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CR2002-53 Concept review CITY OF . March 27,2002 ~ Council Report 02-53 HOPKINS CONCEPT REVIEW Prooosed 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, The Beard Group, is proposing to construct a residential development on the parking lots of Alliant Tech, north of Second Street N.E. These parking lots are currently zoned R-I-A, single and two-family high density and R-I-c, single-family medium density. This residential development is proposed to consist of 28 townhomes and 40 single-family homes. The single-family homes will have a lot size similar to north Hopkins, and have the appearance of an historic home. Some of the homes will have front porches and the garages will . be in the rear. Developing this parking area will affect the reuse of the former AJliant Tech building to the south. Less parking for the building will require a use that requires less parking. 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 homes? . What are the preliminary specifics of the development? . What is the schedule for the development? . What approvals will be needed in order for this development to occur? . What was the discussion at the Zoning and Planning meeting? Suooortin2 Documents. . Analysis of issues . Site plans . Minutes from neighborhood meeting . Nanc, S. Anderson, Alep Planner CR02-53 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 R-I-C and R-I-A. The Comprehensive Plan has designated this Residential. The density proposed is not consistent with the zoning. The applicant is proposing to PUD the development. A PUD allows a relaxation of the zoning requirements. A rezoning to PUD will be required. . What are the preliminary specifics of the homes? The single-family homes will be two-story with a basement. Without the basement finished the homes have three bedrooms with 2.5 baths. The basement can be finished as a recreation room, bedroom and another bathroom. The townhomes will be two-story with a basement. The town homes will have three floor plans, all with three bedrooms and baths. The homes range in size from ],595 to 1,947 square feet. All townhomes will have a two-car garage. . . What are the preliminary specifics of the development? Parking A garage fulfills the requirement for parking for single-family homes. Each single-family home will have a garage. The townhomes are required to have two spaces per unit. Each townhome will have two parking spaces with the garage. Access Access to the area will be mostly from the existing roads of Monroe, Jackson and Van Buren Avenues. There will be an additional road constructed east of Van Buren. There will be alleys for access to the garages for the single-family homes and a motor court for the townhomes to access the garages. The site plan also indicates a ] O-foot trail along Second Street. Setbacks The development is proposed to be a PUD. The PUD zoning allows flexibility in the setbacks. Staff did ask the applicant to move the units abutting Second Street N.E. to the north to allow a greater setback and green area. . -- -- -- -- --- ------- CR02-51 Page 3 . Public Works The Public Works Department and the applicant did meet and the preliminary site plan was revised based on the Public Works Department's comments. The Public Works Department did have additional comments with the revised site plan. The following are the additional comments to be addressed for the final site plan: . The existing Second Street roadway is shown on your plan as being only 30 feet wide rather than the 44-foot width that is indicated in our City records for the existing roadway. The 60-foot right-of-way width does appear to be the correct width and the exact location of the right-of-way will need to be identified in the project survey. We are concerned with what correcting this width will do to your proposed geometries/ setback/landscaping, etc. Even as shown, we remain concerned about the impacts that a 16-foot front yard setback would have for some units. . If on-road parking is needed for this development, we feel that parking along the north- south avenues would be appropriate due to the proposed change in use of the parking lots to residential housing. As we discussed in the meeting, Second Street would be appropriate to remain signed as "no parking" due to the use of this roadway as a main route. . All private main route paved surfaces (alleys, drives, and motor courts) would be . expected to be crowned to the