CR 91-53 CUP - Townhomes•
February 27, 1991
Council Report:91 -53
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CONDITIONAL USE PERMIT - TOWNHOMES
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 91 -07
approving the conditional use permit to construct 13 townhomes on Hiawatha.
Approval of this motion will allow the applicant to construct 13 townhomes.
Mr. Winship moved to approve resolution RZ91 -5; the motion was seconded by
Mr. Woodrich. A poll of the vote was as follows: Mr. Maxwell, aye; Mr.
Winship, aye; Mrs. Reuter, nay; Mr. Woodrich, aye; Mr. Novak, nay; Mr.
Pavelka, nay. The vote was 3 -3. The Conditional Use Permit is forwarded
without recommendation.
Overview.
The applicant is proposing to construct 13 rental townhomes on the east
side of Ramsgate along Hiawatha Avenue. These townhomes will be two story,
three bedrooms with a 2 car tuck -under garage. Access will be from
Cambridge. There is no car access from Hiawatha to the townhomes.
A ponding area will be located on the north end of the site and the south
end of the site will be used for parking for Ramsgate Apartments.
This item was continued from the January Zoning and Planning meeting. Mr.
Jones, the applicant, appeared before the Commission. Mr. Jones stated
* that a neighborhood meeting was held to discuss the project. Several
neighbors appeared to discuss the project. Their concerns were the
following:
o Projects impact on sanitary and storm sewer systems
o The meaning of the word "service" in a condition placed on the
Ramsgate development in 1969
o Setbacks of the project from Hiawatha
There was considerable discussion on the sanitary and storm sewer issues.
Two additional conditions were added by the Planning Commission to the
resolution. They are detailed later in this report. Although the Planning
Commission did not make a formal recommendation, Staff has added conditions
to the resolution which generally meet the intent of the Planning
Commission's concerns. The applicant requested the comprehensive plan
change be continued at this time.
Primary Issues to Consider.
o Does the proposal meet the zoning requirements?
o What is the impact of this project on the surrounding area?
o Should Hiawatha be widened?
Supporting Documents.
o Detailed Background
o Analysis of Issues
o Alternatives
All o Site Plans
o Narrative from applicant
o 1R so ution No: R91 -7
41-Ek0 (IN 0/1.)csi 1
Nancy q Anderson, Planner
'NJ
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CR: 91 -53
Page 2
NOTES FROM THE PLANNING COMMISSION MEETING
The two following additional conditions were added to the resolution by the
Planning Commission:
That a certified engineer address the existing sewer problems and that the
existing problems will not be aggravated by the additional townhomes to be
furnished in writing to the Council.
That Dale Folen of RCM approve the storm water management and furnish
results to the Council in writing.
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Detailed Background.
CR: 91 -53
Page 3
Zoning and Comprehensive Plan.
The zoning of the subject parcel is R -2, Low Density Multiple Family. The
Comprehensive Plan has designated this parcel as high density residential.
The applicant has requested an amendment to the Comprehensive Plan from
high density residential to medium density residential.
Exterior materials.
The exterior of the townhomes is masonite siding. The color will be earth
tones.
Parking.
The proposed plan has a two -stall garage for every unit, plus a driveway
long enough for two more spaces. The ordinance requires 2 parking spaces
per unit. The proposed plan complies with this requirement.
The parking area on the south side of the site can be used by both the
townhomes and Ramsgate. If the Commission is concerned about enough
parking for the townhomes, parking spaces can be designated for additional
spaces for the townhomes. The applicant would be willing to designate
spaces for the townhomes.
i Engineering Considerations.
The applicant and the City have hired RCM to review the drainage plan. As
of the date of this report, the plan has not been approved.
A ponding area will be located on the north side of the property. The
applicant will have to get permission from the Minnehaha Watershed District
for this development. Any approval should be contingent on their
approval.
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Landscaping.
The ordinance requires one tree per 2000 square feet of open space. The
ordinance requires 12 trees for this site. The landscape plan details 24
new plantings which meet or exceed the ordinance requirements. There are
also 100 other plantings of trees and shrubs that will be added to the
site. 15 existing trees will also be retained on the townhome site.
Trash Handling.
There will not be community trash area. Each unit will have their own
trash container.
