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(£��P�IZ'L `� ui •w��Bo�d �ta,v►yB�� pao;o �(��o� � y� uala�° I°�uewwa:eoB �r�o �o �aN►aua� uogsn �tq p�D��:P sal�.u,3� o} �4��o�id �!i �w�s osto �sr�w s��ajo�d (E){P)lZZ •;uaudc�a�ap �4l��0� Punos a�nsu! II!^" c{�l4�"u°!��° ;° uald n si a�ay� �� pw 'pa��u� pu� p��asa�d a9 I!!"► scam �oli��! I�D 'IQl'»acuwo� .�q��u��a �yj a�u�,uss� �io s! �� 4a09481au 6ul�c�oua�ap puo p�yB�i9 y�+^'► �;an.��a}fa 8uf��ap .�of u��d r'.�lunwua� �a��}o uc s! woi6old a'9°�fi°�y -i(:,uab'�r �3��u� aa�aE� Pu° Bu�s"°H ac{s f° �W�luS�PM �i� �t ansa�ddb us»6r�d ,a qD o�,��+ o �1�� 4ta�x+uwo� o u� pa�o� aq � �ay� 9 P « nbas �a► a� ':t��lo�d ��P,��Z �l4M ��,a� �DMiLt� t2iX�lA U1 pa.�nx►� ac, o� pa�t ��x,� �u�os �o sna,e� �o.v►sua� �*oc�+n u! podo(a�p a9 °s!° fl!"►s��alo�d �uau�c�O lo��w�s �n,aw�s � p�i�l3ur� s; 3{ 'y�61 3° �'�� t uo��a � �a} uc�lj��su°� �apun �('�v� �� s a�� uo juoa4� �a13mts o 9 I �uauxioran�4 �4lu��7 �N �9 tcy �ucdu�o� sry,1 °ss�ada�;.u:VY �° uOl�°`!O�'�°� , pvaP!^!�' P�! !I ! ,�I:n9 s°"" cPl4�" j�a ad �o�ua1 pa�.o�ac�o p�n pe��o �t�a�o�i.�d ° ��a �� •s�JocbawZy� �� aa�o lci�aua� ucq�� poon�wal�J �!� �'; Pa�°�°t ��'3 1 p�n1�� ay� 'oc�.m s�y� ui ��aio�d �u�u+�arad� �E��P�IZZ :�uo �Cluo s! a.�sy� a�P oi � r �; �', ' � .-_'_.__., -� Section 1 ORDINANCE N0. THE ZONING 'ORDINANCE OF HOPKINS, RELATING TO A CONPREHENSIVE AMENDMENT AND REZONING OF THE CITY, AMENDING ZONING ORDINANCE N0. 131 ORIGINALLY PASSED BY THE CITY OF HOPKINS ON , 1956. WHEREAS Chapter , Minnesota Statutes, empowers the City to enact a zoning ordinance and to provide for its administration, enforcement and amendment, and WHEREAS the .City Council deems it necessary, for the purpose of pro- moting health, safety, order, convenience, prosperity and general welfare of the ��ty to enact such an ordinance, and WHEREAS the ' City Council has prepared a comprehensive plan for the future physical devetopment and improvement of the City and deems it necessary to make different regulations for different districts to carry out the purposes of the aforesaid statute, NOW THEREFORE BE IT ENAGTED BY THE CITY OF HOPKINS, MINNESOTA: That the Zoning Ordinance adopted by the City Council of the ^ City of Hopkins on the day of ____�„�_, 19 , and heretofore amended, is hereby amended in its entirety to read as follows: SECTION I: TITLE This Ordinance shall be known, cited and referred to as the Hopkins Zoning Ordinance� except as referred to herein, where it shall be known as "this Ordinance". SECTION 2: INTENT AND PURPOSE This Ordinance is adopted for the purpose of: . . . . . .. . protecting the public health, safety, morsls, comfort, coaveni- ence and general welfare. .. .. . . . . dividing the City into zones and districts restricting and regulating therein the location, construction, reconstruction, aiteration, and use of structures and land. . . . . . . . . promoting orderly development of the residential, business, industrial, recreational and public areas. _ "� 1. iJ C 3 �` . . . . . . . providing for adequate light, air and convenience of access to property by regulatfng the use of land and buildings and the bulk of buildings in relation to surrounding properties. . . . . . . . limiting congestion in the public rights-of-way. . . . . . . . providing for the compatibility of different land uses and the most appropriate use of land throughqut the cicy. . . . . . . . providing for the administration ofthis Ordinance and amend- menCs thereto. . . . . . . . defining the powers and duties of the administrative officers and bodies, as provided hereinafter. . . . . . . . prescribing penalties for the violation of the provisions of this Ordinance or any amendment thereto. SECTION 3: RULES AND DEFINITIONS Section 3.1 Rules The language set forth fn the text of this Ordinance shall � be interpreted in accordance with the following rules of construction: 3.1 (1) The singular number includes the plural and the plural the singular. 3.1 (2) The present tense includes the past and future tenses, and the future the present. 3.1 (3) The word "shall" is mandatory, and the word '4uay" is permis- sive. 3.1 (4) The masculine gender includes the feminine and neuter genders. 3.1 (5) Whenever a word or term defined hereinafter appears in the text of this Ordinance, its meaning shall be construed as set forth in such definition thereof. 3.1 (6) All measured distances expressed in feet shall be to the nearest tenth of a foot. Section 3.2 Definitions The following words and terms, wheneier they occur in this �. Ordinance are defined as fallows : 3.2 (1) Airport or Heliport: Any Iand,�water, or structure which is used or intended for use, for the landing and take-off of aircraft, and any appus.tenant land or structure used or 2. intended for use for port buildings or other port structures '� or rights-of-way. 3.2 (2) �ccessory Use or Structure: A use ar structure subordinate to, and serving,the principal use or structure on the same lot and customarily incidental thereto. 3.2 (3) A1ley: A public right-of-way which affordsaa secondary means of access to abutting property. 3.2 (4) Automobile Repair- Major: General repair, rebuilding or recon- ditioning of engines, motor vehicles or trailers, including body wark, framework, welding and major painting service. 3.2 (5) Automobile Repair-Minor: The replacement of any part or repair of any part which does not require the removal of the engine head or pan, engine, transmission or differential; incidental body and fender work, minor painting and upholstering service when said service above stated is applied to passenger automo- biles and trucks not in excess of 7,000 pounds gross weight. 3.2 (g) Auto Reduction Yard: A lot or yard where three (3) or more unlicensed motor vehicles or the remains thereof are kept for the purpose of dismantling, sale of parts, sale as scrap, sto.rage, or abandorunent. -� 3.2 (7) Basement: A portion of a building partly underground, but having less than half its floor-to-ceiling height below the average grade of the adjoining ground. 3.2 (g) Boardinghouse: A building other than a motel or hotel where, for compensation and by prearrangement for definite periods, meals or lodgings are provided for three (3) or more persons, but not to exceed eight (8) persons. 3.2 (9) Buildin�: Any structure having a roof which may provide shelter or enclosure of persons, animals or chattel, and when said structure is divided by party walls without openings, each por- tion of such building so separated shall be deemed a separate building. 3.2 (1(� Buildin� Hei�ht: A clistance to be measured from the meari curb level along the front lot line o� from the mean ground level for all of that portion of the structure having frontage on a public right- � � � of-way, whichever is�higher, to. the top of the cornie�e of�e• flat Yoof= to the deck line of a mansard roof, to a point on the roof directly above the highest wall of a shed roof, to the uppermost . �.o'��n�,:on a round-or�other arc�i type roof;�to the mean di�`�ance�of the h�ghest ga�alt ot�� a pitched or hip rYJof. � � 3.2 (11) Carport: An automobile shelter, having one or more sides open. � 3.2 (12) Cellar: That portion of the building having more than one-half of the floor-to-ceiling height below the average grade of the adjoining ground. 3 � 3.2 (13) �ommercial Do� Kennel : Any premiaes where four (4) or more dogs, over four (4) months of age, are ownecl� boarded, bred or offered �or sa1e� 3.2 (iq) C�unc 1: Wit�hin this Ordinance the term Council shall refer to the City Council of Hopkins. 3.2 (�S.) Curb Level: The level of the established curb in front of a building measured at the center of such front. Where no curb elevation has been established, the City engfneer shall furnish such grade. , 3•2 (i.{�) .Dwellin�: A building or one or more portions thereof occupied or intended to be occupied for residence purposes, but not including rooms in motels, hotels, nursing horoes, boardinghouses, trailers, tents, cabins or trailer coaches. 3.2 (17) DwellinQ - Atteched: A dwelling which is joined to another dwelling at one or more sides by a party wall or walls. 3.2 (18) I3we],linQ - Detached: A single dwelling unit not attached to another dwelling or structure, ,,� 3.2 (19) Familv; An individual, or two or more persons each related by blood, marriage or adoption, living together as a single house- keeping unit; or a group of not more than four (4) persons not so related, maintaining a common household and using common cooking and kitchen facilities. 3.2 (20) Essential Services: Underground or overhead gas, electrical, oil, steam or water transmission or distribution systems; collection, communication, supply or disposal systems includ- ing poles, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, hydrants or other similar equipment; but not including buildings or major structures such as lift stations, transformers, trans- mission lines, and regulators. 3.2 (21) Floor Area: The sum of the gross horizontal areas of the several floors of a building including interior balconies; meszanines, basements and attached accessory buildings, but excepting that area primarily devoted to window display, fitting rooms, stairs, escalators, unenclosed porches, detached accessory buildings utilized as dead storage, heating and utility rooms, inside off- street parking or loading space. 3.2 (22) Floor Area Ratio: The numerical value obtained through dividing the floor area of a building or buildings by the lot area on �-. which such building or buildings are located. 4. � 3.2 (23) Gara�e - Private: A detached accessory bufl.ding or portion of the principal building, including a carport, which is used primarily for storing passenger vehicles, trailers or one (1) truck of a rated capacity not in excess of 7,000 pounds gross w�ight. 3.2 (24) Home Qccupation: Any gainful occupatian conducted within the dwelling by a resident thereof, provided that evidence of the occupation is not visible from the st�eet; that no mechancial equipment other than nvrmally kept for housekeeping purposes may be used; that there is no reCail sales of products produced off the site; and which use does not affect the character of Che uses permitted in the district in which it is located. All existing home occupations shall secure a Certificate of Occupancy within six (6) months following the adoption of this Ordinance. 3.2 (25) Hotel: A building containing eight (8) or more guest rooms in which lodgfhg is provided with or without meals for compensation and which is open to Cransient or permanent guests or both, and where no provision is mad� for cooking in any guest room, and in which ingress anc� egress to and from all gooms is made through an inside lobby or office supervised by a person in charge. ^ 3.2 (26) Junk Yard: An area where used, waste, discarded or salvaged materials are bought, sold, exchanged, stored, baled, cleaned, packed, disassembled or handled, including but not limited to, scrap iron, and other metals, paper, rags, rubber products, bottles and lumber. Storage of such material in conjunction with a peruiitted manufacturing process when within an enclosed area or building shall not be included. 3.2 (27) Lot: A parcel of land occupied or used or intended for occu- pancy or use by a use permitted in this Ordinance, abutting on a public street, and of sufficient size to provide the yards required by this Ordinance. 3.2 (28) Lot of Record: Part of a subdivision, the plat of which has been recorded in the office of the Register of Deeds; or a parcel of land, the deed to which was recorded in the office of said Register of Deeds prior to the adoption of this Ordinance. 3.2 (29) Lot Area: The area of a lot in a horizontal plane bounded by the lot lines, but not including any area occupied by the waters of a duly recorded lake or river or area which has been dedicated as public right-of-way. � 5. -� 3.2 ( 3� Lot Area Per Unit: The number of square feet of lot area required per dwelling unit. 3.2 (31) Lot-Corner: A lot situated at the junction of, and abutting on two (2) or more intersecting streets, or a lot at the point of deflection in alignment of a continuous street, the interior angle of which does not exceed one hundred and thirty-five (135) degrees. 3.2 (32) Lot Depth: The mean horizontal distance between the front lot line and the rear lot line of a lot. 3.2 (3.3) Lot Line: A lot line is the property line bounding a lot except that where any portion of a lot extends into the public right-of- way or a proposed public right-of-way, the line of such public right-of-way shall be the lot line for applying this Ordinance. 3.2 (34) Lot Line - Front : That boundary of a lot which abuts an exist- ing or dedicated public street, and in the case of a corner lot, it shall be the shortest dimension on a public street. If the dimensions of a corner lot are equal, the front lot line shall be disignated by the owner and filed in the office of the Building Inspector. --. 3.2 (35) Lot Line - Rear: That boundary of a lot which is opposite the front lot line. If the rear lot line is less than ten (10) feet in length, or if the lot forms a point at the rear, the rear lot line shall be a line ten (10) feet in length within the lot, parallel to, and at the maximum distance from the front lot line. 3.2 (36) Lot Line - Side: Any boundary of a lot which is not a front lot line or a rear lot line. 3.2 (37) Lot - ThrouQh; A lot which has a pair of opposite lot lines abutting two (2) substantially parallel streets, and which is not a corner lot. On a through lot, both street lines shall be front lot lines for applying this Ordinance. 3.2 (38) Lot Width: The maximum horizontal distance between the side lot lines of a lot measured within the first thirty (30) feet of the lot depth. 3.2 (39) Mobile Home: Any type of structure or vehicle which can be readily adapted to or does provide facilities for a person or persons to eat or sleep, or both, which is mounted on wheels, has provisions for wheels or may be loaded on an ordinary flat bed truck, such as a house trailer, converted bus or truck, tent or small building. -� 6. � 3.2 (40) Motor Court, Motor Hotel or Motel: A building or group of buildings other than a hotel used primarily as a temporary residence of a motorist. 3.2 (41 ) Motor Frei�ht Terminal : A building or area in which freight brought by motor truck is assembled and/or stored for routing in intra-state or inter-state shipment by motor truck. 3.2 (4 a Non-Conformin� Structure: Any structure which is legally existing upon the effective date of this Ordinance, which would not conform to the applica ble regulations if the structure were to be erected under the provisions of this Ordinance. 3.2 (/431 Non-ConforminQ Use: Use of land, buildings or structures lawfully existing at the time of adoption of this Ordinance which does not comply with all the regulations of this Ordi- nance or any amendments hereto governing the zoning district in which such use is located. 3.2 (4i�) Noxious Matter or Materials : Material capable of causing injury to living organisms by chemical reaction, or is capable of causing detrimental effects on the physical or ^� economic well-being of individuals. 3.2 (45) Nursery - Day: A use where care is provided for pay for three (3) or more children under kindergarten age for periods of four (4) hours or more per day. 3.2 (46) ppen Sales Lot: Land devoted to the display of goods for sale, rent, lease, advertising, or trade where such goods are not enclosed within a building. 3.2 (47) P'arty Wall: A wall which divides two adjoining structures and in which each of the occupants of the structures has rights of enjoyment. 3.2 (48) Performance SCandard: Criterion established to control noise, odor, toxic or noxious matter, vibration, fire and explosive hazards, or glare or heat generated by or inherent in uses of land or buildings. 3.2 (49) PlanninQ Commission: Within this Ordinance the term Planning Commission shall refer to the Flanning Commission of the City of Hopkins. 3.2 (SO) Si n: The term "sign" shall mean any written announcement, declaration, demonstration, display, illustration, insignia, � 7. ^ or illumination used to advertise or promote the interest of any person when the same is displayed or placed out of doors in view of the general public and shall include every detached sign, or billboard and every sign attached to or forming a component part of any building, marquee, canopy, awning, street clock, pole, parked vehicle or other object, whether stationary or movable. However, a sign shall not include any display of traffic directional signs, street name signs or other signs which have been authorized and erected by a governmental body, 3.2 (51) Si�n - Advertisin� (Billboard) ; A sign which directs atten- tion to a business, commodity, service or entertainment not exclusively related to the premises where such sign is located or to which it is affixed. 3.2 (52) Si�n - Business : A sign which directs attention to a business or profession conducted or to a commodity, service, or enter- tainment sold or offered on the premises on which such sign is located or to which it is affixed. 3.2 (53) SiQn - Flashin�: A sign where light is not maintained stationary or constant in intensity and color at all times in which such sign is in use. ^ 3.2 (5G) Si�n - Name Flate: A "Name Plate Sign" shall mean any sign which states the name or address or both of the business or occupant of the lot or building where the sign is placed or may be a directory listing the name, addresses and business of occupants. 3.2 (55) SiQn - Gross Area of: The area within the frame �hall be used to calculate the square feet except that the width of dhe frame exceeding twelve (12) inches shall constitute advertising space, or should such letters or graphics be mounted directly on a wall or fascia or in any such way as to be without a frame, the dimensions for calculating the square footage shall be the area extended six (6) inches beyond the periphery formed around such letters or graphics bounded by straight lines connecting the outermost points thereof, and each surface utilized to display a message or to attract attention shall be measured as a separate sign. 3.2 (56) Sit�n - Illuminated: Any sign which has characters, letters, figures, designs, or outline illuminated by electric lights or luminous tubes as a part of the sign proper. 3.2 (5�) �-tory: That portion of a building included between the surface of any floor and the surface of the floor next above, or if there is no floor above, the space bs�ween the floor and the ceiling next above. A basement shall be counted as a full story, � and a celler shall not be counted as a story. 8. � 3.2 (�g) Street: A public right-of-way not less than fifty (50) feet in width which affords a primary means of access to '. . abutting property. 3•2 (59) Structure: Anything constructed or erected, the use of which requires a location on the ground, or atteched to something having a location on the ground. 3.2 ( 60) Use: The purpose or activity for which the land or building thereon is designated, arranged, or intended, or for which it is occupied or maintained, and shall include any manner of per- formance of such activity zvith .respect to the performance standards of this Ordinance. 3.2 (61) Use - Conditional : Either a public or private use which, because of its unique characteristics, cannot be properly classified as a permitted use in any particular district or disCricCs. 3.2 ( 62) Use - germitted: A use which may be lawfully established in a particular district or districts, provided it conforms with all requirements, regulations, and performance standards (if � any) of such districts. 3.2 ('S3) Use - Principal: The main use of land or buildings as dis- tinguished from subordinate or accessory uses. A "principal use" may be either permitted or �soonditional. 3.2 ( 64) Vendin� Machine: Shall be any device which dispenses a product or service without an attendant. 3.2 ( 65) Yard: A required open space on a lot, which is unoccupied and unobstructed by a building from its lowest ground level to the sky except as expressly permitted in this Ordinance. A yard shall extend along a lot line and at right angles to such lot line to a depth or �iidth specified in the yard regulations for the district in which such lot is located. A yard shall be measured from the lot line to the vertical wall of the principal structure or structures. 3.2 ( 66) Yard - Front: A yard extending along the full width of the front lot line between side lot lines and extending from the abutting front street right-of-way line to a depth required in the yard regulations for the district in which such lot is located. 3.2 (67) Yard - Rear: A yard extending along the full width of the rear '� lot line between the side lot lines and extending toward the front lot line for a depth as specified in the yard regulations for the district in which such lot is located. 9. ''\ 3.2 ( 6� Yard - Side: A yard extending along the side lot line between the front and rear yards, having a width as specified in the yard regulations for the district in which such lot is located. 3.2 ( 69) ZoninQ District: An area or areas within the limits of the City for which the regulations and requirements governing use, lot and size of building and premises are uniform. SECTION 4: GENERAL PROVISIONS Section 4.1 �plication of this Ordinance 4.1 (1) In their interpretation and application, the provisions of this Ordinance shall be held to be the minimum requirements for the promotion of the public health, safety, morals, and welfare. 4.1 (2) Where the conditions imposed by any provision of this Ordinance are either more restrictive or less restrictive than comparable conditions imposed by any other law, ordinance, statute, reso- lution, or regulation of any kind, the regulations which are more restrictive, or which impose higher standards or require- ^ ments shall prevail. 4.1 (3) No structure shall be erected, converted, enlarged, reconstructed or altered, and no structure or land shall be used for any purpose nor in any manner which is not in conformity with the provisions of this Ordinance. 4.1 (4) When land is proposed to be annexed to the City of Hopkins, the Planning Commission shall hold a public hearing to detennine zoning of said Zand. The results of the hearing, along with a recommendation, shall be presented to the City Council. In the event of annexation proceedings becoming final before the perman- ent zoning is determined, the annexed area shall be placed in the "R-1" District and such classification shall be considered as an inter�m step pending permanent classification. Section 4.2 Separabilitv It is hereby declared to be the intention of the Mayor and Council that the several provisions of this Ordinance are separable in accordance with the following: 4.2 (1) If any court of competent jurisdiction shall adjudge any provision of this Ordinance bo be invalid, such judgment shall not affect � 10. � any other provisions of this Ordinance not specifically included in said judgment. 4.2 (2) If any court of competent jurisdiction shall adjudge invalid , the application of any provision of this Ordinance to a par- ticular property, building, or other structure, such judgment shall not affect the application of said provision to any other property, building, or structure not specifically included in said judgment. Section 4.3 Non-Conformin� Uses and Structures 4.3 (1) Any structure or use lawfully existing upon the effective date of this Ordinance may be continued at the size and in a manner of operation existing upon such date except as hereinafter specified. 4.3 (2) Nothing in this Ordinance shall prevent the placing of a structure in safe condition when said structure is declared unsafe by the Building Inspector. 4.3 (3) When any Iawful non-conforming use of any structqire or land in any district has been changed to a conforming use, it shall not � thereafter be changed to any non-conforming use. 4.3 (4) A lawful non-conforming use of a structure or parcel of land may be changed to a similar non-conforming use or to a more restrictive non-conforming use. Once a structure or parcel of land has been placed in a more restrictive non-conforming use, it shall not return to a less restrictive non-conforming use. 4.3 (5) Whenever a lawful non-conforming structure shall have been damaged by fire, flood, explosion, earthquake, war, riot, or acr� of God, it may be reconstructed and used as before if it be reconstructed within twelve (12) months after such calamity, unless the damage to the building or structure is fifty per cent (50'/,) or more of its full and true value, as shown on the assessment records at the time of damage, in which case the reconstruction shall be for a use in accordance with the provisions of this Ordinance. 4.3 (6) Whenever a lawful non-conforming use of a structure or land is discontinued as a business for a period of six (6) months, any future use of said structure or land shall be in conformity with the provisions of this Ordinance. 4.3 (7) Any lawful non-conforming use of land not involving a structure, and any lawful non-conforming use involving a structure with an -� 11. � assessor's full and true valuation upon the effective date of this Ordinance of One Thousand Dollars ($1,000) or less, may be continued for a period of thirty-six (36) months after the effective date of this Ordinance, whereupon such non-conforming use shall cease. The above regulation shall apply to signs and billboards which, if not brought into conformance, shall be removed from the site, 4.3 (8) Any structure which will, under this Ordinance, become non- conforming but for which a building permit has been lawfully granted prior to the effective date of this Ordinance or of amendments thereto, may be completed in accordance with the approved plans; provided construction is sta�ted within six (6) months of the effective date of this Ordinance or amend- ment thereof and continues to completion within two (2) years. Such structure shall thereafter be a legally existing non- conforming structure. 4.3 (9) Normal maintenance of a building or other structure containing or related to a lawful non-conforming use is permitted, including necessary non-structural repairs and incidental aZterations which do not extend or intensify the non-conforming use. -� 4.3 (10) Alterations may be made to a building containing lawful non- conforming residential units when they will improve the liva- bility thereof, provided they will not increase the number of dwelling units or bulk of the building. Section 4.4 Lot provisions 4.4 (1) A lot of record existing upon the effective date of this Ordi- nance in an "R" District, which does not meet the requirements of this Ordinance as to area or width may be utilized for single ' family detached dwelling purpose provided the measurements of such area or width are within sixty-six and two thirds (66-2/3%) per cent of the requirements of this Ordinance, but said lot of record shall not be more intensively developed unless combined with one (1) or more abutting lots or portions thereof so as to create a lot meeting the requirements of this Ordinance. 4.4 (2) Except in the case of planned developments as provided for hereinafter, not more than one principal building shall be located on a lot. Section 4.5 Accessorv BuildinQs and Structures 4.5 (1) No accessory building or structure other than a fence or a tenporary construction office shall be constructed on any -� 12. ,� lot in an "R" District prior to the time o£ construction of the principal building to which they are accessory. 4.5 {2) Unless otherwise herein specified, no accessory building shall exceed the height of the principal building. However, in no case, shall accessory buildings in the "R" Districts exceed fifteen (15) feet in height. 4.5 (3) No accessory building in the "R" District shall exceed an aggregate square footage of six hundred (600) square feet per dwelling unit. 4.5 (4) No detached accessory building shall be less than sixty (60� feet from the front lot line unless it conforms to the yard requirements for the principal building, except (a) whenever a garage is so designed that it is to be entered dlrectly from a side street or alley, the distance between the doors and the 1ot line shall be eighteen feet (18') or more; (b) when the grade of the lot is ten feet (10') or more above or below Che curb level at the required building line, a garage for the sCorage of passenger automobiles may be located within eighteen feet (18') of the front lot line and within two feet (2') of the side lot line provided access is not available from an alley. 4.5 (S) Detached accessory buildings shall be six (6) feet or more from ,.,� the principal building, may be within two feet (2') of the side or rear lot line subject to provisians of Subd. 4(a). Section 4.6 Required Yards and Open Space 4.6 (1) No yard or other open space shall be reduced in area or dimension so as to make such yard or other open space less than the minimum required by this Ordinance, and if the existing yard or other open as existing is less than the minimum required, it shall not be further reduced. 4.6 (2) No required yard or open space allocated to a building or dwelling group shall be used to satisfy yard, other open spaces, or minimum lot area requiremenes for any other building. 4.6 (3) The following shall not be considered to be encroachments on yard and set-back requirements: ' 4.6 (3a) Chimneys, flues, belt courses, leaders, sills, pilasters, lintels, ornamental features, cornices, eaves, gutters and the like, pro- vided they do not extend more than two feet (2') into a yard. 4.6 (3b) Yard lights and name plate signs as regulated in Section 14.1. Lights for illuminating parking areas, loading areas or yards for safety and security purposes may be provided where necessary pro- vided the direct source of light is not visible from the public �` right-of•way or adjacent residential property, driveways, and sidewalks. 13. � 4.b (3c) Terraces, steps, uncovered porches, stoops or similar structures, which do not extend in elevation above the height of the ground floor level of the principal building and do not extend to a distance of less than two (2) feet from any lot line. 4.6 (3d) In rear yards: bays not to exceed a depth of two (2) feet nor to contain an area of more than twenty (20) square feet; fire escapes not to exceed a width of three (3) feet; balconies, breezeways, detached outdoor picnic shelters and recreational equipment, and off-street parking except as hereinafter regu- lated. Section 4.7 Traffic Visibilit 4.7 On corner lots no structure or planting in excess of thirty (30) inches above the abutting curb line shall be permitted within a triangular area defined as follows : "beginning at the intersec- tion of the projected curb lines of two intersecting streets, thence thirty (30) feet along one curb line, thence diagonally Co a point thirty (30) feet from the point of beginning on the other curb line, thence to the point of beginning:' Section 4,8 Fences � 4.8 (1) A fence is defined for the purpose of this Ordinance as any partition, structure, wall or gate erected as a dividing marker, barrier or enclosure. 4.8 (2) Permit Required: No person, firm or corporation shall hereafter construct, or cause to be constructed or erected within the City of Hopkins, any fence without first making application for and securing a permit therefor from the Building Inspector of the City of Hopkins. 4.$ (3) Application: All such perrnits shall be issued upon a written application which shall set fo$th the type of fence, the mater- ial to be used therefor, its height and exact location. A fee of $1.00 shall be paid with each such application. 4.8 (4) Location: All boundary line fences shall be located entirely upon the private property of the person, firm or corporation constructing, or causing the construction, of such fence unless the owner of the property adjoining agrees, in writing, that such fence may be erected on the division line of the respec- tive properties. The Building Inspector may require the owner of the property upon which a fence now exists, or may require any applicant for a fence permit to cause to establish the boundary lines of his property by a survey thereof to be made .� by any licensed surveyor or engineer. 14. .-. 4.8 (5) Construction and Maintenance: Every fence shall be constructed in a substantial, workmanlike manner and of substantial material reasonably suitable for the purpose for which the �ence is pro- posed to be used. Every fence shall be maintained in a condiCion of reasonable repair and shall not be allowed to become and remain in a condition of disrepair or danger, or constitute a nuisance public or private. Any such fence which is, or has become, danger- ous to the public safety, health or welfare, is a public nufsance, and the Hopkins Building Inspecaor is hereby authorized to commence proper proceedings in the Municipal Court of the City of Hopkins of the abatement thereof. Link fences, wherever permitted, shall be constructed in such a manner that the barbed end is at the bottom of the fence and the knuckle end is at the top thereof. 4.8 (6) Barbed wire fences shall not be permitted, used or constructed except in industrial districts as hereinafter provided. 4.8 (7) Residential District Fences : In any part of Aopkins zoned resi- dential, no boundary line fence shall be erected or maintained more than three and one-half (3�Z) feet in height except that (a) fences on any corner lot erected within thirty feet (30') of the intersecting curb line shall not be higher than thirty inches (30") above the curb level, and (b) fences on side property lines shall not be more than six feet (6') in height from a point on such �ide .� property line commencing at the rear lot line and proceeding thence along such side property line to a point on such side property line which point is intersected by the rear wall of the principal building on said lot as such wall would be if extended to such side property line; and (c)fences along any rear property line, which is also the rear property line of an abutting lot shall not exceed six feet (6') in height; and (d) fences along a rear property lfr►e which line constitutes the side lot line of an abutting lot shall� not exceed six feet (6') in height for a distance calculated as in No. 2 herein shall not exceed three and one-half feet (3z') in height thereafter. All fences in any residential district shall be constructed in such a manner that at least twenty-five per cent (25�/) of the plarie between the ground and the top of the fence is open, and in calculating such percentage, distances of fitty feet (50' ) may be averaged beginning at the permitted point next to the principal building. 4.8 (8) Commercial District Fences ; Property line fences within any commercial district shall not exceed six feet (6') in height except that (a) if the applicant can prove to the satisfacCion of the City Council that a fence for security reasons is neces- sary above said permitted height, a fence not exceeding eight feet (8') in height may be erected along the rear, side, and front 1ot lines provided that such fence exceeding six feeC (6') in height is constructed with a set-back along each property -� 15. ,� line of fifteen feet (15'), and (b) fances erected along a property line in common with any residential district shall be subject to the regulations herein set forth in the resi- dential districts. 4.8 (9) Industrial District Fences : property line fences in any industrial district shall not exceed eight feet (8�) in height except that (a) fences erected along a property line in coc�non with a residential district shall be subject to the provisions herein described in residential district fences, and (b) fences in industrial districts which are primarily erected as a security measure may have arms projecting into the applicant's property on which barbed wire can be fast- ened commencing at a point at least seven feet (7') above the ground, and (c) such fence shall not be erected within the landscaped portion of the front yard of any industrial estab- lishment. 4.8 (10) �ecial Purpose Fences : Fences for special purposes and fences differing in construction, height or length may be permitted in any district in the City of Hopkins by the issuance of a special fence permit approved by the Zoning and Planning Commission and by the City Council upon proof and reasons submitted by the � applicant and upon the signing by s�id bodies that such special purpose fence is necessary to protect, buffer or improve the premises for which such fence is intended. Notice of any such application for any special purpose fence shall, before consid- eration thereof, first be served upon all abutting properties by such applicant with proof of service filed with the Zoning and Planning Commission, which Notice shall provide a date for the hearing of any objections to the erection of such fence before the Planning and Zoning Co�nission. Such special fence permit, if issued,may stipulate and provide for the height, location, construction and type of special fence thereby per- mitted. Section 4.9 Essential Services Essential services shall be permitted as authorized and regulated by state law and ordinances of the City of Hopkins, it being the intention that such are exempt from the application of this Ordi- nance. Section 4.10 Annexed Territorv _,� _'Land annexed to Hopkins sh`11 be- placed in the "R-1" Single .Family 2oning. �Dis�trict for purposes of adL�ini�stration pet�ding a study as .tn apprapriate relation of the land to the Hopkins Comprehensive Plan and the commensurate zoning district. The � land shall remain zoned "R-1" pending approval of amendments as may be initiated bas�d on the study. 16. .-. Section 4.11 Land Reclamation Under this Ordinance, Land Reclamation is the reclaiming of land by depositing of material so as to elevate the grade. Land reclamaticln shall be permitted in all dfstricts by con- ditional ase permit. Any lot or parcel upon which four hun- dred (400) cubic yards or more of fill is to be deposited shall be land reclamation. The conditional use permit shall include as a condition thereof an approved finished grade plan which will not adversely affect the adjacent land, and an approved program for regulating the type of fill permitted, for . rodent control, for fire control and general maintenance of the site, for control of vehicular ingress and egress, and for control of material dispersed from wind or hauling of material to or from the site. Section 4.12 Mi.nint� The extraction of sand, gravel, or other material from the land in the amount of four hundred (400) cubic yards or more and removal thereof from the site with or without processing shall be mining. In all districts, the conduct of mining shall be permitted only upon issuance of a conditional use permiC. Such ^ permit shall include, as a condition thereof, an approved plan for a finsihed grade which wi11 not adversely affect the surroun- ding land or the development of the site on which the mining is being conducted, and an approved program for the route of trucks moving to and from the sites, the hours of operation, the ponding of wash water, the control of dust, and the preventing of unstable slopes. Section 4.13 Structures in Public Ril�ht-of-Way No structure shall be located within the public right-of-way except by conditional use permit; such structures shall include, but not be limited to, trash containers, bicycle racks, benches, planting boxes, awnings, flag poles, light standards, stairs, signs, telephones, stoops, light wells, loading wells, fences, and marquees. Section 4.14 Conformance with Re�ulations Upon application for a building perroit a detailed plot plan shall be submitted for the record indicating conformance with r all regulations of this Ordinance. -� 17. ,-. SecCion S Administration and Enforcement Section 5.1 Enforcin,�, Officer �.'he Mayor sha11. appoint a Zoning Administrator, subject to the approval of the Council, who shall have the duty and responsibili.ty of enforcing and administering this Ordinance. Section 5.2 �uildin� Perq�C No structurQ shall. hQreafter be erected, or structurally alt¢red until a building permit shall have bQen issued indi- cating that the existing or proposed structure and the use of the land, comply with this Ordinance and all Building Codes. All applications for building permits pertaining to the erection, or major alteration which will affect the outside dimensions of a structure shall be accompanied by three (3) copies of a plat drawn to scale by a registered land surveyor showing the actual dimensions of the lot, lots or parcel to be built upon, the dimensions of existing and/or proposed structures to be erected or structurally altered, their location on the site in relation to the outside boundary, the required off-street parking plan and such other information as may be necessary to provide for � the enforcement of ehese regulations. One (1) copy of the plat is to be approved and is to be made available on the site until the issuance of an occupancy permit. Section 5.3 �erti£icate of Occupancy 5.3 (1) Application: No structure hereafter erected or moved, or that portion of an existing structure erected or moved shall be occupied or used in whole or in part for any purpose whatsoever until a certificate of occupancy shall have been issued by the Zoning Administrator stating that the structure complies with all of the provisions within this Ordinance. No parcel of land unoccupied by a building or structure shall be utilized for a use until a certificate of occupancy has been issued by the Zoning AdminisCrator stating that the proposed use of the land complies with all of the provisions within this Ordinance. ��3 (2) Request for Certificate Said certificate shall be applied for coincident with the application for a building permit, and shall be issued within ten (10) days after the Zoning Administrator shall have found the building ar structure satisfactory. Said application for certificate shall be accompanied by a fee of ($ � to defray the cost of processing. .-. I8. _ _.._. _ , _ .. .. �_.. .. ..., � 5.3 (3) Non-ConforminR Use: A certificate of occupancy shall be issued to and a record maintained of each existing non�conforming use upon the effec- tive date of this Ordinance. Said certificate shall indicate the type of USG square footage in use, number of employees, and other such information as considered necessary to establish the size and scale of the non-conforming use. Section 5.4 Duties of the Zonint� Administrator The Zoning Administrator shall enforce this Ordinance and in addition thereto and in furtherance of said authority he shall: 5.4 (1) Conduct inspections of buildings and use of land to determine compliance with the terms of this Ordinance. 5.4 (2) Maintain permanent and current records of this Ordinance, inclu- ding, but not limiCed to, all roaps, amendments, and conditional uses, variances, appeals, and applications thereto. 5.4 (3) Receive, file and forward all applications for amendments, variances, conditional use or other matters to the Planning Commission and City Council. --. 5.4 (4) Institute in the name of the City of Hopkins any appropriate actions or proceedings against a violator as provided by law. Section 5.5 Appeals 5.5 (1) The Board of Appeals shall be the Planning Commission; it shall have the duty of hearing all appeals from any order, requ�rement, or decision made by the Zoning Administrator under this Ordinance; and from any interpretation of the text of the Ordinance, or any determination by the Zoning Administrator as to the location of the boundary of a zoning district as shown on the zoning map. 5.5 (2) The Board of Appeals shall have the final authority to deny such appeal after due study and deliberation. Should the Board of Appeals act favorably on the appeal it shall forward its recam- mendation to the City Council for final action. 5.5 (3.) Notice of hearings shall be mailed to all appellants and to those persons who are on the assessor's records as owning property within 200 feet of the land in question. In all cases rendering determination of district boundary lines or interpretation of the text of this Ordinance, a notice shall be published in the official newspaper once at least ten (10) days prior to the hearing. --� 19. � Section 5.6 Variances 5.6 (1) The City Council may grant variances from the strict application of the provisions of this Ordinance and impose conditions and safeguards in the variances sa granted� in cases where by reason of narrowness, shallowness, or shape of a lot, or where by reason of exceptional topographic or water conditions or other extra— ordinary and exceptional conditions of such loti Che strict appli- cation of the terms of this Ordinance would result in peculiar and practical difficulties or exceptional or undue hardship upon the owner of such lot in developing or using such lot in a manner customary and legally permissable within the zoning district in which said lot is located. 5.6 (2) Applications Applications for variances shall be filed with the Zoning Admini- strator and shall state the exceptional conditions of the lot and the peculiar and practical difficulties claimed as a basis for a variance. 5.6 (3) Referral to PlanninQ Commission ,� All applicatians for variances shall be referred by the Zoning Administrator to the Planning Commission which shall hear the applicant, or representative thereof, a6 its next regular meeting after the filing of the application or at some other specified time. The Planning Commission shall recommend such conditions relating to the granting of a variance as they deem necessary to adjust the hardship or special situation so as to carry out the intent and purpose of this Ordinance or shall recommend denial of the request. 5.6 (4) Action by the City Council Upon receiving the recommendation of the Planning Commission or within sixty (60) days after referral of the application for a variance to the Planning Commission if no recommendation has been transmitted, the City Council shall place the request on the agenda f�r its next regular meeting. The City Council shall reach a decision upon said request within sixty (60) days after the date of the above meeting. 