V. 2. Planning Application 2018-08-CON R-1-C Minimum Lot Size
July 24, 2018 Planning Application 2018-08-CON
R-1-C Minimum Lot Size Concept Plan Review
Proposed Action: As a concept review, this application does not require formal action.Rather,
the applicant requests feedback on the proposals so they can work toward preparing a future,
formal submittal. Any comments shall be for guidance only and shall not be considered binding
upon the City regarding any future, formal application.
Overview
The applicant, David and Karen Engelbert, requests concept plan review of their proposal to
split their existing 160’ wide by 132’ deep single family lot into two 80’ wide by 132’ deep single
family lots. This design would produce two single family lots that meet the minimum 80’ lot
width standards but would be approximately 1,440 square feet smaller than the 12,000 square
feet minimum lot size required by the R-1-C zoning district.
The subject property is located at 137 Maple Hill Road in the Interlachen Park neighborhood
south of Excelsior Boulevard, north of Hopkins’ border with Edina, west of the Meadowbrook
Golf Course and east of Blake Road. As a concept review, this application does not require
formal action. Rather, the applicant requests feedback on the proposals so they can work
toward preparing a future, formal submittal. Any comments shall be for guidance only and shall
not be considered binding upon the City regarding any future, formal application. This report
summarizes the concept proposal, details various land useand zoning standards to consider,
compares existing surrounding conditions and outlines a likely approval process for the
application.
Primary Issues to Consider
Concept Plan Summary
Background
Land Use and Zoning Standards
Existing Conditions
Approval Process
Supporting Documents
Site Location Map
R-1-C Zoning District Analysis Map
Applicant’s Narrative
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/ABudgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 2018-08-CON
Page 2
Concept Plan Summary. The concept plan is to subdivide the existing 160’ wide by 132’ deep
21,125 square foot property into two single family lots. Those lots would be 80’ wide by 132’
deep and approximately 10,560 square feet in size. The northern lot would retain the applicants’
existing single family home but require the relocation of their existing detached garage on the
newly created lot. The new southern lot would contain a new single family home. While the
newly created lots would meet the minimum lot width standard, they would fail to meet the
minimum lot size requirements (see land use and zoning standards below).
Background. According to the applicants, they purchased their home in 1985 and have
remodel over the year to meet their needs. Their home has 3 levels and the Engelbert’s have
reach a point in their lives when they would prefer single level living. The ability to divide their
property would provide funds to either remodel their existing home to include a master
bedroom and bath on the main level or build a new single level home to meet their needs on the
newly create lot. According to the Engleberts, their preference is to remain in Hopkins, but feel
if they are not permitted to divide their property they would most likely sell it and purchase a
different home in an adjacent community.
Land Use and Zoning Standards.The subject property is guide LDR – Low Density
Residential by the Future Land Use map in the 2030 Comprehensive. According to the narrative
for this land use classification, it allows for single family detached residential dwelling at 1 to 7
units per acre. According to Hennepin County, the subject property is 21,125 square feet in size.
These lots would be 10,560 square feet in size andproduce a development pattern at just over 4
units per acre (43,560/10,560 =4.12). Development at this density is withinthe allowable range
for the LRD - Low Density Residential category. Goals and policies from the 2030
Comprehensive Plan that would align with this concept proposal include:
Protect residential neighborhoods.
Retain and enhance detached single-family homes.
Encouragethedevelopmentofowner-occupiedhousing.
Continue to strive for a mix of housing that accommodatesa balance of all housing
needs
The subject property is also zoned R-1-C, Single Family Medium Density. This district allows
single family residential uses with a minimum lot width of 80’ and minimum lot size of 12,000
square feet. The table below compares the zoning requirements and existing conditions on the
subject property with the new lots proposed by the applicant. It finds the new lots would
conform to the single family use and lot with requirements but not meet the lot size standard.
Zoning Comparison for 137 Maple Hill Road
Standards R-1-C Existing Proposed Status
Requirement Conditions Conditions
Use Single FamilySingle FamilySingle FamilyConforming
No. of Lots N/A1 2 N/A
Lot Width 160’ 160’ 80’ Conforming
Lot DepthN/A132’ 132’ N/A
Lot Size 12,000 sq. ft. 21,125 sq. ft. 10,560 sq. ft. Non-Conforming
by 1,440 sq. ft.
Density 3.63 units/acre2 units/acre 4.12 units/acreNon-Conforming
Planning Application 2018-08-CON
Page 3
Existing Conditions. The R-1-C zoning district includes all of the Campball, Park Ridge, and
Interlachen neighborhoods and a portion of the Avenues West and President’s North
Neighborhood (see attached map). It allows single family residential uses and requiresa
minimum lot width of 80’ and minimum lot size of 12,000 square feet. An analysis of the R-1-C
district finds the average lot size is 12,733 square feet but the median (the midpoint of all lots on
a list from smallest to largest) is 10,665 square feet. So the average lot is larger than the 12,000
square feet requirement but 50 percent of the lots are smaller than 10,665 square feet. The
applicant is proposing two 80’ wide by 132’ deep single family lots that would be 10,560 square
feet in size. This is 105 square feet smaller than the median lot size. The map appears to show
most of the lots that are smaller than the average are located in the Campbell, Park Ridge and
President’s North neighborhoods; however, there are also a substantial portion within
Interlachen Park.
Approval Process. Based on the applicant’s concept plan, staff anticipates one of two formal
review options. The applicant could apply for a minimum lot size variance specific to their lot.
The other option would be to consider a zoning code text amendment that would change the
minimum lot size requirement for the overall R-1-C district.
Site Location Map
137 Maple Hill Road
Hopkins ZoningR-1-C Zoning (Single Family Medium Density)
Hopkins, MNMay 2018
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R-1-C Zoning
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R-1-C Splitable
City LimitsLakes and Rivers
Parcels
R-1-C Above Mean
County Boundary
Size (12,733 Sq. Ft)
R-1-C (Single Family
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Medium Density)
Miles
Source: City of Hopkins, MnGeo
Hennepin County, MnDOT