CR 2000-133 Conditional Use Permit-Hopkins House
G\IY OF
-
HOPKINS
. July 27, 2000 Planning Report 2000-133
CONDITIONAL USE PERMIT - HOPKINS HOUSE
ProDosed Action.
Staff recommends the foHowing motion: Move to approve Resolution 2000-56. approving of
a conditional use permit to raze part of the Hopkins House and refinish the exterior.
At the Zoning and Planning meeting, Mr. Bartz moved and Mr. Szuba seconded a motion to
approve Resolution RZOO-14, recommending approval of a conditional use permit to raze
part of the Hopkins House and refinish the exterior. The motion was approved unanimously.
Overview.
The applicant in conjunction with Walgreens, is proposing to redevelop parts of the northeast
comer of County Road 73 and Highway 7. The applicant is proposing to demolish the west
and south sides of the existing Hopkins House Hotel and leave the tower, for a total of 94
rooms. The Hopkins House will become a limited service hotel because the restaurant, bar
and meeting rooms will be removed. The pool will remain. The entry to the Hopkins House
will be on the west side with, a drop-off portico.
A new Walgreens will be constructed on the parking area to the south of the Hopkins House.
The areas where the hotel existed will become parking areas for the hotel.
. The area is proposed to be re-platted to allow Walgreens to be on one lot and the Hopkins
House on another lot.
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 development?
. What was the discussion at the Zoning and Planning meeting?
Supportine: Documents.
. Analysis of Issues
. Site Plans
. Neighborhood meeting minutes
Resolution 2000-56
Financial Impact: $ N/A Budgeted: YIN Source:
-
Related Documents (CIP, ERP, etc,):
. Notes:
CR2000-133
Page 2
.
Primarv Issues to Consider.
. What is the zoning and of the property, and how has the Comprehensive Plan
designated the subject site?
The site is zoned B-3, General Business, and the Comprehensive Plan has designated the site
as Commercial. The use as a hotel is permitted in the B-3 district.
. What are the specifics of the site plan?
Landscaping
The applicant is not required to have additional landscaping. The Applicant asked to submit
a new landscape plan, the Commission allowed a new landscape plan to be submitted and
approved by staff.
Public Works
The Public Works department has reviewed the drainage and grading plan. The applicant is
making changes to the plan. Any approval will be contingent on the staff approving the
. grading and drainage plan.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and found them acceptable.
Parking
The remaining hotel is required to have one space per unit plus one space per eight units for a
total of 106 spaces. The Hopkins House site will have 106 spaces. National Lodging will be
requesting vacation of a small portion of the comer of Robin wood Lane and Fifth Street. This
vacation will be on the agenda in August.
Access
Access to the site will be from Fifth Street South, Robinwood Lane, Hopkins Crossroad, and
the Service Drive on the north side of the site.
Exterior
The west wall where the pool is located will be rebuilt. This exterior will mostly be of
windows. The new exterior of the south side will be dryvit. Dryvit is a smooth concrete
. material.
.
CR2000-133
Page 3
. Traffic
Benshoof and Associates completed a traffic study. The conclusions of the study are
discussed in the Walgreens report.
Surrounding Uses
Residential surrounds the site to the east and north and commercial surrounds the site to the
west and south.
. What was the discussion at the Zoning and Planning meeting?
Staff reviewed the proposed improvements to the Hopkins House with the Commission.
Amy Roberts of National Lodging appeared before the Commission. Ms. Roberts reviewed
the improvements with the Commission. The staff has recommended that all of the traffic
recommendations be executed. Ms. Roberts asked that they not be required to comply with
two of the recommendations. These two recommendations are changing the parking spaces
on Fifth Street from perpendicular to parallel and not requiring a right turn lane on Fifth
Street. The Commission discussed these issues and removed the parking on Fifth Street as a
condition, but still will be requiring the construction of the right turn lane on Fifth Street as a
condition of approval. Ms. Roberts also asked the Commission if they could submit a new
landscape plan because they thought they had to put in more landscaping. The Commission
. will allow a new landscape plan to be submitted and approved by staff. No one appeared at
the public hearing regarding this issue.
Alternatives.
1. Approve the conditional use permit. By approving the conditional use permit, the
Applicant will be able to complete the improvements as proposed.
2. Deny of the conditional use permit. By denying the conditional use permit, the Applicant
will not be able to complete the improvements as proposed. Ifthe City Council considers
this alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
.