outside and have curb and gutter to optimize drainage efficiency and minimize the potential for icing problems. . In looking further at your geometries for the square alley turnaround located between Van Buren Avenue and Jackson Avenue, we would prefer that you eliminate the center island to better facilitate traffic flow and potential parking or stopping in this area. . As we mentioned to you in the meeting, it is the City's desire to improve the Second Street corridor by widening the existing 6-foot walk along the north side to 10-12 feet and add whatever landscaping is possible. We recognize that the walk will most likely have to remain behind the curb due to the existing utilities and right-of-way restrictions in this corridor. In conjunction with this project we would also like you to look at the possibilities of placing a 6 foot sidewalk along the south side of Second Street North in order to accommodate pedestrian traffic along the former Alliant Tech site, which we understand you are proposing to redevelop in conjunction with the removal of the site parking lots for the Regency project. Also, due to the redevelopment of these parking lots into residential housing, you would be expected to salvage and remove the pedestrian crosswalk facilities that currently serve the Alliant Tech site from these parking lots. . As was mentioned at the neighborhood public information meeting you held on 3/18/2002, we agree that the motor court entrance between Monroe and Jackson A venues should be located off of Jackson rather than Monroe. The potential on-street parking . along Jackson should then remain as a signed "no-parking" area between Second Street and this entrance generally located adjacent to the proposed "alley" between Jackson and Van Buren for traffic and sight distance purposes. -- --- ---- ------- CR02-53 Page 4 . . As we have already discussed with you, this area has been faced with numerous drainage problems that will need to be addressed with this redevelopment. Your Civil Engineer will need to look at the drainage in this area as soon as possible in order to address the various drainage concerns we have. The City already has some storm water information and calculations for this area that we would be happy to share and discuss with your engmeer. The Public Works Department reserves the right to continue reviewing any plans submitted for approval and to place new or revised conditions on construction as may be required. All future plan sets must be signed and submitted with revision dates. Landscaping The landscape plan is not detailed. The single family homes to not require any landscaping. The townhomes require one tree for every 2000 square feet of open space. Exterior The applicant is planning on vinyl siding, shakes and brick for the exterior. Surrounding Uses . The site is surrounded by residential to the north, industrial the south, residential to the east and industrial to the west. . What is the schedule for the development? The construction is proposed to start in the fall of 2002 with occupancy in the spring of 2003. . What approvals will be needed in order for this development to occur? The following are the City approvals the staff has identified for this development to proceed: . Conditional Use Permit . Replat the site . PUD rezoning . What was the discussion at the Zoning and Planning meeting? Ms. Anderson reviewed the proposed development. Bill Beard, the applicant and Brian Sullivan appeared before the Commission. Mr. Beard reviewed the proposed development with the Commission. Several residents spoke regarding this development. The following are the main comments on this development: . . There are drainage problems in the area . Don't want the carriage homes on the corner of Monroe and Second . Keep the park in the parking lot CR02-53 Page 5 . . Carriages homes too high . Does not fit with the neighborhood . Too much density . Major loss of green space . Power problems in area . Keep as a parking lot . Not opposed to residential development . Parking on street is a concern . No sidewalk on Van Buren . Leave as a parking lot . . !""'r"'( ~ '-jo~.-/ p,""'! f"V 0 m):::.'; o (D f2"J::I...::: ".... >-- 0, m V , m eft) tr ~ c:: (Jq (D ,-' Vi "1 t:.~. ~ 0 I J-J "" r;t"_"'J CD ,.~ ... WON- ~ b l~ : ~ () oft I ,.... . t...->/ B '-j g'~ ~o I ~ ~ /' IJ:l 0 o S I ~ 0 I PJ OJ / J101 , , /6.0' I , J -- - ----1 - -------- '" "'w , ~ 00 0 00 -~ q JACKSON A VENUE NOR.TH ---I ____~ I ' I I I I /, ' I I / i I I , /" - , v -:" ntmEN "'END fll! I I I ~~,I!