Cond. Use Permit-Baton Corp.•
•
•
May 23, 1988 Planning Report: CUP88 -9
Proposed Action.
Staff recommends the following motion: That the request to revise the
original Conditional Use Permit to construct more condominiums is
approved by Resolution No: R88-44.
Approval of this motion will allow the applicant to construct more
condominiums.
Overview.
Baton Corporation is proposing to revise their original plans which
received Conditional Use Approval on June 2, 1987. They are now
proposing 49 condominiums and 1 townhomes. The original proposal was
for 32 townhomes and 26 condos. The townhomes currently under
construction will be the only townhomes built. The condos will be
built in two phases, the first along 11th Avenue and the second along
the Suburban Chev side. The condos will be both one and two bedrooms.
Baton is making this request because of the market demand for the
condos in this area compared to the townhomes. The subject site is on
HRA Redevelopment Project area.
Issues to Consider.
Is the construction of more condominiums a better use for
the site?
o Will the surrounding parcels be affected by the change?
Supporting Documents.
o Location Map o Site Proposal
o Site Plan o Resolution
6 Thisnr Q rrd
Nancy . Anderson
Community Development
Analyst
CONDITIONAL USE PERMIT - BATON CORPORATION
11th Avenue South & First Street
•
Site Proposal.
When the original Conditional Use Permit was granted, five variances
were also granted. The variances are as follows:
20' variance of required 30' front yard setback
5' variance of required 15' side yard setback
19' variance of required 25' rear yard setback
26' variance of required 36' distance between buildings
2% variance of maximum building coverage of 30% for
Alternate 'A' (townhomes)
15% variance of maximum building coverage of 30% for
Alternate 'B' (townhomes /condos)
With this
decreased:
- the rear yard setback variance will not be needed. The
proposed new building will be setback 25 feet
- the new building coverage will be decreased by 8%
- the variance for distance between buildings will not be
needed. There now will be 44' between the townhomes and
the condos.
The south end of the site will remain as proposed. The following is a
list of the proposed development and ordinance requirements:
R -5 Proposed
Lot area
Lot area per family
Lot width
Front yard
Side yard
Rear yard
Bldg. height
Bldg. coverage
Parking
Dwelling Floor Area
2 bedroom
1 bedroom
* with credits
CUP88 -9
Page 2
new proposal many of the granted variances will be
24,000 sq.ft.
700 sq.ft.*
150 ft.
30 ft.
15 ft.
25 ft.
4 story
30 %
1.2 per unit
85,860 sq.ft.
1,362 sq.ft.
268 ft.
10 ft.
E 11 ft.
W 11 ft.
25 ft.
Twnhm 2 story
Condo 3 story
39 %
Approx 79 spaces or 1.25
720 sq.ft. Twnhm 1,200 sq.ft.
Condo 1,100 sq.ft.
600 sq.ft. Twnhm 1,200 sq.ft.
Condo 1,100 sq.ft.
CUP88 -9
Page 3
Exterior Features.
The exterior look of the condos will be similar to the townhomes. The
exterior is proposed to be of brick, hardboard siding and asphalt
shingles. Sidewalk will be provided along 11th and 12th Avenues and
First Street South.
Landscaping.
The site is required to have 28 trees. The landscape plan shows over
double of that requirement. The plantings will remain essentially the
same as before, only the placement will change. Sod will be laid
throughout the site. There will be more green space on the north and
west sides of the site with the new proposal. A fence is proposed
between the condo parking lot and the townhomes driveway.
Traffic Flow.
The traffic flow throughout the site will be changed. Twelfth Avenue
South will now have the only ingress /egress points. The townhomes now
will have their own drive which will be separated from the condo
parking. The condos will also have a separate ingress /egress point.
Access to the underground parking will be on the west side of the
condo parking lot. The parking lot is designed for a drop -off area
along with an area on 11th Avenue. The old plan had a drop -off area
on 11th Avenue along with the entrance to the underground parking
area.
Drainage.
The Director of Engineering has reviewed the plans and found them
acceptable. The new plan will provide 6% more green space than the .
previous plan. This added green space should help alleviate the run-
off on the site.
The site will get water and storm drainage from 12th Avenue and
sanitary sewer from 11th Avenue.
Fire.
The Fire Marshal has reviewed the plans and found them acceptable.
- Is the construction of more condominiums a better use for the site?
The new site plan as presented is a better use for the site. The
townhomes and condos will be separated by landscaping and a fence.
This will provide more privacy for both the residents of the townhomes
and condos. The new plan also provides more green space throughout
the site. This additional green space will be a nice feature for both
the residents and the surrounding neighbors. The new plan will also
minimize or eliminate many of the variances that were granted. This
new plan will benefit both the City and the applicant.
•
CUP88 -9
Page 4
Will the surrounding parcels be affected by the proposed change?
There should be less impact on the surrounding parcels with this
proposed plan than the first proposal. All traffic in and out of the
site will be on the less traveled 12th Avenue. The old proposal had
access to the underground parking off 11th Avenue. The new proposed
plan will have a larger green area between Suburban Chevrolet and the
condos.
The other setbacks along the outside perimeter will remain the same as
the old plan or greater. The new proposal offers a site plan which
seems to have less impact on the area.
Alternatives.
1. Approve the Conditional Use Permit to revise the original
plan for CitiGables. By approving the Conditional Use
Permit Baton will be able to construct more condos.
2. Deny the Conditional Use Permit to revise the original
plan for CitiGables. By denying the Conditional Use
Permit the applicant will still be able to construct the
original approved plans.
3. Continue for further information. If the Commission
feels that further information is needed, the item should
be continued.
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49 Unit Condominium
Main Floor 922.8
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CitiGables Townhomes a nd Condominiums
Baton Corporation.
Twelfth A uth
E Avenue South
North
Site Plan
1 inrlhprn PiPrrc Inr Arr•hi+or+ +o
Asphalt
Shingles
Brick
Hardboard
Siding;
Wood
Trim'
Baton Corporation
•
to
1 inrihprn Pipmp Arrhitortc
CitiGables Townhomes and Condominiums Eleventh Avenue Elevation
CODE •
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COMMON NAME /LATIN NAME
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PL, SCHEDULE
itiGabies Townhomes and Condominiums
aton Corporation'
Plant S hedule
Lindberg Pierce, Inc. Architects
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 88 -44
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
APPLICATION FOR CONDITIONAL USE PERMIT CUP88 -9
WHEREAS, an application for a Conditional Use
Permit entitled CUP88 -9 has been made by Baton Corporation
to allow more condominiums in place of townhouses at 11th
Avenue South & First Street is approved.
1. That an application for Conditional Use Permit
CUP88 -9 was filed with the City of Hopkins on
May 9, 1988.
2. That the Hopkins Planning Commission reviewed
such application on May 31, 1988.
3. That the Hopkins Planning Commission, pursuant
to published and mailed notices, held a public
hearing on May 31, 1988; 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 the Hopkins
City Council makes the following Findings of Fact in respect
to Conditional Use Permit CUP88 -9:
1. That the revised plans minimize the granted
variances.
2. That the density of the added units conforms
with the district requirements.
BE IT FURTHER RESOLVED, that application for
Conditional Use Permit CUP88 -9 is hereby approved subject to
the following Conditions:
1. That the applicant and the City execute a
revised redevelopment agreement.
2. Approval by HRA of revised plan.
Adopted this 7th day of June, 1988.
Donald J. Milbert, Mayor