5.6 (5) Issuance of Variance In considering all requests and in taking subsequent action, the Planning Commission and City Council shall make a finding of fact that the proposed action will not impair an adequate supply of light ^ and air to adjacent property, increase the danger of fire or endanger the public safety, unreasonably diminish or impair established prop- erty values within the neighborhood, or in any way be contrary to the intent of this Ordinance. 20. �-' �. f '` �,' _ r . _ _ . - " -' . . . f " � -. , . , , t _ ' � . _ . . . : . - - - . - . - . . . . ._ - HOPKINS PRELIMINARY PHASE I - LAND USE ANALYSIS DECEMBER, 19e3 +�"� , �`- . r� ( 1� �'� ,� �y� ` �. L�..._.�- --__ . -----�_ ^ ACKNOWLEDGEMENTS CZTY 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 City Attorney: Joseph Vesely CITY PLANNING COMMISSION Chairman: Howard Sundby Donald J. Mflbert Henry Polcorny Sanfred Gustafson Paul Stannard A. G. Larson John Malecha PLANNING CONSULTANT Midwest Planning and Research, Incorporated 1005 West Franklin Avenue Minneapolis, Minnesota 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 � m�i:, l�:s�.in re ort is the first of several to be re p g p p pared under the cuxrent . co�muni�;� p]�nning program of the City of Hopkins, Minnesota. The ob�ective of �;;�ze current program is to develop a "Comprehensive Develo�nent Plan and Effec- tuation Program" suited to present and anticipated needs for �uiding urban g.rowth in a sound and logical manner. Although various p]ans have been prepared i� previous years, these have not been updated and k,ept current with changing trends and conditions. Previous study wi11 provide a sound base from which to work towards updating the maps, the basic data, and the preparation of an up-to- da'�e plan for C ommunity developmsnt. The following reports will be developed a��d presented to the citizens of Hopkins with the final report seheduled for ccmpletion on or before November 1� 196�+: Comprehensive Plan Report No. I (Basic Studies) * Part I. LQnd Use An,alysis -�art II. Hous i.ng �'art TII. Population Part IV. Corrnnunity Facilitie$ Comprehensive Plan Report No. 2 (Basic Studies) Part I. Economic Base Paxt II. Busir�ss District Study � - Comprehensive Plan Report No. 3 (Basic Studies) Part I. Transportation Part II. Utilities Comprehensive Plan Report No. �+ (Goals, Standards, and Pl,ans) Paxt I. Goals and Standards Part II. General Develo�xnent Plan ,..Comprehensive Plan Report No. 5 (Effectuation) Subdivision Regulations C,omprehensive Plan Report No. 6 (Effectuation) � Zoning Regulations *Report contained under this cover. r � --� TABLE OF CONTENTS Pa�e Preface Summary Statement ---------------------------------------------------- 1 Introduction ------------------•-------- ------------------------------- 2 A. Purpose and Scope ------------------------------------------- 4 I. Land Use Inventory ---------------------------------------------- S A. Influencing Factors ----------------------------------------- 5 1. Historical Backgrotind for Metropolitan Expansion -------- 6 2. Hopkins Historical Review ------------------------------- 9 3. Location and Accessibility ------------------------------ 12 4. Corporate Boundaries ------------------------------------ 15 5. Utilities ----------------------------------------------- 16 6. Topography ---------------------------------------- ------ 17 7. Soil ---------------------------------------------------- 18 8. Drainage ------------------------------------------------ 20 -� 9. Social and Economic Determinants ------------------------ 21 B. Pattern and Distribution ------------------------------------ 25 1. Development Pattern ------------------------------------- 25 2. Land Use Dist�ibution ----------------------------------- 26 C. Land Use Amounts -------------------------------------------- 27 II. Land Use and Zoning --------------------------------------------- 34 A. Existing Zoning --------------------------------------------- 34 1. Text ---------------------------------------------------- 34 2. District MaF _...__.._--------------------------- 36 B. Non-Conforming Us�s -.......------------------------------------- 39 III. Future Land Use ------------------------------------------------- 41 List of Tables and Charts Charts Tables . P<.:� Pa ge 1. Location Map 12a 1. Land Use Quantities 2S � 2. Generalized Topography, S^_1, 2. Land Use - Population Ratio 30 Drainage 17%� 3. Land Use Comparison 31 3. Generalized Land Use 25a 4. Comparison of Areas and 4. Non-Conforming Uses 40a Zoned and Uses 38 � SUMMARY STATEMENT The purpose of community planning is to guide future physical growth in relation to desired social and economic goals. From a community standpoint, this growth must take place within the corporate limits, thus the use of the land becomes very important . Hopkins has only 2520 acres of land available on which to develop the community, It is possible and desirable to adjust the corporate limits to permit a more logical division of services and this could add a few acres, but in general Hopkins has this fixed area of 2520 acres . The proximity of one parcel of land to another determines its desirability and also �ffects its value. The proxir.,it� f�ctors are not necessarily restricted to the City of Hopkins but rather to the entire urban complex. Hopkins, within this larger urban complex, also has characteristics not shared by its abutting communities. It is a city with a definable Central Business District, an industrial district of good proportions and a residential area varying from older houses to new houses and from modest homes to very expensive ones . One of the greatest tasks facing Hopkins in the future is to create a proper distribution of these major uses of the land. With the surrounding area becoming more densely developed the demand to extend both commercial, industrial and public uses wi11 increase. Often the increase can only take "` place by moving onto land which is now pre-emptied for residential neighborhoods . Such transitions must be carefully studied, integrated and only permitted when such change will c�use Hopkins to achieve its community objectives . Housing is the major use of the land and to maintain sound residential areas with amenities for living is important and should be a major goal for a city. A city where no one wants to live, but which has a tremendous tax base, is not our ultimate aim. A City is not developed by tax benefiting uses of the land alone, it requires a blending of uses to provide employnent, uses to provide convenience of doing business, uses to provide those services better handled by a public agency and residential area to house its citizens. This report provides the reader with iniormation as to development background, statistics as to the number of acres which Hopkins has available on which to develop a co�nunity and statistics to show how decisions in the past have caused the area to be divided into various land use categories . Extending this sane proportionate pattern to the undeveloped or vacant lands we would have the distribution in the future sho�an in the table on the following page. In 1963 Hopkins has 18 residents per developed residential acre. Assuming that no change in density occurs and that past decisions are repeated for the future, this would provide a holding capacity population of 16,620 for , the city. "�` As estimated population holding capacity of 14,500 has been projected in , the report analyzing population and housing characteristics, taking into 1 � account factors that could introduce chanQe. Should the goals established Iater in this study be different from those that have affected past growth decisions, then the land use pattern shown in the "Comprehensive Plan" must predict change. Existin� and Projected Land Use Acrea�e 1963 Apportionment of 1963 Total Land Use Total Developed Acres Vacant Land To: Land Use Residential 722 218 940 Commercial 84 25 108 Industrial 313 95 408 Quasi Public 230 70 300 Public 113 34 147 Street Right-Of-Way 402 122 524 Railroad Right-Of-Way 72 21 93 Vacant 5g4 � TOTAL 2520 584 2520 ^ � la ^ PART I - IAND USE ANALYSIS IIQPRODUCTION This report contains an analyris of 7.and use in the City of Hopkins. The type� density, and pattern of land use forms the b�sic environment of the Commun.ity. Once the basic land use pattern of the City has been determined, other elements of the urban scene can be planned to fit into a we11 coordinated General Devel- ognent Plan. Barring annexations� there is a fixed amount of land avail.able for develoxxnent in each cammunity. Due to the limited supply of land area and a hi�hly varied demand for that supply, the guiding of l,and use has long been reco�nized as per- haps the most important aspect of local cos�nuni�y pl.anning. The proper p]�anning of streets, utili�ies, scho07.s� and other physical elements of the City is de- pendent upon a properly pl,anned basic l.and use pattern� In recent years, the relationships be�taeen land use and traffic vo�umes have given added significance to land use planning. With the transportati�n of people and goods being one of the more difficult probleras facing neaxl,y a�l urban areas, it has become even more important that the land uses that generate the traffic be adequately planned. At the present tim�e, there is a very serious queation as to whether it is advis- ^ able for the present trends in land use to continue. On a Metropolitan basis� the continued outward expansion of urban uses at relatively low densities is presenting, and promises to present even greater problems of providing adequate streets, utilities, schools, police and fire protection and other services and facilities at a reason�ble cost. There is also a question as to the ultimate desirability of the urban area as it is being formed according to existing trends; such desirabiLity cauld be measured in terms of comfort� convenience, appearance� and a�}r number of other criteria. A look into the past revealr, that there have been very few drastic changes in the way land is used over the years. Present trends in land use are mere�}r modifications of past practices. Such changes as inereased 1ot size for sin�le family homes, curvilinear streets instead of a continuous grid system� increased popularity of apartment units, and others cannot be considered as significant or dynamic chan�es in the proceas of land development and use but merely modifications. In the City of Hopkins it wi11 be necessary to consider tbe Metropolitan aspects of land use planning. In future y�ears, the City will be influenced by the total urban land use pattern and in turn exert a greater influence upon its neighbors' use of land. The process of land use planning and control.s through zoning is a youthful move- ment as compared to urban deve7.opment in Europe and other lands. Cammunity planning is always i.n transition as more lmowledge concerning the proper amounts ` and distribution of land uses is constarrtly being made avai]�,ble for incorporation ^ into co�nunity develoFxnent plans. As the problems of urban growth become mare acute� there will be an even greater n�eed for imprvvement in the planning process, its techniques, and methods of implementation. 2 �-. As in the more densely popula.ted areas of Europe and other parts of the world, the need for lr�nd use plaxming i.s now generally recognized in the United States. There is not, however, a �eneral concensus of opinion as to a "proper" or "standard" method of land use p]anning for all urban areas. Since there is no general stand.ard or method for preparing land use plans, it is necessary for each co�nunity to ascertain its own needs and desires and to incorporate those planning techniques which seem to be applicable to the specif ic area under con- sideration. Since each suburban area has this option� the Nietropolitan Planning Ccsnmi.ssion is currently engaged in a joint land use and transportation study de- signed to determine the adequacy of the combined effects of individual community planning and to propose a general metropolitan development plan for the area as a whole. It is desirable and appropriate that each coinmunity evaluate its own planning program in the light of the tota 1 Metropolitan eff ort and that of its suburban neighbors. The following factors are being utilized to provide guidelines in the analysis of existing 1.and use and the nreparation of a land use plan for the City of Iiopkins: 1. Historica.l trends in local and Metropolitan land use. 2. The existing types, intensity, and pattern of land use. 3. An assessment of local needs and desires related to the estimated needs of the western suburba.n area. �+. Utilization of vari�us p]anning methods that should result in a -� land use plan adaptable to a �Ietropolitan Plan as may 'be prac- ticable, feasible, and desirable. 5. Metropolitan major thoroughfare system. This is the first of several planning reports associated with the current plan- ning program to be issued during the following months. The series of reports will lead to the publication of a. General Develop�ent Plan scheduled for comple- tion in 1961+. The General Development Plan will be a comprehensive plan for the growth and de- velopment of the City of Hopkins. The primary elements of the P1an. wi11 be p]�ans for land use, transportation� and co�nmunity facilities. The Gen+eral Plan will serve as the basis for preparing up-to-c�ate zoning and subdivision regulations. An important consideration in the preparation of the Plan will be to provide a suitable framework within which both public and private interests can make day- to-day urban develo�anent decisions that will combine to produce and maintain a sound and more enjoyable urban environment. In the past, many communities have experienced haphazard and uncoordinated urban growth w3th the associated problems of urUan blight, inefficient land use, traffic con�estion, and the like. yiany of these problems could hevQ be�n a�Qitled or alleviated if a General Development P lan had been utilized. The cwrrent comprehensive planning program, scheduled for c�pletion by November, � 1964, is designed to produce a flexible guide to Communit�r growth and development -- that can be updated and revised as necessary in the light of changing trends and conditions. It is extremely important that proper aclma.nistrative procedures be established and utilized in the continuing planning function in order that the General Developsnent Plan will not become obsolete through neglect. 3 � A. Purpose and Scope The preparation oP the General Developrnent P1an will take place in stages. Phase I includes the basic studies required to make an irnrentory and analysis of the existing situation, past trends, and estimated future needs and. trends. (See Preface for list of reports.) Phase II wi11 consist of es�ablishixig goals anri standards for urban growth and the preparation of the General Development Plan. Phase III will be the prepa- ration of zoning and subc'tivision regulatioi�s for purposes of P1.an effectuation. Part I, Land Use Analysis, is the first part of a four-part study of existing conditions and past trends. Each of the four parts will be combined� when completed, to constitute Compre- hensive Plan Report No. I yrhich is scheduled for completion by January, 1;�+. The purposes of this part of the report are: (1) to inventory the use of each parcel of land in the City; (2) to analyze the existing pattern of land use and past trends; (3) �o anal.yze the present determinants of land use; (4) to identify land use problems; (5) to tabulate the acreage in ~ each land. use category; (6) to compare existing ltznd use with present zoning; and (7) to provide the necessary background for the preparation of a long-range general plan i'or city-wide land use. The scope of the Land Use Analysis is limited to that zlecessary to provide an adequate foundation for preparing a general land use plan, an up-to- date proposed zoning district map, and a general ind.ication of urban renetral treatment that may be needed in various sections of the City. Each land parcel and structure in the City has been given an external inspection to determine its use. A more detailed survey of retail, whole- sale, and industrial land uses will be presented in Comprehensive Plan Revort No. 2, Economic Base and Business District Study. � 4 - SECTION I IAAID USE INVENTORY � One of the first steps to take in a comprehensive plannin� program is to conduct ' a land use survey. A base map of the City has been prepared showing lots, blocks, streets, water bs�dies, and other irformation for utilization in the portrayal of all survey data. An inventory of the use of each parcel of land within the mapped areas has been made utilizing existing records and field surveys. Maps have been prepared indicating lanc� use information recorded by color and sym- bol according to various l�::nd u;�e clas�ifications. All non-residential buildings have been outlined on tne bas� r:.�p and each single to fourplex residence indicated by a circ le. It is necessary to have a thorough understanding and l�owledge of existing land use and past development trends in order to adequately estimate future needs and make plans to meet such needsa The land use inventory is necessary to analyze the existing pattern or distribution of land uses, determine the area utilized by e�ch category, and determine the extent of land use �roblems. The land use inventory establishes a basis for determining the relationships that exist between the various categories. In communities �rith an established land use pattern, a knowledge of the sgatial distribution, amounts, types, and inter- relationships between the various land uses is essential to providing a proper framework for developing a land use plan. The effects each land use type has on others, land use conf licts, factors inf luencing the choice of site, and other re- lationships must be determi.ned. --� The existing land use pattern exerts a great i.nfluence upon the possible range af choices for future land use. Under our economic system, drastic changes in the land use pattern of our cities is not possible during a period of one or two decades. Long term mortgages, lease arrangements, the tax structure, and other factors are not conducive to rapid change. The land use plan must recognize existing land use conditions and provide a reasonable guide for that degree of change anticiFated in the foreseeable future. A. INE'LtJENCING FACTORS It is not sufficient to merely take an inventory of existing land use. A1- though it is necessary to have a l�o:aledge of the extent and nature of ex- isting 7,a.nd use, the preparaEion of a land use plan demands that there a lso be a kno�rledge of th^ fac�ors that inf luence change. Land use change can be expressed in terr�l5 of aistribution, rate of development, type of development and so on� In c��de-r to p]�n for the future, it is necessary to understand the inf luene�s that have affected past trends, existing con- ditions, and are likely to ir..�luence f�zture land use. As stated earlier in this repo=�t, there have been only re].atively minor changes in the way in ��rhich land is used over a period of many years. In post-war years, the only dynamic ��change" has been in the rate of land de- ; velopment associated with a dramatic increase in the NIetropolitan popula- tion. Thvse changes in 1a.nd use that have occurred have been primaril,y in ;'"� 5 the suburban areas - both in terms of rate of gro�rth and modifications of -� established land use gatterns and techniques. The modifications in land use have been characterized by such things as larger residential lots, increased vehicular parking space for various uses, shopping centers, super markets and discount centers, and other changes of a similar nature. Although the above are merely modifications of past land use practices, it is iniportant to understand the factors that caused such changes in order to tt�ke reasonable projections oi' ftzture land use needs. Good or bad, few fields of creative activity are so characterized by un- changing and unchanged arrangement as the use of lanc�. Those changes that are now occurring are primarily imaginative adaptation to the increasingly sophisticated demands of modern urban society. Barring unforeseen tech- nological advances in building construction, trans�ortation, and other fields, - ther.e is little evidence to inclicate that drastic changes will occur in the way land is used for the foreseeable future. The land use plan for Hopkins will be based on the above assumption al- though it wi11 be considered flexible and capable of revision as necessary to reflect changing technology, planning techniques, and urban needs. As such, the land use plan for Hopkins will reflect established trends in land use and estimates of future modifications of such trends. 1) HISTORICA L BACK(�OUND Unlike an isolated rural comnunity, growth in .� FC`R-NETRO�LITArl the C ity of Hopkins has been influenced by ad- EXPANSION jacent and nearby urban communities. As a part of a much larger i�ietropolitan area, the use of land in the Ci��T has been influenced by various factors inflLtencing the entire urban region. In recognition of this fact, it is de- s.irable to analyze those forces at work in the Metropolitan area with particular reference to those likely to affect land use in Hopkins. Iand use develognent and growth patterns in the Twin Cities Metropolitan r'�rea have been in- fluenced by the climate, topography, soil con- ditions, transportation, population growth, zoning regulations, economic factors, and other such influences. No sir�le factor is likely to be the sole determinan� of land use in any given community for l.and use is determined by a com_ bination of various determinants. Those Metropolitan land use determinents that directly or indirectly influence land use in Hopkins are of particular importance in this study. Various reports issued by the Metropol- itan P7_an,ning Comm.ission dealing with popula- -� tion� subdivision, land. use, ecor�omics and u - other subjects provide a genera 1 picture of the -� inf luences that have affected land development in the City of Hopkins. YJhile these Nietropol- ' itan studies and other planning reports to be prepared in the current Hopkins planning pro- gram provide an i.mage of �etropolitan land use determix�pts, it is well to summarize some of the historical aspects of land development at this point. 1� Metropolitan land use development has been in- f luenced to a great extent by the physica.l char- acteristics of the J.and.. Nearly all of the com- mercial, industrial, and high density resid.en- tial deve lopments have occurred on rel.atively flat� �rell drained land. yiany acres of land have not been developed. due to severe topogra- phic or swamp conditions. 2. Through the years, the land use pattern as it exists at a.ny one time exerts great influence upon new development. Illustrations of this fact are noted in the development ,of shopning centers following a build-up in residential density, industrial uses tending to locate in or near established industrial districts, higher ^ value homes forming clusters, and other equally significant examples. 3. Although much could be written about pre-war growth, the really significant aspects of land development as related to Hopkins occurred in the years following World i-lar II. By 1�+0, urban expansion around the centra.l business districts of NIinneapolis and St. Paul had merged, formin� an oblong urban shape generally corresponding to the shape of the combined cit- ies with limited subu-rban expansion extending outward toward and incluoing North St. Paul� South St. Paul, Crystai Robbinsdale, St. Louis Park-Hopkins and Richfield; other major urban growth had occurred around the lake areas and certain farm corrununities. It was not urrtil after 1�+5, however� that the rapid outward expansion took place consuming thousands of acres for urban purposes. Ntuch of the post- war growth has occurred to the north and south- west of the Twin Cities, where large tracts of relatively flat land has been available for mass subdivision. � 7 - 4. There are two primary factors contributinb to -� post-war growth in the Nletropc�itan Area: (1) a sustained rate of economic growth offerin� ' high employirient; anci (2) a high rate of popula- tion increase both in terms of total nurnbers an,d family units requiz•ing housing. Associated with the population increase has been the large increase in school a�e children, high birth rate� with the great majority of the young fam- ilies looking to the sublirban areas for new, easily financed hous;n�;. 5• Post-war urban growth has been characterized by a iorm of "leap-frog" ��.evelol�ment in which mass housin� rrojects made �_'easible by the inarket , demand and comparatively easy financial terms have spz�zng up in the o��:en countryside with • vacant lanc7 between d_evelopments filling up gradually with shoppin� centers, freewaSs, in- dividual�;- built hous:.iz�;, and other uses. 6. Directional aspects oi �he urban growth estab- lished prior to 1940 are still in effect. The 1ar�est po�ulation incx•eases ha.ve occurred to the southwes� of the Twin Cities; in this di- rect�on lies the Ci�; o� Hopkins. Urban growth in other directions nas been impressive, bu� ^ not as spectacular. 7. Although �nany factors a-re involved, some o�' the major influences on Tir:�n City urban growth stand out as particularly si�niiicant: a) The tendency for u.�faan growth to follow generally the directions established in the past; b) The attraction of the larger mass-building residential projects to the areas with rela- tively flat, we li-d-rained land and owner- ship patterns wh�ch i�ermit assembly of large tracts for development. c) The tendency for urban growth to expand at and towards �Lhose 1a��e areas noted for rec- -reatior.:.l and othe� water oriented va}.ues. d) Th�e tendency for �he majority of workers not to reside at �reat distances from place oi employment. e) The attractiveness oi major thoroughfares extending outward 1'rorn the central cities as places to concenc-rate cormnercial de- velopment and other uses forming a strip or � r ibbon deve lopmen�;. 8 f) The many factors that tend to create c]..uster� of land uses b;,T type. For exarnple, certaiil '� areas - which fo-r various reasons suc�i as . proximity to major hight-�ays, water bodies, height, exis�:ing high value hoi:les, and so on -- have tended to attract families oF sir�- ilar inc�rr.es and social s'�t��u�„ g� The tendency for Nietropolitan gro:ath to ex- pand outward from roughly the center of NIinneapoli� rather than the center of St. Paul. Ti1is tendency for the largest urban areas to attract the most significant growth is evident in other metropolitan areas and even in ou':.lyin� rural communities. h) The tendency for urban develo�ment to follow areas where a con'crac-t to provzde public ses�rer was reques�Led. In surr�n�ary, it can be stated that va-rious fac�ors have combined to cause the most extensive urban growth since 1�+5 to occur outward and to the southwest of the two central cities of Minneapolis and St. Pauls The City of Hopkins lies in the path of this south�rester�T movement which is likely to consume all of the usable vacant l.a.nd in the Cit�- prior to 1�80. TY?�.s means that the Comprehensive Development Plan no�r under preparation can be utilized to help guide urban growth that ti�ill completely saturate th� available undeveloped lana with urban development. Once tre C�ty bece.�.nc�:� completely built up� the planning process becomes one of guidirr c',:ar�;e i� -t. land use rather than one of guid.ing new land uses on vacant ]_�.:,.d. 2) HOPKINS In addition to n�ting the hisi;c?•ic^1 ?�acl.- HISTORICAL REVIEW ground for Metropolitan expan�io-.z, it is aJ_�so important -co consider the historical �.spec-cs of the City of Hopl�ir_s as an ur'�an �e'�-;,le_nv-.�.';� Due to �;he fact that Hopkins wus u'c on..� �cir�ie a rather iso?ated, independent cors�unity sur- rounded by agricultural land use, local history takes o� added significance. This is ir. co:i- �:rast �;o mar�y :,t�„L:_rban communities �Liz�t; c�mz into be_ng after t�lorld '�Tar II and were no+ or- gani;ed u:�� :;e�tl�xnentC prior to 1��+5 e The beginninF� o�' fiopkins as an urba.n settlem.ent began in 1853; it Sv'aS in that year the first settle-rs arrived to stake out a cla im, These pioneers can� from the nearby settlem:nt of St. A:r�hor�y �rhich was located near �.Tha-c is now the central business district of NIirLneapolise It was in -th� preceding �-ear, 1852, tnat Car..- gress ratified the Traverse Treaty o�'�aining from the Siou:ti Indians various lands west of � the Nlississippi River, including the pres^n�c ,,.� site of Ho�kins e 9 .- In �85�, a few more settlers arrived from the ,� New England area and the little co::imunity began to show signs of becomin� a toi�n. The �o4�nsite - was little more than an assembly of farm sites until after the Civil Z�!ar. The first railroad line was established through the community in 1871 and the railroacl station served to add a more urban f7.a-ror to the area. The introduc- tion of the -railroad sei�ved as the spark that started a period oi' substantial growth. In 1887� the first industry located in the area; it was a thres�ning machine factory developed by a business grou�� i rom i-lisconsin. The fac- tory met t:*i'i� succe�� a�d l�elpec� to form tne nucleus of a corrxnunity that had approximately I,500 per�on� �,�� 1893; it was in that year the inhabitan�s decic��ed to incorporate and form a village of about 3 square milese The new Vi�.l�:ge was called jlest Minneapolis, although the railroad station ��as called by the name of "Hopl�ins." Harley Hopkins arrived in 185�+ and became a leadin� citizen and served at various times as postmaster, station agent, and Caunty Comnissioner. His son, Chester Hopkins� becam� the i'i.rst Mayor. ~ As late as I�+O, the i�,inneapolis Threshing Machine Company dominated the locaZ economy by being the pra.ncipal employer, thus creating a "one industry town." The only other signif- icant economic force was the fruit and vegetable farrning (raspberries being the most famous crop) for the NIinneapolis market. Between 1g00 and 1q2a, Hopkins enjoyed a steady but rather slow r.ate of gro�rth. The population increased from about 1,500 in 1893 to nearly 3,900 in 1930. Between 1930 and 1935, the single big industry tiTas closed and sorne 700 workers were without jobs� T his t•ras perhaps the most distre^sing tirne duxing the City`s lon� his�orye The factory reopened in 1935 and the Vi11�ge began rebuilding its economy. Between Z883 �nd tihe early days of World 4dar II the econo.nic fortunes of Hopkins rose and fell along with tho:.e of the single company that came to be known as Minneapolis-Moline. This one industry �ave reason to form a community . with urban chardcteristics; in the early days, � the town grew around th� plant because of em- ployment availability. Due to the nature of 10 . the single industry, the farra implement busi- � ness plays a drarnatic part in the hictor�T of the local econorc�=. It was not until the decade between 1940 and 1950 that additional industry and commercial activities helped to diversify and stabilize the local econor:;;r. It slas during this period that various light r�anufacturing and warehous- ing busines�es were es�t;ablished and gave the corntnunity a. solid, diversified economic base, < Excelsior Avenue, the �rimary business street in Hopkins, t�4� once a primary route for travel to the Excelsior Amusement Park, large hotels, and other a-i.tractions on LaY� �Iinnetonka. Also, the passengel trains and street cars traveling to Lake Mir_.ieto�z'.�.� zhrough Hopkins carried large volumes of persons prior to the replacement of such modes o�' traffic by the automobile. Following -che turn of the Century, Excelsior Avenue began to be the focal point of commun- ity activities and is, to this day, the pri- mary center of community 7.ife. Today, the street is lined with coirnnarcial establishments and is the scene of various festival� and busi- " ness promotion activities. In its earliest years, the majority of t�.e cit- izens were Bohemians s�rho mi�rated directly to the town site from Europe. Even tod�y, some persons still refer to the City as "Little Bohemia." Since 1�+5, the large increase in population has resulted in a greater diversity in populaticn and no one race, national origin, religion, or other grouv constitutes a majority. Between 1893 and 1�28, the urban settlement was incorpo_a�ec'. a^ � village called West NIinneapolis, BetftiT��en 1;28 and 1947, the cormnu- nity was kr_o�rz as tr� V�illage of Hopkins. Since 1�+7, the Co�r,mi�r.i��y has operated under a home rule, city c:iari,er a� the City of Hopkins. The substantial rute of growth following World War II prompted the �:.�ci,��on to incorporate as a city. Hopkins wa� the home of the Hennepin County Fair, which z,�as a large attraction for the ru_ ral area. In l�,'60 the grounds were sold to the ._ City as a park �ite� --� 13. - During the past 20 years� Hopkins has trans- ,� formed frcNn a rather isolated town heavily de- pendent upon the farm machinery business to an integral part of a much larger urban complex with the local economy being bolstered consider- ably by grow�h and diversification. Since World War II, much of the 1oca1 growth has been that of suburban expansion generated by the City of NIinneapolis, although Hopkins is rather unique in that local business could have gen- erated considerable urban growth without the economic forces stemming directly from NIinneap- olis. Unlike many other subw�ban communities, the City of Hopkins has expe-rienced a wide range of urban change over a period of more than 100 years. The City has a long and often trying history which perhaps accounts for the large amount of civ�.c pride and present day enthusiasm for local events. Those suburban communities that are primarily residential in character and heavily dependent upon the large central cities of Nlinneapolis and St. Paul for empZoyment are of a sisnificantly dif'�'erent nature and history.� ^ 3) IACATION AND The Ci�y of Hopkins is located in Hennepin ACCESSIBILITY County on the southwesterly fringe of the area suburban to the City of NIinneapolis. It is in this southwesterly direction that s arne of the more spectacular Twin Ci.ty Nletropolitan Area growth has occurred during the past twenty years. In terms of geographic location, the City is quite favorably locatec'. with respect to past, present, and anticipated flzture growth patterns. The Cityts location in the Metropolitan Area is such that substantial urban development both within the City and its environs is a virtual certainty within the foreseeable future. In the coming years� the most dynamic growth is likely to occur to the north� west, and south- east of Hopkins. Primary areas of vacant land still exist to the south and west of Hopkins, althou�h areas to the north and east are now predominantly built-up in urban useo Further ta the west, in the Lake Minnetonka area, "leap frog" suburban develop- ment that occurred years ago is now expanding eastward and will eventually merge with the "` westward movement of suburban development ra- diating outward through Hop�ns from Minneapolis. 12 � � . � ; �� -- -- -� �� ' ��-- - _ _ ; ;� � � --,--� , � � � `' � � /' � �`_ �`� -- � '� � � , , / � �i ----�-�- - 1 --; /,} -_ �- ---,- - -- ` -- - --- - ' IL , , � ; - -----� \-�1� -' , I :� , �:� i , �,� , I r_ r-.�. ,�;' / ,�, � �'� - ' --' -- -- — _ --� �� =� � � `� ��° ' �=�v- r �—,-� --r-_,- � �1- - � � J -� i r-� � ,.. �, - .�'. i � : '� � � o / �. \\ M1 / rJ V�. �: 'I _�_-____ ` __J II II .�\ _ � 1\ ` � 1 ' \ � � \ '__ __' I I � I ^ �-� � � � � ` � - __ I i ! i. I I U � � .I__� � / j'��` �1l �, _____;__"'_ �,1 �' �_ I -_ ..5 \ A'_ i .1'J �S�P �w` , '_ i � 1 . I � _I�..� 1� � �� __ '.� � I I � � 1 � � �i'• I � � i � . "��._'_ ___-_� �', _" � i i i _�__ ___'__'_______'"_'__ ______________ J � � 7______ f i I / � 1 5 i 1'` r ---- I , r � , � ' � � '--� � � r�-- �� i � -- �- - .� � ' � � i I I� I f �"-1 J � /l r - � r '__� � I i � i � ____" ' r__" C�� i � � � � � __' _ "_�___ T__ � il i � i I � �� r__ ff/� � ; ° � �� ' 1�� ; � 1I �� __ P�1 rJ � , � J ' / . I i _ � � � � � ��---- �--� �� r � L__n i 1 i i _'___ � � ` ___ i � i �_' __t i 1 /� i_ ________'__ _______'_____"i _ ____ __� `\J I i � �, / 1 ' 1 � __ ' ___'__ i �.- i " G N �EY i �-- _� � `- � � s � i � t r,._ F, „ � ---- L1: � __� i.i ___�_��____T- _ � � _ _ �___ L ._-____ --__ (- i -J ' T � SAINT L' ' � � � � � \ � � � � j � i �� SAINT LO IS ' � MI N POL — — �,� -- i PARK � � I I \ ' / \ � ) � �o'� � � �'' � � � � � � _ �"�.�4��. (� MINNET � �� 1 � • !Z - ( r � � � i ' � �7�`.� �` ' ' � �. � _-, � 1 �- � , � � ` f, V � 1. I 1 � , � 1 I � p Ll i S � � ._. � ____y� I 1 U i i o , ��-�, v , � : � . --- -- - ----- ------- - � : � � ,_ � � � , �--- � EDIN � ��' 1 i -- --i---� � � � \ i RI FIELO �J � � I�? , � -- � j �i �r-} - . ,.� , �.�/ __'_"1_ � _ __ _ " i __' � ' _ _' -_ _ n ['_ � _ �, � � {.w � � Q c� �-- � � � �� ' ` � BLO ING ON / � � d �� . ______ _L — r__� ___ _ .. ^ i �. / / _ 1 \ J� r `J� ----- \�l . / \ -- ' � �� -' � � i ,, , �� li _. . . - --- - � « r ._ . _._._ ..i. _ � � __ � � I � I l � I, I \ � � -- �, �i I� �I �. Completetl , I - Pro ssa �NTERSTATE SYSTEM / I _� -- � I _ _ I _ _ _ � - � URBANIZED AREA 1962 _ '� - --- - -- -- - �r = i ___________MUNICIPALITIES �--� �I � -----' I -------- L _TOWNSHIPS I^ I � I� -------COUNTIES i � I � �� I i 0/ 1 MiIE 2 J • S � �'-t7 � ' �� I / � I .. � I TWIN CITIES ME7ROPOLI7AN PLANNING COMMISSION `-_�__-�, /r �-� I _ � �-, I � C�� i ��, ' V' � � LOCATION MAP H O P K I N 5 � minnesota Pa9e ��a i _ The City of Hopkins is located in close proxim- ity to certain "social s-catus" communities which � have been prime attractyons for higher income families. This tendency for higher income per- sons to seek home sites in and near Hopkins can be considere� as quite signif icant when related to general urban development trends. It is not wzusual to find tha� the location of both residential and non•-residential urban develop- ment is great],y inf luenced by the movements of higher income families. In general� a move- ment of higher income �amilies into an area will be follo:�ed by othe-r residential and non- residential development, Much lik�e its neighbor to the east - St. Louis Park, the City of Hopkins is more than a res- :identia 1 subure oi Minnea�olis; the Community has comparatively heavy concentrations of commercial and industrial land use and is thus s arnewhat more economically independent than many suburbs which have a much larger propor- tion of their developed land in residential use. Hopkins, located on major thorou�hfares and rail lines radiating from the City of Minneapolis, is Ioc2ted �apprcxiru^.�e1-�� siV iniles fror:; the i•:inn�apol3s Ccntral Busineas 17i:�tric�. ^ The City of Hopkins is located in the heart of the fastest growi.ng portion of the Metropolitan Area. Urban studies by the Metropolitan Plan- ning Co�nission indicate that the demand for housing and other urban uses i.n and hear Hopkins will remain high at least until 1970, and prob- ably beyond that date. If the present trends conti�ue, Hopkins z�rill soon be completely sux- rounded by solidly built-up urban areas. As this occurs, the City's land use pattern will be influenced to a �-reater degree by surround- ing uses and in turn exert a greater influence.l Hopkins is located at the western edge of a rel- atively f lat plain. The northerly and north- westerly portion of �he City is rolling land wizh the southern portion being somewhat peaty and 1ow. The lack of sanitary sewers in the southern low areas has been the primftry det- riment to urban gros•rth in that area. LF'or a complete description of the Hopkins re�ional setting • see Metropolitan Plannir� Commission Reports No. 1 through 11. -�. 13 - Land use ad�acent to the City's borders is -� characterized by: (1) industrial uses which form part of the industrial "corridor" that extends southwest from Niinneapolis, through St. Louis Park, and into the center of Hopkins; (2) built-up residential areas to the north and west; (3) a mixture of public open space and residential uses to th� north and east; (�+) a built-up commercial district to the north- east; and (5) substantial vacant areas to the south and southwest. During the next decade� Hopkins will be in tne geographic center of a rapid- ly expanding suburban area and such urban expansion will bring both benefits and problems to the City. One of the more obvious benefits of this urban expansion is the increased trade area potential while one of the more ob- vious problems wi11 be the great increase in vehicular traffic utilizing the Hopkins ' street system. The probler�is and potential benefits of this urban expansion will be considered in considerable detail in other parts of the planning program. In -�erms of location, three primary factors stand out as being the most significant: (1) Until 1�}+5, the City was located just beyond the built-up portion of the Metropolitan Area and existed as a soMewhat isolated and in- dependent urban com�unity; (2) Hopkins found itself directly in the path of some of the more substantial suburban expansion extending outward frarn Minneapolis following i�lorld 4lar II; (3) Within the foreseeable future ^ Hopkins will be completely engulfed by urban expansion and will become more of an integral part of the total �Ietropolitan urban complex. By 1980, the westerly fringe of primary suburban growth will be well beyend Hopkins-- possibly as much as ten miles or even as much as tne westerly shores of Lake Minnetonka. Hopkins is located on one of the principal highways leading from central Minneapolis, westward through Hopkins to the populous southern shores of Lake Minnetonka. Principal east-west thoroughfares include Highway No. 7, County Road 3, Minnetonka Boulevard, and Excelsior Boulevard. These routes presently carr�� the largest traffic volumes in the City due to their importance as access routes from the far western suburban areas and central i�Linneapolis. Primary north-south routes incluc�e Highways 18, 73, and 61; these routes have lesser amounts of traffic due t� the lesser demands for such traffic movements. At the preseut time, access to Hopkins by highways and railroads can be considered good. Central Minneapolis, the airports, major employment centers, recreation areas and other major points of interest are re lative],y convenient to Hopkins in terms of driving time and access. A lthough the City is not located on the Interstate Freeway s�rstem, one leg of the system wi11 be located about two miles west of the City. This portion of the Free- way will be part of the route that will completely encircle the NIetropolitan • Area which, together with connecting Freeways and �ther major routes, will ,� provide better accessibility between various parts oF the Nletropolitan Area and the City of Hopkins. Improvements planned for E�celsior Boulevard, 14 ^ Highway No. 18 and other major routes will also benef it the accessibility situation. T here is som�e question, however, as to the long-range out look for travel convenience between the City of Hopkins and other parts of the Me�ropolitan Area. If it is assurned that the automobile will continue to be the prin- cipal mode of transportation, lon�-range traffic forecasts made by vari.ous public agencies indicate that the Freeways and other planned improvements may not be sufficient to meet the traffic demand during the next twenty years. As Hopkins becomes surrounded by m,ore dense urban development, the amount of traffic passing through the Co�unity wi1Z become greater and could conceivably create a situation whereby accessibility to other parts of the Metropolitan Area would become less convenient than at the present time. In summary, it can be stated that the City of Hopkins is favorably located in terms of Metropolitan urban growth trends and access to various parts af the re�ion is comparatively good in relation to other suburban communities and the central cities. Metropolitan studies canducted by various public and semi-public agencies indicate that Hopkins will continue to be in the path of rapid suburban expansion with all its associated benefits and prob- lems. �+) CORPORATE The problem of logical corporate boundaries for BOUNDARIES purposes of proper planning and public admin- '� istration exists in nea-rl all y parts of the Nletropolitan Area. Although the boundary situa- tion in Hopkins cannot be considered as illog- ical as in many other suburban areas, it is none- theless considerably less than desirable. The shape of the Comnunity is rather irregular a.nd in so� instances not ba.sed upon a logical focus such as a major street, rail line, stream, or other feature that tends to serve a.s a break- ing point for the provision of public services. In some instances, land now within the corporate limits could more logicall.y be included in an adjacent community; a1so, certain land now a part of adjacent communities could be considered as more suited to being serviced by the City of Hopkins. In the past, ne�otiations have taken place concerning the possibility of l.a.nd ex- changes between Hopkins and adjacent corrununities in order to improve the situation although little action has been taken in recent years. The City of Hopkins is shaped roughly like a , cross, with the north, east and west extremities ha.ving certain inconsistencies or illogical ^ boundary lines. Due consideration must be given 15 � to the problems of corporate boundaries includ- ing land use compatibility with ad�acent commun- ities. 