-:___ I 'I ~ II j I I : I! ' U 1" . /. " / ~ I ,,s'(l/ / ,: I) l'r'r/)'r,' / r I ~) , Ki i (i..,l f[ A. I. /. ~ jf. 1.([[ I :.1.111' I () D';;;.,2 JirAU~P';- -..:::; _ ~L.~ , I ~ . ~")lt'n'r~q"'-:;r7,_I, i ''4~rrllr.1 ~r1I1fIr ! ! / b.:j Ii 'I I~ Ii! :)J/rij )]11 I f;J I / Iii il, I I Ii 'I Iii (JJ 'j ! I j I II Iii i '0 "" ~':::-H- -Ie. --' '~q'~':"i-'_..i /I; I - 'If) !:<' I CiQjCiJjj" .<C.ll "'- Iii> I ~ " i!d!! .1,,: "- q -J .' 1lI\', I (j\.J. J! ~-'- \"-,,Fr; .1l:! 1."eJlt1! ~,. '<-J b <t~('~ I / ~\-:J)rr;c~ Q>, '-" \:::; -', 4,0' 1'" bo,o;..., ('..: ' --- \-:J) (10' I ' ~ '-' \:::; ',... ~".O' Jl0'~ ~ b 1< I /8,0' _ - k-V 1,0 "--'- Ir 1\ i"-'~Q I ~ r,L..5,0' ! @ c:IJ:rt ~ ':~ I ~ }-.::T:';3 -J " , , 'I - Eh) I 6 b..-.. Ir,;: & i-I ',-10 CS, _ ~ r--... ' ti V , , , n I';. , , @@_ < K (1) ----1 ,_ " " ~'f-=--~~~ ~ "_h-~ _~ ii5' ~~-:-:~ ; Tl'L!;l<AVRNvENOI"1; g !c1R) l 0 \~ \__________________ V " , , l\.J' "_ ---1i~ \ '\ ~ tdr " ~ jM ;fit ) tJj fIll iii IE . I N c MEMORANDUM TO: Jim Kerrigan, City of Hopkins Nancy Anderson, City of Hopkins FROM: Bill Beard, President DATE: March 19, 2002 REGARDING: Neighborhood Meeting regarding the redevelopment of the Alliant Techsystems Property SENT VIA MESSENGR: MESSAGE: As you know last night we hosted a neighborhood meeting for the above referenced development proposal. The meeting was at 6:30 PM in the Raspberry room and was very well_attended. The meeting lasted for 1 Y2 hours with about 12 people staying an . additional Developer: Bill Beard, Paul Gamst, & Chris Enger from Ryland Homes. City: Steve Stadler Citizens: Approximately 30 people attended representing about 20 households. I have attached a copy of the registration list. Materials: Blow-ups of the materials sent in the mail and a handout of the of the Village homes The meeting followed the following format: 1.) Introducti ons 2.) Review of the materials that we sent OLlt. 3.) Question & Answers I have attached a list ofthe questions that were asked during the session. The questions for the most part are the kind and type of questions that were expected or are generally encountered in a fust meeting. We are stated them just as they were asked. There is not a specific order as they are a compilation of notes that the 3-developers took. I have also enclosed a copy of the Village home book we had at the meeting. . Please don't hesitate to contact me with any questions or comments. 10 _11th Avenue South Hopkins, MN 55343-7568 (612) 930-0630 Fax (612) 930-0631 . MARCH 18,2002 NEIGHBORHOOD MEETING ABM EQUIPMENT & SUPPLY HOSFIELD, DORIS ALDERETE, CANDELARIA HOSFIELD, JOHN ALLlANT TECHSYSTEMS HOWE, MILDRED i f)o~tcj.t/ i\o\f"'€.. ~ ANDERSON,KENNETH HUTCHINS, ROBERT , ARIAS, RODRIGO IRIS, ILLONA it, ~ BAL TAZAR, CANDIDO JKS & BS ASTORGA BERYMON, MICHAEL JOHNSON, BRADLEY BILLMEIER, SCOTT JOHNSON, DIANE BODIN, SUSAN JOHNSON-KINNEY, DELors BOROM,MARSHALL&ANNE KENNY, RUTH BRAUN, FRED & DARLENE KHOUN, PHOXAY KHAMMOUNG BRONSON, RITA KIENITZ, LINDA BROOME, THOMAS & SANDRA KIERNAN, JERRY vBRYANT, RODNEY & DAWN KINOSHITA, CHRISTOPHER CAMPBELL, WALLACE KLEINER, BEATRICE CARPENTER, JAMES KLEINER, DONALD !/""CIZEK, SHARON KNUDSO~M~~Y & JULIA COREY, MATTHEW KRATTLE LA KRISTINE ~ CUSTOM BIL T AWNING COL KRUEGER, ELIZABETH DELI DOUBLE INC KRUEGER, JOSEPH . DIAMOND, GARY LAFRANCE, JEAN DIAMOND, LORRAINE LARSON, CHADWICK DIETER, DEBRA. LARSON, GREG DIETER, MICHAEL LAUER, JAMES DONDLINGER, ROSELLA LAU ER, SCOTT DUCHENE, DAVID SR LE, CINDY EDCO PRODUCTS INC LEONARD, ARNOLD ENCK, CHRISTOPHER VlEWIS, STEPHEN ENGSTROM, PHYLLIS j))b _j)~J,tL LOCKWOOD, DEAN ESTREM,MYRNA MAGNUSON,ANNE FISCHER, DAVID MCCAUL, MARILYN FLAIG, EMIL Y MCCAUL, STANLEY FRENCH, EVELYN MILLARD, MICHAEL & ROGENE FROST, DAVID MillER, JAMESl--h\-, c.e- ........--I FUREY, JAMES & VIRGINIA MilLER, JANICE GULBRANSON, MICHAEL MillER, LISA GUlSETH, MICHAEL & BRENDA MOBERG, CRYSTAL CRANDELL HARMELlNK, EVA MOBERG, WARD HATLESTAD, ROBERT & JEAN MURPHY, JEFFREY HAVERLY, JAMES NAGEL, MAXINE LREAi::EY ~t.