CR 04-188 Conditional Use Permit- Former Hopkins House
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HOPKINS
. December 1,2004 Council Report 04- 188
CONDITIONAL USE PERMIT - FORMER HOPKlNS HOUSE
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 04-89, approving an
amendment to the conditional use pennit to redevelop the [onner Hopkins House into 56 condo
units,
At the Zoning and Planning meeting Mr. Sholtz moved and Ms. Halverson seconded a motion to
approve the amendment to the conditional use pennit to redevelop the fonner Hopkins House
into 56 condo units. The motion was approved unanimously.
Overview.
Mathwig Development, the applicant, was approved to develop the fonner Hopkins House into
49 condos and five townhomes. Following their approvals and working with their architect and
general contractor, a problem was detem1ined. The soil conditions below the tower arc
questionable and present a problem with the underground parking and townhomes. The cost to
correct the problem is estimated at approximately $500,000. This figure could increase,
depending on what was found dming the demo and excavation. Because of the risk, the
. applicant is now proposing to eliminate the underground parking and the five townhomes. A
new four-story structure would be added to the west side of the building and COIU1ect to the
existing tower. The total number of units would be 56 condos.
There will be a PUD agreement executed.
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?
. What was the discussion at the Zoning and Planning meeting?
Supporting Documents.
. Al1alysis of issues
. Site plans
. Resolution 04-89
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NancylS. Anderson, ATCP
Planner
Financial Impact: $ N/A Budgeted: Y/N Source:
. -
Related Documents (eIP, ERP, etc.):
Notcs:
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CR04-188
Page 2
. Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The site was rezoneu to a residential R-5 PUD zoning. The PUD overlay zoning is site specific
and will ensure that what is proposed is what is constructed. The PUD zoning also allows
flexibility on the zoning standards. If this development does not occur, the property will convert
to B-3. The Comprehensive Plan has designated the site High Density Residential.
. What are the specifics of the redevelopment?
Building
The tower will remain and will be converted to condos; a four-story addition will be added to the
west side of the tower. There will be a total of 18 one-bedroom and 38 two-bedroom flats. The
new addition will have 18 units,
Parking
. There will be a 62-space parking structure under the tower and new addition. There will be an
additional 50-space surface parking lot. The condos are required to have two parking spaces per
unit. The proposed parking willmcet the minimum parking requirements,
There are parking and access cross easements on the site. The Crossroads business area is
allowed six spaces. The site plan has six parking spaces on the west side of the site for the
spaces that the Crossroad business could use.
Access
The site plan has indicated two new access points into the site: one from Robinwood Lane and
the one new access point from Fifth Street North. This plan has eliminated one access point
from Fifth Avenue. Any new access points will have to be approved by the public works
department. There is a sidewalk proposed for Robinwood Lane.
Landscaping
The former Hopkins House site is required to have 66 plantings of the required size. The site
plan indicates 67 plantings. In addition to the required trees, there are shmbs, perelmials, and
omamcntal grasses,
.
CR04-188
Page 3
. Setbacks
The following are the proposed and required setbacks:
Required Proposed
F rant yard 30 feet 72 feet
NOlih side yard 15 feet or ~'2 height three feet (existing Hopkins House)
South side yard 15 feet or Y2 height 15 feet
Rear yard 25 feet or 12 height 15 feet
The POO zoning does allow flexibility in zoning standards.
Exterior i
The exterior of the tower will be removed. The extelior of the parking structure will be a
combination of brick, metal, and glass block. Metal panels and stucco wiH be used on the upper
pOliiol1s of the building.
The exterior of the townhomes will be brick around the doors, stucco, and metal panels above
and below the windows.
. Engineering
The City Engineer has reviewed the plans. He has been in contact with the applicant's engineer
for any changes that will need to be addressed.
Fire Marshal
The fire marshal has reviewed the site plans and found them acceptable.
Trash
The trash area will be located in the underground parking area.
Surrounding Uses
The site is surrounded by multiple residential on the east and north sides, Highway 7 and
Walgreens on the south and a commercial area in Mim1etonka to the west.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the changes in the development with the Commission. Troy Mathwig,
. Jack Boarman and John van Dyke appeared before the Commission. Mr. Boam1an reviewed the
new site plan with the Commission. Mr. BOal111an stated that where the underground parking
CR04-188
Page 4
. was to be located, there were soil problems, so the plans were changed. The Commission
discussed the price of the new units.
No one appeared at the public hearing regarding this item.
Alternatives.
1- Approve the conditional use pennit. By approving the conditional use pe11l1it, the applicant
will be able to redevelop the Hopkins House as proposed.
2. Deny the conditional use pemlit. By denying the conditional use permit, the applicant will
not be able to redevelop the former Hopkins House as proposed. If the City Coullcil
considers this alternative, findings will have to be identified that supPOli this altemative.
3. Continue for further infonnation. If the City Council indicates that further infonnation is
needed, the item should be continued,
.
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CITY OF HOPKINS
Hennepin County, Minnesota
. RESOLUTION NO: 04-89
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN AMENDMENT TO THE CONDITIONAL USE PERMIT TO CONVERT THE
FORMER HOPKINS HOUSE INTO 56 CONDOS
WHEREAS, an application for an amendment to Conditional Use Pem1it CUP04-8 has been
made by Mathwig Development;
WHEREAS, the procedural history of the application is as follows:
1. That an application for an amendment to conditional use pem1it CUP04-8 was
made by Mathwig Development on November IS, 2004;
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 November 30, 2004: al] 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 subj ect property is as follows:
Lot 2, Block I Maggies Addition, Hennepin County Minnesota
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Pennit
CUP04-8 hereby recommended for approval based on the following Findings of Fact:
1. That the proposed development meets the requirements for a conditional LIse
permit.
BE IT FURTHER RESOLVED that application for Conditional Use Pennit CUP04-8 is
hereby approved based on the following conditions:
1. That the site is rezoned to R-5 PUD.
1. That the Wat0rshed District approves the development.
3. That the final drainage, grading and utility plans are approved.
4. That the PUD agreement is approved and executed.
Adopted this 7th day of December 2004.
. Eugene J. Maxwell, Mayor
ATTEST:
T cny Obermaier, City Clerk
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