1974 Comprehensive Plan - Pt. 4 Goals, Standards & Plans _ ACKNOWLEDGEMENTS
_ CITY OFFICIALS
Mayor: Donald J. Milbert
— Councilmen: John F. Hanley
Robert Harriman
Charles L. Heuser
— Henry Pokorny, Jr.
City Manager: Richard Brubacher
City Engineer: John Strojan
Building Inspector: Clinton Blomquist
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City Attorney: Joseph Vesely
CITY PLANNIP:G CONlNIISSION
_ Chairman: Howard Sundby
Donald J. Milbert
Henry Pokorny
Warner Blake
— Paul Stannard
A. G. Larson
John Malecha
PLANNING CONSULTANT
� Midwest Planning and Research, Incorporated
1005 West Fra:zlclin Avenue
Minneapolis, :Zinnesota 55405
The preparation of this report was financially aided through a
_ Federal grant from the Urban Renewal Administration of the
Housing and Home Finance Agency, under the Urban planning
Assistance Program authorized by Section 701 of the Housing
Act of 1954, as amended.
Preface
This report is Part I of a two part report which will contain goals,
standards, and plans for Community development. Part I, Goals and
_ Standards in combination with prior planning reports, is designed
to form the necessary framework for developing the General Development
Plan to be presented as Part II of Comprehensive Plan Report No. 4
` (See below for complete list of planning reports which are a part of
the current planning program).
Comorehensive Plan Report No. 1 (Basic Studies)
Part I. Land Use Analysis
Part II. IIousing
_ Part III. Popu.l�tion
I'art IV. Community Facilities
The four parts of thE Report are considered as basic studies for the
` purpose of providino a sound foundation for making plans based upon
an inventory and analys�s of existing conditions and past trends.
Such knowledge is essential to the pro�ess of estimating future trends
— and needs as related to th� Co:nmunity Planning Process.
Other reports which have been published or yet to be completed as part
_ of the current comr��nity planr.ing program are as follows:
Comprehensive Pl�n Report ho. 2 (Basic Studies)
Part I. Economic Base
Part II. Business District Study
— Comprehensive plan Report No. 3 (Basic Studies)
Part I. Traasportatian
,� Part Ii. Utilities
� Compreh�nsive Plan Feport No. 4 (Goals, Standards, and Plans)
"• Part I. Gc�ls and Standards
part II. General Development Plan
— Comprehensive Plan P.eport No. 5 (Effectuat�on) Subdivision Regulations
Comprehensive Plan �;eport No. 6 (Effectuation) Zoning Regulations
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* Report contained ��:tder this cover.
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COMPREHENSIVE PLAN REPORT N0. 4
- GOALS, STANDARDS, AND PLANS
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PART I. GOALS AND STANDARDS
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r PART I - GOALS AND STANDARDS
` INTRODUCTI Or]
It is generally as�umed that the family and its home is the cornerstone of
the community. It is also assumed that man's physical and mental development
-- depends largely u;�n the character of the environment in which he or she is
raised as a child, develops as a young person, and works as an adult. Those
who live in urban settings find daily existence conditioned largely by man
r, made factors. These factors and conditions may or may not meet with our
desir�s; y�t suff=cient effort is not always brought forth to amend them
even thou�h tl�:�:y are under continuous change.
� The shaping of an envi.ronment depends upon a multitude of individuals and
organizations, each of which has an obligation to lceep the community in order.
For this reason, it is the duty of all Hopkins citizens and businessmen to
— make themselves fu:�iliar with the functions of the Community so as to better
share responsibility for its improvement. The method commonly utilized and
found to be workab�e is to develon and maintain a long-range plan with
, supportin� data for use by the Plannisg Commission, the City Council,
businessmen and reside:its.
_ It seems obvious that what the people say they want and feel they need
should be a consideration of first importance in developing any extensive
plan for the Co^�mur.ity. Already too far�iliar are experiences from the past
in which arm-chair appraisals of a want (transformed into a need) have led
�- to costly construction of a project which proved unreasonable or undesirable
upon completion. Inter�;oven into this consideration is the necessity of
determinin� the wants of the people, with the orord "people" referring to
_ all the citizens of Eoplcins.
The expressed ���nts and desires of tize citizens are one of several factors
important to plannirg for the general welfare of the City. The attitudes
" and desires of thn citizens can be made known only from the accu�ulative
experiences and known possibilities. The ascertaining of this consensus
of opinion in relr.tion to the possibilities is the responsibility of the
— Planning Co�;:niusioz �oit:� th� aid of all available sources . It is necessary
to defir.e situations ��i.zich are not operating to improve the livability of
the Commu:.iity and to propose goals, standards, and a plan for improvement.
, This is t:�e ohj�ctiv� of the "Com�rehensive Plan."
Following an inventory ;+nd analysis of existing conditions, it is then
necessary to est�1�lish Community goals and standards against which the
— General Develo;c�ent Plan can be formulated. These goals and standards for
Cor.�munity d�velo�cr.r:t s?�ould be representative of the Community at large
and should reflect existing and projected characteristics of the urban
— environment of Hopicins and its relationship to the metropolitan area.
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--� The primary question to be answered is, "What kind of Community do we
want and how are we to achieve this goal?" In a free democratic society,
it is necessary to obtain some consensus of opinion from the citizens
,_„ if plans are to be developed which reflect the genuine interests and desires
of the majority. In a representative form of government in an urban place,
it is customary to obtain that consensus from the elected representatives
of the people and their appointed officials.
In rural areas, it is often possible to ascertain the desires of the
people through the use of "town meetings" with general participation
— by all the residents of the community. In Hopkins, as in most urban
communities, this is not possible due to the large number of people
involved. It is necessary, therefore, that the Planning Commission
_ sound out public opinion and suggest various worthwhile goals for con-
sideration by the City Council acting as representatives of the total
population.
"" Herein are the proposed goals and standards for Community development
which are offered as being reflective of genuine Community interests
and desires for future growth and development. They are subject to review
— by the City Council, citizen advisory groups, Community groups and
organizations, and individual citizens. In the future, this outline of
goals and standards may be amended or augmented as necessary to more
� closely relate to the actual and changing desires o£ the citizens as
revealed through further study, public hearings, and other means.
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— I. COM1�iUNITY GOA?�S
Community development goals are very difficult to ascertain due to the
-- variety of interests evident in most urban centers. Many people have
difficulty in seeing the value of looking into the future and are often
more interested in the problems of today rather than those which may be
� anticipated. There is also a tendency for persons to be interested in
Community affairs only to the extent that they feel directly affe�ed,
financially or otherwise, by current development and plans for the future.
In a dictatorial or socialist form of government, community development
�oals are formulated by a few persons in positions of authority. In a
democratic society such as ours, such goals must be formulated by the
— people and herein lies a difficulty but also the strength of support.
It is necessary, therefore, for the elected representatives of the
people �o o�;tline suggested goals and present them to the people by
_ the various methods available in the democratic process. Such methods
may include public hearings, appointment of citizen advisory committees,
sample surveys, groposal of legislative measures to achieve the goals,
and so on.
The following are goals which have been fo rniulated by the City Planning
Commission follo�aing review and study of prior planning reports prepared
— as part of the current planning program. The goals are suggested as
those which seem suited to Hopkins as ascertained by study and analysis
of population characteristics, the local and regional economy, land use,
_ community facilities, and transportation facilities . They are intended
to express the goals and standards, subject to change as may be required
by further observation of public opinion in the future.
� A. Ecbno�!i� Gdals
1. Expansion of the dollar volume in the Hopkins trade area
— to assure the present strength of local business enterprises
and to increaae the potential for expansion. Methods are
increased numbers of people, higher spendable income per
_ person, and 3C�engtheninQ of bur;ine;;s cli:;ote.
2. Concentrate retail outlets into well planned areas in order
� to increase the competitive advantage of the total retail
community, This is e�sentic:l to the process of expanding
the retail trade area of the city.
� 3. Maintain a desired balance between the various land use
types (res�dential, commercial, industrial, other) in order
to maintain a �ound tax base.
i 4. Maintain and improve the condition of the central business
area as a potent force in attracting the full potential of
_ buying power in and near the City of Hopkins.
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S. Attend t� the needs of existing and potential industry to
adequately provide for their needs in terms of proper and
� efficient local government, community planning, and provision
of adequaCe public services and fa�ilities.
6. Establish and maintain Hopkins as the leading economic force
` in the western suburban area.
7. Participate in Metropolitan economic planning as needed
— to assure a strong market for economic activities within
the City of Hopkins and the Metropolitan area.
_ 8. Be alert to new economic opportunities and techniques as
may arise and be applicable to the City of Hopkins.
9. Establish a sound dollar value for Hopkins from all levels
` of govern�ent. -
10. Make all attempts feasible and proper to relate actual
-- need for public expenditures to the ability of the local
economy to support scct� ir.�provements.
_ 11. Make a clear distinctic� between that which is essential
to the publzc health, safety, and general welfare as opposed
to that tr'�icil t�ay be only "desirable."
— B. Population Goals
1. Concentrate upon efforts to maintain and improve the physical,
-- economic, and social environment for the residents of the
Community.
_ 2. Participate in Metropolitan planning efforts to maintain
and imnrove the total urban environment of which Hopkins
is a part.
— 3. Continually re-evaluate goals, objectives; and values as
may be necessitated by a pronounced shift from a suburban
growth to a mature, established Community situation.
4. Plan for the needs of a chaaging age structure; the planning
emphasis must shift towards providing a physical environment
_ suited to the needs generated by an aging population. For
examp'e, there will be a greater need for passive recreation
facilities as required by persons over 45 years of age in
contrast to a past preponderance of need for active recreation
-' facilities for persons under 45 years of age.
5. Be aware of the f�*nily factor, age distribution and adjust
_ services as required.
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C. Housing Goals
� 1. Eliminate and prevent urban blight through all available
and feasible means and techniques of urban renewal, including
conservation, rehabilitation, and redevelopment; with public
_ participation limited to those actions necessary for planning,
coordination, and developments beyond the scope or ability
of private enterprise.
— 2. Protect desirable residential areas from needless encroachment
by incompatible commercial, industrial, and other non-residential
land uses.
3. Maintain adequate codes and ordinances (zoning, subdivision,
housing, electrical, building, plumbing, and others) and
` require the reasonable and proper enforcement thereof as
an aid to urban renewal effarts.
4. Establish a limit (as outlined in the City's General Develop-
— ment Plan) to the expansion of non-residential land uses
in order to preserve the residential character of Hopkins
as a desired area in which to establish a home.
5. Put forth a deliberate and consciouseffort to maintain a
high degree of excellence in appearance throughout all of
_ the various residential areas. Even the older residential
areas in relatively close proximity to non-residential
land uses should be improved and maintained so as to create
the most stimulating, beneficial, and rewarding environment
— possible for living. The residential areas should be distinc-
tive, memorable and pleasant.
_ 6. Permit apartment units in selecCed areas on Che basis of
uniform standards designed to assure the highest possible
quality in terms of building and site design, construction
_ materials, site planning, physical arrangement of buildings,
landscaping, and the like, since in the future, many of
the new dwelling units are likely to be apartment units.
— 7. Promote the "planned unit" concept of residential development
as a worthwhile approach to the providing of new housing.
According to this housing concept, developers may utilize
_ imagination and newly developed techniques which may involve
the mixing of various land use types, use of density zoning
provisions, new housing types such as condominium attached
_ single-family units (town houses or row housing) and other
innovations iahich could result in more distinctive, exciting,
and pleasant living areas. Such housing proposals should
be considered in the light of sound planning principles as
-- related to detailed plans submitted by the developers; in
some instances, it may be necessary to judge the proposals
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according to the ''intent and purposes" of existing codes
and ordinances rather than the strict interpretation and
application thereof.
8. Make continual efforts to improve the subdivision of land
wherever inconsistencies, inefficient land parcels, and other
_ undesirable platting is evident. This will be necessary
when land is bought and sold�as older housing is replaced,
and as other changes occur in the urban area.
r 9. Strive for a variety of housing types -- changing age structures, '
economic characteristics, and other changing conditions point
to a need for housing types other than the familiar single-
— family home on an individual lot.
