CR 06-138 Overlay Zoning Planned Unit Development-Block 64
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HOPKINS
November 29, 2006
Council Report 06-138
OVERLAY ZONING PLANNED UNIT DEVELOPMENT-BLOCK 64
ProDosed Action.
Staff recommends the following motion: Move to adopt Resolution 06-83. approving
Ordinance 06-978. placing an overlay zoning of Planned Unit Development for the property
on the entire block between Fifth and Sixth Avenues. north of Mainstreet and south of First
Street North.
At the Zoning and Planning meeting Mr. Hatlestad moved and Mr. Aarness seconded a
motion to adopt Resolution RZ06-35, recommending approval of Ordinance 06-978, placing
an overlay zoning of Planned Unit Development for the property on the entire block between
Fifth and Sixth Avenues, north of Mainstreet and south of First Street North. The motion
was approved unanimously.
Overview.
GPS Financial Properties is proposing to redevelop the block north of Mainstreet and south
of First Street North between Fifth and Sixth Avenues. The entire block will be razed to
construct six buildings with a total of 220 units. There will also be approximately 6,800
square feet of retail along Mainstreet. It is proposed there will be four buildings of 35 units
plus one guest unit and two buildings of 36 units. The residential buildings will be four
stories.
The condominiums will be owner-occupied. The units will be loft-style with open floor plans
and nine to ten-foot ceilings. The units will range in size from 899 square feet to 1490
square feet. There will be a community room on the second floor for the residents.
Primarv Issues to Consider.
. How has the Comprehensive Plan designated the subject site, and what is the
existing zoning?
. What does the Planned Unit Development zoning allow?
. What was the discussion at the Zoning and Planning meeting?
SUDDortin!!: Documents.
. Analysis of Issues
. Site Plan
. Resolution 06-83
. Ordinance 06-978
.
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Nancy S~ Anderson, AICP
Planner
Financial Impact: $ N/ A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N _ Source:
CR06-138
Page 2
Primarv Issues to Consider.
How has the Comprehensive Plan designated the subject site, and what is the
existing zoning?
The Comprehensive Plan has designated the site as Commercial along Mainstreet and High
Density Residential behind the commercial area. The site is zoned B-3, General Business
and R-4 Medium High Density Residential. The uses proposed are consistent with both
documents.
What does the Planned Unit Development zoning allow?
The Planned Unit Development allows a site-specific development with the underlying
zoning remaining. This type of a development allows for a departure from the strict
application of the zoning standards. The applicant and the City enter into an agreement
defining the specific allowed uses and performance standards for each PUD and these are
delineated in the agreement. In this case the underlying zoning of business and residential
will remain. Residential uses are allowed in business areas with a conditional use permit.
What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the reasons for the PUD overlay zoning. Charlotte Flanagan of GPS
Development, LLC, appeared before the Commission. No one else appeared regarding this
item.
Alternatives.
1. Approve the overlay zoning. By approving the overlay zoning, the applicant will be able
to construct the development as proposed.
2. Deny the overlay zoning. By denying the overlay zoning, the applicant will not be able
to construct the proposed development as proposed. If the City Council considers this
alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
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CITY OF HOPKINS
Hennepin County, Minnesota
Resolution No.. 06-83
A RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING ORDINANCE NO. 06-978 ESTABLISIDNG
A PUD OVERLAY DISTRICT AND AN APPLICATION FOR
PLANNED UNIT DEVELOPMENT (PUD) FOR THE SIXTH AND MAIN
DEVELOPMENT
WHEREAS, application has been made by GPS Development, LLC
("Applicant") to approve a PUD overlay zoning district for the land described in Exhibit
A attached hereto and incorporated herein, which is to be known as the Sixth and Main
Development ("Property");
WHEREAS, the procedural history of the application is as follows:
A. The Applicant submitted an application to the City to rezone the Property
as a PUD overlay zone on May 26, 2006. Thereafter, Concept Plan review was
completed by the Planning Commission and City Council in accordance with Hopkins
Ordinance No. 565.08, and general Concept Plan approval was given.
B. Following the general Concept Plan approval, the final Development Plan
("Development Plan") for the PUD overlay zone was submitted by the Applicant. After
proper public notices, a public hearing was conducted by the Planning Commission on
November 28, 2006, to consider the Development Plan, at which time the Planning
Commission recommended approval of the Development Plan by the Hopkins City
Council.
C. After receiving the recommendations of the Planning Commission, the
City Council reviewed the Development Plan and the Planning Commission's
recommendation and approved the Development Plan and PUD overlay zoning for the
property. The City Council further approved Ordinance No. 06-978 establishing a
Planned Unit Development overlay district for the Property.
D. The legal description of the Property included within the Planned Unit
Development overlay district is set forth in Exhibit A attached hereto.