-/ NELSON, ELIZABETH HEAL Y, GAROLD & JUDITH NELSON, EVEL YN HESSE,KENNETH NINKOVIC, BORISLAV & MILENA . HIVEL y, BARBARA NORDAUNE, TIMOTHY HIVELY, CHRISTOPHER NORDIN JOHN HOGGE, ROY ~~~ {lk,J, F{AVfzrn( b~ vti~ (fvv 11M'll) j!;e ;-/17 R lJ / ;-J IU &tL11 . MARCH 18, 2002 NEIGHBORHOOD MEETING ~ 0 WI'} e. r J g 13 K4.S.S.;~ Cf: OGRINS, SKAID~' SUPERVALU STORES OPITZ, FIRMUSl. TEWELDE, HABTOM OWNER - 800 CAMERON COURT TEWELDE, LETAl OWNER - 801 LINDSEY LANE TIEDE, BARBARA OWNER - 804 CAMERON COURT TIEDE, KENNETH OWNER - 805 LINDSEY LANE TSCHIDA, CHARLES OWNER - 808 CAMERON C~ TSCHIMPERLE, CL YDE OWNER - 809 LINDSEY LA VERBRAKEN, JAMES OWNER - 812 CAMERON COURT VIEW, RICHARD & KAY OWNER - 813 LINDSEY LANE VOKER, MICHAEL OWNER - 900 ABBIE LANE t/ WALCKER,GLADYSI~ OWNER - 901 LINDSEY LANE WINTER, EMMETT OWNER - 904 ABBIE LANE WONG, EILEEN OWNER - 905 LINDSEY LANE WONG, MIKE OWNER - 909 LINDSEY LANE YIM, LOUISE OWNER - 913 LINDSEY LANE YIM, TUY PEARLSALL, DANIEL ZAUN, EDWARDJR tt ~ PETERSON, BONNIE fJl.;.;~~ ~ YOD I!4l.'/.((rtd<2 . L V(} PETERSON,DOUGLAS PETERSON, TAMARA . PLUMMER, LORI POBUDA,ROBERT PRASOMSACK, HONG RADDE, ROBERT & RHODA REPICE, PAUL & STEFANIE RICHARDSON, CHARLES RICHARDSON, FAITH ROSE, DAVID SAMOUNETRY,SENGCHANH SAMOUNETRY,SOMPHONE SASS, IVAN SAUNDERS,CHARLESJR SCHNEIDER, JENNIFER SCHNEIDER, MATTHEW SCHREIER, JEAN SCHULTZ, JEFFREY & WENDY SETTERGREN, KRISTL SHAW, LINDA SHAW, ROBERT SHAW, STEPHEN ~ SOLOMON, POLlNIA SPILLANE, JEAN SPILLANE, TIMOTHY . STARR, JULIANA STEEN, GERALDINE STEIGERWALT, LAURA . . March 18,2002 Neighborhood Meeting COMMENTS: >- Power in neighborhood is constantly kicking out. Be sure and investigate. ? Flooding has occurred at Monroe and 2nd '" City has fixed flooding and it isn't a problem anymore >- Could the access point on Monroe be moved to Jackson? '" Like value of homes ~ Our property values and property taxes increased after the Parkside Development was completed. This should do the same. That's a good thing. )> These homes are nicer than Parks ide >- What screening/landscaping are you going to do so people don't look into my home? . )> Are you going to have a fence(s) like at Parkside? '" Will people be able to store boats in their driveways? ? These homes are going to draw quality people to the neighborhood .,. At $200,000 to $250,000 these aren't starter homes > Someone would have to have built up equity to afford these >- Can I get my friends name on your waiting list? >- My backyard has a lot of stuff in it and these new people are going to complain to the City about me >- Kids are playing in my driveway and it's a muddy mess. We need a better park. ? I'm using the A TK parking lot to access my backyard where I store my boat and extra cars. I guess I won't be able to do that if this goes through. >- Why don't you have the driveways dump out on 2nd rather than the avenues? )> What is the City going to do with the Supervalu site? >- When is Excelsior going to be rebuilt? . >- Why don't you redevelop the arches? >- Is the redevelopment of the Supervalu site going to make the flooding worse? " . March 18,2002 Neighborhood Meeting >- My parents had a gentlemen's agreement with ATK not to develop "ever" on our property. I want that a park and to be named "Olson Park" to honor my family's contribution to Hopkins >- Why don't you knock down the A TK building and do housing? "- How will the project impact traffic on Second Avenue? r >- I would like to see more open space > Right now there is a fence that separates A TK from my property that is falling down. Are you going to tear it down and build a new one? >- I won't have protestors parking in my mom's driveway anymore }> When are you going to start? > I am planning to re-do some landscaping in my yard. Can we work together? > Will you try and save any trees? . > Kids are spinning donuts in the parking lots. Can you stop them? >- What happens next? }> Are the sewers big enough? >- I remember that south end of the parking lot between Monroe and Jackson used to be a swamp. You are going to have trouble there! > Do the carriage houses need an exit on the 3rd floor? >- These look like homes that would be built in Eden Prairie. >- Will you update us with any new plans? > Do you have a website? > Is this information on your website? > Will you put it on your website? > What is the % of green space? >- What is the % of building coverage? >- Will you send those to me when you know them? . > Who will buy these? . . March 18,2002 Neighborhood Meeting ~ Mostly empty nesters bought at Parks ide. >- Will people be able to add on to these homes? >- Will the watershed see your proposal? >- Is the 10' parkway sidewalk going to connect to the trail system? >- The parks on the other side of 169 are better than ours. ~ Can you get rid of Edco? >- I like this project. ).> Thank you for all the information. ~ Can you email my husband this information? . .