Cond. Use Permit-Baton Corp.a• •
Planning Commission Report
CONDITIONAL USE PERMIT - BATON CORPORATION
Block 7
PLANNING COMMISSION
REPORT NO: CUP87 -17 MAY 18, 1987
PURPOSE:To review and recommend action on an
application for a Conditional Use Permit to construct
residential Planned Unit Development.
BACKGROUND:
Name of Applicant: Baton Corporation
Address of Property: Block 7
Present Zoning: R -5
Reason for Request: To construct 48
townhomes or 32 townhomes and 26 condos.
Nature of Request: Ordinance requires a
Conditional Use Permit for construction over
$75,000 and for a P.U.D.
The applicant is proposing to construct either 48
townhomes or 32 townhomes and 26 condos on the site
which is referred to as the Harriman Block. These
units will be owner occupied. The HRA purchased this
block in 1984 with the intentions of redeveloping it
into multi- family dwellings. Currently there are
single family homes on the site. These homes will be
demolished.
This development is a P.U.D. The requirements for a
P.U.D. are in Section 565 of the Zoning Ordinance. The
applicant meets all the requirements except for the
distance between buildings. -A variance has been
requested.
The applicant is also requesting four other variances
in conjunction with the development. The following is
a list of the requested variances:
No.
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CUP87 -17
Page 2
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'
15% Variance of maximum building coverage of 30%
for Alternate 'B'
These variances will be discussed in another staff
report.
The applicant is requesting approval of two plans, one
with only townhomes and the other with a townhome /condo
combination. The applicant is requesting this
flexibility in design to respond to market changes.
The construction will start at the southern part of the
block along First Street South and move in a clockwise
direction so the last area constructed will be the area
where the condos could be constructed. All units are
two bedrooms.
The applicant will buy the block in four stages. The
first parcel is on the southeast corner and then will
continue in a clockwise direction.' The applicant will
be requesting subdivisions at a future date. One
consideration with this phasing is the access is
located on the northwest corner of the block and how
will the first two phases have access to their homes.
The following is a list of the proposed development and
ordinance requirements:
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CUP87 -17
Page 3
R -5 Proposed
Lot area 24,000 sq.ft. 85,860 sq.ft.
Lot area per family 1,000 sq.ft. Tnhm: sq.ft.
Tnhm /con 8$0 sq.ft.'
Lot width 150 ft. 268 ft.
Front yard 30 ft. 10 ft.
Side yard 15 ft. E 11 ft.
W 11 ft.
Rear yard 25 ft.
Bldg. Height 4 story Tnhm 2 story
Condo 3 story
Bldg. Coverage 30% Tnhm 32 %
Condo 45 %
Parking 1.2 per unit Tnhm 68 spaces
Condo 69 spaces
Dwelling Floor Area:
2 Bedroom
720 Tnhm 1,200
Condo 1,100
The exterior of the townhomes and condos will be
similar. The exterior will be hardboard siding with
wood trim. There will be approximately 3 1/2 feet of
brick along the base of the buildings. Asphalt
shingles will be the roofing material.
The applicant is proposing a 6 foot high privacy fence
to screen the residential area from the abutting lot of
Suburban Chevrolet. Each unit will also have a 6 foot
privacy fence to separate the units
The subject site abutts Suburban Chevrolet to the
north, a residential district to the west and south and
Norwest Bank to the east.
The Comprehensive Plan has designated this site as R -4.
(There is not an R -5 designation in the Comprehensive
Plan.)
The Fire Marshal has reviewed the plans and at this
time has found them acceptable.
The Director of Engineering has reviewed the plans and
at this time has found them acceptable.
The CCDC has reviewed the proposed development. Their
comments are enclosed for your review.
With the townhome plan there will be one ingress /egress
point for the site on 12th Avenue South. Access to all
the units will be from this point. All the garages are
CUP87 -17
Page 4
on the interior of the site. If the condos are
constructed there will be an ingress for the
underground parking on 11th Avenue and an egress
further south on 11th Avenue for the exit. The
ingress /egress for the townhomes will remain on 12th
Avenue.
The townhomes will be oriented with their front yards
facing streets. All garages and parking will be on the
interior of the site. Some townhomes will have wood
decks over the garage doors, while others will have a
concrete patio in the front yard. The plan also shows
woods stairs in the rear of many units.
