CR 2004-031 Concept Review- Former Knox Site
"i' "'j"'
/ CITY OF '\
. ~ Council Report CR04-31
February 25, 2004 !' " HOPKINS
CONCEPT REVIEW - FORMER KNOX SITE
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 plans to, relocate the Honda facility to
. this site. This relocation will remove the entire Honda line from downtown Hopkins. Honda has
outgrown the site at Fifth and Mainstreetandthis,site will becomea smaller franchise. The area
,< occupied by Honda on Sixth and Seventh A venues will be available for redevelopment. '
The former Knox site wilf allow all of the Honda activity to be on one, site. The new building
will, be oriented to the east for visibility froni Highway 169. The main ac~ess point will be from
Fifth Avenue. There are some environmental issues with the site, and therewill bea clean':up
process before construction of the building will be able to be started.
. Primary Issues to Consider. ' . i.
..
. 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 occui for this development to proceed?
. What was the discussion at the Zoning and Planning meeting?
Supportin2: Documents;
· Analysis of issues
· ,Preliminary site plan
. Zoning map
. ArialMap ,{
Financial Impact: $ "N/A Budgeted: Y/N SO,urce:
. -
Related Documents'(CIP, ERP, etc.): ,
Notes:
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Page 2
. Primary Issues to Consider.
. What is the zoning of the property, ,and how has the COlllprehensivePlan
designated the subject site? . ,
, , '. " '
The zQningofthe propertyisBusiness Park. In order for this development to occur, the property
will have to be rezoned to PUp; this would allow flexibility in the use.s and site development.
The Comprehensive Plan has designated this site as Business Park The base zoning will remain
and Comprehensive Plan designation will remain. Ther~ will bea pUp agreement for the
redevelopment ofthis site.
. Whatare the preliminary specifics of the redevelopment?
Building
" ,The proposed bunding will be oriented to Highway 169" ,The showroom will face the east side
of the site, and the access to theservice,d,epartment will be. on the east side of the building. ,
Parking
The parking area for the customers will be located alongthe east and north side of the building.
. 'There will be inventory parking on the east side of the site. .More inveritoryand service ,parking
will be located 6nthe west side of the site; Employee parking Will be located on the north and
south sides of the site. When the fimil,site plans are submitted for the conditional use' permit,
" parking will be reviewed; . " '
Access
..
,
The primary access to the site will be from Fifth Avenue. The applicant is proposing a limited
access from Eighth Avenue across HeImepin County Regional Railroad Authority (HCRRA)
property. In order for the Eighth A venue access to occur, HCRRA will have to approve the,
crossing. The City and the applicant are working with HeRRA for approval of the Eighth
A venue crossing.
A trafficstudyis in.process to analyze the various access points.
The site plan also indicates'access to the walking/bike path to the north oithe site.
Setbacks
The setbacks in the preliminary plan are not detailed: The rezoning of PUD does allow for
flexibility in the setbacks.
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Page 3
. Landscaping
The preliminary site plan does not detaIl all of the landscaping. The applicant has discussed with '.
the Hennepin County Regional Railroad Authority cleaning up and adding the landscaping along
the trail area from Fifth Avenue and to the west. " "
Public Works,
The following are the comments ofthepllblic works department:
1. The plan proposes to make a connection to the existing signalized intersection at, 8th
Avenue. The developer should study the traffic patterns created by this connection and a '.
report should be provided to the city on the impacts of this connection.'
, '
2. The access to the site, from sth A venue crosses aremnant parcel and some excess right-of-
way. It would make ,sense to Clean this ownership up such that a uniform right-of-way
along the existing 5th Avenue results. '.' ',; " ",' .'
Fire Marshal
The fire marshal has reviewed thepreliininary site plan., 'His commerit was'that they might have
to move some of the existing fire hydrants around.
. Watershed District
The Watershed District will have to approve the proposed'developmellt.
Surrounding Uses
:
The site is surrounded by the trail to the north; commercial to the east, industiial to the south, and
industrial to the west.
. What is the schedule for the development?
There are some environmental issues on the former Knox site. Once the site.is clean, the
applicant would like to start construction in the summer of 2004.
. What are the items that will have to occurfor this development to proceed?
The following are the,itetns that will have to occur for this 'development to proceed:
. Site environmental clean-up
. Completion of traffic study
. Conditional Use Permit approval.(this includes drainage, grading, etc.)
. .',
. . Rezoning to pun
. Replatting of the site
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Page 4
e ' " "
. What was the discussion at the Zoningand,Planning meeting? "
Ms. Anderson reviewed the site plan with the Commission< John Bakkef, Kyle Allison and Lynn
Robson repres.enting Hopkins Honda appeared before the Commission. John Bakker, the
architect, reviewed the site plan with the Commission. Mr..Bakkerstated they would be cleaning
up the Hennepin County Regional Railroad property landscaping and hope to get a secondary
access to the site from Eighth Avenue. Mr. Allison stated their current site is approximately
60,000 square feet, with the four buildings on various sites, and they have outgrown their current
facilities. No one appeared at the public hearing regarding this issue: The Commission looked
favorably on the development.
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