spaces. The site will have 340 parking spaces. If the ratio of one space for a one bedroom unit and two spaces for the two- bedroom unit were used, the site would require 351 parking spaces for the residential units. The retail requires 65 parking spaces. The total is 416. If you assume that the 65 retail spaces are shared and will be used by the residential units during the non - retail hours, the amount available for the residential units is 340. There are also on- street parking areas along Mainstreet and Sixth Avenue. The PUD zoning allows some flexibility in zoning requirements. All parking spaces are the required 9' x 20'. Staff is recommending a parking and traffic study to be completed for this development. Landscaping The majority of the landscaping will be in the plaza located on the interior of the site. The development is required to have 295 trees of the correct size. The landscape plan indicates 211 trees of the correct size. The PUD allows flexibility in the zoning requirements. CR08 -32 Page 3 Access Access to the structured parking area will be from two points on Fifth and Sixth Avenues respectively. The Sixth Avenue access will lead to the first level of parking and the Fifth Avenue access will lead to the second level of parking. The site plan also indicates loading zones on both Fifth and Sixth Avenues. This loading zone on Sixth Avenue narrows the street and removes on- street parking. Staff is recommending a traffic and parking study for this development. Setbacks The site plan indicates that the building will have a zero setback on the Fifth, Sixth and Mainstreet sides. The required side yard setback is 15', or one -half the height, whichever is greater. The required side yard setback would be 36 feet. The R -4 rear yard setback requirement is 25 feet or one -half the height, whichever is greater. The required rear yard setback is 36 feet. The proposed rear yard setback is 12.9'. The development will be a PUD, which allows for flexibility in zoning requirements. Trash The trash area is located on the first level of parking Exterior The exterior of the building is proposed to be a combination of face brick, precast panels, stucco - finished fiber cement panels and corrugated metal panels. Height The residential buildings are proposed to be seven stores. Two stories will be for parking, with five stories of residential. The height will be approximately 72 feet. Sidewalks The site plan shows sidewalks along Fifth, Mainstreet and Sixth Avenues. The sidewalk will be the same decorative pavement as on the rest of Mainstreet. Surrounding Uses The site is surrounded