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CR 11-025 Marketplace and Main - ExtensionG�TY OF NOPINS April 1, 2011 KCouncil Report 11-25 EXTENSION — MARKETPLACE AND MAIN SITE PLAN APPROVAL Proposed Action. Staff recommends the following motion: Move to extend the site plan approval for the 53 - unit building at the Marketplace & Main development for an additional 12 months. Overview. On March 6, 2006, the site plan for the construction of a condo, townhouse and retail development on the former Hopkins Honda site between Sixth and Eighth Avenues was approved. Site Plan approvals expire after a year without a request for an extension. The first extension can be granted by the Planning Department, which was done in 2007. The City Council granted a year extension in 2008, 2009 and 2010, consecutively. Each extension was for the condo development only. Any further extensions must be approved by the City Council. Primary Issues to Consider. • What has changed since the approvals in 2006? In 2006 The Cornerstone Group was approved to develop a 53 -unit condo residential development on the former Hopkins Honda site. The Beard Group took over the development in 2007. Since The Beard Group took over the development they have been trying to sell units to reach the required number of pre -sales to obtain a loan to start construction. The Beard Group did not get the required pre -sales and is proposing to construct apartments. The zoning ordinance does not distinguish between ownership and rental for residential developments. Condos and apartments are permitted. The Beard Group now has gotten a commitment from HUD for financing in March. Supporting Documents. • Council Report 06-28 �--�I I. A T� B L9M Nancy Anderson, AICP Planner Financial Impact: $ N/A Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Notes: CRI 1-25 Page 2 Alternatives. 1. Recommend approval of the site plan extension. By recommending approval of the site plan extension, the applicant will be able to construct the condos as proposed. 2. Recommend denial of the site plan extension. By recommending denial of the Site Plan extension, the applicant will not be able to construct the condos as proposed. 3. Continue for further information. If the City Council indicates that further information is needed, the item should be continued. March 1, 2006 Council Report 06-28 SITE PLAN REVIEW — MARKETPLACE AND MAIN Proposed Action. Move to adopt Resolution 06-15, approving a site plan to construct a condo, townhouse, and retail development on the former Hopkins Honda site. Overview_ Hopkins Honda has moved to the former Knox site. This relocation will remove the entire Honda line from downtown Hopkins. The site on Fifth and Mainstreet will become Hopkins Dodge. The area occupied by Honda on Sixth and Seventh Avenues will be available for redevelopment. The applicant, The Cornerstone Group, is proposing to redevelop the Hopkins Honda area on the north side of Mainstreet. The area is an odd shape that presents challenges in the redevelopment of the sites. The triangular area on the north side of Mainstreet between Sixth and Seventh Avenues would be a row of five townhomes. The area where the old Honda showroom was located and the area to the north will be a retail/condo building with approximately 4600 square feet of retail and 53 condos. The last area used by Honda along Eighth Avenue would be another row of four townhomes. Primary Issues to Consider. • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? • What are the specifics of the redevelopment? Supporting Documents. • Analysis of issues • Site Plans • Resolution 06-15 Nancy S. Anderson, AICP Planner Financial Impact: $ N/A Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Notes: CR06-28 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 are three areas of redevelopment with this proposal. The first area is the small triangular area on the north side of Mainstreet between Sixth and Seventh Avenues. This is a difficult area to redevelop into a retail area because of the shape of the lot. Because of the shape, Cornerstone is proposing a row of five townhomes. The second area is the area along Mainstreet from Seventh Avenue to mid -block and the area to the north. This area provides the largest area for redevelopment. This area will have a retail area on the first floor along Mainstreet and condos above the retail and to the north. Cornerstone is proposing to construct seven efficiencies, 24 one bedroom, 12 one bedroom and den, three two bedrooms, and seven two bedrooms and den. The condo/retail building will be over the parking area that is immediately north of the building on Mainstreet. The third area is the small triangular area along Eighth Avenue. This area is proposed to have four townhomes. Exterior The exterior of the condo/retail building will be a combination of brick, stucco, and Hardi-board. Except for the Mainstreet elevation, the first floor of the building will be brick and the upper floors of the building will be stucco and Hardi-board. The elevation along Mainstreet will be a mostly brick exterior. The exterior of the townhomes will also be a combination of brick and stucco. The front elevations will be more brick than stucco and the rear elevations will be stucco. The front of the townhomes will have a patio on the front elevation with a metal railing. The rear will have a deck above the garages. Parking The townhomes will have garages on the rear of the buildings that will meet the parking requirements. The condo/retail site is proposed to have 92 parking spaces. There will be 63 Qunderground and 29 surface spaces (22 behind the retail area and 7 behind the five townhomes). The 22 surface spaces behind the retail area will have the condo