5) UTILITIES The availability of utilities such as sanitary sewer and public water can be a significant influence upon land use. In n:�ny parts of the Metropolitan Area, very la�ge urb�n develop- ments have occurred in tii� absence of sewer and water service although some communities now impose severe limits upon ul�ban developments lacking public sewer and water service. One of the more serious t�etropolitan problems since 1945 has been th�t o�' water contamination caused by seepage of cesspools and septic tanks into individual wells that supply drinking water. Except for the extreme north and southern por- tions, the major land areas in Hopkins have pub- lic sanitary sewer and water service; all heavily built-up, densely populated areas are served. Storm sewers h^ve been provided to a limited extent with most being in the central, heavily built-up sec�ions. Those areas lacking ^ public sewer and water service have remained vacant or have developed at very low densities. The extreme southern portion of Iiopkins has un- stable soil conditions and is not likely to experience substantiwl lirban growth until such problems are solved and utility service provided. In order to protect the p�blic health and wel- fare, ma�or urban developments cannot be permit- ted in this area until proper utility service is available. Unlike certain rural areas, the use of septic tanks and other such methods of sewage disposal cdnnot r� considered as adequate. Although certain are�.s will be comparatively slow to develop in the City prior to the ex- tensior� of utilities; it is believed that such service will be extended prior to 198o and that all vacant land in �op�i�s will then be devel- oped or held for expy::sion. The speed of util- ity installation wilJ. �-^_-termine to a consider- able extent the rate of ur�an growth during the foreseeable future. �"� 1� � � 6) TO?OGRAPIiY The topography of a community plays a ma,jor _ role in determining the land use development pattern. The street pattern is greatly in- fluenced by topographic conditions and the lo- cation, type, and density of various land uses are often patterned by topographic conditions. For example, major thoroughfares are rarely extended directly up steep inclines and higher value housing generally seeks the higher, slop- ing land leaving the lower, relatively flat land for other uses such as lower value housing, industry, and commercial activities. Extreme- ly low lying, poorly drained areas axe nor- mal].y by-�assed b-,• urb�n develc�,ment until such t�.me as t}ie econoinics of land dei�elopMent ,�us' tify th� hibher develo�ment costs involved. The primary built-up portion of Hopkins is lo- cated between Highway Nc.�. 7 on the north and County Road 3 on the south; the eastern por- tion of this highly urbanized area is relative- ly flat with the far westerly portion being characterized by gentle slopes. The extreme westerly portion contains some low-lying , swampy land. ^ The northern portion of the City above Highway No. 7 consists of land ranging from gentle slopes to relatively steep inelines. Minne- h�ha Creek extending from Lake Minne�onka east to the Minneapolis park system, is lo- cated along the northern border of $opkins with a rather large swamp area just northeast of the City. Ma�jor portions of the land lying south of 7th Street South is low-lying with poor drainage conditions. Ninemile Creek extends diagonally through the southern portion of the Community in a southeasterly direction. While much of the land bordering this water course is rel- atively flat, portions lying northeast and southwest of the Creek are relatively high, with steep to moderate topographic conditions. Extending outward from Hopkins in various directions, the topography can be generally described as follows: � Northwesterly - Large swamp areas inter- � spersed with rising land areas of modere.te to severe topograph- ic conditions. 17 .y-� � �, • - . ' o e l�L:�+'�U � . �,�. - � H�j--;..- -_`.� �'� ' ��.. v (5"J L/ ��` �'.{�'• O • .1�� "O � • �.,�\ P S' ,� �23J 0.�' ��R 9M a�. s .��..��- � �� . � • f � � �. � �Q l � es R rkw f� 8M �. �-..,. n-O �- `�_/.�{�_ � 931� ti�`Y / � . l �..ii�; �;� �'�_�� yal_�'�B. 2��R �.r�i Y� y ��,s 9�R 1 'y. t,! �. �j1. �l �6O � �� I' �i ' �j� . ... -4�-- ;�zj�h �/ �� -��-.f �4-� >I �: 4.. - _�� . �� _ ,�r�� ./' � � _.. _.�� y.. � � a,�,� � . '. R d �.. �� - . � t \l j '!� .} � _��.:�/ '#. 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DRAINAGE RIDGES �_ 10' CONTOURS i DRAINAGE DIRECTION soo ELEVATIONS PEAT AREAS 0 1/2 7 MILE N O 1000 2000 3000 4000 SO00 6000 F E E T " \ GENERALIZED TOPOGRAPHY SOIL H O P K I N S � Z & DRAINAGE • 1963 minnesota page4oa East and Generally flat or gently rolling � Northeast - land containinp the heavily ur- � . banized areas of St.Louis Park. South and A series of lukes with land be- Southwest - tween consisting of generally steep to moderate topo�raphy. West - Intermingling cf swamps, sm�ll water bodies, relatively small flat aNe�s, and hilly land devel- oped for urb�n housing. Topographic conditions hatie had a great in- fluence upon Metropoiita:i grotatlz patterns; generally, the lar�er industrial and residen- , tial developments have soLght out the large gently rolling or relat�vely flat areas with scattered, less dense urban development filling in the gaps between. Hopkins, being on the western edge of a lar�e, fla-t outwash plain, is likewise at the western edge of the densely built-up suburban ar�a. A look at are�, topog- raphy gives some indication of future trends in land development patternso Due to topographic a,nd soil conditions, future � urban expansion to the immeniate nor�h, kest and south of Hopkins is like�y �o bP consider- ably less dense than th�.t exnerienced in the past to the west. The large, re].�tively flat areas suitable for mass �ousing developments are located at considerable distance to the north, west, and soutY. of Hopkins. This means that although urban exp�nsion in and near Hop- kins will continue at G s�'�ro:g pace, such devel- opment is likely to �e less dense and more scat- tered than that lying to th� west o� the City. ~ 7) SOIL The type and conditio=. o� t�e soil are also important determinents in t'-�� s�;ru�ture and pattern of land use. Just a.s in a�ricultural areas where the type o�' scil will dic��.te the type of planting, so too will the type of soil affect the land use develop�ent in urban areas. Peat and muck arec•.� �-re ��er�.11�* un@esirable for building purposes sinc� the process of draining and filling oi� ir�stallation of piling to provide a firm �oundation often presents --. a serious economic problem. In addition to foundation problems, low lands und land with a 1� - � _ _ � - high water table have general drainage prob- � lems necessitating comparatively high expen- _ ditures to develop an acceptable building site. In many areas throughout the suburban districts, sanitary disposal is accomplished by individual septic tanks; the ability of the soil to absorb the affluent is a factor to consider. The in- � stallation of public utilities such as water mains, basement excavations, and drainage can also be complicated by rock formations. Soil conditions can affect population density to a great extent by v�.rious means. For exam- ple, certain soils will not adequately support foundations for lai•g� ap�,rtment structures and peat and marshy areas often cause a sc�.ttering or dispersal of housing units in some areas. Another example is that of surface rock or underlying layers of rock which pose as excava- tion problems and thus �,ffect the urban density by raising development costs. '�Jell drained areas with certain types of clay, sandy loam, and other soil conditions are the best for urban development puz•poses. No land, however, should be considered �.s undevelopable ^ for an extended period of time. Early records indicate that various parts of Minneapolis and St. Paial at one time cont�.ined swamp areas, creek beds, and othei• so-called unbuildable land that is now completely built up with hous- ing and other urban !ises. In and near Hopkins, the l.and can be rated as from only fair to poor for t�gricultural purposes in th�t special conserva.tion practices are re- . quired and the land is not suita'�le for all types of agricultural planting. Considering the Metropolitan Area as a wrole, there would appear to be little or no _,e��.son to consider preserving land in Hopkins for agricultural purposes for a long period of time into tlie future; it will not be economically or otherwise feasible to do so except as a possible means of preserving land for future recr�ation�.l purposes. Soil and t;opographic conditions affecting urban development in and near Hopkins is shown on the enclosed sketch. In addition to mar�y other con- - ditions and factors, the soil types, topography, � and drainage patterns can be used to estimate future land use needs. 1S - 8) DRAINAGE Although good drainage conditions h^ve been �"� ignored by certain developers ii1 various parts _ of the Metropolitan Area, such practices should not be tolerated in tlie iuture. Improperly drained areas built-up in urban uses are a burden on both public and private finances. Unmanaged storm water can gre�,tly increase street ma.intenance costs, ca��:�e basement dam- age, washout, and other ili e-.:fects associated with limited and exter.��ce flood dams,r,e. Due to the irregular l�:id ior�.�,tions, scat- tered low areas, and oth�r physical �eatures associated with this gJ.aci�.ted regio_�, the drainage pattern of -;;,_ : Twin Cities ��fetropol- itan Area is not kell d�fined o� developed. Following a severe rain sto�m, standing water and erosion damage gives visual evidence of improper draind.ge conditio:is - especially in densely populated �.reas lackin� storr� sewersa The Twin Cities area is served by three m�,,jor watersheds - the Mississippi, T�iinr.esota, and St. Croix Rivers, Hopkins is located sucll that it is served by two cf the thre� water- shed areas. In ger.e�al, w:�te� rt�.no�'f flows .�.. into the Mississippi Ri`�er w^te�sh��? from the northern portions of the Ci�y- while the south- ern portions of the City �rain irito the Minne- sota River watershed. `�'he nort�:ern �.nd central portion of the City �s �en`r�,1_1�- �;��1 drair.�d whereas large portions of the southei°n one- third of the City hwve .�rsinsge problems. Local flooding can be tli� result oi poorly planned streets and :i.r.�deqL.<.��ce s�o�m s�wers in built-up areas w:�ereaa �er_era,lly poor drainage conditio�zs in son.� v^.c�r.t a��as can forestall significant >>rb�.r� c'.��relcpmen� for a considerable period of t_.i�n� It becomes in- creasingly appar�nc tr�.� �;1�- ir..te.�-relation- ships between drain�,�e, tcpo;;��phy, soil conditions, pla�ting re�>>)�:tions, and m�ny other factors �.us, be ��-;en s�rious atten- tion in preparing a l�nd uas plan for the City for they infi��ence �:co;�th �:nd develop- ment patterns. �1 20 � Although the problems of drainage are to be considered in greater detail as part of an- other planning report, it is necessary at this stage of planning in Hopkins to consider only the broader aspects of drainage as they ma,y affect the development of the land use plan. The southern portion of Hopkins liea within the Nine Mile Creek Watershed District established in 1959 by the State Water Resources Board. Studies and plans prepared for the Watershed District as well as consideration of the speciiic pr�ble�s associate� taith the availabilit5� of sewers, a high water table, and the devel- opment of utilitie� is to be considered in Comprehensive Plan Report No. 3 (Basic Studies), Part II. Utilities. 9) SOCIAL AND ECONONlIC In addition to various physical conditions af- DETERMINENTS fecting urban development, there are various social and economic conditions that affect land use trends and patterns of development. Such factors as land ownership patterns, average fa.mily income, attitude of mortgage lenders, prestige factors, public development policy, ,� and others guide and shape the urban pattern to varying degrees. It is safe to say that no single social, economic, or physical factor has been the sole or primary factor in shaping the growth and development of Hopkins; it has been a combina.tion of many factors with the City growing through the day-to-day development de- cisions reached by many people influenced to varying degrees by various conditions. Although it is difficult to ascertain its rel- ative importance, the pl�ysical pattern of Hop- kins was determined to some degree by the early Bohemian immigrants who came to work in the farm implement factory. The workers lived in a rather tight cluster around the factory much in the same manner as cosl miners, lumber yard workers, and as others did in the early days of the industrial revolution. Although many factors are involved, the primary economic ,justification of the creation of Hop- kins as an urban settlement was the availability of rail service and the development of the farm implement factory years ago. The early urban ,.,� pattern was fashioned by the factory employees' residential areas close in to the factory. The 21 .1 nearness of the residences to the factory was probably due more to the fact that most workers walked to work than any desire to live in proxim- ity to their place of employment. As in most urban communities, the passage of time reveals a certain segregation of land uses and cat- egories of population. This process has been accelerated since 193o with the increased mo- bility afforded by the automobile. Even with- out community planning, zoning, and various public controls over urban development - the workings of the real estate market tend to sep- arate the various land uses by broad categories. For example, industrial uses tend to cluster in various locations while residential neighbor- hoods form in other areas. In the absence of good planning and zoning, various land use categories may tend to mix in certain areas but hardly ever do relatively large areas develop as a complete mixture of various land uses. In various residential areas, there tends to be a certain segregation according to housing values, size of lot and structure, and fa.milies accord- ing to income, social status, and race or na- � tional origin. In Minnesota, race and national origin have much less effect upon housing seg- regation than in former years, but income and social status still are potent factors in the forma,tion of residential areas. Although there are many exceptions, the higher income families and those of social prominence tend to group together and in general gravitate towards higher land, lake areas, and less densely populated areas. On the other hand, lower income families tend to concentrate on lower land, relatively flat land, and land closer in to commercial and industrial uses. In the past, it has been noted that a few so- cially prominent families moving to a certain section of the urban area can start a general residential movement in that direction. Since 19�+5, however, ma,ny of the social and economic forces affecting the urban pattern have been altered to a considerable degree. One of the more outstanding changes has been effected by the mobility provided by the automobile, a general rise in incomes, and relatively easy � financing of new homes. This change has now 22 provided the means for many families of rel- "'� ativel.y low income to live in outlying areas _ rather than closer in to commercial indust- rial centers and other places of employment. Ma,ny of the older social and economic forces are still at work, hoWever, and the ever chang- ing urban pattern is still following many trends established years ago. One of the older forces still at work is the att-raction that major transportation routes have for urban uses. At the turn of the century the roads and rail lines running through Hopkins to La�e Minnetonka helped to elongate the cir- cular urban pattern that had developed in Hop- kins. At that time, the large resort hotels and other facilities attracted many persons who passed through Hopkins on their way from Minneap- olisa Urban development tended to string a long the major transportation routes utilized by the Lake Minnetonka visitors and this early urban pattern is still evident today as exem- plified by the strip commercial along Excelsior Boulevard and the east-west, elongated shape of the more dense urban pattern in Hopkins. ,� The City of Hopkins is a community of con- trasts due to its rather unique history as a suburban area. The Community exhibits traits common to small towns, big cities, suburban areas, and old and new urban areas. W'hile still retaining ma.n�y of the attributes of a . small town, the Community also has both the attributes and problems of a "big city" im- posed upon it by the expansion of the Metropol- i-t�,r_ urban area. The differences between Hopkins and such suburban communities as Bloomington and Roseville stem from the Pact th�.t I�opkins existed as a well defined urban coramunity many years before other suburban areas became urban in character. In earlier_ years, the raspberry crop of Hopkins was both an economic and social force that af- fecte3 the Community. The growing of rasp- berries for the Minneapolis market was the "otr�r" industry, and the Raspberry Festival staged each summer became as familiar as the Minneapolis Aquatennial and St. Paul's Winter Carnival. In more recent years, the retail automobile business has become a major econom- --� ic force with local merchants utilizing exten- sive advertising through the mass media ;-x,�:° 23 tha.t provides an almost daily mention in the -� City in all parts of the Metropolitan Area. Following World War II, Hopkins found itself in the path of the westward expansion of business and residential areas outward from the Twin Cit- ies. By 1953, three very lar�e food store chains set up warehousing and distribution centers in Hopkins and the City became an im- portant food distribution center for the entire Upper Midwest. The food distributors and other commercial and industrial uses had a strong impact upon the Community and many transforma- tions took place. The local econozqy changed from a long period of "one industry" predom- inance to a highly diversified econo�y and an influx of persons with more diversified char- acteristics, attitudes, and desires. While post-war industrialization has brought with it the varied problems of traffic, parking, demand for additional public services and a changin� physical appearance, the "home town flavor" has survived as noted by such character- istics as the appearance of Excelsior Boulevard which resembles the "main Street" as it might � be noted in a smaller, more isolated town. In some ways, the commercial areas take on aspects of entertainment centers or perhaps mining town commercial streets with the large number of liquor establishments, cafes, and entertain- ment places in comparison with surrounding communities. So�e of the hames built by the early pioneers still exist while homes valued at over $50,000 are evident in some of the newer residential areas. Very desirable residential areas exist in some cases within one mile of intense com- mercial development, thus testifying to the fact that the Community is an important eur ployment and trade center as well as a very desirable living area. In contrast to mar�y suburban areas, Hopkins has a great diversity in types of urban growth with the old and the new combining to form what has been described as a "City of Contrasts." A1- though many forces are shaping the Community today, the two most important elements are the � comparatively large commercial and industrial ^ centers and transportation. Within the foresee- able future, transportation is likely to be the 2�+ --� key factor in a changing urban pattern. The growth and prosperity witnessed c3uring the past 20 years may not continue if adequate transporta- tion facilities suited to present and f`uture needs cannot be ma.intained. On the other hand, if suitable transportation facilities are avail- able, it is possible that Hopkins could become known as the "Downtown" or "Town Center" of the large western suburban region of the Twin Cities Metropolitan Area. B. PATTERN AND DISTRIBUTION The general land use pattern is determined by the manner in which the various land use types such as residential, commercial, and industrial are distributed over the City. A generalized land use sketch is contained in this report showing the general pattern of land use. This general pat- tern will form the framework for developing a Land Use Plan for future develop�nt and redevelopment of Hopkins. 1) EXISTING DEVELOPMENT Within the corporate limits of a city, there PATTERN is a fixed amount of land available for the various uses that normally find locations in an urban area. Land uses, individually and collec- '� tively, are of importance to individual citizens and the Community as a whole. Improper land use� can have such adverse effects as depreciation of property values, destruction of residentisl amen- ities, and a disruption in the property tax structure. In order to plan for the orderly and appropriate use of the land available, it is necessary to analyze the existing use of land and to point out conflicts and inefficiencies that may exist. Armed with an adequate inventory and analysis of existing conditions and past trends, it is then possible to relate this information with other data such as economic conditions, estimates of future population, and other plannin� elements to develop a comprehensive plan for land use that helps to assure that the use of each land parcel will be related and compatible with the City-wide land use pattern. Due to the fixed amount of land available and ' the relatively high demand for various uses in _ a Metropolitan area, it is especially important that adequate goals, standards, and plans Por ^ land use be maintained by local government. 25 • �.�:--. ..--�� '�,. � � . , ..,,,, � �1 ,r"�-� . , � ` . . 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I• ,,,yJ'r�J ti. ..- ��' ` resident�al �,?r; ,� , ,�AR�ao;` I � L� • ;. � �_��^��,i low density � - � = �, ;' �- � ..::: I medium density � � . . s u -� � . : ::.:<., b . , . : � � ....I � ; � .. m _ _ _ .. high density HQ ' , :: I commercial _ � `�e� i ..`>::: I industrial i � � ublic �yJ1, �-:7. - I r.,a.,�5��'3. � p ,�?:��;?;:'s�. I - a.. �. 4.- v,�- I . �� I semi- public .............. .:::::::::::.:. - < . .:::::::::::::. L.._..—_ ..,: _ ....... ... '° � N . - ..�..__�___.._..r� 0 1000 2 3 4 FEET '� I GENERALIZED LAND USE • 1963 H O PK I N S 3 minnesota pagez5a � Another area of extreme importance is the rela- tionship between land use and vehicular traffic; `. - the way in which land is used has a direct bear- ing upon the local and regional traffic situa- tion. Since the City of Hopkins is a compon- ent part of a Metropolitan urban complex, and Metropolitan transportation is one of our most pressing problems, local land use planning takes on the added significance of affecting area-wide land use and transportation conditions. For this and other reasons, local land use planning must be related to that in adjacent areas and related to Metropolitan land use planning. 2) LAND USE DISTRIBUTION The general distribution of land use in the City of Hopkins is shown on the sketch, Generalized Land Use. The general distribution pattern is quite typical of that found in more outlying rural, farm-trade centers. This pattern has resulted from the historical aspects of devel- opment in the city which are similar to th�se in more isolated cities. As such, the land use distribution pattern is quite different from the typical "bed-room" suburb such as Roseville, Arden Iiills, White Bear Lake, and New Hope. � The land use distribution pattern is character- ized by a diagonal strip of industrial u.s��e generally following the railroad lines passing through the City. Commercial uses are con- centrated in and near the industrial belt and slong Excelsior Avenue. Such a pattern is quite typical of outlying towns such as Forest Lake, Ma.nkato, Mora, Princeton, Prior Lake, and count- less others ac=�oss the Nation. The older residentiA.l development is adjacent to and near the commercial strip along Excel- sior Avenue. Mo�t of the duplex and apartment structures are located in this area between State Hignway No. 7 and the commercial-indust- rial strip to the south. There are seven (7) distinct and separate residential neighborhoods having natural bound- aries such as railroads and major streets. With the exception of the residential area immed- iately north of Excelsior Avenue and west of the _ Great Northern Railway, the residentigl neighbor- hoods are relatively small, and thus pose spec- ^ ial planning problems with respect to providing 26 � residential services such as recreation space, schools, and traffic control. Sma,ller residen- tial neighborhoods are also more susceptible to adverse influences generated by nearby non- residential uses. Urban blight (dilapidation, poor maintenance, etc. ) is always a possibility. In terms of general land use distribution, two terms are applicable : "strips" and "fragmenta- tion." The primary commercial and industrial uses have formed in strips or corridors. Residential neighborhoods, lar�e public areas, and institutional uses are quite scattered and the complexity is also increased by the rail lines and highways that further fragment the land use patterr.o The rather irregular corporate boundaries also contribute to fragmentation of land use distribu- tion by slicing off portions of larger residen- tial areas which are under more than one munic- ipal jurisdiction. Outstanding examples of fragmentation are typified by the residential neighborhood (containing less than 100 homes) which is separated from the rest of the City by ,� a golf course; and to the west a portion of Minnetonka Village is completely surrounded by Hopkins. This fragmentation or scattering of land use types will pose some rather unique planning problems not co�unon to many suburban areas. The development of a workable land use plan will require careful analysis of each "fragment" in relation to the City as a whole. In addition, more than ordinary attention must be paid to the land use and urban planning in ad�jacent commu- nities due to the complicated corporate boundary situation. For purposes of comparison, the land use distribution in Arden Hills poses similar planning problems; by way of contrast, Bloom- ington and Roseville have different land use distribution characteristics, larger area, and more regular corporate boundaries. C. I�AND USE AMOUNTS The amount (acreage) of land in each use category has been determined by � measurements of land area as noted on the land use maps. The amount of ,� land devoted to each use has been compared to that noted in certain other communities and analyzed to determine various characteristics such as acre- age related to population. 2? � Land use research conducted during the past 30 years has revealed much that is useful in planning and zoning for future needs. It has been noted that under a given set of conditions, two cities of approxima.te�y equal size and economic base characteristics will have generally the same pro- portion of developed land in various uses and the acres per 100 popula- tion will also be approximately the same. This situation results from the fact that ��i;7 ,�-y'.7'�.�5 Jf' 'T`E J ).:E ��-i1i..;'_' Sl;-----�.: CrII�C.�_i.1 .�L'S Z+;.��' -'^i3Y'3t'.E,' Ol" participate in urban economic activities that result in approximately the � same amounts of land being utilized for various purposes since each group is influenced by nearly the same conditions. These conditions include the physical, social, and economic determinents that shape the real estate market. While the above situation is generally true of larger urban areas, it does not necessarily apply to individual suburban communities. Estimating the amounts of land needed in future years on a Metropolitan basis is compar- atively easy in comparison with ma.king estimate� for a small part of the tote,l urban area. Long-range trends and analysis of existing conditions can normally be considered as forming a reasonable base for projecting Metropolitan land use needs; such trends and existing conditions may not prove so reliatile in smaller areas such as Hopkins. It is necessary to es- tima,te the local share of total Metropolitan development in order to pro- ject local land use needs. Various studies have shown that measurable effects of the local econo�y •r and land use as related to resident population can be used with consider- � able accuracy in sme,ller urban areas that exist as semi-independent eco- nomic units (such as rural trade centers) not greatly influenced by adja- cent or nearby urtian areas. In fact, many sma,ll (10,000 to 25,000 popula- tion) towns have land use characteristics very similar to much larger cities in terms of acres per 100 persons and percentages of total land in various uses. In Hopkins, such statistics and general land use trends can be used only as a general indication of possible future needs since the Community is only a small part of a much larger urban complex. It will be necessary to utilize various methods based upon certain reason- able assumptions to estimate future land use needs in Hopkins. The situa- tion is complicated by the fact that both Metropolitan and local factors influence the local land use structure and real estate market. � 2$ i''� - TABLE N0. 1 LAND USE QUANTITIES EXISTING LAND USE BY TYPE AND AMOUNT Hopkins, Minnesota 1963 Land Use Category Area In Acres °�,Developed La,nd ,� Total Sub-Group Total Tot�l City Residential 721.67 37.3 28.6 S ingle-Fami ly*� 661.96 Two-Family 39•23 Multi-Family 20.48 Co�ercial 83•6�+ �+•3 3•3 Retail 18.78 General 6�.86 Industry 313.17 16.2 12.4 Quasi-public 230.21 11.9 9.1 -r Churches & Institutions 80.06 Golf Courses 150.15 Public 113.15 5•8 �+•5 Schools 62.86 Recreation 37.41 General Government 9.41 Municipal Pasking 3.1+7 Public Right-of-Way 402.12 20.8 16.0 Ra,ilroad 72.06 3•7 2•9 Total i,936.02 loo.o� Vacant 584.76 23.2 Usable Unusable Total City Area 2,524•78 100.0`0 -�Includes Trailers & Basement Homes. � Source: Land Use Field Survey 29 1 ' � � • TABLE ft0. 2 LAND USE CONIPARIS0�1 By POPULATIOIQ RATIO Hopkins and Selected Areas , . , • .: Acres of I,and Per 100 Persons* St. Louis White Bear Grand Ho kins Saint Paul Virginia Park Lake Rap3ds Alexandria LAND USE CLASSIFICATION Resiclential 5.68 3.20 2.86 5.1 6.80 5.08 6.20 Co�erciel 0.65 0.20 0.29 0.3 0.68 0.70 0.98 Industrial 2.13 0.59 0.36 0.6 0.24 0.47 0.98 Que,si-public 1.81 0.36 0.�+7 1.4 0.22 0.11 0.32 Public �.lg 1.12 3.12 0.4 0.5� 2.48 1.67 Railroad 0.57 0.55 1.56 0.7 0.10 0.45 1.34 Public Right-ot'-way 3.17 2.11 2.94 2.9 4.78 7.47 4.85 �Deno�es £n �,a3��ea �^:=d �:^e ac.:ee.ge to m:,�e data mo�e �neaningfl� �nd coW;��:'.�?�'.�:s ��.� e_ca�.�lr.., iron tainir� h^s bee: ��e:�a�<.d �'-�o� t�,e in�us�r��.l c��e�;or�r in `Jir�;;n�.w �,_id i:.•. z-�,-,n:�:_'._ Co::_s�y �ig3a��r�.y C��uEs h�-ru been s.:b;;.:�.c;;�:] f_-o� the i._c:ast_��al ar_d 4c:�e' ;;o �;he ��?';�_i�: ;.�.: �a i��e c�,;;ego�sy in I:or'��n�. ^ TABLE N0. 3 LAND USE COMPARI50N By Per Cent of Developed Land HOPKINS AND SELECTED AREAS Per Cent of Developed Land White Bear . St. Louis Hopkins St. Paul Lake Shakopee Mora Park La,nd Use Category Residential 37•3 39•3 5�•�+ 31•2 36•9 �+3•5 Commercial 1+.3 2•5 5•2 4.6 4.2 2.g Industrial 16.2 7.3 1.8 1.8 5.4 5•5 Quasi-public ll.g 4.5 1.7 3•6 9•3 12.6 Public 5.8 13.6 3•8 �+•9 6.�+ 4.3 Railroad 2.g 6.7 1.0 4.5 4.5 6.1 � Streets & Alleys 16.0 26.0 36.1 48,8 33•3 25•2 Extensive research conducted since 1930 has revealed certain relationships between lanc3 use amounts, distribution, the economic base, and population. One of the more important discoveries is that two separate cities of similar size and econom- ic characteristics will nortnally have similar land use characteristics in terms of amounts by category and acres per 100 population. Such land use conditions occur due to the fact that a given number of people in a society under set econom- ic conditions produce the economic, cultural, social, and physical forces that shape the urban pattern; hence, two groups of people under similar conditions will produce very similar urban environments in terms of land use amounts and often in terms of distribution. Due to the relationships that exist between population, land use, geographic loca- tion and other factors, a useful analytical method in land use study is that of comparison. The preceding land use tables compare Hopkins with various other communities, not all of which exist under similar economic and other conflitions. A partial understanding of land use characteristics in Hopkins can be obtained by a study of similarities and differences noted in land use by comparison with other urban communities. /'1 . _ 31 As noted elsewhere in this report, a study of land use by category and amounts - gives further evidence that the City possesses characteristics of both subur- ,,� ban communities and larger central cities. Due to this mixture of character- istics, a comparison of Hopkins with various other urban centers reveals that � the City is not similar in all land use respects with any of those selected for comparison. It should be noted that an outlying, rural farm service community with some industry is more likely to have land use characteristics (percentage of devel- oped land by category and acres per 100 persons) similar to a large central city than a suburban community. For example, the City of Saint Paul has land use characteristics quite similar to an average of other large cities and also the smaller city of Virginia in northern Minnesota. Land use characteristics in Virginia are quite similar to those in Saint Paul when unusual characteristics are ad�usted such as the removal of large, open pit iron mines from the indus- t�•i�1 lancr use cate�o7�;;T. The table showing land use by category as a per cent of total developed land in Iiopkins is �just what could be expected after study of the historical devel- opment of the community. The following are some of the more pertinent findings: (37•3k) A. The City has a rather high percentage of land devoted to residential use in common with most suburban areas but not as high as in the less (5�•�+�) industrialized suburbs such as White Bear La,ke. B• The City has a much hi her 16.2�'} use than the typical suburbanrarea and�argerl�centraldcitylalikeria.l r. � C. In terms of commercial land use, Hopkins has a higher percentage (4.3jo) than normally found in the larger, central cities but is quite comparable to many suburban areas, and rural towns noted as being retail centers for a large surrounding agricultural area; in most instances, the area devoted to parking space determines the relative position of commercial land use in the total land use framework. For example, the City of Virginia has a rather strong commercial center with a trade area of nearly 50,000 per- sons, yet has only 0.29 acres of commercial land per 100 persons as compared to 0.65 in Hopkins; the difference is parking. The City of Virginia is extremely short of commercial parking space which can con- stitute as much as 750 of total commercial area in new shopping centers. D. The percentage (ll.g�) of land devoted to quasi-public use is quite high as in St. Louis Park (12.6�); this is due in both instances to the pres- ence of large golf courses which overly �eight the percentage. E. The amount of land in public use (5.80 of all developed land) is quite comparable to the average suburban community but less than that found in most larger, central cities and outlying towns. The prima,ry factor is that of public parks; most suburban area� ha,ve not provided the large, community service pa,rks found in large cities and in outlying towns. Concerning outlying towns, the percentage of public land is often increased , by the fact that golf courses are more often in public ownership than in suburban areas. More detailed analysis of public 1a.nd will be contained � in Comprehensive Plan Report No. I, Part IV, Community Facilities. ,, 32 � F. The amount of land in railroad use is primarily the result of historical development and is probably the least meaningful land use in terms of ' comparison between communities. An increase in railroad usage is likely to occur only in the event of adding spur lines to expanding industry or the selection of the community as a railroad service center. The only meaningful comparison between railroad land usage in Hopkins and other communities is to note that the use of railroad property is similar to that in numerous outlying towns that are characterized by a rail line and major highway passing through the co��unity. G. Even though portions of the City of Hopkins have a rigid grid street pat- tern with a very high proportion of land in street and alley right-of-way, the overall percentage (16.Oo) is extremely low in comparison with other communities. In an average situation, a community will norma.11y have be- tween 30 and 35 per cent of its developed land in use for public ri�ht- of-way except in certain suburban areas where a newer, more efficient . street system may utilize only about 25'; of the land for streets. The very low percentage of land devoted to public right-of-way in Hopkins is due to the nature of existing land uses and distribution. Relatively lar�e land parcels (golf course, Blake School, Hennepin County Highway Department, large industrial plants, etc. ) serviced but not cut by pub- lic streets is the reason for the very low percentage of land in street usage. Another factor is the more efficient, curvilinear street pattern serving the residential areas in the northern portion of the City. As part of the current planning program, a land use plan for the future utiliza- '� tion of land resources in the City will be prepared with the land use inventory � and analysis and other background informa.tion including a study of housing, population, economics, transportation, and other such elements of the urban environment. Projections for f�ture land use will be made based upon certain assumptions arrived at by study of all civic elements on a comprehensive basis. The land use plan must also reflect local aspirations and desires for a civic environment meeting local standard;�. Since Hopkins is an integral part of the larger Twin Cities Metropolitan Area, the land use plan must also be integrated with Metropolitan land use plans and the plans of neighboring communities. � 33 � SECTIQN II. IAND USE A1�ID ZONING --� � The Zoning Ordinance is the most important single tool or legal device with which the citizens of Hopkins may utilize to regulate or guide l.and develop- ment. In terms of law, zoning is intended to protect the public health, safety, morals, and general welfare by re�ulating the height, size, bulk, location, and types of structures and uses of lando A 11ied purposes of zon- . ing include, among others, the protection ancl stabilization of land values, raising of general amenities, reduction of public service costs, urban ef- ficiency, and others. Ef'Pective zoning should be based upon a plan for land use. The City's land use plan will indicate the proposed use of all land in the Coinmunity, and to the extent possible, the zoning ordinance text and distric� rnap �aill reflect such proposals. The land use plan, however, will inciude various land use propos- als that cannot be effectuated through zoni�ig. In most instances� zonin� can be utilized only to indicate where private uses such as a.partment buildings and comuiercial structures may be located and under stated conditions such as required yard area and height. Except in rare instances, modern zoning ordinances do not zone land for public use. Proposals in the land use plan that deal with the use of land for public purposes are normally effectuated by means other tnan zoning. In other in- stances, the land use plan iray show various land use proposals that may be considered as "desirable" flrom the standpoint of overall community develop- ment but for various reasons may not be zoned fo-r such use at the present tirae .�\ or the economic demand may not arise for such development. A relatively new and increasingly important aspect of land use and zoning is the relationship between traffic demand on various streets and the land uses that generate the traff ic. With proper planning and zoning, traffic in various parts of the comnunity can be controlled by regulating the land uses that create the traffic dema.nd. AZso, the land use plan and zoning regulations establish the nature of existing and potential land use thus provid.ing a basis for more accurate estimates of future traffic demand� A part of this study is devoted to analysis of existing land use as related to existing zoning regulations. Deficiencies in existing zoning are noted and zoning amendments will be proposed bpsed upon the land use plan. A. EXISTING ZONING The City of Iiopkins now utilizes a Zoning Ordinance enacted in November, 1956• The ordinance specifies seven zoning distric-c classifications: (Single Residence, Double Residence, NIultiple Residence, Business Resi- dence, C-1 Commercial� C-2 Commercial, ard Inriustrial) . Although the zoning is based upon a City P1an that is obsolete, the present zoning does generally recognize existing land use patterns and is basical7.y sound. Major deficiencies noted in the present zoning are as follows: � 34 � 1) Text The zoning provisions now in effect can best be � described as a "mixture of old and new" zoning - concepts. Although the te_•:t contains many examples, the most outstandin� example of an "old" concegt is that of "cumulative" zoning which allows residential uses in commercial districts and commercial uses in industrial districts rather than the newer practice - of 'mutu�.11y e:clusive' districts which do not, ex- cept under certain conditions, permit less intense uses to loc�,te in r�ore intense use districts. Al- though the �ixture of various land uses such as residential and comnercial is not necessarily un- desirable �,s such, it is an unaesirable situation when the uses ara ir.discriminately mixed without regard for ��•opei� relwtionships with the site plans and other e?.ements oi de-relopment given proper consideration �o reduce or eliminate conflicts. For example, a conrlict to be considered is the mixture of schooi ciiildren and commercial traffic. An example of newer zoning concepts in the existing Ordinance is the requirement of off-street parking for various uses. Although the Ordinance contains mar�y desirable features as well as various undesir- able provisions, it is generally unsuitable for present day zoning and planning needs. ,�lhile ma,ny' ,,.� of the existing provisions are suitable for inclusion � in a comprehensive zoning plan, it is likely that further study in the planning program will indicate the need for a completely new ordinance in order to pro- vide for the follcwing: a) Zoning provisio:�s based upon the City Plan to be developed as p�rt of the current planning program, b) A more cohesive ordin�,nce with fewer "dangling" parts lwckin� proper relationships to the ordi- nanc�:: ... . _ -'io'_o. c) Inclusio;.z oi' add�t-ional or dii'Ferent zoning district clu�s�.ii.cations such as various commer- cial dis�.,�icts designed to recognize the dif- ferent typns o� conunerci�,l a,re�,s. d) The p�o;r'dir.g of m�ans to p.^operly control the mixture of -ra._�ious land uses in cases where there are pot�r.tia.l cor��]_ictse e) The inclusioil o.: �.cd�i;ional "performa,nce stand- ards" �overnin� such factors as vehicle parking, nuis�.nce cl��.ra.cteristics, and the like. In recent years, there has been a trend towards utilizin� perfo�•�?ance standards for use classifica- tion rathez• than the �aore rigid practice of ^ _ classification by the type of activity located -. on the land. Under Lhe performance standard method 35 of zoning, various uses are permitted in certain districts on the basis of standards governing noise, '~ smoke, size, and other factors rather than the specif- _ ic use under consideration. Although performance standard zoning has not yet been perfected for exten- sive use, many of its features can be incorporated into a new zoning ordinance for the City of Hopkins. f) Greater clarity and more specific definit�ons are needed to reduce the possibility of land develop- ment and usa�e that conforms to the "letter of the law" but is contrary to the "intent"; a specific example of this situation is the provisions govern- ing home occupations. To avoid improper commercial uses in residential neighborhoods, the regulations governing home occupations should be quite clear and specific. The above suggested improvements and others can be made a part of a new 2oning ordinance to be developed follow- ing the completion of the Comprehensive Development Plan for the City of Hopkins. The new ordinance should be based upon the City's plan for future develapment and be designed for efficient and economical administration and enforcement. The ordinance should also be reason- able and cognizant of the needs of private enterprise while providing for the health, safety, and general � welfare of the public. 2) District The basic criteria for use in the evaluation of a zon- Map ing district map is the test of reasona.bleness with respect to the relationship between the use districts as outlined on the map and the existing and potential development. There should be a reasona.ble relationship between the amount of land zoned for various uses and the economic demand and likelihood that the land will be developed as zoned. In the past, ma.ny communities have zoned far more land than necessary for commercial and industrial use because proper studies had not in- dicated the actual need. Today, most zoning ordina,nces are based upon a plan that recognizes realistic land needs for various uses and provides for the proper arrangements of the uses on the land available. In contrast to a socialistic or dictatorial system of gcvernment, land use patterns are fashioned primarily by the multiple forces affecting the real estate market in the United States. In the complete absence of zoning, it is likely that the same �eneral land use patterns would emerge in most urban areas but with many inconsist- - encies, abuses, and adverse effects. The zoning utilized .� in most American cities today is a type which seeks to 3u � reduce or eliminate the �abuses rather than attempting to create a totally new or different land use pattern. Y As such, zoning probably has a direct effect upon 10°b or less of the total urban development. This 10'�O, however, is extremely important since only a few mis- placed buildings, incompatible uses, and other in- consistencies with the general land use pattern can affect a very large area causing problems such as traffic congestion, urban blight, reduction of property values, loss of residential amenities, and the like. For this reason, it is extremely important that both the zoning text and district lines be properly con- ceived. The first step in evaluating the appropriateness of a zoning district map is to compare the districts as out- lined on the map with the actual land use. The second step is to compare the ma,p with land use pro�ections as contained in the Comprehensive Developm�nt Plan for the City. The projections are to be based upon an evaluation of the local econorqy, trends in land use, and other factors normally associated with the planning function of local government. In general, the existing zoning district map is consist- ent with actual land development and has served to guide ^ land use in recent years according to proper principles of land planning. Although there are various inadequacies in the present land use pattern, these cannot be attrib- uted to improper zoning since they have resulted from land use trends established prior to the use of proper zoning. The existing zoning district map is not, how- ever, based upon a comprehensive land use plan and modifications will probably be desirable upon comple- tion of the City Plan. ''\ 37 _ �. �_________ .