CR 92-201 CUP - Handicapped Housing
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CONDITIONAL
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o P K \ ~
USE PERMIT - HANDICAPPED HOUSING
Council Report 92-201
September 30, 1992
Proposed Action.
Staff recommends the following motion: Move to ap~rove Resolution 92-84
approving a conditional use permit to construct a 24 unit handicap housing
buildina on the northwest corner of 5th Avenue and 2nd street. .
Ms. Reuter moved and Mr. Day seconded a motion to approve Resolution RZ92-
25 recommending approval of a conditional use permit to construct a 24 unit
handicap housing building. The motion carried unanimously.
overview.
The National Handicap Housing Institute, Inc. has received
funds .from the u.s. Department of Housing and Urban
construct a three story 24 unit apartment building
physically disabled adults. .
a commitment of
Development to
for low income
The development is proposed on the northwest corner of 5th Avenue South and
County Road 3. The project site will consist of the following:
o one vacant lot
o 6 lots with existing single family homes
o a vacated alley
, Since the concept review the project area has increased in size. Now, all
..~the homes will be removed on 5th Avenue and a parking lot will be
constructed on the south side of Dow Towers for the residents of Dow Towers
and additional parking if needed for this development.
The applicant has also applied to vacate an alley and a variance to park in
the front yard setback.
Staff reviewed the request with the Commission. Mike Bjerkesett of the
Handicap Housing Institute reviewed the proposal with the Commission. The
applicant has revised the site plan to meet with most of the required
setbacks and the concerns of the ci ty Engineer. Several surrounding
residents appeared before the Commission. One of their concerns was with
the HRA parking lot for Dow Towers. The Commission recommended that the
BRA parking lot carry through with the same landscaping as the Handicap.
Housing landscaping. .
Primary
o
o
o
o
o
o
o
Issues to Consider.
What are the specifics of the site plan?
What is the site zoned?
How is the site designated in the Comprehensive Plan?
When will the parking lot be constructed on the north side of the
proposed development?
What are the staff recommendations?
What is the timing of this project?
will public financial assistance be requested?
.=~uPPorting Documents.
o Analysis of Issues
o site Plan
o Resolution 92-84
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CR92-201
Page 2
primary Issues to consider.
o What are the specifics of the site plan?
Fire Marshal
The Fire Marshal has reviewed the plans and at this stage has not noted any
changes.
Landscaping
The landscaping on the site is significant. The landscape plan shows
landscaping around most of the perimeter to screen the building from the
adjacent property. The site is required to have 18 trees of the required
size. The landscape plan shows 32 trees of the required size plus a
variety of smaller trees and shrubs.
The landscape plan shows an iron rail with brick pillars along 5th Avenue.
This rail will be similar to the rail that was used in the Mainstreet
plaza.
.The site will be irrigated by an underground sprinkling system.
The landscape plan shows a concept of what can be done on the public right-
of-way at the corner of 5th Avenue and 2nd street. This concept also shows
a location where a welcome sign can be constructed. The landscaping and
signage in this area will be done by the city. The site plan provides an
opportunity to do a significant amount of landscaping as an entry point
into the ci ty . The applicant has agreed to maintain the landscaping on
this corner. The staff will be working with a landscape architect to
design the landscaping and signage in this area.
A sidewalk will be constructed on 5th Avenue and County Road 3.
sidewalk will tie into the existing sidewalk on County Road 3
sidewalk adjacent to Dow Towers. The applicant has agreed to be
for all of the sidewalk in this area.
The new
and the
assessed
Trash
There is a trash room located on the 1st floor, located south of the main
entry. The trash haulers will bring the dumpster to the parking lot to
empty and return the dumpster when done.
Engineering Considerations
The City Engineer has reviewed the proposed development and has noted a few
changes which have been reviewed with the applicant. The changes involve
constructing a small cul-de-sac on 2nd street and narrowing the entrance to
~the site to appear that it is a driveway and not a through street.
, Park Dedication
At the November meeting the site will be platted. A park dedication fee
will be required.
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CR92-201
Page 3
Exterior materials
The exterior of the building will be brick, accented with lap siding on the
third floor.
Setbacks
The following are the setbacks for the proposed building:
front
west side
side
rear
R-5
30 feet
16 feet
15 feet
25 feet
proposed
75 feet
16 feet*
59 feet
25 feet*
*The site plan shows 15 feet for both setbacks. However, the building will
be moved one foot to the east for a 16 foot setback and the rear lot line
will be moved 10 feet north to conform with the 25 foot rear yard setback.
parking
There currently is no parking requirement for this type of use. The site
will have 22 parking spaces. The existing Zoning ordinance requires two
parking spaces for a multi-unit building and one-half space per dwelling
for an elderly apartment building. In checking other cities zoning
.. . ordinances I could find no city that had a parking requirement for a
handicapped multi-unit building.
It is obvious the proposed building does not require the amount of parking
that a usual apartment building would require. The applicant has
constructed many developments such as the proposed building. Through his
experience the amount of parking on the site will be adequate for the
residents and visitors to the building.
The staffs recommendation is to do a zoning amendment for parking for this
type of use in the near future with a parking ratio of 3/4 of a space for
every unit. This requirement would require this development to have 18
spaces.
The area north of the subject building is the location detailed on the site
plan which will be the parking area deeded to the HRA Public Housing
operation. This parking area will be developed by the HRA. It will be
used for additional off street parking for Dow Towers.
The new parking lot for Dow Towers can be used by this development if
parking becomes a problem. However, at this time the applicant does not
think they will need to use this parking area. If in the future more
parking is needed a use agreement will need to be executed to allow parking
for residents of the applicants building in the new Dow Towers parking lot.