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CR:91- -53
Page 4
Access.
Access to the site will be from Cambridge. The townhomes and the
apartments will share a 24 foot driveway easement. This easement will have
a bituminous surface. 12 feet is an existing bituminous surface.
Lighting.
The site will have individual lights on the front and rear of the
buildings. The road to the garages and parking area will also be lit. The
lights for the access road are pole lights, with a height of 12 feet.
Fire Marshal Consideration
The Fire Marshal has reviewed the preliminary plans and found no problems
at this time. He also noted that this area has been a problem with grass
fires.
Screening
The parking area on the south end of site will be recessed. A retaining
wall with a guard rail will be constructed on the east part of this site.
The east part of the parking area abutting the residential area will remain
as a buffer to the parking area.
Primary Issues to Consider.
o Does the proposal meet the zoning requirements?
The following are the zoning requirements for the R -2 district and the
proposed development:
R -2 proposed townhomes
front yard: 35 feet 55 feet
rear yard: 35 feet 35 feet
side yard east: 12 feet 35 feet
side yard west: 12 feet 35 feet
height 35 feet two story
This is a corner lot. The front yard is Cambridge.
o What is the impact of this project on the surrounding area?
Any development will have an impact on the surrounding area since the lot
is vacant at this time. However, because of the way the access has been
designed the impact should be quite minimized for the single family homes
to the east and south. Much of the activity will be from the west side of
the townhomes. The townhomes, with the proposed
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CR:91 -53
Page 5
density, will provide a good transition from single family to the higher
density of the Ramsgate apartments.
The apartments to the east should not have any impact. The townhomes will
abut parking and garages on the apartment site. The new parking area for
the apartments should be an improvement to the apartments and the current
parking situation.
o Should Hiawatha be widened?
Hiawatha has a 40 foot right -of -way with a 22 foot bituminous surface. If
the road were to be reconstructed the current roadway policy requires a
minimum right -of -way of 50 -60 feet with a 26 foot roadway. The staff is
recommending that 10 feet is taken from the applicant's property for right -
of -way. The additional 10 feet will give Hiawatha a 50 foot right -of -way.
Also, the applicant should be required to widen Hiawatha by 4 feet to the
west. The extra right -of -way and the widening of the road will meet the
minimum roadway requirements established in the roadway policy.
Alternatives
1. Approve the conditional use permit. By approving the conditional
use permit the applicant will be able to construct 13 townhomes.
2. Deny the conditional use permit. By denying the conditional use
permit, the applicant will not be able to construct 13 townhomes.
The Council will have to state findings of fact which support the
denial of the conditional use permit.
3. Continue for further information. If the Council indicates that
further information is needed, the item should be continued.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: R91 -7
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING APPROVAL
OF AN APPLICATION FOR CONDITIONAL USE PERMIT CUP:91 -1
WHEREAS, an application for a Conditional Use Permit entitled CUP91 -1
submitted by Mark Z. Jones to construct 13 townhomes at
Cambridge & Hiawatha Avenues is recommended for approval.
WHEREAS, the procedural history of the application is as follows:
1. That an application for Conditional Use Permit CUP 91-
1 was filed with the City of Hopkins on December 31,
1990.
2. That the Hopkins Planning Commission reviewed such
application on January 29, 1991.
3. That the Hopkins Planning Commission, pursuant to
published and mailed notices, held a hearing on January
29, 1991 and February 26, 1991: 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 Conditional Use
Permit CUP:91 -1 is hereby recommended for approval subject
to the following Findings of Fact:
1. The townhomes are a permitted use within the R -2 district.
2. That the proposed development complies with the zoning
requirements for the district.
BE IT FURTHER RESOLVED, that application for CUP:91 -1 is hereby
recommended for approval subject to the following
Conditions:
1. That the Watershed District approves the drainage for the
site.
2. That the final plat reflects an additional 10 feet of right-
of-way.
3. That the applicant widens Hiawatha by four (4) feet to the
west pursuant to City specifications.
4. That the Metropolitan Council approves the Comprehensive
Plan change.
5. That the final plat is approved.
6. That Lot 2 is an outlot.
7. That the parking area be allowed to be used by the townhomes
for overflow parking.