D. Land Use Goals
1. Use ��` available land in a manner �ahich assures orderly,
economical, efficient, and sound distribution, intensity,
_ and types of activities and structures. This is needed
in recognition of the fact that there is a fixed amount
of land available in Hopkins without expansion of the
Corporate limits.
2. Establish a program to eliminate situations where there
are conflicts between incompatible land uses. Conflicts
_ are interpreted to mean needless conditions that result in
urban blight, depreciation of property values, social problems
(such as crime), safety hazards, health hazards, fire ha2ards,
_ traffic congestion, and other adverse urban conditions.
3. Promote beautification of the City and improvement of living
conditions as well as the efficiency of land use functions.
4. Incorporate local land use plans into the Metropolitan plan
for land use, to the extent feasible and practicable.
S. Develop the City according to the General City Development
Plan which recognizes the proper relationships between the
_ many and varied land use types and functions of the Community.
6. Achieve a proper relationship of the scale (size of buildings,
width of streets, number of signs, etc.) of each area in
— Hopkins to the intended use of the area. For example, the
retail core of the Central Business Area should be developed
and maintained to meet the needs and desires of shoppers
,_ with attention given to pedestrian walkways, store entrances,
cleanliness, removal of conflicts between automobiles and
pedestrians, and so on.
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7. Promote variety in land uses with carefully located centers
of interest which accentuate the cultural values of the
— citizens of the City and the historical aspects of community
life. Hopkins, in contrast with some suburban communities,
is ideal for such variety, which can be achieved with unity
_ through careful planning.
E. CIVIC DESIGN GOALS
1. Exert efforts ioward creating the rnost desirable general
appearance of the City that is possible.
2. Make ef.forts to maintain "community spirit" or "civic pride"
and gain widespread genuine interest in the impression Hopkins
makes on the out-of-town visitor as w�ll as on those who live
— within the City of Hopkins.
3. Give consideration to adequate codes and ordinances as necessary
_ to dev�lop and maintain public and private property in a high state
of repair, maintenance, and appearance,
4. Maintain public property at a level of repair and upkeep at least
— equal to that expected of private property.
5. Provide well designed and maintained streets as an attractive
— setting for all abutting property, in view of the fact that -
street right-of-way constitutes over 20'/, of the total developed
area of the City i� �n daily use by citizens and visitors and
_ i� an essential element in the general agpearance of the entire
City. Elements of concern include surfacing, curb and gutter,
boulevard treatment, overhead utility lines, signs (type, place-
ment, and number), and the like.
6, Provide that all principal buildings other than one and two family
homes be designed by a registered architect or engineer, in order
— to protect the health and safety of occupants as well as to help
assure the best possible design features.
_ 7. Provide that some distinctive design feature be located at the
entrance to the Community on all major roads to serve as points of
interest and Community identity.
8. Give consideration, in the local planning process, to the "art" as
well as the "science" of city planning, with the City being considered
a worlc of art. Each individual development should be considered as
— ad�esign element within a larger design framework; this suggests that
aesthetics must be considered in addition to cost, efficiency, health,
safety, and other more practical aspects of the desired civic environ-
_ ment.
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9. Give careful consideration to the following elements in the
design of the City:
* Scenic views
� Entrances to the City
* Sidewalks and other pedestrian ways
— * Street surfaces and boulevard treatment
* Street trees
* Good site planning and landscaping
_ � Architectural design
* Utility installation (including poles and wires)
* Street lighting
_ � Street markers and signs
* Points of historical and cultural interest
* Parking lots
* Private signs and billboards
— � Color
�Cleanliness
_ 10. �ib enoct and:enforce "�eri ormance .standards" , . �
to the degree necessary for governing:
* Smoke
— * Air pollution
*Dust
* Drainage
— * Electrical disturbances
� Emission of radiation
* Fire, health, and safety hazards,
_ * Waste disposal and storage
* Glare
* Heat
* Vibrations
— * Noise
* oCher potential nuisances
�— 11. Place, in future years, even greater emphasis upon civic design as
a means to achieving a richer and more satisfying environment for
living and working. This will be possible as the rising standard
_ of living and increasing hours of leisure time available to the
population have made matters of beauty, convenience, appearance,
design, amenity, spiritual renovation, cultural uplift, and similar
considerations closer to being "practical" elements of local commu-
— nity planning than possible in the past.
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— F. TRANSPORTATION GOALS
1. Eliminate conflicts between vehicular and pedestrian movements
_ wherever possible and desired to maintain proper relationships
between land use functions.
2. Eliminate, to the extent possible, traffic which has neither
— an origin or destination within a residential neighborhood
from said neighborhood by provision of suitable alternate
routes; maintain m�nor residential streets for the near exclu-
— sive use of abutting property owners.
3. Reduce all existing and potential accident hazards to an abaolute
_ minimLun.
4. Assist in all efforts to develop a metropolitan transportation
system adequate for the long-term needs to transport goods and
— people from place-to-place within the Community and beyond.
5. Develop the local transportation system in a manner that wi.11 trana-
— port goods and people about and through the Community �aith a mini-
mum of delay, congestion, and inconvenience.
_ 6. Maintain the amount of land utilized for transportation facilities
at the minimum necessary to adequately provide for anticipated
needs; a limit should be set on the amount of land that can be
reasonably devoted to the needs of automobiles. Endless expansion
— of sCreets and highways cannot be tolerated; means of transpor-
tation other than the private automobile must be considered if a
disproportionate share of our urban land is not to be developed
— for streets, highways, and parking spaces.
7. Maintair. the cost of transportation at the lowest possible level
_ consistent with the public interest through use of sound, compre-
hensive, and long-range planning.
8. Plan and regulate local community land use in cooperation with Met-
— ropolitan efforts, in order to facilitate more accurate estimates
of future traffic volumes and needs as are generated by land use.
— 9. Apply generally accepted standards to the de�relopment of the local
transportation system to help assure the most satisfactory, efficient,
and economical results.
10. Plan the City of Hopkins in a manner that recognizes the private
automobile as only one of several equally important considerations;
there should be a reasonable balance between a variety of needs such
— that planning is not centered around the automobile.
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G. COMMUNITY FACILITIES GQALS
1. Attain the Community economic goals in order to help assure
adequate revenue for financing needed public improvements.
2. Coordinate all efforts at varying levels of government and
with neighboring communities to provide adequate public facil-
ities and service without duplication of effort, unnecessary ex-
— penses, improper locations, and under-sized or inadequate capacity
sites and facilities .
-- 3. Develop public and semi-public facilities according to the
' General DevelopmenC Plan which recognizes the inter-relationships
bet�oeen the various uses.
4. Develop needed public and semi-public facilities which are
adequate in terms of services offered, location, and site size
at the lowest possible per-capita development, maintenance, and
— operating costs consistent with the public interest and welfare.
5. Provide needed public facilities according to a capital improve-
-- ments program an� budget which establishes priorities and sched-
ules at least five years in advance.
_ 6, Develop all public improvements according to locally accepted
minimum standards, uniformly applied, to help assure proper
results.
— 7. Provide adequate opportunities for play, recreation, education,
and group experiences regardless of the economic or social status
of the population served.
8. Provide facilities for educational, recreational, and cultural
activity as a joint responsibility of government, private agen-
` cies, and individuals; local government will help to assure that
there is no needless duplication or overlapping of efforts by those
responsible.
— 9. Make inaximum use of all public facilities where certain uses serve
dual functions (such as school buildings and play areas on the site).
[Jhere possible, public facilities for leisure-time use will be
_ planned, purchased, constructed, equipped, maintained and oper-
ated as "joint use" facilities with economical day and night and
. year-round use as a primary objective.
H�. CENTRAL BUSINESS ARE� GOALS
1-. Provide adequate curb and off-street parking sufficient to assure
— that no more than 95% of a11 spaces will be occupied at any given
time, as an essential element of the economic well-being of
this commercial area.
2. Provide off-street parking conveniently located to serve a11 land
uses .
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_ 3. Eliminate conflicts between vehicular and pedestrian
circulation as an essential aid to the retail function
of the area.
— 4. Concentrate the retail functions according to a plan which
recognizes the need to concentrate pedestrian traffic in order
to eliminate excessive walking distances between various
— retail outlets.
5. Develop the Central Business Area according to a plan that
� recognizes the various functions (i.e, retail, office, service,
etc.) of the Area and properly relates these to the site.
6. Eliminate, to the extent possible, all detriments to shopper
— convenience such as exposure to the elements, unsightly
conditions, breaks, (non-retail frontage) in retail frontage,
dirt, dust, poor maintenance, traffic congestion, and the like.
� 7. Develop the Central Business area in a manner that will help
to assure the maximum economic activity available from the
potential trade area.
8. Develop the Central Business Area to such a degree and to such
standards that it will become generally known as "the Central
— Business District" of the western suburban area.
9. Encourage the Business Community to strive �oward some sort
_ of over-all design for identity as a commercial center through
proper site planning, landscaping, architectural treatment,
general layout, and so on.
` 10. De�elop an� economic climate in which no more than 5% of all
available floor space will be vacant at any given time.
— 11. Establish high standards for maintenance to assure the absence
of unsightly conditions, at any location, which detract from
the general appearance of the entire area.
I. URBAN RENEWAL GOALS
_ 1. Utilize the urban renewal techniques of conaervation, rehabili-
tation, and redevelopment to the extent necessary to eliminate
all trsces of urban blight and to maintain the Community in the
best of physical condition.
2. Utilize local government powers and procedures only to the
extent necessary to carry out urban renewal efforts that cannot
_ be done by private enterprise or will not be done within a reasona.
able length of time; all governmental efforts should, however, be
designed to eventually eliminate the need for any Cype of formal
, public participation in urban renewal. When this goal is
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achieved, the local economy and social attitudes will be
— such that blight conditions will not be tolerated by the
owners and/or occupants of buildings.
� 3. Improve the appearance of the City as well as remove all
hazards to the health, safety, morals, convenience, and
welfare, of building occupants.
4. Maintain property values at the highest level possible in
order to help maintain a strong tax base; urban blight in
the fmrm of deterioration, dilapidation, and the like can
— not be tolerated if public service costslare to be maintained
at a reasonable level and reasona�le level and reasonably
related to revenues derived from properties serviced.
S. Stimulate and utilize civic pride to help assure a sound
physical environment. Pride in pZace of residenCe and
_ business should be such that governmental action to encour-
age high maintenance and repair standards will be limited
by a reduced need for such action.
— �T. PARKING GOALS
1. Provide adequate off-street parking for all land uses within
_ the City of Hopkins.
2. Avoid the use of guhlic money to provide parking space for private
_ property except in cases where exhaustive study indicates that it
is clearly impractical to provide needed parking space through
normal private financing and development means.
— 3. Utilize off-street parking, wherever possible, to satisfy the total
parking needs of a given land use, with the abutting streets
utilized solely for their primary intended function of moving
_ traffic.
4. Prohibit curb parking in any case where such parking constitutes
` an accident hazard, impediment to traffic flow, conflict with
pedestrian circulation, or other such adverse effect.
5. Reserve curb parking space,in areas where it can be permitted with-
— out adverse effects, for short term (one hour or less) parkers
who normally constitute the great majority of space users in
congested or intensely used areas.
— � P.olice, and fire protection, welfare, public �ealth, etc.
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� 6. Require , except in cases where it is clearly impractical
or impossible, each new urban development in the City to
provide off-street parking with sufficient capacity for peak
hour demands on said space.
7. Require all parking areas to be well-drained and have a dust
free surface.
8. Provide landscaping, wherever possible, at the entrances and
certain other parts of parking lots. Well-designed fences,
� planting,or other devices should be utilized for screening and
visual effect, especially in cases where off-street parking
lots are adjacent to or in view of residential areas.
" 9. Assure that all off-street parking spaces be accessible by
means of an access drive to a public street or alley with
no parking space being directly accessible to a street; the ��--
� practice of backing onto a public street from a parking space
s�ould be prohibited.
� 10. Provide that parking accessory to a residential use be on the
seme lot as the residential structure served and parking to
serve non-residential uses should be on the same lot as the
principal use served or within 400 feet of the main entrance
r to the use served.
11. Prohibit the parking of commercial vehicles in residential
-- neighborhoods �xcept under carefully controlled and specified
conditions.
� 12. Prohibit over-night parking on residential streets except
where such a restriction would cause undue hardships to the
owners or occupants of abutting property.
