V. 3. Planning Application 2018-09-SP Hopkins Professional Building Facade Improvement
July 24, 2018 Planning Application 18-09-SP
Site Plan for Hopkins Professional Clinic
Proposed Action: Staff recommends the Planning & Zoning Commission approve the
following motion: Move to adopt Planning & Zoning Resolution 2018-05 recommending the
City Council approve the site plan for façade improvements at the Hopkins Professional
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Building located at 29 9 Avenue North.
Overview
The applicant, Hopkins Professional Building, requests site plan approval for façade
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improvements to the main entrance of the building at 29 9 Avenue North. The subject
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property is located on the east side of 9 Avenue North between Mainstreet and 1 Street
North. The Hopkins Professional Building houses the Hopkins Eye Clinic, Mainstreet Dental,
and a podiatry office.
The applicant is a recipient of a grant from the City of Hopkins’ Façade Improvement Grant
Program, which was established to enhance the vitality and aesthetic character of downtown.
The grant provides funding assistance to property or business owners within Downtown
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Hopkins between 7 Avenue and 11 Avenue and between 1 Avenue North and 1 Avenue
South for façade improvements. The grant pays for up to 50 percent of the cost of the
improvements, up to $25,000. Staff recommends approval of the site plan application.
Primary Issues to Consider
Background
Legal Authority
Site Plan Review
Supporting Documents
Planning & Zoning Commission Resolution 2018-05 Approving Site Plan
Applicant’s Narrative
Plans and Building Elevations
_____________________
Jan Youngquist, AICP
Community Development Coordinator
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 18-09-SP
Page 2
Primary Issues to Consider
Background. The applicant is proposing to improve the western façade of the Hopkins
Professional Building. The existing cedar shakes will be removed from the mansard roof and
clad with a dark blue-gray fiber cement siding, which will wrap three feet around the north side
of the building and will include a five foot wide swath that extends down the southwest corner
of the building. The existing vestibule entry will remain and will be covered in a similar siding
with a contrasting amber-brown color. The original exposed brickwork will be covered with a
synthetic stucco in a cream color. The same color will be used to paint the north side of the
building.
The applicant has received a building permit for an Americans with DisabilitiesAct (ADA)
accessible ramp and railings that will ramp up from the north, parallel to the public sidewalk, to a
landing by the vestibule doors. Steps will provide access to the landing from the south.The
ADA accessible ramp will be constructed along with the façade improvements.
Legal Authority. Review of the applicant’s site plan application is considered a quasi-judicial
action. In such cases, the City is acting as a judge to determine if the regulations within the
Comprehensive Plan and Zoning Ordinance are being followed. Generally, if the applications
meet these requirements they are approved. The applicable standards for this application, along
with staff’s findings for each, are detailed in the “Primary Issues to Consider” section below.
Site Plan Review. Standards for reviewing a site plan application are detailed in Section 526 of
the City Code. This section establishes site plan review procedures and provides regulations
pertaining to the enforcement of site design standards. These procedures are established to
promote high quality development to ensure the long-term stability of residential neighborhoods
and enhance the built and natural environment within the City as new development and
redevelopment activities occur. Section 526.01(d) of the City Code requires site plan approval
for reconstruction, replacement, or remodeling of material on 50 percent or more of any part of
the exterior of an existing building that abuts public right-of-way 50 feet or more in width.
Land Use and Zoning Standards.The subject property is guided Commercialby the
Comprehensive Plan and zoned B-2, Central Business. The property also lies within the
Downtown Overlay District, which serves topreservethe small-town, unique character of
Mainstreet Hopkins; complement the existing historic architecture; enhance the pedestrian
orientation of Downtown Hopkins; encourage streetscape design that is inviting and on a
human scale; and communicate the community’s vision for the Mainstreet area.
According to the Comprehensive Plan, Commercial land uses offer a wide variety of goods and
services and Commercial uses located downtown largely serve local needs and specialty market
niches. The B-2 Central Business zoning district includes clinics as a permitted use. Therefore,
continued use of the Hopkins Professional Building as an eye, dental, and podiatry clinic is
consistent with land use and zoning standards. The Downtown Overlay District has additional
standards that are evaluated in the following sections.
Exterior Building Materials. The Downtown Overlay District requires building renovations
to be constructed to be long lasting and use materials that maintain the distinct character and
harmony of the downtown.
The proposed design consists of two main building materials: fiber cement siding and synthetic
Planning Application 18-09-SP
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stucco. The materials and improvements will result in clean lines on the front façade of the
building, which is consistent with the aesthetics of the Wilkus Architects building, located at 15
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9 Avenue North, two parcels south of the subject property. This style complements and does
not detract from the historic character of the buildings along Mainstreet.
Signage. Signage standards in the Downtown Overlay District require that signs be compatible
with the style, composition, materials, colors and details of the building and with signs on other
nearby buildings. The maximum area of a single sign in the B-2 Central Business zoning district
is 60 square feet. The applicant’s plan calls for a 40 square foot sign to be located on the upper
portion of the vestibule. The sign appears to be compatible with the materials used on the
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façade. Signs on the nearby buildings along 9 Avenue North are also located above or at the
main entrances. It should be noted that the sign must be approved through a separate
administrative sign permit.
Exterior Lighting. Lighting standards in the Downtown Overlay District require that lighting
be indirect with the light source hidden from direct pedestrian and motorist view. The district
standards encourage shaded gooseneck lamps for sign illumination. The applicant’s plans
indicate that recessed lighting will extend under the soffit of the roofline and gooseneck lights
on the vestibule will illuminate the signs, which is consistent with the standards.
Windows and Doors. The Downtown Overlay District requires that a minimum of 30 percent
of the ground level façade and side of buildings adjacent to public streets shall consist of
transparent materials. The applicant’s plans show four windows on the front of the building with
large windows and a glass door on the front of the vestibule, which comprise approximately 42
percent of the front of the building excluding the parapet along the roofline. Therefore, the
plans meet the standard.
Alternatives
1.Recommend approval of the site plan application. By recommending approval of this
application, the City Council will consider a recommendation of approval.
2.Recommend denial of the site plan application. By recommending denial of this application,
the City Council will consider a recommendation of denial. If the Planning Commission
considers this option, 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 items should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2018-05
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVEASITE PLAN FOR
FAÇADE IMPROVEMENTS ATTHE HOPKINS PROFESSIONAL BUILDING
WHEREAS,the Hopkins Professional Buildinginitiated an application for site plan review for
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façade improvements for the property currently known as 29–9Avenue North;
WHEREAS,these propertyare legally described as Lot 19, Block 67 in West Minneapolis,
Second Division, on file and of record in the Registrar of Titles and County Recorder, Hennepin County,
Minnesota;
WHEREAS, the procedural history of the application is as follows:
1.That a site plan application was initiated by the applicant on June 19, 2018;
2.That the Hopkins Planning and Zoning Commission, pursuant to published and mailed
notice, held a public hearing on the application and reviewed such application on July 24,
2018:all persons present were given an opportunity to be heard; and,
3.That the written comments and analysis of City staff were considered.
AND, WHEREAS, staff recommended approval of the proposed site plan based on the findings
outlined in the staff report dated July 24, 2018.
NOW, THEREFORE, BE IT RESOLVEDthat the Planning & Zoning Commission of the City of
Hopkins hereby recommends the City Council approve the site plan application for the Hopkins
Professional Building, subject to the conditions listed below.
1.Issuance of a building permit.
2.All exterior signage shall be approved through a separate sign permit.
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Adopted this 24day of July 2018.
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James Warden, Chair