by Hopkins Honda on the east, residential to the north, commercial to the south and residential to the west. • What is the applicant's time line? The applicant wants to start construction as soon as final approvals are given. CR08 -32 Page 4 • What are the items that will have to occur for this development to proceed? The following are the items that will have to occur for this development to proceed: • Site Plan Review approval (this includes drainage, grading, etc.) • Rezoning to PUD • Replatting of the site • Control of all property or permission to proceed from current owner • Completion of a traffic study • What was the discussion at the Zoning and Planning meeting? Ms. Anderson reviewed the proposed development. Ms. Anderson reminded the audience and Commission that this was a concept and no action would be taken tonight. Kelly Doran and Scott Anderson appeared before the Commission. Mr. Doran reviewed the proposed development with the Commission. Two surrounding residents appeared before the Commission. They were concerned with the traffic, height of building, parking, sunlight, garbage, noise and construction time. ��i11t�1� ;31114 lI * too r, • • O (0 03 v 0, U" 4A W N k 3 A 1 6 T STRE NORTH EXISTING ' APARTMENT BUILDING TING STA TION' INSTREET Q • 0 )=. 'urn c�2� W N Z m 7.1,x;,72 0m Z W WN -I(7 20,_. ® O®© p 0 ) 3,F` E1® e) O ?- 0 1 l 0 / Q i A -, m -( colnq F T P- ^ri P, ,, c A i a a n m 5) O N Z 8 n n n n m g o 12-1 L� 11nn r ., I I r O I li ' i: y 8 s A o , ^7 . o 1 c y • T ~ Q O %o m iE! D _, , Ill 0 zm zo I I I I o ®oQOg © ®000 o u mo 0 A 1 m : 1 o o0 a AI x v ∎ 1 - ∎ ~ ,- r r n AI A n 0 m R x , _ -< r K3 a 0m k C am m m)3 va Z 0 �- acn�nr OS ZmmOD 1500 j ZO zf uz fl mD - 1 ;U0 S Z N � Nv m 1 r 0 Z m C a I rn A O 0 -1 rn (1) - -(a m O x O 00 mz11z v(nmo m�n0 E T 0» a zm02 0> :a 0> iO a]= C v o zr_I y ' r z f m F 0o mm m m z O (n A A� mgt, o � z fi nts 0 0 5 0 = o n = m m � ➢ C (D N o I —1 Q D o -1 0 I .n N I� 0 o Z -.8 r Q 1 1 In In Y C7 Z a 0 W z 0 � X Inn w aw w0 H J Z U w O w O z as a 1 ►IA• AAAA ■ . C A. 1 !l��i4 e At'40 A• - •v'. ♦AAA19 ♦ A111 ♦AAA♦ ►A.8 4 ►AA:A•�i :/ ♦.'*:. AII t4w 4: 14 :1 • . .1. • _ 11 E It ► S e ►A A/`AAE' • ►� ►'.I .. 4: l. •...^1;19 OC�!!c.!•Lv'r!� ,,� ♦I..:� SIC• ►'� ►♦ � ►ii ° A � i c i �i J i � i � i � I ( •�•�•�i`• • t 1► � �. I 11AA 1 AA 1 ♦AA14A1A CI 11A• :Qt.: A♦ - ..,,,,. .... r A 11 A Lanugyi ♦ A `f/ I A1y ... - ♦ !�j „c„ i o7 A . � ►� ,J,: r " Z ►d ► . A.► A w • w • • ► . A .�A I A A I I I I A I . 1 ... � ; eh r: ♦Ar T`blA i » . � �v l�� A�� . ►��Z. 1'I... p 1A• *1 � j � � w ii: �IIAIACI♦ J 0 ( Z .. 1A1AA.1A OW I r .