building above the parking. A CR06-28 Page 3 parking study has been completed and is attached. The study concluded that there will be adequate parking for the 53 residential units and the 4,600 square feet of retail. Access Access to all the sites is from public streets. There is an east/west alley and a north/south alley on the block between Seventh and Eighth Avenues that will be vacated. Entrance to the underground parking entrance will be from Seventh Avenue. Setbacks A PUD zoning offers flexibility in the setbacks. The townhomes along Mainstreet are setback 15 feet from Mainstreet, five feet from Seventh Avenue, 28 feet to the north and 42 feet to the east. The condo/retail building at one point is on the property line along Mainstreet. This building will have a 3.2 foot setback on the west side, 1.7 feet setback on the east side and 15 feet to the north. The townhomes along Eighth Avenue have a 15 foot setback along Eighth Avenue, 15 feet to the north, and 5.2 feet to the south. Landscaping The row of five townhomes on Mainstreet has an urban garden indicated on the east side of the site. There is landscaping along the front of the townhomes and along the trail to the north. There will be an ornamental fence along Mainstreet where the urban garden is located. The retail/condo building and the townhomes along Eighth Avenue have most of the landscaping behind both buildings. There will be an infiltration basin with a perennial garden in this area. On the north side of the surface parking area there will be a perennial garden. Cornerstone did a perennial garden on the rear of the building at their first development. There will be a decorative metal fence along the Hennepin County Regional Railroad property. The landscaping along Mainstreet on the public right-of-way will remain. Sidewalks The sidewalks on Mainstreet, Seventh and Eighth Avenues will remain. If any sidewalk is disturbed, it will be repaired. The sidewalk will be scored with a 3'x 3' pattern. There will be a six foot concrete sidewalk in the urban garden on the east side of the five townhomes. Public Works has recommended that the sidewalk on the east side of Seventh Avenue be a full width sidewalk. This is a condition of the approval. CR06-28 Page 4 Public Works The following are the comments of the public works department: We offer the following comments regarding this development: 1. The water service lines do not appear to be adequately sized. We recommend minimum 3" for the townhouse units. 2. The fire service line to the condominium building must be a separate tap from the domestic service line. The fire service should be minimum 6". We recommend a 6" domestic service line. 3. The driveway entrance to the 8th Avenue town homes is not adequate. There are three primary issues regarding the entrance. a) The driveway is only 12 feet wide. This is not wide enough for two cars to pass each other. Typically, one-way driveways are 14 feet wide. There will be instances where vehicles will conflict on the entrance and exit movements. This will lead to vehicles queuing in the street waiting for the driveway to clear. b) The northernmost townhouse is too close to the driveway. This leads to a difficult turning movement into the garage of this unit. An entering vehicle will complete a partial turn into the driveway, need to back up (turning the wheels the other direction), then forward again to complete the turn into the garage. Exiting the garage will require the same jockeying maneuvers. A typical household generates 10 trips per day and it is our opinion that expecting a resident to complete this maneuver this many times every day is not a reasonable expectation. c) The garage entrance to this northernmost townhouse is so close to the driveway entrance, that if vehicles are parked in front of the garage they will block the driveway entrance. A vehicle on the southern half of the driveway will not block the entrance, but it would be yet another obstacle to smooth traffic flow in and out of the site. 4. The sidewalk on the cast side of 7th Avenue should be full width to match the west side of the street. This is essentially a downtown area and pedestrian traffic will utilize the wider sidewalk. Additionally, there is concern about the maintenance and appearance of sod in the boulevard. 5. The existing storm sewer was not correctly shown on the plans and does impact the design of the project. We will need to review and approve the revised plans when they become available. 6. Tree grates must meet city standard. 7. Driveway entrances along 7th Avenue do not meet the minimum width of 24 feet. We are amenable to waiving the requirement for the southern entrance on the west side because of structural concerns for the building and the adequate aisle width within the parking lot. The other two entrances must meet the minimum standard. Trash The trash storage or receptacles for the condos will be located on the first floor. The townhomes will each have individual trash receptacles. The trash receptacle for the retail area will be CR06-28 Page 5 enclosed in the building and rolled out for pick-up. Fire Marshal The fire marshal has reviewed the preliminary plans and found them acceptable. 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. Approve the site plan. By approving the site plan, the applicant will be able to construct the development as proposed. 2. Deny the site plan. By denying the site plan, the applicant will not be able to construct the development as proposed. If the City Council considers this alternative, findings will have to be identified that support this alternative. 3. Continue for further information. If the City Council indicates that further information is needed, the item should be continued.