______.____�...4►.. � TABLE N0. 4 COMPARISON OF AREAS ZONED AND USED HOP'KINS, 1963 Comparison (Acres) Area Zoned Actual Area Used LAND USE CATEGORY Single-Family 940.57 661.g6 Two-Family 940.56 39.23 Multi-Family 54.70 20.48 Commercial 155•� 83.64 Industrial 496.37 31,3,17 Source: La.nd Use Field Survey and Measurements of Zoning District Map. � When land use and acres zoned for various uses in Hopkins are related � to population size and Metropolitan acreages, the following conclusions can be drawn: 1. In terms of population size, the City of Hopkins hes a more realistic amount of land zoned for various uses than that noted in many suburban areas. For example, the amount of land zoned for industrial use is only about 180 acres in excess of that actually developed in contrast to many suburban communities which have zoned for industrial use far in excess of that which can reasona.bly be expected to be utilized. 2. The relationship between land zoned for various uses and the amount of land actually used can be considered as realistic in view of the fact that studies by the Metropolitan Planning Commission, the State Highway Department and others have indicated considerable discrepancies between the amounts of land zoned and actually used when Metropolitan averages are considered. ^ 38 � - - --_ — -- -- � � B. NON-CONFORMING USES Non-conforming uses are land uses that are zwt in conformance to the zoning regulations. Examples of non-conforming uses include lot sizes smaller than required by zoning regulations, residential uses in industrial districts a.nd the like. In general, a non-conforming use must be considered a type of use or has characteristics such as inadequate lot area that make the use undesir- able in the particular zoning district in which it is located. The most undesirable non-conforming uses are those which are undesirable in a particular area due to the type of usee For example, an industrial use in an area zoned for residential use can be extremely detrimental to resi- dential property values and amenities� Likewise, a residence surrounded by commercial or industrial uses is an undesirable situation both from the standpoint of the occupant and the nearby business interests. The most serious non-conforming uses have been charted as shown on the fol- lowing page. Except for one category9 the non-conforming use situation in Hopkins is not serious. The one exceptic� is �hat oi residential struc- tur�s located on land zoned for comsnercial or industrial useo There are 120 residential structures so located in �he City of Hopkins. The 120 residential structures are non-conformin� due to the fact that those who prepared the zoning ordinance had reason to believe that the land was better suited for business use. If proper zoning administration is in —. effect in a community, a11 non-conf'orming uses are uses that existed prior to the adoption of the zoning ordinance. It is the intent of zoning that once a non-conforming use has been discontinued or has been destroyed by fire or other natwral cause, the land shall then be developed into a con- forming use. Nearly all of the non-conforming uses in Hopltins are clustered near Excelsior Avenue and the industrial areas adjacent or near the rail lines. Most of the non-conforming uses are residences built before extensive industrializa- tion took place. A primary non-conforming use problem in many communities is that of isolated businesses such as corner grocery stores ancl beau�cy shops scattered among the residential structures in residence �listricts, This has not proved to be such a problem in Hopkins. Maxiy corrununities have a serious problem of improperly mixed land uses due to the existance of "cumttiulative" zoning regulations in coirBnon use prior to 1g�45. Under cuunnulative zoningJ less in�e�ise uses were permitted in areas zoned for more intense usage. For e<:�mple, all types of uses were permitted in industrial zones including residential structures. Today� most communities utilize "mutually exclusive districts" which allow only certain uses of a similar nature. Although it is not improper in all cases _ to mix different types of Iand use, past experience has shown tha.t to per- mit the indiscriminate mixture of uses produces blight, lower property � values, and generally undesirable situations. 3Q '� A lthough most zoning ordinances in use today segre�ate the various land uses � bY tyPe� mixtu�'e of uses is usually permitted under a zoning provision for planned unit development". Such provisions permit developers to mix resi- dential and corranercial uses provided a develognent plan is presented that clearZy shows that the mixture is proper and will. not result in adverse effects to the public health, safety, or general welfare. The chart on the following page shotas "non-conforming" uses. As defined for use on this chart, non-conFor�nin� means those uses which are non- conforming with �risting zonin� rc;ula�ions and also those which are incompatible with zonin� intent anct nearby uses . Due to several undesirable featu'res;�� such as cu�nn�ulative districts, �hc number of uses actually in con.flict with existing zoning provisions is actually quite small and cansists of less rhan one-half of those shown on the chart. The remainder of the "non-conforming" uses are those considered to be incompatible with the inten� of good zoning; for exampl�, a single family home surrounded by commercial activities is an incompa�ible situation although permitred by present zoning regulations . ', ^ 40 �T•_- • �� . 1_ �rh . -., _,. , \ � �� ` �� . �.�__�t! . -� �-_�i�/'� , .. , [J 1 ��.LJ_,�-��`_�-_-��--,�-�� _ _ , -: :I -' ,_ , 1,r-.-, 1�_�� . ,�- - _ � , ��— - _ , ,�.—.. __ . _��. ��7� I k� �� : � i �( �� — -,_ � ...J �'�`I —L_._,.. -.� r..- _ ��ms�} I . . _ . . . � ' g/�m_`.�.._"_I �. _ ._- _ �. . . ', , _� .J �-=., . , _ �+�-- . �- �� - � /„' �,.. �� - � �� , � � ; I �-,,, ' _' ._.,—. .. • „ - - � --�-�— �,o�..: r '' � ��_ I I �,� ��i ... ,..,., i ; - �___ ;� ��-��....�- , ��, ' ' �, ..,� � �, , 4. �� . c ��L„�. � � �� _ �� l�" � ' @ —� �E�� _ j�� "��" _ Je�� ! _ jt C- � �� -�� ;�h '�'�I I�� , —• �� t _ ,�' ��_ ,�'— � . ��/< � I� — �~'�~~ ��d� �� - .r.�~�.~I / • _ -r��-��= .�' ��` �' � _� r:/ . , �� ., , / • � _ _ ` \'. � F i P , .� � � I \� j� � r �� l.l" �'-. - �-'" T / '--`��—� i.S / 1..��. �� t� it� � X• ! �, / 1 , .6Y ' �,. • _ , , 1 E�r��. � .��, � y I� _ � � �� , �' ��,�[-`7��L:L_ � J�.--��_ �� ? � ��` � .} J _ --�-- -- _. - � E � f�� .��/ �-� r ' .; � 1 � , � � � = J�.� �, ;^, � �. j^� :{i � s �.�ntiKc,`i� �.. �/� � �-, ��- .��—J 4 ; �1 .� , � � � i C Y � �� _ — � 'iL �' _.�� _ b -'�' �. . �. : _ ,.«.�� - - --� - �-l� �`��i�'�it�,r_ ___ __ = -�- � �-�� . __ ��C� J��° z�,mr— �. _ -� � � � _� �,�:,` � „ i „ ��.. �j � �i _ �, , �, ,� �.� ;�� l +,� z � �_ � �' y _ - �� '�� =; .�.,o. "��;� � . �� - � — � � �,�— k _ :—�J' .. i�� ma' �� i�:, �� w� � ,� y � �r� II � ; � � �— —✓ �1— a. �'. �E`_ . ,t� � � � �� ' �� i _ �l�v�f _��' _ /% "L �� Rr � � ' .:� �7 �, :� ...�........�_�� I ,*- y%� �� •.�� a`�i�f��^'�� f�l�; �'� ._��—� i � �/' ;� � � , � .%�� legend -� �N� /� ��, ,/ '� '� business or industry _ ,��_ � - � � „ � � �: -� �:�� ,� in residential district : ' , `� �. � _��_::.. � r�' � �__•- �.-r- - � residence in business _ � I ��. `1' �� ` �� ` - I or industrial district �'` �—,�___�'�� I I , �' apartments in one or two �,�� i = I , � � r �� family residential � �� district _ � � � - - �� J I two family residence in � I one family district — I � ir�l I I i �' � - I��'*�`-�� F��II �� . • O 1000 4 3 4L�FEET � .� I..—.._.. � �snn��i�..�__..+__—.._. � �� i NON•CONFORMING & INCOMPATIBLE H O P K I N S 4 USES • 1963 m i n nesota Pa9e 40a t 1� + SECTION III - Ff3TURE LAIdD USE La,nd use pro�jections by category and amounts will be presented in Comprehen- sive Plan Report No. �+, Part II, General Development Plan . Prior to mak- ing estimates of �'uture land use needs in terms of amounts, types, and distribution - it is first necessary to analyze all of the various factors that will have a combined effect upon land use. One of the prime considerations must be to determine what changes in existing land use trends might be anticipated and to what extent public action is required to affect changes or to control change. As in the past, the prin- cipal tool for controlling land use is likely to continue to be the Zoning Ordinance, at least within the foreseeable future. Once the land use plan has been prepared and adopted by the City, zoning regulations and other meas- ures can be formulated to assure that the plan is effectua.ted. � ^ � 41 .. _ . � r � � � SECTION 6 ZONING DISTRICTS AND MAP Section 6.1 Districts For the purposes of this Ordinance the City of Hopkins is hereby divided fnto the following Use Districts and groups of Use Districts. "R" Residence Districts R-1 One Family Residential District R-2 One & Two Family Residential District R-3 One Family Town House Residential District R-4 Multiple Family ' R-5 Multiple Family "B" Business Districts B-1 $usiness District (Limited) 8-2 Business District (CBD) B-3 Business District (General) "I" Industrial .-. I-1 Industrial (Limfted) I-2 Industrial (General) Reference in this Ordinance to R Districts shall include R-1, R-2, R-3, R-4, and R-S Districts; reference in this Ordinance to B Districts shall include B-1, B-2 and B-3 Districts; refer- ence in this Ordinance to I Districts shall include I-1 and I-2 Districts. Section 6.2 Mae The boundaries of the above Districts are hereby established as shown on that certain map entitled "Zoning Map of Hopkins, Minnesota, �_� 1965;' which map is properly approved and filed in the Office of the City Clerk, hereinafter referred to as the "Zoning Map". Said map and all of the notations, references and other informa- tion shown thereon shall have the same force and effect as if fully set down herein and are hereby made a part of this Ordinance by reference and incorporated herein as fully as if set forth herein at Iength. ^ 21. � Section 6.3 Boundaries 6.3(1) District Boundary Lines as indicated on said map follow lot lines, the center line of streets or alZeys, the center lines of streets or alleys projected, the centez of water courses or the corporate limit lines, all as they exist upon the effective date of this Ordinance. If disCricC boundary lines do not follow any of the above described lines, the district boundary lines are established as drawn on the Zoning Map, except where a district boundary line divides a lot of record which was in single ownership at the time of enactment of this Ordinance and place: portions of such lot of record in two (2) or more Use Districts, any portion of such lot within fifty (50} feet on either side of such a dividing District boundary line may be used for any use of either Use District: provided, however, if any portion of such lot shall extend beyond the fifty (50) foot limitation, the District line as shown shall prevail. 6.3(2) Appeals from the Zoning Administrator's determination and questions of doubt concerning the exact location of District boundary lines shall be heard by the Board of Zoning Appeals and a recommendation made to the Council. -�. 6.3(3) Whenever any street, alley or other public way is vacated by official action of the City, the zoning district abutting the center line of said alley or public way shall not be affected by such proceeding. --� 22. � SECTION 7 "R-1" ONE FAMILY RESIDENTIAL DISTRICT Section 7.1 Permitted Uses Within any "R-1" One Family Use District, no structure or land shall be used except for one (1) or more of the following uses: 7.1(1) One Family detached dwellings. 7.1(2) Public parks and playgrounds. 7.1(3) Public and parochial schools which teach a curricultun similar to public schools provided (a) no building shall be located within fifty (50) feet of any lot line of an abutting lot in aa "R" Use District; and (b) a fence shall be erected not less than�) �►htttct�a feet inside the street side property line whenever a playground abuts a public street. 7.1(4) Churches includfng those related structures located on the seme site which are an integral part of the church proper, convents or homes for persons related to a religious function on the same site provided no more than ten (10) persons shall reside on the � site and no building shall be located within fifty (50) feet of any lot line of an abutting lot in an "R" )istrict. 7.1 5 Munici al buildin s and `ff,/. � � ) P g structures sub,ject to the� - following: a) W�ter pump houses•-and sanitary sewage lift stations which if not located below grade on a landscaped site shall be in a building which conforms to yard requireroents and architectural style of the neighborhood. b) Gas Regulator Stations, electric power regulator stations, and telephone regulator stations, which if not located below grade on a landscaped site shall be in a building which conforms to yard requirements and architecturaZ style of the neighborhood. Should the structure require fencing, the fence sha12 be located in conformance to all yard requirements. c) Water towers shall be so located as to conform to all yard requirements. d) Electric power transmission line towers shall be so located as to share the right-of-way or be directly abutting rights-of-way for railroads or major thoroughfares, e) Park buildings, provided no building is less than fifty (50) feet from a lot line of an abutting lot in an "R" District. f) Public transportation shelters which are open may be erected to within one (1) foot of the public sidewalk. 7.1(6) Existing farming operations, provided that any new building in which farm animals are kept shall be a distance of one hundred (100) feet or wore from any other lot in an "R" District. --. 23. � Section 7.2 Conditional Uses Within any "R-1" One Family Use District, no structure or land shall be used for the following uses except by conditional use permit. 7.2(1) Golf courses, country clubs, tennis clubs, public swimming pools serving more than one (1) family. 7.2(2) Land reclamation and mining as regulated in Section 4.11 and 4.12. 7.2(3) Off-street parking when the proposed site of the off-street parking abuts on a lot which is in a "B" District and is in the same ownership as the land in the "B" District and subject to those conditions set forth in Section , and such other conditions as found necessary by the Council to carry out the intent of this Ordinance. 7.2(4) Accessory structures other than private garages. 7.2(S) Greenhouses and vegetable stands selling products grown on the premises . --• 7.2(6) Operation of through trains, but not switching, storage, or other railroad operations, 7.2(7) The storage outside of a building of one building for winter ice fishing, one mobile home not in excess of 18 feet in length, one motor powered boat, provided the above named equipment is owned by the resident and such storage is to the rear of the front yard line. Section 7.3 Permitted Accessory Lises Within the "R-1" One Family District the following uses shall be permitted accessory uses ; 7.3(1) Private garages, parking space, carport for passenger cars and for one truck not in excess of 7,000 pounds rated capacity when owned by the occupant. 7.3(2) Private swimming pool and tennis court. 7.3(3) Home occupation. 7.3(4) Signs, as regulated in Section of this Ordinance. --� 24. � 7.3(5) Buildings temporarily l�cated for purposes of constructing on the premises for a period not to exceed time normally necessary for such constructing. � 7.3(6) Gardening and other horticultural uses where no sale of � products is conducted on the premises . 7.3(7) Decorative landscape features. 7.3(8) Keeping of not more than two boarders or roomers by resident family. Section 7.4 Lot Area, Hei�ht, Lot Width and Yard Requirements_ 7.4(1) No structure or building shall exceed two (2) stories or twenty-five (25) feet in height, whichever is lesser in height, except as provided in Section of this Ordinance. 7.4(2) A side yard abutting a street shall not be less than fifteen (15) feet in width. 7.4(3) The following minimum requirements shall be observed subject to the additional requirements, exceptions and modifications as set forth in this Section and Section 15. � Height Lot Area Lot Width Front Yard Side Yard Rear Yard 1 story 10,000 sq, ft. 100 feet 30 feet 10 feet 30 feet 2 stories 10,000 sq. ft. 100 feet 30 feet 15 feet 30 feet -� 25. � SECTION 8 "R-2" TWO FAMILY RESIDENTIAL DISTRICT Section 8.1 Permitted Uses Within the Two Family Use Diatrict, no structure or land shall be used except for one (1) or more of the following uses: 8.1(1) Any use as permitted and regulated in Sectfon �.1 shall be a permitted use except as herein amended. 8.1(2) Two family dwelling. 8.1(3) Churches, including those related structures located on the same site which are an integral part of the church proper, convents or homes for persons related to a religious function on the same site, provided no more than 10 persons shall reside on the site and no building shall be located within thirty (30) feet of any lot line of an abutting lot in an "R" District. 8.1(4) Public and parochial schools provided no building shall be located within thirty (30) feet of any lot line of an abutting lot in an "R" District. Any fence erected around a play area --. shall be not less than fifteen (15) feet from a street line when said fence would be across the street from an "R" District. Section 8.2 Conditional Uses Within any "R-2" Two Family Use District no structure or land shall be used for the following uses except by conditional use permit. 8.2(1) Any use listed in Section 7.2 and as regulated therein shall be a use by conditional use permit. Section 8.3 Permitted Accessorv Uses Within the "R-2" Two Family Use District the following uses shall be permitted accessory uses. 8.3(1) Any use permitted in Section 7.3 and as regulated therein. Section 8.4 Lot Area, Heis�ht, Lot Width, and Yard Requirements 8.4(1) No structure or building shall exceed two (2) stories or twenty- five (25) feet whichever is the lesser in height except as pro- vided in Section 16. --. 26. ^ 8.4(2) A side yard abutting on a street shall not be less than fifCeen feet in width except when the established set-back of adjacent lots is less, when the side yard width shall • canform to the established width. 8.4�3) The following minimum requirements shall be observed subject to the additional requirements, exceptions and modifications as set forth in this Section and Section 16. Front Side Rear Dwellin� Lot Area Lot Width yard Yard* Yard 1 family 6,OQ0 sq, ft. 60 £eet 30' 8' 30' 2 family 7,500 sq, ft. 60 feet 30' 8' 30' --� * All such lots shall provide two side yards, however, if such lot is not accessible from an opened rear or side public alley or from a public side street, such lot may provide one yard of not less than six (6) feet and the other not less than ten (lU) feet. � 27. __ �______ ______ _ _ ^ , �, r 4 � SECTION 9 R-3 ONE FAMILY (TOWN HOUSE) RESIDENTIAL DISTRICT Section 9.1 Permitted Uses 9.1(1) Any use permitted in Section 7.1 and as regulated therein except as amended herein. 9.1(2) Two family dwellings 9.1(3) One family town houses subject to the following: a) A townhouse is a single family building which may have one or two stories. b) The structure containing a townhouse shall have three (3) or more dwelling units. c) Townhouses shall be separated from one another by a party wall except for the terminal walls of the structure. d) The structure containing townhouses shall conform to all yard regulations. e) The structure for purposes of applying Section 4.4(2) shall be the principal building. f) A fire wall shall be required between each two units. g) All driveways and paricing areas which accommodate three (3) or '� more cars shall be surfaced with a permanent hard surfaced material. 9.1(4) Churches provided the principal building is not less than 25 feet from any property line. 9.1(5) Farks and playgrounds provided no buildings are located less than 25 feet from the lot line of an abutting lot in the "R" District. Section 9.2 Conditional Use : Within any R-3 One Family Town House Residential District, no structure or land shall be used for the following use except by special permit. 9.2(1) More than one principal building on a single parcel of land. (Community Unit Flan) . Section 9.3 Permitted Accessory Uses within any R-3 Use District 9.3(1) Private garage, parking space, carport for passenger cars and for one truck own2d by the occupant not in excess of 7,000 pounds gross capacity. 9.3(2) Home occupation. 9.3(3) Nameplate signs for residence not in excess of two square feet of surface area per side except residential buildings of three or more units may have six square feet of surface area per side. --.� 28. �` ` � . { � , Churches, parks and schools may have nameplate signs up to Cwelve (12) square feet of surface area per isde. Nameplate signs and yard lights roay be located within the front yard but not less than five feet from the front property line. 9.3(4) Buildings temporarily located for purposes of construction on the premises for a period not to exceed time necessary for such construction. 9.3(5) Gardening and other horticultural uses. 9.3(6) Decorative landscaping. 9.3(7) Private swimming pool, provided that such pool is adequately fenced and located not less than 15 feet from any lot line. Section 9.4 Lot Area, Width, Yard Requirements and Heiqht 9.4(1) No residential structure shall exceed a height of 2 stories. 9.4(2) A side street lot line shall be not less than fifteen (15) feet. ,,,\ 9.4(3) The following minimum floor area requirements for all dwelling units in the Ft-3 One Family Residential District shall be: (a) 1) Each efficiency apartment shall have not less than 520 square feet of floor space. 2) Each apartment or duplex unit having not more than one bedroom shall have not less than 600 square feet of floor area . 3) Any attached, detached, or apartment dwelling unit having not more than two bedrooms shall have not less than 720 square feet of floor area. 4) Any dwelling having more than two bedrooms shall have 700 square feet of floor area plus at least 120 square feet in addition thereto for each bedroom in excess of two. Lot Area Lot Width Front Yard Side Yard Rear Yard (b) Single Family 7500 sq, ft. 80' 25' 10' 20' Two Family 7500 sq, ft. 80' 25' 10' 20' Multiple Family 7500 sq. ft. 80' 25' 10' 20' (c) Lot area per dwelling unit (1) Three (3) times the minimum floor area required. ''`� 29. _ _ -� • . � � I '� ' I __..---� / 7 '� � ... ' I . ' � � i P ' • / . . . .: ' i .. � ... r l, .. I . � r_�..^ . • , V I � _.. . . - , I � �-_�__� � � � • �'� � : � . y, � � � !----�. . :. ..:� . �'� , -_ �� , ! . �.--J ..... . :..�_i , . . , , ., ' , ....... .-, . . I . I J . . . . _. _ �. . � : � �� :� a . ;. . � i..� , , � . : __ ,..—.. —._..�.�,. �„: . . :� ,:.:,�_- –� . . . : . .� . . ; _ . -�.. I'■+�� i ,.. . �• /�. .. ��,.. i.. � � ' ��.�+� � J �y .. � - �� `{ t. �: <� �' ; ! i.t.f.�i :i� �. .' ,,:M1 .�,;,�,:� � • . �` �_ ' ��1'; ��.� l,i�i . s��r;'�y�.. .r.�; . �. I : ; if� t ! '��T� _ .� � r ..,r� � �;:�; � � r--,J�:.f #' ' ' � 1 ''� {( I . T ' t-{ �� xr�-r �. �E I ��• ; �� ' � E�f 1,�;/� , t��! l7-��'��l��T � '-- _ f,•F : �.r-� �.. \r n�fj� �Tf � i � �`'�. =i ;i��r . - � r ■.�, i� : �� i � : . .# li -l:�:�i� t� lf: . �� L_, i� � _:�.� �i �e� yt T..� it� - � �; p'!�.ffP � � .* . I r�! • �.��4.�w-., _•I�i�l��i��► �� ■ � ...� ��' . � v..�l .. . .. . i . � �� —�—�� A� ;�'I��I�t1+A 'I �'�.,� �' ,'�j- � a .f+ . � � � �� jTi � �. , 1 � - � � . r: a * .♦ � t ./ � � :1 r� 1 11•—•� . I��i11�j�1f �,.r• . � . .�. .I �-u,, = �C�.:'��,=.i •�' ,/��,� � :i � ; , :�, i : _ F. . ' ,. .. � � . ��;� .�;� �� ; � c..---- _ .•.F-_._,,,..._ .._.._.�--- �------�- •i...�. .. L•� � � � � � r � �: . � � � ' _ � . � �� _ I ' : : � � i . : '� -L: - -- f � � � � � . - C!� .. � �: : ��:� I LAN D USE MA P � � •. � � � :� :� . I .� � �; . •�si,^ � , i. I Ht:SIDE:NT1Al. -� �� ''� �.}� :.r{� . � I . ' - .... I�: :�1 :."*1'•{�;..�a�..._i a�c. 1 . . . ' � r��'r�rr♦ 1 . � I . • • : - r�i�iri��ri�� i '_: .�. �� I I • 'ti"' ''i +� I COMMERCIAL ' - I 4 I fMO��lwa � - I ' � I INDUBTRIAL _ _ I _ , � , _ � ' I PUBLIC • INBTITUTIONAL _ � �� , a.u.a.n . I : ao�i aou..0 _ � �.....,�. �..o . .�a � . _ „�.,.�.,o� _ `.___�_ .._. �-� . ...., : . 9YMBOLB � o.e�s.o� ' •vo. ^�<� •w o� �nus o I � HOPKINS� �it.nsr:r�Nc�o��siv .ii�vrsu�a / � . . ,/ gi � � � ��'1 HOPKINS PRELIMINARY PHASE I - POPULATION ANALYSIS �-. JANUARY 1964 �� ACKNOWLEDGEMENTS CITY OFFICIALS Mayor: Donaid J. Milbert Councilmen: John F. Hanley Robert Harri�nan Charles L. Heuser Henry Pol:orny, Jr. City Manager: Richard Brubacher City Engineer: John Strojan Building Inspector: Clinton Blomquist City Attorney: J�seph Vesely CITY PLANNING COMMISSION � Chairman: Howard Sundby Donald J. Milbert Henry Pokorny Sanfred Gustafson Paul Stannard A. G. Larson John lialecha PLANNING CONSULTANT Midwest Planning and Research, Incorporated 1005 West Franlclin Avenue Minneapolis, Min�iesota 55405 The preparation of this report was financially aided through a Federal grani, 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. � f! _ \ PREFACE This report is Part III of a four part planning report designed to provide basic data and analysis necessary to the preparation of a General Development Plan for the City of Hopkins. Each pari of the report is to be prepared separately and released ior discussion pu-rposcs at intervals . Following the completion of all four parts, they will be combined under one cover. The four parts of the Planning R�port are as follows: Con�prehensive Plan Reporc No. 1 (Basic Studies) Par� I. L�nd Use Analysis Pari II , Housing * Part III . Population Part IV. Coinmunity Facilities The four parts of the report are conside�ed as b��sic studies for the purpose of providing a sound ioundation for making plans based upon an inventory and analysis of existing conditions and past trends. Such knowledge is �ssential to the process of estimating Future trends and needs as related co the community planning process. Other planning reports to be prepared as part of the current planning prograr�� are as follows : /� Comprehensive Plan Repor� No. 2 (Basic Studies) Part I. Economic B�:se Part II . Business District Study Comprehensive Plan Report No. 3 (Basic Studies) Part I. Transportation Pari: II . Utiliiies Comprehensive Plan Report No. 4 (Goals, Standards, and Plans) Pari: I. Goals and Standards Part II . General Developr��nt Plan Comprchensive Plan Report No, 5 (Effectuation) Subdivision Regulations CoiT,prehensive Plan Report No. 5 (Effectuation) Zoning Regulations � * Report contained under this cover. � � '� TABLE OF CONTENTS Pa�e PREFACE INTRODUCTION SUMMA RY I. PAST TRENDS ------------------------�--------•-------------------�- 1 A. Growth and Distribution -------------------------------------- 1 B. Factors Influencing Change ------------------------------------ 1 II . POPULATION CHARACTERISTICS --------------------------------------- 5 A. Age and Sex ---- ---------------------------------------------- 5 B. FGn�ily Size and Fertility ------------------------------------ 5 C. Marital Status ----------------------------------------------- 5 D. Occupation --------------------------------------------------- 6 E. Income --------------------------- -------- -------------------- 8 F. Education ---------------------------------------------------- 8 G. Miscell�neous ------------------------------------------------ 9 � III . FUTURE POPULATION ------------------------------------------------ 10 � A. Nuniber of People --------------------------------------------- 10 B. Distribution ------------------------------------------------- 11 C. CharacteYistics ---------------------------------------------- 11 D. Needs ------------------------- •------------------------------ 11 List of Table.s and Charts Tables page l. Population Estimates - 1962,1963 --------------------------------- 2 2. Population Growth Trends ----------------------------------------- 2 3. Future Population Estimates ______________________________________ 3 4. Marital Status ----------------------------------------------------- 5 5. Population Characteristics ----------�••---------------------------- 7 6. Occupations ------------------------------------------------------- 8 Charts page l. Metropolitan Populaticn Exp:;nsion -------------------------------- la 2. Population Trends 1930 - 1980 ------------------------------------ 3a 3. Population Pyranid ----------------------------------------------- 5a '� Age-Sex By Enumeration District ----------------------------------- 5b 5. F�mily Size by Enuneration District ------------------------------ 5c .� b. Marital Status by Enumeration District ---------------------------- 6a � PART III . POPULATION INTRODUCTION Since �ae are planning for and with people, it is necessary to have an understanding of the nunbers and types of people which inhabit the planning area. The population characteristics of the Metropolit�n Area as a whole as w�ll as those of the local City �:�ust be analyzed du�l�o the f�ct that Hopkins is an integral par� of 1 larger urban coriplex. The relationships between population, housing, land use, community facilities, transportation, econom,ic factors, and other eler.�ents uf urban life must be established to provide a reasonable basis for n�aking projections of future planning needs. None of the aforementioned elei:ients can be analyzed separately without consideration for the others since all are interrelated with each affecting the other. The use of population data and analysis is extremely iraportant in the planning process . For example, population projections are required in order to estimare �he probable needs for school classroom space in future years . Population characteristics such as family size and age structure must be studied to ��etermine future needs ior housing, recreation space, churches, and other elements of the civic environment. The inter-relationships between the various basic studies can be illustrated by pointing out that population ^ projections cannot be r.�ade without a knowledge of economic considerations such as employmen� opportunities, the amount of land available for future t-iousing, and other equally significant i'actors . It is ir.�portant here to note that population studies and the other phases oF the local pl�nning function must be related to those of adjacent comr:unities and the Metropolitan r�rea as a whole. This need is illustrated hy the fact that a portion of the population in Hoplcins will utilize the services and facilities (shopping, c�: .ploy�:ent, parks, playgrounds, etc.) of ��ther conr��unities . Lilcewise, Hopkins can expect to be infiuenc�d by population in oth�r cor��r�;unities . For this reason, local planning cannot bc geared solely to the needs and desires of the City's residents. The case for coordinated planning and inter-governmental cooperation can be illustrated by a hypothetical case in which one suburban cor:�r:iunity develops a park system adequate to serve its residents b�.it is none-the-less inadequate due to �,ver-use by non-residents from neighboring suburban areas lacking a park system. �1� For Metropolitan �rea population characteristics see: Metro�olit4n Population Study, Parts I, II, and III by the Metropolitan Planning Cor.�mission. �"� � SiJNIl�IARY (1) Based upon analysis of existing and past population trends, land development, and other factors, it is estir:�ated that the population of Hopkins will increase fror,� approximately 12, 700 persons in 1963 to about 14,500 persons in 1S30; this is an average increase of less than 100 persons per year, (2) In the future, as well as in the past, population growth in Hopkins will be steady but occur at a slower rat� than various other suburban cor,munities in the surrounding area, ' (3) Population chlr�cteristics such as occupation, incone, educatior�, and age groupings in the City exhibit �raits similar to those noted in the larger central cities and also the r�pidly "rvwin„ suburban areas. This is in contrast to many suburban conanunities which have very few popul�tion characic:ristics in cocYu��on with the larger, central cities . (4) Prior to 1980, it is likely that the City will reach a point of population "saturation". That is, nuch of the available vacant land will be developed and the population growth will stabilize or even begin to show a slight decline. ,� (5) A very large proportion of future population growth will result fro�� apartment construction. (6) The age structure is undergoing significant changes such as: (a) fewer persons between the ages of 20 ��nd 44; (b} increasing proportion of persons over 45 years of age; (c) fewer pre-school age children, and (d) increasing proportion of junior 1nd senior high school students, (7) Whereas the priinary problem associated ��ith population in the "typical" suburban situation is that of providing additional classroom space for an ever increasing number of elementary school age children, the prinary problem in Hopkins is becoming one of providing social, recreational, housing, and other needs for persons in the older �ge groups including those in the retirement ages. This means th�t the planning problems are becoming more similar to those found in the large central cities and outlying farr:� con�unities rather th��n those cor.;mon to the newer suburban communities. (8) Due to changing conditions, a continu�l re-evaluation of community goals, objectives, and values will be necessitated by a pronounced shift from a suburb4n growth to a mature, established community situation. --� ''@ I . PAST TRENDS A. Growth and Distribution Trends The City of Hopkins is located in suburban Hennepin County; this area has experienced the largest population growth since World War II with no other Twin Cities suburban area of comparable size experiencing growth of such magnitude. Because of the area involved, the pattern of non-residenti�l development, and local topographic features Hopkins has not grown at the sar.�e rate or to such magnitude as sone of its neighbors. Prior to 1945, population growth in Hopkins was quite linited; since 1950, the City has grown at a.n average rate of approximately • 400 persons per year as cor.�pared to increases of over 1,000 persons per year in Edina and Saint Louis Park. For nany years, the dor�inant trend h�s been for the Metropolitan �re1 to expand outw;rd with the i_;ost �rcr.�unced ex�ansic�n occurrznn north, west, and south of Minne�.polis, If a hypothetical line were drawn outward fron Downtown Minneapolis pointir.g in the direction of the most predominant urban expansion, that line would pass through or in close proxi:�ity to the Cit;� of Hopkins (see Chart 1) since the location of that single line would be influenced by both the westward and southern suburban ex_pansion. By compa.rison, the growth �-�, in other directions has been less dynai:ic, Within the City, a graphic illustration of population distribution can be obtained by viewing the r�ap showing distribution of dwelling units in Part II. Housing. In the past, the population has tended to concentrate in a one and one-iourth t:�ile wide area extending east-west through �he central pari of the community; this area of population grow�h can be roughly described as the area between Highway 7 and County Ro�� 3 . This �rea has also been the location of the n;�st concentrated non-residential urban uses . Population growth in the northern and southern portions c�f the comnunity has been at � co��parucively slow rate and of a more "spotty" or sccctered nature. There are four COL1i.lUT11t1C.'S bordering on Hopkins; the combined population of the five co�:n�unities was app:-oYir�ately 118,000 persons in 1962 and about 122,000 persons in 19b3 (as shown on Table 1) . A circle with a five mile radius drawn froi}� the center of Hopkins will encompass approxiir,ately 125,000 persons or r��ore than 30,000 dwelling units. By 1980, this circle representin� about 78 square r.�iles should contain over 187,000 persons or nearly 47,000 dwelling units . B. Factors Influencing Change Various factors that have influenced growth and change in population distribution in and near Hopkins are discussed more completely in ^ the Land Use Analysis and Housing reports. In general, population growth and distribution within the City of Hopkins has been influenced t o� a6od p,��sa(�u � � NOISNt/dX� �, � SNI �IdOH N011�llndOd Nd1170d02113 , :� . , � � � � : � � �- � ' �_ ��_--� ■ . ' �. � ,, , " _ � = 3„�, o �� j � , ; �f� �;� , ; s3itNno�-------- ' ,, - � � � ��;" �?(� SdIHSNM01--------- ;� ; ;: � � �.. / J - S3111�ddI�INf1W - ---- - �:.? : ` ' :: � , � l J� . 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C l f � ��/� iJ ; ;� � � � �;� r1 f i �� I ' � , � t � • � . , - ; , , J � ;�� , f� ��,_ '� , � \ y ( -� ; 1A71, , \ ' � r t� � i � �� o S ,. r�. �__ "«!� � l d � L ` V A N O N � _ �\ � '`"�' i � ' � 1 � ��;; � 5��' �� . , v � ,.... � �_ � � �ti � � ; , r- � . , _-� y r_� , ;� , \\ � � , - -�----------- -- --- - - i-- - :,-' �---- 1 �� _ � .� � —r l�� )+ '� n "' 11' " .i 4.. � ' .. I ' I v � \ *� • . � � ^ '_' �� s :1 :� . ` _Y _* �' r,�: \ �4-- -- ------ ---- — F ; i I � - �, � j I j ! L F F � I ` � �'�J �� i��t ,� ; --L, r�� _ ,�i o j � r �� - -- --�----- ' �° � ' , � ; � r —,- � L �-- �' I 00�'8 Z � � 1 ' ; � � ' � � --- � � � ,�. I 9L S�6 � � ` ` Y' � ___. � i ::�.. _ l J I \ � / I , i � f : .. _ L_.--- � l....... ' ___'___'_____" '__ ___ _ � l i •, 1 •- �-�--- _ ____'__"__'__ �__"_ I �L � � I � � � �t � r . . .. ...:... -:.: _ I �! � �, �„� � � t. � � ' I -----�-�- -- 1 � ,t' -_ , � � , � �� i� �� -� �� , ' � , I � , c; I I ( , � � ::.. �� . . �. � � � �-- '-------� --- ---- � � , � I �� \ i . fq �: l C� . r'7 . ' � ., I �- �_J I .- a c � � ._c� ' �.i.r�. �" f' ,� T -' - ' - � � \ _ i � / i 3; ;--,_,� - � ��,. � � . � � � , �;,� , � � ; I - -, � � -- - ' --- - - -- -- � � ( ' -� � �� \ 4_ , � • :, � r.. � �� l "' 1 i � � ` __L_____ . 1 . . / / f�__.� ;.• ` _-__-___ ____ �\f: ___ 1. � �� . � /^,�` ¢� � / � / ' �, .�\ �r J�______ _�_ _ --T� . - \ �"�� I �. � i � � r - � ` ' i � r. I I J, � ` /I ' _ _____ � ._ � ; __�. � , i i ' , _�� . �' 1 '- '� i i �\ �� t,•� � • � � � � � I / ' ` \ \ y� r� . _ � • .. '- ,� .. —: � ✓ � /!. i ��, � � �., � .� -. . , � , � ..,.. . .::z�. _ ' ' '" 1�_ � . 4'��"'� • ..�..� __ .. �-- � to a great extent by both internal and external forces . In con[rast to the "typical" suburban situation, population growth and distribution in Hopkins was influenced primarily by internal forces such as the existing industry prior to 1940; following World War II, however, the multitude of forces affecting the entire Metropolitan Area exerted a much greater influence on Hopkins . Table No. 1 Population E�timates Hopkins and Adjacent Communities 1962 and 1963 � Population Community 1962* 1963** HOPKINS 12,242 12, 700 Edina 31,834 33,300 Minnetonka 27,382 29,000 Saint Louis Park 45,390 46z400 TOTAL 11 u,�4� 12I,4�1J Sources: * Research Bulletin No. 1, T�oin Cities Metropolitan Planning Commission, 1962 '� ** Midwest Planning and Research, Incorporated , Table No. 2 Population Growth Trends Hopkins and Selected Areas 1930 - 1963 Popula�ion Percent Increase Area 1930 1940 1c50 1960 � 1963* 1950 to 19ci3 HOPKINS 3,834 4,100 7,595 11,370 12, 700 n7 Minneapolis 464,355 492,370 521, 718 482,872 472,500 - 9 Edina 3,138 5,$55 °, 744 28,501 33,300 240 Golden Va11ey 1,326 2,04.8 5,551 14,559 1fi,000 225 Saint Louis Park 4, 710 7, 737 22, 544 43,310 46,400 105 Minnetonka 4.,601 6,466 11,896 � 25,037 29,000 144 Hennepin County 517,685 568,899 676,579 842,854 890,000 32 Metropolitan Area g13,000 1,000,000 1,185,000 1,525,297 1,650,000 40 � Population as of April 1963; estimates bv Midwest Planning and Research, Incorporated As noted in the historical aspects of land use in Hopkins (see Land Use Analysis report), population tended to cluster near the commerce and industry along a belt bordering Excelsior Avenue prior to 1940; since 1945, the population .-.. 2 ,."� growth has occurred primarily to the north of existing residential areas north of Excelsior Avenue. Population expansion south has been rath�r lit7ited due to the limiting physical conditions such as pour drainage . Table No. 3 Future Populacion Estimates Approximate Percent Increase Area 1950 - 1980 1970 1480 . HOPKINS 13,900 13,000* 13,90U 14,500* Hennepin County 40 1,052,600 1,180,500 Metropolitan Area ti3 1,956,600 2,510,000 Edina 70 48,400 48,400 Saint Louis Park 25 54,100 54,100 Minnetonka 190 37,600 73,200 * Preliminary estimates by Midwest Planning and Research, Incerporated. All others as obtained from various reports by the Metropolitan Planning Commission. gstimates for Hopkins subjec� �.o adjust:�ent based on Coc�prehensive City Plan. Note: Those communities which are indicai.ed as having no gain or loss in ^ population between 1970 and 1980 are considered as saturated. The migration from the large, central cities to the suburbs following • World War II accounted in part for the increased growth in Hopkins both in terms of population and econoriic activities . Beginning in 1940, Hopkins experienced a rather sceady in-migration of persons from other areas; there is evidencc today, however, thaL there is now a migration out �f the City even thouph the population continues to show a net increase. Between 1950 and 1960, the City experienced a nine percent loss in the number or per.sons 20 to 44 years old. It is probable ihat some of these persons moved to nearby suburban communities wher� large housing developments have available low and medium priced homes. A few of the younher families have r�igrated back to the central City of Minneapolis although tr�ere is reason to believe that the major portion of the out-migration is to neighboring suburban comi�iunities . It is expected �hat this out-mi�;ration of persons aged 20 to 44 will continue and other significant trends will be evident; 1. The number of pre-school age children will continue tr- drop or stabilize; 2. The number of junior high and senior high school age persons will increase while the number of elementary school age children will show unly minor increases, stabilization, or a minor decrease; --� 3 POPULATION TRENDS 1930 - 1980 � i,000,000 _ _ � HENNEPIN COUNTY �-- I .�'�..� I ,��---� —" `'— + ,,.��— -_��-- MINNEAPOLIS I I I I I I I I ioo,000 I ' ,�,,,,,,,,��,,,,,,,,,,,,, ,ST. LOUIS PARK I ,.��,,,,, ��'�� E D I N A ♦ .�i �r � � �.. GOLDEN VALLEY , ��. ♦ � �� • ��. . � � �!i � ♦ I � i HOPKINS . �� ! � t,a,soo) to,000 •'�� ♦ � .�i � � I �� ! .,'� ♦ . I �� I I I � I I I .� •�� , I �I'� I I I i,000 • i 1930 1940 1950 1960 63 1970 1980 SOURCE: U.S. Census of Population, MPC Reports, Midwest Esfimates � POPU LAT I ON T REN DS 1930 - 1980 H O P K I N S Z m i n n e s o t a page 3a '� 3. The number of persons aged 45 to 65 will continue to incrcase; and 4. The number of persons in the retirement ages wi11 show a steady increase. Land use analysis indicates tha� nearly all of the vacant land in the City wili be developed by 1980 and a peak population of about 14,500 persons will be evident a� th.^t time. The City is thus entering a period of maiurity which will be char�ct�rized by pu,>ultiti�:n saturation and a greater emphasis upon a change of transformation of land uses rather than new urban growth on vacant land. Population characteristics will becorae more similar to th�se of the central : cities and outlying rural towns and less sinilar to the average suburb. Those primary general traits which characterize the population of older communities include : 1. A gr�du�l decrense in Che nunber of school and pre-school age children; 2. A net loss in the number of persons in the young labor force (ages 20 to 44); 3. A gradual increase in the middle age groups (ages 45 to 65); 4. A gradual increase in the retirement age groups; S. Fewer persons per dwelling unit; � 6. A gradual loss of total population nur.�bers following complete development (u:.ilization of major vacant land areas) of the • community; and 7. The possibility of a gradual d`creasc in the average family income. An increase in the number of apartment structures will tend to slow down some ��f the aforementioned trends but there are no apparent factors to indicate that such trends will be altered significantly. It is also quite likely that problems o� housing for the aged, increased welfare cases, and other popul�tion problems more commonly associ�ted with the larger central cities will become more prominent in Hopkins during the nex� two decades . The primary implication is that thc corn�iunity must consider the probable need for re-evaluaL-ion of iLs goals and values as will be necessitated Gy a pron�unced shift from a suburban growth to a mature, established comr.�unity situa�ion. The emphasis will become one of change rather than new growth. "'� 4 V I �f I '1 II, POPULATION CHARACTERISTICS A. Age and Sex As indicated by the popuiation pyraniid (Chart 3), the age and sex conposition of the population in Hopkins was very similar to suburban Hennapin County in 1950; but changcd b�tween 1950 and 1960 to become less sir�ilar. The prim�ry changes occurred in the age groupings with Hopki.ns showing losses in the pr�-school age groups and p�rsons aged 20 to 44; riore rapidly growing suburban areas showed increases in these groupings . The age composition of the population is undergoing a definite change and the trends established between 1950 and 1960 , are likely to continue with sor:�e becor.�ing even more pronounced. The basic chang� is that of a gradually increasing average age of the total population. Al1 age groups are rather evenly divided between r.�en and women, although there have been substantial decreases in the number of �•�omen 20 to 40 years of age; the total number of women 14 years old or wer exceeds �h:� number of males in that age group by about 400 persons as is typical of the entire Metropolitan Area in which there are about 94 males for each 100 fenales . The declining number of wonen between 20 and 40 years of age is due primarily to the out-migration of young married persons and single wor.