CR 06-066 Rezoning 126, 240 & 150-176 Blake Rd
CITY Or:
May 31, 2006
-
NaPKINS
Council Report 06-66
REZONING -126,140, and 150-176 BLAKE ROAD
ProDosed Action
Staff recommends the following motion: Move to adopt Resolution 06-42. approving Ordinance 06-
967. rezoning the property at 126. 140. and 150-176 Blake Road from B-3 to B-4 for first reading.
At the Zoning and Planning meeting, Ms. Hatcher moved and Mr. Skiermont seconded a motion to
adopt Resolution RZ06-13, recommending approval of Ordinance 06-967, rezoning the property at
126,140, and 150-176 Blake Road from B-3 to B-4. The motion was approved unanimously.
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. In August of 2003 the City Council adopted the East Hopkins Land Use and Market
Study and directed staff to proceed with the implementation of amending the Comprehensive Plan
and zoning ordinance in accordance with the study. In April 2004 the City Council placed an
overlay district on the East End. Attached is the staff report.
As part of the recommendations from the East End Study, the City has recently approved a new B-4
zoning district. This zoning district is a neighborhood-type business district. Gas stations, fast food
restaurants, and auto sales lots are not allowed in the B-4 district. The B-4 district also limits the
size of the business so that a big-box type retailer will not be allowed. Two sites have been rezoned
to the B-4 zoning. Weare now starting to rezone the East End.
Primarv Issues to Consider
. What is the Comprehensive Plan designation, and what is the zoning of the subject site?
. Will the PUD overlay zoning remain?
. What does the B-4 zoning allow?
. Should the site be rezoned from B-3 to B-4?
. What was the discussion at the Zoning and Planning meeting?
SUDDortin2 Documents
. Analysis of Issues
. Executive Summary of East End Study
. Uses allowed in B-4
. Resolution 06-42
. Ordinance 06-967
. Council Report 04-64
rThlYV Jj ~ C1rc1o f\[)1JY\
~. Anderson, AICP
Planner
Financial Impact: $ N/A Budgeted: Y/N
Related Documents (CIP, ERP, etc.):
Notes:
Source:
CR06-66
Page 2
Primarv Issues to Consider
What is the Comprehensive Plan designation, and what is the zoning of the subject
site?
The Comprehensive Plan has designated the site as Commercial. The site is zoned B-3 General
Business. The Comprehensive Plan designation will not have to be amended for the new zoning of
B-4.
Will the PUD overlay zoning remain?
The overlay zoning will remain in place. The PUD overlay zoning will allow flexibly with the
overlying zoning.
. What does the B-4 zoning allow?
The B-4 zoning allows less uses than the B-3 zoning. Uses such as fast food, gas stations, and auto
sales lots are not allowed. Retail is allowed but the size of the retail is limited.
Should the site be rezoned from B-3 to B-4?
The East End Study states the following: Adopting this plan and making related modifications to
the zoning are important steps in preparing for redevelopment. These land use controls lay the
foundation for the land use pattern illustrated in this plan. Through the Comprehensive Plan and the
zoning ordinances, the City is able to prevent new land uses that are inconsistent with
redevelopment objectives. Without appropriate land use controls, the City faces the risk of small,
new development projects that add further impediments to the redevelopment objectives for the
Study area.
Since redevelopment efforts are likely to occur over a long period of time, it is suggested that the
City consider an overlay ordinance approach for key portions of the study area. An overlay zone
could be established for properties immediately north of Excelsior Boulevard and south of Second
Street NE that allows the current uses to remain in place but prescribes another zoning and use
classification should properties discontinue their present usage patterns. Such an approach would
preserve existing usage rights but establish a pattern for eventual redevelopment.
· What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the reasons for the rezoning. Ed Bingum, the owner of the business at 126
Blake Road, appeared at the public hearing. Mr. Bingum was concerned that this would be an
impact on his business. Mr. Bingum was considering putting an addition on the building. The
owner of Arby' s appeared before the Commission. She was told that Arby's could remain with the
rezonIng.
Alternatives
1. Approve the rezoning. By approving of the rezoning, when redevelopment occurs in the future
~----
CR06-66
Page 3
the property will be developed within the B-4 zoning requirements.
