Loading...
CR 2012-055 Concept Review - The Blake School-caMay 30, 2012 Council Report 12-55 CONCEPT REVIEW — THE BLAKE SCHOOL Proposed Action This is a concept review that requires no action. Any comments regarding the development would be helpful to the applicant for further applications. Overview In 2008-9 The Blake School did a long range campus improvement plan for their Hopkins site. Many of these improvements will not be constructed for some time; however, any change will require water retention capacity on the property. Because of the need for additional water retention capacity, The Blake School has purchased eight properties on the east side of Harrison Avenue. The proposal is to have a retention pond on the corner of Harrison Avenue and Excelsior Boulevard and to keep the remaining five homes. The retention pond area would consist of an outlot owned by the City, 13 and 15 Harrison, which are vacate parcels, and the home on 17 Harrison would be razed. A zoning change for 13-17 Harrison and the outlot would be requested from R -I -A to institutional. The Blake School is proposing to have a day care in 33 Harrison for the faculty of the school. It is anticipated there will be 10 children. Primary Issues to Consider • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? • What is the concept for the Harrison Avenue properties? • What is the applicant's time line? • What are the concerns of the neighborhood? • What are the items that will have to occur for this development to proceed? • What was the discussion at the Zoning and Planning meeting? Supporting Documents • Analysis of issues • Preliminary site plan • Letter from resident q�w�� Nancy 0Anderson, AICP City Planner Financial Impact: $ N/A Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Notes: CR12-55 Page 2 Primary Issues to Consider. • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The zoning of the main campus is Institutional. The properties along Harrison Avenue are R -1-A, Single and Two-family High Density. The Comprehensive Plan has designated the Harrison Avenue properties residential. If this proposal were to proceed and the property along Harrison is rezoned, the Comprehensive Plan will have to be amended. • What is the concept for the Harrison Avenue properties? The proposal is to construct a water retention pond on the corner of Harrison and Excelsior Boulevard. The pond would be screened from Harrison Avenue with a wall and landscaping. The remaining five homes would have landscaping improvements and some would have home improvements also. A day care for the faculty of Blake School is proposed at 33 Harrison. The capacity would be for approximately 10 children. Surrounding Uses The site is surrounded by commercial to the north, residential to the west and south and The Blake School to the east. • What is the applicant's time line? The actual time that this will take place is unknown. Funds have to be raised for this proposal to happen. Before construction can take place, a public hearing must be held for City approvals. • What are the concerns of the neighborhood? A neighborhood meeting was held and this proposal was presented to them. The concerns were the following: • Stadium light on • Day care traffic • A wall buffer between the remaining homes on Harrison and Blake School • Better gate control for the road on the west side of Blake School • Construction of a loop road on the west side of Blake — traffic concerns Several of these concerns are operational issues with Blake School, and we will work with Blake School. The other items will be addressed when Blake School seeks approvals. CR12-55 Page 3 • What are the items that will have to occur for this concept to proceed? The following are the items that will have to occur for this concept to proceed: • Rezone 13-17 Harrison and the outlot to Institutional • Amend Comprehensive Plan to Institutional • Sell Blake School the City's outlot abutting Excelsior Boulevard • Remove the building covenants from 13 and 15 Harrison Avenue • Approval by Minnehaha Creek Watershed District • Vacate part of north/south alley • Relocate watermain in the north/south alley What was the discussion at the Zoning and Planning meeting? Ms. Anderson reviewed the proposal for the east side of Harrison. Ms. Anderson stated that this is a concept and there would be no action taken tonight. Ken Nivala, the Director of Building and Grounds, representing Blake School, appeared before the Commission. Mr. Nivala stated that the reason for the holding pond is water retention for future improvements. There was discussion on the drainage, the existing homes, drainage of the entire site. Dan Kistner of 46 Harrison Ave appeared before the Commission. Mr. Kistner spoke on a variety of issues. Marc Bogursky of Blake School gave an overview of the master plan for the entire site. NEW WALL — NEW TREES, BE AND LANDSCA LOT 6 DEMOLISH HOUSE #21, LOT 5 RENOVATE HOUSE AND LANDSCAPE IMPROVEMENTS #25, LOT 4 LANDSCAPE IMPROVEMENTS #29, LOT 3 LANDSCAPE MPROvEMENTS #33, LOT 2 LANDSCAPE IMPROVEMENTS #37, LOT I RENOVATE HOME AND LANDSCAPE IMPROVEMENTS i" THE BLAKE SCHOOL THE HARRISON AVENUE COORDINATION BLAKE EXGE�-5108 6L�� ' DESIGN IMAGESSP■IMARCH 30500 2 SCHOOL MASONRY SCREEN WALL LANDSCAPE BERM NORMAL WATER RETENTION POND (FLUCTUATES) ` CURRENT POND 51ZE (FLUCTUATES) HIGH WATER 5OUNCE EDGE CHAIN LINAC FENCE }--1 VACATE ALLEY I r 111 Q d) OC Q IST STREET VAGATFt ALLEY BUFFER LANDSCAPTING BUFFER " PLANTINGS LANDSCAPE KEY DECIDUOUS AND CEDAR /^ OVER -STORY TREE DECIDUOUS UNDER-5TCRY TREE ^r$B SHRUBS PRAIRIE GRASSES AND WILD FLOWER MIX DAMP SEED MIX WET SEED MIX B- SITE PLAN l Page �1 46 Harrison Avenue South Hopkins,,MN 55343 May 22, 2012 Nancy Anderson American Institute of Certified Planners (AICP) Hopkins City Hall 1010 1st St S Hopkins, NIN 55343 952-935-8474 Dear Nancy Anderson: This letter is in response to your May 16, 2012 letter, Notice of request for a concept review for the. future development of the west side of Harrison Avenue. (In actuality, it is the EAST Side of Harrison Avenue South Development Concept Project.) We first request, that any and all agreements betwccn the City of Hopkins and The Blake School be in writing, and made a legal public document. In times past, this has not been done, and the promises made to our area have not been kept because of no such action. No documentation and no memory on the City of Hopkins or The Blake Schools behalf, but memory by us area residents. The first agreement that we request be made in writing, and approved of by all parties is as follows: That IF we approve of a Provisional Zoning Change from Residential to Institutional, it will be, for the solo purpose to make the property a Retention Pond Only, and otherwise the property will revert back to Zoned Residential. This is for addresses 13, 15 and 17 Harrison Avenue South, Hopkins, Minnesota properties only. A PROVISIONAL ZONING change. Also provisional, that if any breach of agreement with any of the Four main promises made by the City of Hopkins, AND The Blake School, will revoke this Provisional Agreement, and return the 3 lots back to Residential, and'homes built on them within 1 year from when the incident happens.. • First Promise: . The alley at First Street South and Harrison Avenue South will be blocked with a gate on Blake School property at All times. 24 hours a day, 7 days a week. Emergency Access Only ;will be accepted, with the occasional exit onto Harrison Avenue South, going north only to Excelsior Boulevard,with the presence of the Hopkins Police at the intersection, the entire time the gate is open. • Second,Promise: The. Vacated Alley in question will be split into three sections. o Section One Will be from addresses 13, 15, 17, 21, 25, 29, 33 and 37 Harrison Avenue South. This section will revert back to The Blake School. And access that requires the school to store items in the garages on these properties can be made via the vacated alley areas. o Section Two Will be addresses 41, 45, 4,9, 53 and 57 Harrison Avenue South. This section WILL REMAIN AN. ALLEY behind these residential properties, up to the 18 foot wide alley in between 57, and 101 Harrison Avenue South. o Section Three Will be addresses 101, 105 -(includes 109&.113),121,.125,129,133,137 and 145 Harrison Avenue South. Will one half of the property go to the resident involved, and one half go to The _. Blake School? What about 113 Harrison Avenue South? If that property is developed, and a home is built on it, it would be land -locked with no access to the back. Will 105 Harrison Avenue South 'til rlLi _;r.: _i's£ -_t rs sffff:fl.1F..-:::::::!_.—_l.".'ir:iil::.i.'1".'�::...-::.-.'-�::..�e1_—.L....rr=t_.........�....rfJrWrl._.L'11....r. r_ _-ts___fi111 !��•rii:..._. ::>.::::.. -_ Page 12 have access to the Hockey Rink Road on the rear of their lot? How will the City of Hopkins access the catch basin behind 121, 125 and 129 Harrison that catches the rain run-off from The Blake School Hockey Rink, Road and parking lots that drain towards Harrison Avenue? There are also probably more issues regarding this "vacated alley issue" that we don't know about at this time. • Third Promise: The Stadium Parking Lot, Hockey Rink Road and Parking Lot will be for parking, and NOT for partying and the playing of loud, obnoxious music before, during or after school sanctioned events. That more patrolling by The Blake School Security will be done during these events to insure this. Regular patrols by the Hopkins Police wouldn't hurt either. The city of Minnetonka does this at the Hopkins High School. • Fourth Promise: To improve, or in some instances, provide and maintain an attractive SOUND BARRIER between The Blake