�en seeking eiuployment in the large.r central cities. The general conclusion to be drawn fron a study of the populaticn � age and sex is that the age structure is undergoing a significant change characterized by a gradual aging of the population. Whereas the primary problen associated with age structure in the "typical" suburban sii.ua�ion is th�t of providing additional classroom space for an ever increasing number of elementary school age children, the primary problem in Hopkins is becoming one of providing housing, social, recreational, and other needs for persons in the older age groups includin� i.hose in the retirenent ages. B. Faroily Size and Fertility The average family (as measured by av�rage nur.iber of persons p�r dwelling unit) contnins fewer persons than the typical suburb but more than an average fa�ily in Minnc�polis . One reason for the smaller than average fa�nily siz� in H�pkins is noted in the fact that th�r� are only 489 children under five years old per 1,000 women 15 to 49 years old as coi;�pared to 636 in Minnetonka, 1,040 in Coon Rapids, and 1,112 in Circle Pines . Al1 indications are that the 1970 population census will show a drop in the average number ot persons per dwelling unit due to the changing age structure and an increased number of apartraent units . The proportion of the total population caith school age children is likely to experience a gradual decrease and contribui:e to the decline in the average number of persons per household. � 5 AGE - SEX DISTRIBUTION '� HOPKINS � � �_ = �s � t��r�� ' Senior Citizens _ - _ � - 55�-64 increase _ ��"`" Mat re Labor Force 1950-1960 - 45-54 _,J„ ��,,,,,,c .�......� .�.�..._.:��, , 35-44 decrease ��y �� '�� Young 1950-1960 �3-�4 Labor Force - �,,.� ,,,,� ��. � ,..,�� _ I _ f3-�4 _ ' ' �� --��--:,�� _ �_�� = School Age uNn��t 5 Pre-School „ ,,,,,� „�., I male female `' SUBURBAN HENNEPIN COUNTY 12 10 8 6 4 2 0 2 4 6 8 10 12 percent of total population .�► POPU LAT ION PYRAMI D H O P K I N S 3 minnesota page Sa � � ,� r ,. ,o o ,o ; 898 73 �o o io so io e io so 1730 1261 io o �o 1477 1107 io o to io o io 0 io o �o " 1650 1091 �o o io 510 io o �o 325 io o io �o o �o HOPKINS TOTAL MALF FEMALE 63 i OVER SS-64 45-54 1085 as-aa 13-34 � 1S-Z4 5-14 UNOER S 10 0 10 percent of fotal pop�iafion 10 0 1p total population: 11,370 ...�. SOURCE: 1960 U.S.CENSUS OF PppULATION AGE - SEX DISTRIBUTION H O P K 1 N S 4 BY CENSUS ENUMERATION DISTRICT m i n nesota page sb _. , . ...,s,— , 9 � 2.52 2.98 , . . • - � : _:. _:� .. , .: � _.. .. _ . , . . �, r _ �., ,. -a...,, , -- . �, ;�.,. .. . , , _-- �: .. , �, . .. . .. : . ._ . . , , ... , ._. . ._ t . . . �:_ - � ,.. w . � �`4� . , 3.85 3.40 3.42 3.85 3.03 � . .r. .. _ _ �-��; , a ... - - ,�+�.�a.�:l��:• . _ , -� � , - , • ,_, . -- 2055 2.80 4'�� 3.56 : ,_�_ ._ _.._ _ _ . _ -� .�;�.-�;�:��,��, _ -� .�_ ,� - �` - - ,� �� - , HOPKINS TOTAL 3.56 persons per dwelling unit i� 4.46 i � �� SOURCE: 1960 CENSUS OF POPULATION t' FAMILY SIZE H O PK I N S 5 BY CENSUS ENUMERATION DISTRICT m i n nesota page 5c -� C. Marital Status The marital status of the population in Hopkins is summarized in the following table: Table No. 4 Marital Status Hopkins 1960 Married Couples 2,659 With own household 2,644 With own children under 6 992 ' With own children under 18 1,772 With husband under 45 1,413 Persons Under 18 Years Old 4,404 Unrelated Individuals 611 As is the typical situation in most suburban areas, the great majority of the population over 18 years old is married with only a very small proportion of the population being over 21 years old and single. This is in contrast to the larger central cities which have a larger proportion of widowed, divorced, and other persons not living as married couples. The number of such persons over 50 years old should gradualZy increase in Hopkins. The number of single persons in , _ � the immediate post high school age groups should not show a significant increase as it has in the large central cities. Within the foreseeable , future the population of Hopkins will continue to be composed primarily of families rather than single persons over 21 years of age. D. Occupation The way in which people earn their living is often a very good general indication of their probable values and goals as related to community devel�pment when �he population is considered as a group. Although employment and occupations will be considered in greater detail in other planning reports, Table Nc. 6 is presented as a c.:�.:p,�rison inciicativc cf the .�eneral cci.�i usi,tion of Che lubor fcrce ir� H:;;lcins. As is the case with most cther Population characteristics, the general occupation comparioc;n. indic^tes th:t the people in Hopkins exhibit traits similar to the larger, older central cities as well as the newer suburban area�. Fur exa.:ple, the percentage of persons employed in manufacturing is comparable to the Metropolitan average but higher than that found in suburban communities such as Edina and BloamingCan. On the other hand, the percentage of persons in white collar occupations is higher than that noted in the central cities and the Metropolitan average but below that found in the newer suburban comu�unities also exhibiting a higher level of education income, and the like. � 6 a; -•. 11s � ii.a ' �os�� a� ♦ 9.3�� \ 78A B1A i 13.1 � \ `\ b�0 18.9 � 68D \ �A � 9A � 53 -- - ` 1099 � �s.a ie.a �zo . � n.a `� n.s� 698 71.Q 40b i 5.6 �� 866 m� 995 ; �.o .. 19.8 13.2 1 `�� ` 65.8 � 659 � ias + a2.o ` 13.4 T3.6 IZ�Z � � 11.4 `� _,� `__, i S9t �s.a n.a 232 186 HOPKINS TOTAL female SINGLE �—� PERSONS is.a 17.7% . � 9.S� �� mole 11.53'0 � 74.� 70.8% 632 i MARRIED population 14 years PERSONS ond over: 7433 � SOURCE: 1960 U.S. CENSUS OP POPUlAT10N MARITAL STATUS H O P K I N S 6 BY CENSUS ENUMERATION DISTRICT m i n n�sota page 6a � � T ie No. 5 Characterist_ C oi the Population � Hopkins and Select2d Areas . 1960 Place�� _ _ �opulacion Characteristics Hupkins Henn�pin Cc. Metro Area Suburban St. Louis Park Edina Minnetonka TOTAL POPULATION 1950 7,595 676,579 1, 151,053 - 22,644 9, 744 - 1960 11,370 842,85�� 1,482,030 586,922� 43,310 28,501 25,037 Percent Increase 50'/, 25`/ 29% 279'1* 91% 193'/ - NUMBER OF HOUSEHOLDS 1950 _ 1960 3,245 259,545 440,805 151,11� 1'Z,204 7, 722 6,435 Percent Increase 75.3% 28.9% 30.6'! 255.4%* 8b.2% 176.�+% - Population Per Hous�.hold 1960 3.47 3.1G 3.28 3.84* 3.54 3.69 3.81 MEDIAN FAMILY INCOME 1960 $7407 $6954 $;460(1) $7808 $12,082 $8180 Percent with income less than $3,000 per yr. 8.3% 10.3% 10. 1% 5.2%(1) 5.0% 3.3% 4.3% Percent with incone over $10,000 per yr. 25.5'/0 21.4% 19.8'/ 24.0%(1) 28.6% 61 .5�/ 33.0% Percent Populati��n under 18 years 38. 7"/, 35.0`/0 36. 7'/0 4444.4%* 40.4% 40.7'/ 44.2% Percent P�pulation 18 chrough u4 years 53.6'/, 55.3% 54. 1% 51 .1%* 54. 7'/ 53.5% 51.2% Percent Populai ion 65 ycars and over 7. 7'/ 9. 7% 9.2'/, 4.5'/0* 4.9'/ 5.9'/0 4.6'/, Percent Non-White .4�/ 2,p�/ 1 ,g�/ ,3�/� ,5'/ ,2'� 4% Percent Foreign Born 4. 1'/ 5.3% 4.8�/ 2.8%(1) 4. 7% 3.0% 2.9% Fertility Ratio* 489 5Gb 550 683* 539 468 636 Years of Schoolina Completcd ror Persons Over 25 years of a�e Elementary 1-8 years 1,505 128,546 237,412 75,404* 3,237 1,328 2,215 High School 1-3 years 851 76, 779 136,325 55,040* 3,042 1,460 1,676 4 years 1,824 141,612 239,800 113, 172* 8,473 4,410 3,961 ' College 1-3 yezrs 916 63,340 97,599 47,262� 4,445 4,057 2,426 4 years or r�ore 928 53,257 83,375 39,963* 3, 720 5,349 2,300 Median School Years Completed 12.4 12.'L 12.1 12.4(1) 12.6 13.4 12.6 Percent Completed High School or More 60.7 53.3 62.6(1) 72 .3 82.1 j 69.0 * Children under five years old per 1,000 wot:�en 15 to 4S years old. ** "Urban fringe" areas for all netropolitan areas in Minnesui.�. - Not available . ( 1) Twin City Metropolitan Area. .-� Table No. 6 Occupations Hopkins and Selected Areas 1960 Em�loyed Persons Urban Place Percent In Manuf<:,cruring Percent White Coll:lr HOPKINS 26.2 54.5 rle�ropolitan Are� 26.1 50.8 Hcnnepin County 2�s,8 53.4 Saint Louis Park 23.5 68.5 . Edina 24.6 79.0 Bloomington 24.2 55.8 Minnetonka 25.3 61 .1 Minneapolis 24.�f 50.6 E. Income Median family income in Hopkins is slightly higher than the ^verage in Hennepin County but below that found in such suburban cor.lr�unities as Edina, Minnetonka, Wayzata, SainL Louis Park, and others . Average family incame in Hopkins is slightly higher than found in othcr suburban comr..iunities such as Brooklyn Center, Bloomington, Columbia Heights, Coon Rapids and other suburbs with a rapidly expanding ^ population. Average family income in Hopkins is slightly higher th�n ttie "typical" suburban cor.�munity btit sornewhat lower than found in suburbs taith higher than average housing values , In terus of general suburban average family income, Hopkins shows � median fai�ily income of $7,407 as compared to $7,460 in urban fringe areas for all �.,ctrc,;:olitnr. ::��r,a in Minn�ap�lis . In general, the percent (8.3 percent) of far,,ilies earning less th��n $3,000 per ye�r is higher in Hcplcins than in most suburban communities but the mediln fanily income is increased by the large proportion (25.5 ,.ercent) of families earniilg $10,000 or nore each year. Although the �_;edi�n fanily income compares favorably with most suburban areas, the City does have a problem with 8.3 percent of all familics in the very low inc�.�rae bracket. F. Eclucatiun In terms of school years compleLed, the population �f Ho�kins is quite typical oi ihe average of all p�rsons living in the Twin Cii.ies Metropolitan suburban area. The r.��dian school years completed by the population in Hopkins is 12.�s which is the identical average noted when all suburban areas are considered as a whole. The l�ercent of all persons who have completed high school in Hopkins is 60.7 percent as compared to 62.6 percent in the entire area suburban .� 8 � to Minneapolis and Saint Paul . A comparison with the average level of education for the population in Hopkins reveals th<^t it is representative of the suburban area as a whole, sowewhat higher than th.� Metropolitan Area as a whole, and lower than certain selected suburbs such as Edina, Arden Hills, and Minnetonka . In terms of �ver•-all population characteristics, it has been noted that the Ciiy exhibits traits common to both the older central cities and the newer suburban areas; this neans that the population represents a mixture of characteristics to a much greater extent that certain suburbs such as Edina, Arden Hills, and Minnetonka. As a result, � the avera�e level of education centcrs near the avera�e found in larger area� of comparison such �s the Metropolitan area, the total suburban area, and Hennepin County. It is likely that this ...�re heterogenous population is a benefit rather. than a liability although it presents certain problems in oUtaining a concensus of community values and goals . G. Miscellaneous The City of Hopkins contains a ;reater percentage of foreign born persons than �he typical suburb and also has a sinaller percentage of persons under 18 years of age. The percentage oF persons 65 � years old and over is also greater than in the typical suburban cor:u��unity. In sumnary, the general state�7ent that can be �i�ade concerning the ch�.racteristics of the population in Ho�kins is that the citizenry exhibits traits co�:mion �o both older and larger central cities as well as the newer suburban areas with a sli�hi leaning towards the "typical" suburban characteristics . The rnost obvious conclusion to be drawn is that the population is likely to have a r.�uch wider range or ideas, desires, goals, and inspriations than that found in the "typical" suburb with a more unif'�rm populati �n. � 9 ^ III. FUTURE POPULATION One of the major considerations in the developnent of a Comprehensive Community Development Plan is to ascertain a reasonable estimate of the future population growth that will create a demand for new or additional facilities and services. Such estim�t�s of ruture population must consider numbers, distribution and characteristics in order to effectively ��lan for their probable needs . A. Number Unlike many suburban areas with r�ther large amounts of buildable . vacant land av�il�ble for future �;row�h, Hopkins has a relativcly small supply of vacant land suitable ior residential growrh expansion. According to esti�ai�s by ttie Metropolitan Planning Conmission, Hopkins will reach a point of saturation (i.e. a pealc population) beforc the the year 1980; this is likely due to the limited amount of vacant land remaining available for urban develcPment. Estimates of future population developed as part of the current planning progrzr; substantiate the belief that a s�turation point will be reached �oithin the next 20 years although the ultimate popul�tior may be son�ewhai higher than estir,�aies prepared by the M�tropolitan Planning Cormission. The actu�l population growth will depend, to a great extent, upon local government policy decisions rel�tinb to the install��ion of utilities, nuliiple family zoning, and other r.�atters , �--� • The 1980 population estimate of 13,900 ;�ersons by the Metropolir<^n Plannir_g Commission is only 600 fewer th�tn the 14,500 esLimate developc:d as part of �his study. Other differences noted in the two estim�ites are evident in the estimated daces oL sacuration coith the M�tropolitan Planning Cor��mission indicating tliat saturation will be rezched by 1970 with an iden�_ical populaticn estima�e for 1980. Estimltes raade as ��rt of Che current pl�nning pro�ram place the �ime of saturation as being after thc year 1970 bui, hef.ore 1980. Even if the p�ak population is re�ched by 1970, ir is not likely that it will re::�in static until 1;80; it is more liicely th^,t a slight drop would occur as evidenced by observed changes in the age structure, iaigration, and other factors. In general, however, no dramatic ch�nges are expected and population growth is likely co continue at a rath�r steady but comp��rativ�ly slow pace. Of the population estiiaates av�ilable, they range fro� an increase of fror.� about 2,500 to 3, 100 persons. This means that the population wi11 increase by less than 30 percent during the next 20 yelrs as compared to a probable increase of several hundred perceni, in �nany suburban areas. Primarily, the hi;her estimate fcr future population is based upon '� 10 � the assumption that all of the land available for residential growth will not be absorbed by 1970 and that a great proportion of the new growth wi11 be at higher densities . Unless there is a revers�l of present tr�nds toward a greater percentage of apartment units in new residential development, roore than one-half of all n`w dwelling unit construction will consist of ap�rtment structures . B. Distribution Much of the population increase is likely to occur south of Excclsior Avenue as ii is in this area that most of the vacant land is situated. Major changes in Lhe distribution of population in other parts of . the comr,�unity are not likely due to existing urban development patterns . There will undoubtedly, however, be considerable pressure to erect- apartment scructures on various vacant parcels still evident in the substantially built-up portions of the City. In general, the greatest population density will continue to be located between State Highway 7 and Excelsior Avenue but major residenti��1 growth is likcly to be south of Excelsicr Avenue. Those areas now completely built-up in residential use are likely to have a slighc population loss during the next 20 years as a result of the ch«n�ing age structure thai will result in fewer persons per dwelling unit on a average basis. � C. Characteristics ' During the next 20 years, there will be some rather significant changes in popula�ion characteristics. These can be summarized as follows : l. The average age of the tot�l popul�tion will increase as there will not be a sufficient influx of youAger fanilies to off-set this aver�.ge increase. 2. There will b� a continually incr�asing proportion ot p�rsons over 45 ycars of age, fewer persons between the ages of 20 and 44, fewer pre-school age children, and only minor changes in the total school age popul�tion but an increasing proportion of junior �nd senior high scllool stud�nts . 3. Even iL �ood economic condii:ions.persist, there may b� a slight loss in aver�.;e family income due to the increasing number of aged persor_�, the possibility oi lewer income families moving into older housing, and othcr cau��s . D. Needs One objective of the current planning program is to anticipate some of the development problems which will arise due to the population changes described in this report. Population changes must be converted � 11 �- T ____ � � I � � into educacion, employment, recreational, housing, and other needs that can be expected. The needs of a changing local populGtion must be considered in relation to the needs ��hicii may be evident in adjacent comr.iunities and the entire Metropolitan Area . In so far as is prccticable and fcasible, the provision of educ�tional, housing, and other needs of a changing population rausi: be coordinated on �n �re��-wide basis . For exam��le, school neecls must bc considered at the school district level and recreational needs i�iust be provided with regard given to similar facilities in nearby communities c�nd potential use by non-residents . • In order to respond to the issues and problems raised by a changing population, a coruprehensive plan is being developed for the City of Hopkias . Also, the Metropolit�,n Planning Conimission is preparing a comprehensivc metropolitan plan which will provide a good framecoork for mor•e detailed local planning, In so far as is possible, the co�:�prehensive plan for Hopkins will outline the needs for a changing population and give guidance to the satisfaction of such needs . � � 12 � HOPKINS PRELIMINARY PHASE I - HOUSING �_ FEBRUARY, 1964 n ^ � ACHIVO�:TLEDGEMENTS CITY OI'FICIALS 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 City Attorney: Joseph Vesely CITY PLANNING CONRKISSION �-. Chairman: Ho�•�ard Sundby Donald J. Milbert Henry Pokorny ?,?arner Blake Paul Stannard A. G. Larson John Malecha PLANNING CONSULTANT Midwest Planning and Research, Incorporated 1005 West Franklin Avenue Minneapolis, A'Linnesota 55405 The preparation of this report ��as 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 Uy Section 701 of the Housing Act of �95�+, as amended. � �"� TABLE OF CONTENTS Pa�e PREFACE INTRODUCTION 1 SUMMARY OF FINDINGS AND RECOMMENDATIONS 3 PAST TRENDS 4 EXISTING DISTRIBUTION 7 SUBDIVISION AND AVERAGE LOT SIZE 8 � HOUSING CONDITIONS 10 Physical Condition 10 Occupancy 10 Dwelling Units by Type 16 Dwelling Unit Valuation 16 Urban Renewal 18 Distribution of Substandard Conditions 21 Proposed Urban Renewal Treatment 22 Suggested Program for the Control and Elimination of Urban Blight 22 FUTURE NEED FOR HOUSING 25 SUGGESTED PROGRAM FOR FULFILLING THE NEED FOR FUTURE HOUSING 28 � � LIST OF TABLES AND CHARTS Pa�e TABLES 1. Building Permit Records, 1942-1962 6 2 . Housing Supply by Type 12 3. Age of Housing 12 4. Housing Conditions 13 � S. Housing Condition Comparison 14 6. Miscellaneous Housing Characteristics 15 7. Housing Type Comparison 16 8. I3welling Unit Valuation 17 9. Future Housing Needs 26 � 10. Housing Need Analysis 26 11 . New Housing by Type 27 12. Composition of Total Housing Supply 2$ CHA RT S 1. Building Permit Records, 1942-1962 6a 2 . Dwelling Unit Location 7a 3. Average Lot Size 9a 4. Occupancy Characteristics l0a 5. Condition of Housing 15a 6. Distribution of Dwelling Units by Type 17a 7. Distribution of Housing Valuation 17b � 8. Substandard Conditions and Renewal Treatment 20a Preface � This report is Part II of a four part planning report designed to provide basic data and analysis necessary to the preparation of a General Develop- ment Plan f or the City of Hopkins. Each part of the Report is to be prepared separately and released for discussion purposes at intervals. Following the completion of all four parts, they will be combined under one cover. The four parts: of the planning report are as follows: Comprehensive Plan Report No. I (Basic Studies) Part I, Land Use Analysis � Part II, Housing Part III, Population Part IV, Community Facilities The four parts of the Report are considered as basic studies for the purpose of providing a sound foundation for making plans based upon an inventory and analysis of existing conditions and past trends. Such knowledge is essential to the process of estimating future trends and needs as related to the Community Flanning Process. Other reports which have been published or yet to be completed as part of the current community planning program are as follows: ^ Com�rehensive Plan Report Nc. 2 (Basic Studies) Part I, �conomic Base Part II. Business District Study Comprehensive Plan Report No• � (Basic Studies) Part I. Transportation Part II. Utilities COmprehensive_Plan Report No. �+ (Goals, Standards, and Plans) Part I. Goals and Standards Part II. General Development Plan Comprehensive Plan Report No•5 (�ffectuation) Subdivision Regulations Comprehensive Plan Rep_ort No. 6 (�ffectuation) Zoning Regulations *Report contained under this cover. -� � A. INTRODUCTION Subject matter dealing with housing is one of the more important elements of the Comprehensive Guide Plan due to the large proportion of developed land devoted to residential use in most communities . In most urban areas, the amount of land in residential use will range from 30 percent to over 50 percent of the total developed area with streets and alleys being the second largest single consumer of land. The type, quality, and density of housing has a significant effect upon the physical, social, and economic structure of the community. The immediate physical environment of the home can often reflect the general character of the occupants and when such housing is viewed on a neighborhood or comm unity basis, it can often provide an insight into the charcteristics of the population. A study of housing takes on added significance when it is considered that the majority of public improvements such as streets and schools are designed to serve the residential areas . Individually and collectively, residences re present a relatively large investment of personal capital and quite often represent the major portion of personal savings . The nature of the housing supply should be of vital concern to both individual owners and tenants as well as the public at large . Individual owners and tenants are concerned with the economic value and � residential amenities that can be benefited or adversely affected by the character of adjacent homes , the general quality of the neighborhood, and the public facilities and services available to serve the individual home. The broader aspects of the general public interest come into sharp focus when the facts of tax return from residential areas as compared to public expenditures in and for residential neighborhoods is compared; in general, the "average" single-family homes do not produce a tax return sufficient to cover all costs for various public facilities and services available to the individual home. In common with nearly all american communities, there are areas in Hopkins where less than desirable housing conditions exist in varying degree. It has long been noted that residential blight�l� requires added public expenditures for fire protection, health control, welfare, police protection, depressed property values, and the like as compared to areas of predominantly standard�2� housing. In effect then, substandard areas are subsidized by tax paying non-residential uses and high quality residential districts . The provision of decent, standard housing for all persons and the up-grading of substandard dwellings is the responsibility of the entire community whether � 1� Substandard conditions such as dilapidation, overcrowding, lack of proper maintenance, general unsightliness, etc. � �2� Standard or sound condition. � such responsibility is defended from a purely humanitarian or pointed economic viewpoint , Substandard housing areas arc not created within a short period of time; they are usually the result of many years of neglect. Such neglect is often caused by inadequate original construction, over-crowding on the land, improperly mixed land uses , obsolete design, age of structures, poor access, and other causes . One of the primary functions of the local planning program in suburban areas should be to aid in the establishment of renewal programs designed to assure the maintenance of sound residential areas and to up-grade areas which are beginning to show signs of age and neglect. No one can predict with certainty the future quality of various residential neighborhoods in suburban areas simply because suburban growth is relatively new and only the test of time will provide sufficient evidence to indicate the probable trends . There is, however, cause for concern when it is noted that most suburban expansion is the outward expansion of the large central cities and the centrai cities ali over the nation have experienced the spread of blight through various residential neighborhoods. There is no reason to believe at this time that the suburban areas will escape the eventual touch of significant blight unless local government and private enterprise remains alert. Failure to remain alert to evidences of urban blight could well have serious consequences in future years. Simply stated, the most obvious consequence could be one of increased per capita cost of local government along with �- an erosion of the local tax base. Since urban blight has a tendency to spread once it is established, each citizen should be vitally concerned when evidences of blight occur in any part of the community. The purpose of this report is to present an inventory and evaluation of the existing housing supply and the demand and future need for dwelling units . This evaluation shall in turn act as a basis for a suggested policy and program for: ( 1) fu1fi11ing the need for structures, and (2) for the control and elimination of blight. •-� - 2 - ^ B. SUMMARY This report contains a survey and analysis of existing conditions and past trends in housing with special emphasis upon the existing physical condition and di.stribution of dwelling units. Some of the more important conclusions noted are as follows : (1) Due to the fact that housing constitutes such a large portion of the total land area, it assumes great importance in the process of urban planning as attempts are made to relate housing needs with those of commerce, industry, and other community features. (2) During the past 20 years, the rate of new residential construction has been steady but not as rapid as noted in many suburban communities . (3) Past subdivision for residential use and the distribution of residential areas has been less than desirable in several instances resulting in several problems associated with proximity of incompatible land uses, the provision of public services, and the like. (4) The physical condition of the housing supply is generally good although danger signs exist which could lead to urban blight in future years. (5) New construction in recent years has been characterized by a shift ,� from single-family home development to that of apartment type construction. (6) The market value of housing in Hopkins compares favorably with that noted in other suburban areas . (7) According to the analysis contained herein, nearly 30 percent of the total 1980 housing supply will be constructed between 1960 and 1980; an estimated total of 1260 dwelling units will be added to the housing supply during that period. (8) An urban renewal program of some type will probably be required for purposes of maintaining the housing supply in a sound condition. (9) If present trends continue, there is some doubt that Hopkins will remain a predominantly residential community; continued expansion of commerce and industry as well as quasi-public and public land uses could result in creating a predominantly non-residential community. A serious look at community goals and development policy will be required to ascertain the desirability proceeding along present trends or taking definite actions as may be required to maintain the desirable aspects of residential land use within the City of Hopkins. '"� - 3 � � C. PAST TRIIVDS There have been no basic changes in the type of housing offered the public in the Metropolitan Area since the turn of the century. The only changes have been in numbers, method of marketing, rate of growth, and other such factors . As in the past, the new construction is primarily single-family detached housing. Although there has been a trend in the past five years towards a greater proportion of apartment and town house (row housing) dweliing units . Changes in the provision of n�w housing over the past 30 years have been merely variations of established housing types and marketing practices; some of the more significant changes are as follows: (1) Increased lot size per dwelling unit. (2) Shift from predominance of two-story to one-story structures . Although the two-story homes are again becoming popular. (3) Larger proportion of smaller structures ( floor space per dwelling unit); (4) Introduction of mass production and marketing procedures including more liberal financing to promote home ownership. (5) L�rger proportion of attached garages and more double garages. ,,,� (6) Modifications of architectural style. (7) Increased proportion of multiple units during past five years. (8) Shift from rectangular residential block pattern to curvilinear patterns. (9) Increased rate of construction associated with urban population growth and facilitated by more liberal financing methods and generally good economic conditions . (10) Growth in public, cooperative and condominium housing. As in the past, metropolitan population growth continues to be horizontal and less dense rather than vertical and mor.: dense. This ever expanding horizontal movement of people and their living areas has produced a complexity of urban growth probl�ms in the related planning fields of educational facilities, transportation, utilities , police and fire protection, and others. At the present time, there are no significant changes apparent in the housing trends of the past 30 years. There is very little evidence to indicate that the supply of new housing within the foreseeable future will be subst�ntially different from that now provided. Exceptions to this generalization may be noted in the rowing number of retirement homes, cooperatives, condominium housing�l� , nursing �1� Purchase rather than lease or rental of individual apartment units . +� - 4 - � ( 1) homes, and "Cluster" housing. During the past 20 years, the rate of housing construction in Hopkins has been relatively steady in contrast to many suburban areas that have experienced sharp increases during certain periods. Between 1940 and 1950, approximately 80 dwelling units were added to the housing supply in Hopkins each year. Between 1950 and 1960, an average of abou� 90 units were constructed each year. Since 1960, an average of nearly 125 units have been added to the housing supply according to building permit records . In contrast, many suburban areas experienced very little housing development prior to 1950 but experienced very substantial growth at a much higher rate than noted in Hopkins since that year. In some years , such as 1952 and 1953, all new units were single family homes while during most years, duplexes constituted from 15 percent to 30 percent of all new units . No new apartment structures were built be[ween 1942 and 1950; between 1950 and 1960, building trends underwent considerable change with single-family units constituting a diminishing share of all new housing starts, except during 1952, 1953, and 1954. The most drastic change began in 1955 when single-family units began to show a drastically reduced proportion of all new housing starts . The new trend reached a pronounced peak during 1960, 1961, and 1962 wh�n less than one-third of all new dwelling units were single family homes . In 1962, more than three-fourths of all new dwellings constructed were apartment units . � �1� Utilization of smaller lots for building with cooperative or public open green areas . This is often called "density" zoning. � - 5 - _ � � suzxdog uz a�z�,7p �tm�ad �utpTzng ;a��nos Z9 z5 o gt z96z� ��T 9TT 0 6Z Z96T 65z 9az � 6z og6z 6� o �z Sa 65b1 59 S� �T 9Z gS�Z Z9 oz a� 5a 1,�6T S� zZ +� 6� 9S6Z TTT TT ZT gg SS6T ooz o a g6 +�S6z a6 0 o a6 �56z gTT 0 0 gTT Z�6T �'' �LZ +� 06 Zg TS6T L�z 6 g azZ o�6z T6 0 +�a L9 6+�6z ooT o o� oL g+�6z 66 0 9T �g L+�6z S+�T o 9a 6Zz g+�6z 8� o az 9+� 5+�6T �7 0 0 +7 +�+�6T T 0 0 T �t�6T 8g o o gg a+�6z Z�,ps sa�TTnin� xaZ nQ a� ,z�ea� papp�� s�zun ,�o ,zaquzn� a96t - a+�6T ��.osauu� �suz�dog sa�a��x s��a ��za�zna T '�u 3'Iffb'Z �' � i:.� . . . . �.r.1.`.. � rF � �T.� i�7� '^;,r . ' '.�.'JYIyA�I 'a.'y'7. .l`{�� '�„r.�� 8� 160 140 120 100 80 ^SO 40 20 1942 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 DATE TOTAL UNITS %SINGLE FAMILY °i6DUPLEX °�6MULTIPLES AVERAGE UNITS/YEAR 1942-1950 723 83 16 1 80 1951 -1959 832 71 20 9 92 1960-1962 371 ZA 1 79 123 SINGLE FAMILY � DUPLEX � MULTIPLES - SOURCE: BUILDING INSPECTORS OFFICE,HOYKINS �1 BUILDING PERMITS 1942-1962 �H O P K I N 5 � � II m � nneSOtp � page 6a }--- ---- � D. EXISTING DISTRIBUTION There are seven separr.te r�sidential neighborhoods in the city with each separated from the others by a physical barrier such as a major highway or railroad facilities . (See Chart No. 2,) If Excelsior Avenue, vacant land, a single rail line and other barriers are considered, there are no less than 12 residential areas that are separated by vacant land, a rail line or other physical barrier. The residential areas are relatively sm�111 and widely scattered. Some of the residential areas centain less than 1000 people which is less than that normally considered as constituting a r�sidential neighborhood. In a large, central city - a residential neighborhood is usually defined as an area �f about one square mile, centered on an elementary school, and bounded by thoroughfares . The only concentration of housing in Hopkins that begins to fit th�t description is the area immediately north of Excelsior Avenue lying between the western city limits and �he Gr�at Northern Railway on the east. This "fragmentation" of residential uses and the consequent scattering of dwelling units poses some difficult planning problems . For example, the provision of park, playground, and elementary education facilities within walking distance of every home as generally recommended will be extremely difficult. � The most densely populat�d area in the city is bounded on the north by State Highway 7, on the east by the Great Northern Railway, on the south by County Road 3, and the west�rn city limits, Over one-half the total population is located in this area and average lot sizes are smaller than those noted in other parts of the community. In general , the distribution of dwelling units must be considered as rather undesirable from the standpoint of orderly, well-planned urban development. Certainly, a different distribution would be planned if a new town werc to be built on the present city site; howev�r, since the current planning program deals with an existing situation, the problem becomes one of attempting to correct or alleviate an undesirable distribution pattern, It would be more desirable if the various residential areas were larger and formed more cohesive neighborhoods . In the planning process, a desirable aim is to provide neighborhood services such as recreation space, fire and police protection, and th� like in an adequate and efficient manner. The Ccmprehensive Developmant Plan will contain proposals for the provision of services to existing residential areas and also recommendations as to means by which future residential growth can be guided in a more logical and less divided fashion. � - 7 - ,--� • ' � � ' ' • - :.': - d-y_,—, • • . . . • • . . . ..... , • S ,..,.J � • . ..... •• '• , . .. ......... . t . . • •: . . : . , „� , . .•.f:,.. . . . . . . . . i . . ' . .. ' ' ...... � � � . • . • � � i # t ' . j ' • ' . . . . . : ; . . . � . . . . . . i . . . . : . . . . . . • ' � J ..... . ; � j � ; . . s ! ; i , � , . . . •i . . i i . . . • . . i i � . ... i � • • • . • • . • • • • • � • • '� � � _ : ! • � : : J � � : � � : ' • { _ • : t i : . : ti � f : �: i � . A� � • , , . .. . t • • • • • . . . . � L i . � i = , j . . . ... , � t t S i i = t �7 i . . i • • 2 ' • .... • • • . '.... '... .. : � • .. . • . � . . • ...• � • • . . M . � .:..... . . . . . . . . • . . . . . . I . t � : . �• ♦ . ! i ! . t ! i • . . . . . . . . . • . . ' . . • • • . ,.� ' . � : • . •' f � . . . . . . . . � • • ' • � • • .� , . .�., fin,,"b,'� .� my'a- � .`;... .�°.r;`,�:;^+'. .a:".•.,. {�.,.3it:�C4., �+s, �.r.;�yT"�i..>5h',4�`d� �'•_` �-a�`.��•t?*��'3?�"-'3�' � . . �.r . . . . h'^r .. �=':�� Rv � i . • • , 3 • one and two family dwelling units ' • . : • i . . . . : . . . : . '......... ... • multiple family dwelling unif � • • • total dwelling units . . . . . . 3,3Z8 N � 0 1000 4 3 4 FEET SOURCE: 1960 U.S.CENSUS OF POPULATION, 1963 FIELD CHECK r� DWELLING UNIT LOCATIONS H O PK I N S Z minnesota ppge �a � �. SUBDIVI5ION AND AVERAG3 LOT SIZL Much of the residential area in the City has developed according to what is called a "grid-iron" street and block system. Some of the more recent subdivisions, however, have been developed according to a curvilinear street pattern. The grid-iron pattern consisting of straight streets and rectangular blocks is now generally considered as less desirable than curvilinear platting except under certain conditions. The undesirable features of grid-iron platting are: 1. Generally consumes a larger proportion of land for street right-of-way than curvilinear platting and is thus more expensive in terms of development and maintenance costs. 2. Unless topographic conditions permit, a rigid grid street pattern does not properly respect contours and may result in excessive street grades, poor storm water drainage, and other undesirable features. 3. The grid pattern usually has an excessive number of street intersections and presents more safety hazards. ^ 4. Since most streets in a grid system have considerable continuity, through traffic having no origin or destination within residential neighborhoods may utilize the minor residential streets as a means of travel. Although a curvilinear atreet pattern is nortne�].ly the more desirable t'or platting residential areas, thoroughfares and high`rays ehould not be curvilinear except in cases where curves are required by topographic or other conditions requiring curves. Minor residential streets developed according to a curvilinear pattern are generally the most desirable although they do present certain problems with the two most prominent -'"�- � � being: 1. The curved streets present certain engineering problems, especially concerning the installation of utilities; and 2. A certain amount of inconvenience is intreduced in street naming and numbering systems and the process of finding a particular address as might be experienced by delivery trucks and house guests. --� - 8 - ^ Although there are certain "inconveniences" associated with curvilinear platting, the advantages far outweigh the disadvantages. Three out of the twelve residential areas in Hopkins have curvilinear platting. Considering the arriount of grid-iron platting and "slicin� up" of the Community by highways, large land tracts, and railroads -- the �eneral conclusion is that much of the past subdivision has been rather haphazard and presents an overall picture of less than desirable platting. Lot sizes range from an average of 6,500 sq. ft. (50' X 130' ) in the central part of Hopkins that lies immediately north of the central business area alon� �xcelsior Avenue to an acre or more in the extreme northern section of the City. In general, �;he smaller lots are found in the older section of the City clustered around the business area along �xcelsior Avenue. The relative merits of large vs. sm�ll residential lots has been debated at len�th by persons involved in the urban planning process over the past years since L•lorld �,iar II. The argwnents for large lots are usually based upon a desire to create an atmosphere of spacious, single-family residential areas intended to be desirable places to raise children and present a desirable appearance. Those who favor smal].er lots argue that large lots are expensive in terms of utilities installation, street development costs, and the like and also contribute to "urban sprawl" (lota density or scattered urban development spreading out ever the countryside). ^ In the future, minimum lot size requirements must be considered as a basic policy question to be decided on an evaluation of Comtnunity desires for urban environment. The relative merits of various residential lot sizes as expressed in terms of square feet per dwelling unit must be carefully wei�hed and balanced against the overall development policy of the City. 3uch factors as the avera�e per capita ccst of public services, land use efficiency, desires for physical environment appearance, and many others must be considered. In general, ho�-rever, the basic consideration must be the ability or willingness of the residents to pay the price (private developr�ent and public serviee ecsts) f or spaeivus residential lots. As sho�an on Chart No. 3, the City has been divided into three lot size � categories - small, medium, and large. Areas not subdivided into resider.tial lots (i.e. industry, public, etc. ) were excluded from classification. Area I (Lar�e) II (Medium) III (Small) Average Lot Size 30,000 Sq. Ft. 10,500 sq.ft. 7,200 �q. Ft. Location Northern part of Southwest, Plortheast, Blake i;he City Southeastern School area, and portions of central portion of the City City along �xcelsior Avenue � _ 9 .. . __.__._ , _�_... . .. _ . . . . . -- -- _ _ _ . _ _ . .,.,�. �.. ,. .,. � � 3 ., .. � � . �� ,,� , . . � �� ' � � :� ,;: ��, r ,. �� ,�� ,a V � � �,: �� t'� �'�z�" ��'�J� , . �"�. � � ,fi r� �, � !�..,.S � . r i z,*�. i ? t . . �� r ti L� f � � L q .,r,y .. ' . ,. , .. .. . . - . . _.-_ � i' .: � .... ..... .. .... .. �:k�{?��y�a�a^„', � �� .. . . .. .. � ^� �y��f� .. �1�11 � 3 �� r �, � � z �+'"r •��,'t �+n , . �, _. : . -. � o.. �" ... (�?: . . , � ..�.. 3:.. ... �. .... ��'...... . . .. ,j„.. .._....`it. �. ................... .� residential lot size Oaverage (arge lot . . . .30,000 sq. ft. 3 average medium lot. . .10,500 sq. ft. �:>;i;>;;��it;••:i::;:;;; {"��average small lot . . . . 7,Z00 sq.ft. k�� . .. . ..C' • . �� . . . .:�. ,*..;.-. . . . �i>- a 'i—_�II.+3¢e�i:.L'1•.,. -- .. �.: — ., .,� . >.. . ...._ ., . _ .. . . ..... . . . � _ . . _ . . F':..:. . . � . N 0 1000 2 3 4 fEET i 9' � AVERAGE RESIDENTIAL LOT SIZE H O PK I N S 3 minnesota Pa9e 9a � In order to help assure more adequate and proper subdivision and resubdivision of land in the future, a comprehensive listing of proposed subdivision regulations will be developed as part of the current planning program. Adequate subdivision regulations include administrative procedures for subdivision plan revieo�, design standards, required improvements, engineering standards and specifications, and other features design`d to promote the b�st possible subdivision in the city. F, HOUSING CUNDITIONS 1 . PHYSICAL CONDITION City-wide, the condition of the existing housing supply is comparatively good. As in most of the suburban communities, over 90 percent of the dwelling units are in completely sound condition as compared to 70 percent throughout the State and 83 percent in the Metropolitan Area as a whole . Less than one percent of the housing structures in Hopkins are rated as dilapidated to a degree warranting clearance and less than four percent of the residential structures are deteriorated to a point warranting major repa� s and structural rehabilitation. The location of substandard� � housing is shown on Charts 5 and 8 along with proposed renewal treatment. Although the number of dilapidated units in the city increased by only four b�tween 1950 and 1960, there is evidence to indicate '� that future problems of urban blight may grow more serious . Approximately 36 percent of all dwelling units were built prior to World War II while about 12 percent have been constructed since 1955; this means that approximately one-third of the total housing supply is over 25 years old and potentially susceptible to blight through age and obsolescence. 2. OCCUPANCY Approximately 80 percent of all families in Hopkins live in single- family detached housing as compared to about 70 percent in the metropolitan area as a whole nnd over 98 percent in Bloomington and Edina . About 73 percent of all dwelling units are owner occupied as compared to the metropolitan average 68 percent and over 90 percent in various suburbs such as Edina, Crystal, Bloomington, and Richfield. Typical of the suburban areas, less than one percent of thc dwelling units are occupied by non-whites. T�.e median number of rooms per housing unit compares with the average found in much of the growing suburban area; however, the median number of persons (3.3) per housing unit is somewhat lower than various suburbs which average between 3.5 and 4.3 per unit. �1� Structures deteriorated to a point warranting clearance or major r�pairs and rehabilitation, (See Table No. 6, page 15.) � - 10 - <, ;, � 6.4% 4. �'e' �.�� 9.S°� 74.Zi - . . ,�. . � %}�'� h0.�� g > ; �:',. ,. . .: �: �,•" 5�.7�0 � �'�� ' . . � ; � �." . :- . ..:,.. .. ... . . ,�. ..- .: . ... A ...... 90.5 0 1.6 e .3% , .___.__—= � ,° 14 1°�� 16.6°!, �;,�1Q'9 � --- 1` � 6.5% 74.3'r, 83.1% ` ' 89.R% y �,,w+� � �;4�.0;:.�: 29.5', �y 4.3% .8% i i' bi.0� 1.9% � � �i��c+�� * / '�� 144/, 3.7% � � 1.3% %.9°; 64.7% l2.8%� „a, �� 49J�� 4T.1°•: _ �� 839.; ' \ 3� � HOPKINS TOTAL `y VACANT 2.5% �r., •i, ��y+ 2 4/ 72/ , � � ` ;' ' ��3�,S '� .�, � � � � � ;,�a � �. �. . ;' .�� _ � RENTER 26.8/ � :z� �,.. , ..., . 