07/25/00 15: 04 FA! 612-'::'=--:'.428 _ ----.:'EMPER DEVELOP~lENT LTD. I4J 002/002
_.~- ~---'--
MINUTES TO THE NEIGHBORHOOD MEETING OF JULY 13, 2000
. WALGREENS PROJECT - NORTH EAST CORNER OF HIGHWAYS 7 & HOPKINS
CROSSROAD
The Neighborhood Meeting to discuss the redevelopment of the Northeast Comer of Hwy 7 and Hop~ns
Crossroad was held on July 13, 2000 at 6:30 p.m. A total of 24 letters were sent notifying the surroundIng
neighbors and of those notified only five were in attendance. The neighbors in attendance were as follows:
1. Gena Nfartinson (426 14m Ave)
2. LM, and Pat Meyer (422 15th Ave. N)
3. Jerry and Marie Trafas (402 -14th Ave. N)
Representing Semper Development was Kathleen OrHara. Two engineers from Landform Engineering were
also in attendance to assist in answering any questions.
The immediate concern from the neighbors was the future of the Hopkins House. They were unanimous in their
low opinion of the clientele that has been residing at the HoteL They all brought with them their own
e~periences with theft, trespassing, noise, and generally feeling unsafe and it waS in their opinion that Hopkins
House was the source. It was explained to them that the redevelopment of the Hopkins House would include
removing the west wing, which would eliminate the bar and restaurant facilities along with the south wing,
which holds additional rooms. In its place would be additional shared parking. Amy Roberts, a representative
from Hopkins House joined the meeting at about 7:00 (she was a little late due to traffic)- Amy introduced
herself and immediately began addressing the concerns above. She was met with some hostility but the
neighbors were willing to listen and questions and concerns seemed to be addressed appropriately.
Amy ex.plained the Hopkins House's overall development plan and their long-term plans for renovating the
. property-
TIle phase of the redevelopment which included the Walgreens was of course discussed. Neighbors questioned
why another Walgreens was being built so closely to Walgreens currently existing on 7/BJake. Also concerned
with this Walgreens (7173) being a 24-hour retail store and believed that this would cause people to loiter into
the night and feared the affect this would have on the neighborhood and their overall safety. These concerns
were addressed e~pJaining the extensive market research that Walgreens conducts and that Walgreens concluded
that this would be a very desirable comer making it more of a neighborhood store and really onJy bringing
residence from the close proximity. We also informed them that it was very unlikely that this store would be
operating on a 24-hours basis. The results of the Traffic Study conducted by Benshoof and Associates, Inc., was
briefly discussed and questions were answered in accordance to this study.
The neighbors were unanimous in their desire for some type of separation between Hwy 7 and the
neighborhood. They suggested a buffer wan along the South side of Hwy 7, which would eliminate the noise
and prevent trespassers from easily entering the neighborhood. We recommended that since this is a State I-Iwy
this would be an issue that needs to be taken up with the State. We also assured them that we would bring this
to the Clties attention.
In conclusion, the meeting went well. Neighbors did seem to like the overall site plan and a few were in
agreement that this would not adversely affect their property value and jf anything would improve it. They were
all in agreement that something needed to be done to that comer and they also seemed pleased to see that the
vacant gas station located on the southeast comer would be removed. We informed them of the dates of the City
Council and Planning Commission Meeting and told them they were welcome to aITend andlor contact us with
any questions or concerns.
.
07/25/00 Hwy 7/Hopkins Crossrd., Hopkins, 1\.1N
CITY OF HOPKINS
Hennepin County, Minnesota
. RESOLUTION NO: 2000-56
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING OF A CONDITIONAL USE PERMIT TO
MAKE IMPROVEMENTS TO THE HOPKINS HOUSE
WHEREAS, an application for Conditional Use Permit CUPOO-4 has been made by
Hopkins Midwest Hotel Limited;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by Hopkins
Midwest Hotel Limited on June 23, 2000;
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 July 25,2000: all 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 subject property is as follows:
. Tract A, B, D, F, and G, Register Land Survey No. 1053 Files of Registrar
of Titles, County of Hennepin and Lot 2, Block 1, Union Oil Second
Addition, Files of Registrar of Titles, County of Hennepin, Minnesota and
that part of vacated Robinwood Lane as platted in ROB INWOOD 5TH
ADDITION described as follows: commencing at the southeast comer of
Outlot No. ], said ROB INWOOD 5TH ADDITION; thence on an assumed
bearing of North 01 degrees 42 minutes 41 seconds East along the easterly
line of said Outlot No.1 a distance of337.22 feet to the point of beginning
of the land to be described; thence continuing North 01 degrees 42
minutes 41 seconds East a distance of 42.0] feet; thence North 44 degrees
04 minutes 19 seconds West a distance of 13.95 feet; thence North 89
degrees 51 minutes 19 seconds West a distance of 102.21 feet; thence
North 89 degrees 49 minutes 10 seconds West a distance of 18.52 feet to
the northerly line of Outlot No.1; thence southeasterly along the northerly
line of Outlot No. 1 18.70 feet along a non-tangential curve concave to the
northeast having a radius of 74.47 feet a central angle of 14 degrees 23
minutes 07 seconds and a chord which bears South 82 degrees 39 minutes
46 seconds East; thence South 89 degrees 51 minutes 19 seconds East
along the northerly line of said Outlot No.1 and tangent to last described
curve a distance of 62. ] 6 feet; thence southeasterly along the northerly and
easterly line of Outlot NO.1 77.77 feet along a tangential curve concave to
. the southwest having a radius of 48.66 feet a centra] angle of 91 degrees
34 minutes 00 seconds to the point of beginning.
