Concept Review-Paul SteinerK
September 15, 1988 Planning Report: CR88 -1
CONCEPT REVIEW
Paul Steiner
Purpose.
Concept review of proposed development of a 64,000 square foot office -
showroom /warehouse in the southeast corner of Hopkins.
Overview.
Paul Steiner is proposing to construct a 64,000 square foot office -
showroom /warehouse. The proposed building is to be located at the
southeast corner of Hopkins. Mr. Steiner owns 20 acres of which he is
proposing to build on approximately 4 acres. He has stated that he
would probably donate the remaining 16 acres to the City for use as
open space. Almost all of the 20 acres is located within the Nine
Mile Creek flood plain. The Watershed District will allow the 20 acre
site to be filled 20% or 4 acres.
Issues to Consider.
o access
o utilities
o rezoning
Supporting Documents.
. )S NVIT
Nano S. Anderson
Commu ity Development Analyst
0
o location map o site plan
o background o access plan
CR88 -1
Page 2
1111 Detailed Background.
The following is a list of ordinance requirements and the proposed
building:
Front Yard
Side Yard (W)
(E)
Rear Yard
Parking
Height
Loading docks
I -1 Proposed
20' 30'
40' 94'
20' 101'
40' 50'
144* warehouse 16 156
office 128
35' 1 story
1 5
* Based on 50% office /50% warehouse
The proposed building shows five loading docks to the east of the
building. The most northerly loading dock looks like it would be a
problem. With a semi truck at the dock, the parking aisle may be
partially blocked.
The site plan shows that the building may have up to five tenants.
III Access.
Currently the site has no access. Just prior to the applicants
property, Smetana Road turns south. It appears the applicant has the
following three options for access:
- obtain an easement from the abutting property to the
south
- obtain an easement from the abutting property to the east
- extend the Smetana road along the southern end of the
applicants property
The first option of obtaining an easement from the abutting property
is not possible at this time. Drag Specialities is presently in the
bankruptcy proceeding.
The second option is to obtain an easement from the abutting property
to the west (Westbrooke Patio Home Association). This is the option
the developer would like to pursue at present.
The last option of extending Smetana Road would involve a great deal
of expense and cooperation with Minnetonka. In order to obtain enough
right -of -way, the applicants building would have to be made smaller
III because Drag Specialties is already constrycted and does not have any
excess land on their north side. This option would involve
considerable study because it could bring about a different traffic
situation in this area for both Hopkins and Minnetonka. This road
would connect with Opportunity Court.
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CR88 -1
Page 3
Depending on what access the applicant obtains, the access could have
the potential of changing the traffic patterns which Minnetonka is
concerned about.
i
Rezoning.
The site is currently zoned R -2. The Comprehensive Plan has
designated this area as open space.
The R -2 zoning allows the following residential types:
- 2 family dwelling
- 2 -4 family dwelling
- townhomes
The subject site is surrounded by Minneapolis Floral to the north,
Westbrooke to the west, Highway #18 to the east and an industrial area
to the south.
The Minneapolis Floral site is zoned R -2 and does have the potential
of being developed with 288 residential units. However, there has
been some interest in an office building on this site also. Access to
this site would be from Second Avenue South. Any traffic from a
residential or an office building would not have an affect on the
applicants property.
Westbrooke is to the west of the subject site. However, there is open
area between the applicants property and the actual buildings in
Westbrooke.
If this property were developed as residential, approximately 50 units
could be constructed. More or less units may be built on this site
because the applicant does have the density capabilities of 20 acres
but because only 4 acres can be developed, an exact number cannot be
determined until a site plan is developed.
In this situation, traffic generated industrial versus residential
will be a major concern to residents both in Hopkins and Minnetonka.
Assuming Smetana Road is not extended, an industrial use will
potentially bring semi -truck traffic down 11th Avenue and through Opus
which a residential use will not. Smetana Road is a one -way to the
south starting at about the applicants property.
Minnetonka and Hopkins are concerned about the traffic generated by
this site and the traffic situation currently existing. A traffic
study for this area will be started as soon as the bridge on 11th
Avenue is completed.
Utilities.
The applicant can get water and sewer from Westbrooke or Minnetonka.
The Westbrooke utilities are all private so the applicant would have
to receive permission to hook -up.
A
•
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CR88 -1
Page 4
It is more practical probably to get the utilities from Minnetonka.
Minnetonka does have water and sewer that the applicant can hookup
to. These utilities are located south of the subject site.
At this time Minnetonka has concerns about the traffic situation in
this area and until the traffic study is completed and the concerns
are met, it is unlikely the applicant will be able to have access to
the utilities.
1cla. a PC3M45