�' 13. Provide that no parking lots be permitted in commercial areas
where such parking space results in a break in retail frontage
that seriously disrupts pedestrian traffic circulating about the
— commercial area.
14. Provide specific minimum standards for the number, development,
, maintenance, and location of parking spaces in the Zoning
Ordinance.
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SUGGESTED URBAN DEVELOP1viENT STANDARDS
The urban development stan�ards as contained herein are specific measures of qualify.
They are considered as minimum in most instancEs and some may be enacted into law
— via zoning, subdivision, anu other ordinances affecting the physical environment. Such
standards also tend to serve as goals, although not necessarily "ultimate" goals, since
they arE the minimum necessary for reasons of public health, safety, convEnience, and
— general welfare.
In an age of increasing prosperity and rising level of general education there is often a
— demand for abovE average residential amenities, better buildings, added rEtail sho�ping
conveniences, and bther desires that may render "minimum !' or "ave�age" devElopmEnt
standards �too low for people seeking a better-than-average living and workiny environ-
— ment. (t should be noted, however, pu4�lic planning must be IimiteG by reason and work
within a proper Icgal framework. While it is the responsibility of the local planning Effort
to encourage higher than minimum standards, it is not possible to use highEr standards
uniformly across an urban area since there are many people, corporations, institutions,
and agencies for whom only the minimum is possible.
The "minimum" standards utilized as quality control measures in any urban area should,
however, be as high as is practicable within the realm of physical, economic, and social
_ feasibility. In city Nlanning, thE compromise betwEen minimum and high stanoards must
not be so low as to be the equivalent of no planning at all. Thus, the urban develo�ment
standards as proNosed herein have been developed to represent a set of practical and
_ desirable goals for both private individuals and public officials to achieve step-by-step
over the coming years.
_ A. COMMUNITY FACILITIES
l . Libraries
A community the size of Hopkins will require only one library facility where all of the
services and facilities such as classifying, cata�guing, binding, research , man agement
_ and planning are located. This central facility should be located on a mp�or thorough-
fa�e conveniently located in relation to the entire area served; the building should be
located in a commercial area if possible dnd not in an isolated residential or rural environ-
_ ment. When homes to be servEd are morE than one mi le frAm the central f ibrary, a book-
mobile should be considered.
— (t is difficult to establish pre�ise space standards prior to agreement on goals. Many
functional elements have beEn discussed but are not to datE accepted as goals for future
planning. The library today is much more than a depository and distributor of books, it
_ _.1..
is also the community cultural center. Functions such as the following should be
_ considered:
i . Reading lounge for periodicals.
2. Cataloguing and depository for technical trade journals for Hopkins
— industries on a fee basis.
3. REsearch assignments for bibliggraphy or assigned subjects for a fee.
4. Nlusical recorG library.
— 6. IVlicro-film pnd readers.
6. Film library.
7. Community Ivieeting Rooms
— 3. Children's Department
9. Picture IEnding library.
— If adequate library facilities are provided, approximately 3t,% of the resident popu-
lation can be expected to register for library service.
— 2. Cemeteries
Cemeteries should not be permitted to locate in urban areas or in areas which are
— expected to be in demand for urban expansion. Cemeteries surrounded by urban
uses can present somE nearly insoluble problems relating to streEt extensions,
residential amenities, maintenance, traffic congestion and the like. Cemeteries
— should be located in rural areas with direct and speedy access to urban areas. They
should be located on gentle rolling land with good drainage and a source of water
(well ar other central system). The location should not interfere with major streefi
—' plans or ather developments of an �rban noture anticipated for the vicinity. If
developed in existing or potential urban arEas, the cemetery site should be planned
in relation to land uses and transportation facilities within a one-mile radius of the
— site. When located in rural areas, driving time to the site from urban centers should
not exceed one-half hour.
r �. Churches
_ A population of 5,i:uU persons can normally support three churches of approximately
1,5�u persons each NlembershiF site requirements are as follows:
_ fVlembership Minimum �cres Required
4GC or less �
4i � to ;3;..�. 2
_ 8�;u to 1,2CC� ,�,
1,2��` or more 4
_ Churc6es should have an ample site for bui Iding, landscaping, Notenti4l expansion, and
off-street parking. Parking shol�Id be provided on the basis of onE space for each three
semts or each five feet of pew space based upon maximum design capacity. If possible,
_. churches should locate as �a buffer between residential and non-residential uses; this
-2
arrangement will often allow joint usage of parking lot space. Churches shouid be
r located adjacEnt to a �najor thoroughfare and have easy access to the area served;
thEy shoulcl not be located on minor residential stceets in the midst of residential
neighborh6ods.
4. Fire Stations
Hopkins is building a new control fire station in conjuoction with the City Hall, and
consideriny rhe following s#andarsr�s, a second station should not be necEssary.
Miaximum Distance to Areas Served
Type of �rea Served Maximum Distance
�Ylajor industrial and commercial
concentrations. (five or more
,_ structurEs) 3/4 mi le
B ui It-up residential areas (three or
_ more dwelling units per acre) 1 �/4 miles
Schools, hospitals, churches, and
_ other �laces of public assembly 2 miles
Rural homes and farms or low
� density urban areas 4 miles
Fire stations should be located near the intersection of major streets and so spaced as
— to be able to cover a neighboring fire station's alarm; fire stations should not be
located on mi�or streets within residential neighborhoods.
— 5. Police Station
Hopkins police clep4rtment is incorpordted into the new City Hall and is adequate for
— the present and expected population. One type of service must be removed from the
site and can be accommodated in the public works area, that of impounding vehicles
and (arge stolen goods.
G. Electric Transmission Lines
— Wherever possible, elect'ric transmission lines should be placed underground; this has
been made possible by advanced techno�ogy and is particularly feasible in �urvilinear
r
—� -3-
— subdivisions where the cost of conventional over-head facilities is close to that of
underground installations. �V�ajor high tension facilities of ay�ole and wire nature
should be located s� as not to threaten residential amenities, scar the lanuscape with
— a maze of wires, act as a major Gividing influence where physical barriers are not
desired, and otherwise be detrimental to sound land use planniny. Over-head lines
should never be placed along streets; they should be located along rear (ot lines
— or in other locations not ex�osed to public view an� pctential hazards from storm
�amage or malfunction. Utility sub-stations should not be indiscriminately placed
in residential areas or otherwise located so as to be an eye-sore or contribute to
— inefficient land use.
7. Water Frontage
On all lakes or othcr water bodies large enough for boat operations, consideration
should be given the following:
�I) Preservation of a portion of the lakeshore in a naturpl state;
— 2) Provision of public access in a manner not confticting with the reasonable use of
private (akeshore land;
-' 3) Requirement ofr ample building set-back distance from the shore line;
��) Control of lakeshore "clutter" (hodge-podge mixture of docks, fishing shacks,
sheds, etc.)r
5) Planning and development of st�eets so as to maximize �roperty values by orienting
— the streets towares the water body rathe� than parallel to said body.
_ Flood plain zoning should be considered for all streams, drainage courses and other areas
subject to water run-off or potential flooding. The objective is to preserve space for
proper storm drainage, avoid property damage, prevent soil erosion, and preserve scenic
and recreational values.
3. Recreation
Recreationa) activities are generally divided into two phases - active and p�ssive. Active
recreation includes such activities as hiking, fishing, baseball, tennis, and the like.
_ Passive recreation includes activities such as viewing scenic vistas, picnicking, resting
in shaded areas, bird watching, visiting historic sites, etc. Facilities for active and pass-
ive recreation should be available to the public on three levels:
1) Neighborhocd
An area of about one square mile bounded by major streets.
_!�_
2) Community
Major facilities clesigned for thE residents of a whole town, village, or city .
(in a large city, a community is defined as a grouping of neighborhoods.)
�) Regional or Metropolitan
-- Major facilities intended for use by residents of several communities; such
facilities woulc! include major city parks, county parks, state parks, and
other large facilities.
r ���
i r i i i i i i i i i i i i i i i i i
RECREATION ST�P�IUARDS
FACILiTY FUNCTION AREA REQUIREN.IENTS LOCl�TION CRiTERlA DESCRIPTION
Regional Recr�ation Provide largs areas One acre per 1i3O Should be onE larye Such areas include
Areas and Fac.ilities for active and passive persons served. Site regi�nal service county, state, and
recreation for groups should have scenic facility within one- fe�erai parks. Large
of communities. value and a water half hour ciriving city p�rks, zoos and
Activities include, body or stream. time of every home. simifur facilifiEs are
amony others, the also includEd. i'ublic
following: active, huntinc; areas, water
organized R�aY% bodic.s, and similar
swimminr�; picnics; areas with limited vse
boating; bridle �athso should not, however,
concession stands; be ��nsidered when
comfort station; applying area
camping; golF; and requirements ta
others. population scrved.
Cammunity and �'rovi�Je active and One acre per 10� Community parks ThEse �are recreation
Neighborhood passive recreation p�ersons served. should be within th� ar�as designed
Recreation Areas areas for residents political subdivision prirnarily to serve the
and Facilities gen�rally within a served and rEsidents of a single
ten-miie radius. neighborhood town, village, or city.
facilities should be
within walking
distance (one-half
mile) of every home.
Total Recreation �,II areas devoted to Two acres per 1(;0 (See a�aove and � (Se� above and
(Combination of the active and passive persons served based betow.) below.)
Regional, Community, recreation needs of a upon projected
and Neighborhood given population. population.
Facilities
i ► i i i i i i i i i � i i � � � i i
FACILITY FU1�lCTIO1�! �RE� REC:UIREMEI�'TS L�C�'.TIC:i�! CRITERIA DESCRIRTIG(�!
MiscellanEous Provide fror the pereagE as neEdEd to VUithin five hours Public hunting and
diversE neec:s of ineEt demanG in ;.;riving tim� of every fishing, wilaErnEss
various interests. addition to at�ovc. homE. canoE ar�as, natural
forEsts, Farkways, an
dEsignated scenic
routes, scenic viEws,
botanical gardEns,
mojor (Eague sports,
and othErs.
Community Parks Provic�e active and One acrE Ner 4-_� Within E�olitical Frovides recreation
passivE recreation residEnts of the boundaric:s of areo for al I agE grou,. �,
opportunifies for the community. community served is suited for group
resicicnts of Hopkins. if possible, outings, has extensiv�
� (1VIay include: tennis, �icnic and informal
� ball fields, ;�icnic areas, �lay areas, anc has
hiking trails, golf, uniquE scenic
water s�;orts, camFing qualities.
sites, ridiny, nature
study, concert area,
dramatics, amphi-
theater, flower �ardens,
Ftc.)
Athletic Fielc; To augment junior and One acre �er �,.�. Vvithin two miles of Designed #'or activE
senior hiyh school persons served wifh every home. organized play 6 y
facilities anc' to a minimum site of 12 persons 12 yEars old
accommodate common acr�a� Usable and over. Should be
community sports acreage at junior or available for usE by
competition. senior high school thE gEneral public at
sites may be
i i i i i i i i i i i i i i i i i i i
FACILITY FUNCTION �RE� REQUIRE►�hENTS LOC�TION CRITERi��� DESCRIPTION
counted as meeting specified times for
this requirement. football, soccer,
Common use facilifies: voilcyball, horseshozs,
one baseball diamonc� archery, and the
for each 5,00'�' I ikc.
persons; one softball
diamond for each
2,50Q persons, and
four tennis courYs per
2,OQG persons.
Community Center Indoor recreation One per community Central and "l�usy" Provide; for indoor, '
Building (card playing, u� to 25,'?00 pc;rsons point within organizec� recreation
dancing, hobbics, c:xc:.pt wh:;rc community. Could needs �f persons aged
etc.) for ti:en�gers c1u�I i cat��d by be e��ve lop�:d i n 12 to 17 pnd over 60
and elderly persons. Y.,>>i.�.�,, or othcr conjunction with yEars of agE:.
May also irclude quc7si•���ul�lic agc.ncy. high school or
swimming pool and other public
JYm• building.