4Q.4� . i �_ ��__� 70J°% � OWNER / } r SOURCE:1960 U.S. CENSUS OP POPULATION OCCUPANCY CHARACTERISTICS H O P K I N 5 4 BY CENSUS ENUMERATION DISTRICT m i n nesota page ioa � In sumrr:ary, it can be stated that Hopkins has housing occu- pancy characte'ristics that are similar to the "typical" suburb and also ceri:ain characterictics that are similar to older central cities or outlying rural service center towns. � � - 11 - � TABLE No. 2 HOUSING SUPPLY BY TYPE Hopkins , Minnesota 1950 & 1960 Percent Percent Housing Structure Type 1950 of Total 1960 of Total 1 Dwelling Unit Detached 1,288) 1 Dwelling Unit Attached 12) 65.3 2,657 79.8 1 & 2 Dwelling Units, Semi-Detach�d 109j 2 Dwelling Units, Other 326) 21.9 362 10.9 3 & 4 Dwelling Units 116 5.8 94 2.8 5 to 9 Dwelling Units 89) 10 Dwelling Units & Over 29) 5.9 215 6.5 Trailers 21 1. 1 0 0 � TO'TAL 1,990 10U.0 3,328 100.0 Source : Bureau of th� Census, 1950 and 1960 TABLE No. 3 AGE OF HOUSING Hopkins, P4innesota 1963 Year Structure Built Number of Housin� Units percent of Total 1960 to January 1963 348� 9.4 1955 to March 1960 391� 10.6 1950 to 1954 731� 19.9 1940 to 1949 996* 27,2 1939 or Earlier 1z210* 32.9 TOTAL 3,676 100.0 * Not corrected for removals � Source: Bureau of the Census, 1960 Metropolitan Planning Commission - 12 - � Tl�BLE No. 4 HOUSING CONDITIONS General Characteristics City of Hopkins, Minnesota i95o - 1960 1950 1960 Conditiori and Plumbin� Number of Total Number o of Total ----�----�°-- ----- --.. _,.. ---- ------- Toi;al Housin� Units l,99� 3,328 100°fo Sound 3,191 95•9 With all plumbing facilities 1,635 3,077 Lacicing only hct water 59 3 Lacl�in� other plumbing facilities 253 111 Deterioratii�� (1) 117 3.5 lJith all Plumbing Facilities 101 Lackin� cnly hot water - Lackin� Other Plumbing Facilities 16 �-. Owner Occupied 1,�+28 2,367 a oLtnd 2,274 Dei;eriorating 78 Dilapidated 15 Renter Occupied 519 878 S ouna gi�5 Deteriorating 28 Dilapidated � Dilapidated 16 0.8 20 0.6 (1) Included with Sound Units in 1950 Census Source: United States Census of Housing 1950 and 1960. --� - �-3 - � TABLE No. 5 HOUSING CONDITIONS COMPARISON Hopkins and Selected Areas, 1960 Percent of Dwelling Units Sound Place and With All PlumbinQ HOPKINS 92.5 St<�te of Minnesota 70.4 Edina 98.9 Saint Louis Park 98.5 White Bear Lake 95.5 Metropolitan Area 83. 1 Brainerd 76.9 Faribault 77,6 Anoka g1,2 Stillwater 79.3 North Saint Paul gg,l ^ Hastings 73 ,2 Source : United States Census of Housing, 1960 � - 14 - ^ TABLE No. 6 MISCELLANEOUS HOUSING CHARACTERISTICS Hopkins 1960 Percent of Total HousinQ Units Number Selected Occupancy Characteristics Hopkins MPA* Hopkins MPA* Total Housing Units 3,328 463, 110 Family Units in One Unit Structures 79.8 Family Units in Structure Built 'S0- '60 33. 7 With 1 .01 or More Persons Per Room *� 9.9 Moved in During 1958 - 1960 32.0 '. Owner Occupied 72.9 ^ Renter Occupied 27.1 Vacancy Rate Owner 0.3 Rental 3. 1 Occupied by Non-White 0. 1 Median Number of Rooms per Unit S.1 Median Number of Persons per Unit 3.3 Median Value of Owner Occupied Units $16,300 $14,600 Renter Occupied Units - Median Gross Rent $ 105 $ 7$ * Twin Cities Metropolitan Area (five county statistical area) ** Suggests overcrowded conditicns Source : United States Census of Housing - 1960 ^ - 15 - , ,� ,,. _ . . . . � ;�. r,t` �� + :�t�� n ��. �t ��r��„��;��^ '��s��_,x r�rw�';c? a'?t' '� � "� {,: 1.9% 1QpY - - ��.,,� �,,�� ` a �r,�� L�� y��9�� : � � . � + z �r ��:��m� �� '� i�".� g y��'�, �� yq�.;�.'�4 i.t�c�_'s� .x" .i,r:K.' .�3'�^, �t'��' _L a 9R.t% „ ,y• 1.3% 0.3% }p�'� � 2.7% 3J% O.SJ � T7.9"(, 0.2% ,�� 9a.4� � F . i �4'�«A7 93.1!o f�'r.:'�.� .,� � Gx'r,,;ti� t... --� 94.8%6 �'2� .., Q P � ., .S% ;;, 0.8'i 3.8°� 1.4°", 1.2`0 0.2% 9f.37 99.Zf 94.8% 98.6: HOPKINS TOTAL DETERIORATING 3.9% 0.8% DILAPIDATED t.s% ta.iX ,�,,,, e4.�x 9S.31 SOUND �'wa ;� ��r ;; �,� �� SOURCE: 1960 U.S. CENSUS OF POPUTATION ... ., f. *� � �. . ,b�. � . . . .��.. . . .. . �. .:.. .....-.. ., .... . . .��:..: . .: .�� -,t.� . . .. . � HOUSING CONDITIONS H O P K I N S 5 BY CENSUS ENUMERATION DISTRICT m i n nesota pa9e tsa � 3. DWELLING UNITS BY TYPE Single-family homes constitute approximately 80 percent of all dwelling units in Hopkins as contrasted to over 90 percent in the average suburban situation. !� highly unusual situation exists in the fact that there are more persons living in two-family structures than in structures containing three or more dwelling units ; recent construction trends, however, indicate that the number of apartment units will exceed the number of duplex units within the next ten years . As is the case with various other statistics, the number of dwelling units by type clearly illustrates the fact that Hopkins has certain physical characteristics common to both suburban and central city urban areas. The result is a blending of physical characteristics which are neither suburban nor large, central city in nature. The following comparison illustrates this point. TABLE No. 7 HOUSING TYPE COMPARISON Hopkins and Selected Areas .-. 1960 Dwelling Units by Type as a Percent of Total Housing Supply - 1960 - Bv Communitv Arden Golden Metro Housin� Type Hopkins Minnelpolis Hills Fridley Valley Area Single Family* 80'/, 51'/, 98'/, 94% 93% 69% Dup lex 11'/, 17'/ 0.5% 1'/a 2% 12'/0 Multi-Family (three or more units per structure) 9'/ 32% 1 .5% 5'/a 5% 19"/, TOTAL 100'10 100% 100% 100% 100% 100% * Includes trailer (although Hopkins has no trailers) Source: United Statc.s Census of Housing - 1960 � - 16 - � 4. DWELLING UNIT VALUATION The average (median) market value of owner occupied housing in Hopkins compares quite favorably with that noted in other suburban areas. Considering the fact that approximately 35 percent of all dwelling units in the city are at least 20 years old, the median dwelling unit value is relatively high in comparison with cert�in other suburban communities thae have a significant amount of pre Worid War II housing. The average housing value in Hopkins is not, however, as high as noted in certain suburbs of a different character such as Edina, Golden Valley, and Arden Hills . TABLE No. 8 DWELLING UNIT VALUATION Hopkins and Selected Areas 1960 Median Value of Owner Occupied Dwelling Units Location By Community - 1960 HOPKINS $16,300 Metropolitan Are�i 14,600 � Crys ta 1 1�E,500 Golden Valley 21,500 White Bear Lake 15,600 Winona 9,800 Brainerd 9,500 Source: United States Census of Housin� - 1960 As shown on Chart No. 7, there is not an even distribution of housing valuaLion throughout th� City of Hopkins. While th� city wide median value of dwelling units is $16,300, the median values r�nge from a high of $24,800 north of Minnetonka Mills Road to � low of $14,400 in the �rea south of the Minnetonka Mills Road. The median value o ` dwelling units lying generally south of the Chicago, Milwaukec, S2,int Paul and Pacific R�ilroad is about $18,000. Chart No. 7 also shows the distribution of housing values within the three Census Tracts indicated and the effects that thc number of very high and very law dwelling units has on the ov�r all median value for the Tracts and city as a �ahole , � - 17 - '� �.e.. .., .. _ � �. 4,. _ � t12 13 � � 37 � r _ . r ,. � � . � . . �il��.. � ..�� . .. ..,� u �. . . . , _ � _ ... _ � �__ . . .. . .. , rt �' 397 53 297 320 9 31 1 � 326 35 0 : .. __ � � - ,. ' ..-, ,: -- � w�- , . •- • „ .. � ,». ,,,. � ��ir�� , . , . :.� . � . '� 135 � 261 0 0 8 0 3 . , . .. � . ,M �, _ .:,. _ , . -.� .. . - _ .. . . ... . _. .� - :� . .. , . m t . . , � HOPKINS TOTAL TYPE OF STRUCTURES ONE FAMILY Z,448 TWO FAMILY 209 THREE OR MORE 61 524 48 11 ��.. , � ... ;_. > . • , .. .. .. . .. . �„ � �, . � . _ ,�: . _ . DWELLING UNITS H O PK I N 5 . DISTRIBUTION BY TYPE m i n nesota page 17a 5 � e 4 a..4.•�•".�...r."""'T�r...� K� �..';'• _ ,. w��~ � , ,,, � „i'� _ . ' ,,. � i � 1 ""'w � .,, ._ I _ �.� 1. 1 ..r+��"'� � ww�' -� �� 4 � . � .:�a��'j K''. � w.� '��.Sw.... . ��' �.-- . . . . _. . . . . :r� W�c ,.,�,��;�� ,: ��- x -� ,, .�' � � � � � ` .��:��:_e _ ,. , �. � , � : � �` � � � � �� , � ��,�..� � }j•�., �- . � �r�r�4��r . � ;.y,�I : . • �._n=emii-::-! . . .'�-.i . , � � _. � �� ' � � r �� . � � �. T ,�� r��. , � .. '��.�r'+�rrr��rii��t+R�r h .L...l:..� . �. �i A.4�J- t ..�- � +.tiyr ��r ,�t:A�;f��`��.4 ' , � ,r�,a,*w ,�' il��:3��x� y, • ��b.�� } 'A t, �, ;,� ,r • ..�y,6' !�.; ,q�•�t,. � � � �'�+► �.�� $; �i� �� E,. �ii: �-'r . _ � , ... � � � �� Mi�, � �.,�` .. 1 c • / it l � �r �� ' t� i ��tta.�., �z�� + ��,� i k �w��r �� J�� '�� a` Y, � � � 3 .J' ,#`*c ^q �t� . � '� 1 f�� I.Y��. � I { �d. .�'�t ,'i �•-. � �• . . � � _ �ti _�..{.� � �1 ��" �' 1 .'� '�� ? )f.!l( I I k�_�f r ..� {t.:'!. �r �I K n� � � `�:. ��y. ' . .��,�. . � � � 4 j r:v:^i�'i } �, f � �-� �.� k-=t.� .'1 `� ��I t . � . r ., ,_ < < , . . , = s.- .� �_� 4 _�_—� �ry� �«�.� .:� ' �� : - 1 � ' '� $:i � � � � � � .:o� ^.�� A��r ��*n4 yR., � ! 3 �� t _ . ' ` �� _�:�:�._ ��^-�� . . ny.e.�,. r... . . . � - /S�a� . r.� �� t .. qs�� .. �" . � ;j j R.�'*t� �i� �-��3•� � ' nd � � ., � _ ' ��'!� .r�. a ' ° �/. �� }�?�6�a� ... ' 4 �e.�: . � ! � -�� ,�"`'� i '-�`a�t. �� -�'' �� !, � ! ' � �._j,�'� ! � } . � � ,�� w, � "�� } �, ��'.{- � • .�+,r' ! } �� - � .• � ' � . : � � y : f .: ��.':f'�.'.�Tx'"4�L i{'��j� �� '3.�..��-`-a. �_ �.. �.�, •� �Y►� -�r�#Mrtyir��r�a�� •r'r�Lirlrr,. ? , ` . a�1 �l�� ..++'.S. {". M �:� �_ �• ��.��`J � � . ��.. y� , ; t� ._.ti��►i�r��r�� "��. � f, �� L". � ac 1 � i�: . :iE`: . i� ?.., .. :f , ��~.. � �_..: . �, . , . .y' �. ( ..T w.'� ;�, ,.:`� �� . . � � , , ',..„ � � � , �.. I;� - � � �� : �. ;� �r +��► , � � . _ � ._ �r _ t� _-y ,};��-.,. '�- -�' ,„. -�R y, .��- �4 ; • • � ; � , F: � ,` � . � • . . � . . � . ,.._ ;_:_:. . . � . � . . � .. � .. . . . .._ ,. .�i F � ��+r '�t � � *-� - � . _`_ . � . . .__ � "� 'd: 1 1 Y �f` '�y �.. t � �`u.'" ��`' _, �.:.� �r+.�.+r�++�r.ra+is`�+`�. �.�..•.*.►ri..�.�. . . y� Y ,� ,.. �x` �y 4 . . . �j+ �y �'� . . 1 3 .. "; p u { :t 4 ..^ . ..;.� .:. ..�- r ' - y . ,_. � ,nr t. n q a�^�' �. J � ' � .. . . �- - .- ... . .... �. ... . . .. -� ; �. ,q ... .. _ _ . . y�; ! t" � � � � • � � • • � • • ''� 5: URBAN RENEW�IL Urban renewal is a continuous program designed to maintain and improve the civic environment. Renewal consists of any action, private or public, that is taken to maintain or inprove the physical, economic or social environmen�. ' Urban ren�wal activities range from quite simple actions such as routinc horae maintenance to elaborate and costly clear�nce and redevelopm�nt projects. Although urban renewal is present in some form nnd degree of effectiven�ss at all times, most communities have found that a coordinated effort according to a plan is necessary to achieve significant results in substantially blighted areas, as weli as continuous maintenance through�ut the conc�unity. Except in unusual circumstances, uncoordinated private efforts without local government participation have met with limited success. Depending upon various factors such as the degree of blight, local concern, and financial resources, the nature of urban renewal varies considcrably among communities , In the metropolitan area, there are three distinct types of renewal programs (1) the elaborate, highly organized "proj�ct" (federal aid) program of Minneapolis and Saint Paul; (2) thc organized and coordinated programs of certain suburbs with projects being financed at the ,� local l�:vel; and (3) the unorganized efforts (or lack of formal program) in the greater number of communities such as clean up, paint up, fix up canpaigns. The three main elements of an urban renewal program are: (1) Conservation: the process of maintaining sound development in good condition; this is one of_ the more important ph�ses since i�t deals with blighi. prevention rather than eliminat�.on. Good zoning, building cod� enforcement, and other governmental measures in combination �oith private maintenance and repair efforts constitute conservation. (2) Rehabilitation: the process of improving basically sound structures th<�t need major r�pairs or remodeling; this involves more than routine maintenance �.nd repairs . �. - 18 - � �._..�. .. ._. ___....., � (3) Redevelopment : the demolition and clearance of obsolete or structurally unsound buildings and making the land available for new development. In most cases , such projects are carried out with federal financi��l assistance . The process of urban renewal as an "organized, programmed effort" in the United St�tes is a relatively new concept in urban planning. In the metropolitan area, various �xamples of redevelopm�nt (No. 3 above) project� are pr.esent but organized conservation and rehabilitation programs are practically non existant. AlthouQh vari,�us types of renewal �ctivites and programs are possible, there are four primary choices available : (1) A community c�n place. complete reliance upon the initiative or private interests such as individual home owners, business inierests and the like. It is ussumed under this system that urban blight will b� eliminated or prevented by individual property ocaners having civic pride, the economic r_�eans, and th� desire to properly develop and maintain their property. (2) Thc 1oc�1 government can �dopt and vigorously enforce v�rious codes and ordinances such as zoning, building, housing, electric��l, �nd others to provide the legal means for "l�ersuading" � privat� interests to properly develop and maintain �heir property. (3) Blighted areas can be designed as "project areas" under St�te Law. A plan c�n be prepared for rehabilitation and/or redevelopment and can be carried out by various means utilizing local, private or public capital . (4) Blighted arca projects c�n be carried out with Federal financial assistance . In order to qu�lify for federal financial assistance, a community must meer ccrt�in requirements as outlined by the Housing and Home Fin�nc� n�ency. One of the Primary requirements is the preparation, adoption, and czrryine out of a WorkGble Program for Commui�ity It_�provement. This program is a statement of the community's inient and m�thod of eradicating and prevcnting urban blight in the entire community. To qualify for a specific renewal project with federal financial assistance, the Workable Progr<.m must be upproved and re-certified each year by the federal government and the project site itself must meet certain eligibility requirements . ^ - 19 - ^ The primary elements of a Workable Program (Program for Community Improvement) are : (1) adequate codes and ordinances (including a housing code governing existing development); (2) a comprehensive city pian; (3) neighborhood aualysis; (4) adequate administrative or`;anization (ability to administer projects); (S) demonstration of financial ability (to carry out projects); (6) housing for displaced families; (7) and citizen participation. The primary objective of a Workable Program is to provide a means to rid the community of all urban blight and to prevent its occurence on a community wide basis. In order for a specific site to qualify as an urban renewal project area with conservation, rehabilitation, and redevelopment efforts to be carried out �aith federal financial assistance, the site must meet certain eli.�ibility criteria outlined in the Urban Renewal Manual prepared by the Urban Renawal Administration. Such criteria deals with the amount and nature of building deficiencies such as foundation rot and environmental deficiencies such as obsolete building types and detrimental land uses . The City of Hopkins has examples of non-federally assisted urban renewal projects in the form of parking lots in the central commercial ^ area. Although these lots were not provided under terms of state urban renewal legislation, they are none-the-less renewal "projects". Except as n��ded to qualify for federal financial aid, littl� use has been made of state enabling legislation in Minnesota to carry out 1oca1 projects for the purpose of removing blighted structures . The term "urban blight" can be defined many ways and depends to a large extent upon local interpretation of "good" and "bad" urban development. Blight refers to conditions such as dilapidation, eyesores, structural deterioration, improper maintenance and other criteria. The term "substandard" as applied to a home, indicates blight to such an extent that it is unfit for human occupancy although the criteria utilized to determine the line between "standard" and "�ubstandard" will vary depending upon various factors such as local economic conditions, local public policy, etc. '"� - 20 - � . �___��- -__.� , , , - � �i ,�. . � ., , , . , �� ,J �� .� � _ � - _ ��, �c _J� r�� /' '�--f"f . � , ` �.,t��_f. r:��\. ' `� -�1 � ..f J �,�� / , . � � �� L ,.J . /� . _L_._._..� .� _�,——' /��r�� / I �/ �,/%/I �� / , I 1..,,�. . , , t"".-'� �� r'�l_, � I; �� ''' PROPOSED ��,� ,�� r= i • ( �� ' � URBAN RENEWAL TREATMENT �' .�l_._:._...1: � . , : � ,� � � —� CONSERVATION �� __� REHABILITATION �_� REDEVELOPMENT �._� DILAPiDATED HOUSING UNITS • � - . .� . � y��'�'�r�'��di#.�:'�,�o. ,�.`�+s'4�°P°�b,-�''+4 a.��gl .��?x.�``w��¢7�"y��``s,��,ir�� . . . �,x .� DILAPIDATED UNITS and H O P K I N S $ RENEWAL TREATMENT m i n n e s o t a page zoa � (a) Distribution of Substandard Conditions: The 1960 Census of Housing revealed that there are (20) dilapidated dwelling units in the City; field surveys conducted as part of the current plannin� program indicated that there are 34 structures in the Community that are in a dilapi- dated state of conc'ition and should be removed. Less than one (1) per cent of all dwelling units are substandard to a point warranting demolition and only about 3.5% of all dt�relling units are deteriorated to a point warranting substantial repairs. Such conditions ��ould indicate that the urban renewal problem in the City is rather limited in terms of total blight. The blight problem is also rather limited in terms of distribution. The major portion of dilapidated structures is clustered south of 3rd Street South with the remainder scattered along and near Excelsior Avenue. Those structures �ahich are . observed to be deteriorating but not yet dilapidated are located in the older sections of the City with major concentrations being in the f ollowing areas: ^ a) north of Excelsior Avenue and west of 9th Avenue North; b) south of 3rd Street South, bei,��een 17th Avenue and Blake Road. Except for the concentration of substandard structures located in the general vicinity of 6th Street South, blight conditions are rather scattered and there are no so called "slum"areas. The greatest potential threat in terms of urban blight is that of the tendency for blight to spread once it is evident in residential areas. The first signs of blight are those of neglect and failure to maintain structures and grounds in a high state of repair and pleasing appearance. Due to the fact that a large proportion of the structures in Hopkins are over 30 years old, there is the ever present potential for urban blight to spread in the older areas. � - 21 -- ^ (b) Proposed Urban Renewal Treatment An analysis of the urban blight problem in Hoplcins indicates that a constant vigil must be maintained to help assu-re resistance against the spread of blight. The proposed urban renewal trea-tment in various areas is as shown on Chart No. 8. Two primary techniques of urban renewal are pro- posed - conservation and rehabilitation. In areas marked for coneervation, it is proposed that local government take only those measures required to help assure proper maintenance and repair. Routine enforcement of building, zoning, nuisance, and other codes and ordinances should be sufficient in most areas to conserve the existing housing supply in good to excellent condition. In areas marked for rehabilitation, it is suggested that a coordinated and concentrated eff ort be made to promote the clearance of dilapi- dated structure� and the rehabilitation of those structures requiring extensive repair and remodeling. If proper action is taken to remove the limited � bli�ht now evident and to prevent its occurence in the future, there will be no need to consider the possibility of elaborate Federal Air renewal projects involving extensive clearance. The historical aspects of urban development, however, do not provide sufficient evidence to support the belief that a sound physical environment can be ma,intained in all areas without a formalized renewa,l program of some type. (c) Suggested Prograr� for the Control and Elimination of Urban Blight Althou,�,h urban renewal efforts �•rill continue as in the past even without any attempt at co- ordination or a public renewal program - the results are speculative and probably will not produce the most effective and desirable results. For this reason, the follo�ring actions are proposed to provide the City of Hopkins �aith an organized and coordinated renewal program designed to maintain and improve the civic environment: 1. A Housing and Redevelopment Authority should be established as authorized by State Statutes. � 22 - � The primary responsibility of the Housing and Redevelopment Authority should be to study and suggest policies and programs for the prevention and elimination of urban bli�ht in the City of Hopkins. This means that the Authority would be primarily concerned with the existing physical condition of the City as contrasted to the pri- mary interest of the Planning Commission in guiding development into a lo�ical pattern with the future environment a vital consideration. 2� The Housing and Redevelopment Authority should, along with certain other public off'i.cials and employees, serve as the code review committee to ascertain the effectiveness of existing sani- tation, safety, zoning, subdivision, health, building, housing, and suggest other codes that can be utilized to prevent or eradicate blight. 3. A housing code sh�uld be adopted that contains standards for maintenance� safety, sanitation, light, air, occupancy, and other conditions as related to existing housin�. Since the existing building code applies primarily to new development, � ,� a housin� code would give added assurance against the spread of blight in existing residential neighborhoods. Rather than adopt a separate housing code, the features of a housing code could be enacted as amendments ta the existing building code or added to a new, up-dated building code as the need may arise. 4. The most effective means of controlling blight in the City is the c�nservation technique of urban rene��al that involves proper codes and enforce- ment, civic pride, sound planning, and other means of assurin� adequate maintenance and repair of existing developed land and buildings. It should be the responsibility of the Housing and Re- development Authority to study and assess the effectiveness of the collective efforts of all involved in the urban renewal process and to propose improvements where such improvements appear necessary. ''\ -23- —. 5. The urban renewal process of rehabilitation can be promoted by various means including code enforcement, the use of performance standards* in the zoning regulations, public improvements, and other means to improve buildings and grounds that are substandard yet worth improving for continued use in conformity to generally accepted standards . An example of steps to be taken to secure rehabilitation is: The Housing and Redevelopment Authority may suggest that a certain residential area is showing signs of blight and neglect, and following consultation with the Planning Co�.�nission, suggest certain public improven�ents, a house-to-house inspection for compliance with city codes, and certain other actions to bring the area back up to minimum standards. 6. The urban renewal technique or redevelopment should be utilized in blighted areas where the extent of dilapidation is so great that conservation and rehabilitation are not economically or otherwise feasible. Dilapidated structures can be removed by a variety of inethods both public and private. Public efforts to remove dilapidated structures should be made ^ unly after careful study reveals that the existance of blight constitutes a threat to the public health, safety, morals, or general welfare and removal of the blight by private interests is not feasible or forthcoming in the foreseeable future. Among others, the following are possibl� means to be utilized in removing blighte� structures : a) Condemnation for public parking lots utilizing police powers granted by Stat� Statutes that recognize the pruvision of parking netds as a legitimate excuse of the local police power. b) Condemnation of buildings as a threat to the public health and safety or health and safety hazard to the occupants; this method involves no public expense as orders are issued for the owner to demolish the building or be removed by City at the owner's expense. * Standards guverning nuisance characteristics such as smoke and noise and other land use features such as parking, landscaping, and the like. � - 24 - � c) Declaration of blighted areas as an official urban renewal project area as authorized by State law with the project plans carried out at �ublic expense with or ��ithout Federal Financial assistance. The cl.eared land is then sold f or private development or utilized for a public purpose. 7. In the City of Hopkins, the primary need in the iuture t�ill be that of coordinating the efforts of various agencies and private developers and property owners already participating in the piocess of urban renewal in order to help assure maximum effectiveness in conformity to the City's General Development Plan. The Housing and Redevelopment Authority should assume responsibility for assuring the required coordination of efforts. 8. At this time, there appears to be no need for Federal participation in tl�e renewal efforts of the City. Provided that proper steps are taken to prevent the occurance and spread of urban blight, there will be no need for the � more elaborate and expensive redevelopment projeets such as are bein� carried out in the larger cities of our Nation. G. FUTURE NF'ED FOR HOUSING Although some modification in projections may be necessary f ollowing completion of remaining poit;ions of the current plannin� program, assumptions can be made at this time concernin� the probable future need for additional dwelling units in Hopkins. The f ollot•�ing table is presented to shot�r current estimates of f'uture housing needs: � _. �5 _ � TABL� N0. 9 FUTURE HOUSING NEEDS HoPkins, Minnesota 1960� i98o Population Total Dwellin�; Units lg6o 1i,37o 3,328 1.9b3 (April) 12,700 3,850 1980 1�+,500 �+,308 Source: �stimates by Midwest Plannin� & Research, Inc. The f ollowing table is presented to illustrate, in a simplified manner, the assuraptions and logic utilized in making the projection of housing need as noted in Table No. 9 above: ^ TABL� No. 10 HOUSING N�ED ANALYSIS City of Hopl�ins, Minnesota ]_960• 1980 Estimai;ed Population increase, 1�60-1980 3,130 Persons Persons�D�relling Unit 1960 3,3 1980 3.2 With 3.2 Persons/Dwelling Uni-L-j a Population increase of 3,130 persons �aill require a net increase of . . . . . . . . 980 Dwelling Units ExisLin�; (1960) supply of Dwellin� Units 3,328 rstimated Lcss Due to F2eplacer�lent (1) 150 Estimated Loss Due to Miscellaneous (2) 130 Net Loss 280 Net or Effective Units Available i'rcm existing sup�ly to meet 1;�80 needs 3,048 GROSS INCREASE REQUIRED TO HOUS� 19�0 POPULATION 1,260 ^ Total 1980 Supply of Dwellin� Units 4,308 26 � 1 It is estimated that at least 1�0 dwelling units �ai11 be demolished as part of the cc.ntinuing urban r�newal process due tc d.ilapidated conditions, agin�, obsolesence, and other slibstandard conditions. 2. An estimated 130 existing dtaellin� units �•rill be demolished or destroyed due to fire, natural disaster, replacement by nan residential uses, hi�hti�ay constructicn, and o�her miscellaneous causes. TREND IN DWELLING UNIT REMOVALS Year Resiclen�:ial Structures Removed i96o 14 1.961 4 1.962 l�+ 1.963 22 'rhe above analysis indicates tha�; nearly 30°� of the total 1�80 housing supply �rill be constructed bet��een 1960 and 1980. In order to accommo�i.ate the anticipated 1980 population, a�proximately 1,280 dwellin� units must be constructed within a 20 year period; this is an average of 64 or 65 units per year �•rhich is about the same rate of construction noted in 1957 and 1958- Table No. 12 shows the probable composition of the 1980 housing supply. � TABL� No. 11 NE�•1 HOUSING BY TYPE City of' Hopkins 1�8U Estima�ed New Construction No. of _ _ 1960 1980 _ Dwelling Percent Units of Total Single-•Family Units �+5� 35 Duplex � 60 5 Multi-Far,iily 750 60 (3 or more Units/structure Total 1,260 100°fo * Hi�h estimate, actual development may be considerably less. Source: Midwest Planning and Research, Inc. � _. 27 _. � TABLE N0. 12 COMPOSITION OF TOTAL HOUSING SUPPLY City of Hopkins i96o-�1980 � of °fo of Dwellin� Unit T, pe 1960 Total 1980 Total Sin�le Family 2,6;�j 80 3,000 70 Dupler, 362 11 385 9 Multi Family 309 � _915 21 3,328 ioa� �+,300 loo�o Scurce: Midwest Planning and Research, Inc. H. SUGG�ST`'r�D PROGRAM FOR FULFILLING THE NEID FOR FUTUR� HOUSING In the United States at this time, it is generally recognized that each person should have the opportunity to live in a dwelling unit that is structurally sound, sanitary, safe, and othertrise suitable for huma�n occupancy. There is ''`� some disagreement as to the e:ctent of public responsibility in this matter with the extreme opinions being (1) no pu�lic action of any kind should be taken to assure standard housing for all the citizens and (2) Public housing should be built to house persons who cannot aff ord standard private housing due to low income. In order to protect the general puUlic welfare, it is su��ested that the purpose of a housing program in the City of Hopkins be one of protecting adjacent land owners from the adverse effects of substandard housing rather than a specific policy of intent to assure each person the means to live in a standard d��elling unit. On the basis of actual need, there does not appear to be justification for considerin� the development of public housin�; there may, however, be a need in the future to nrovide some type of standard housing f or aged persons with fixed or very lo��r incomes. The Hc.�usin� and Redevelopment Authority should explore �aays and means of urging private or institutional eff orts to provide housin� for the needy aged at a rental or purchase price that r�eets the ability to pay. Public housing should be considered only as a last resort and clearly justified on the basis of pro- tecting the �eneral Community from the influences of substandard housing. It must be assumed at this time that the private development of housing will adequa.�ely provide for the future eifective housing demand as it has in the past. Primary public eff orts should be ciirected towards the establishment of housin� standards that are considered as the minimum necessary to protect the general .� public welfare and assure a sound and proper living environment for the Community. -� 28 - �, At the present time, there are no apparent reasons to believe that an adequate supply of standard private housing will not be available to meet the demand. The Hopkins area, being a part of the larger metropolitan area, is not delineated by corporate limits as to demand f or housing; the housing pro�ram in Hopkins must Ue conducted in consideration of area-wide suburban needs. Basically, tne housin� program in Hopkins should consist of �reater coordina- tion of alreac�y existing efforts under the leadership and direction of a Housin� Redevelopment Authority. Followin� an assessment of greater coordination, changes could be made to correct ��eaknesses in the program that emer�es. An urban renewal program as outlined in this report should be administered by the proposed Housing and Redevelopment Authority as a means to help assure a continuing supply of older housin� that is not substandard by virtue of improper repairs, lack of maintenance, or other signs of neglect. This aspect of the housing program zaill be extremely important due to the fact that a relatively high proportion (about 2�3) of the total 1980 housin� supply will be over 20 years old. In contrast, certain other suburban areas will have more than 2 of their housing supply less than 20 years old by 1980; this means that the urban renewal problem in Hopkins �rill differ to a con- siderable degree with that of communities such as Cotta�e Grove, New Hope, and Coon Rapids. Basically, the housing problem in Hopkins will become more similar to that now experienced in the older, central cities and such suburban ,� communities as Saint Louis Park, �lorningside, Saint Anthony. ''� -29- �. ;�... h96i xHf�I S8 ZI'II�Vd A.LIN(iWfdIO� - AI 3S6'Hd ]i�IHNIi�IIti�d SNIxdOH � : - - - -- _ _ - ._ _ _ �i •< � ACKIVO�TLEDGEMENTS CITY OFFICIALS Ma.yor: 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 City Attorney: Joseph Vesely --� CITY PLANNIPIG CON1NffSSION Chairman: Hoi•�ard Sundby Donald J. Milbert Henry Pokorny ��?arner Blake Paul Stannard A. G. Larson John Nlalecha PLANPIING CONSULTANT Midwest Plannin� and Research, Incorporated 1005 West Franklin Avenue Minneapolis, Ati_nnesota 55�+�5 The preparation of this report �Tas 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 o� 1954, as amended. ^ , � Preface This report is Part IV of a four part planning report designed to provide basic data and analysis necessary to the preparation of a General Develop- ment Plan for the City of Hopkins. Each part of the report is to be prepared separately and released for discussion purposes at intervals. Following the completion of all four parts, they wi11 be combined under one cover for publication. The four parts of the Planning Report are as follows: Comprehensive Plan Report No. 1 (Basic Studies) Part I. Land Use Analysis Part II. Housing Part III . Population * Part IV. Community Facilities The four parts of the Report are considered as basic studfes for the purpose of providing a sound foundaCion for making plans based upon an inventory and analysis of existing conditions end past trends. Such knowledge is essential to the process of estimating future trenda and needs as related to the Community Planning Process. --. Other reports which have been published or yet to be completed as part of the current community planning program are as follows: Comprehensive Plan Report No. 2 (Basfc Studies) Part I. Economic Base Part II. Business District Study Comprehensive Plan Report No. 3 ($asic Studies) Part I. Transportation Part II. Utilities Comprehensive Plan Report No. 4 (Goals, Standards, and Plans) Part I. Goals and Standards ParC II. General Development Plan Comarehensive Plan Report No. S (Effectuation) Subdivision Regulations Comprehensive plan Report No. G (Effectuation) Zoning Regulations * Report contained under this cover. --. .-. TABLE OF CONTENTS Page A. �ntroduction 1 Purpose and Scope 4 B. Summary ,5 C. Existing Community Facilities 6 1. Recreation 6 2. Schools 20 3. Public Service 28 a. City Hall 28 b. New City Hall 30 c. Public Works 30 d. Library 30 4. Quasi-Public 32 a. Churches 32 -1 --. TABLES No. 1 Existing Community Facilities �0 No. 2 Hennepin County Park System 13 No. 3 Existing School Facilities Within Corporate Limits 24 No. 4 Schools of District No. 274 Outside Hopkins 25 No. S Public School Enrollment, School District No.274 26 No. 6 Public and Private School Enrollment and Capacity 27 No. 7 Population Forecast for Communities Partially Within School District 274 22 No. 8 Hopkins Churches 34 .-. PLATES No. 1 Existing Community Facilities 9 No. 2 Major Recreation Areas 12 No. 3 School District Boundaries and School Sites 21 -�. � PART IV COi�"4UNITY FACILITIES A. INTP.ODUCTION Community facilities are land and structures utilized on a public or semi-public basis . Public facilities include all land and structures owned ox operated by a governmental unit; these include the City Hall, libraries, schools, parks, government office space, public works storage areas and similar type uses. Semi-public uses include eleemosynary and philanthropic organizations, social clubs, churches, private schools and the like. Parks, schools, churches, and other community facilities are inte- gral parts of the physcial structure of every community and exert an important influence on the urban environment. They influence the area's appearance and livibility and often provide essential green spaces as a relief from the urban structural density. Community facilities serve as focal points for neighborhood and community activities and provide for much of the social, educational, cul.tural, and recreational needs of the urban population. Since the end of WorZd War II, there has been a definite trend towards home oriented activities such as outdoor barbequeing, watching tele- � vision, home work shops, and other activities associated with single- fumily home living in the rapidly growing suburban areas. Prior to 1940, there was more emphasis upon public and semi-public activities such as band concerts, church socials, festivals, parades, and simi- lar activities. There are many and complex reasons for this change although the primary factor has heen the migration from the small town to the large metropolitan area and the resultant mass of popu- lation. The post-war movement of young families to the suburban areas added to this change in emphasis from things public to things private, although at present the public open space programs indicate a revival of this trend. The typical young suburban family has much to occupy its time, energy, a�:d r�scurces. The suburbanite is concerned with improving his income, job status, raising a fa�nily, making house payments, paying taxes for incre�sing school needs, landscaping and otherwise improving his n^a h�:�e, and many other considerations that tend to concentrate or center his efforts upon home life rather than public life. As a result, many of our suburban areas have fallen behind in the provision of parks, playgrounds, libraries, sanitary sewers, and other public facilities which are often provided only when the need becomes critical and it is clearly evident that the lack of such facilities is detri- mental to the livability of individuals in separate homes. The unfor- tunate result in many cases is that the provision of such public faci.lities becomes more difficult and more costly than if they had been provided at an earlier date according to a well-conceived urban develop- � ment plan. 1 � The difficuliies and needlessly expensive process of providing needed public improvements out of logical sequence and only after the need for a specific improv�ment becomes clearly evident to the average home-owner, can be cited by a few examples. In most instances, the acquisition of park •:nd playgro�.nd space after residential areas are substantially built is ex^ensive due to higher land costs; the sites finally purchased may be inadequ3te in size and poorly located simply because it is the only l�:d available without paying for real estate improvements. Anoth�r e�;a;nple is the provision of storm sewers only after local flooding Y:as damaged basements, stalled cars, and ruined streets; in some instances, excessively high costs have resulted from t digging up newly improve:] streets for utilities installation. These and many other exam�les point to the advisability of developing � public improvements according to a plan and logical program that con- siders the long range needs and costs. There are many inconsistencies to be noted in the unplanned, poorly programmed, and uncoordinated development of community facilities. The most obvious is that of higher costs over a relatively long period of time. It is "penny �aise and dollar foolish" to consider only the immediate n�eds when procrastination will lead only to higher costs in the future. Just as failure to properZy plan for the expendi- -� ture of private income can lead to serious consequences, so too can failure Co plan for p�blic improvements lead to excessively high assessments, higher mill rates, inconvenience, and other difficulties. When it is considered that most families intend to live in a community over an extended period of time, it is illogical not to consider the long-term costs of local government. Broader inconsistencies of improper planning and placement of values can be found in an examin�r_ion of family activities and living patterns. Since 1940, most peopic have experienced the pleasures of higher income, shorter workinQ houre, ir..,.:-oved stand�rds of living, more leisure time and other aspects oi an af�lue:zt society. Recreation in its various forms has ass�tmed iz.cr�asi:� importance in the life of families living in urban areas. E�ch Jr_3i o��r p�r':s, iarge and small, are utilized by more people; man;� are no-,: overly utilized and in danger of losing their intended v�lu�s as c. resul� of congestion and misuse. It is illogical on the o:.e iianl f�r tr� majority to seek greater recreational opportunities and o,1 th� o�her hand to resist the provision of adeqaate recreational space and faci?ities . The problem of greatPr n�ed for recreational facilities and other commu- nity facilities outdist�ncing the provision of such facilities is especially severe in many s�burban areas. There is a danger that certain public facilities in some coromunities will be overly used simply be- cause neighboring communities have not provided for the total needs ,^ of the combined population; the provision and use of park and play- ground space is especially serious. If one suburban communfty pro- vides for the needs of its inhabitants and neighboring communities do 2 -�. not, it is obvious that the available parks and playgrounds will be utilized beyond their design capacity by the total population. Such existing and potential situations have led to the development of consolidated school districts and other means such as restrictions to resident use only, a sort of tariff approach to solve some of the problems. This situation also points to the need for metropolitan planning to augment that done by individual communities. Proper planning is also needed to avoid unnecessary duplication of public, quasi-public, and private facilities . For example, public "tot-lots" are needed only in areas where private yard space is in- sufficient for the recreational needs of pre-school children. In other instances, public recreational and school space need not dupli- cate that provided by parochial schools. and churches. In summary then, the situation calls for a comprehensive plan designed to serve as a guide to the logical,coordinated development of needed community facilities at a reasonable per capita cost. k'ailure to properly plan for the development of community facilities will surely lead to inade- quate facilities and/or needlessly high costs that will deprive the citizens of funds that could otherwise be expended in other pursuits. � �-. 3 ''`(' Purpose and Scope of this Report The purpose of this report is to provide an inventory of existing public and quasi-public buildings, lands and to assess the adequacy of the facilities in relation to the exist- ing population and projected population based on present land use patterns and trends. Generally accepted standards will also be stated to assist in applying judgement toward the development of subsequent reports in community standards and goals and the Compreheresive Plan. The scope of planning for community facili- ties is limited to that of area requirements, site location, type of function and other matters of a more general nature and is not concerned with detailed development plans and specifications nor methods of operation. ^ For example, the plan €or playgrounds will be concerned with meeting acceptable standards for area, site locations, and general £unctions rather than specific equipment needs and recreational programs. ''1 � � , _ .. , ._ .. .�� ..... ... . � ,� _ . _ - -- -. , : ,,,,,� B. Summary The eo�mmunity facilities provided by Hopkins once aga�n establishes the faCt that it is not a typical suburban coQanunity. The park and recrestion area system is well defined and used. The variety and types of faeilitfes are sound, especially when considered within the larger urban complex. Deficiencies do exist in relation to accepted standards but not to the extent often found in smaller communities. Two residential areas are not served by a public playground -- the northern area and the Aaks area. Many of the parks and playgrounds have less area than is recpmmended by the National Recreation Association and additional land should be added. In addition, playgraund facilities in the neighborhood south of Honeywell Research are inadequate and should be improved or enlarged. The athool system is more than adequate for the Hopkins ' population and ass�ning the present plans are fulfilled, the sehool df.strict will be properly served. The cOmtpvni,ty pride has supported a well-operated library for many years and the mOst recent adjustment indicates concern over furnishing a better service� It is believed sound that Hopkins should plan for a permanent tite with more adequate space Co permit expansion into sources of informatien --� ether Chan books. ?he new city hall is an accomplishmene to be proud of and will reflect the suppert o£ the citizens to place the city administration in a sound effiee struCture, The city shops are well-located; however, the bu�ldings are o],d and eventua1ly the city may want to replace them. If so, the eity should consider a more appropriate use for this site because its lo�ation gives it great value as a future s�te for a business requiring publie exposure. The •kaT�hes of Hopk�ns with the exception of two are well located and on adequate sites. The Baptist Church has only one lot with no off• street parking and the Assembly of God Church is in the businessddistriet. ?he t�+o l8xge institutions, Blake School and Oak Ridge Country Club, provide generous green areas within Hopkins. This open space creates a desirable neighborhood for residential development and it is considered desirable to maintain each as a permanent part of the urban scene. � � - ... . - . _-� �- __.- - �- �.. ._ . : 5 ��,.�....