Loading...
CR 2004-015 Concept Review Condos• • • January 28, 2004 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. The applicant, Halley's Custom Homes, Inc., is proposing to construct 21 for -sale, two - bedroom condos north of the Hopkins Methodist Church located on Highway 7. The subject lot currently has the church located on the south side and a parking lot on the north side of the site. The church does not need the additional parking, and it appears that their parking can be accommodated on the south side of the site. The proposed building would be three stories and have underground and surface parking. The condo price range will be from $300,000 to $500,000. The building will be for residents 55 years of age and older. Primary Issues to Consider. Supporting Documents. l a. _ '� ,I,►.1i1A Nancy Planner • Analysis of issues • Preliminary site plan . Anderson, AICP H OPKINS CONCEPT REVIEW CONDOS Council Report 04 -15 • What is the zoning of the properly, and how has the Comprehensive Plan designated the subject site? • What are the preliminary specifics of the condos? • What is the schedule for the development'? • What are the items that will have to occur for this development to proceed? • What was the discussion at the Zoning and Planning meeting? Financial Impact: $ N/A Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Notes: CR04 -15 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 Institutional. This property would have to rezoned to residential for this development to proceed. The Comprehensive Plan has designated this site as Institutional. The Comprehensive Plan would also have to be amended. • What are the preliminary specifics of the condos? Parking The site is required to have 42 parking spaces, two per unit. The proposal will have underground and surface parking spaces. The exact number has not been determined as of yet, but the applicant is planning on having over 42 parking spaces underground with additional surface spaces. Access The preliminary site plan indicates access to the site from the frontage road along Highway 7. Access to the site can be from westbound Highway 7 on the frontage road or from 12` Avenue and the frontage road; however, exiting the site, the frontage road is a one -way to the west from this site. All traffic will have to exit to Highway 7 via 12' Avenue. Staff is recommending a traffic analysis with the proposed development. A traffic analysis has been started. One issue that will have to be resolved is the width of the road into the development. The zoning ordinance requires that all lots have to abut an improved public right -of -way for at least 35 feet. IC the north lot were subdivided, a public right --of -way would have to be dedicated for access into the site. The subdivision ordinance requires a 60 -foot right -of -way, which, in this case is quite wide for a limited access lot. It will have to be determined if the right -of -way can be reduced. Setbacks The exact location of the building has not been determined; there may be an issue with parking in the front yard setback. If this is the case a variance will have to be requested. Landscaping The preliminary plan indicates green areas on all sides of the condos. The applicant has indicated that the church wants a green space with landscaping separating the condos from the church. Public Works The following are the continents of the public works department: • • • CR04 -15 Page 3 1. The primary access to the site crosses the western 40 feet of the existing parking area of the church. The plan indicates a 20 -to -22 foot drive would be constructed in this location. A secondary access to the site is provided thru the church parking lot. Greater separation of the two driveways would be desirable from a traffic standpoint. 2. There arc some grading issues that would require some type of retaining wall to utilize the entire westerly 40 feet. The westerly edge of the access drive is shown to be about 7 feet from the westerly property line. 3. Sanitary sewer is shown on the previous plans to be available to the site in the frontage road. The invert of the sanitary manhole is shown to be 111.0. A sanitary main would most likely be extended along the access drive to the new building, a distance of approximately 500 feet. The invert could be as low as 113.0 at this point. Assuming the main floor is at an elevation of 132.0 and the basement contains parking, the lower floor might be at about 117.0. The service leaving the building may be about 4 feet below the floor on the low end, making the invert 1 ] 3.0. From this cursory review it appears sanitary sewer can serve the site. 4. A 16 -inch water main is shown to be in the frontage road along the north edge. This should provide adequate supply to the site. A looped system serving the site would most likely be required. 5. Grading and drainage are not detailed on the plan. The site generally drains east to west and north to south with most of the drainage directed to the wetland between the school and the church. The northern -most part of the site appears to drain to the north. Redevelopment of this site would provide the potential to reduce impervious area and provide onsite water quality and quantity controls. The site plan does not appear to provide any space for onsite ponding. The treatment of quality and quantity of storm water runoff will need to be addressed. 6. The developer should assess traffic impacts. The geometry of the intersection at 12` Avenue N. and Hwy. 7 limits the capacity of this intersection. The total trips generated by the development and the other sites along the frontage road should be estimated, and the impacts to level of service at the 12 Avenue N intersection should be described. Surrounding Uses The site is sun by Oakridge Golf course to the north and cast, the church to the south, and Eisenhower Community Center to the west. • What is the schedule for the development? If the applicant gets positive feedback for this development, he would like to proceed with the formal approvals. • • • CR04 -15 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: • Conditional Use Permit approval. (this includes drainage, grading, etc.) • Traffic analysis • Rezoning • Comprehensive Plan amendment • Subdivision • What was the discussion at the Zoning and Planning meeting? Ms. Anderson briefly reviewed the proposed condos with the Commission. Ms. Anderson noted that this was a concept review and the Commission would take no action this evening. Tom Goodrum, representing Halley Custom Homes, appeared before the Commission. Mr. Goodrum reviewed the site plan with the Commission. Mr. Goodrum discussed possibly having to request a variance for parking in the front yard setback area. This parking could be eliminated if a variance was not granted, but the church and the condo site would rather have the additional parking. Michael Halley appeared before the Commission. Mr. Halley stated that he had done work in Minnetonka and had decided very early that the building would be for seniors and thought there would be about 40 residents in the building. Mr. Halley thought the project would have a value of about $9 million when completed. Nelson Berg, representing the church, appeared before the Commission. Mr. Berg stated that they have a purchase agreement with Mr. Halley and would like as much parking as possible for the site. Mr. Berg also stated that they do have a shared parking agreement with the School District. One issue that was discussed was the parking along the south lot line. This is the front yard, and there is no parking allowed in the front yard setback. The parking can be removed and still have more than the required parking for both the church and the condos. Both the church and the condo would like the parking to remain for those times when additional parking would be required. The Commission indicated that they would like the parking to remain. Mr. Thompson asked Mr. Halley if the proposed condos were to be constructed as the color picture indicated. Mr. Halley stated that they would construct the condos as presented. The Commission looked favorably on the proposed condos. 11111 iiIIi,IIiNIIIIIiiII S . .li —7� r � '.` €,a.. �4 3�,C�eE�i 1 riffrwys. as ®'war' _^ i L - �►Jr 3ir.