Auditoriums and Arts Nwlti--use facilitiEs To meet cultural Centrol fio the area Includes auditorium
and Sciences for c�ramatics, indoor demands of local servE;d; in many and arts and sciences
spectator sports, population. Each communities, the facilities of public
concerts, and other neighborhood should j��nior or senior high schools, auditorium�
cultural and sporting have access to an school auditoriu�n gym combinatians,
activities. elementary school will bE the only and c�th�r public and
auditorium for fcasible space semi-public space as
lectures, meetings, avaifablE. may bc. made
plays, and othcr available.
events. Communityw
wide needs orc based
uFon noted demand
� � � i i i ► i � i E i } i i � i r i
Fi.CILIiY r FU1�!CT1�i�'_ �RE/'. RE�,UIRE�V�EP��TS LOC�^-,TI��? c:RIT�P.I�, mCSCP.I�'TIG�'
anc': wi i I vary
bEtwe�:n cc�nmur:i'ri�s,
I�iei�rhborhooG �ark ProvidE i`or feie Qne acre {�er i,�,":°. One such Narl< Designed primarily
;�assive rccrcation persons residin� within three-�fourths for scenic value,
nee�s of a within the rr.ite waiking distance wal�:ing, picnics,
nEigh�orhood. neigh�;orhoocf wifh a of every home. �he resting, naturE study,
IngEndecl �.;rimarily minimum sitE of threc park shoulc noi� be etc.
for t{ie l�i,ure time acres. nEar the neic�hf�orhood
neeus of thc non� elementary school.
school a�e ;�o��u- Depending u��on i-hE
lation Lut may r�opulation �;ensity, neEcls
incluce active �lay will range from one fio
areas if �.ro;�er se�:- four sites �:er neic�hUorhood.
�
araYion can bE ce-
`D sic;necJ flncl maintainEu.
!`�E 1�hborhooc;
Flaygroun� i=rovidE for the active �nE acre pEr ;,.._ (n many insi•ances, IncludEs genEral �lay
recreation neEc;s of �ersons resic;enfi in the �layground equipment such as
all c�es but ��rimarily the area serv�c�. developed as �.art of swings, wading pools,
intenc�eu for use �y the local �Icmentary and softball backsto�:s.
persons 5 to 15 years school wi(E be ac�-
of age. quate for each neighbor-
hood. In the ahsence
of an aaequate school
site, therE s6oul� be
- a playgrounc' witt�in
one-half mi le o�every
home.
� � ► r i � i t i i � i i i t r r � i
FACILITY FUNCTIOt�f AREA REQUIREIv1ENTS LOCATION CRITERIA DESCRlPTION
"Tot" Lots F'lay arca for pre- I ,GOG to S,OGG squcrc Within 1,300 feet of Gcnerally not needed
school ag� children feEt homes scrvcd. in most residential
subdivisions with
average lot sizes over
7,O�lC sq,uar� i�c:et.
�uch "tot" lots with
�lay �-quipment arc
us�fui, howcver, in
high cicnsity singlc�
fami ly and apartmenfi
ar�as.
General Observations on Recreation Standards
(1) The public interest is Lcst sErvccl by local c��vernmcnt that Nrovidcs for thc gc�.�
bctw�;en rcr_rc,atiun stcndares ar.d y-�c�{iti::s �,rovid�,d by thc. srhool systcm t�nc!
— various quasi�Nua!ic aycnci:.s (suc_h as Youn� Men's Christian �'.ssuciation, aprochial
school's, an� ��ario�s clubs,�, largtr uni'r� of �overnment, and oth::rs.
— (2) (n pl4nning for recreation areas, the long-range picture must be considered.
For exampl�, areas now containing a preponderance of young families cannot
be assumed as a p�:rmanent demand; the history of urban areas indicates that
— most urban creas eventually becomc� a mixture of young and older families and
eventually Icc�n ��owards a highur ��.�v.:rq;�� c��c Icvcl. Thus, it is nec�:ssary to
plan for passive as wel! as activc play areas in most communities regardless
— of the present age structure.
(3) In this age of increasing leisure time, it is necessary to considEr expanded use
-'� of all facilities in the future; the minimum standards of today may well become
inadequate at some date in the future. In any event, recreation areas should
bc planned on the basis of anticipated �uture population rather than existing
-- needs; in many instances, this w�ll mean the expenditure of availablc: funds
ior land rathcr than the development of recreation land.
— (4) All public sites should hwe a spccific function and that function should not
needlessly .�dunlicate provisions madc by private or semi-public efforts.
-' (5) In most instances, location is more important than site size; a well-located
recreation area of limited size wiil normally be utilized by more persons than
a Inrger, bui- misplaced site.
(6) All recr�ation areas should be designed for maximur:i use around the clock and
�
year-roun�! if ;7ossible.
(7) The effectiv�nLss and necessity of recrcation sites should bE completely re-
a evaluateu on a periodic �asis once every three tc five years. Actual use (persons
and activifies), d�:sirability, operating cost per acre, cost pEr pprticipant ratios,
and othr:r m�ans should be utilized to mcasure cffectiveness and ncccssity.
(8) As the cosi- of fand increases and urban usc spread�� evcry feasiblc opportunity
to acquire opcn grecn space for public us�: should be explored. Marginal land
such as swamps and severe topography should not be ignored as such land may
� have potcntial valu� if adc uatc funds are
q not wai lablc for more desirable
land in proper amounts and location,.
11
Elementary $chools
' Dc:sired number of classrooms: i23
Maximum nurnber of classrooms: 24
Desired number of pu�ils per room: 25 or Iess
�' Maximum number of pupi Is per room: 30
Areo required:
—
Basic site of five acres plus onc acre pc�r 100 students; minimum site of ten acres r�:gardless
` o: �nroll��cnt usually considcred desirabfc.
Each residential neighborhood should `nave one elementary school located near the geographic
r center of said neighborhood. Every home should be wii`hin one-i�alf to thrce�fourths mile
walking distance of an clementary school cxccpt in rural situations. Elementary schools
should be spaced about one to one-and-one-half miles apart; they should not be focated
,.
on major streets or near commercial�-industri�l activities. Elementary school sites should
be selected on thc basis of anticipated futurc land use, street and population density ppttcrns.
Most school plants will bc in existence over 30 yEars; it is a mistake to plan them on the
,.
basis of existing populcation conccntrations and existing streEt and land use developments;
schools must be planned in rclafiion to other clemcnts of the community or a long�tcrm basis.
Each elEm�ntary school sitc should have a playground area open to the public when not
_ in use for �ducationa� purposes. The building should be made wailable for neighborhood
use during the evening hours and summer months when not in conflict with educational activities.
_ Junior High School
�1rea Rcquired:
�
Basic site of tcn c�cres plus one acrc for cach 1�G students; a minimum sit�; of 20 acres
regardless of cnrollmcnt is usually considered desirable.
..
Location:
— In most urban arcas,- a junior high school should have o scrvicc area radius of from
one to two mi Ics and bc located on a major strect. The site should bc adequate for
a playground ancl athl�tic field plus landscaping and off-stre�t parking.
Maximum D�sign Capacity:
-- 800 to 1,2t�G stucic ns-s.
r' 12
�
High School
Area R�quired:
— Basi c si tE of 2�:, acres p lus one acre for each 1 GO students; a mi ni mum si te o� 2G�cres
is usually consider�:d desirable r�:gardless of enrollment.
— Location:
The site should bE on a major thuroughfarc central to the community serv��d. The
— site should be selected on the basis of projccted po�ulation concentrations and projected
long-range transportation nceds and costs.
— Maximum Capacity:
i,000 to 1,800 students.
—
General Use:
� The building and site (athletic ficld) should b� available for use by the gen�ra� public
whEn not in confl�ct with cducationa) uses. Care should be taken in selecting a site
to avoi�' conflicts with adjacent or nearby residcntiol uses and elementary and high
y school grades should not sharc a common site or building.
�
General Public Needs
At least 5C percent of the land devoted to public use including rccreation space, schools,
_ and the like should be "close-in" land within �n� or two miles of the residential areas served.
In the application of standarcls, reasonabl�; judg�munt must b� exercised to obtain proper
conclusions; for examplc, a large golf course in a small community cannot reasonably be
_ included when measuring thc needs for "general recrcation" spacc as the golf course space
alone might exc�ed the standard requir�ments.
_ Community App�:aranc::
Maintenance of public lunc� private property in an attrqctive manner is an essentiai part
,,,,, of living by current stc�nc!arcls. The devclopm:�nt and maintenpnce �f public buildings and
land should set a high standard and good examplE for privatE �.roperty ownErs to fo{low.
Each street or highway shou!d be co�isidered as a °N�rkway" with attention givc� to thE
_ imprc-ssion givEn to resid:�nts and visitors alik:;o streets should be properly maintainc�:d and
bE free from ovEr-head wires and debris.
_ Structure
Privatc structures should bc: well maintained and held in a high state of i-e�air. Lacking
13 •
the proper civic spirit to achieve this goal, certaln codEs and ordinances may bE
,_ requ i rEd. '
�rounds
All land should b�: free from noxi�us weeds, litter, dEbris, inoperative automobil�s,
junk, hazaros, and other unde:sirablE influenc�s. In urban areas, all available land
_ should be landsca�ed with grass, trees, shrubs, decorative feotures, and the lik�
to present the best possiblc appcarance.
-- Buffers
Buffers should be developed betw�en incomNotiblc land uses s�ch as commcrcial
— and residential. Buff�rs such as public land, church sites, redwood fEncing, tree
rows, and the like providc a certain mEasurc of health and safety protection as well
as prc:senting a satisfactory visuai impression.
Nuisances
-- Smoke, noise, dust, �itte;r, vibrations, weeds, soil erosion, junk, and others must
be controlled by "performance standards" in thE zoning regulations and other codes
and ordinances as may be necessary.
Land Use
— The mpin body of land use standards is normally c�ntain�d in the zoning, subdivision, and
other codes and ordinanccs of a community. A widc variety of land use standards which
govern such things as lot sizes, population density, placement of structures on lots, building
— set-back rEquirements, screening, buffers, homc occupations, traffic control, nuisances,
permitted and excluded lancl uses by district, and many others are to be embodicd in legislation
as required. Som� of the major, more genEral, standards or principles of land usc are as
— followso
(1) Residenfial uses shoul� not bE permittcd to mix with commErcial or industri�l uses
-" unless it can bc dernonstrateG by the d�vclupers that the residential and non-residcntial
uses will not be in conflict (for exampl�, childrtn forced to play near truck loading
zones and similar conflicts).
(2) Except under terms of a "plann�d unit dc:vi;f�pment", mutually exclusiv�: usc districts
should be maintainud.
A planned uni� dovelopmE�t is onc involving more than one principai building on
_ a single lot or parc�l of land and involving onc or morE princi�al uses de��elop;,d
according to e plan consistent with thc intent of the zoning, subdivision, and other
regulations but not necEssarily in strict complianc� therewith.
14
Mutually exclusive districts means to zone various areas for only one use rather than
— a cumulativE mixture of uses; for exampl�., a mutually exclusive retail business zone
would permit only retail business while a cumulative approach might permit commErcia!
and residential .
(3) Apartment b�ildings shr,��ld bc located on major thoroughfares, near open greEn spacc
(i.e. park; playground, schools, Etc.), or in large areas specifical(y designed for
— higher density devElo�ment. Where possiblc, apartments should serve as a buffer
between single-�family homes and non-residential land uses.
— (4) The guiding factor in land usE coni�rol should be the consideration of density. Such
standards are to bc incorporat�d in thE zoning regulations and govern dwelling units
permitted per acrej traffic generation clements, and the like. The control of density
� is the key factor in planning for utilitics, strcets, and other facilities which hav�:
a relationship b�tween eapacity and d�:mand .
�" (5) Buffers, such as scrccn j.;�cnting, fi�.nc�s, c�urch s�t:.s, and public buildings should
be placed between incompatible land uses (for example, a well-designed redwood
r fEnce between a svrvice station and a single-family home).
(6) All I�nd uses should bc located so as to rclate properly to surrounding land uses and
the general land us� pattern of thE urban arca. In general, simiiar type land uses
should be groupcd to serve as functional units. For example, a hodge-podgc mixture
of land uses would ma!<e it impossible to properly locate schools in relation to housing
_ served; likewise, a �inglc refcil outl�� is bctt:;r suited to locating in cn cxisting or
potential commcrcial clistrict or shopping c�;nter than to a single corner lot.�viti�in
a residential area.
