CR 99-81 Concept Review - Alliant Tech Parking Lot
CITY OF
~
HOPKINS
. April 28, 1999 Planning Report CR99-81
CONCEPT REVIEW-ALLlANT TECH PARKING LOT
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,
The applicant, The Beard Group, is proposing to construct single family homes on the
parking lot that is owned but not used by AlIiant Tech, The site is approximately 9,5 acres.
The development as proposed consists of 63 single-family units, The price range will be
approximately $140,000 to $200,000, The development will have a Homeowners
Association for the common expenses of the property.
The site is zoned R-I-C, which is a single family zoning, The lnterlachen neighborhood is
zoned R-I-C The proposed development is based on an R-I-A zoning, North Hopkins is
zoned R-]-A
.
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 development?
. What is the timing for the proposed development?
. What are staff issues and concerns?
. What was the discussion at the Zoning and Planning meeting?
SUPlJOI.ting Documents.
. Analysis of issues
. Preliminary site plan
Nanc , Anderson, AICP
Planner
.
CR99-81
Page 2
. Primary Issues to Consider,
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject site is zoned R-I-C, single family medium density, The Comprehensive Plan has
designated the site as Low Density Residential. If this project were to proceed, the zoning
designation on the site would have to be changed. The proposed use and the Comprehensive
Plan designation are consistent.
. What are the preliminary specifics of the development?
Exterior
The exterior will be maintenance free and is proposed to be a combination of siding, brick
and stone,
Access
Access to the site will be from Second Street N,E. and Tyler Avenue. The primary access is
from Second Street N.E.
. Buffering and Landscaping
The preliminary site plan indicates landscaping area on the west side of the site to buffer the
existing neighborhood from the proposed development. The ponding area on south side of
the site will also provide a landscaped area, along with providing ponding for the site, The
site will be fully irrigated,
Drainage
There will be ponding areas on the south side of the site. Minnehaha Watershed District will
have to approve the drainage for the site,
Parking
Each unit will have its own garage, which meets the parking requirement.
Surrounding Uses
The site is surrounded by single family residential to the west, a City Park to the north,
Hopkins Aches apartments to the east and industrial uses to the south,
.
CR99-81
Page 3
. . What is the timing for the proposed development?
The applicant would like to start the development this fall and have model open in the spring
of 2000,
. What are staff issues and concerns?
The following are the issues and concerns of the staff:
. Rezoning - The site is currently zoned R-I-C; that allows one unit per 12,000 square feet
The site with an R-I-C zoning would have approximately 30 units. The applicant is
proposing a higher density than currently allowed with the R-l-A zoning, The R-I-A
zoning is a single and two-family zoning with a minimum lot size of 6000 square feet
This zoning would allow approximately 68 units.
. Traffic - Since the site is not currently used, any development will add to the traHic in
the area, Staff would recommend a traffic study for the proposed development
. What was the discussion at the Zoning and Planning meeting?
Ms, Anderson reviewed the concept with the Commission. Bill Beard, Debbie Brodsho and
Wayne Soojian appeared betore the Commission, Ms, Brodsho reviewed the site plan with
. the Commission, Mr. Soojian, representing Ryland Homes, stated that they are the tifth
largest homebuilder in the country and they build approximately 9000 homes per year,
Ryland Homes has been in the Twin Cities since 1995, The Commission discussed the
housing market, homeowners association, lot size, financing, size of homes, and exterior
materials,
Several surrounding residents appeared before the Commission, The main concern of the
residents was the density of the development.
The tollowing are the comments of the Commission:
Blair - do not like the density - will be a nice addition to Hopkins
Gross - the garages seem predominate to the homes - too much density
Boen garage is to predominate - do not like front door on side - too much density
Swanson ~ supp011 the density of the site - market does not want large lots - traffic is a
concern
Engel - too dense - could make better by reducing density,
e
0 ~ CONCEPTUAL SITE PLAN
0 ALLIANT PARCEL
600 2nd STREET NE
HOPKINS, MN 55343 ItllA.-
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ORNAMENTAL FENCE
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ORNAM~ 63 SINGLE FAMILY HOMES
UNITS", 25' X 45'
PREP~ED FOR:
THE BEARD GROUP
10 11th AVENUE SO,
HOPKINS, MN 55343
. PREPARED BY,
BRODSHO CcNsULTlNG
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