� &•4 L N a J o o � z � i ►�►�Ir a►•. . � ...�AA..A...A♦. � �� A A • A 1 A A A •A�� I :::....... A • 1 II ►AAAA ?y�Y AAAA 4 f- ► ���F, 111A1AAAI � •\ t A •�--• ♦AIA :N IAAA 4 • it , : �AG?;rte } 0 o to w ? m N 0 w Q V,n °oU I J O v=im stn w'' ww ZUZ3ra a� W 1J-- 1 '--� 1=- pJ�w Jw : w} U O Zwr•mQ8 ml/j Z O F m O O m Q U o} o w --iQ SOW w In Z of 0 �. w ln m0 z 0 Wm -z �ZO 0m 0. Ow -11Q' 00 0 U 0'n¢ J� wW '-' ~Or as a0= -w z w i a Z c,U a¢ Ir00 O¢ 0 A O ,E w } 0Q20KU U a� 3 W 0 866 3 L 7 o zW ~¢gym OZ }8 u,=_7 0 0 r v 0I.. Qa o6a u a w �m?zaa z In v7 0 J > ' O fe E.Wi rU r W J -'&1, 0 0 N N Z a v U > O r Z m In p m U J _,0 m Vl ¢ O r D O w Jv) 6oa :Pp a" L-om��a o 'r O 2 w uI m a a >- a i a l F- J p w UN w- _(0 >0 0 m 2:( <(- OV a Q ,4 Z e ZU2ZZw -� Z w >� �Z� a w,U O Q r„ d � m�Wl- JOp J� N�w0 0.Q ¢Z aaa0 i=1,1 <0- �J °� O �� � 0¢2 i = InaOwO oZo aO (i`J a a 1'z ) 0 ( 0 Olnm 0 u . 0In pm 0 w • 0aw 0J ¢)-J w p J U m N U w 0 U O N U J a Q p - D0 (-O O � - ( (- O - � r w i-Nm O � FO ZOO ZO'n Zw Z w = z?mp00 �n lnm Oww 0a }w 0(- 00O O 0) (ZwK i Umw U amm U)- U� -Q�a Li ri v iri 6 r m 13381SNIVW Z z M H±EION 1DN1S 1S. >nr . 7 4 A W Y U z I. 1 . 1 • li • [r 0 C Gr 3 ■ r 1 9 R n f 0 fT Y 3 I O �7d V a (Y) • o ° W TO ao 00 oz - A D Z v T 2 :cis', C � O ,-(OI N m n f A) a z ., mr r m 2:1S OK -zi Tor D D O rr p n 0 0 0 i m z -z ''r D rn O m 22(11 v 2r mn m n M �Om m to 0 T O z >m g 000 A s m 2g5) 0 Z -120 D RCA 0 0 0 .1 v 2 Ao n D m g m,, p 1� n z 2 r 0 0 r Z 2 m , ,, 3 In Z OmNn n 0 o,( 0 Z z Dt, > D Z � j D v nrn 0 v ;s Amn › D z m m O mop > T CT 6.71' m m 0 m m C O Z S A Z m> V1 f�7 0 00 cAmm 2 r xA 0 r m 0 r D D m m? T.0 v 0 2 0 z 8 o v m53 -cm m z D 0 LA D v D c 0 m D Z v D F v m 0 rn D v 0 2 0 ALLEY D 2 24.0' 2 D z z O D D z v 0 C rF1 x 0 z rn I` t 19.1' l� I 1ST STREET NORTH 4 1 i 0 O Ol V J 01 J W V Uf M N m CO MAINSTREET h -0 mn D� m? stn 65.9' v to Al28 ... DD{ m T v mm KOK C C CMCC 25 D� > pN X z_mX z_ Z Z _22__zz_ x 7C 7C p Z 0 O .� N � c 0 i O O m m ,., c ; 2�C 2�> ��> � r '- m r->6 50 N r < m << m G� r mr � m m z �0 0 �r"'tr' Az..O p D G)OV D f*1 Om A r-r s m ��C CC D A mM Z ,C * � P O O 0DW57 �r mDx00 r p O ,m�0x 0- DO0mm 0 2 3. +) D- 2 0 c- 11.3' m W 0 m W WNol 2p 2 O7 -.. .J0 1 V V VCa -. N2 W C 1PIDj'• ; D w p OV U1, . 0 - 0 D m n r1> D -D2 u• ZZAZZZ O - ZN(NC m00 Av DD UIDDT. u_ ' T ,1>0.041 All, \\ .8 - T i v -1 � C Al Z O to D v N '1 O 0 r O ,N m _ 0 r N11 AOln .JZ O UN -. T11 '1 •D O m 0N D 10 0PV C m m-EPmV '1 '1 .VU1A00 oa, P Z x1 0+ N 1 TN V GI 0 VI O 7.5' 0 D ' 0 0 O rte 11.5' 4m 0 C m D Z 0 0 C -1 m 2 J J U w z 0 w H Q cc w a 0 0 z ✓ • w m W 0 - .099 Cr 0 5 i 0 b. .9'09 e : +F T ° 19al1SNIVW Q .B 09 -7 9.0' • • H1dON 133818 1SL O X .. m wm if m w w m K W O Jw O • p W O7 ¢� W O Sj 0 b 2 N m N O zo W _ WO U a 0 m J Q r Z r ¢ W p Q Q N ( ._p D < OU ¢ z W Z r N w r• U `.