(7) Commercial areas should be as compact as possible. Compact commercial areas are
particularly advanta,r�eous for retoil uscs as thcy concentratc shop�ers to maximum
_ impulsc buying and comparison shopping. Th� community is b�nefitted by reducing
exposure to residential areas and having a be?�t�.r control over parking and trc{fic
ne�ds. For this rcason, "strip" and "spot" commercial developments should not be
permitted. Exccpt in rare instances, no area Ic:ss than two acr�s should bc zoned
�--• q
for commcrcial activity.
_ ($) Industrial areas should 'be separatcd into two catcgories:
(a) GEncra)
Including industries with nuisanc�: charactcristics such as smokc, noisc, vibrations,
�tc.
15
(b) Limited
lncluding the so-called light industry having few, if any, nuisanc� characteristics
and desirous of c� landscaped setting and other pmenities.
(9) Home occupations sho�ld be controlled so as to prevent adverse c:ffects which may
detract from residential amenities. Whiii; it is possible to permit certain types of
� business to be conducted within a home, such businesses should not be p�rmitted to
���splc;y advertising signs, conduct retail operations, or otherwisE be inconsistent with
the residential character af the area in which said home occupation is located.
(10) Each community should enact comprehensive subdivision regulations governing platting
procedure, design standards, public land req;.iirements, engineering standards and
._.. specifications, required improvements, and oth�:r factors dEalinc,. with the proper subdivision
of iand. A "subdivision" is dcfined as the division of land by any means for purposes
of sale and�or dcv�lo�ment whcn said c�ivision cr�ates one or more lots 150 fcet or
.... less in width or I�ss than two-and-onc-half acres in area.
Streets
. All streets in an urban or rural area should bc classified or defined according to one of the
followiny �esignations (d:�sign or intend�d function):
Typ� Function
-- Minor Street Thesc are primcrily residential streets providing access
to abutting properti�s.
— Collector Street A collector street is designed to col(cct traffic from
minor stre�;ts and dircct it fo thoroughfares� in built-
up urban ar�as, such strcets are normai ly spacca at onE-
— half mile �ntervais.
_ Thoroughfares Ma�or strcets with considerable continuity designed
to connect thc various parts of a community and provide
travel routes threugh large areas� such strects are generally
_ spac�:d at onc:-milc intervals in built�up urban areas
and are intende d for higher volumes and high�;r speeds
than permittc:� on m►nor or rollector strects. Thoroughfares
_ usually excecd two milcs in Ic:ngth. �lccess to �horoughfares
should bc limit:;d whertver possibl� by backing lots
onto th:; street, utilization of a ,ervice lane, control
_ of curb-cuts, c�nd othEr mEans.
Lirhited Access Such strc�fs �r highways are diviticd into two primary
r 16
Type Function
r categori es:
_ (1) Expressway
Access is limited to grade separated interchanges
_ with thorou�hfares.
(2) Fre�way
Simiiar to cxpressways but no ct-grade intersections
or access arives permitted.
Limited access routes are intEnded to provide regional
travel routes through metropolitan areas, bctween states,
� and other large areas.
Business or Industrial S�rvicc Such strccts ar� intended to provide access to abutting
— commercial or industrial property; whi le scrving a function
similar to minor residential streets, they normally require
a�ded wi�fi� duc to utilization by truck traffic and higher
— traffic volumes generated by non-residential fand uses.
Service Lane Also knowr. as frontage or marginal access roads, thesc
— strects run Narallci to (imited access roads or f!�,�roughfcres
and provide acccss to abutting property.
_ The cross-section standards arc proposed as gonera! guides and are subject to revision since
they are not appl�cable to all possible development situations. Gcn�.rally recognized and
prover� standards have b�;en dcveloped by local, Stat�:, and Fcderal road experts for all
—. of thc cross�scction cEassificctions IistEd. VNhif� s�::cial considcrctions (to;�agrcphy` a
need for a variety of turning mov�;ments, Etc.) ancl financial limitations �riay force modification
of thesc standards, cvery effort should bc made to mect the necEssary requirements and intent
— of the $treet Plan.
Safety and efficient movc.mc;nt of p�;ople an� yocds requires:
(1) A vari�ty of stree;t typ�s for a veriety of tra�`fic function n�eds�
— (2) �liminatinn of c:ommcrcial vehicics an�" thru-traffic from residential areas wherever
possible;
— (3) Comprehensivc planning to kEep capacity and demand in balance;
� 17
(4) Convenient and safe access to abutting prep�rty;
(5) Each street must be plGnned, along with its terminal facilities, to accommodate anticipated
traffic bas�d u�on intcsnsity of planncd lanc; us�.
Corner lots should b� dEvclo�,ad in a manr.er which cvoids alocking of visions crt street
intersections by front yard planting, solid fences over three feet in height, improper yard
_ grading, or otherwise blocking thc view within an arca 15 feet from the intersecting street
right-of-way lincs.
_ All new subdivisions shoulG conform to the major strc�:t plan and the rEquircments contained
in the subdivision regulations.
_ The surface type, width, s�c�nalization, channclization (location of traffic lancs for turning
movements), maintcnancc� and parking contro�s utilized on a street should be geared to
the peak hour traffic volumc which normally occurs cluring th� late afternoon (4:C��� to fi:GO
_ P.M.). The pavemcnt width and number of moving lanes should reflccfi both the desired
speed of traffic anc! the typu of vehiclEs usinc� thc: surfac�:.
_ ThL general street pattcrn should be designed so as to channel major traffic volumes onto
properly spacec! thoroughfares and highways and not through rEsidential areas or minor streets.
_ In most instances� a curvilinear pattern of minor streets is superior to that of a rigid grid
system which forms sc,���:r.: Ur rectangular blocks; thc �urvilinear system has the advantages
of respecting topography, requiring Iess total strect arca, and discouragin� thc movement
� of heavy traffic through residential ar�as. In most instances, however, the thoroughfare
system should be a grid patt�rn.
— Street Trees
Trees should not be: plantc�_i between the curb and sidewalk area unless the distance (boulevard)
— is seven feet or more. It is a mistak�: to assumc that .+hc appearance of a street will be �nhcmced
by a row of trees planted along the right-of-way !inc. Such trc:es often shut off sunlight,
give the street a narrow and congested look� brcak up sidewalks, curbs, and utility lines
— wifh roots, add to street maint�:nancc costs, and presc;nt storm damage hazards to �arked
vehicles and tra4'fic. Good landscaping in front yards is often morc; preferable and tcnds
to be more varied, intcresi-ing, colorfui, and giv:s thc street and adjacent land a more
— spacious app�:arancE. Wherc: trc:es are j�lanted in the right-of-way, however, thcy should
be of a typc approvcd as su i tab le for str�ct �rontagc.
— Signs
_ Inc��:reprictely Iecctcd ,�nd �c:sic�n�d signs c:r�: detrimcntal to the app��arancc: of the community,
can be self-defeating in over-abundance, and pose: a traffic hazard. Controls over signs
should 'ae included in tho building code and zaning ordinance.
� � ig
Pa�-king
The primary function of a public street is to move traffic - not provide parking space. Wherever
pnssible, adequatc off-street parking should be providtd so as to make curb parking unnecessary.
_ Curb parking grcatly dccreases the capacity of' a strcet and adds traffic hazards. All off-
street parking lots should be paved, well--marked (parking stalls and directional signs),
anG prcperly drain�d.
...
Y 19
PART II - GEN�RI�L DEV�LOPN.ENT PLAN
T�1BLE OF CONTENTS
GENERAL DEVELOPMENT PLAN pa�e
Introduction ---------------------------------------------- 1
A. General Development Plan - What and Why---------------- 2
B. Why jde Plan ------------------------------------------- 3
C. Basic Objectives of the Plan __________________________ 3
D. Goals ------------------------------------
------------- 4
E. Standards --------------------------------------------- 5
— F. Hopkins Growth and Development ------------------------ ,6
G. Economy ----------------------------------------------- 6
H. Population ------------------------------------------- 6
— I. Housing _________________
------------------------------ 7
LandUse Plan --------------------------------------------- 9
A. Assumntions Guiding Basic Proposals ------------------- g
B. Land Use Plan ---------------------------------------- 9
C. Boundary Adjustments _________________________________ 10
— D. Land Use, Zoning, Subdivision ________________________ 11
E. Urban Rer.ewal ---------------------------------------- 11
F. Major Land Use Proposals _____________________________ 12
TransportationPlan ______________________________________ 14
MajorProposals ----------------------------------------- 15
Community Facilities Plan ________________________________ 17
— A. Major Plan Proposals _________________________________ lg
CentralBusiness Area ------------------------------------ 21
LIST OF GRAPHICS
1. Location M?p ___________________________________ frontispiece
2. Elements of a Planning Program -------_____�_________ 2a
3. Trenos ---------------------------------------------- 5a
4. Age Composition -------------------------------------- 6a
— 5. Dwelling Units -------------------------------------- 7a
6. Potential Corporate Limits --_--_�___________________ 9a
7. Oaks Neighborhood ----____�________________________ lla
— 8. Neighborhoods -------------------------------------- 12a
9. 1980 Traffic Volumes ________________________________ 13a
10. County Road 18 and Excelsior Boulevard ______________ 14a
11. Major Thoroughfares _________________________________ 15a
12. Community Facilities -------------------------------- 1Za
13. Town Center Plan____________________________________ 20a
..
14. Town Squere Plan------------------------------------ 21a
PART II: GEN�RA� DEV'�LOPML:2T PLAN
IN7'RODUCT..T.CN
— Hopkins is a �-rell-established and accepted community, a community persons
enjoy as their home tc�an. However, it is known that improvements are poss-
ible, that dec:.sions must be made relating to change, that many of the
_ str�ctures are old anc will in turn face increased maintenance, and that
Hopkins relative position is altered each day. Concern must be shown
and judgment �pplied toward shaping future development and with a realis-
tic and thorough, yet imaginative planning program; a frame of reference
— will be availab?e to the residents and businessmen to assist in deciding
issues of the Fu�ure.
— The "General Devc�lopmE=nt Pl.an" for the City of Hopkins is herein presented
to the ci�izens ior th�ir u�e in making decisions toward the orderly devel-
opment and redevelopment o� �he conmunity. Social, physical, and econanic
_ elements are involved �nd it is anticipated that this Plan, along with the
five supporting reports, w�.11 aid those persons responsible for making day
to day de�isions. A ctty �s many things to many people, but for our con-
te;;t it ia the accumu�ation of many hundreds of man hours of effort and
— thousands of dollars of inve�tcr.ent as applied over the years to carry out
the hope: and as�irations o� its past and gresent citizens. Thus, it is
evident that r_�:e city is tY:� product of many small decisions made day by
— day over a long period of tiu�e.
Today, man� citie�, as has liopkins, reelize that planning is a necessary
J alternati�:e to piecE�meal ar_d haphazard growth. Comprehensive planning is
a Process ���hereb;� a general plan is developed to encompass all of the land
within th� corFcrate limits; and to indicate the relative and coordinated
relat�ons::ips be�:aeen various uses of the land so as to reduce conflict,
— provide for efLicient mcvement and improve livability. The corporate area
must also be given a coordinated and relative setting for in our society
of moSilit� the statement that "no city is an island unto itself" is even
— more t:u� thar_ in the past.
The pl.ann�ng fuac;�ion. of liopkins must be, as it has been, a continuous
_ program of research, analysis, education, organization and inspiration to
the local citizer.s al� oriented toward maintaining a reslistic and workable
"GeneraZ Dev�l_op:aent P3an" and to carry out said plan. The plan, as herein
presented, is noi: intended to be a rigid set of blueprints for the physical
— developmn-:� of Hop:cins, but rather it is intended to provide direction,
relationship and scale for making decisions which reflect local goals and
objectives.
Each person in Iiopkins has an investment �n the future. This investment
may inclu�e a rou�e, land, business structure, a job or time and money
_ invest�d towarc; providing �;ore suitable living and working conditi.ons.
1
This planning program is designed to help protect these investments and to
guide future development along lines that will compliment the desired ele-
ments and eliminate those condifions which do not improve livability. The
— program is not one to maintain status quo, but neither is it for change
for change's sake.