��._ – — _ _ . _ f � C. EXISTING COMMUNITY FACILITIES As in all planning programs, it is first necessary to consider our heritage, to find the point of departure, to inventory the area of interest in relation to what exists and what does not exist. Community facilities are a part of the overall plan and must be coordinated with the other eleinents . The method of financing, the method of administration, and the establishment of purpose and intent for community facilities are different than the private sector of our economy. Thus, it is believed necessary to present the position of each in our urban complex. The City of Hopkins is relatively small in area and has little oppor- tunity to increase in size or population by annexation. The area has however, been accepted and developed in a more diversified pattern than the typical suburb. The comparatively small amount of vacant land in Hopkins tends to reduce the effectiveness of guiding development decisions on private land due to providing a community facility. Thi� is not to infer that the enlargement or installation of a community facility is less important in built-up areas than in areas with uncommitted space, ,^ for in each the decision is very important. The difference is in degree of reaction by the owners of adjacent land and it is evident that an owner is more free to adjust vacant property to take maxi- mum advantage of a community facility than land which is committed. The future development of Hopkins is expected to be steady in popu- lation growth, in real estate investment, and as the core of the western suburb business center. As such many of Hopkfns ' problems will require r�lannin� as a solution, and the existing community facilities take on a more important role than if the population werz tu double or triple within the foreseeable future. 1. Recreation Hopkins has a park and recreation department which functions in relation to and in cooperation with the public school system. Hopkins has retained a park and recreation consultant and is in the process of improving certain sites. Hopkins has numerous sites on which are provided facilities for various forms of recreation. Recreation is many things, or maybe it should be stated that it is any form of activity in which a person engages during his or her leisure time. Accepting this definition it is easy to see that recreation has taken on greater importance during the past two decades. The work week is less, vacation times has increased, � retirement is possible, paid holidays are more frequent -- in 6 f t � � general, as a population we have gained many hours of leisure. It is not assumed that the City has a responsibility for the use and enjoyment of all of this leisure time or that the responsi- bility will all be confined to the corporate limits of Hopkins . The citizens of Hopkins help support federal, state and county parks and other facilities which are available for leisure time activities. Examples are the State Fair grounds, the University, Morris Baker County Park, Itasca Federal Forest Preserve and hundreds of others . The citizens also have available facilities provided by other communities such as the Minneapolis lakes, Walker Art Center and Meadowbrook Golf Course. The private sector must also be considered for it offers many opportunities for recreation such as golf and country clubs, Excelsior Amuse- ment Park, bowling alleys roller rinks, theaters, bingo, night clubs, athletic clubs and so forth. With such a wide variety of recreational opportunities, one may question the position and responsibility of the government of klopkins. The City does have a responsibility and a function in this overall complex. The responsibility is to provide space conveniently located in relation to the resident popula- tion in such amounts and proportions as necessary to fulfill .� the desires of the citizens for recreation. This space will be- come a part of the greater metropolitan recreational complex. Recreation today is for everyone and not. as was once thought, �� proper only for children. Children do however still dom�.nate the activity recreation field and because they are children do not have the freedom to extend their activities throughout the metropolitan area. They need playgrounds close to home. Children also progress through a learning process where they are exposed to the swings and sandpile experience, to unorganized group games� to organized activites� to specialized sports. A variety of types of areas are needed. For convenience of operation the areas are divided and developed as play-lots, play- grounds and playfields with each designed for age groups of 0 - 12, 12 - 16 and 16 - up, respectively. Another form of recreation must also be considered and is custo- marily referred to as "passive". This includes the ornamental parks, picnic areas, natural areas, bird sanctuaries, museums and other forms of quiet enjoyment. Open space areas are an important part of the livability in a community. They provide relief to the urban density and ex- perience indicates that they also increase and preserve proper- ty values. The lack of this open space is one factor why in- --� creasing numbers of persons have sought homes in the newer and 7 . ^ more spacious suburbs. This discomfort of urban intensity should not be duplicated in the suburbs . Schools are included to the extent that they provide playgrounds, athletic fields, and other facilities as a supplement to their primary function of education. No attempt will be made in this report to describe or evaluate the recreation program and �activities carried on by the Department of Parks and Recreation. The major emphasis here is an analysis of the physical facilities available for public use. The map on the following page gives the location of all existing public and semi-public recreation sites and a detailed summary of sites, acreages and present development. Status is listed on Table 1 £ollowing. ^ � 8 " ..... ..��.o,i�— , ._ ;,�'�� _-- � . , , _\� — �''m'� = � ,,—.� -- � - - _ . �` � ��.o.a�� _ � �� - m , �sau_ �I :ltmn�,�'� �'¢'r �, I�- � '�-� _ � _, � ..— \\.\\ .�� oak ridge,��\ � � � �country clu �� ' -_-. �,�, � ; golf course\�\�;..,;�� v I � � i \0�� -�� n�a.�'.' � � ��\\\�\� \��\\�\\��_., _� � -� �� , _ �� \�\�\\\\��`�\ ; � � ��- � � ;; , \\, . �, ��\\\� \ \. 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'�_ ` � � schoo� � _ � ._...— �� -�.� G..��.- eentral Irir�C !� - /�� .�------ , blake �i en t.- R , C � ., � - hennepff, ��/� � � school 'nterlach � r � park � o co; hwr��'�,_ i ;;� _` C - " dept•��I' _ ��iv�� - `� y � � . � ;��parkl�valley LEGEND i� a ' �� little leagu� _�� a buff� r ' r�y� j a. ��all park ,, , �I, _ � Public Parks � � � � � � � �IIIIIIIIIIIIIIII�� _i;{ � �'� ' ' ; �- C '� - ;�� Public Schools i f � � i i;� i p:aX�� ,_�� ursing home �� J l� ��sisYyg�oue►d -_- - I Other Public Uses � �� ' � {r : -- �� Churches � ��` �-- \ Inursiog home � I � �� : 7 Semi Publit ��\ _ �\'� � �\`,\ � � _ i� _ I , � �hady oak � , � � beach _ ', � - — � � I �- ,j ��,r- I�— � � I i � ,-_•._ +'S1 � � ' �� :�I-;� ��. . ic i. \ L.._..�.. '-' " - I ..,..—..�__.._.. I "� EXISTING COMMUNITY H O P K 1 N S � FACILITIES m i n nesota Pa9e ) ) ) TABLE 1 -- EXIS'I`ING COMMUNITY FACILITIES ' a� � a� a� w 40 d � � � ,-�i ,-�-� •� � � � � x �.-1-t u s�i r�i v' � � � � v � � '-f ° Co °0 ,a � a � � A � � W � � �Q U � � Q�i a�'i � °' .-� � ar�o �, '-c�� a�i .-�i o � u �-�i � � m o o � x k o��po 0 a a a a � W H W i� V� H c� W fs. W th f� � P� 3 P4 4 Park Valley 1.2 1.2 � � * � � .�� Park Valley Buffer 2.4 2.4 * a� * Interlachen Park 2.�+ 2.4 * * * .� * .�o �. * � * * Dow Park 2.3 2.3 � * ,� * Cottageville Park 1.5 1.5 * � � .�o * Burnes Park 7.0 7.0 * � * * ,�2 �. �. .�° ,� �, * * * * * , Iiilltop Park 3•5 3•5 * � � * *° � � .� El.mo Park 2.9 1.0 * � Shady Gak Beach 3•8 3•8 * * �. * Central Park 17.9 17,9 �' 0 21st St. Lake 3•S 3•8 * * * * * * � * Senior Iiigh 23.9 3.0 * * *�g *+ �+ *� * * .� �.� South Junior Hi�h 15•5 9•0 *' �3 *3 *° ,� Katherine Curren 3.8 1.0 -� a� * .�� * � *+ Hexle Hopkins 6.1 3.1 * * * �.� * � � ** Alice Smith 10.5 4.5 * �- .�o * � * �+ Blake School# 53•� �►�•� * * *( * *� * * * �+ St. Joseph's 5.4 3.0 �. + * * *+ * � *+ St. John's 2.5 1.2 � * H. �. Hagen Field 2.p 2.0 * * Wes� Shady pak 8.0 8.0 � Oak �tidge Country �lub� 152.1 1�+.0 �. .� �, * Kno].�.wood 2.0 * �, # Private School � Privete � Aveilable On-site ° Lights + Inside Source: 1964 Field Survey .i � Analysis of Existin� Recreationa2 Facilities An adequate recreational system must first have a sufffcient amount of public open space to accommodate the various types of recreatior needs . Secondly, this open space must be distributed throughout the community so that each neighborhood is served by the system; and thirdly, there must be recreational facilities available to all age groups, from senior citizens to pre-school children. The generally accepted standard for overall open space required in a community is ten acres for every 1,000 persons. The current populatio n of Hopkins is estimated to be 13,000, which indicates a current need of 130 acres of land devoted to recreational uses . A tabulation of existing facilities reveals that there are 258.5 acres of land in Hopkins now devoted to public or semi-public use. However, 164 acres of this total are privately owned and not available to the entire population. Moreover, there is no guarantee that this private land will remain open in the future. The remaining 60 acres of public open land is far below the 130 acres currently required, and if the population rises to an expected 14,500 or more the amount of open space required will increase to 145 acres according to the above standard. However, � the standard cannot be rigidly applied to Hopkins for it is part of the Twin City metropolitan area and its residents da not confine their leisure time activities exclusively to Hopkins. Opportunities for recreation outside the City are numerous and varied. There are two public golf courses, Normandale and Meadowbrook, within five miles of the City and Edina will open their new course this year. The many recreational activities provided by the facilities at Lake Calhoun and the other lakes in western Minneapolis are also within a reasonable distance. (See map on page following for location and identification of such external recreation sites.) Besides being part of the metropolitan area, Hopkins is also located in Hennepin County and has use of the facilities of the Hennepin County Park Reserve District which was created in 1958 for the purpose of developing a county-wide system of parks. There are now over 1000 acres of recreational facilities in the system with an acticipated goal of 10,000, (See Table No. 2 and Plate No. 2.) � 11 I � i ~ �� - v i . � .�� - ,� .,..�� _, __ s -- - - �� - ; '� :�V Q � \ `� -- - -- , ------ � � `�\ � \ , �� d - _� � � / , � / � � �\� � I / w�� .v�'� \ � � - \ � ' I � I � �` � , I t �O / i� I `� �� P I �- ---- ,_ ____ �� -- - � � �� , I ._ . �� ,.,� �� i� �� - I � ��,ES I � � � - - i A ♦y� � � \� a� � �� :� - _ _" 4 --- � � , _ �- � � - �_ _-�- -_ - �- , �-� � � � �. � �o ; , � *26 � ----- , � I � = Q , � � lake ; � �__ I �� L� ' .... ' -- � vE I 1 - - - ... - _.- - � irld�penden e �o� I� � -}- t L, � col � II , _ � / � edici�e , -_ � k � � -:1 � I �� IO�e'___n I I � - ---t ;� I ----� -- 1 � 14 W� �� ' Q - 2 7 I Q � \ pa rk - �9 1 r -- . � �� - - 13 _ �' ' i�' �' � � � � � � `�� 2 8� �3 - ,,,� � -�--�--;, 12 �� I ` D .i T � i j � �� la e oif th 'sles h --- l � -- � - - � � � ��} c ' la e alho n � � ..._ } _ X- � � ,� 'i ; 10� ' � � � � r� � �o l . � 9 j � k ! ' � e ��'c I \ �J-- �.-� h rr et _�Z�,. -- � �4�° " � 0 \ � ,� � � -�__" -r-:_ o � $ -� ke 23�jc � � � ,4 � � � , , � � j � ; � nok _is�^;_ ' � � � e--- - f� --- ` _ � �� p � � ; � - �� 0 ) , � , � -��\}1�� Zq �� ___ _ _ \ 32 33� _� ( Q � { ' _1 y� I // '` \ �� ?� 4� � � �� n4 � ,,, � �, ' �� i ;� � � �� 31 �' � a � �. '(c 30 � � j '� 34 � i' � / �� ; � - ,�' � ��, � � 3 �� . � , ---� �� I � , �-•�,f'� , _ _ .,�� 6�,� „�� Q � � �' � / � i ,_ � ,, .►i , --- _ - ;r,, , . � _ eXlStlfl $ �O osed I. MINNETONKA COUNTRY CLUB (PRIVATE) 18. MIDLAND HILLS COUNTRY CLUB (PRIVATE) 9 P P ` a 2. LAFAYE7TE CLUB (PRIVATE) 19.U. OF M. GOLF COURSE COYI1Ty PQ�ICS - 3.ORONO ORGHARD GOLF CLUB 20.TOWN AND COUNTRY CLUB (PRIVATE) MO OI' minnea OI15 4.WOODHILL COUNTRY CLUB (PRIVATE) 21. HIAWATHA GOLF COURSE � P - 5.OAK RIDGE COUNTRY CLUB (PRIVATE) 22. HIGHLAND GOLF COURSE city parks 6.MINNESOTA VALLEY COUNTRY CLUB (PRIVATE) 23. FORT SNELLING GOLF COURSE (PRIVATE) OIf COU�S@S 7. INTERLOCHEN COUNTRY CLUB (PRIVATE) 24. LOST SPUR CLUB (PRIVATE) g � 8. EDINA COUNTRY CLUB (PRIVATE) 25. ANOKA COUNTRY CLUB(PRIVATE) 9.MEADOWBROOK GOLF COURSE 26.MEDINA COUNTRY CLUB 10. MINIKAHDA CLUB (PRIVATE) 27.WAYZATA COUNTRY CLUB(PRIVATE) 0 1 2 3 4 5 6 7 MILES II.MINNEAPOLIS GOLF CLUB (PRIVATE) 29. LAKESIDE GOLF COURSE 12.WESTWOOD COUNTRY CLUB 29.WACONIA COUNTRY CLUB(PRIVATE) 13. BROOKVIEW COUNTRY CLUB (PRIVATE) 30. HAZELTINE GOLF CLUB(PRIVATE) � 14. GOLDEN VALLEY COUNTRY CLUB (PRIVATE) 31.CEDAR HILL GOLF COURSE I5.WIRTH GOLF COURSE 32. EDINA GOLF COURSE 16.GOLUMBIA GOLF COURSE 33. NORMANDALE GOLF COURSE I7. FRANCIS A. GROSS GOLF COURSE 34. HYLAND GREENS GOLF COURSE(PRIVATE) MAJOR RECREATION AREAS H O P K 1 N S minnesota page .-� Table No. 2 HENNEPIN COUNTY PARK RESERVE DISTRICT Name Location Area in Acres Maior Facilities Baker Park Medina 251 Camping, swimming, boating, picnic areas. Wawatasso Isle Lake Minnetonka 34.4 Camping, boating Wild Goose Isle Lake Minnetonka 4.5 Camping Hyland Lake Bloomington 356 Camping, picnicking Lake Rebecca Greenfield & 440 Boating, camping Independence Crow River Hassen 50.4 Boating, camping SOURCE: Hennepin County Park Reserve District Report, Sept. 1963. .—. Thus, the standard of 10 acres of open space for each 1000 per- sons in the service area is subject toan adjustment when applied to a community which is part of a large urban complex. The amount of compensation to be applied to the standard must be judged for each community in relation to available open space. The adjvsted standard is not intended to be a goal, but will be used as a point of departure for establishing a goal for Hopkins. A standard of 8 acres per 1000 persons is, in our opinion, a reasonable standard judged on the basis of the following factors: that Hopkins is a part of Hennepin County Park Reserve District which anticipates the acquisition of 10 to 12 thousand acres; that the State is developing Fort Snelling State Park of over 2000 acres; that Minneapolis has a 5000 acre park system; that Hopkins abutts Meadowbrook Golf Course which is open to the public and has Oak Ridge Country Club within its limits and that other specialized facilities such as riding stables, skiing areas, gun clubs, golf course, boating facilities and fishing are within a 10 mile radius of Hopkins. (See map on page for major recreation area location.) With the application of this standard of 8 acres per 1000 persons to the 1964 estimated population of 13,000, 104 acres of open space are presently required. With the projection of this need .` to the holding capacity population of 14,500, 116 acres of open space will eventually be required. 13 .-.� An inventory of existing land use shows the amount of open space presently assigned to recreation: Gross Recreational Land Area Open S�ace Credit Public Schools 59.8 20.6 20.6 Private Schools 53.4 43.0 5.0 Parochial Schools 7.9 4.2 4.2 Private Open Space 152.1 140.0 14.0 Private Recreation 2.0 2.0 2.0 Public Park & Recreation 48.7* 48.7 48.7 TOTALS 323.9 258.5 94.5 * 29.6 acres developed Assuming the proportions assigned are valid, the current open space deficiency is 9.5 acres and the long range requirement would be 21.5 acres. The assignment and distribution of this additional area will be discussed in the final comprehensive plan. a. Types of Open Space Facilities .� (1) Neighborhood Parks Purpose: To add aesthetic qualities and open space relief to residential neighborhoods and provide close in recreational space for nearby residents. Standards : Every home should be within 3/4 mile of a neighborhood park. A minimum size for this type of park is 1 acre with a population factor of 1 acre per 1600 persons. The park may be designed into a complex with other recreaCional functions but the park area should be attractively land- scaped to bring pleasing qualities to the area and should be designed for passive enjoyment in such forms as walking, picnicking, sitting and relaxing in natural areas. (a) Dow Park is in the densely built- up portion of the City and provides a relief for those employed in the area as well as for those living in multiple housing. It is attractive and gives an aesthetic quality to the center of Hopkins. (b) 21st Avenue Lake functions as a patt of the drainage system but it also —.,, presents a pleasing entrance to Hopkins, l�+ ,-. a small picnic area, a reserve for aquatic plant and animal life and could become one of the most attractive park sites in Hopkins. (c) All other neighborhood park facili- ties are a part of a multi-use open space complex. (2) Neighborhood Play Lots Purpose: To provide active play area for children up to 7 years of age near their home. Standards : Supervision and cost of maintenance are two difficult problems which enter into the judgment on determining play lot standards. Ideally, each block might have a vacant lot on which children could play, however, the activity of the children does not always leave the area in an appearance which is acceptable to the neighborhood adult popu- ,.� lation. Residents on abutting property are often imposed upon to function as supervisors and this can create difficulties. To correct these two problems becomes very costly, thus, play lots nearly always are incorporated as a part of a park or playground. Also, certain areas of low density development have sufficient yard space to solve the need for play lots. A play lot should be protected from all vehicular traffic, be designed so that activities of older children do not enter the area and be at least 1000 square feet in size. Such items as sand boxes, swings, turn arounds, teeter totters, wading pools, etc. are appropriate. Capacity standard is 40 square feet per child and a facility should be withfn � mile. (a) Elmo Park functions as a City well site and play lot. It is buffered from vehicular traffic and is located to provide a needed facility for the adjacent apart- ments. The parlc contains 2.8 acres and serves approximately 700 residents. (b) Cottageville Park functions as a play- ground and play lot. It is buffered from vehicular traffic and has access from the surrounding residential areas by pedestrian ways. The park contains 2 acres and serves a one, two and multiple family district. 15 -� (c) A play lot area is also provided on all elementary school sites plus the play grounds which serve all of Hopkins with the exception of the Belgrove area and Oaks neighborhood. The lack of facility for the Belgrove area is not critical inas- much as the private lots are large and the design of the area discourages traffic. The Oaks neighborhood has sufficient un- developed land to accommodate play areas now, but present trends indicate an immed- iate need for preserving space for a play- ground. Two factors will tend to dictate the future need for play lot facilities, i.e, , age coroposition trends for pre-school chiidren, and trends in multiple dwelling construction. The number of pre-school children in Hopkins is expected to decrease and the number of persons living in multiple dwellings is expected to increase. Both of these trends will reduce the need for play lots, but not for open space. � (3) Neighborhood Playgrounds Purpose: To provide activity recreation space for children in the 7 to 15 year age group. Standards: Each neighborhood should be served by a playground with the general service area not ex- � ceeding one-half mile. In theory, a neighborhood is the attendance area of an elementary school and such area should recognize physical boundaries such as railroad tracks, freeways, major lakes and water courses and industrial districts. The playground and school service area are similar, both requiring space which is paid for and maintained by the public tax dollar, both being used by the same age group, and both tend to require the same facilities. Hopkins is currently operating in a park-school recreation concept and we believe this to be most beneficial to the community. Each o£ the playground sites should have a minimum area of three acres which can be devoted to recrea- tion activities with five acres recommended and ten acres preferred. Should a ten acre site be ^, available, multi-function recreational areas can be accommodated. 16 .� Of the existing facilities considered as playgrounds only Hilltop, Burnes, Katherine Curren School, Harley Hopkins School, and Alice Smith School have sufficient area to meet the recommended minimum of three acres, and only Burnes has over five acres. This indicates that Hopkins, in establishing a long range goal for open space facilities, must give serious consideration to the standard of thr�e acre minimum and if adopted must establish a program for acquiring land to enlarge existing park sites. (a) Park Valley functions as the site for a lift station and neighborhood playground. It contains only 1.2 acres . The land to the south is primarily vacant but should it be developed for homes the playground might be better located south of Seventh Street South. (b) Park Valley Buffer is not well located to serve the neighborhood as a playground due to its location in the northeast corner of the residential area. However, the land was not acquired for the purpose of a playground but as a buffer between housing and industrial development. For this purpose it is satisfactory. It also serves � as a winter sports coasting area for the neighborhood as well as an area playground. (c) Interlachan Park is not located in the center of the service area but is is protected from vehicular traffic and weil buffered from adjoining property. All of the children within the attendance area have access without having to cross a major street. The gross area is slightly less than the three acre minimum, but due to the restricted attendance area and the size of the lots in the attendance area it appears adequate . (d) Burnes Park is centrally located, of sufficient size and assuming that the traffic now traveling County Road 18 will be diverted when the ntw 18 is constructed it will be adequately buffered from heavy traffic. This park incorporates a play lot, playground and some aspects of a play field. Of the parks now servin,g Hopkins, Burnes is the most adequate and one of which Hapkins may be proud. (e) Hilltop Park has one unique feature not found in the other parks -- it provides good winter-time sledding and tobogganing facilities . Its location is on the � edge of the attendance area but children have access without crossing a major street except for those Iiving 17 � east of 17th Avenue. The size is adequate although some additional land could be acquired to provide sufficient space for a multi-function park. (f) Harley Hopkins School fuactions as an elementary school, a play lot and a playground with some aspects of a play fieZd. The attendance area includes part of Edina although Edina has just completed a playground directly to the south. Children hr�ve access without crossing a major street and the site has an approximate central location. The total amount of land devoted to playgrounds conforms to an acceptible standard for the 1964 population. The distribution of Chese facilities is in need of some adjustements and additional space will be needed by 1980. (4) Pla�fields � Purpose: To provide active recreation space and facilities for those persons over 15 years of age. Standards : An athletic field or playfield should be developed in conjunction with each high school and ,junior high. As an area standard one acre for each 80(1 persons is accepted with a minimum of ten acres with a re��n:,endecJ._ : i.. e of 20 acres. This age group is old enough to be responsible and to have facilities for travel, thus the service range is two miles . Assuming a population of 14,500 Hopkins should have at least 18 acres devoted to playfields. Currently, Hopkins has a playfield at South Junior High plus some facilities of the playfield type at Harley Hopkins (speed skating), Burnes Park (tennis courts), High School (six tennis courts), and Central Park (slow pitch diamond, archery) for a total of some 10 to 14 acres. However, the plans for development of Central park will more than ad,just this deficiency and provide Hopkins with a fine playfield system. (5) Special Features Purpose: To provide open space facilities for the conducting ~ of a special activity. 18 � Standards: Specialized facilities tend to reflect the desires of particular interest groups, the willingness to pay for a facility, the climate and even nationality preferences. Examples of such facilities are ski lifts, swimming pools, hockey rinks, fishing piers, beaches� rose gardens, target ranges, model airplane fields, golf courses, roller rinks, hiking trails, bridle trails, bicycle trails, archery ranges, bird sanctuary, arborctum, day camps, canoe basins, wild-life reserviors, zoos, speed-skating track, bandstand, open air theater, and ornamental parks. Hopkins has some special facilities. Shady Oak beach is an extremely populated facil.ity although a desire has been expressed by some for a municipal swimming pool. Hagen field is privately owned but is available for public use and may be classed as a special use. Tennis courts are provided at the high school, ^ junior high and Burnes Park. A speed skating track is provided at Harley Hopkins and hockey rinks are constructed each winter at nearly all playgrounds, Other types of facilities may be established if these are determined as reflecting community goals in the future and if so the appropriate location will be a part of the Comprehensive Plan. Often such facilities are expensive and the provision requires a joint venture wiCh another unit of government such as the county or by private enterprise. An open space plan for an urban area such as Hopkins includes a wide variety of activities and functions to best serve the public. The public desire is always in a state of flux which necessitates that parks and recreation areas need continuous attention in programming. The open space plan is important for around it can be inserted the amenities to maintain desirable urbanism. --� 19 � 2. Schools A close inter-relationship exists between parks, playgrounds, and schools. They all provide open space and recreational areas. In some suburbs, the school grounds are virtually the only public recreational space available. Whi1e it is true that suburban dwellers have nearly always risen to the challenge of providing for school needs, it is also true that many have been reluctant to provide separate park and playground facilities intended solely for recreational uses. Two factors have been instrumental in fostering the rapid and intensive school construction program which has taken place across the nation during the last 15 years; (1) recognition of the value and importance of education and the need ior increased facilities; and {2) a preponderance of young families with school age children who have migrated from the central city out into the suburbs. Unfortunately, the enthusiasm for school construction has overshadowed needs for most other public improvements, with the possible exception of sanitary sewer construction. The emphasis on sanitary sewer construction has been largely the result of the clear and present danger of contamination and threat to the public health. The less tangible needs for adequate police protection, fire prevention, recreation, libraries, and other community facilities have had much less public support than schools and sewers, even though --. they may be equally important in terms of the total civic environment and the value of individual home sites. The fine school plant now being developed in the suburban areas ma.y be looked back upon by future generations as one of the most important contributions in the field of community facilities produced by this generation. However, if the present trend continues, school development will completely dominate the scene and the development of libraries, city and village halls, parks, playgrounds, and other recreational, cultural, and social facilities will be rather limited by comparison. Existin� School Facilities The City of Hopkins is no longer expanding as rapidly as the suburban communities surroundin� it. It is, in fact, displaying traits more typical of an older central city and it is likely that by 1980 most of the now available land will be developed and the population will stabilize or begin to decline. In terms of school development, the City will not develop in the same manner as the other communities within Independent School District 27�+. The District covers an estimated 26 square miles and includes portions of the Villages of Minnetonka, Edina, 4d.en Prairie, Golden Valley, and Plymouth as well as portions of the City of Saint Louis Park and all of Hopkins, with the exception of about 35 homes located � in the extreme northeast corner of the City. (See Plate 3.) 20 M E D I C I N E ' '��■ L A�K E � � �� M 111"""�--�--�—�--�� wQs'. � � ■ � RW : ■ � ■ i� � � ■ : sipte E �0 55 ■ � hw � ■ � ■ � :■��r � ■ _ ■ ■ � ■ _ ■ � No.14 � ■ c .5 � i ■ _ ■��■ ■ ■ � 3.� ■ �� - � E ■ � � ° ■ n.��_ ��.�n��u��n�� rJ n \��,., \ � �PE/PS 'i■ ■ ■ " � � ■ •�� ■ ° `� ■ �•r ■ : � ■ 1/�' ■ : a_��1�1 ) ♦ : �� .= n��.. _ ■ ' �-..-� � r = V��.�'� � N R '��- � � �' .�c 1 `��.� ` E n.��nm��= �r�r 1 \ � W - 1 "� � 5• \ ■ ,, �� ... �� •� 1' � '� ■ � ��rinw•�� ■ '��'�� 5 E � ' r � ■ R, �r" - i PE�.e� ��t.�nj"�� ♦�+ - • n'' ��_ jbwY.., ��,�,, �E �"- � '"'' = �5_..I� oo � - ��" � � S�a�e.. � ! E E .�Y�....�'.'iy�� O I ■ ��„ �,1fIJIT� I� ❑ P � ■ � � �� , ��YTL.�.�r.�i7r��1 � �,,,...,,,.._ ` !� a � • � `'`' � �' � � ��, QE I = 1 3 ■ � '- -- � � ' Shady Oak �.' �� ■•, . ;O loke ` � '_ � ��r � ; �� _ � � � �, �''K ,, Erlir��r�ry��[ � = �■�■��■�� • o. 3 � _ ■ r°� o°' ♦ cie� �ok� - to�e �' ■ ♦ �ake \\\\\\\\ " ■ ■ ♦ PE/PJ - `�+ ■ �� " - i �bQ ■ ♦ " = ��,o ■ ♦ _ `� '��■' ■��r, __ � ■ ,l� � - �r� + EXISTING SCHOOL SITES �� e'iaaa � '�� Publit: �°k° ■ � � Q elementary r�� a o l o�e ■ '��,� ��, 0 junior elementary school boundary �� o �s senior 's �� -� junior high school boundary --�-- oP ■ �—parochial �elementary) ■ proposed schools �PE,PJ,PS) �\\\ ��■ ■�r �—private SCHOOL DISTRICT 274 H O P K I N 5 BOUNDARIES & SC!-IOOL SITES minnesota page � y Table 3 presents a summary of the existing school facilities wi,thin the corporate limits of the City of Hopkins� including prfvate and parochial schools. Table 4 presents a summary of the district facilities located outside the city. Current enrollment figures (Table 5) indicate that over half the children ti�ithin the Distric� a-�tend schools loceted in Hopkins, and �hat most of these schools are presently operating at or near their full capacity (Table 6). Table 6 also shows that, with the exception of Alice 3mith Elementary, the size of school sites in Hopkins is inadequate when compared with nationally accepted standards. Any substantial inerease in enrollment at the existing public schools within the itmnediate future would probably necessitate the use of "split shifts" and�or new construction. This is unlikely to happen in the elementary grades� however, in view of the fact that population trends indicate that the number of pre-school children within the city will continue to dxop. Also the average Hopkins family contains fewer persons than does the average family in the surrounding suburbs. Moreover, the fertility rate (number of children under five years of age per 1000 women 15 to 49 years old) for Hopkins is lower than other typical suburbs. _ Community Fertilit.y Rate Edi na 1+68 ^ HOPKINS !�$9 Saint Louis Park 539 Minnetonka 636 Coon Rapids 10�+0 Circle Pines 1112 Source: 1960 Census of Population There wi�.l, however, be a need for increased facilities at all age levels within i;he district even though the elementary school age population of Hopkins will be stable or declining by 1980. Table 7 Population Forecast for Communities Partially �•lithin School District 274 Percent of Change �6� 1970 1980 1960-1980 Eden Prairie 3,233 4,800 14,000 333 Plymouth 9,576 1.2,500 28,300 196 Minnetonka 25,037 37,600 73,200 192 Golden Valley 14,559 20,300 26,500 82 Edina 28,501 �+8,400 48,400 70 HOPKINS 11,370 �3,900 14,50�' 28 _,, Saint Loui s Park 1+3,310 5�+�100 54,100_ 25 � Estimate by Midwest Planning and Research (See Population Report). Source: M�etropolitan Population Study, Metropolitan Planning Commission 22 .� 4lithin the immediate future the District has no plans to construct any new school facilities or to enlarge any existing school facilities within the City of Hopkins. The District presently owns three tracts of land, all located in the Village of Minnetonka, which have been selected for future development. They are as follows: a. The Baker Road Site, located on Baker Road (County Road 60) and Highway 7 includes a total of 20 acres, 13 of which are proposed for a new elementary school. An elementary facility at this location will most immediately affect the children now attending the nearby Glen Lake, Burwell, and Curren Schools. b. The Shad.y Oak 3ite, a 23 acre tract just south of Hopkins, was originally designated as a future elementary facility but is now being considered as a juniar high school or a combined junior high and elementary school. A junior high school at this location would reduce the strain on South Junior High, located within the City, and would eliminate �„� the need for bus transportation for many students. c. The Cedar Lake 3ite is the remainder of the 60 acre site on which the North Junior High School is located. There is a possibility that this area will be used to provide a second senior high school. Such a new facility would enable the expected increase of high school students within the city to have adequate educational facilities even though increased bus travel will be necessary. � 23 ) � , ,� TABLE N0. 3 EXISTING SCHOOL FACILITIES WITHIN CORPORATE LIMITS, HOPKINS 1963 Name of School Type Year Built Major Grades Number of Site Additions Tauf�ht Classrooms Area Special Facilities — gen. K. SQ. Hopkins Senior High S.H. 1955 1962 10-12 44 - 29 24.0 See below South Junior High J.H. 1924 1935 7- 9 28 - 13 Z3.0 lfbrary, gym, auditorium 195� gym, lunchroam, showers, lockers Alice Smith Elem. 1952 1961 1- 6 25 3 - 10.0 library, 1 activiry, 1 gym, 1 lunchroom, kitchen N Katherine Curren Elem. 19�=�� 1957 Z- 6 18 2 3 4.7 library, 1 activity � special 1 gym, auditorium, office� 1 kitchen Harley Hopkins Elem. 1926 1942 1- 6 18 2 - 5.0 1 library, 1 activity, 1948 1 gym, auditorium, office 1953 1 lunchroom, 1 kitchen Smith Annex(old S.H.) Elem. 1907 - 6, spec. 3+ - 1 4.8 1 library,processing center St. John`s paroch.E. 1952 1961 1- 8 10 - - 1 library, 1 gym, kitchen, cafeteria St. Joseph's paroch. E. 19�2 1956 1- 8 16 - - library, �itchen, band room 1960 project room Blake School private 1912 1914f1927 3-12 40 - - 50.0 library, swimming pool, boys 1951/1963 gym, lockers, cafeteria + has four classrooms which are noC used Senior High Special Facilities : Source: Midwest Planning and Research Inc. theatrerle�unchgr�oom,lls�citche�i,padm�nl o��f�ces ) ) ( � TABLE N0. 4 SCHOULS OF DISTRICT N0. 274 LOCATED OUTSIDE HOPRINS Name of School Type year Bnilt Major Grades Number of Site Additions Tau ht Classrooms Area S ecial Facilities North Junior High J.H. 1959 -- �� K' ��' �"9 27 - 17 60.0 Library, 2 gyms, kitchen, cafeteria Burwell Elem. 1921 1947 1-6 21 2 _ 5.0 library, gym, auditorium, 1952/58 lunch room, kitchen, offices Oak Knoll Elem. 1935 1952 I-6 10 - - 3.0 librar N y, gym, cafeteria kitchen Westview Elem. 1927 1952/54 1-6 22 2 - 16.0 librar 1958 Y, Sym/cafeteria, kitchen, activity room Glen Lake Elem. 1956 1961 1-6 25 3 - 15.0 library, activity room, gym, auditorium, lunc�room, kitchen. Source: Midwest Planning and Research Inc. �� TABLE N0. 5 PUBLIC SCHOOL ENROLLMENT, SCHOOL DISTRICT N0. 274 •� � as of September 16, 1963 Schools located in Hopkins Enro�lment Schools located outside Hopkins Enrollment —_-...._...__� Katherine Curren 670 Burwell 744 Harley Hopkins 627 Glen Lake ggg Elementary Annex 96 Oak Kno1Z 280 Alice Smith 876 Westview �ig South Junior High 853 North Junior High 1034 Senior High 1803 TOTAL IN HOPKINS 4925 TOTAL OUTSIDE HOPKINS 3659 GRAND TOTAL . . . 8584 � Source: Independent School District No. 274 -�. 26 ♦t f� TABLE N0. 6 PUBLIC AND PRIVATE SCHOOL ENROLLMENT AND CAFACITY OF SCHOOLS WITHIN HOPKINS, 1963 Per cent capacity Notes on Name of School Enrollment Capacity� used Site AcreaQe Senior High 1803 1320+ 100'/, Inadequate South Junior Sigh 853 840 100% Inadequate Alice Smith 700E 750E 100'/, Adequate 176K 180K 9 8'/, Minimum Katherine Curren 534E 630E 100y Inadequate 136K 120K gg�o Harley Hopkins 498E 540E 92'/, Inadequate 136K 120K 100% ^ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - St. John's 475 500 93% Inadequate St. Joseph's 680 700 97'/, Inadequate Blake 500 500 100% Adequate * General classroom space only. Additional student capacity is available in special rooms, such as shops and laboratories in the Junior and Senior High Sehools . The Elementary Annex �Old Senior High School) is not included in the above , Source: Midwest Planning and Research Inc. � 27 � � ��. 3. Public Services Although school� recreational, street and utility considerations are often foremost in the minds of the average citizen, governmental activities of administration and protection of the public interest and properties are being continuously expanded to keep pace with growing needs. The widening scope of govez•nmental activities in turn increases the requirement for public building space. ;lithin the metropolitan area there are many forms of governmental buildings and services including City Offices, County, atate, Federal and Special Purposes Offices. Those located within Hopkins include the Hopkins City Hall, the Hopkins public works structures, the Hennepin County Highway Dpeartment, the NLinnesota State Unemployment Office, the United States Post Office and the Armed Services Recruitment Offices. In the past, many government offices have occupied rented space at scattered locations in private office buildings. As an economy move and to provide more convenient service to the public, there is now a tendency to centralize various governmental functions in a single, public or private office buildings. This trend is prevalent at nearly all levels of government, including city administration, where a functional grouping oC activities provides a more efficient and economical service. � The suitability of a public structure can be measured by its functior�al appropriateness related to the specific purpose and location. An improperly designed building limits the efficient conduct of public business, and an inadequate site locaLion can be even more wasteful of time and monies. The selection oF sites - their relative location, their size and functional grouping - for the various public buildings is therefore an importa�nt function of the local planning process. a. City Hall The present City Ha11 is located on Excelsior Boulevard at Eighth, and wi.thin the Centr,�,l Business District. Its location relative to otY:er uses and ac�essibility for the �eneral public is good, but the size of the site, the condition of the structure and available space for the various governmental functions is� grossly inadequate. The building was constructed in 1908, and is a two-story masonary and frame structure of approximately 10,000 square feet of gross area. Llithin the building are housed the functions of city administration, engineering and building departments, municipal court, park and recreation department, the police department and the fire department. The principal inadecuacies of the present facility are: (1) �. obsolescence of structure; (2) insufficient floor space; (3) combination � 28 . , � of offices and joint filing systems between departments; (4) lack of large public meeting rooms; (5) separation of the engineering and building departments from the public works department which is at a different location; and (6) serious physical plant deficiencies for the police and fire departments which will be discussed in greater detail below. There are currently 19 persons employed in the City Hall, but plans call for an increase in personnel to 24 in the near future. Only six off-street parking spaces are available on the site to meet all department and visitor needs. (1) Administration Offices The present builcling has space for the offices of the City Manager, assessor, clerk, bookkeeper, cashier, and other general office workers. No conference room space cr office for the manager's secretary is available and all other workers have cramped office space. The principal need for the future is enlarged floor area in which to conduct present business. The present court room has to serve also as council chambers, meeting room for the planning commission and other general � public meetings. Any large meeting has to be held at the public works shop. (2) Police Department The 16 man police force has to operate in exceedingly cramped quarters, ti�ith inadequate jail facilities and no private gara�e in which to drive in prisoners. The poor physical facilities for police protection is a major problem at this time. (3) Fire Protection The fire depari�ment is also located in the City Hall, immediately beneath the administration offices with the result that at times of fire call extreme disturbance to the administrative offices results. Only four of the five fire trucks can be housed within the building because of lack of space, and the old ladder truck cannot be maneuvered properly in the available space. No hose drying or washing facilities are available, so that hoses have to be spread up the stairs during the winter months, with consequent hazards to othcr users of the building. The fire department is a volunteer dep�,rtment. In general, the fire station site is good with regard to its central location, but the site is of inadequate size and the building is obsolete. .-. 29 � b. New City Hall A realization on the part of the city that the present building was inadequate to meet present needs has resulted in the authorization of a new City Hall which will be completed by October of 1964. The new site is at 1010 First Street South and adjacent to Dow Park in the downtown area, The building will contain two stories and a basement and will house all city administrative offices, including the public works office, the fire department, police department, and detention facilities . There will be an estimated 32,098 square feet of floor area in the new building and the basement will feature a target for police training and gun safety purposes. Off-street parking spaces will be provided for approximately 70 cars, including angle parking near the fire station to enable the volunte�r fire department to avoid delays in responding to calls, The location of new site, the sizc of the site and the provision of parking facilities, the amount of f.loor space to be devoted to the different functions, and the functional grouping of offices and departments will provide the City of Hopkins with a fine public service building which should meet the City's needs on a long range basis . � c. Public Works Yard Each government unit which engages in a construction or maintenance program soon finds need for space to store equipment and supplies and to work on equipment and projects. Hopkins is fortunate in having had the opportunity to buy the ol<] Hennepin County Highway Maintenance Yard and to have purchased the facility. It consists of three large buildings plus one small frame building now used by the Park and Recreation Department. Two of the buildings are referred to as cold storage while the third is heated. This facility is lzrgc enough to house all of the city's mobil equipment and spacewise should accommodate the nee;l through 1980. d. Library There are two primary sources fc�r library services made available for residents at the local level : the school library facilities and the Hopkins Public Library. Considerable progress has been made in developing excellent school libraries and there is reason to expect additional improvements and extensions to the school libraries for the future. Hopkins has had its own local public library for many years and has already made the decision to continue providing local � 30 ^ � service in lieu of becoming a part of the Hennepin County Library system. Until 1948 the library was located in the existing City Hall in space now occupied by the recreation departn�nt. In 1948 the facility was moved to the Dow House at Ninth Avenue and First Street but it was later recognized that the general location was inappropriate to meet service requirements and that the facility was more properly located within the downtown. The services that the library performs, the concomitant need for a central location with ready access for residents, and the growing use of the library and demand for additional space all led to the relocation of the library in 1962. This decision was made after receiving the report and recoromendations of a library consultant and the present building at 25 Ninth Avenue in the central business district was occupied on a trial basis. The building is privately owned, contains approximately 4000 square feet of floor area and can accommodate around 40 persons at one time, in addition to employees. The first year of service at the new location has der�onstrated the desirability of the central location and that a higher level of service can be maintained. Circulation in 1960 was 63,674 volumes and is expected to rise to an estimated 68,000 volumes in 1964 and library space is being used at greater capacity " during the day. The present library containes 23,000 volumes and the existing building is large enough to accommodate expansion to 30,000. Beyond that volume it would be necessary either to expand the physical plant or to seek out a new location. Should a new location be desired one should be selected within the boundary or directly on the edge of the central business district to assure the same level of service and accessibility. Anticipated population growth within the city and library useage from the resid�nt population indicate that a single facility augrnented by school library services will serve the community. No branch library or bookmobile services are considered necessary. .-. 31 .