~urrounding uses
wrhe si t.e is surrounded by Dow Towers, the
building, single family homes to the west,
County Road 3 to the south.
Ci ty owned senior apartment
apartments to the east and
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CR92-201
Page 4
Access
The access to the site will be from 5th Avenue and 2nd street. The access
point on 5th Avenue will be shared with the access to the new parking lot
for Dow Towers.
o What is the site zoned?
The zoning of the site is R-5, High Density Multi Family.
development is a permitted use.
o How is the site designated in the comprehensive Plan?
The proposed
The Comprehensive
Residential. The
designation.
Plan has
proposed
designated
development
this site
conforms
as
to
High
this
Density
type of
o When will the parking lot be constructed on the north side of the
proposed development?
It is hoped that the additional parking lot on the south side
will be constructed at the same time the applicants
constructed. The HRA will be constructing this parking lot.
.0
of Dow Towers
building is
what are the staff recommendations?
The staff recommendations are as follows:
o plat the property (this will be done at the October meeting)
. 0 that the applicant meets the requirements of the City Engineer
regarding 2nd street and other miscellanous items.
o that a development agreement be entered into between the City/HRA
and the developer to address a variety of issues related to
construction and operation/maintenance of the project.
o What is the timing of this project?
The applicant is proposed to start construction in the spring.
o Will pUblic financial assistance be requested?
The applicant will be requesting tax increment funds for land acquisition.
The subject site is fairly expensive to purchase. This is due to the fact
that the property is fully developed. As a result, the developer will ask
for tax increment financing. The purpose for these funds will be to
provide land write-down assistance. In order to facilitate the use of tax
increment financing, a new district would need to be created. The City
council has approved the applicants preliminary tax increment application.
.
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CR92-201
Page 5
Alternatives.
1.
By approving the
applicant will be
building.
conditional use permit,
able to construct a 24
with
unit
conditions, the
handicap housing
2. By denying the conditional use permit, the applicant will not be able
to construct a 24 unit handicap housing building.
3. continue for further information. If the city council indicates that
further information is needed the item should be continued.
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LEGAL DESCRIPTlON;
LOTS It 7, I, 10 10,",12.1:1, 14,AND 1. . BLOCK '. WEST MINNEAPOLIS,
HENNEPIN COUNTY, MINNESOTA. AREA. 1.0 At
PROPOSED PUBUC HOUSING AUTHORITY PROPERTY
LOT. AND THE NORTH 11 FEET OF LOT 7. BLOCK 1. WEST UINNEAPOLlS. .AREA. 0.11 At
PROPOSED NAnOHAL HANDICAP HOUSING INSTTTUTE, IHe. PROPERTY
LOT 7. EXCEPT THE NORTH 15.00 FEET THEREOF, AND "1..L LOTS ',I,10,11.12,13,14..,lND
15 I BLOCK 1. WEST MINNEAPOLIS. AREA. 0.' AC
PROPOSED ALLEY VACAnON;
That part of Ih. Inay tying louth.fly 01 Ind IIIJlc,ntt". and INt...n thl lauth.tly
utanalon. of t.... ...t Ind ..... IIn.. or Lot 'I Block ',WEST MINNEAPOLIS, Hannapln
Counly, Mlnn,.ot.. .
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THIS SURVEYOR IS UNAWARE OF ANY EASEMENTS AFFECTINQ THE ABOVE
DESCRIBEO PROPERlY. SURVEY IS SUBJECT TO REVISION UPON RECEIPT OF A
CURRENT TITLE INSURANCE COMMITMENT OR AN ATTORNEYS TITLE OPINION.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 92-84
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN APPLICATION FOR A. CONDITIONAL USE PERMIT
HANDICAP HOUSING - 24 UNIT APARTMENT BUILDING
WHEREAS, an application for a conditional use permit entitled CUP 92-8 made
by the Handicap Housing Institute, Inc. is approved.
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit CUP 92-8
was filed with the city of Hopkins on August 31, 1992.
2. That the Hopkins Planning Commission reviewed such
application on September 29, 1992.
3. That the Hopkins Planning Commission, pursuant to mailed
notice, held a public hearing on September 29, 1992: all
persons present at the hearing were given an opportunity to
be heard. .
4. That the written comments and analysis of the City Staff and
the Planning Commission were considered.
.
NOW THEREFORE BE IT RESOLVED, that application for CUP 92-8 is hereby
approved based on the following Findings of Fact:
1. That the proposed use is permitted in the R-5 Zoning District.
2. That the proposed use meets the requirements for the R-5 Zoning
District.
3. That the proposed use is consistent with the Comprehensive Plan.
BE IT FURTHER RESOLVED, that application for CUP 92-8 is hereby approved
based on the following Conditions:
.
1. That the east/west alley on the subject property is vacated.
2. That a variance is granted to allow parking in the front yard
setback.
3. That the property is platted prior to issuance of occupancy
permit.
4. That the applicant meets the requirements of the City Engineer
regarding the Second Street cul-de-sac and other miscellaneous
. items.
5. That a development agreement be entered into between the City HRA
and developer to include but not be limited to the following
items:
Joint access agreement for curb cut on Fifth Avenue
Assessing the applicant for cost of public sidewalk to be
constructed in conjunction with this project
- ~
~
e-
RESOLUTION NO: 92-84
Page 2.
Installation and maintenance of landscaping at corner of
Second Street/County Road 3 and Fifth Avenue
Construction and use of proposed Dow Towers parking lot.
Use agreement for Second street (if necessary)
Adopted this 6th day of October, 1992.
Nelson W. Berg, Mayor
ATTEST:
James A. Genellie, City Clerk
.
.