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Memo - Homes on the East Side of Harrison Ave
• MEMO To: City Council and Zoning and Planning Commission From: Nancy Anderson Date: April 22, 2009 Subject: Homes on the east side of Harrison Avenue Harrison Avenue South, abutting The Blake School, is zoned R-1-A, single and two family high density. The new Compreher�sive Plan has designated this property as low density residential. Recently the City sold trrvo lots on the east side of Harrison Avenue to Habitat for Humanity to construct two single family homes on these lots. The Blake School has been purchasing homes on the east side of Harrison for future expansion. In order for The Blake School to use the east side of Harrison Avenue for a school use, the property would have to be rezoned to Institutional. A rezoning is a discretionary decision by the City Council, and the Council is not obligated to rezone property. The � Institutional District has strict requirements for the removal of homes because of cases like this. The City Council, at the time the ordinance was approved, did not want institutional uses to expand into residential areas and remove homes. There is also a platted.unimproved alley befinreen the Blake campus and the residential area. The four homes that The Blake School owns are as follows: 17 Harrison Avenue South, purchased June 2008 21 Harrison Avenue South, purchased October 2007 33 Harrison Avenue South, purchased August 2008 37 Harrison Avenue South, purchased June 2008 The staff met with representatives of The Blake School in December 2008. At that time they showed the City staff a master plan, but the Harrison Avenue area was not designated in the plan. - The representatives also said that they did not know what the plans would be. City staff again met with representatives from The Blake School on April 21 for an update. Representatives from The Blake School have contacted Habitat for Humanity with the proposal to trade the lots Habitat currently owns on Harrison Avenue for other vacant lots in Hopkins. In this trade they are proposing to have Habitat construct three homes. An updated master plan was also given to the City. The new master plan indicates the east side of Harrison Avenue as a parking lot. The representatives from • The Blake School suggested an interim use as a green space. Both of these uses violate the attached City ordinance; the ordinance would have to be amended. The • Blake representatives also stated that they do not pian to acquire any more homes to the south on Harrison. Attached are the Institutional ordinance, The Blake School's Master Plan and an aerial view with the homes highlighted that are owned by The Blake School. Attachments � � • � Hnpkins Gity Code (Zoning) 542e05 Subda l architectural character with adjacent properties and dwellingsm The Planning Commission and City Council shall apply the requiremen�s of this ordinance to any 10�. or parcel of land from �ahich a dwelling is to be rectioved or has been removed by or on behalf of the applicant at any time prior to the da of the application for the Conditional Use Percnit 2o A.ny struc�ure, building or other improvement constituting part az" an insti�u�ional use that lies directly across the street �rom a dwelZincy or dwellings shall }�e architea�urally comga=ible, in scale with and oriented consistent with existing clwelling unita. If the existing dwelZing units adjacent �o ar in the v,icinity of the institutional use face �he streetp any structures, buildings or improvemen�s related �to the ins�z�.utional use must also orient to the street, Green space, yarc3s or landscaped. parking lots are acceptable if an existing park or open space is adjacent to or acrosa the stree� from the institu�ional usee New or expanded existing park.ing iots across the street from exis�ing dwellings are not acceptable because they are inconsis'tent with the existing character of the neighborhood, except that a parking access � drive not exceeding 24 feet in width may be permi�ted across the etreet from existing dwellings provided the landscaping and screening requirements of �his ordinance are meto In - order to evaluate the application for a Conditional Use Permi� and its compliance with this paragraph, the City may retain an archizect or city planner, at the applicant's expense, to evaluate the proposed conditional use and submit a study or report to the City stating the architect or planner°s opinions and recommendations relating to the compliance of the proposed institutional use �aith zhe