— The General Development Plan attempts to answer the basic question, "What
kind of a community do we want?" The answer to this question will form
the base for developing municipal poZicy. It will be vital to everyone
� wanting to erect a building or dPvelop a parcel of land. In order to assure
"the kind of community we want", each proposed development must be considered
in the light of its effect upon the entire community as well as the effects
upon adjacent 4nd nearby property:
Public officials, businessmen and citizens can and should gain in a cooper-
ative effort to attain the desired goals. In this manner, the Cfty of
— Hopkfns can be built, altered, and maintained acc�rding to the desires of
the citizens.
_ A. General Development Plan - What and Why
The General Development Plan arranges the uses of land for residential,
business, and industry to create a complementary relationship. It arranges
— the public use of land to increase efficiency of service,to reduce conflict,
and to establish an orderly budget for spending the public dollar relating
to land and real estate.
The General Development Plan for the City of Hopkins consists of three
elements:
1. Land Use Plan:
This plan indicates the most appropriate use for all of the privately
+ owned land and public and semi-public land when the use is not related
directly to serving the City of Hopkins. The allocation of residential
use of land determines the population; population determines need
— for services, etc. Thus having established the basic land use pattern
and standards for development, the other elements begin to have need,
scale, timing and location.
2. Transportation:
� This plan includes all of those facilities utilized to move people and
goods into, through and about the City of Hopkins. Mobility of people
and movement of goods has become a mainstay of our economy, thus trans-
portation inclu�es thoroughfares for moving of vehicles, mass transit,
— railroads, air and utilities. It is necessary to plan to assure the
proper relationship with land use, to reduce accident and conflicts,
and other ill effects of inadequate transportation.
2
3. Comnunity Facilities:
Public ard semi-public facilities and services, such as schools, churches,
` parks, recreation fac�lities, fire protection and others must be planned
in scale and location in relation to other uses of land and services
to be provided.
Each of the three elem�nts are interdependent and related. A change in
one element �ay necessitate a change ir. one or more of the others. The
` three elements are compreheri�iva in that they encompass the entire city
and include all as pa�ts of the environment. The General Development Plan
is the '�aster plun" e�hich coordinates the intent of the three elements.
` B. Why We Plan
Planning is a contin��ous function of city government which is before the
— City Council each time they must decide upon the expenditure of money to
carry out a project or the adopCion of an ordinance to guide private deci-
sions. The intended results are to make Hopkins a more desirable canmunity
_ in which to l�ve, work and spend leisure hours. The General Development
Plan is to be an aid i� arriving at these important decisions, such as:
1. To anticipate and judge in context expected change.
2. To progr�m for desired changes.
— 3. To progra� for prevention of undesired change.
4. To have a fand of data and analysis which can be updated and related
_ to a particular subject as desired,
C. Basic Obiectii•es of the Plan
� The General Development Plan for the City of Hopkins is intended to:
1. Establish the proper relationship between the development within the
— City of Hoplcins, the surrounding communities, and the entire
metropolitan area.
_ 2. Indicate a coordinated and appropriate design for the use of land within
Honkins to re�lect the aspirations of the citizens.
3. Provide economic indicators and ideas for continued growth, for efficient
— traffic ci�culation within and around the city, a�id means for improving
the living and working envirozunent.
— 4. Prov�de a summary o� all the development facts, policies, goals, stan-
dards, plans and effectuatin� devices utilized in the city for easy
reference by bo�h public and private parties.
3
� 5. Provide a framework for judging relationships between desires for
improved living conditions, improved leisure time facilities, employ-
ment opportunity, and in general, utilization of resources toward a
— sound efficient and desired urban environment.
D. Goals
Following an inventory and analysis of existing conditions (see Planning
Reports No. 1 and No. 2), it is then necessary to establish community goals
_ and standards against which the General Development Plan can be formulated.
These goals and standards for community development should be representative
of the community at large and should re�lect existing and projected charac-
teristics of the urban environment of Hopkins and its relationship to the
metropolitan area.
It seems obvious that what the people express as their wants should be a
— consideration of first impor.tance in developing any extensive plan for
the community. Although covered in greater detail in a separate part of
this report, the following are considered at this time to be the primary
_ community development goals.
1. Economic: Expansion of the dollar volume in the trade area.
Well-planned and concentrated retail areas.
Proper balance between land use types.
Development of Hopkins as a leading economic force in
the western suburban area.
— Efficiency and economy in local government spending.
2. Population; riaintain and improve the physical, economic, and
._ social environment.
Participate in metropolitan planning efforts to
maintain a proper total urban environment.
_ Plan for the needs of changing age structures and
varying needs generated by family size and income.
3. Housing: Eliminate and prevent the occurence of urban blight.
— Protect housing areas from needless encroachment by
incompatible land uses.
Put for~h a deliberate and conscious effort to maintain
— a high degree of excellence in appearance throughout the
city.
Strive for a variety of housing types guided by sound
_ principles of land planning.
4. Land Use; Use the land in a manner which assures orderly, econo-
mical, efficient, and sound distribution, intensity,
— and types of activities and structures.
Eliminate situations where there are avoidable conflicts
between incompatible land uses.
4
— Promote variety, with proper relationships, in land
uses which accentuate the historical and cultural
values of the city.
5. Promote civic design by emphasizing the art as well as the science of
city planning.
b. Provide adequate transportation facilities for moving people and goods
through and about the city.
— 7. Coordinate all efforts at varying levels of government and with neigh-
boring �ommunities to provide adequate public facilities and services
without duplication of effort, unnecessary expenses, improper locations,
_ and undersized or inadequate capacity sites and facilities.
E. Standards
Urban development sta�dards (see Part I of this Planning Report) are specific
measures of quality. Such standards as utilized in the local planning pro-
cess are cons�dered as minimum in mos� instances and may be enacted into
— law via zoning, subdivision, and other or�inances affecting the physical
environment. The standards selected also tend to serve as goals, although
not necessarily "ultimate goal_s", since they are the minimum necessary for
_ reasons of public health, safety, convenience, and general welfare.
The '�inimwr.�" standards utilized as quali_ty control measures in an urban
_ area should be as high as is practicable within the realm of physical, econ-
omic, and social feasibilit��, In city planning, the compromise between
minimum and high standards must not be so low as to be the equivalent of no
planning at all. Thus, the �irban development standards as proposed have
— been developed to represent a �et of practical and desirable goals for both
private individuals and public officials to achieve step-by-step over the
coming years.
The urban develop�ent standards developed as part of the current planning
program are outlined in Parr_ I of Comprehensive Plan Report No. 4, Goals
_ and Standards. Development standards proposed cover the following elem�nts
of the urban environment;
Community Facilities
Land Use (Public and Private)
Transportation
Civic Beauty and Design
— Subdivisio�
Housing
Parking
_ Advertising Signs
Urban Renewal
5
F. Hopkins Gro::rh and Development
The Hopkins of today is the sum total of past actions of its many citizens;
-- such actions have Lee�.1 a reflection of their wants, abilities, aspirations,
investments, ideals, anu their wisdom in realizing their goals. The Hopkins
of tomorrow i:iil be developed in the same manner as in the past although
� the mista'.ces o� the past can be avoided and an even better community can
be develoFeci through nroper planning.
The physical featr.res of a city are much like people in that they change.
As a city grous older, chaiiges occur even when the community is fully devel-
oped and vacant ?_and is no longer availa'�le. Age, obsolescence, changing
economic condicions, population mi�ration, and many other factors contribute
— to an ever preser_� element of chaiz�e in urban areas. Whether such change
is for the bett2r or �,:ors� depends to a very large extent upon the abilities,
resourcefulnes�, energy and foresight of the local population.
G. Econom.v_
_ Unlike many orher suburLan communities, the city of Hopkins has experienced
a wide range o` urban change over more than 100 years. At one time it was
an ind��end�nt and :uthe: iso?ated industrial-farm trade center; today it
is a suburban ciiy �•,:iich :s an integral part of the metropolitan area.
Hopkins fun�tions a� a �ity, providing employment for some 1�,000 �ersons
today with expectations of an employment base of 16,000 by 1980. The value
— added by manufac�urin� per capita is nearly six times that of Minneapolis
and is gained through che oneration of a wide diversity of industrial firms.
HopKins also ha� a strong c.o*r.n�ercial base, serving in all but one category
� a trade area eqeal to two .*.imes its population. In the automotive field
Hopkins deserv�s it claim as the "capital of the automobile marlcet", for
it sells a dollar volume equal to ten times the automotive spending power
of the local populatioi�. Hopki.ns provides a full range of municipal ser-
— vices and th� city's fi.nancial status is very sound, as reflected by the
comparatively �ow _ndebtedness, low millage increase and high assessed value
per c4�ita.
In general the econom�c composition of Hopkins along with its favorable geo-
graphic location is e;�pected .*_o generate a very active development market
_ during the n�xt Zecade. This ant�cipated growth will bring opportunities
for improv�ments but it wi11 also bring the �emptation to overemphasize
fndustrial de��elopment.
"" H. Population
Based upon existing and past trends, Hopkins population would expand from
-- an esti�ated popul�ztion of 13,OOQ as of January, 1965, to some 14,500 by
1980. This project�.on assumes that the undeveloped land in Hopkins will
6
— be utilized in the same proportions as land has developed in the past.
However, the "Dcvelogment Plan" does r.ot conform to this assumption, for
one of the goals of �:opkins is to provide a choice of housing types for
_ the expected eTployment base and a�:other is to build a close-in populated
trade area for the co�nmercial support. Thus, Hopkins population is expected
to be bet*.aeen 17,600 aizd 18,500 �y 1980. Much of the undeveloped area in
Hopl:in� �s in t�� soutl��rn one-third of the city where sanitary sewer and
— wate.r ins�all�tion is abnormally expensive due to the soil conditions.
Should th�� ut_l.ity installation be accomplished soon, much of this vacant
land will be deveioped and produce the larger population earlier.
Upon dev�lopir.g to the saturation point, Hcpkins population is expected to
stabiiize i�to a cyclical fluctu�tion re�lecting the turnover of age groups
_ of the var�ous ne��hL��nc�odse
Age dis�rib�:,ion is an imnortanr_ population factor as it is �urrently
undergoing siqnificanc cY��:.�e� :-uch as :
1. Few�r nersor� betc;ee.n t.ze a.ges of 20 and �+�+.
2. Incr�asing pro�ortio� o= pe�sons cver 44 years of age.
— 3, Fewer pre-s�__xoo'_ age cY:il�ren,
4. Increasing prop�::�ion of. ;cn_ur az�� senior h�gh school. age persons.
_ This change of a�c s;;ructu_�� in�licatcs thai: the solution to the problems
of today, the ii:teres�s of the cit�zens, the s�rvices both public and pri-
vate, the mer�har�dise der�anded, the type of �wel?.ing units, are subject to
change, f.op.:ins ;ai?7 be faced t•�i�h the needs oi older persons and for the
— neyt decade a Ia�ge �.cres�e i.i soci�l and recreatioraal needs for the pre-
twenty y��ar age group. Par� time en;�loyment (less than 40 hours per week)
and perse:�s llolcii_ng ore nlu� iob� is �;pected to increase as time required
— for pre-e:mloymealt edL�caY_ioZ increases and ihe proportion of persons over
60 years of age i*:creas�s, tr� fzrst prov�din� student employees anc3 the
second semi-r�t:.red emplo_yees.
I. Housin�
_ During t?ze past 20 years, the rute �f new residential construction in Hop-
kins has �een steady an� it is espected to continue steady in the future.
One change is si�n�fic�iet and th^:: �s the increased perc�r.tage of dwelling
units h�ing pYovided in i:��lti�le ;:,aeLing st;:u�tures. Tnis is a nation-
— wide trend reflect�ng the housin� needs of ^�he {ncr�ased number of younger
and older persons aloT:g with a basic psychological position of a dwelling
in our soc��al and economic struc�ure. The demand for various forms of
— multiple dwelling uni�s is expected to continue in Hopkins as well as in
other communities which are able to provide the complementary urban amen-
ities.
7
�
The single family detached dweliing is expected to be dominant in Hopkins,
although many are over 50 years old and susceptable to blight through lack
of adequate maintenance. It is anticipated that an urban renewal program
of some type will be required to assure a housing supply of sound condition.
The housing market in Hopkins provides for a wide dollar value ($15,000 to
$100,000) and compares favorably with surrounding communities. The type of
� dwelling offered also provides a �aide range with large and small sirigle
family houses, a number of duplexes, efficiency apartments, apartments with
pools, and a townhouse development proposed.
