CR 91-01 CITY OF HOPKINS
ZONING APPLICATION .
�UMMARY FORM �
Application Number ZC� C� `_ 1
/
p ,I ,D ,#; various (see attached plat map�
Detai o 0 ow
Applicant's Name (Last , First) Owner (if other than applicant)
McHale, William J. various-- detail to follow
Mailing Address (Street , City, . State , Zip Code)
c/o Ryan Construction Company of Minnesota, Inc. ; 900 Second Avenue South, Mpls. , MN 55402
Phone Number: (Day) 336-1204 (Evening)
Prope rt y Add ress north of Main Street between 6th and 8th Avenue
APPLICABLE CURRENT ZONING DISTRICT(S) TYPE OF ZONING REQUEST
[ ] R-1-A [ ] R-2 [ ] B-1 [X ] Concept Review
[ ] R-1-B [ ] R-3 [ ] B-2 [ ] Conditional Use Permit
[ ] R-1 -C [ ] R-�+ [ X] B-3 � [ ] Variance
�`� R-1 -D [ ] R-5 L � I-1 [ ] Zoning District Change �
R-1-E [ ] R-6 [ ] I-2 [ ] Subdivision Approval
[ ] Ordinance Amendment
� [ ] Other
I hereby certify with my signature that all data
contained herein as well as all supporting data
are true and correct to the best of my knowledge:
Applic ts Signature Date
Owners Signature Date
ADMINISTRATIVE DATA SUMMARY
[ ] Proper addendum to application Application received:
[ J Detailed plans submitted
[ ] Written project description submitted Fee Paid:
Referred to City
PLANNING "COMMISSION ACTION Engineer:
Approved: without modifications Referred to City
[ ] with modifications Attorney
Denied [ ] Referred to Watershed
District
Date: Date of Publie
-�. Hearing Notice
COUNCIL ACTION Date of Public
Aa oved: without modifications Hearing
[ ] with modifications
Denied: [ ]
Date: RESOLUTION N0:
\ t Y O
G �
�
— April 19, 1991 yo P \ ay Planning Report ZCR91-1
K
CONCEPT REVIEW - GROCERY STORE
Proposed Action.
This is a concept review, which requires no action.
Comments by the Commission would be helpful to the applicant
in preparing any further applications.
The City Council will also review the project conceptually
on May 7th.
overview.
Ryan Construction, the applicant is proposing to construct a
38, 460 square foot grocery store and 18, 000 square feet in
new retail space. This development is located between 6th
and 8th Avenues and Mainstreet and lst Street North.
' This development involves the redevelopment of the site.
Eleven homes and four businesses would be removed to
accommodate this project.
This project will use Tax Increment Financing to assemble
---� the subj ect property.
Primary Issues to Consider.
o What are the specifies of the project?
o What is the time frame for the project?
o How many homes will be removed for this project?
o Does this project comply with the Comprehensive
Plan?
o What are the staff's recommendations for changes?
o What action has the Hopkins Business Council taken
on the development
o What action has the City Council/HRA taken on the
project?
o What impact will this development have on the area?
supporting Documents.
o Detailed Background
o Analysis of Issues
o Alternatives
o Petition from Neighborhood
�' � 1 ,
Nanc S. nderson
� Plann r
,�"'�
� ZCR91-1
Page 2
Primary Issues to Consider.
o What are the specifics of the project?
The development will consist of two buildings. One building
on 8th Avenue consists of 10,800 square feet for retail
uses. The second building is 38,460 square feet. This
building will consist of a grocery store and 7,200 square
feet for retail space. The retail area is attached to the
south side of the grocery store.
Access to the site will be from 8th Avenue, 6th Avenue and
Mainstreet. A brick wall will be constructed along
Mainstreet. This wall is similar to the wall by Hopkins
Honda
There will be significant landscaping on the north side of
the project to buffer the single family homes from the site.
The loading area is located on the east side of the site.
This dock will have a retaining wall to screen the dock area
from 6th Avenue.
---� .
o What is the time frame for the project?
The project is proposed to start in the spring of 1992, with
completion in the fall of 1992 . This schedule is somewhat
dependent upon the following:
- when the City/HRA secures the LRT right-of-way
- length of time required to secure properties
o How many homes and businesses will be removed for this
development?
Under the present plan there will be eleven single family
homes and four commercial buildings removed for this
development. Additional residential structures could be
removed.
o Does this project comply with the Comprehensive Plan?
The Comprehensive Plan has identified this area as a
potential redevelopment site. Part of the site will require
rezoning and a change in the Comprehensive Plan. The area
north of the old railroad right-of-way is zoned R-4, this
will have to be rezoned to B-3 or PUD.
--�
.--,
ZCR91-1
Page 3
o What are the staff's recommendations for chanqes?
The staff is making the following recommendations as relates
to the site plan:
- move the west building of retail shops to the south
if possible. At a minimum create a physical massing
along Mainstreet (i.e. landscaping and wall similar
to Hopkins Honda) Also, the west site of the
building should be designed such that it is not a
blank wall
- add landscaping to the north side of the supermarket
- building design to have character of older historic
buildings in the CBD
- move the 7th Avenue cul-de-sac potentially into
parking area
- incorporate Mainstreet renovation design
characteristics (i.e. lighting and paving) into
project
- creation of a focal point along Mainstreet, possibly
of at the corner of Mainstreet and 8th Avenue
- that adequate buffering is provided on the east side
-- of the property to protect the adjacent proprieties
from the loading area
o What action has the Hopkins Business Council taken on the
Development?
The Business Council has been updated on the project several
times. However, they have not seen the attached site plan.
o What action has the City Council/HRA taken on this
project?
The City Council/HRA has approved the preliminary tax
increment application and authorized execution of a pre-
development agreement.
o What impact will this development have on the area?
This is really a three part question, 1) the impact to the
people that are relocated 2) the impact to the people that
remain and 3) the re-routing of the LRT to 9th Avenue.
Probably the greatest impact of this development will be the
to the homeowners and businesses that will be relocated.
"1 This proposal involved the acquiring of 11 homes and 4
businesses. The impact of the removal of these homes and
businesses will have to be considered.
''1 ZCR91-1
Page 4
The Comprehensive Plan has designated this area as a
potential redevelopment area. The discussion of this area
as a redevelopment area was held several years ago during
the updating of the comprehensive plan. It is easy to
designated an area as a redevelopment area on a plan but now
that there are people, homes and businesses that may be
relocated the choices become more difficult.
In the discussion at the Planning Commission meeting, the
Commission should consider not only the physical aspects of
the site plan, but should consider if this a good location
for this development. The City Council/HRA have stated
that they want the new Grocery store to be located in the
Downtown. Staff has looked at a number of potential sites.
The subject site was selected for the following reasons:
- the HRA already owns property in this area
- it is the only site of sufficient size to
accommodate the development as proposed
- the commercial property is the area is somewhat
deteriorated.
-� Once the development is constructed there will definitely be
more traffic in this area. The homes to the north of the
site will have a buffer area between the development and
their homes which should provide a good sound barrier. The
dock area for the grocery store is buffered with a wall to
prevent the noise from going beyond the site. Also, all the
activity is directed toward Mainstreet and not their homes.
As part of the development agreement the developer will need
to do a traffic impact study of the proposed development.
The re-routing of the LRT to 9th Avenue . will have an impact
on the traffic and the businesses on 9th Avenue. In the
past there have been meetings with the property owners along
9th Avenue to discuss their concerns, so they are aware of
the possible change in the LRT alignment.
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