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use
Permit CUPOO-4 is hereby approved based on the following Findings of Fact:
1. That the proposed use meets the requirements for a conditional use permit.
. BE IT FURTHER RESOLVED that application for Conditional Use Permit CUPOO-4 is
hereby approved subject to the following conditions:
1. That the conditional use permit is approved and the applicant satisfies all
conditions and requirements for such conditional use permit for the construction
of the Walgreens.
2. That the Applicant satisfies all conditions and requirements for the preliminary
plat and obtains final approval of the plat of the subject property.
3. Applicant obtains the proposed irregular lot variance and satisfies all conditions
and requirements for such variance.
4. That the southwest comer of Robinwood Lane and Fifth Street is vacated. If the
comer is not vacated the applicant must have 106 parking spaces on the site; this
can include spaces that are provided on the Walgreens site.
5. That the final plat shall comply with all subdivision and platting requirements of
the Hopkins City Code and Minnesota Statutes.
6. That the applicant and the City execute a conditional use permit agreement that
requires the following to be satisfied by the developer:
a) Submittal of a storm water management plan and approval of the plan by
staff
b) Submittal of a revised landscape plan and approval of the plan by staff
c) That the final grading and utility plan is submitted and approved by staff
. showing the erosion control measures, information detailing the storm
structures, public utilities, and proposed hookups.
d) A watershed district permit is obtained.
e) Site plan shall be revised to address recommendations A, B, and C in
Figure 4 and the right turn lane on 5th Street as detailed in Figure 6 of the
Benshoof traffic study dated July 18, 2000.
E) That the applicant meets all the requirements of the subdivision ordinance.
g) Payment of park dedication fees, as required by ordinance.
h) Granting of any easement not dedicated on the plat.
i) All road and utility construction to be completed per City standards.
Developer to provide complete construction plans per City standards to be
approved by staff
j) Letter of Credit or other financial guarantees for completion of road,
utilities and grading.
k) Assessment for any public work.
I) That the conditional use permit agreement shan be recorded as an
encumbrance against an land included in the plat at the time of filing of
the plat, and shall be executed or consented to by all owners and
lienholders.
m) Applicant provide proof of cross easements for parking.
Adopted this 2nd day of August 2000.
. Eugene 1. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
.
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office 612-944-57
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~NOTES ~~'~'!i\~~_~'''~<l\l,l.~
L Be:~S BASED ON ~ COl..WTY C~Te: SYSTEM.
I 2. e&cH1A~ TOP NJ1' Of FRE: I-I'l"OlO!ANT Gl ~ C~R Of 5E'~Y\CE:
DRIVf at RaeoHWOOD - LANE" a.EVATION 't54.1'2 ~R CJfY Of ~.
3. tJTIJTES StfOWN ARf FIi!.OM fIftD rE:A5lJI2Et'E;rrrs IUD A58lA.r PLANS
OOfA&-l:O FRan HE CITY Of HOPtNS~
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NOTE: THIS IS NOT A STANDARD WALGREEN'S SITE.
