RZ92-30 ��"�
CITY OF HOPKINS
OF HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO: RZ92-30
RESOLUTION MAKING FINDINGS OF FACT AND DENYING AN
APPLICATION FOR A REZONING OF THE R.L. JOHNSON PROPERTY
IN RE:
Application of Hoyt Development,
a Minnesota Corporation,
for a rezoning from I-2 to PUD,
for a grocery store/retail center
on the 13 acre vacant site located
on the south side of County Road 3
On July 28, 1992 , August 25, 1992 , September 29, 1992 and
October 27, 1992 , the City of Hopkins Zoning and Planning
Commission met at its regularly scheduled meeting to
consider the application of Hoyt Development for a
comprehensive plan amendment, rezoning and a conditional use
_.� permit for the development of a grocery store/retail center
on the property located at the 13 acre site owned by R.L.
Johnson. Representatives of Hoyt Development were present
and the Planning Commission heard testimony from all
interested parties wishing to speak at the meeting and now
make the following findings of Fact and Decision:
1. Hoyt Development is the applicant, proposing to
development a grocery store/retail center on the
currently vacant 13 acre site owned by R.L. Johnson.
2 . The applicant has a purchase agreement for the subject
property.
3 . The subject property is 13 acres and is zoned I-2 ,
General Industrial. The proposed development requires
a rezoning to either a commercial zoning or PUD.
4 . The subject property is currently designated in the
Comprehensive Plan as Business Park. The applicant has
applied for a Comprehensive Plan amendment to change
the subject property's designation to commercial. The
Comprehensive Plan states the following regarding the
subject property:
'`1
_ �
Land Use and Development Plan
Page 23 .
The former Minneapolis-Moline Company site east of
Eleventh Avenue is designated for business park
use, including offices, office-showroom buildings,
research and development, and light industry under
certain architectural and site planning
conditions.
5. The following are excerpts from the Comprehensive Plan
that illustrate the fundamental inconsistencies between
the proposed application and the goals, plans, and
policies of the Comprehensive Plan to support a
rezoning of subject property.
Goals of the City of Hopkins
2 . Improve Downtown Hopkins
Page 1.
It is rare to discover a distinctive, pedestrian-scale
area set in the heart of a small suburban community,
but Hopkins has one. Downtown Hopkins and Mainstreet
give the City a strong central focus and sense of place
^ or identity that many other communities try to create
but cannot. Major improvements have been made Downtown
in recent years through public-private cooperative
efforts, and these should continue.
Strength-Weaknesses-Opportunities-Threats
Strengths of Hopkins
2 . Identifiable Downtown �
Page 3 .
Downtown Hopkins is one of a small number of old
central shopping districts in Metropolitan Area
communities. Although its strength in the retail
market has declined, it remains well known and
identifiable on a small scale, and a focus of the
community. Several private and public improvements
have occurred in recent years.
Land Use and Development
Land Use and Development Issues
Downtown Hopkins
Page 16.
. . .Without question, Downtown Hopkins is one of a half
dozen or so recognizable central community shopping
area in the Metropolitan Areas, which alone makes it an
"� asset worth protection. The community plainly
recognized the importance of the Downtown and has a
strong positive emotional response to the location.
�-�..
Land Use and Development Plan
Downtown Policies
Page 27 .
The Downtown will be kept in a compact arrangement in
order to increase its commercial function and also to
protect adjacent residential area. If an expansion of
the commercial area is requested, the City will judge
it on its effect on the residential area and will
require that the developer design the building and site
to protect the nearby housing.
Plan For powntown Hopkins
Market Study Recommendations
Page 44 .
Encourage commercial development to be clustered close
to the four-block core business district and where it
reinforces and is consistent with existing
establishment types.
6. Section 525. 07 Subd. of the Hopkins Zoning Ordinance
states the following: "rezoning designed to enlarge or
relocate any established business or industrial
� district may be enacted only as an amendment changing
the boundary line of the district on the zoning map and
such change shall conform to the provisions of the
comprehensive development plan.
This requirement will not be met as the zoning request
is inconsistent with the Comprehensive Plan.
DECISION
Hoyt Development's request for approval of a rezoning from
I-2 to PUD is hereby recommended for denial for the
development of a grocery store/retail center located on the
13 acre sit ' south �of County Road 3 .
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