requirements of this paragraph, 3o If a new or expanded existing parking lot or access drive is permitied under the provisions of the preceding paragraph, and snch new or expanderl parki.ng lot or access drive abuts or is across the street from an existing dwelling or clweZlings• there shall be a. landscaped buffer area withzn the required setback of a�t least 15 feet in wid.th< Buffer areas sha11 be planted �ri�h a mix'ture of not Zess than 50g conife.rous plan�tings to iaci.litate year-round sareening, and berming may aZso be required for screening purposesa Additionally, screening and buffering shall be required in accordance with Sectiora 55Qo0Z of this ordinance excep� that fence shall be �ermi��ted along street frontages,, 5ubdivision 24 �he proposed use shall also camply vaith all federal, state and municipa� latas s�atutes codes and ordinances and the standards and policies o� the Ci,ty a.n effect at the �tirne of submission of the applicant for a • Condi�ional Use Permite The City may require the applicant, at the applzcan�°s expex�se, to submi� studies, plans and repor�s, from consul�tants . approved by the Ci�1r to demonstrate compliance of the proposed conditional use �a� th al� such I.dCN5 r statutes, codes ` ord.inances a s�andards, and polic� es a _ __ _ - ., b � :. t �CSxI".. ; � n � a ��4�, � Y° � � ��, , � �: �; � 3. ii:: �:� 1��. > � \ �'. � � � �;�� � ;\ `� � �:s��� �i�: � ° ;a � �� � � t � ��� ic � � �y���� "" �,4� � �`�� � �r'c� s . , .-, � �., \. � � �� �� �� . ����� a , ���'��� � � � � ' � �, �: ��• ���` �' ,. � i "�."� � : j � �. � £ •.. :Y�g� .: � .� - *� r S �� ���3 � � � �� q ... ....P �, *�, � � \ � �':, � v,`, �, , ..:... , . , , { .< . > L ,^ `;�,'.i ,: y� �. . `r �?^ � , . ,�., S ��., �. : �T., \ � \ �:?..'�: �1 ���;�. ���. � �,.. ;:� `SY � ��'a � Y p' ��v �� ; �. �����; `� ��� �� � ;p � � ..� � � ', �� ,i� � �� � .. � -0 ;�y � �, i . ;, ° . � ���� � �� ���� a �� � , i � � � � v � � � x �. y �%: � � 3 ?� H f~�,, .�� � . � � � \: � � � � `� ` 4.� '� £ � ,' :� \ F �> , ":£ �Z� '��e � ' i � l c� , � � � � � ..�'. .- � � z Y;, � I K��3 �:: f , �, d �^ I �..1� �' , . . _ a , . ° - �" _ ��.�: -`�, - — �� _ , ---. . -- � - � � _ _ � ° _ � `� a� � _ ���; . . ..:. , �. � , - - e „ , " . _- . � � r, � ' � ; ' •'�. �i�j�� � �I . ._ - �-�,. . ; ^� .., �: � ��� � `� . ._ � � � .� g � „ � "�,� ? � �- ,.��,�Y-,._ �-� _ � ' � --�� '� � � ; �° -� � - � �� e —�" �» `i G ' � ` q�• r x � 1 , f G4 ., s � � �.. � - 9` ,I i '�` ��` � r � � �=' x�: . � . � -, ' f �r � � a ✓"�„ ��� � � °.. � , k' ,' � �� ; a . `�� a .- . . � .,7 =�„�..—,_� � �. :�,. . .—_ �'rf� � .. � '—_ Y j -r. :�` � � � � � • � .���� � �� .::�E+�' -��'.� ,�.,� .. ,.�.i` : -. _— _ _� —.— — 7 ,—.� � d_> _ _ '.� � L� S.�£ i_k ' ... .'S ." �.. :.. �.:� ::.., ..-.:_ %.�". .y' ..' ,... � _ _, ._: ._ ..'- .- '� ..� ^' . - _ . .. � � . � � - �� L ���� �he �l�ke �'chool�ro�ide.s stua'ents �zvith an excellent, ��� � �ccz�emically ch�llengin� ec�ucation in a c�i�e�°se ccnd � su��orti�e cQmmunity comn�itted to � co�nmon set ��� o�`�alues. �'tu�ents c�re ex�ected to�artici�ate:in c�n �.,, � � _ �� inte� o��cc��elnic, artistic ana' athletic �..M,T.�.__ � - acti�ities in� r���r�taon for colle� learnin� . co�n�zunity se��ice �nd Zives �.s res�onsible �.vorld citizens� � , - � DLR Group i _. _ _: ---. _.___ ..------ ---- -- --f''---' - - -- -'-- - - - ��--- — - - - _ - - _ - � Throughout its more than 100 year history, The Blake School has maintained a commitment to excellence. To continue this excellence, the Biake Schoo�recognized�Ya�he need to make better, more efficient decisions rE:garding the campus. The administrative team selected DLR Group to lead the development of a comprehensive rr�aster plan that I provides a 5-year, 10-year anci 25-year outlook for the campus. il DLR Group's interactive process incorpocated'tlie Blake Schooi's Masterplan Committees, established by the school. , VVith more than 40 members, these committe�e represent Biake School parents, staff, faculty, and administrators. The ' participation of these stakeholders are key for a successful masterplan. Executive Committee Steering Committee _ Administrative Liaison & Support Subcommittees: II j Lower Schoof Parents Association �lliddle School Alumni Association Common Facilities Administration Athletics � Technology Food Service Sustainability Facilities Board of Trustees _� _ - __ �"' - - - = F I ! E, e_ — e- -- — — I I 1 S , _'" b� ��,s�� � . �.�}� �: �:=` °�h� ��s��r �lan �r���s� r .