S. That the developer is responsible for the maintenance of
ponding area.
9. That approval is conditioned on final approval of the
grading, drainage, and utility plans for the project.
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Attest:
10. That an engineer review the capacity of the existing
sanitary sewer system in the area to insure that it is
capable of serving the proposed project. The cost for this
review shall be born by the applicant.
Adopted this 5 day of March, 1991.
James A. Genellie, City Clerk
Nelson W. Berg, Mayor
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Date: February 15, 1991
To: Nancy 'Anderson
From: Jerre Miller
Re: Ramsgate Townhomes
C I T Y O F H O P K I N S
MEMO
You have asked that I commit and furnish my interpretation of
a condition pertaining to Ramsgate contained in Council
minutes of March 18, 1969.
The precise condition attached to the permit for Ramsgate is
as follows:
"5. That no access to the site shall be permitted
from Hiawatha Avenue except to service the proposed
townhouses on the east side of the site."
At the time, the Council was considering the grant of a
Conditional Use Permit for the Ramsgate site. The site also
included property abutting Hiawatha Avenue which was to be
used for the development of certain townhomes.
The purpose of the condition is to make sure the Ramsgate
site was not accessed through to Hiawatha Avenue and that
Hiawatha Avenue access would be limited to the townhomes
which at the time were purposed to be constructed.
I don't know how it can be interpreted any other way.
I don't think it has anything to do with a sidewalk being
considered as access because the •ncern was vehicular
traffic to and from Ram .at= • to Hiawatha which the
neighborhood opposed at the
1010 First Street South, Hopkins, Minnesota 55343 612/935 -8474
An Equal Opportunity Employer
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5290 villa way / edina mn 55436
612 925 1020
February 12, 1991
Dear Hiawatha Neighbors,
Sr highland
management
group
Thank you so much for attending the meeting last Wednesday
evening regarding the proposed townhomes on Hiawatha. We do
understand your concerns and we hope you can understand our
position as well.
The issues that appeared to be of greatest concern were
a) Potential flooding
b) Parking along Hiawatha
c) Parking on west side of townhomes
d) Building siding material
e) Landscaping along Hiawatha
f) Sidewalk
g) Potential danger of holding pond
For the record, we would like to address these issues:
a) Potential flooding: Civil engineers have been
retained to draw the grading and drainage plans.
These plans will be approved by the Watershed
District to assure that all requirements are met.
b) Parking along Hiawatha: A 10' right of way will be
given to the city by Mark Jones so Hiawatha can be
widened should there be a need for parking. In
fact, Mr. Jones will add 4' to the existing street
width alongside of the townhome property at his
expense.
c) Parking on west side of townhomes: Each townhome
will have a double garage as well as a driveway that
could accommodate two cars (or more if they were
compact models). In addition, there would be
overflow parking in the new parking lot.
d) Building siding materials: Objections were made
over the use of masonite and there was some
discussion as to whether this material is compatible
with the other neighborhood homes. There is a
sample of the proposed siding in the Ramsgate
business office. We invite you to stop by and
examine the materials that we have in mind and would
appreciate hearing from you.
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February 12, 1991
Page 2
We thank
feel free
the drawl
-Thank you.
AD: vsj
e) Landscaping along Hiawatha: There was some concern
about the landscaping and the size of the plant
materials to be. used. In fact there was probably a
miscommunication between what the plan is and what
it was perceived to be. The landscaping plan is on
display in the Ramsgate business office. You will
note that the plant material size is quite large; in
fact, some trees will be over 10' tall. And, the
quantity of materials is quite generous as well.
f) Sidewalk along Hiawatha: The sidewalk along
Hiawatha has been deleted from the plan.
g) Potential danger of holding pond: The holding pond
will not be a "pond or lake" as such. Rather, it
will appear more like a grassy wetland. The bottom
will be natural to allow sedimentation and it is
expected that at most times it will be spongy or
even dry and will support water grasses and
cattails. The holding pond will probably be no more
or less dangerous than the thousands of other lakes,
ponds, wetlands and waterways in Minnesota.
you for your time and again we would like you to
to stop by the Ramsgate business office to inspect
ngs and materials. Please call me if you have any
questions.
cerely,
Arlene Dixs
General Manager