2. Deny the rezoning. By denying the rezoning, if the property is redeveloped in the future, it will
be redeveloped within the B-3 zoning requirements. If the City Council considers this
alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 06-42
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN ORDINANCE REZONING
126, 140, and 150-176 BLAKE ROAD FROM B-3 TO B-4
WHEREAS, an application for Zoning Amendment ZN06-7 has been initiated by The City of
Hopkins;
WHEREAS, the procedural history of the application is as follows:
1. That an application for zoning amendment was initiated by The City of Hopkins;
2. That the Hopkins Zoning and Planning Commission published notice, held a
public hearing on the application and reviewed such application on May 30, 2006:
all persons present were given an opportunity to be heard;
3. That the written comments and analysis of City staff were considered.
4. The legal description of the property is as follows:
Lots 1,2, and 3, Block 1, Standal First Addition
NOW, THEREFORE, BE IT RESOLVED that the application for Zoning Amendment ZN06-7
is hereby approved based on the following Findings of Fact:
1. That the rezoning is necessary for future redevelopment of the property.
Adopted this 6th day of June 2006.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 06-967
AN ORDINANCE REZONING 126, 140, AND 150-176 BLAKE ROAD FROM B-3,
GENERAL BUSINESS, TO B-4, NEIGHBORHOOD BUSINESS
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
That the present zoning classification of B-3, General Business, upon the following described
premises is hereby repealed, and in lieu thereof, the said premises is hereby zoned as B-4,
Neighborhood Business.
Lots 1, 2, and 3, Block 1, Standal 15t Addition
First Reading:
June 6, 2006
Second Reading:
June 20, 2006
Date of Publication:
June 29, 2006
Date Ordinance Takes Effect:
June 29, 2006
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
City Attorney Signature
Date
.
.
.
Executive Summary
In 2001 Hoisington Koegler Group and the City of Hopkins began a study of "East
End" area of the city. This is an area that has experienced ongoing changes and has
been heavily influenced by changes in industry, transportation and in residential living
patterns in recent years. In recent years the area lost two major industrial employers.
A 1994 corridor study for Excelsior Boulevard initiated a series of roadway upgrades;
the second phase, which lies within the study area, is now under construction. Finally,
in the late 1990s, sixty-two new single-family homes were constructed in the area,
the biggest single non-attached housing project to occur in Hopkins in decades.
Each of these changes has focused attention on the east end of the city and helped
prompt this effort to take a more proactive look at future land use and market
opportunities in this portion of Hopkins.
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STUDY AREA
The East Hopkins Land Use and
Market Analysis focuses on an area
of the community that lies just east
of TH 169, within about a mile of
downtown. The boundaries of the
study area generally include Excelsior
Boulevard on the south, Blake Road
on the east, TH 7 on the north and
TH 169 on the west. The primary
portion of the study area (indicated
in blue in the diagram at left) is the
segment of the overall project area
that is likely to see change in the short-
term due to roadway improvements
and property acquisitions (Excelsior
Boulevard). The secondary portion
ofthe study area (yellow) inlmediately
surrounds the primary area.
EAST HOPKINS LAND USE
AND MARKET STUDY
Hopkinsl Minnesota
PLANNING AND REGULATORY CONTEXT
The study area is included in a variety of plans that will help shape its future. At the
local level, 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 of the 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 constrained 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.
MARKET STUDY
In seeking to infonn the planning processes for the study area, a market analysis
was included. This market analysis was intended to provide: (1) an understanding
of local development 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 area's development potential. Among the factors most
directly contributing to redevelopment potential in the study area are the reconstruction!
realignment of Excelsior Blvd., relocation ofAlliant Tech, and SuperValu's vacation
of a large parcel. Other important factors include a positive regional economic
outlook and a strategic 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 of a mix that includes either, or both of
the aforementioned uses.
TRANSIT IMPLICATIONS
The Southwest Transit Corridor passes through the study area and this fact contributed
strongly to the Metropolitan Council's initial interest in this study. Alternately 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 Hennepin 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.
