CR 99-122 Preliminary Plat
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July 15, 1999 HOPKINS Council Report 99-122
PRELIMINARY PLAT
0 Proposed Action.
Staff recommends the following motion: Move to approve Resolution 99-58. preliminary plat
for the former Alliant Tech parking lot (Beard Group).
At the Zoning and Planning meeting, Mr. Gleeson moved and Mr. Blair seconded a motion to
approve the preliminary plat for 61-unit development on the former Alliant Tech parking lot.
The motion was approved unanimously.
Overview.
The applicant, The Beard Group, is proposing to construct single family homes on the
parking lot that was previously owned by Alliant Tech. The site is approximately 9.5 acres.
The development as proposed consists of 58 single-family homes. The plat will have 58 lots
that vary in size because of the PUD zoning. The price range will be approximately
$150,000 to $200,000 and have a homeowners association. The site is currently zoned R-I-
C, single family medium density. The Zoning and Planning Commission has recommended
a rezoning to R-1-~ PUD.
The applicant has also submitted a 48-unit development that does not have a homeowners
association. However, after a neighborhood meeting, the neighbors indicated they would
0 rather have a development with a homeowners association. The applicant has stated that he
is willing to do either development.
Primary Issues to Consider.
0 What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
0 Do the lots meet the zoning requirements?
0 What are the specifics of the plat?
0 Will a park dedication fee be required?
0 What was the discussion at the zoning and planning meeting?
SupportinS! Documents.
0 Analysis ofIssues
0 Preliminary Plat
0 Grading and Utility plans
0 Resolution 99-58
~0 GrdoAlWY)
Nancy Anderson, AICP
Planner
0
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CR99-122
Page 2
0 Primarv Issues to Consider.
0 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, single family medium density. The Comprehensive
Plan has designated the site as low density residential. If this project proceeds, the zoning
would have to be changed to R-I-A, PUD. The applicant has applied for a rezoning.
0 Do the lots meet the zoning requirements?
Because of the R-I-A, PUD zoning, the lot sizes can vary. The lots are generally 40 feet
wide.
0 What are the specifics of the plat?
The plat will have three blocks. The following is the number of units per block: Block I, 30
units; Block 2, 14 units; Block 3, 14 units. The site will have a total of 58 single-family lots.
The lots vary is size from 3896 to 10038 square feet. The typical lot is between 4000 and
5000 square feet.
0 There will be a ponding area on the northwest comer of the site. This ponding area will be
an outlot. There will be a trail easement on the north side of the site to provide access to the
park adjacent to the site on the north side. The exact location of the easement will be
determined on where the utility connection will be made. Also, the streets will be privately
owned and will be platted as an outlot. Access to the site will be from Second Street N.E.
0 What are the specifics of the development?
House description
The typical unit will be 45' x 25'. The homes will be two-story with a tuck-under garage.
The homes will not be able to have basements because of the high water table.
Exterior
The exterior is proposed to be maintenance free siding with options of brick or stone fronts.
Access
There will be one access point from Second Street N.E.
Traffic
0 Since the site is not currently used, any development will add to the traffic in the area. Staff
would recommend a traffic study for the proposed development.
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CR99-122
Page 3
0 Trash
The homeowners association will contract for trash pick-up.
Drainage
There will be a ponding area on the north 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.
Fire Marshal
The Fire Marshal has not had time to review the new plans. Staff will report the Fire
Marshal's comments at the City Council meeting.
Public Works
Public works reviewed preliminary grading and utility plans. The following comments are
0 provided:
Public Works review of the submitted plans is based on the assumption that utilities and
streets within the development are private. If the 48-unit development is approved, the
streets will be public.
Sanitary Sewer
The City is opposed to sanitary sewer installation across trails and athletic fields at Oaks
Park. The developer should consider installing the private sewer main in the existing
adjacent easement along the east side of the site or along Tyler Avenue through the very west
side of Oakes Park.
No details were provided of the connection to the City's interceptor line in Lake Street N.E.
Is an inside or outside drop section anticipated?
Water Main
No water main valves are shown on the plans. We reserve comment until further detail is
provided. Hydrant numbers and locations need to be verified by the Fire Marshal.
Storm Sewer
0 The City requires a storm water management plan per City Code and will refer the plan to its
consultant for review. The developer will need to assume consultant costs estimated at
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CR99-122
Page 4
0 $2,000. Further comment on pond design and capacity is reserved until more details are
provided.
The City recommends more street catch basins and a closed connection at the southeast
comer of Tyler Avenue and Lake Street N.E.
