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CR 10-028 Site Plan Review - Marketplace and Main o\l'Y O F f .. HOPKIN • March 1, 2006 • Council Report 06 -28 SITE PLAN REVIEW — MARKETPLACE AND MAIN Proposed Action. Move to ado et Resolution 06 -15 a rovine a site elan to construct a condo townhouse and retail development on the fonner Hopkins Honda site. At the Zoning and Planning meeting, Ms. Aristy moved and Mr. Skiermont moved to adopt Resolution RZ06 -04, recommending approval of a site plan to construct a condo, townhouse, and retail development on the former Hopkins Honda site. The motion was approved unanimously. 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? ® What was the discussion at the Zoning and Planning Commission? 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 (CEP, ERP, etc.): Notes: CRO6 -28 Page 2 • Primary Issues to Consider. y o 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. m 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 underground 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 Page4 Public Works The following are the continents 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 8 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 east side of 7 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 7 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. What was the discussion at the Zoning and Planning meeting? - - Ms. Anderson reviewed the proposed development. Scott England, the architect and Karen Dubrosky of the Cornerstone Group appeared before the Commission. Mr. England reviewed the site plan with the Commission. Mr. England also stated that he had reviewed the comments from the Public Works department and is making changes on their comments. There was a discussion of the northerly most townhorne on Eighth Avenue. Ms. Dubrosky stated that they would remove the townhome. No one appeared at the public hearing regarding this item. 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. CITY OF H IN NS Hennepin County, Minnesota RESOLUTION NO: 06 -15 RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A SITE PLAN TO CONSTRUCT A RETAIL, CONDO AND TOWNHOME DEVELOPMENT WHEREAS, an application for Site Plan Review SPRO6 -2 has been made by The Conerstone Group; WHEREAS, the procedural history of the application is as follows: 1. That an application for a site plan review was made by The Conerstone Group; 2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and published notice, held a public hearing on the application and reviewed such application on February 28, 2006: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of City staff were considered; and 4. A legal description of the subject property is as follows: That part of the west half of the southeast quarter of Section 24, Township North, Range 22 West of the Fifth Principal Meridian, lying within Block 65, West Minneapolis Second Division, and bounded as follows: on the southeast by the north line of Excelsior Avenue; on the southwest by the northeasterly line of Lots 10, 10 and 12, Block 65, West Minneapolis Second Division; on the northwest by the east line of 7 Avenue; and on the northeast by a line parallel with and distant 15 feet southwesterly, measured at right angle, from the center line of the main track of the Chicago and North Western Transportation Company (formerly the Minneapolis & St. Louis Railway Company), as said main track is now located. Lots 10, 11 and 12, Block 65, West Minneapolis Second Division Lots 6, 7, 8, and 16 Block 66, West Minneapolis Second Division That part of the Northwest 'A of the Southeast 'A of Section 24, Township 117 North, Range 22, West of the 5 Principal meridian, bounded as follows: On the southeasterly side by the west line of 7 Avenue: on the southwesterly side by a line parallel with and distant 30 feet southwesterly, measured at right angles, from the center line of the main track of the Minneapolis & St. Louis Railway Company (now the Chicago and-.North Western Transportation Company), as said main track center line was originally located and established across said Section 24, and running Hopkins to Morton; on the northwesterly side by the east line of 8 Avenue; and on the northeasterly side by a line parallel with and distant 15 feet southwesterly, measured at right angles, from the center line of the main track of the Chicago and North Western Transportation - Company (formerly the Minneapolis & St. Louis Railway Company), as said main track is now located. Lot 9, Block 66, West Minneapolis Second Division The North 40 feet of Lot 15, Block 66, West Minneapolis Second Division. Together with that part of the vacated north -south alley in Block 66, accruing thereto. NOW, THEREFORE, BE IT RESOLVED that the application for Site Plan Review SPRO6 -2 is hereby approved based on the following Findings of Fact: 1. That the applicant meets the requirements for site plan approval. BE IT FURTHER RESOLVED that application for Site Plan Review SPRO6 -2 is hereby approved based on the following conditions: 1. That the east west alley is vacated. 2. That the preliminary /final plat is approved. 3. That the Watershed District approves the proposed development. 4. That the Public Works department approves the final, drainage, and utility plans. 5. That the water service to the townhome units is a minimum of 3 ". 6. The fire service line to the condominium building must be a separate tap from the domestic service line. The fire and domestic service should be minimum 6 ". 7. The driveway entrance to the 8 Avenue town homes is not adequate. It needs to redesigned to a width acceptable to staff. 8. The driveway width to the townhomes is not acceptable. The driveway needs to be redesigned to a width acceptable to staff. • • 9. The northernmost townhouse is too close to the driveway. This townhome or townhomes need to be redesigned to allow an acceptable turning movement into the garage and allow a vehicle to park in front of the garage. 10. The sidewalk on the east side of 7 Avenue must be full width to match the west side of the street. 11. The existing storm sewer was not correctly shown on the plans and does impact the design of the project. Public Works will need to review and approve the revised plans when they become available. 12. Tree grates must meet city standard. 13. Driveway entrances along 7 Avenue have to be a minimum width of 24 feet, except for the southern entrance on the west side because of structural concerns for the building and the adequate aisle width within the parking lot. • Adopted this 6th day of March 2006. Eugene J. Maxwell, Mayor ATTEST: Terry Obeinraier, City Clerk