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SPR10-1 Marketplace And Main TownhomesNancy Planner SITE PLAN REVIEW MARKETPLACE AND MAIN TOWNHOMES Proposed Action Staff recommends the following motion: Move to adopt Resolution RZ10 -04, recommending approval of a site plan to construct sewn townhomes on the former Hopkins Honda site between Sixth and Seventh Avenues on the north side of Mainstreet. Primary Issues to Consider • What is the zoning of the property, and how has the Comprehensive P designated the subject site? What are the specifics of the redevelopment? Supporting Documents Analysis of issues Site Plans Resolution RZ10 -04 derson, AICP Hopkins Honda moved to the former Knox site several years ago. This relocation removed the entire Honda line from downtown Hopkins The area occupied by Honda on Mainstreet is available for redevelopment. The applicant, The Beard Group, is proposing to redevelop the triangular area on the north side of Mainstreet between Sixth and Seventh Avenues. This area is an odd- shaped lot that presents challenges in the redevelopment of the site. The Beard Group is proposing _a row of four townhomes on Mainstreet and three along Seventh Avenue:, Financial Impact: $ N/A Budgeted: Y/N Source: Related Documents (CIP, ERP, etc): Notes: SPR10 -1 Page 2 Primary Issues to Consider. • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The base zoning of the property is B -3, General Business. This property has an overlay zoning of PUD which allows flexibility in the uses and site development. The Comprehensive Plan has designated this site as Commercial. • What are the specifics of the redevelopment? Buildings There will be four units along Mainstreet. The two end units will have two bedrooms and the middle two will have three bedrooms. The Seventh Avenue townhomes will have three units. The two end units will have two bedrooms and the middle unit will have three bedrooms. Exterior The exterior of the townhomes will also be a combination of rockface CMU, brick, lap, shake and panel siding. The ends of the townhomes will be mostly brick. The rear of the townhomes will have a deck above the garages. The palate of colors will be earth tones. Parking The townhomes will have two -stall garages on the rear of the building. These garages will meet the parking requirements. Access Access to the site is from Seventh Avenue. The access from Seventh Avenue will lead to the garages. There will be a security gate at the entrance to the site. Setbacks A PUD zoning offers flexibility in the setbacks. As currently designed, the fronts of the townhomes along Mainstreet and Seventh Avenue have a one foot setback. The setback from the HCRRA is approximately 40 feet, and the setback from the east approximately 70 feet. Landscaping The ordinance requires one tree per dwelling unit. There will be five trees of the correct size located on the site. There will be another four located along Seventh Avenue. The landscaped areas will have underground irrigation. SPR10 -1 Page 4 Fire Marshal The fire marshal has reviewed the preliminary plans and found them acceptable. Staff Comments Staff is concerned with the appearance of the front of the townhomes. The area is in the downtown design overlay district with a PUD overlay. One requirement in the downtown overlay district is that commercial first floors have a transparency of 30 %. Although this is a residential development and only allowed because it is in a PUD overlay, the pedestrian experience along Mainstreet will be of a wall when walking next to these townhomes. Because the front door (a door that is not visible from Mainstreet) is up a flight of stairs, there will be no activity on Mainstreet from these townhomes. With all buildings in the core downtown, the goals are to complement the existing architecture, create a design that encourages activity and interaction with Mainstreet, and create a design that is pedestrian- friendly. This block is the connector between the proposed Fifth Avenue Flats development and the blocks with Marketplace Lofts and Marketplace and Main. The PUD overlay allows conditions to be added to a development. Staff met with the architect, Jeff Wrede, and Bill Beard and Ron Mel on Friday to discuss our concerns with the design of the front of the townhomes. It is a difficult site to develop because of the lot shape. A suggestion that the architect will be exploring is to move the stairs out into the sidewalk area two feet, which would provide a patio area on Mainstreet for the residents. Staff is much more comfortable with this redesign and will have an update on Tuesday night. Surrounding Uses The site is surrounded by the trail to the north, commercial to the east, commercial /residential to the south, and commercial to the west. Alternatives 1. Recommend approval of the site plan. By recommending approval of the site plan, the City Council will consider a recommendation of approval. 2. Recommend denial of the site plan. By recommending denial of the site plan, the City Council will consider a recommendation of denial. If the Planning Commission considers this alternative, findings will have to be identified that support this alternative. 3. Continue for further information. If the Planning Commission indicates that further information is needed, the item should be continued.