A right of entry and access agreement concerning the N.U.R.P. pond should be a condition
of the development agreement.
Streets
Is the entrance on Second Street N.E. wide enough? There should be sufficient width to
accommodate full movement of trucks. Will location of entrance have negative impact on
City's pedestrian crossing warning flasher located on Second Street N.E.
The City needs to contemplate future sidewalk needs along the east side of Tyler Avenue.
The revised grading plan should show a concept six-foot sidewalk that helps demonstrate its
impact on site grading along Tyler Avenue.
Site
The developer needs to provide a fence between Oakes Park and the development.
0 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.
0 What is the timing for the proposed development?
The applicant would like to start the development this fall and have a model open in the fall
of 1999.
0 Will a park dedication fee be required?
A park dedication fee of $500.00 per unit will be required.
0 What was the discussion at the Zoning and Planning meeting?
The discussion on this item was combined with the rezoning. No one appeared at the public
hearing on the preliminary plat.
0
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CR99-122
Page 5
Alternatives.
0 1. Approve the preliminary plat for a 58-unit development. By approving the preliminary
plat, the applicant will be able to construct the development as proposed.
2. Approve the preliminary plat for a 48-unit development. By approving the preliminary
plat for 48 units, the applicant will be able to construct the development for 48 units. If
the City Council chooses this alternative, one condition should be that the applicant has
executed a development agreement detailing all the conditions for approval of this plat
prior to approval of the final plat.
3. Deny the preliminary plat. By denying the preliminary plat, the applicant will not be able
to construct the development as proposed. If the City Council considers this alternative,
findings will have to be identified that support this alternative.
4. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
0
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/ REVISIONS I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR I
OATE 8Y REVISION REPORT WAS PREPARED By ME DR UNDER MY DIRECT SCHOELL & MADSON INC,
SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL . '
6-.30-99 JB LAYOUT -PRELIMINARY PlAT ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ENGINEERS .. SURVEYORS .. PLANNING
SOIL TESTING . ENVIRONMENTAL SERVICES
- - 10580 WAYZATA BOULEVARD. SUITE 1
DATE, REG, NO, MINNETONKA, MN 55305
(612) 546-7601 FAX: 546-9065
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DATE BY REVISiON SUPERviSION AND THAT I AM A DULY REGISTERED PROFESSIONAL -e- ENGiNEERS . SURVEYORS . PLANNiNG
ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. SOIL TESTING . ENVIRONMENTAL SERViCES
10580 WAYZATA BOULEVARD, SUITE 1
MINNETONKA, MN 55305
DATE: REG. NO. (612) 546-7601 FAX: 546-9065
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DATE BY REVISION SUPERV'SION AND THAT I AM A DULY REGISTERED PROFESSIONAL e ENGINEERS .. SURVEYORS .. PLANNING
ENGINEER UNDER rHE LAWS or ThE STATE OF MINNEsoTA. SOil TESTING . ENViRONMENTAL SERVicES
- - 10580 WAYZATA BOULEVARD, SUITE 1
MINNETONKA, MN 55305
REG, NO, (512) 545-7601 FAX: 546-9065
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REVISIONS "'\ r HEREBY CERTlFY THAT THiS PLAN, SPECIFICATION, OR I SCHOELL & MADSON, INC
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
OATE BY REVISION SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL -e- ENGINEERS . SURVEYORS . PLANNING
ENGINEER UNDER THE LAWS OF TIiE STATE OF MINNESOTA. SOIL TESTING . ENVIRONMENTAL SERVICES
10580 WAYZATA BOULEVARD, SUITE 1
MINNETONKA, MN 55305
REG. NO. (612) 546-7601 FAX: 546-9065
I www.shoellmcdson.com
REVIEWED BY: DATE
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(DATE REVISIONS '\ I HEREBY CERTlf'( THAT 1HIS PL.AN, SPECIFICATION. OR I
BY REVISION REPORT WAS PREPARED av ME OR UNDER MY DIRECT SCHOELL & MADSON, INC.
SUPERVISION AND iHAT I AM A DULY REGISTERED PROFESSIONAL -e-
ENGINEER UNDER THE LAWS or THE STATE OF MINNESOTA. ENGINEERS . SURVEYORS . PLANNING
SOIL TESTING . ENVIRONMENTAL SERVICES
1 D580 WAYZATA BOULEVARO, SUITE 1
DATE: REG. NO. MINNETONKA, MN 553D5
(612) 546-7601 FAX: 546-9065
"- ./ REVIEWED BY: DATE I www.shClellmodson.com
(95-82)
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. CITY OF HOPKINS
.