School and the properties at 41, 45, 49, 53, 57, 101, 105 -(includes 109&113) and 121 Harrison Avenue South, as was shown on the concept drawing to the area residents BEFORE the Stadium was built. Because of the Day -Care house at 33 Harrison Avenue South, we want School Zone Speed Limit Signs posted on the first two blocks of Harrison Avenue South on both sides of the road. We would also ask for no School Event Parking signs posted along with the School Zone Speed Limit Signs. Per the concept drawing, dated March 30, 2012 from The Blake School, is the sidewalk that is illustrated in front of properties 13, 15, 17, 21, 25, 29, 33 and 37 Harrison Avenue South going to be done by The Blake School at their expense, seeing how it is still on Hopkins City property, or does ALL of Hopkins SHARE the expense? Is the City of Hopkins being compensated monetarily for the rezoning of 13, 15 and 17 Harrison Avenue South properties? We are currently losing over $2,000.00 a year on 13 and 15 Harrison Avenue South in property taxes because the mayor and the city council approved NOT having houses built on these two properties. This was done without any approval of the area residents, or their knowledge thereof. - Are there any other Secret Agreements between Mayor Maxwell and The Blake School that we should be concerned about? Are there any other promises made by the Hopkins City Council, or Hopkins City Planning Commission related to the Development of the West Side of Harrison Avenue South Project? When does the City of Hopkins plan on moving the water main that runs behind the homes on the east side of Harrison Avenue South from the Water Tower, north, to Excelsior Boulevard? And is that expense going to be shared by All of Hopkins Businesses and Residents, because the City of Hopkins refused The Blake Schools offer to pay for, and do the work? Do we have to retain a lawyer, at the City's expense, to look out for our interests, because the City of Hopkins and All of their Departments and Committees have failed to represent us in the past? Please be prepared to address these issues, and other questions, at the May 29th, 2012 6:30 p.m. Planning Commission Meeting in the Council Chambers of the City Hall, 1010 First Street South, Hopkins. And we last, as we first requested, ask that ANY and ALL agreements between the City of Hopkins and The Blake School be made in writing, and made a legal public document. In times past, this has not been done, and the promises made to our area have not been kept, because of no such action. REPEAT. The promises made to our area have not been kept, because of no such action. Your words mean nothing. Any Page 13 and all agreements made, are to be in writing, and made as a legal document. That way, we don't have to keep bringing up OLD business. My family has lived in Hopkins for FIVE GENERATIONS. Our Grape Vine came from Sweden in the 1800's. We were here before Hopkins was a city, and before The Blake School, and plan on being hero many years to come. Please stop disrespecting the area residents as you have. We remember "the blighted area of Hopkins" comment made by the mayor and the school. You cannot erase our memories; there are TOO MANY of US. One last thing at this time. The concept drawing has the alley between 57 and 101 Harrison listed as 1st Street, and it isn't. First Street ends at the intersection. The "T" intersection. Going up the hill to The Blake Schools gate is an alley. The City of Hopkins and Blake are using this drawing as a formal document, so it should be accurate. Even though it's not to scale, and the concept trees will never grow to be that size, etc. etc. etc. But, as on FOX TV, if a lie is repeated two or more times, it's considered fact, so, please correct this. Harrison Avenue South is 30 feet wide. The alley between Harrison and Van Buren Avenue South is 10 feet wide. The alley between 57 and 101 Harrison Avenue South is 18 feet wide. It is NOT a street going east from the intersection, but it is an alley. Let's work, and grow together. Please change all further documentation and references to reflect this. Thank -you! We have survived for OVER 100 years together, so let's continue. Respectfully, Dan Kistner & The Harrison Avenue South Area Residents Group Copy: The Harrison Avenue South Area Residents, including Van Burcn, Jackson, and Monroe Avenues South, or, The President Streets Area Neighbors - Myou have any concerns that I haven't addressed, and cannot make the meeting, please let me know of these concerns, and I will help you voice them. Kistner9@aol.com Again, thank -you. Our family has lived at this address since 1946 I'm a fourth-generation Hopkins Resident that raised a fifth generation here. The Halloween House, as seen in the Sun -Sailor, The Star Tribune; on Channel 5 News, and on Channel 9 News 2 -hour live Weather Broadcast.