�:A r. � .. � -;; .. . � �z � : . o �a M �.a �� . t � '� � , � J�k _ : � � �� T . , . � �''. - � �~ ,;,� ������� ���E�{ 1 � ������������;���� ��� , �.. -;E �l..Y^'m„ 401.� � - - - s . .� DLR Group �ralked through the buildings of the Hopkins , 1 � ��,_ campus �ith representatives from the BIakE� School. Facility - �=""`�"' conditions, shortcoming�nd space use were documented. ��'- � This information is�being compiled with existing building data _,V: ---":::�,�.. ; •- 7 � and curricu�um and program objectives. i -��� 'r ���.b� �� _ . . . ),' � . .'�_ r( _ Sh � � �` , �r,1°€ !. � �" . .,,#,_'.•. � .a' [�[ g� °(^pp� �,g �a [� p@ �g�m � d; ;� = ��'-�: -... �t - 68��kd� �1@ldiV V��6 ,.fi�. �,`,' C . . .. ... . . �+ `t:- : 1 .+ qa£ -. .. . . . �._��- '�� ti �, DLR Group met vdith the various user grou��s, so(iciting input �,,�� on �vays the facilities could better serve the unique needs r� }�;,•. '� of the students, staff, faculty and Blake community. More '� '. i �� � � - i '.� -, than 26 meetings were held v�ith the masterplan committees _�,. ;_ I � � ,,r� `` �� established by the scho�l. Tours of Eden P��airie High School ` - ��r: ��.�;�� � - - - - - _a - �::-�Y� �9==- ��� s��°—w-"' - ----- and Noly Angel's Academy provided points of companson �N7i.Ri t.iliAr6QlEE_MUP3TPJCDTJAH=IGSTOiiS'-0'. ' . . 1,T�ffN�SGtiST\'L-ll^aftOMl1=6UILGN6.VI�TA�JP.HiLFr for similar facilities fhat coufd be incorporat�ad into the Blake School. � TiiL BL.� � DLR Group SCHOOL J zyco , �.- -- - - -� - E - _ � i:_ _ - -- - - �E��G ��K�HQP : . _ DLR Group led a 2-day design vvorlcshop. (�ore than � 40 stakeholders invited by the school pa�ticipated in this interactive "charrette". The first task of the workshop uvas to define fhe goals for the master plan. fssues raised during c��t����}���� & �t°��tt�z�feoe� €s� spac� �c�a' numeraus sub-committee meeting were explored p�d�sf����ts � tra�ts�f :. and became the basis of the design goals. - relate points of entry to campus and site - - functional crrculation throughout �ta�inf�ir� � bc��Id � �el����r�� s��se c�� �orrirr�ur�ify • - focus on tradition, history, relationships & engagement of spatial environments , - safe, secuce & child-centered campus design . �e res�o�sible � scrs�ai��bte _ _ . . . . - marntafn as much greeri sp.ace and trees as possibie - use feature/amenities as educationa( tools wherever possible �hys�c�l eampus ��f�eets the.qcaality of erlr�c�ti��t . �!elevere� by fhe �Ia�e Sch��l • _. _ - �. - - - - - � _ _ _ - - _ - ° _ - - ��� � - M3��i�� ���.K��t�� Participants split into four groups. 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I '' j ': � w �', �B�UN � � �Cm�B�� ����C Y@�8 � . � At fhe end of Qay `i, Dt�R Group des�gners further `"'� ' refined each of the ideas c�e�eloped by the workshop �- . j participants. Day 2 started with a presentation of the four !.- —___- - I solutions.l.Norkshop participants �+Ere invited to review _ - � and discuss the options. � , � � � � � - � h � � �_ �.�, � � � _ , � .�� � ,� +� t_ � � �� '� - � � � �~ _ s ;-_.�� W:�. ._�'-=+ � r �: _ _ i :,.. _. _ _ - _ 1)_ :- -�« _ :� " . � I �. i TIIc ' s H O� L DLR Group i Iyp� I �' , i , . � .� , � i { ' � r . , � � �- � �i �I, , I r :, �: i , ;. . . �- i �.�-. . I .: :.: . :: . : • r� �, , e :_: S �-. c _ 6 �� _ 'ci _ i i �� - �! � I . . . ,. . �...' _ _ --,,, ' 3 3,4 . �' �.^--�. ry ? r � " 'X/ a` •^- -; . :de � � � ° �� ' s _._._--„ � d Each participant cast votes for plan features fhey liked or disliked using colored dots. Participants <"� °� �= °� -�tt�, again convened as a group fo discuss the frends indicafed by fihe blue (likes) and red (dislikes) dots, and to voice fheir reasons for their votes. - _. . _ � �':;, �,; �: ^ � �� �' � d� �z �°•� � , � z�" y��s���� � � ,, t u� ,� - � � 9�s .� � � � . +$ t .� �� % ` �� t� , '`� �,� . �� �; � ' ,,�� �� �'i� �,�'�',�'�;±;� � �, °; i � ,,,, i � Ti3L �3LaxE - � ��3 p p �, DLR Group 4 t�oo �._ - _ - _: : __ ;- - _. � � - - -- ___ _ _ __ _ �� �,� �� � �--� �� �; � � ���If�i� ����C��.��� � �!_��1;J�?��lf� �om the discuss�ons, vo'tes. sketches and additional comments D�R Group designers further reiined the plan ideas into i�vo opiions thai . � support il�e estabiished design goals- Option A and Option B During C�iasterplar� Committee foilov�-up meetings Option A has evoived as the preferred _ _ option and �s the bas�s for the masterplan currently ' being finalized « « �• �- ` , �� w—. , �; t # <� �, � �, � . . .. � f �. . � � = .. � � � � . - ��1 y, a 1 tt 1 t: [! <[ a t[ c[ _ z�,; �a;Y..`?��:� i» v » �: U� - 5 _. _ _ ��• _ v*.c,. � � q-a.9 � f e . . -. 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