- Hennepin County, MInnesota
RESOLUTION NO: 99-58
RESOLUTION MAIClNG PlNDlNGS OF FACr AND
APPROVING APRBLIMINAllY PLAT
ON 11IBPORMBll ALLIANT TBCHPAlUCING LOT
WHERBAS. an applicatioD ibr a Subdiviaicm, SUBD99-I, has been IIIIde by The Beard Group;
WHERBAS. the procechnI hilltoly ottbe application is u fol1owl:
1. That an appli_OI1 for a pnliminary plat wullllde by The BeInI Group 011 May 28,
1999;
2. That the HopJdas 7.onil1lJ aDd PlIumil1lJ Commillion, punwmt to mailed ad
publisbed notice, held a public Ja.riDa on the application ad nwiewecl IUCh
application on JaM 29, 1999: all perIODI preIIeIIt WIn am. ~ opportuDity to be
t.rd;
3. That the W1iUw oo..'...8J't1I111d 1DII)'IiI otCity ltat!'wem COIIIicIerecI; ad
4. A 1ep1 delcription otthe lUbject property is u foDOWI:
Tract J IIDd Weat 581.55 feet of Tract 18lIo that part ofw.t 581.55 feet otTnct It
lyiDs lIOUth olnorth 434 feet thtnof;...... Laud Survey No. 561.
NOW, TRBRBFORB, DB IT RESOLVED that the application for Subdivision StJBD99-1 is henby
Ii... JR'lmin."Y ~oval buecI on the followiDa Findiv ofFICI::
1. That the proposed plat meeI:I the minimnm nquil'emera of the IUbclivilion ordinance.
DB IT PUltlHHK. RESOLVED that application for Subdivision StJBD99-1 is henby ....-owd
lUbject to the followiDa concIitioDa:
I. That the property is raooed ftom 1.-1-C to I.-I-A, PUD,IIDd that the appliClllt compliea with aD
concIitioDa of such t( ~nil1lJ.
2. That the appJiaud: ad the City werwt. a PUD cIIIveIopmeut .(~"n that nquires the fol1owiaa to be
1atis8ed by the cIeveloper:
a) Submitt.l ofa Btarm water m&IIPD""'ent plan aDd appnmI of the plan by Itaf[
b) ThatthefiDal......1IId utility plaD is submittfd IIDd ippJ'O.t by Itaft'lIhowiDathe II'OIioD
CCuJb~ mea... i4lb....ation d.i1i"IJ the ItoIm structureI, publio utiIiti-. ad pmpoIecI hookups.
0) A WIterIbed disIrict permit. is obtaiDecI.
cI) The developer... to nimbune the City all COlts to complete a tII8ic study to ftNiew the ICCIII
to the site ad the acceu points on Second Street N.B. Site plan 8baII be nwiIecI to addreu
.
.
0 recommendations of the traffic study.
e) That the applicant meets all the requirements of the subdivision ordinance.
f) That the applicant provides the City with the by-laws of the homeowners association and the
Declaration of Covenants, Conditions and Restrictions, and they are acceptable to staff.
g) That the PUD Development Agreement shall include the design standards for improvement and
building to be constructed within the pUD as specified in the City Council Resolution approving the
pUD rezoning.
h) Payment of park dedication fees, as required by ordinance.
i) Granting of any easement not dedicated on the plat.
j) Execution of an access agreement for access to N.U.R.P. ponds and drainage improvements.
k) That the site meet the landscaping requirements.
1) That there is a fence constructed between Oakes Park the development.
m) 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.
n) Letter of Credit or other financial guarantees for completion of road, utilities and grading.
0) Developer to provide evidence of title acceptable to City Attorney.
p) Assessment for any public work.
q) That the developer obtains all off-site easements required to provide utilities to the site.
r) That the developer provides areas to accommodate pedestrian walkways as determined necessary by
the staff.
s) That a fence is placed around the N.U.R.P. pond.
t) Other items as determined necessary and appropriate, including compliance by the developer with
0 all requirements of Hopkins Ordinance Section 565.
u) That the PUD Development agreement shall be recorded as an encumbrance against all land
included in the plat at the time offiling of the plat, and shall be executed or consented to by all
owners and lienholders.
3. That the final plat shall comply with all subdivision and platting requirements of the Hopkins City Code
and Minnesota Statutes.
Adopted this 20th day of July, 1999.
Charles D. Redepenning, Mayor
ATTEST:
Terry Obermaier, City Clerk
0