WHEREAS, the City Council of the City of Hopkins, Minnesota, makes the
following findings of fact related to the application for establishment of a PUD overlay
district for the Property described in Exhibit A attached hereto:
A. That the proposed PUD and the uses therein proposed by the Applicant in
the Development Plan and the exhibits and attachments thereto achieve the necessary
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coordination between the proposed development and surrounding land uses, conservation
of wetlands or other natural amenities and the protection of the health, safety and welfare
of the citizens of the City of Hopkins.
B. The location of the proposed buildings, compatibility of the uses proposed
by the Applicant within the PUD district, the design of parking areas and other features,
the efficiency, adequacy and safety of the proposed layout for internal streets and
driveways, the adequacy and location of green areas and landscaped areas are consistent
with the standards expressed in Section 565 of the Hopkins City Code and the objectives
of the City's Comprehensive Land Use Plan.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Hopkins, Minnesota, hereby approves Ordinance No. 06-978 establishing a Planned Unit
Development overlay district for the Property described in Exhibit A hereto, subject to
and conditioned upon Applicant's compliance with the following conditions:
1. Execution and recording of the required form of PUD/Development
Agreement to ensure the property is developed and used in accordance with the
Development Plan approved by the City Council and that all other terms, conditions and
requirements set forth in the Development Plan are complied with or observed. The
PUD/Development Agreement shall also include all standard terms and conditions
regarding construction of any public improvements, delivery of security therefor,
developer's warranties and other standard terms and conditions.
2. Applicant shall obtain all required Watershed District approvals for the
development of the Property and satisfy all requirements and conditions of such
approvals.
3. Development of the Property is to occur in phases. Before commencing
each phase of development, the Applicant must obtain approval of a Plat and Site Plan for
such phase. As a condition of approval of the plat or site plan for each phase of
development of the Property, the City may impose additional terms and conditions
consistent with the approved Development Plan, but also including standard terms and
conditions related to construction of public and private improvements, construction
standards, security for completion of construction of any public improvements,
warranties applicable to public improvements and other conditions associated with plat or
site plan approval. Applicant shall execute an amendment to the PUD/Development
Agreement in connection with the City's approval of each phase of development of the
Property to document any new terms and conditions required in connection with approval
of such plat or site plan.
6. With each phase of development of the Property, Applicant shall submit
detailed construction and design plans, including, but not limited to, grading, drainage,
utility, parking and traffic control, landscaping, erosion control and storm water
management plans. All public improvements to be constructed by Applicant shall be
designed and completed in accordance with the City's standard specifications and
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requirements. All such plans shall be subject to review and approval by the City's Public
Works staff, and Applicant shall comply with or observe any modifications or
requirements requested by the Public Works staff.
7. Applicant shall otherwise satisfy all terms, conditions and requirements
attached to final approval of any plat or site plan for each phase of development of the
Property.
8. Applicant shall obtain all necessary approvals from the Watershed
District, Hennepin County, the Minnesota Departments of Natural Resources and MPCA
and other governmental agencies or authorities having jurisdiction over the development
of the Property as a condition of proceeding with each phase of development, including
obtaining any required permits.
9. Applicant shall comply with, observe and perform all of the terms,
conditions and requirements described in the Concept Plan, dated August 11, 2006,
submitted by Applicant and incorporated in the approved Development Plan for the
proj ect.
10. The appropriate drainage and utility easements and rights-of-way for any
public streets or alleys shall be dedicated in the final plat for each stage of development
of the Property.
11. Applicant shall obtain all required demolition permits or other permits for
demolition of the existing structures and improvements on the Property.
12. Buildings and structures which cannot support the required level 800 radio
coverage for police and fire shall be equipped with either a radiating cable system or an
internal multiple antenna system with or without FCC type accepted bi-directional 800
MHz amplification as needed. All costs of testing, installation, and equipment shall be
the responsibility of the Applicant.
14. The Applicant shall acquire fee title to all of the land included within the
PUD district and provide the City attorney with evidence of title acceptable to the City
attorney demonstrating the Applicant holds fee title to that land.
ADOPTED this 5th day of December, 2006.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 06-978
AN ORDINANCE ESTABLISHING A PLANNED UNIT
DEVELOPMENT OVERLAY DISTRICT
THE CITY COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
All of the land described as Lot 1, Block 1, Sixth and Main and incorporated herein is hereby
established and zoned as a Planned Unit Development (PUD) Overlay District. The existing B-3
and R-2 zoning classification for the land included in the PUD Overlay District shall remain in
effect as the underlying zoning classification with an overlay zoning classification of Planned
Unit Development or PUD. The permitted uses, development and design standards and other
requirements governing or applicable within PUD Overlay District shall be as set forth in the
Development Plan.
First Reading:
December 5, 2006
Second Reading:
December 19,2006
Date of Publication:
December 28, 2006
Date Ordinance Takes Effect:
December 28, 2006
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
City Attorney Signature
Date
Block 64
Main Street
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