It is estimated that approximately 25 percent of the dwelling units o�hen
Hopkins reaches its saturation level will be in multiple dwelling units or
some 900 more than exist today. Totally, it is expected that Hopkins will
— average near 150 additional dwelling units per year of all types, providing
steps are taken to install sanitary sewer and water throughout the community.
�
� g
` LAND USE PLAN
Each city is a complex of many land uses. �ven the distribution patCern
is highly complex. In the preparation of a Land Use Plan, an attempt is
— made to present a clear picture of the various land uses as they exist
singly and as a composite. Since the very essence of good planning is
coordination, the various land use elements must be presented on the Plan
_. as a correlated whole.
The Land Use Plan as p�-esented herein outlines the general objectives for
� the v.�e of p_ivate aiid public land in the city. These objectives can be
made more specific through use of the various plan implementation devices
, as outlined elsewhere in this report, The Land Use Plan designates the
desired distribution, �mounts, types, and relatio:zships of the various
— categories of l�nd use �•�hich now or will ir_ the future comprise the city
of Hopkins.
.- The Land Use Plan for Hopkins concists of a map contained in this report
plus the text and all other applicable reports, legislation, policies,
and standards as deemed n�cessary and desirable by the community. Although
� flexible, the Plan should be amended only after careful study has determined
that a change is cons�.stent with the gener�l intent and purposes of the
Plan and said amendment wil� res�lt in development equal to or better than
that outlined in the Land Jse Plan.
A. Assumptions Guidin� 6asic Proposals
— 1. The citizen� of Hopkins and their leadership will rise to any challenge
and do wllat is necessary to keep the community competitive in terms
of living environment, economics, and leisure time enjoyment.
2. There will be no major calamity such as war or economic depression
adversely affecting the area.
— 3. The population and spending power of the trade area will continue
to in�rease during the next decade.
— 4. The urban development goals as outlined in the current planning
program will be adhered to and vigorous efforts will be taken to
carry out the Plan proposals.
B. Land Use Plan
The City of Hopkins has only 2,520 acres of land available on which to
— develop the comnunity; less than 600 acres are still vacant. A desirable
city requires a proper blending of Zand uses to provide employment, a good
tax base, suitable living areas, adequate public and quasi-public facilities
— and services, access to shopping areas, sa�isfaction of recreational needs,
and other aspects of a suitable living environment.
O
�
— Prior to the development of a plan for future land use, it is first
necessary to analyze existing conditions and development trends. The
land use analysis contained in Planning Report No. 1 indicated the follow-
— ing major conclusions:
1. There is likely to be an ever-increasing demand for non-residential
_ land use in the city and one of the greatest tasks facing the commu-
nity is that of maintaining a proper balance between land used for
residential purposes and land used for commercial, industrial, public
and other non-residential uses,
2. There is a question as to the ulti�ate desirabilitv of the urban area
as it is bei�g formed according to existing trends with such desira-
— bility measured in terms of convenience, comfort, appearance, and
similar criteria.
_ 3. Due to the limited supply of land availabie and the high degree of
demand by the various land use categories, a properly developed land
use pattern will, of necessity, require certain choices which will
favor some over others.
4. The corporate boundaries are irregular and in some instances not based
on logical concepts of community size and shape.
5. The existing la nd use pattern is rather complex and characterized
by "fragmentation"; residential neighborhoods, commercial uses,
_ industrial areas, community facilities, and other major uses are
quite scattered and further fragmented by rail lines, hig hways,
and other physical features.
— 6. In te rnns of land use amounts, Hopkins is not a "typical" suburban
community; as compared to the average suburban situation, the city
has: {1) a somewhat lower percentage of land in residential use; and
— (2j a higher percentage of land devoted to non-residential uses such
as com.merce, industry and institutional uses.
_. C. Boundarv Adiust�aents
Hopkins is completely surrounded by land which is a part of other incor-
_ porated communities. The existing boundary .was not established from an
analysis as to efficient service areas, but rather from desire of the
owner of abutting land and Hopkins �illingness to annex. The western
boundary represents that line which existed at the time of the Township
-' incorporati;ng as Minnetonlca Village. One parcel is completely surrounded
by Hopkins and others are oriented more logically as a pa rt of Hopkins.
The land is in the same school district, thus the only adjustments are
_ between Hopkins and the Village of 'rlinnetonka. The nrincipal question to
�
10
— be answered is whether the land involved can better be served by one
community than the other. Other questions must be investigated such
as debt obligation of land involved, coordination of planning and zoning,
-- disposition of special permit which exists, coordination of utilities.
It is recommended tha� all of those parcels shown on Chart 5 be considered
as property to b� exchanged as so indicated.
r D. Land Use, Zonir.�, Subdivision
The Zoning Ordinance is the most important single tool or legal device
— which the citizens may utilize to guide lar.d development. Zoning regu-
lates the height, size, bull:, location, and types of structures and uses
�f land; other purposes include the protection and stabilization of land
— values, raising of general a�er:ities, reduction of public service costs,
urban efficiency, and the like. Effective zonin� should be based upon the
Land Use Plan which indicates the proposed use of all land in the community.
_ To the extent possible, the zoning ordinance text and map should reflect
the goals, standards, and plans proposed in the planning function of local
government.
— Proper subdivision regulat_ons governing the way in which land is divided
for sale and/or develop:nen� are also require� to help carry out the Plan
objectives. Even the simple dividing of one iot into two smaller lots can
— be highly importar.t in certain critical areas.
E. Urban Renewal
All urban areas are in a constant state of change, Even fully developed
areas change through age, popula:.ion migration, obsolescense, economic
replacement, and other changes. Such cl:ange in Hopkins can be for the
'— better or for the worse; as the community becomes fully developed and
grows older, the terr,� "renewal" will assume greater importance. Renewal
is defined as the process of conserving that which is good, rehabilitating
— that which is deteriorating, end reglacement of that which is obsolete and/
or deteriorated.
._ In most instances, private actions will assure sound development and the
absence of urban blight; where private renewal actions are not sufficient
to maintain th� physical environment in satisfaetory conciition, certain
_ public actions may be required. To the exte�t possible, civic pride and
pride in place of residence and place of business should be relied upon
to assure high standards and Zimit public action by reducing the need for
such action.
+ 11
— F. Major Land Use Proposals
1. Central Business District
One of the major decisions derived from this planning pro�ram is the
defining of the limits of the Central Business District. It is impor-
_ tant for a city to have a center where retailing, governmental, cultur-
al and social activities can concentrate to compl�ment one another.
See ReporC No. 2 for the supporting data and detailing of the proposed
plan. (See Chart 6)
2. Oak's NeiQhborhood
— The industrial beJ.t and railroad transverse Hopkins from east to west
with residential development paralleling both sides. For many years
this has caused competition for the use of land where the residence
_ and industry meet and tne need for an agreed to boundary between the
two. This has been especially true for that area north of the Mil-
waukee RR, east of the Great r�orthern RR, south of T. H. 7 and Monk
Avenue. New housing has been �rected in the area as have such major
— industrial plants as Honeywe?1, Red Owl and Afassey-Ferguson. Chart 7
is the development p13n for this neighborhood and numerous meetings have
been held with property o�mers in review of the Plan, The Plan as
— structured is b�ised on the follo��ing cri.teria:
a. The areu should have e�sy access to both the residential and
_ industrial area with access to the residential such thaC it is
not necessary to travel through the industrial development.
b. The residential area should be large enough to provide the feeling
— of being in a residential neighborhood.
c. The residential area should have a playground and access should
— be provided to the lake.
d. The residential area should be so designed that industrial
_ commuter traffic will not flow into or through the area.
e. Minnehaha Creek should be widened into a stormwater ponding area
_ with park access to provide a buffer between the single family
and multiple areas and to provide an esthetic entrance to Hopkins.
f. Recognizing the large area of land having visual frontage on State
— Highway 7 and County Road 18 (combined traffic flow of over
50,000 ADV) and that rhe land is below the elevation of the
residential area, the plan was extended to limited business use.
— This necessitated the providing of access such that traffic would
not fl.ow into or through the residential area.
12
3. Residential property in Hopkins is in short supply, while the desire
— of persons to live in Hopkins appears strong. For many years the
property in the southerly portion of Iiopkins has been in truck gard-
ening use. It is heavy peat soil with a high water table except for
-- the southwesterly corner which has sufficient elevation to be sewered
by the present syste�s. The abutting land in Minnetonka is zoned
residential. Nine Mile Creek flows diagonally across the area from
_ northwest to southeast.
Considering the existing physical conditions of the area and the land
use needs of Hopkins, two residential neighborhoods are proposed for
—' south Hopkins.
The Plan recommends that the city acquire a strip of land at least
— fifty feet in width on each side of the center line of Nine Mile
Creek, plus a stonn water ponding area of some ten+ acres from the
southerly boundary where the Creek leaves Y.opkins to the north. This
,_ will provide another lake at an entrance to Hopkins. The creek will
represent the neighborhood boundary line permitting the residential
area now existing from 5th to 7th Avenue South to expand south. The
neighborhood to the south and west of the creek will blend in with the
— residential area in Minnetonka Village. These two neighborhoods will
provide some 1,300 home sites, 4,100 additional persons or nine million+
in spendable income to the trade area.
Many other adjustments to the land use pattern are included in the Plan,
but the major ones are heretofore mentioned. It �hould be noted, however,
_ that Hopkins will have a lake at each principal entrance to the city.
.�
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— TRANSPORTATION PLAN
The City of Hopkins needs an up-to-date coordinated transportation plan
— to maintain and build a healthy, attractive, and thriving community.
Adequate means to move people and materials are essential. Certain
functions of the community such as extensive retail and wholesale business
_ operations are so dependent upon safe, convenient, and otherwise adequate
transportation that their very existence as a major economic force in the
community is involved.
— Streets, parki_ng spaces, mass transit, railroads, aircraft, and other forms
of transportation musL be pianned in relation to the land uses which gener-
ate the needs. The relationship between land use and transportation plan-
— ning becomes obvious when it is realized that future traffic volumes will
be detennined by the way in �hich land is used; the distribution of land
uses will influence the location and types of transporCation facilities re-
_ quired.
The transportation pro�lem �n Hopkins is especially acute due to the fact
_ that much of the local traf{ic is generatad by land use beyond the corporate
limits. Because of this sytuation, it is imperative that the community
parCicipate in metropolita.z planning efforCs in order to coordinate local
plans with those of otrer �overnmental units.
Although streets and highways wi1Z continue to be the prime consideration
in the transportation picture, other forms of transportation will also be
_ important. Traffic forecasts in�licate that some forro of mass transit will
be required in the Hop�in� ar�a if traffic congestion is not to become intol-
erable or streets and parking spaces be developed to the point where they
_ devour an uneconomical and undesirable proportion of the land.
Chart 9 expresses the I980 ADT projections for the Hopkins major thorough-
fare system as developed through the assistance of Edwards and Kelsey,
— traffic engineering fi�-ro. The projections are based on projected land use
and traffic trends for those major thoroughfares passing throagh Hopkins,
_ The Transportation Plan for l:opkins is geared primarily to that of satis-
fying the needs of motor vehicles: Planning for air transportation, mass
transit, metropolitan highway systems, and other regional needs must be
_ conducted at other levels of government.
Many of the major elements of the Transportation Plan require the joint
cooperation of two or more units of gover�nent, such as Hopkins and the
— county, Hopkins an� Minneton�a, etc.
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�
Ma ior Proposals
1. County Road 18 which transverses Hopkins from the north to south is
classified as a "Freeway" and has a high priority of construction with
— the countye It is of great impo-rtance to Hopkins. County Road 18
will provide the access route to St. Paul, the airport, the metropoli-
ta�i stadiurn, Interstate 494, the cross-town highway, the crossing of
_ the Minnesota River, T. H. 7, T. H, 12, and T. H. S5, as well as many
other intermediate areas and areas further out. Hopkins, having a
large industrial conplex and employment force is the destination for
many vehicles and trucks, thus adequate local access is very important
— for those traveling to l�opkins as well as those desiring destinations
out of Hopkins, The general alignment is agreeable to all concerned.
