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CR 2004-016 Concept Review-Hopkins Honda Used Car Site• January 28, 2004 Nanc Planner Anderson, AICP 0\ TY OF HOPKINS CONCEPT REVIEW — HOPKINS HONDA USED CAR SITE Council Report 04 -16 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. Hopkins Honda has purchased the former Knox site with the plans to relocate the Honda facility to this site. This relocation will remove the entire Honda line from downtown Hopkins. The site on Fifth and Mainstreet will become a smaller franchise. The area occupied by Honda on Sixth and Seventh Avenues will be available for redevelopment. The attached site plan is a very preliminary plan of what can be done. Over the next few months the concept may change depending on the input received. 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. The last area used by Honda along Eighth Avenue would be another row of three 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 preliminary specifics of the redevelopment? • 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? Supporting Documents. • Analysis of issues • Preliminary site plan Financial Impact: $ N/A Budgeted: YIN Source: Related Documents (CIP, ERP, etc.): Notes: CR04 -16 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, General Business. In order for this development to occur the property will have to be rezoned to PUD; this would allow flexibility in the uses and site development. The Comprehensive Plan has designated this site as Commercial. The base zoning will remain. • What are the preliminary 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 mid -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 condo above the retail and to the north. Cornerstone is proposing to construct 26 one and two - bedroom lofts. There are also three townhomes proposed for the north end of this site. Although it is hard to visualize without an elevation, 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 three townhomes. Parkin g The townhornes will have garages that will meet the parking requirements. The condo/retail site is proposed to have 92 parking spaces. There will be 42 underground and 50 surface spaces. Access Access to all the sites is from public streets. There is an east/west alley and a north/south alley on the block between Seventh and Eighth Avenues. The north/south alley will be vacated and a portion of the east/west alley will be vacated Setbacks The setbacks have not been detailed in the preliminary site plan. A PUD zoning offers flexibility in the setbacks. • CR04 -16 Page 3 Landscaping The row of five townhomes has an urban garden indicated on the east side of the site. details are proposed in the preliminary plan. Public Works The following are the comments of the public works department: No other 1. The sketch is very preliminary at this point and many issues will need more detail as the project progresses. 2. Sanitary sewer and water main exist in Mainstreet to serve the easterly block of the project. Any unused water main services should be cut off at the main. Mainstreet should be restored in accordance with the City's right -of -way management policy. 3. Sanitary sewer and water main exists in both Seventh and Eighth Avenue North to serve the westerly block. Any unused water main services should be cut off at the main and the streets should be restored in accordance with the City's right -of -way management policy. 4. Storm drainage design for the site should be developed with attention to reducing runoff and treating the site stormwater discharge for water quality. 5. Better traffic flow in the . area of the westerly block may be achieved by making a connection for thru traffic with the Gen Rose Floral site. The possibility of this should be investigated. 6. Landscaping details along Mainstreet should be made to compliment the scheme already in use. 7. The driveway connections to Seventh Avenue North should be set as far north, away from Mainstreet as possible. The curb lines along Mainstreet should be shown accurately in order to assess parking impacts along Mainstreet. 8. Existing private utilities such as Center Point, Xcel and Qwest should be contacted to determine any impacts to their systems. 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. • CR04 -16 Page 4 • What is the schedule for the development? This development is tied to the redevelopment of the Knox site. Hopkins Honda is proposing to apply for a concept review for the Knox site at the February meeting. Before construction can begin on the downtown site, Honda will have to move to the former Knox site. An estimated time for the start of construction is summer of 2005. • 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.) • Rezoning to PUD • Replatting of the site • Vacating alleys • What was the discussion at the Zoning and Planning meeting? Ms. Anderson briefly reviewed the preliminary site plan. Colleen Carey, representing The Cornerstone Group, appeared before the Commission. Ms. Carey reviewed the Marketplace Lofts project.. Ms. Carey stated that there would be approximately 6500 square feet of retail space in the proposed development. Wayne Olson of the Cornerstone Group reviewed the site plan with the Commission. The timeline for construction depends on the construction of the new facility for Hopkins Honda. Ms. Carey stated they would like to start construction in the summer of 2005. They could move up the construction timeline if the Honda facility is ready sooner. The question of if Hopkins Honda leases part of the Hennepin County Regional Railroad Authority (HCRRA) property. Kyle Allison of Hopkins Honda stated that they do lease the part between Sixth and Seventh Avenues. The Commission looked favorably on the proposed development. I I I I I I I I I 1 I • PROPOSED SITE 13 MAIN STREET IT TF'E i T GUAM AREA I d e hlNl9 8 10]0 1 3 502 111315 1 2140 G 5 021. OEN 9345 1 02 3 1 O ro21 FLAT 1198 FE 5221 PLAT I M% 1 F 0021. DEN FLA d 5021 .OEN FLAT 3 IW9 N OEN 2 b!3 J 2021. OEM FLAT I 1060 1 K 5O21FLAT T N3 L ONXd1FLA} T ,96 M 5OFL1TLAT b 096 N EW.FLAT T TA 07 AL 3, PROPOSED SITE \� , - -- - ® -- MAIN STREET O 51TE/ FIRST FLOOR PL I