CR 06-003 CUP _Office Bldg
CITY OF
m
December 27,2005
HOPKINS
Council Report 06-03
CONDITIONAL USE PERMIT - OFFICE BUILDING
Proposed Action.
Staff recommends the following motion: Move to extend the conditional use oermit for ao
office in the B-1 zoning district for ao additional vear.
Overview.
On Jaouary 18, 2005, Jim Parker was graoted approval to construct ten office condominiums
on property that is south of the Hopkins Care Facility. This is a difficult site to develop
because most of the site is wetlaods. The condos will be two stories aod approximately 1700
square feet each. A conditional use permit is required for ao office use in the B-1 zoning
district. A conditional use permit expires after one year. The City Council can approve an
extension ofthe conditional use permit for ao additional year.
The applicaot was also graoted a site plao approval for the construction ofthe building. The
ordinaoce allows staff approval for ao extension of a site plao approval.
There have been no chaoges in the site plao since the approval was granted last January.
Attached is a letter from Mr. Parker regarding the status of the project.
Supportinl!: Documents.
. Council Report 04-143
. Letter from Jim Parker
Naoc . Anderson, AICP
Planner
Finaocial Impact: $_N/A_Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
CR06-03
Page 2
Alternatives.
1. Approve extension for the conditional use permit to allow the new building to be used as
ao office use. By approving the conditional use permit to allow ao office use, the
building will be used as an office.
2. Deny the extension for the conditional use permit to allow the new building to be used as
ao office use. By denying the office use, the applicaot will not be able to use the new
building as ao office use. If the City Council considers this alternative, findings will have
to be identified that support this alternative.
3. Continue for further information. This item cao be continued to the J aouary 17th meeting.
1".2005
11:52 AM
Advance Surveying &
952 474 7964
1/2
ADVANCE SURVEYING & ENGINEERING Co.
5300 Highway 10]
Minnetonka, l\1N 55345
Phone: (952) 474 7964
Fax: (952) 474 8267
December 16,2005
Attn: Ms. Nancy Anderson, Planner
CITY OF HOPKINS
10 10 First Street South
Hopkins, MN 55343-7573
Re: Extension, Resolution No. 05-7, Office Condo Project on Second Avenue.
Dear Nancy:
On January ]8'" of this year, the Hopkins City Council adopted a resolution approving our project subject to some
conditions. Working out some of the problems that need solving on the project has taken a while. At first there
were petitions filed by the Nine Mile Cove Homeowner's association and it was difficult to tell when they would
be done with legal maneuvers to block the project. The summer and fall are my busy season in the surveying and
engineering business and I am busy running the operation that is my bread and butter. When you made us aware
that approvals would expire on January 18, 2006, we sent a letter that detailed the conditions on the approval and
our solution to them. We need the watershed and the City to respond to these solutions and work with us to get a
final set ofp]ans and specifications before we can proceed further.
I called Bob Obenneyer oftbe Nine Mile Creek Watershed yesterday and he said that he had received our plans (I
sent them just before Thanksgiving to the Watershed and City) but that he had not had time to look at them yet. I
asked that he please look at them when he did have a chance. I have also not received a response to the City letter
yet.
Our focus is to get this project done right first and quickly second. It will take time, before the project can really
begin, to correct the soils on site. This will involve the placement of fill in the driveway and parking lot areas,
surcharging those areas with additional fill that will approximate the load of tbe project and then monitoring tbe
settlement of the fill over time by the use of precise leveling on steel rods attached to plates buried in the fill. It is
not possible to predict the exact time when such settling will reach a rate where it is negligible. We understand
that this method was used on 2nd Avenue during development of the Nine Mile Cove project and the settling was
not allowed to go on long enough and the result was broken water mains from settling that took place after
development.
A second step, once the settlement of tbe fill is complete, will be to remove the surcbarge fill, place a temporary
crushed rock driving surface for sales and construction traffic, and begin sales efforts. Until people can drive to
the building site, we fee] it will be difficult for them to visualize the project and be comfortable in buying a unit.