Two access points have caused many hours of study on the part of Hop-
— kins and the county in an attempt to arrive at the most satisfactory
solution. They are the complex grade separation at Excelsior Boulevard,
County Road 3 and the junction of the three railroads. This five street
_ intersection is surrounded by large industries in need of easy access
by automobile and trLck as well as providing the major access to the
business district� The proposed interchange as shown on Chart 10 has
been developed through the assistance of Edwards & Kelsey, traffic
` engineers and from the viewpoint of serving Hopkins land use and street
system is satisfactory.
— The second access point which is considered vital to the internal traf-
fic flow of Hopkins as well as the development of the industrial area
south of the railroad is Sth Street South. It is important that all
.,, movements be grovided at this point.
2. Trunk Hi�hwav 7, which traverses Hopkins from east to west is also
�
classified as a future Freeway. Again, access points are of vital
concern to Hoplcins and those shown on the Thoroughfare Plan are
satisfactcry,
-� 3. County Road 73 is the major north-south non-freeway thoroughfare
serving Hopkins and its alignment is a joint program with Minnetonka.
_ 4. County Road 3 is the major east-west non-freeway thoroughfare serving
Hopkins and is proposed as a divided four-land trafficway.
S. llth Avenun South is proposed as the major trafficway tying that part
— of Hr�pkins south of the railroad tracks ta north Hopkins. This is a
local street and will require rebuilding, acquisition of right-of-way
and construction of n�w ,�oadway to the Minnetonka Village line.
6. Sth Street South will provide the only access point from Coun�y Road 18
to south Hopkins and is intended to serve as a gateway to the industrial
_ area as well as to the residential development. It will require new
right-of-way and ne�a construction.
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7. County Road 20 provides a major tie beCween T. H. 7 and Excelsior
Boulevard as well as access to that area of Hopkins between the rail-
� road and T. H. 7. The alignmen� is satisfactory, but the intersection
of Excelsior and County Roac� 20 is in need of redesign and reconstruc-
tion, the crossing of the railroad should be separated and the road-
bed is in need of curb and gutter and surfacing.
8. llth Street South is a new aligntaent proposed as a joint project with
Minnetonka te provide continuity between County Road 73 and County
— Road 18.
The heretofore described eight projects represent the principal elements
` of the Thoroughfare Plan tih�ch involve major construction, acquisition of
land and cooperation.
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16
_, COMMUIVITY FACTT�ITIES PL�1N
A plan for land ar.d structures to be utilized for public and quasi-public
purposes is an important eleroent in the Comprehensive Development Plan for
� Hopkins. Parks, lakes, schools, churches and other community facilities
are in�egral parts of the physical structure of every commuuity and extend
an important influence on the urban environment.
Community fac�lities influence the area's appearance and livability, have
a direct bearino on the cit�'s image and provide essential green space as
, a relief from ur'oan structural densitye Commun;ty facilities serve as
focal points for the nei�hbo�.zood and co:�mun��::y �ctivities and provide for
much of the social, educatio�zaZ, cul�ura� and r�creational needs of the
population.
Planning is needed to projer_t th= l.ong-te::n needs of Nopkins for assuring ,
adequate spac� to acce�r.:odate t�ze ���c�s�ury com:�::nity facilities. The
— preparation of such a pian ;�il� h�lp to nrevent uncoordinated development,
the lack of space to condu�t �he naeded n-ro�r4:n �nd tr� over-congestion of
urbanization (see p4ge 3, Fian�.�ng .eport :do., 2, �°ar� 4).
Community facilities should �e provi.c':nd in accordance with generally agreed
to standards t?izic.i are prop�rl�• r:l.�_�d to t'_ze p�pulatian in number and
distribution� Ths `utur� ���-�7.cYmer.�� of �.op:cins is e,;pected to be steady
" in population groc��*_1, in re�.l estate inves',:mer:t and as the center of the
western s��burban bL�ir,ess cc�nmu::ity. Ac�ompany;ng the population growth
in numbers is an exr�.r_;.ed aQe distribution char�:�. I:.�pl;ins is expected
— to have more persons n�a:»eL--•r�se and ��er.centa�e-��rise than today and also
a larger nu�nber ii� the 10 to �0 year ase �roul, ihese two groups in our
population have to�o co.nmon charzc�eristics, they er.ter the part-time labor
_, force and they ten3 tc ha�•� mor_e l�isure time_ Th.us, it is evident that
Hopkins' future will require replanning as well as planning to meet its
needs.
r The Co*��munity Facili.t�es Plan i:� intended to serve a� a guide to the logically
coordir.ated develop;�ent of needed �ommuni�'y facilities at a reasonable per
capita cost� Failure to properly �lan :�or thP development of community
— facilities may lead to inadequate and or needlessly iiigh costs tizat will
deprive the citizens of funds that could otherwise be e��pended in other
pursuits.
The sco;;e of planning for community facilities in this report is limited
to that of area requirements, si�e locations, type of function and func-
tional relationship. mhe Cou:mun:Lty Facilities Plan does not include de-
— tailed development plans and sp�cifications or r±ethods of op�ration.
-.
17
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-- A. Community Facilities Plan - Maior Plan Proposals
1. Jasperson Park
The residential neighborhood known as the "Oaks", that area east
of the Great Northern Railroad and north of 3rd Street North, is
increa�ing in population and has need for a playground. The play-
—' ground as proposed is join.ed with a green way providing a buffer
between multiple dwellings and also access to Minnehaha Lake.
-- 2. South I;opkins Parks
Tcao residential neighborhoods are proposed in South Hopkins and a
� new playground is proposed to serve the people expected to live in
the area. Each of the proposed parks is to be approximateZy 5 acres.
The park to the ���est is the southerly 5 acres of the property recent-
ly purchased by the city for its land-fill operation. The easterly
` park is south of 7th Street South and east of 8th Avenue. The pro-
viding of this pa-rtc will make it possible tc release Park Valley
playground area on 7th Street South for residential development
— except for the sanitary sewer lift station. The Park Valley play-
ground is too sm�tl an area to adequately serve the neighborhood,
especially as the c hild no;�ulation enters the teen-age level.
3. North Hopl;zns Par�c
North of T� H. 7, west of County Road 18, east of the Oakwood Golf
— Course and south of P4innetonka Avenue is a residential area, parts
of which are in three different communities. A playground is needed
and the most appropriate Iocation is efther in St. Louis Park or
— Minnetonka. Thus, it is suggested that the three communities joint-
ly consider the acquiring of property, development, and operation to
serve the area.
4. Hilltop Park
The Minnesota climate provi�es good winter conditions for coasting
— and Hopkins should provide such facilities. The area most appro-
priate for this form of recreation is Hilltop Park, where a fine
hill ex�_sts and the coasting area is protected from traffic. How-
— ever, within the natural park area are two houses. It is recommended
that the houses be acquired.
_ 5. Hopkins Public Works GaraQes
Hopkins had the good fortune a few years ago to buy from Hennepin
County the old County Highway Shop. They serve Hopkins well and the
— location is convenient. However, considering the long range develop-
ment of the city, the site is very prominent, is served by water and
18
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, sewer, has d�rect access to County Road 3, faces the central park,
and abuts residential use to the west. Land having such qualities is
very desirable for uses which can be served by the Central Park, will
be more compatihle with residential use, will be complementary to the
"' elementary school, and �cill help to increase the retail trade area.
It is proposed that the land on which the present City Shops are
located be zoned for multiple dwelling use and that the shops be
— moved to the area now being utilized as the land fill area, as a
part of the long range plan. Such a move will place the city�.s
industrial type shops �n an industrial area aud will release property 1
, which has those factors present to make it valuGble in support of the
tax base and trace area.
6. Post Office
The present post Office �s on a site too small for the intended use
and the present huildin� is also roo s:�a11 to provide the service
— assigned. A part of Fh�_s situation has developed through increased
population but :iopkins Post Office �s also functioning as a regional
center for processing nsil, The estimates oi space needed according
� to the Posr Ofiic� o��icials i:� 2E,000 squa�e feet, with an expected
employmen:, of so:r.� 1CC persor.s. Such an em�loyment center would be
valuable to tiie I:oi:'_:�n; r_rade area, ar.d the use would be compatible
with the P1an as p�c:osed ��or thar. area abu}ting the Central Business
'— District, ?'r:� site pre�oscd �_s the blocl: bounded by 8th Avenue South,
lst South, 9th L1t�nu� Sou*ti, and ?_nd Street South. This area has
direct acce�� �o Co.:ntq P.oad 3, is served by all utilities, is cent-
— rally located to s�rve tt�e co :::ercial and industrial area of Hopkins
and would blend i�� U�ith thA r,ecb�ic building complex of t,ie City Hall,
proposed ex?;:?.'v�.tion oeild�_:zg a►zd Post Office�
7. Library - Transpor�atia� Center
The prox:'.��:���y of t'_.e oI u post office site is ideal for the city library
'— and the existing b�ilding can be adapted to such cse by building an
addition to tt=� north -�t�ich would have an entrance at street level.
(See Central Business DistLict Plan). To tiie south is the proposed
— site of the transnortation center. The function of this center is to
provide a .loc�tion in the center of Hopicins where inter-city huses
will pick-up �.nd �eposit riders, thus permittin� all on-street bus
_ stops to be removed between 7th Avenue and 12th Avenue and returned to
on-street parlcinga The center would also function as the taxi terminal
with provisions for a taxi office, a cafe, public rest rooms and a
waiting room, In addition, such services as airport limousine service,
— interstate bus and air freight could function from the center.
r.
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_ ........... .
8. Lakeside Entrances to Hopkins
The Plan as proposed has provided in conjunction with the storm
— drain system a lake near the entrance to Hopkins on County Road 18,
Excelsior Boulevard, Trunk Highway 7 from the east, Minnetonka
Boulevard, Trunk Highway 7 from the west, Shady Oak Road fror� the
_ north and from the south. Such a setting is unique in the land of
lakes and should be advantageous to Hopkins' image.
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^ �0
---��..��
— CENTRAL BUSINESS AREA
A plan for the Central Business Area is presented in Planning Report
— No. 2, Business District Study. The "Central Business District" Plan
is related to r_he comprehensive plan for the remainder of Hopkins. The
Central Business District, or "Town Center", is the heart of the commu-
,_ nity and a vital part of the local economy; it is essential that the
Town Center be in a healthy condition, properly related to the remainder
of the community, and serve as a source of civic pride.
'� The goals of the "Town Center" Plan are as follows:
1, Strengthening and enlargement of �he retail trade area;
2. Creation of a true '"Town Center" to serve as the focal point of
economic, social, cultural, and civic affairs;
3. Main�enanee of a dow�ntown area that functions well, presents a good
appearance, and is con�c-�{�ntly arranged and acc�ssible to the trade
area;
4. Maintenance of a do�antown that is able to serve properly the changing
needs of Hopkins and tt:e larger trade area;
5. Development of a business area that is attractive, inspiring, and
stimulating to the citizens of Hopkins;
6. Encouragement of development that is beneficial to the community as
a whole as well as to the business community; and
7. Development towards being the "Centra� Business District" of the
western suburban area.
— The Town Center Plan considers elements such as accessibility, compactness,
appearance, shopper convenience�, parking, vehicular and pedestrian circu-
lation, floor space use, and others. Some of the more important plan
_ proposals are:
1. Creation of a "ring" road around the business area with parking lots
_ near the road; this plan feature eliminates much of the conflict
between pedestrian and vehicular movements and provides easier move-
ment into the business area;
" 2. Development of "Hopkins Square", a prominent structure containing
parking space, a controlled climate, pedestrian-ways, shops, exhibit
space, and other features to provide a strong shopper attraction; and
3. A central transportation terminal for mass transit facilities.
21
_, GENERAL DEVELOPMENT PLAN
A copy of the '�eneral Development Plan" in graphic form accompanies
this report. This map and the supporting textual explanations, recommen-
` dations and references constitute the Plan.
As previously stated, the Plan sets forth general locations, coordination
— of various uses, projected scale of various public improvements and private-
ly owned areas based on estzmates of probable needs. The overall function
of the Plan is to provide a guide for judging proposals and to provide a
� coordinated community wide form.
The uses of land as proposed have been converted tr.to projected population,
projected trip generation, projected parking dem�:nd, projected open space
— required, and other elements of urbanism necessary to a Plan for assuming
the continuation of the pleasant and desirable aspects of Hopkins as a city
in which to live, work and spend one's time as a resident.
22