= U r_ m . ¢ I W x < 0 o N m wit • 0 S W — H Z 7� 1-- Z0 U 0 Y w U0.-p o ao <z Ez w wJz W O O Z mvwi a Q >¢VWi `m (/1 f p J S 00 �. 0 < vt Q ,oL J W Q W _ W W W Q7 0: QO i ¢ � 'I . 1 i ` ?' ' i I 1 1 .. I ' '1 i 1 C 1 1 1 I f - ? 3 1 3 '.l } \ \4l\ \ \ *you \\ \ \� \IU�V]1U1] \ \ \ \ \ \ \i1\ \L � 1•. \ \V`! f 1 .1. ...I I. : • • r 2 - Z W i J z W dQ N. AD O N H o H a n v, W � :r- : O N 00 O n \ oot N O o 1 3 u 9 r 1 "1 1 2 f i ALLEY • EMU rir VIII' 10,, 11 • • t jF 1. r.' t • � 1 !t • i ... ! 11• 66.0' W N • Op om �� mn =A �o c tn i m m N OZ > N 00 0 ' r zz m m? g O z 1m mA m ...� z m D c O ._.� .� v0 " m D OD m m, O V1 , m 2 n C m F m D O n 0 m m - m o c m z o v m m 1ST STREET NORTH 0. O z . t/! C D p :\\\\\\\\\ l\\\\ l\\\ Cl R' S\[ \ \ \C \ \���'c\•t.�;..,�.... \'\ \\ \fit \4 0 0 z 0 65.6' 0 © MAINSTREET 0 r. * 0 O M D r z 0 O T 0 2 o 65.6' c m 0 LA D z 0 0 z n \, 1 66.0' 0 z 2.7' • tn n' 7 1.' e„ W o 0 F4. / Z W oga Z W � Z O m U w J ¢ V1 < D Q V1 out ¢ O O aW � �Ow O U 1 - N O ma0'wW VIm p Q Zu1a aa0° p w � c U O Z Z � W m V 1 U V 1 J ¢5 = w ap wpW Z - W O�z 1-OQ�aa 0Uw V 1 Wn wQ ZUCO ixowzO 1-rvIZ WI- IO S %.090 •- a• 1E LLSNIVIN .. .... ,. „• .we:.. . ..rte. ... ...- n.-..:v___ a‘ 1 / 7 : 1 ! Ns : . . ; / / e' 1 100' 1 %00r i00t H±8lON =ELLS 1St U z 1-- ! ri x :c11"0/21 Y.00'1 ' a n � � %ou t 11 M �! ' �„ "I lei v I I 11 9 1 1 1 21 z U 0 1. a O ' b i '.4•t 1 • •1 i • ' ' 11 .. I N 1 � a 1 it. ! 1 1 1 ' ■ a ' II1 1 1 i 1 1--i 1 1: ' _._........��, vwwvv\�v�vv»\v\�I ..� 1 ) . __S. } i;i 3 a t f l';' - . °"--'`-- -_ .. - - �G.._ fi -i • 1 O )T11V z Q O 0 2 1_ N O zNrV W U wv1T- • O �Z 1- 00 <w�p UO� ¢ W W O 0) 0 v 0¢�'W wwNO� I,1Zrp U W • W W m Q z w zoN w9 00 Q a J 0_U 011-010_ r g 0 w 0 V1 1-QU 00 OOu�i o 00 i ~tn0 w w U Z w p(,c6 0 r a z zaa 0' � O o1w- 1 = z a 2 '- Q U Z w Z U Q V1 J 2 J O 91 a U U D ~ z ¢ 2 � v1 0 0 U t z a ow Z�~ K Z �o r D_ O m O O N 1z (=j °? J O 7 W 111 X m � � = _,wW ZZ (O= O- Z w 0z zw a `m' a O O 091-9``' oQa U HP 2X K O wZZwO U O a H I °g °v1w aw w o Jw�Ooz t0JwO�U O U W - Q o� w'oln 1- Z W0_1= U O g a w0 O U � V >wL Ur aFa„ 0D 0: 2 ZVI�m w acn w l - a U 0 J Z W OW I -� >WV1 z z p Z OOU Jo- 0 OU l.2 a m ' • U , 0 J w 0 >r ( O z p O w w¢ • < _I 0 w m a Q 0 Owz D(~��a F J Y O w V a �a aV10wZ V7 Ul 010_4_¢9 N1 O U D 01 N Z 0 U Vt 2 m 0 W U vi Z U Z to 2 U U 0 Z a 0 0_ z > 0 a m 0 0 0 Z O 8 a 00 N 3 t f, 4 a 6:1 fm 1 r IN I ai rt Gr g CD i