Over the long period it will require for the fill to sell]e, plans can be developed that spell out tbe working details
of the development, but we do need the conceptual plan to be approved before we do anything. We plan to place
tbe fill and monitoring plates and rods during the 2006 construction season. If we are very fortwlate, tbe
settlement may occur very quickly and we can lay down crushed rock and begin sales efforts in the fall of 2006.
More likely is that tbe settlement will not be complete until some time in 2007 or later and we will have to delay
tbe start oftbe project accordingly.
16-Dec-2005 11:52 AM
Advance Surveying &
952 474 7964
2/2
Once condominium documents bave been filed and sufficient units have been sold, a development contract can be
entered into with the City, development work and construction of the building can begin, and over a period of a
few months, the building and site work can be completed and the units can be occupied. The condominium
owners association will bave been created and will take over maintenance of the project.
If this proposed schedule is acceptable to the City, then I ask that they grant an extension to allow time for these
preliminary steps to be taken and completed correctly before beginning the actual work of the project and direct
their staff to work with us to develop final, acceptable plans. I have applied for a driveway/parking lot permit to
have that out of the way wben weather permits us to begin in the spring.
Sincerely,
RING CO.
September 16, 2004
Council Report 04-]43
CONDITIONAL USE PERMIT - OFFICE BUILDING
Proposed Action.
Staff recommends the following motion: Move to ado1;1t Resolution 04-66. approving a
conditional use permit for ao office use in the B-1 zoning district.
If the Site Plao Review for the construction of the office building is continued to complete an
EA W. this item also must be continued.
At the Zoning aod Planning meeting, Mr. Aamess moved aod Mr. Paul seconded a motion to
adopt Resolution RZ04-33, recommending approval of a conditional use permit for ao office
use in the B-] zoning district. The motion was approved on a 4-2 vote. Mr. Kjos aod Ms.
Aristy voted nay.
Overview.
The applicaot, Jim Parker, is proposing to construct ten office condominiums on property
that is south of the Hopkins Care Facility. This is a difficult site to develop because most of
the site is wetlaods. The condos will be two stories aod approximately] 700 square feet each.
A conditional use permit is required for ao office use in the B-] zoning district.
The applicaot has applied for site plao approval for the construction ofthe building.
Primarv Issues to Consider.
. What is the zoning of the property, aod how has the Comprehensive Plao
designated the subject site?
. What are the requirements for ao office use in the B-1 zoning district?
. What was the discussion at the Zoning aod Planning meeting?
Supporting Documents.
. Analysis of Issues
. Site Plaos
. Resolution 04-66
Naocy S. Anderson, AICP
Planner
Finaocial Impact: $_ N/ A_Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
CR04-l43
Page 2
Primarv Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject property is zoned B-1, Limited Business. The Comprehensive Plao has
designated the site as commercial. The proposed use is a conditional use within the B-1
zoning district.
. What are the requirements for an office use in the B-1 zoning district?
The following is the requirement for offices in the B-1 zoning district:
Offices provided:
1. That not more thao 30 percent of the first floor space is devoted to storage, repair
fabricating or assembly of goods.
The use as proposed will comply with the above requirement.
. What was the discussion at the Zoning and Planning Commission meeting?
Ms. Anderson stated that a conditional use permit was required for ao office building in the
B-1 zoning district. No one appeared at the public hearing regarding this issue.
Alternatives.
1. Approve the conditional use permit to allow the new building to be used as ao office use.
By approving the conditional use permit to allow ao office use, the building will be used
as ao office.
2. Deny the conditional use permit to allow the new building to be used as an office use. By
denying the office use, the applicaot will not be able to use the new building as ao office
use. If the City Council considers this alternative, findings will have to be identified that
support this alternative.
3. Continue until the EA W is completed for the site plao approval to construct the proposed
building.
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