CR2003-117 East End Study
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CITY OF
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HOPKINS
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July 31, 2003
Council Report 03-117
EAST END STUDY
Proposed Action.
Staff recommends the following motion: Move to adopt the East Hopkins Land Use and
Market Study and direct staff to proceed with the implementation of amending the
comprehensive plan and zoning ordinance in accordance with the study.
Overview.
In 2001, the East End Study was initiated to look at the future land use for an area on the east
side of the City. This study area is generally east of 169 and west of Blake Road and north of
Excelsior Boulevard. The City wanted to have a plan to direct future redevelopment of this
area. The upgrading of Excelsior Boulevard along with several sites that have been
redeveloped and will be redeveloped and potential transit opportunities make this area a
likely area for continuing redevelopment. Along with the land use and market study
component, the study also addressed a potential beautification project that could be
implemented to Blake Road north of Excelsior Boulevard.
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The Metropolitan Council provided a majority of the funding for the study. There were
several neighborhood meetings held to get input from the property owners and business
owners in the area, and there was also a survey that was sent out to get opinions. The
Planning Commission reviewed the study and there were several joint meetings with the City
Council and the Planning Commission to review the study.
Since the last joint meeting with the City Council and the Planning Commission, an
implementation plan has been added to the study. The study recommends placing an overlay
district for the primary study area to preserve the existing uses, but provide a plan for
redevelopment
Supportin2 Documents.
. East Hopkins Land Use and Market Study
~An=P
Planner
Financial Impact: $_? Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
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. PLANNING AND REGULATORY CONTEXT
The study area is included in a variety of plans that will help shape its future. At the
locallevcl, Hopkins' Comprehensive Plan designates a pattern offuture land use for
the area and the Hopkins Zoning Ordinance further delineates the specific business
and residential uses that are allowed on all ofthe parcels within the project boundary.
Neither of these local tools was considered "an absolute" in assembling this study.
The planning process and the land use concepts that emerged from this analysis
were not constraincd by present plans and ordinances, but were rather assembled
based on an assessment of market conditions and a consideration of emerging
development trends that encourage new, more flexible zoning provisions. Current
plans were considered as background information in the preparation of this study.
Existing Land Use, Future Land Use, and Zoning plans each impacts the study
area and establishes a current direction.
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MARKET STUDY
In seeking to infoon the planning processes for the study area, a market analysis
was included. This market analysis was intended to provide: (I) an understanding
oflocal developmeut outlooks; (2) an identification of the area's most promising
development niches: and (3) a general identification of the challenges for planners in
seeking to maximize the arca's development potential. Among the factors most
directly contributing to rcdevelopment potential in the study area are the reconstlUetion/
realignment of Excelsior Blvd., relocation of Alii ant Tech, and SuperValu's vacation
of a largc parcel. Other important factors include a positive regional economic
outlook and a stratcgic location.
From this detailed market analysis it was concluded that office development is the
strongest market niche for the study area. And while the office market may not
currently be as strong as it's been in recent years, this will remain the strongest
market niche in the study area in the foreseeable future. Residential redevelopment
is also viewed to have strong potential in the study area. Commercial redevelopment
could potentially work here. but only as part ofa mix that includes either, or both of
the aforementioned uses.
TRANSIT IMPLICATIONS
The Southwest Transit COlTidor passes through the shldy area and this fact contt;buted
strongly to the Metropolitan Council's initial interest in this shldy. Altcmatcly identified
as corridor for Light Rail Transit, designated Busway, or Diesel Motor Unit, the rail
line that slices through the study area is controlled by the Hcnnepin County Regional
Rail Authority and remains a piece of the future regional transit puzzle. The potential
of transit-oriented development was a contributing factor that impacted plan concepts
throughout this study.
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EAST HOPKINS LAND USE
AND MARKETSTUDY
Hopkins, Minnesota
Page 1-2
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