The interior drives will be a bituminous surface with
concrete curbs and sidewalks throughout the site. A
sidewalk will be along 12th Avenue and First Street
South. Twenty parking spaces are provided at the
interior of the site. Each unit has its own garage.
The site has more than the required parking.
The landscape plan shows a variety of plantings. The
plan has more than the required plantings. Most units
will have a planting in their front and rear yards.
Sod will be laid throughout the site.
The applicant is providing a high quality development.
Two plans are submitted for approval because if the
townhome market demand falls, condos can be built
hopefully to ensure that the site will be fully
occupied. The applicants have designed the development
with all the outside parking on the interior of the
site to provide a clean appearance along the streets.
The variances are an important part of the overall
development, because without them the design and
character of the site would be drastically changed.
The townhomes would be placed in a straight row towards
the interior of the site, which then much of the open
space on the interior would be lost.
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F g 0 7 -1 4
ALTERNATIVES:
1. Approve the Conditional Use Permit
2. Deny the Conditional Use Permit
3. Continue the application for additional
information
RECOMMENDATION: I recommend Alternative #1. The
following are suggested Findings of Fact and Conditions
should the Commission recommend approval:
1. That the development meets the requirements
for a P.U.D.
2. That the development meets the requirements
of a Conditional Use Permit.
Conditions:
1. That the requested variances are approved.
2. That the applicant secures ownership of the
property
3. That both plans are accepted
4. That the applicant provide an access plan for
the first two phases.
Respectfully submitted,
u N
ncXJS. Anderson
Community Development
Analyst.
^' CENTER DEVELOPMENT CORPORATION
HOI=KI■S MINNESOTA
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TO: Hopkins City Council
FROM: CCDC Board of Directors
RE: Block Seven Development
BACKGROUND
The CCDC has participated actively throughout the long process of
selecting a developer for Block 7. While our concerns have been
similar to your considerations, we have not shared your conclusions.
Specifically we do not concur with the selection of the basic
Lindberg- Pierce /Baton proposal for the following reasons:
1. The development proposed is not of the quality and
impact needed for this vital area.
2. The market for owner occupied townhouse /condominium
projects is weak. It is very probable that the pro-
ject will end up being substantially rental.
3. Reconsideration should be given to evaluating the best
possible use of the site and whether it would be
designated for possible commercial expansion. A deci-
sion to proceed might better be made after the newly
initiated comprehensive plan for the downtown and near
downtown area is completed.
4. The recent interest in substantial retail development
in downtown Hopkins is an incentive to pause and consider
the broader planning issues related to the Specialty
Block, Kraus - Anderson discussions, and other development
possibilities beginning to appear before making a final
commitment.
CONSIDERATIONS
Assuming the Council proceeds with the proposed development by
Lindberg- Pierce /Baton, we would recommend consideration of the
following:
VOLUNTARY PROGRESS TOWARDS COMMUNITY DEVELOPMENT
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1. Strict requirements for materials and design should
be included to provide for long term maintenance
("renter proof "). Example are outside stairways of
some materials other than wood, brick facing, etc.
2. The developer should present a specific plan with
detail of materials and colors to ensure the best
possible aesthetic appearance.
3. The developer should present elevation drawings from
a perspective of each street.
4. Strict requirements should be included to attempt enforce-
ment of the "owner- occupied" intent.
5. Consideration should be given to achieving a desirable
architectural statement and providing an attractive
image at First and Eleventh.
6. Consideration should be given to the orientation of the
project to Central Park.
7 Consideration should be given to the impact of the
project upon Central Park and how it will affect access
to the park.
8 Consideration should be given to the future development of
adjacent and nearby sites.
9. Consideration should be given to the redevelopement of
the site now occupied by the two residential buildings
south of First Street, possibly to provide much needed
parking in the area.
10.. Consideration should be given to insuring that economic.
benefits provided to the project by the City will be of
the fullest possible benefit to eventual owner - occupants
rather than any developer.
11. The proposals presented to CCDC for review lack clarity
of detail which would permit a comprehensive evaluation
of the project.
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1. erg Pierce. Inc. Architects
600 First Avenue Nora,
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