tti ry • D E * Z z ® m N. Om o Vv • I 1 -" 1ST STREET NORTH t0) d z 0 WAI J 1 e • NAT ro sro 15 sro SAN —1➢ SAN SAN MAINSTREET OZ OM Vv wAr rn AcwDZ- -1( (fl,) ZO m�ZZ pp Z m - _ 0) mm mPmq1D4 om, . Z 1 --II r xVZr�CrC A° 0 t_n - ow, O Dm r O2x Og -( •.Z - t o_ ' - CC ° D Z `n O ZCzmpm-< mN m --1 m v � C O m -_ njnr-ZP ym 0 A ° DOf7 11 CmZOm; �� -1 � Z m ° 0 Z 0 c mA V ° ��zjr_ E - m 0 4 xi �x x * O F xm • • 10 i If i t VI 1 VI VI `•J • 9 If omm• -4Am-1 npD -czvn0 fY 0 J —J c Z v O o H vin tn V) o Q = W co _ a 0 U 0 0 O N 0 N � 0 o I N , 01 CV V I O ,o ° m LO 7 a`v _T U � 0 M 0 a>, V/ 1'x'1 Iw, t9+ U f; AAA 0 J Z W N 0 2 2 W z a . i t if L zi s Oo•�• m • 3 t W .j.• # sani 0 a 1 • a • RE' a 9 :P g E b s � ; 3 8 3 as 5 it PS fi 5 ) 1 i 6 ` 8 U w d H ±HON MDH1S ISG )IlYM3aIS .9 • s f i • { J I • - .... I (. i !I " ; 1{ • • • .I W 0 Z , Wi , W > Q ; { as 45, si 1W1 z i p O rD P 5 Y - U — N O O . v O �..,1 N n G7 � O = 2 m m :U U 0 - —1 O m 0 z m 5' 0 r .O n N o ]1 m Q �]I V, �O gN^ 3 Q, we �n °D I Q e° °— 3A' ill ]O � 'ag a or�_i, ao, ^S � p o 1 D ei L ] P i Q i � a a u p .D 21 gg v w 3` n y v » a , Q ° p gym a o _ ^. w ' ^ � c' 3 n 111 P v Fn Pi! c = a F O n ] � o n o 9, o c - p 0 o F •- o bd I "t y c n n 4- 42.141..:11:13U 0 r 0 V U 4_3 c y, E t m - o N N V l E' a Cid Y o c Y c E m m 11 .4–. ■r.■__ .■ (1 =� C .1 -. a I uiu m J !Iu Id l;l .._ .■�.■ .■ ..I�.N w .. 1.■' .■ C ■ II1 111 11 rt■■ .. .■ .■ mdi i1 .■ -.. .■ —.■ �■ B . ,.■ UN 1 INN ■1', ■1. 11111 .■ .■ .. ..t '.. u1LL -I Z LL ■ ■1 — � ■1 ■IJ ■1 1 ■1' v c N■1 = ■1 C1E1 -■11 ! ■i, U _ _ - - -- n J1 1 ■1 ■1 ■1 I I■1 ) C 11 — lac Q IL =-I C m! III -::4, _ I or– -.7-- mg.: 11 - - _ II :III. ,l /,: - I • M. .■ 11E111 Mil ■ ■ ■ . ■ ii ii EMI l •1 11.111 1111_111211 ii I 1 I 1�1 - -.11111111111111Mmumm , 1r1 t! �® ■1 1�1 ■1 ! ■1 I ■1; E ■1 ,MII ■1 ■1 i i ■1: IC . ■I ■11 1111 .M111 ; ■1 1 ∎1 1�1 ICI 1 - '1 — i h 11=11 �I — ■C CU:U :I 1— I -I = CM■CC �1 •:C•I11�11 M■ �. =: = :' =1 w w U1 n . ' li) rn v ". JLLI 't-1 9 I Z LI m J ILT � 1 .. '.. .. •.. 1_r .. ■1� ' ■1.• .� 1. l■1: CCCI ■1 = ■1■ ■1■■11; I ■1� ■1= ■1._■=_ -; i ■1 . .. .■! 1.. .. I. '.1 snotioni 1 JO . LLI A W z W Q d z .„.„ ClCUCi .11; lCi .■M.■M.■i +MIS 1M111 �■�■.■ ..! .. ■� i i ._■_1■IM.i. I !EM IL.`i ■� ■ -.■ i.■ N■ .. .■.1 ,11:,11111 51515 111111 1111 Z12 . ■�.■ .. !.. 'On ..E.2...■ .. .. •1.■!... .■' M. 11111111111111 IMO MI ...■ � .. .. 115 .■�.■ .■ �L .� W z W Q z 0 Q !u _! 1- N Q w 0 0 U U z 0 1 a' 1 . _n I— 0< O P o 70w - o `i m 5' > 2 =1 Z Cl) C _ rn Z J IIIIIIIIIII 11flInMI z 0 v 1 ti 1st Street North Mainstreet 0) 1aaJ :su!Pw O d Z W Z LJ- w L.L.. L 1 uiii