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STATE HIGHWAY No.7
Fixture Qu~nti ty Curve fl Ini t LUM LLF Desl gn Lun
DECASHl ELD 400 51 8608 38000 0.750 28500
Systen Uni ts' Feet/Footc~ndles
Grid . Aver~ge M~x Min Avg/Min M~x/Mi n CV flPoi nts
P~rkl ng 5.18 11.9 1.77 2.94 6.77 0.402 1076
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\~~TI:~'~~ 3~T~=;.~!~;~:~~~JZ= 3'~~~!I~~~.~~.~: ;:;::J~f~L:;
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~PRELIMINARY PLANT SCHEDULE f~.:t\."$i~\.l1~'Ii'~'~~~W~:;t;..";'i:;"'';.~~:'.;1::.~1;:::'i1:;';,'.'>;'';':;;Y.'>'t~:.-~zt~~~':;"'!:~'':?c"7.W$~~~Th...t:1 ~LANDSCAPE REQUIREME:
1""""".1 etmoIl ""'" 1 """""""'''''"' I~I =. I MA: I(~)I SPE<:1AL LClfYOf~I.Af'.VSC~COOE::
FEAlURES G'NE fila: F'a? 1000 SOllN<!E- FEf:T Of CROSS
DECIDUOUS TREES OR 0I\f: T~E p~ 50 LN:AL FffT OF sm: PI
0 1.~Eorr t:lVCN FOR EXlSTNC TRa:~
ClZEDIT IS ClVEtJ 1'012 RE:TA~C EXlS1lNC T~~
SPE-Cf:S, SItE: ~ LOCATION.
" THORflLE:SS CLf01TSlA 1.5" eM- e"" 35'H X J5"W [1][2] COl.OfN-'l'Eu.aW
HOt>I:-'YLOCUST T~IACANTHOS M:RrIS F-AU.. CaLOR
'SUN6l.IRSI PE-RI'1ETE~ LNEAL
CREDIT FOR EX151
Pl<!OPOSED TREE:S
0 I2EDDlSH-BI<!O\VN ~LANDSCAPE NOTES~~~^
6 .... e<fl.'" a' CUJ11P e"" SOH )( 4U'1/ [1][2]
8Rel-! "".. aAI<< L LMOSCAPE: CONtRACTOR SHALL VISIT TtE SITE
F-AMllAR. .....Ifl-l SITE; COtoOlTlONS, fH: LAAVSCA
l.JtDB;!:t:~0lNJ I1fUfES L.OCA reo PI2JOR. TO A
CONTRACTOI<!. Sl-lALl. COORDINATE NSTALl.AnoN
1. AU. PlANT MAT~S SHAll. Cor-.FORN WITH T
NRSI:R'fMfN STAWARDS AJ.V SHALL aE Of HI
DAMAQ: M.fJ DISf~T1QN. F THERE: IS A 01
CONIFEROUS TREES PLAt.ffS OrJ 11-1: LIST N-D THE" t>U""eER Sl-lO\rr'N
J. QlJANT\Tf;S USTED ON PlANT SCl-E:Dl..JL.E: A/O!E: T
$ CONTRACTOR IS TO PlACE PLANTS ACCOIWlNG:
4 eLAC1:. I-lLLS PlCCA t:l..AUCA 6' !-fT. e"" 4UH X"lU '" [1][2] flLlJE,-Cl2EE-N TIE AReA l'DICATED AfIO ~ SPACNC or- PLI
SPRUCE D.ENSATA "'Wt.el OVER. QUANTlTY ~~ PLAm SCHEOt.JLf-.
[I)ALL SHl<:UB BEDS SHALL 6E EDCf:D \VIiI-! SO( (€
D1AMOtD orl APFlZOVro fQUAl.). ALL llO!Ef5 t>
CONIFEROUS SHRUBS aro SHALL HAVE A FOUR (4) roOT DlAtE:1E::R
NSTAllE:D AROlJt.D TH: tREE.
(1)tlJLCH TO BE- FOIR (4) NCH Sl-4<EDCll::D HARD'
(} 35 ~a:N LEAF BE:RBE'llS 24""1. POT 3'1-1 )( 5'V1 [1][2] PERSISTENT 6. ElUSTNC 3- 112EE:5 SHAU Rf:CE1VE: toEW 4- 54-ll<
BARBERRY TH..It..eERClI Rf.D BEIlRIES L.AA05CAPE: NSTALLAT1ON. A1(r DEBl21S AT BAS
PRIOR TO PlACEI"ENf Of HARDWOOO BARI'....
7. PLAtJmC SOL FOR. BAaFUNC PLANlWC: rtrS
. DECIDUOUS SHRUBS HAS seEN ADDI:O THRf;f: (3) POI.hV5 Of C~
PEAT Wt1JS ~12 CL6lC YARD. ANY ~vrATION
APPROVED PRIOR TO NSTAllAllON.. PONT Of- ~
SU6rrrrro TO LNVSCAPf ARCHTECT PlZlo;;? T
~ 20 DWARF- EUROPEAN """""'" DPUUJ5 24"141'. POT 3'H X 4"'# [1][2] /'ICE- CREEN ~SOD ALL "TU:!f AReAS DISTURBED BY CONSTRU
Cl<!.AtaRRy flUSH 'tJANUtf COl.""
[tLillN:JICATES AREA ro BE: SODaro.
PERENNIALS
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