Cond. Use Permit-Apartment Complex•
PLANNING COMMISSION
REPORT NO. CUP86 -2
BACKGROUND:
CITY OF HOPKINS
CONDITIONAL USE PERMIT - APARTMENT COMPLEX
February 14, 1986
PURPOSE: To review and recommend action on a Conditional Use Permit to construct
a 324 unit apartment complex.
Name of Applicant: Oakwood Development Company
Address of Property: Feltl Court and Smetana Road
Present Zoning: R -6
Nature of Request: To build a 324 unit apartment complex
Reason for Request: Ordinance requires a Conditional Use Permit
for construction over $75,000.
The applicant is proposing to construct two apartment buildings on a 20.3
acre site, consisting of a north building with 174 units and a south build-
ing of 150 units. Ordinance 427.26(c) requires a Conditional Use Permit
for construction over $75,000.
The applicant is proposing to develop the site in two phases, the north
building to be constructed first. Since the development is to be con-
structed in phased the applicant is desiring to subdivide the subject site,
however the application for the subdivision was not received in time for
publication for this months meeting, this subdivision application will be
addressed next month.
Whole site: The proposed development complies with the following R -6
requirements:
ORDINANCE PROPOSED
Front yard 35 50
East side yard 20 50
West side yard 20 120
Rear yard 25 63
Minimum Lot area 16,000 857,700
Lot Area per unit (with credits) 2,150 2,647
Parking - 583
Building coverage 35% 26.7%
Open Space ratio 1:1.25 1:4.00
Height 4 story 3 story
Dwelling Floor Area
1 Bedroom 600 741 -726
2 Bedroom 720 996 -869
Over 2 Bedroom 840 -
2
J I 0itO
1111 REPORT NO. CUP86 -2
Page 2
Divided site: Parcel 'A'
Front yard
North side yard
South side yard
Rear Yard
Minimum Lot area 16,000
Lot Area per unit ( Cvi i Ci►re-dttsj -2-,- sis0
Parking
Building Coverage
Open Space Ratio
Height
Dwelling Floor Area
1 Bedroom
2 Bedroom
Over 2 bedroom
Parcel 'B'
Ordinance
35
20
20
25
35%
1:1.25
4 story
600
720
840
Front yard 35
East side yard 20
West side yard 20
Rear yard 25
Minimum Lot area 16,000
Lot Area per unit (with credits) 2,150
Parking
Building Coverage 35%
Open Space ratio 1:1.25
Height 4 story
Dwelling Floor Area
1 Bedroom 600
2 Bedroom 720
Over 2 bedroom 840
Proposed
64
63
60
200
-g34 - 13
l cl P p r
14.4m43 cL r / L 5j
3 story
741 -726
996 -869
50
50
120
30
—37-s79
3)5 8 3
2,526.48 Z.sos,DC
2-&4 -x`10
1 ctppro/
L.:_a,&s- approx. 3
3 story
741 -726
996 -869
clam -_C
(01g 3 a-0 The ordinance does not address parking in an R -6 district. The applicant
has provided 332 underground spaces and 251 exterior spaces. Both aprcels
would seem to have adequate parking. If there exists a parking problem in
- 1,2 0cgg o the future the applicant can expand the parking for 65 more cars on parcel
A
The existing site is comprised of two hills which the development will be
built around. The visual impact of surrounding residential area will be
minimal due to the retention of the existing hills and landscaping. Ap-
proximately 20 feet of the north building will be visible from the resi-
dential area to the east due to the retention of the existing hill. The
south building and the top of the southern hill are approximately equal.
The proposed development would require 272 trees. The proposed development
exceeds this requirement with the combination of new plantings and the re-
tention of existing trees. Ponds will be located throughout the site along
with a bituminous path. The applicant is proposing tennis courts and a pool
on the site.
r
•
REPORT NO. CUP86 -2
Page 3
Access to the site will be from Felti Court off Smetana Road. St. Therese
access will also be from Feltl Court, however, the traffic from St. Therese
development should be not at a heavy volume considering the age of the resi-
dents. Two emergency lanes will also be constructed.
The trash containers will be located on the interior of the buildings, pickup
will be at the entrance to the underground parking.
Lights are distributed through the parking area. The proposed lighting is a
16 foot stell post with decorative "shoeboc" fixture hidden light source.
The Fire Marshal has reviewed the plans and found the proposed plan as presented
has met all his concerns, however, if parcel A is developed first, there must
be two access points to the building.
The proposed plan shows brick and wood siding for the exterior of the buildings.
ANALYSIS: The proposed development meets the requirements of the zoning ordinance for
an R -6 district and also the requirements for a Conditional Use Permit. The
development provides buildings which will take into consideration the current
land configuration to provide a minimal visual impact to the surrounding
parcels. The construction of the north building first will provide residents
with all the recreational facilities planned for the whole development. The
development appears to be a very attractive overall plan, both for the surround-
ing parcels and the residents.
The applicant has submitted an Environmental Assessment Worksheet. Any approval
should be contingent upon a favorable outcome.
The St. Therese development and vacant area will be located to the east, the .
City landfill to the north, vacant area to the west and an old farm to the
south.
The City Engineer has reviewed the drainage plan and found it acceptable. The
applicant has provided several ponding areas for drainage.
The proposed plan shows a driveway easement from Felt] Court. Any approval
should be contingent on the applicant securing an easement for the driveway.
The applicant will have to secure approval from the Nine Mile Creek Watershed
District, as of the date of this report the applicant has not contacted the
Watershed District.
ALTERNATIVES:
1. Approve the plan as a whole, and not allow the applicant to subdivide.
2. Approve the plan to be built in two phases, allowing the applicant to
subdivide.
3. Deny the Conditional Use Permit. Should you choose this option, you will
have to identify findings of fact which support denial of the application.
RECOMMENDATION: I recommend #2 above, granting the Conditional Use Permit for the con-
struction of a 324 unit apartment complex with the following conditions:
1. A favorable outcome of the Environmental Assessment Worksheet.
2. Approval of the subdivision
REPORT NO. CUP86 -2
Page 3
RECOMMENDATION: - continued
3. Securing a driveway easement
4. The parcels having two access points for emergency vehicles.
The following Findings of Fact are suggested should the Commission
recommend approval.
1. The proposed development conforms to the requirements of an R -6 District
3. The proposed development meets the requirements for a Conditional Use
Permit.
Nancy S.lnderson, Analyst
Community Development
MENT DATA
FY• U. 0
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I
PT. BITUMINOUS PA '
• Existing Trees
• i
•
Existing Trees I
•
ertrawitta.ii .SMETANA' stlr 02' . 15 E� �ROAD •_•_•
• o . •
20.3 acres Parking F' (1.8 spaces /unit) Site Coverage, .
W. 0.6 acres INTERIOR t 332 BUILDING FOOTPRIN
19.7 acres (857.700 3.1.) EXTERIOR 251 PARKING & DRIVE
• POTENTIAL EXPANSION 65 POOL & TENNIS.CO�
I LANDSCAPED OPE
Ordinance 373 units —
3 UNITS 324 units • potential parking expansion to achieve - s
I 2 spaces /unit shown with dashed tine on plan. • LIGHTS= 16' steel
PLANT LIST
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OVERSTORY TREES
EVERGREEN TREES
II
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inQ T rees .410
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°< LANDSCAPE DATA, cc o
Open Space i 628,950 8.1.
Areas With Existing
Dense Tree Cover_ 84,500 s.f.
Net Open Space 549,850 s.f.
Ordinance Requirement _ - 272 TREES (ti
Proposed
207
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PARCEL 4
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PRELIMINARY PLAT