• • ^ mean that there should be 400 spaces of off-street parking provided. Another method is the relation of off-street parking to seating capacity. The generally recognized standard ranges from one car space for ten seats to one in three, depending on the number of services and the average attendance at each service, Thus a church with a seating capacity of 500 would have to provide from 50 to 157 off-street parking spaces for its cungregation. Location: As previously suggested, total area requirements for new churches may be reduced if the site is near a school or shopping center. In the selection of sites, church planners also desire to have their houses of worship highly visible. Thus new churches are seldom built in the interior of established nei�hborhoods or in the midu'ie of a residential block. In the suburbs they tend to locate away from highly developed commercial areas and are usually found near other public and quasi-public buildings such as schools, parks, and other churches . They usually tend to be built on major access points such as freeways or on corner lots of major streets; and, if possible, on higher ground than the surrounding area. � --. 36 : ' . /'\ As an aid toward understanding present church-community relationship and to provide data for analyzing the need for new churches within the city, it is necessary that certain criteria and standards be presented. These standards are not absolute, but they should be considered as basic to the planning of a new church and should be applied, when possible, and augmented with common sense, good judgement, and the spirit of cooperation. Site Standards: The Conference of Church Extension Standards uses the following criteria to determine the amount of land needed for a new church, based on its anticipated membership. Members Minimum Area in Acres 0-400 1 400-800 2 800-1200 3 120� or more 4 If the new church is to be located near a school site or shopping ccnter, less acreage may be possible if off-street parking is available during the Sunday worship services. If a new church .-. is to provide all of its green area, parking, and outdoor recraationsl space, a minimum of three acres would be desirable. Membership Standards : It has been suggested that a suburban protestant population of 5000 could support three churches of about 1500 each. The Conferenc� on Church Extension Standards suggests one protestant church for each 1500 to 2500 persons . Catholic churches tend to h�ve larg�r congregations; about 1000 families or 3000 to 3500 person being about average in suburban areas . Off-Street ParkinQ: The adequacy or inadequacy of off-street parking has, at times, become a sourc� of conflict between a church and thc surrounding area. Churches are traffic generators and inadequate off-street parking can cause them to be considered a nuisance to the extent that they may depreciate resid�ntial property values by using up all on-street parking during their services and by causing Sunday morning "traffic jams" in otherwise quiet neighborhoods . By providing adequate parking, a new church can areatly reduce these antagonisms. While there are no rigid standards to be offered as a solution to this problem, there are reasonable guides . Relating total church membership to off-street parking, it has been suggested that 100 square feet of parking space be provided for each member .-. of the congregation. This is about one car space for each three members. In a church with a membership of 1200, this would 35 t /� .�� However, many churches also have programs which extend into the daily activities of the community. Examples are operation of nursing homes, nursery schools, sponsoring boy scout troops, providing a gym for recreation, sponsoring a toastmaster`s club and many other activities. Since the late 1940`s the adjustment to church locations, numbers and size of churches is in a revolution similar to schools. The population is increasing, young families are moving to the suburbs and leaving the older downtown churches. In response to this new suburban churches are being established. The greater use of the automobile and the development of super- highways has resulted in the growth of a n2w type of church. This new suburban church no longer serves a small and relatively homogeneous neighborhood. Distance and travel time have ceased to be a crucial factor in the selection of a church. It is thus becoming increasingly difficult to identify the congregation of a given suburban church with a given geographic or political boundary. Also, it has become increasingly difficult to determine the role of a suburban church in relation to the community in which it is located. Today's churches provide meeting places and needed facilities for many activities which are not enCirely secular �` and have no direct bearing on the role of the church as a place of worship. Thus some modern churches have become community centers as well as religous centers , The increasing number of suburban churches have also led to certain problems . Inereased church membership and increased attendance have, in many instances, created parking problems and Sunday "traffic jams" of major proportions, resulting in the development of antagonisms between the church and the surrounding residential neighborhood. Existin� Facilities The City of Hopkins has nine church�.s of seven different denominations. There are also six nearby churches which are not within the city limits, but which serve the residents of Hopkins to some extent. Considering only those churches located within Hopkins there is one person for about every 1400 persons. Table 8 presents a summary of Hopkins churches . .-. 33 �-. Table 8 HOPKINS CHURCHES Area Sunday Off- in Year Seating Attendance Street Secular Group Name and Location Acres Built Capacity AlZ Services ParkinQ Activities Assemblies of God 28 9th Ave. So. .14 Church of Christ �O1 9th Ave. �o, .5 1890 500 70 25 First Methodist Church of Hopkins 717 Highway 7 3.5 300 360 Boy Scouts Gethsemane Lutheran Church Boy Scotts 715 Minnetonka Mills Explor�r Scouts Leadership Class Road 4•8 1961 660 950 400 Boys & Girls ^ Hopkins Baptist Church 12th Ave. & lst St. No. .15 150 65 0 Mizpah Congregational Church 1952 Boy Scouts 412 5th Ave. �o. 2,1 1960 300 600 500 Alcoholics Anonomus St. 3ohn the Evangelist Catholic Church 1503 Boyce Rd. 2,5 St. Joseph's Catholic Church 13th and Excelsior Boulevard Boy Scouts 5.4 1952 900 4500 500 Knights of Columbus Zion Lutheran Church 1950 Boy Scouts 241 Sth Ave. No. 1955 S50 775 300 Girl Scouts Source; Telephone Survey, Midwest �lanning & Research, Inc. r 34 �t 11 4. Quasi Pub�ic Quasi-public uses such as churches, social clubs, philanthropic institutions and others are a very important part of the urban environment. Such uses help to satisfy the social, cultural, educat�onal, and recreational needs of the citizens. Many quasi-public uses also add elegance to the urban environm�nt with their monumental structures and spacious, well-landscaped open space. In addition to the many church sites and other relatively small semi-public uses, Hopkins has two large institutions -- the Oak Ridge Country Club and Blake Boys School. Such spacious sites help to supply open green space as a pleasant relief from urban structural density and also provide a service to the residents . It is desirable to have a wide range of public and quasi-public uses available to the residents of a community, however, careful consideration must be given to each to assure compatibility. One basic consideration is that of tax balance. Non taxable property can become a financial burden on the remainder of the land if excessive. Large land holdings may cause the pattern of land use to be desrupted and the traffic circulation pattern may be inconvenienced and inefficient. Development standards relating to off-street parking, yard requirements, lan@scaping, fencing, etc. provide a base for development and reflect the personality of the community. In general these public and quasi-public uses ~ in Hopkins are very attractive and help to provide a pleasing impression of Hopkins. Although it is highly desirable to have a wide range of quasi-public uses in an urban community, they do at times present problems. One problem is that of increasing the proportion of non-taxable property; excessively large amounts of quasi-public land in conjunction with streets, schools, parks, and other non-taxable property can create an unfavorable balance betw2en t�xable and non-taxable land use, Another problem is that of land use distribution and compatibility; for example, the quasi-public golf course in Hopkins isolates one residential area from the remainder of the city and some churches without adequate off-street parking nay conflict with nearby residential uses. a. Churches Throughout history, man has always considered his place or worship as an essential and vital elem�nt of his community life. 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(}` "'- LN��'.��.':� 4 1 ��:^�l Ori 3�.J_$ � `:ection 3018 °.,.1� sc� S°'��.nor Stre�t" is � s�treet of l.imi-ted continuity used pliu�slly for access �o th� abutting prnperties. �d� "Servi.ce Street, La,ne or Rosa" is a street which is parallel aizd ad jaceni; to a thorou�hfax°e ancl whiah provides access to �butting pr�perties and protectiun from through trafPic o he� "Street �lidth" is the shoxtest distance betwe�n the lines delineatzng the right-of-way oP a strest. �f� "2'horoughfare" is � s�reet primaril.y designed to aarry large volumes of traf�1.c e A ti�orou�hfare ryas coxisiderable continuity and is usec�. pri�rily as a major traffic artery for travel betwe�en Targe �reaso �2,) tPAlley" is t� minor :.�y �whiGh is used prir�rily =or vehic�ular service 8ccess to �;he ba�k or th� side of properties sbutting on a street. Seation 3.19 t1Subdivider" is any person commencing praceedings under tinese regulatio�s �o effect a subdivision of land hereunder for himseLf or fo� another. "�ubdivision" is the div3sion of a parcel of' land into �twa or more � l.ote or p�arcels by any me�.ns including registered land surv�ys and couve��rznes by metes and boundsp any af whic�= resultant parc�ls is ].ess than �wo �.nd cne-htilf �22� aeres in area, for the purgo�e of �transfsx of ownership or building development, or, if a new stre�t is involvede any division of a parcel of land. T'i1e term includes resubdivision andy when appropri�►te to the context,, shall rel�t� to the proc�ss of subdividin� or to the l.and subdivi.dF:d. .-� -5- -9- u � °asua3�o a��das � a�n��suo� �sqs �s�xa o� pa��xuz�ad s� uo��BZoze B �� F.ap q�aa pus �asua,�ao q:,sa .zoa s.zia�ToP (ppZ� p�.zpunu auo ug*.�� a.zom �.ou pus saeTTop (SZ, an�a-��.ua�� u�{�. ssaZ �oa pau�a aq Ztscts 6c�x•r► pa-�Zdmo� uaaq anBq suo��;�as as�q�. ,�o s�.uatuaa�nba.z aq� Z� �.zo�aq pa�,s'�r�a.z r{�.u�sa.zau pusZ �o :��o-�q .zo �o-� �frrrr3 asBaZ ao aTes .xo3 ssa�,�o .zo �TTas oqM ao `auo��t��rwa.z as�u� ao suo�s�no.xd aq� ao �ue �o �ua�ua�ao�cza au� ��.s�sa.z ouM ao q7-�r� �CZdeio� o� sasn3a.z xo s�.�ataau �s�.tazo �sa�.�ote our� ao-��.zodao� ao uos.zad Bu�.x�� Crzy °�gt� T�� au� 3Q T�o.zdds �t�un sa��sas ,�ua �.ga.zad �ou t�s puB pa�o.zdda s� u�eTd �.zeu�.a�Ta.zd au�. ssaTan p��.su� aq o�. s�uam�no.zdm� ��Tqnd �Cue �.�ad �ou ZTeL,s Z'��uno� d�� a-� •czo-�sta�p -qns pasodoad �us uz �.ot s uo a�n��n,��.s 1�ua .zo� s��a.z�d au�pT�nq anss� �.ou �T�s .zo�oadsu� Bu�pTtng au�. pu� `��p�'�t3n �us ant� .zo a��,�3o s��a�.s��a� �C�uno� ac{� uz p.za�a.z o� p�Z��;.ua aq t�'e��s uo�s�n�pqns au �uza.zaq pap��no.zd ss �.r,�d Z�u�,� � ss pa.io,addB ssaT��'2 T'i�r ��aa� '�� AI PSOT��,��i� ��, � e c � SEC'1'1:ON V PROGF.DURE FOR FfiELIMINARY PLAT Sectian 5.1 Filing 5.1�1) Before ci3.viding eny tract of l�snd into two or more lots or paxcels, an owr.er or subdivider sh�.11, unless a variance is suthorized, file with the City Clerke �a) Four �4) copies of tre preliminary plat. (b� A caah f�e of twenty-five �25) doll.e,rs, plus one dollar '�l) for each lot up to a r.�ximum amount of one hundred fifty �150) dollars. This fee will be used for the expenses of the �ity in connec'tion with approval or disapproval of said plat and any Pinal plat whlch r�y there�after b2 submitted. Section 5.2 Review 5.2(1) Tk�e preliminary pl$t sha11 be submi�ted to the Zoning Administrator who ahall review sa�e to ascEz•tain if said p1.a� complies with the re�ul.ations as herein set fortho I£ the Zoning Administratc?r finds ^ the material sufficient �nd in confox�nce, the plat sha11 be accepted for filin�. 5.2(2) Within fifteeu (15� d�ys from the dat� of filin�, the Zoning Administrator sh�ll: �a� Set a public hesrin�; for the next regulr�r meeting oi the P1,�.nning Gor�ni.ss�.on on the preliminary pl.a.t, such hearing to be held within forty�five �45� �.ay�s. 'Z'he P1.anning �ommission sY�ll conduct the hs�ri.ng and report upon findings and , recormnendations to the City Council. Notice of said hearing� , ' sha11 be publ.ished in the official newspaper at least ��re �$� days prior to the hearing. �� b� Refer two (2) copies of the preliminary plat to the Planning Gamr,iiasion for its examination and report and oneQl) copy to the City Engineer Por his ex�mination �nd report. �opies of the report of the Engir.eer shall be given to the Planning Cou�n►ission within fifteen �15`� days. 5•2(3� The Planning Gommission shall make its report to the City Council on or before the next regalar meeting of the Council folZowing the pub2lc hearin�. 7.�(1�) �he City Council shall ac't on the preliminary p7.at within ninety (90� days of the date on whic�l it was filed with formal request �� for approval. If the repr�rt of the Plannin� Coramission has not been received in time to raeet this requirement, the Council may act on the preliminary plat wiLhout such report. -7- -g- � � '��xdaH 3� ��z� au� �o a�ua�u�rzua� pu8 Ba��ta� TB�a�a� ��a�es `u�Tsa� au�� xo� �a�ssa��u s�u��P �� s� �sTd T�t,tt3 aq� pus ��Td ��u�m�Tai� aq� u� suozs�na� u�ns a��nbax �S�u t��ano� �C�z� ac� ';.4"td T�'F3 ac�� tio pa��2pu� aq o�. a�usu�P�O s��. �q pa�3Z�ads sra s�uacca.z�nba,� pua saxn�Ba� .zau�o pu� st�sodo.zd 8u-�.zaau�8ua a��. ,�o paxznb�z aq TZ� T.yn.o.zcTdt� �.uan�asqn; •�no��at a�� 3� ��'C tq��da�� +a,��ua� aq�, �CZ�.zaui �nc� uo�s-c��P�ins a�d� 30 a�ut�.da��s �su-�� a�n�.t�.sc�o �.ou TZ��s ��o,zd�iB u�ns °par�o.zd.d� ,;� �.�-Cd �C.asu��Ca.zd au� 3I •�Tws��ZddB au� o� ��usz�. pu� T��r�r�o� au� 3o sau�paa�o�zc[ au:� uz pap.zo�ax aq ZZ�s uo�?�s u�ns so� suoseax a�� eZi�uno� R�.z� aq�. �q paao.zcide �ou st �sZ�Z �.zr�cz-�n�r�.�d au�. ,�I (S)Z'S �io��ac� �"S �o�=��5 \� � � -6- °d�s.zaurio puB amgu �Cq �u��,��aaPz ��.aa� (ppT�; pa.zpunq auo � u�u�?.�'s �puBT PaPT-��Pq.ns .zo PaP'F��Pqn�ut� �uzu�roC� ,�o sauxT �.zspunog (9)�'9 •ur�ous aq osTB TT�is s�.ue�q Pus �saToqugtu 6su�ssq c��so ,�o suo��.e�ot puB ��uoi�.sna�a �..za�u� `sap�.z�; s� sa.sp q�ns •puo�Caq �aaa �ppT� pa.z��rnu auo ,�o aau�.s�p �s v�. puB sas�e �.�d �C.�aui[nzTa.zd aq� a�q�� sat�"c"C��s,� puno.z�,za�un .zac��a so s�..zantn� �su��u aa�sr► �s.zaMas �ur*stxa �o az�s pu�e uo��.a�oZ ��Z•� •au�Z f.zt�p�znoq au� Pur,l�aq �aaa (QpZ� paapunq auo aou�.s�p B o� puB ��atd f.z�c:�n�Za.zd aq� ��u�.��. sau�T a�8.zod.zo� pu+� uoz�.�as pus s�uamassa �sa.xn��n.z�s pus s�tiipT�nq �.uaaea�,xad �spu�et �tZqnd .zaq�o paa sz�xsci �s1��er� ��Tqnd .zaq�o .zo s�.aa.z�s pa��.eTd �Tsna�nawd .zo �u��spca �o samgu puv si��.p�K uo��.B�oZ ,��}�.r3 a�Baxas Z��os (£�z•9 suot�.B�z,�tsss�� z�uoz 9u��sxx� �Z�Z•g �pa�.��pu� RT.z�a�� uozsut�pqns pasodo:cd ,�o fa.n.zns au�T f.z�punog (T�z'9 suoz��puo� �u�c�s�x� �•9 uox�.�a� uo��e.zsda,z3 �o ��.Ba (9)t'9 �II�od-u��ou (S}t`g � aZ�os ��qdaz� (i7)Z`9 '�.e"td au�. ,�o .zac��sap pus .za�aa.zn� �£�T�9 `.zaP�n�Pqns `�ua�s s�aauclo �.zaurso au�. 3o sass�.zppB puB saruau •spaaQ 30 �a�s�Aa� aq� 3� a��33o au�. a� sp�o�a.z au�. o�. 9u�p.zo�a� ��.xado�d �o uo��.d��sap Ts�aZ �Z,Z•c� '��o� au� u� Pap.zo�a.z aao,�o�a.zaq� ��d .�ua ,�o a�z�au aq� 3o ua2�.az�unuo�d u� as��t� aq .zo a�.a��tdnp �.ou -L-reL�s amsu qa�qM �uo-�suipqns ,�o a�uBu pasodo.z�{ (-�,T•c� uot�d�x�saQ pue� uo-��B�z,��.uapI T•9 uo��.�a� :uo��.zo�u� BuxMo�To3 ar�� o�.�aaq� paq��s ar��cr ao u�a�uo� ZTa�{s uozs��pqns pd�odo.xd au� ,�o �std �s�u�az�cTa.zd au,y °�aa3 OS = �,Z ua�� ssaT �ou �.nq .�a�uz�c� �� ac��. �q pa�o.xc?ds aTs�s s �.B cuse.zp fiTq�BaY pug RZat�ato aq ZTs�.is �sTd �.z�eu;�u�1a.xd a� se�a x�rouaaza� �o� �a�ba �1 ,,:, �,.,;�. : ...Y�!,�._ �I,_ ` u , -ot- •�a�u�� o� �u� �,,, �aa.z�s a�.snbapg apinoad pus `�C�c�Bdn��o so,� a3Ba RTa�.aTdmo� ea.xs aq�. as�Btu `.zaau��t�� .�� s�� 3o uo�u�do au�. u� `TT?� q��u� s�uauaa�ox�i axr�u o� saa.zSs xap�ntpqr,s aq� asaTun 6aZq�ssodtu� s�.a-� pu� s�aa.z�.s �u� ao a9eu-��.zg a�.BnbaP� ax'e�u P1�noM y;��uM pTzs sa��'�T��B,� a�BA�� .zood ��acna.z�xa suz�un� ��r�M .zo '�uzpooZ3 ��o�,zad o�. ��a^qns sa.zs u�e s.za�o� u��uM ua�sT.n�pqns � so3 pano.zdds aq TTT�'a u�e-�d oH (6}�•9 •ua-�ss'�ao� 8u�uugTd aq�. o�. Pa�.��cmQns aq TTgr�s ��B,z� a.z��ua au� 3o uo�s�n�p -qns a.zn�na au� .zoa u�cI an��.ua� � 'amz� o� a�u�� uzo.z� uo��.aod P��BTd u�n$ ,�p �uautaS.zaZaa a.zn�.n� ao,� �3noua a�.�tr� xo papu��.ux s� �� pus �u-��t�td .zo3 pasodo.zd sx ��B.z� � 3o uo��aod B aanait�q�� S�P£'9 •saao�s u� s�ea,zs so ga.zg uons �o az�s aq� 8u�p�.-�au;. �asn ��tqnd .zo� pan.zasaz zo pa��FaP aq o� �aPua�u� `s�uaaa�sa R�.'�T��n puB s.�� ue�.z�sapad esRa�t� =s�aa,z.�s uBq�. �zar�?c� �s�ea.z� (Z��'g •sau�T q��q-�ae Sut�1-�nq pus �S��otq. pu'e s�.oT 3o suo•�suauz�p �.zt�u�m�Taad pus saaqmnu g,�r�oRe� (9��'9 •su�� aa�.�ri pn� sau�t aanas pasodo.zd �o �ua�pr�.z� a�.��xo,zddB pu� az�s �uo��e�o�g (5}�•g •s�SaT-�g pu8 s�.aaa�.s pasodo.zd �o s�uazp�a.z� aut2 .za�.ua� a�.+��xo.xdd� (t��"9 •��ocn,z .za�.ec� w,xo�.a pasodo�d ar�� ,�o `-' Butso3sgP 3o Fou�am au� o� ss uo��$o�Pu� u� ��-cr�. .zaq�.��o�. Bs�aYj+� pus s�.aa.��s uodn s�uama�o,zdm� paso3o.zd �o suot�.�as-sso.z3 Ts��c'f�, (�� •s�.uamassa ��T��n pue s��s usz.z�saped ��Ra-�B pasodozd aa sq�Pt,� aa eo��s�c� (Z�£'q •pa�rt aq t�gus auigu aqa �u�na qa�c�r� u� `�aax�.s pamgu fp�a,�TB uB 3o uo�sua�.xa u� s� �.aas�.s pasod�oad aq� ss�tun dpastt aq �.ou ZZ�s scxo.z�.�r�a s�z �o ��x� a�� u� po,stt a.zo3o�.asaq �.aa.ra.s �CuB ao amecs ac�,� °s�.aa.z�s ,�o sa�8u �asodo�zd pu� su�P�M �e.�-�o-�c��.z Bu;.noqs �a�aa.z�.s pasodo.xd �o �na�t� (T�£°9 fra.m�.ea3 c��a� uo�s�n.�t�qnS £'y uoT��a� 4.zaau��rz� R�� . �q Pas�nbax aq ��ar sB s8u�.zoq T�og (6��9 •sc�o��.��.z�sa.z a�e.��.zd pasodo.zd TTs 3o Rdo� C8)Z'9 •�oqs aq osTs TT�s sa�n�Ba,� �cra��zu��s .zau�o pu�+ �sau�T pa� sa-�od uoisspnsus.z� .za�od 6sdo,�a�no �t�o.z �s�aa.z� p�Zaoar� 6saus.x�em �sas.zno� aa�.e�r� •t:rinus aq TC�s Tsnsa�.u� T��.�an �.oa,� �t� auo e daxou� .zo �aa,� �ppT� p�„zpu;i.q auo s� -��za�.ux .zno�.uo� �e�uoz�xou aq� a.zavM �.da�xa ��aa,� (Z� or��. u��. �.xom �ou ,�o sZ�en.x��ut -��r��xaa �a �ano�uo� �u��nT�uT tra.�p �rr,i�iB.z�?odQ;r: t'L,G°�3 �a s��:.:� z.9 u��' '�•' � f i � \ S�ction 60� Ot:Y,er In�'orraation 6,�+(Z) Statem�n� of the proposcd use of lots statin� type �f buildings �ith number of proposed d��elling units; type of busine�s ox industry so as to reve�l the ef�'ect of' the develo�ment on ta��ffic, f�.re hszards or cong�stion of populationo 6•t+�2� Sourc� of wa-�er supply 6•4�3� Pro4risians for sewa�e disposal, drainage and ?�ood control. o.�(�) �,`o�ation ceade as to tYie in3tal].ation of curb and �utter, �idewaLks� boulevard improve�ents9 and th� location af street treer�. 6•�+�5) Proposed protective co^�Ter:Jants or deed restrictions. 6.�+�6) Laca�ian of propQsed s�..r�c�t Zighi,ss and easemsnts an@ the utilities of' electric� �s and teleghone. 6e�+(7) If any zoning cl�►nges are cont�u�pl.�ted, the proposed �orxing plan for the are�s, including dim�nsions. � � -ii- -ZZ- •aeZd jeu�; aya 8u�ssa,o�d u� pa�gnbai s� gu�ieau ��jqnd ou �ey� �da�xa �8�d ��euTm�Taad aq� so3 se a�ss a�� a�a Y��uno� �ag� ay� �q u��a�s pue �a�u��u� �� pue uo�ss�anuo� � �u�uust� aqa ;o s��odax aq� �a3 �u�mxa pue a�npa�aid auS •s�eP SZ u�R�� Y33uno� �� aq� o� ua�� 4 TTE�$ 7aoda� s��auaoa�� aq� °1zodai pua uag�eu�mexa ��Lj zo3 �au�oa�d �a�� ay� o� paaia�aa aq jj8�s �aoda� ��ado.zd paza�s��ai io a�� a ��e�asqe ayZ °sa�uedmo� �.iT��n aa�,�o pus zaMod pu� auoqda�a� ay� oa ��sa �do� e pue �xaau�8u� �� aq� oa �do� auo `u��ss�mu�a� �ufuuea� a�� oa �eTd �eur� aq, �o sa�do� OE�� a3ax TT�s �oxe��s�ux�pd �uiuoZ aq1 �aj�; uo �sTd Ieu�� ay� sa�etd �� e�z azep amse aq� ua °aa3 �u�T�3 a�a u� pauo��uam aa3 a�a o� uo��pp� u� sa�nseaaZ �� ya o� p�ed aq Tjeys am8s au� �so� p�zem��sa q�n� �a �t�uno� �� aq� �q �sno�dde uodn pue 'uo��e�ojy� pue suo�s��p ��ns �u��em pue 'xo��n� ��uno� ay� y�� ames aqa �u�Tg3 ajtoi zuamssasse pas�nas ay� nu�aeda�� o �so� T��g�aja ay� a�emyasa �teqs �ossess� �� aq� "�ejd aq� u� saoi an��aadsa� aua o� pa��aoTTe puc pap�eYp aq 'uo��n�pqns aq� ux paq��sap sas�masd aq� �s��a�s pa�nal uaaq ane� u�tq� �s�vamssasse Ie��ads Su��s�aa �ue �$q� s�sanbai aap�n�pq�i� aq� 31 aa� jsi�a S (�T� ^suo��ejn�aa asa�� 30 s�uaQai��ba� a�� TTe y�� s��o�uo� uot��od ��ns �eq� pap�no�d � `a�i� a�� e dotanap piis pao�ai o� sasodo�� ap�n�pQns ay� q��o� ��td ��e��ja�d pano�dde a�7 3o uo�azod �e�� juo a�nZx�suo� �ew aF °�e�d Aisu��a�aad ay� �� m�a3uo� tT�s a� sa�adsas �aq�o TTe ui �Ttauno� �1g� aq� dq pa��nba� suo�3ea�3�po� �o sa�usy� Tte paaezodzoau� an�� Ij�� gZd TEux3 ayZ (�T� ��ue9��dd� a�a u� taa��o� to ag�� u��oqs az�nbaa �sm ��uxa�� x� ay� sg a�uap�na �ac{ao u�ns pus axada� �a�odoad p�xa�s��az �o aT��a �o a�eaasqe .Pa�3��a� aaep-o�_dn ue aar�� a�e� aua �e x��ex��u��py 3u�uoZ aq� oa �xmqns aeTs Zjsqs �aP�n�Fq�s �o xauM� aqa °T��uno� �a�� aqa �� p��u�� asne� po�5 �o; pus �ap�ngPqns au� �q �u�� ui pa�s�nbaz st uo�sua�xa us ssaZun p�on pdzapgsuo� aq �i�M �zTd Tev�3 pue �sTd �xeu��.1�Taz� ay� `as��aq�o 'zejd ��E�t��jasd aq� 3o j�nosdde �o alsP ay7 za�3e suauom �y) x�s ueqa ia�sj zau �ej� Tgu�3 ��1 �o �a�do� �g) x�s aIT3 Tje�s �ap�ngpans to �auMo aq$ u�>� �"t� T'L u��a5 �.�dZd '��II� 210d �2t[I��O�Id Zin c�c�iZaas � � , _�� `.. � •pa��mqns aq TT�Is suojsTn�Pq�s aqa u�q��M �t�nq a� oa azE fsy� se .zo a��nq se s�uamano=dmt aqa �u-��ioys sueTd pax�z��ao as�� ao sagdo� �£) aa�qJ •�s�� a�� uo u�oys �ou ass q�ns uaucn suo��a2sa� paap �ua ;o sa�do� (�$ sno; q��c� .zaqza�o� '3oa�z�� s�uTsd `�� .zno� pue 8ug�s.z� 8 �a��► �ia�i� �� a�ia qs�u.xn3 '�u�p�o�a= uodn �CZa�e�Paanu� aTjeys zapx�.�Pqns ay� ��T) •p�an pa.zap'�suo� aq �T�ys �eZd -�eu�3 a�{� �:o Z�nozdd� aq� �as�c��a�ao 'teno.zdds 3o a:�ep aua .za23e s:C�P OOT uxqa�� saj��$ 3o isa�si�a� �o spa�� 30 .zaas�$ag �Znno� �u� qz�M �� P.zo�az Tteys .xa��n-cpqns au� `j�auno� �C�� aqa �tq pano�dde s� �ejd -�eu�.,� ay� 31 (�Y� uzp,zo3�g �I`� Z°L uOx��aS .� Z'( uo��a�; , . . �� SE�'Y.4N `JgTI D?�TA FOR F�I�1�. PL,AT S�ction 801 General The fiaal plat shall �� r�pared by a qu�lifi�d person who is regisiered as a land surveyor in �he Sta�e of Minnesota arcd s!+�11 coz�form t� sll stat2 Enci county requirem�ents �ncS th+� z�equirements af Chis Orc3ins:+ce o Section �.2 Inform8tion to_be Shown 802 �I) .Accurate angula-r and line�l dim�nsiuns for all lanes, angle�, and curvatures used to desc�ibe boundari�s, street�, alleys, easements, are�s ta �e reserv�d for public use, and other fmporCant £eatureso A11 dim�nsions ir.cluding 2ot lines sha11 be shawr. in feet and hundredths of feet. 8,2 (2) When Lo�s are locateci on a curve or when �ide lot Iines are at an�l.es other th�n 90 degxees, the building setbac'.{ ^ line shall b� showns 802 �3) A�n identification system far a11 :�ots and b2c�ckso Se2 �4j True angles and distnrces to the neasest est�bla.shed afficinl manu+aaents �not Zess than three) which shaZl be aecurat�ly descsibed in the p1�t. 8,2 �5) Municipal or $ection lines accurately tied to the lir.es of th� subdivision by distances and an�les, 802 �,b� Plame and rig:�t-of-way width of each atreet or oeher si�hts- of-wayo 8a2 (7� Accurate ou�lines and legal descript�on o� an; Rreas to be dedi��ted or reserved for public use, or for the exclusive use of property owners wik�in the subdivfsfon with the pur�oses indieated therein. 802 �8) �Ertificntion by s registered surveyor, So2 �9� Execution by ab1 owners of any interest in the land anc� any hold�rs of a moitgage thereon of the certificete reguired by I�linnesota Ststcates, and which certificate sha�.l include a d�edication of the utility es5em�nts and any other pubiic �r��s in such forro as shall be approved by the �:ity Attarney. n �,2 �10� Certifications shawing that all taxes and speci8l asaessme�ts curren�ly due on th� property to be subdivided hav� been paid in ful.l or adjust�d and approved by the City Councile -1�+- -5t- .�. � °p�.x�nbax se s�'��aoc{zne ��una� �Sq �seo�dtis xo� azzo,� (Zt) Z°8 .zoeCayd �i�aT� �� °�6 T `�...._____. �o �Cep -- - — - s;c�� `e�oaauu�y� °��uno� u�xdauua� 's��IdoH �� a�� u� �o T��uno� �� 7 �q Pae�o�dd� ::�.o'�:IS33 se t f�uno� ��'�;`� ;� �,�co�d�e �n m:�� ?a.� '°8 �� '�a ua•�<" .. -9t- aoua�a33gP ��esqa�Te aq� sam�a (OZ� ��ua�� aq ITBu� san�� asaqa 3o e�aa; 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ST usqa ssaT zau � 3o sn�pea e �q papunoa aq TTsus e�es-ap-Tn� ;o suo��od punois-usn� ay� oa sa�uss�ua au� �e s�au�o� °�aa� x�s ugqa ssaj aou ;o sngpe� e �q papunoi aq tTeqs suo��as�a�u� aaax�s-�aTTe 3o s�sMpeog •�aa3 St ueq, ssa� �ou 3o sn�ps� e �q papunos aq TtBus suo��asaaan� aaaa�s ;o s�a�P�� £, S°6 °pa��q��oxd aq TTaqs saauxo� �no; ueq� axom 3o suo��as�a�uy fZ) S'6 °pai�a�asd �uo�a�asaa�u� aa��ap p6 q��M 'sa�s�ap dq -aeq� ssal aq �ou ITS'tie s�aa�zs ;o uox��asaa�u� aq� �q p�mxo3 ai$u� ay� (IS 5°6 suo�aaasaa�uI S°6 ua�a�aS •��aa�ad x�s paaaxa �ou ji�s pue auaa��d S^Q 3saal �e aq tteus s�ua�pei� au�Tiaaua� IT� saps�� £� �'6 �aa3 9t �a�� Z �E��u��sa� aaa3 OZ �aa3 OE je��aa�o� �o Zs��enpnY �uamansa �T�M-30-� uo��a��3�sss�� --- :�pxapueas umm�u�m �u��oZjo� aq� o� cu.zo;uoa iT�s $��P�M auamansd pue �s�_3o-s�u��a �a�ig IIV � su�P�M �Z� h°6 °Zsuoiado aq tjeqs asn �T�me3 aTd�aTn� zo3 pauoz aeou� ua�� auao sea�e je��uap�saa u� s�aYt� '�aa��e �o�e� e �a aae�q8no�ou� ioC�� e s�nq� ��adozd pauoz �IT��amaaoo aaau� ��o�� e u� pap�nos� aq jj*�s �a1is a�e��d �o ��Tqnd 8 �au�� s�uaaa��nba� �euog�e�oZ �j) �°� s"� �°6 uo��ag °�� oz ssa��e �ua�uanuo� �utp�no�d pus pue� urso i�aq� �uxa�etd u� �3�adasd �u�u�oCpa 3o ssauMo oa d�kep�sq �sn8� o� sa q�ns aq �ou Zisys eaua�a8uaa�e �aaa�s aq� PaPTon�� zi�dc�a �u�uiofP� 3o sz�wap o� d�yeP�B� (Zi) £°6 v/ c:;y:su� ,� •�aa.z�s a�en-�id �w—� s�uamano.xdm� ��Tqnd TTeqs .zou p�aoidda aq �ou TyBys saaa�as a�an�x� s�aaz�g a:��ng.z� (ZT) £°6 £'6 uo��.3--:' �� . r"1 section 906 �ai�h Che standards o� �4�e Gxty. Sec�iaM 9,7 �o�aleverd soddfng ma;� b� �.ncluded as a part of the required strest im�rovemen�s, S�ctiotl 9,8 �idew€��.ks 90� �1� Sidewaltc� msy be incl�aded as p�rt of �he requ:tred street i�pxovement and widths shall conform to the following minimum standa�d8: _ ClassificaCion �Tidtt� --- - -�-� - S�,ngl� family zone 5 feet Multipl.e £anily zone e�d public Duilding si�es 5 fee� Commercial zone IO feet Industri�l zone ls feet 908 Q2�1 Grades Sidewalks shall slape on�-fourth inch per: foat away fr�cu the prop�xty Iine and the profile gsade shall not eMceed six percen�t> � �ect�,an :��9 Pedeatrian 67�ys In blocks over 900 fe�t long, pedestrian croas�aAlks through the blocks; and at Teast ten £eet wid�e, may be xequired �y the City Coezncil in locations deemed necesssry to publie h�alth, convenitnce �nd �aelfare. Such p�edestrian ways shall be surfac�do S2ctton 9020 Water Su�plv Extensions of the pub�ic water supply aystem ahall be desfgned so as to provfde public water service to each 2at. The design of ssid exte*�sions shall be in accordnnce w�.Ch the standsrde of the Citye Private w8ter systems �nd c�mmunity w�ll sysCeros shall be canstructed and ma�ntained accordin� to stete Zaks and city ordinances, The desigce and insrsllation of �ay private �ater system shall be scabjesC to approval by the City Council, Secticr� g,1I ��wa�e Disposal Extensions of the public aanitazy sewer system st�asll be d�si.gned so as to provide �ewer service to each lot, '�he de9ign af said �xzensions shall be in �ecordance with �he stsndards of the City. Frivate or group sewage systems � ehall be in accordance with state laws and city ordinances and subject to apo=oval 5y the City Councile ; -lg� � ; i . _��_ uacj� ssaT aq �ou �aa� 008I Paa�xa �ou qtuqs s��uay ��oi� q�Sua"I (t) 9I°6 � s��oy8 �9T°5 ��5 °�uacm,i��T� u� os �aaz�� pa�a�T� �o �u�as�xa ay� ;o �aneu am$s aq� xeaq jis�s �� u�ha �3;c��n u� `�aas�s pa�,�egd io 5u��v�xa ac�� yzxe� �ua:nu��Ie u� ao �o uo��snu��uo� e s�� aaa.z�s r,au B ssa�un 5am�u a��x�€ pa��ejd so 8ug�s�xa ��a��Tdnp �ou Z�e�s s�aa�as �ia� 3o sa�e� sa�c�N �a�s�� ST°6 uo'��5 �d�� ac{� �o a�usu�7�o ajqe�zjdde au� �o st�Ugs�no.zd au� o� auo3uo� ZT�s pa�ue-�d aq oa ad�Ca pue �, ,) �z�s_mnm�uTv� aq� °�ot z�d �uo ;o au►�r;}e� s ��'�e� ��Qds �,�� r ,aaa�� ueq� ssaj �q �ou ItsLls pa�uBZd �aa�r, saax� �a�� G� ° aaa.a� �a�zaS *!t°b �c,c��a, 'aag3�3��.za� s�aau,�o aq� ug 2��rn�u�T a�e�xdo�drI� eCq �� ac�� a� Paae��aP aQ TTaqs �Caq� Pue 6s.zam�s mao�s ,�o a�uAua�uFsm rue uo��BTTezsu� pc��a ��o-un.z a��rs +naols �o� ap�esosd a� pus uo��a�o.zd pu� a�us��xa�u�B� aad4�z� �p��o�u a� 3ua��1�3�ns '��P�Fc� e o� au�gd �� a�i� u-� �r:oc{s a�u .xo xay�a�� g�uuu;�� a2zu=s.zp ao as�nos a��Ec� �tu� 3a aug�xa�u�a aq� �a a��s �{oea �uoTB pap�no.zd aq Yjeus s�uamass� - a�eu�ex� .zo3 P�P�alo�� fZ) £T°6 � °pax�nb3� aq �tam s8 ao aaa3 005 Paa�xe o� �au �enaa�u� �q8�� aaz�s e zc� ap��o�zd o� a� os ��-�a _s�y��x o1 sau�T �ot asaz uo s�uama�� .sa�j��.n ��3 sau-gt ��,zadoxd �uoje pag��o�zd aq Ttsq� s�uawase� •�Cas€sa�a�a a��,r� pap��o�d �q TT�ds e.zos��ta�r au�j-�jod �o; s�uamasea au�od uo�a�aT3�P �� pcas a��o�q a� s�aoiq mo.�3 �ua�uu��e 3c� ��nu��uo� an8ci tT�qs �Cay� ��e��3-��aa� s�xauaho aq� u-� a�sx�Qcxs� a�e�ad��dde �Cq R�7�� i� oa P��s��P2P a°� TTeq� pu� �Ca�ssa�au ax�a�c� s�ia�j��rs �zo3 PaP�ec�d �q TIe=.�s �saugj �oT xaq�a �s�� .�g�a ao ��aa�ua� �ap��i aa�3 Zj :tsgaa �e sauamas�� a��T��fl ��3 P�P�no�� ) si'6 s�c��inas�� j°S uo��, �I��ux�o� �C��,� a�� m qenaxddQ aq� o� a�a�'qn� �ua �C�� aq:� �c� sps�pu��s ajqeay�dds Tie q��c�, �t3guuo�uo� �s� pau��sap acl IT��I� . scna��.Se .�o �a�s.�a u�e�� sma�sls �aoq ao `suxs�q q�� Pu� `s�dgd `s�iaetna �saq.=��P u�rio �o a��aa�Ss e xo ma��Ss �zar�� c�r.ao�e e apnT�u� Iieqs pc�s uo�eXn�Fqns ay� xo3 p�a�nb�.x aq �fgnz p�u4�sap ca��s�4s a��ug�xp a�gr,b�ps pu� ��atd:�s �► r � ��i?i3?:�:?�. '��°j ?.':C?T,.:S'-}y$'! \�. t ♦ :;:ctiQn 9016 � :a�0 f�gt in let�ath, �n non-residential areass bl�ck length en� width shall b� platted as may be det��mined ta be the most 3uitable far the kind of occupancy i�nteradede 9,1G (2� l�rrangement A block shall be so desi�ned �s to provide two tiers of iots, unl�ss it ad�ains a railroad, majob thoroughfaren limi�ed access highu�ay, river Ar park where it ,uay have a single tier of 1aCqo Sectian 9017 Lots 9.13 (1) Location A?1 lots sball tuive fronZagP oa a publicly dedicated street or a street that has received l�gal staeus as such> 9a27 (2� Size Th� lot dimensions fn au�divisions designed shall not be less than �he minimum dimensions requ�red to secur� the min�mum lot �res specified tn the Zo:ting Ordinancee ^ 4oL7 (3� Butt I.ots � Butt lots shall be plett�d �t Ieast five feet wider than the averag� width of interior lots in the blocko 9oL7 14� Corner Lots Corner Iots shall b� platted at least 15 feet wider than the minimum width required by the ,�.oning Ordinanc�. �017 (5) Side Lo� Lines 51de lines of lots shall be substantially at right angies to the streeC line, 9017 (6) Wa�er Courses Lots abatting upon � water course, drain�ge way, channel or strea� s'nall have an additional depth or width, as required, to assuxe house sites that are not subject to floading. 9017 �7) Natural Features Y� the subdividing of any land, regard shall be shown for � for �11 natural fea�ures, such as tr�e growth, water eourse+�� histo:ic spots or similar conditions, wh{ch if preserved will add attractiven�as and stability to the groposed development. -�3- _zz_ � :� •sZaaaad �Zqss�un e8 ugeae�� o� p�r,o�Te uey� sau�ex aezi a.xn�n; o� se ue�oqs uetd a a� �s�og au��a o� pappe aq �srica ��sa� sa�zay e �o ��x'�P�n�E�qns xa�3e sano �;aj az�c �w�u�gui t�olaG �aot ;o SaT3'QlIR3T ��* s�ueLsc�yq :lo'� C 8� L�I°fi � !Z'6 u��aa�,� Y a _��_ � � •suBatu aaq�o so as+�.�aamd ICq, Xxed xo �ur.o.z� ��qnd q�ns �o �o��.zstnb�B spa�o� uo-��.��e a�. pu�a ,zap�suoo o� ��iun�..mddo aq� MoZ� o� s�C�p (pbj ��au�u paa�xa o�. �.ou po�xad � .zo3 �Btd Z$u�a so 1�.z�u'�u�Ta.zd �o t�oxdd� sp.x�.o� uaK�. uo��s ou pu� pan.�asa.z aq �t3c�s puno,z� a�Tqnd u�ns `�poq ts�uaIIu.za�o� a�.s�.zdo�dde r�� o�. pa�s5�pap �ou a.zB sa�.�s axZqnd r�ans pu$ uo�sxn�pqna p�sodosd r� �o �C.zspunaq aq� �q a-�oqM ux xo �..zed ui pa�s.zq,ma s� usTd �+�� u� uo �ous ss a�.�s ��'Cqnd .zau�o ao a�.�s �oou�9 `punox��e-�d �x.xBd pasodo.xd s axaqr"1 'L°0'C uo'��aS ��1dS hIIdO C34�Id �IS �IZBQd � u�JI�,�'�S � Y �� , -�Z- '�nq spasT uo�s��pqns aq�. ao a�o-czn.z aq� �CTuo �.ou aTpuscX o� ap�sa aq �snm uo�su�o.za •a��au�B.zp ap�no.zd o� ma�.s�s .zaMas nr,zo�s � ne�su� Tt�s .zapu�pqns ac�� ma�s�Cs �uapuadapu� us ao u�a�s�Cs a�Tqnd aq� 3o uoisua�xa us xo 'uois�n�pqns au� o� �ua�sCp� .zo a��M �S�z� aq�. �o Tua�sRs .zaMas m.za�s �ui�s�cxa aq� o� pa�.�auuo� � s.zaMas u�.zo�s 't"C�suz o� .zap��pqr,s au� �03 aT4�ssaa $� �� .sq� sau�r�.,ta�.ap �.zaaa�� C�i� ac�� ,�o uo-��gpuar:nuo�as aq� uodn BT��uno� �� au� 3I ''Pap't.no.xd aq "CT'e�ds uotszn��qns au� u�i�'F�. �,�o-an.z .za�� au�. �o a.zs� ah-s� �Ta�Bnbat� �TT.r'i �.Br.�� rua�sRs y (��•�1 •��a�'o.za aZ�u�s � sg pa�.�n.z�suo� aq �Zqsuos�aa pTno� pug pau za�uo� sr�a.z� Zszanas a� an.zas pus c�noa�� ssnd pTnor� sauXt �C��Zt�.n u�ns U3LiM �am��. a��es a��. �s suo•Fs�n�Pqn� -�s�aeas ;o s�ua�u�noad�¢� au� .zo3 lC�z� aq�. q��M s��a.z�uoo o�.ui .za�ua �C� szap�n�pqns .zo s.zaur►o a.zom .zo or�,� •pap�n'�pqns 8u�aq ga.z�a ar�� an.zas RZ.zadoad o�. .zap.zo u� �asssa�aa a.zauM pap�n�pqns �u�aq aa.za au� ap�s�.no pa��n.z�auo� aq o� saa�Z q�ns aa�nba.z 1Cr�n -�z�uno� .C�}� au�. puB sa*.z�T aaMas m.za�s pus saa-�T aaMas �.zs�iu�s �sauXZ .za�eM �.�n.x�suo� ZT�s .zap7.n�Aqns ar.;,Z �Z�£•T= •pasodo.za sa�}�.�Tz�g� au�. 30 ��nbapB aq� au�.za�.ap o�. �t.zsssa�au aq n� se uo��.Bm.,co�u� q�ns q�� .�� a*.�� ap�no.zd -�tgus ag �ZBsods�p aa��M rs.zo�s pus a��as �x�xu�s .z�3 '�C-�ddns aa��er� .zo� uot��nosd a�t�nhapt3 ax�r.a ZT��s .zap�n�pqns a� (7�£•TT uoz��ZT�suT sa��T��fl £'T1 u.:�:,..;=-';; •Fap�noad �a T��'�s �oT u��a .zo� aa.z� auo ao �ut�.u�d aq� Pug �u�pl�os p.x�naTnog (t�jZ`Z i: � •suo�sT.n�pqns tte .zo,� pa.z�nba,z aq �� sxZg.�ap�s puB aa��n8 pu�a q.zn� (��Z•-��;_ •sp��pu�s �S�i� u�.�r� aauep.zo��e u� a�B,�xns �gcn snou�mn��q pus as�q-qns ��nnbapa ue an� ZTBqs s�a�s puB s�.aa.z�s TZ�y (Z�Z•�� 'pai�.z8 aq �T'�'us �gTd au� �'� p��a�P�E� RaTZ� pus �aaa�5 u�ea �o �Csri-�o-�u�-c.a aq� 3o q�pT�► 'L'Cn.� a� (T�Z'T�t s�.uamanoadmZ �aT� pere �aa.x�� -TZ uo��ag •paa�nb�x se �.t u�u�T�� pu8 uo�stn�Pqns aq�. 30 �C.zapunoq au� uo suo��e�oZ ux pa�sTd aq Tt�is xa��s.zBr�� .uau�a.zad B 3o s�uaumuoy,l x'T� t:Ao��ag sa��s aq�. uo s�.uatuano.zdnzt �uzrioZZo,� aq� �1��.�� aq�. �ro sa�u�rra�p.zo pu� s�.zspu�s aZq�e��Tdds ZZ� tt�.� ��.�tu.zo�uo� u� puB .zaau;�u� F.�T� �u� �R Pano,zdcie su�d uo��.on.z�suo� u�.� ��u.zo�uo� u-� �TTr�suz o�. 6q�..zo,� �as xauu�u aq� u� �paa.z�� anr.t; 'CTscts .zaP��PRns au� �Zzauno� �� a�� 0. �BTd T�� g .�a T�tia.zdcIs au�. o t ��:�-T��._: ��IS � RO S,T�[�I�T...A023dL�IZ�8I11'�.H zx uozsa�s . � . � 7 z ;-,�:c:�:.:�r. �.;�,3 � �:�_sc� �.t�,; oi' tai�y i.n�;ur�.�_ dr.�,��i�.�e �z othe:� l�nds t2�ia� o�,curs on the pr�perty. Such dar�in_age systpm shell bz in�:egrat�d with any ad�jmcent dx�ina�e system includin� a part of a sfi,t�te highwey or o�her street drainage facility. �><bction 11.4 Payment for Install.Ettian af Improvements 21.�+(1) Zt is hereby declared to be the policy of the City to proceed �s soon as practicable af�,er Pina1. a.pproval o£ a subdivision plat wi�h installations of such improvements as me.y be required by the 4rdin�nce. Th� City �ngin�er may be directed to prepare plans �nd specifications for the sam:e and shall subttti�t his recomm�nd�tion for such improv�ments together with estim�.t�d. costs to the City Counci].. x'he City Council may authori2e preparation of such plans and specifications by sn engineer employed by the subdivider at his sole expense and under the d�rectiion and super�rision of the City En6ineer. Upon acceptance of the final plat, the City �ouncil may commence asscssment proceedings for the furnishin$ and construction of said improve- ments as it deems necessAry atad expedient. The City Council may authorize the execution of s contract between the City and the subdivider requirin� the subdivider to fuz•nish and construct the said improvements at the so7.e cost of the subdivider in accordence with plans and specificationseand contract arrangements �pproved ' by the City Council which shall include supervisicn by the City "�• �ngineer, and grant the City Engineer authority to correlate and courdinate Lhe work to be done under 3asid contract �aith o�t:�er £r�pxov�m�^L� in the subdivision which nnay be constructed by t,he City under contract with others. 11.��2) In the case of an improvement, the cost of which would, by gener�l p�licv �� the Gity, tie asssssed only in gart to the improved pr�perty �nd the remaining c�st p�ii out �f �eneral tax levy or other sourcesy the City Council u�ay make provision far pay�ment of a portion of the cost by the subdivider f►nd the r�maining portion at the cost of the Gity. .�ec�i�n �.1.5 �greement Providing for 1'roper Inatall,ation of Improvements Prior to the construction of any required improve7nenta or to the submission of any bond, the subdivider shaJ.l furnish the �ity Council with all plans� information and other data necessary for s�,id improvements. �'Yie plans shsll be exami.ned by the City Engin�er and wil.l be submitted for spproval by th� Council if in acGo:dance with the requirements of this ordinance. If approved� a con�ract may then be prepared se�tting i'orth the conditions under whiGh the improvement Will be accomplished. L1.;�1) Sa►id contract shall include provision for supervision of details of construction by the City Engineer and. grant to the City Engineer ^ authority to cox�relate the work to be aone under said contract by any sub-contractors authorized to proceed tl�ereunder, and with any other work being done or contr�cted by the City in the vicinity. —25— : Section 1?..5 ^ �;-�.:.:.:;;;,. :�:�..j�,2) The agreement shall xeqt�ire the subd�vider to meet a financial guarantee as provided f'or hereinaft�r. 11.5(3) The tim� Por completion ox the work and thP several parts thereof shall be determined by the Gity Council upon recott�e:idation of the City Engineer after consultation with the subdivider, and shall be r�asonable in relation to the work i:o be done, the sessona of the year, and proper correl.t�,tion With construction sct3.vities in �he subdiviaion. Should the completion date not be met� or xhenever construction of improvements is not performed in accordance arith applicable standards, speciFications and sequence, the developer may request an extensian oP time, pro- vided he can show reasonable cause for inability to perform in acaorde.nce with his contract agreement. The extension of time sY�ll not exceed six months except in unusual conditions, and at the end of said extensi.on the City Will u�e as much oP the bond, cash deposit or certified check to ceuiplete ssid pro�ect as may be necessary. ll.j��) The Citiy and the subdivider �ay en�ter into a written agreement itemizing the several phases of the conatruction or insfallation in sequence s�rith a cash amount opposite each phase, provided that each amount so listed may be repaid to the subdivider upon completlan and appraval after i.nspection of the part3culax phase of such work represented �y said amount. Howeverr ten �10) � per cent of the cash deposit, certified check or the performance bond shall not be released to the subdivider until all construc- tion and installation covered by the agreement is completed, inapected and approved by the Gity. Section 1.1.6 Financial Guarantee In order that the City h�s the assurance that the construction end installation of required improvements will be constructed the contract sk�Ll require the subdivider to enter inta one oP the following agreementst 11.6(1) Construc� all {mprovements direct2y afPecting the subdivision, as required by the City prior to t2:e final approval of the plat. u.6{2� (a,In lieu oP the completion of the impravements, an escrow deposit �hall be ffide with �he City Treas�.�rer in a eum equal to one and one-ha�' �12) tia�s the tvtal cost as estimated by the City �Yigineer, including cost of inspection by the City Engineer, including cost of inspection by the City, af all of the improvements to be furnished and installed by the subdiv�der pursuant to the contract and which have not been completed prior to approval of the final p1.at. (b)Z`he City shall be entitled to reimbursement out of said .� deposit for any cost and expense incurred by the City for completion of the work in case of default of the subdivider under said contract, and. far any damages austained by the r26y �__. '• �ection 11.6 n , i:�.ty on eccount of �ny breach thereof. Upon completion of �he work and ter�ins.tion of any 3.iability to the �ity of the subdivider ivader said cor.tract, the balance �emaining in s�id deposit sha11 be refunded to the subdivider. S�ction 11.6�3) In I.ieu of m�k�.n� the escro� deposit above describedy the su�divider may furni�h the City �ith a public contrector9s p�rforr�ance bond in form prescribed by si-,atute, with corporate surety, in a penal sum equal to one and one-half �1�� times the total cost as esti�ted by the City En�ineer, including cost of inspection by the City, of all of the improvements to be furnished and insy�.aLled by the aubdivider pursuant to the contract and which have not been completed prior �o approval. of the fin�l pl.at. Trie bond shall be approved by th� City Attorney ar_d filed w3.th the City Clerk. Sectian 11.7 Conatruction Plans Construction plans for the required improvements conforming in all respects with the standards oY the City E�gineex and appl.icable statutes a�. ord.3.nances ahall be �epared at the subdivider's expense by a professional engineer who is registered in the State of M�[.nneso�a, and esid plans shall contain his seal. Such pl.ans together with the quantities of construction items shall be submitted to the City Engineer fvr his approval and ,-� for his estimate of the total cost o� the required iuiprovements; upon spproval they shal.l becou�e a part of the con�ract required by this Ordinance. The tracings of the plans approved by the City Engineer plus two prints shall be furnished to the City to be filed by the City Engineer as a recorcl. Sectton I1.8 Inspection All required improverlents on the site that are to be installed under the provisions of this Ordinance shall be inspected during the course of construction by the City Engineer at the subdivider's expense, and acceptance shall be sub3ect to the City Engineer's certificate of compliance with the contract. �ection 11e9 Improvements �ompleted Prior to Approval o� Final �'lat Improvements w3.thin a subdivi.sion which have been complet�d prior to �pplication for �pproval of the final plat or execution of the contract Por installation of the required improvements shall be accepted as equivalent improvements in co�pliance wi.th the requirements only if the City Engi.neer shal.t certify that he is satisfied �hat the existing improvements conform to applicablc City standards. --� -27- _ . _ � _ _ ti n SECTTOI3 XII I�DDIFICATIONS�,,_EXCEPZ'IONS AND VARIAIVG�� ec:tion 12.1 Camplete Neighborhood The City Council upon receiving a report from the City P7,.a,nnin� Commi.ssioii may gr�ant a variance from these regul.ations in case of a► subdivision lar�e enough to constitute a more or less self contained neighborhood provided the Council receives adequa�te safe�u�ards to assure development accordii� to a plan. Said plan shall not be in conf'lict with the major street plan and shell in the opinion of the Council provide adequate public open space and be a desir�ble corrnm:ziity development. ��ction 12.2 Minor Subelivisions 12.2(1) Tn the case of a subdivision of smell size and of ninor importance, situated in a locality where conditions sre well defined, the Planning Coum�ission may exe�mpt the subdivider from� complying �rith some oP the requirements stipulated. In the case of a '"� request to divide a lot which is a part oF a recorded plat where the division is to permit the adding of a parcel oP land 'to an abutting ]_ot or to create two ].ots and the newly created property line will not cause the other remaining portion of the lot to be in violation with tbis or3inance or the zoning ordinance, the division msy be approved by the Council after su�mission of a survey by a registered 1€�nd surveyor showing the original lot and the proposed division. 12.2(2) In exiSting platted. properties eontaining not more than two and one-1��1f ��) acxes in gross area, the installatian oP necessary street inYprovements and utilities installation as set forth in Section X7 �may be made by the City and costs of installation be assessed against each individual parcel in a manner satisfactory to the City Council. S�c�tion 12.3 Variances 12.3(1) The Gity Council �ay �rant a variance upon receiving a report from the Planning Commission in any particular case where the subdivi.der can show that by reason of exceptional topo�raphy or other physical conditions the strict compliance with these regul�.tions could cause an exceptional and undue hardyhip on the en�oyment oP e substantial property right provided such relief may be granted wit2iout detriment to the public welfare and without impeiring ^ the intent and purpose of th�se regulations. -28- —.�,,.�. -�- � � •aausu�p.zp siu� ,�o suoi�socl Fu�uzeuza.z a�� 30 ��P�'C� au� ��a33g �.ou ZT8'�is uots��ap u�ns `P�ZBnuz aq o� PTau uo�Ba.z �u+a .zo� s� ��usu�p.zp s�u� �o asszud .zo asnst� °a�ua�uas `uo��sqns `�o��as �Su� 3.�. .LS�IQIZt1A TIIX 1�IOTS�S ' � � ` . w �� .5�."�'IaN �3/ EFr EGTIVE DATE ;, � •, i�vNL'�r""�� '�� / _ `.:;a� :� .��dinar.ce sha11 be in fu11 force and ePfect fi�eerr�(15) days aPter A��].ic��tion ;.n the o�'ficisl newspaper. ��iapted by the City Council of the City oP Hupkins this day oY ._ � 19 �yer Att�ste . �� ..._..._._.., ,_ _.. �-. �!"�.erk ��nr�v�d €�s to Form and Leg,ality: �Gity Attorney �.-� -30- � - �� __. __ _ ___ , �% � �----- � _ _- - _.. __ � ''� -�----- .� --� J ��r� ' I I � f I � `_ " 1 1 / � � � � I � . -_ � !� � � . , . I� \. � � 1 I � 1 \ r � � .. .' l--- _�__ _____��'- ; �__ j� __ _ �_y..� .� _ - . . __�,.;- ' � . �„_ ' ---------.�..:.,:..__.r�..,.,�.,..�...._.....__�...___ ' � � � _ � � �I � . _. .__ _ _._ r`____ � , ' , . , ,_. . .. 'i , ,� v�� ;(`�i if�' �;�Tf� Q4f� Oj, • ,��,.�-� � -___ _ ,,. „�� ' �I , , �r1 ' ' �. , � -� /`� G � o a � Y _v 1 � tifr � —