EAST HOPKINS LAND USE
AND MARKET STUDY
Hopkins, Minnesota
Page 1-2
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LAND USE
While the primary study is the area likely to see the most immediate change, the
broader secondary study area is where much of the change in the area converges
and exerts the most force. The transit corridor mentioned above, Minnehaha Creek,
and regional trails are all included within the secondary area, as are the sites recently
vacated by the two major industrial employers. An understanding of the forces at
work in the larger area as well as a picture of what the land uses should be in the
future was an essential component in the creation of a redevelopment plan for the
study area.
After several preliminary plans explored a broad range of ideas, a final Future Land
Use Plan was created. A reflection of comments from City Staff and direction
provided by the market analysis, the final Land Use Plan varied slightly from the
City's current Land Use Plan, most notably in the creation of several parcels
designated as "Mixed Use" in an effort to provide maximum flexibility for future
redevelopment efforts within the area.
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East Hopkins Land Use and Market Study
Hopkins, Minnesota. May 21,2002
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EAST HOPKINS lAND USE
AND MARKET STUDY
Hopkins, Minnesota
Page 1-3
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REDEVElOPMENT CONCEPT
A closer look at the primary study area, the redevelopment concept focuses on
detailed site planning and land use patterns within their urban physical context. Again
a wide range of concepts were initially explored and again these concepts were
reviewed with City Staff and refined to produce a single preferred alternative. Certain
"givens" were included in each concept and eventually worked their way into the
final concept. For example: each concept considered transit implications, but none
was entirely dependent on this unknown commodity; each included a mix of uses
that focused on providing density, a component critical to transit ridership and the
financial realities of redevelopment; each sought to create open space amenity,
contributing to an identity that the area currently lacks.
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The final "Revised Redevelopment Concept'~ includes a mix of uses that reflects
what were concluded to be the market realities for the study area. Redevelopment
is clustered into "modules" of office, residential, or mixed uses that can ultimately be
implemented in whole, or be phased in over time. More dense and urban in character
than the area exists today, the plan reflects an urbanization that is consistent with a
broader regional vision, and creates a strong identity for Hopkins that the area lacks
today.
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EAST HOPKINS LAND USE
AND MARKET STUDY
Hopkins, Minnesota
Page 1-4
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IMPLEMENTATION/NEXT STEPS
It's true that several barriers to redevelopment exist: there is a lack of economic
incentive for redevelopment, there are a lack of catalysts to promote redevelopment,
the current layout of land uses and associated lack of any large parcels make it
difficult to engage in any large-scale redevelopment, and the costs of redevelopment
are significantly greater than development of "new" land on the urban fringe. A 11 of
these barriers point to a need for greater density if any sort of redevelopment is
going to be financially realistic. Regardless, there are strategies that will help implement
these changes over time. Adopting land use controls, working with current land
owners likely to remain (e.g.. Edco,) facilitating the SuperValu redevelopment, guiding
transit planning, and phasing are all strategies that can incrementally contribute to
the ultimate success of the planning efforts undertaken in this study. And lastly, the
plan for redevelopment of the study area cannot materialize without public financial
participation, necessary to assemble the sites and reduce the land costs to a point at
which development is financially feasible. The final plan reflects a pattern of
redevelopment "modules" that can be phased in over time as parcels become available
or external pressures contribute to the need for redevelopment.
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EAST HOPKINS LAND USE
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Hopkins, Minnesota
Page 1-5
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Hopkins City Code (Zoning)
535.01
(Revised 7/28/05)
Section 535 - Zoning: business districts
535.01. Business districts. Subdivision 1. Description. The business (B)
districts are in four categories designated as B-1, B-2, B-3, and B-4. (Amended
Ord. 05-951)
Subd. 2. The permitted uses of any land or structure in a B district are
those uses indicated by the mark "X" and shall be further subject to those certain
special limitations, requirements and regulations pertaining to those B district
uses specially designated by the following marks: (I), (2) and (3).
(I) means that the use is prohibited on the ground floor;
(2) means that a conditional use permit is required;
(3) means not more than three devices allowed;
(4) means that the use is limited to 5,000 square feet per business.
(Amended Ord. 05-951)
Subd. 3. Capital letters following any "X" mark indicate that the use or
uses permitted are subject to and are set forth in the provisions of separate
paragraphs contained in subsection 535.03 which corresponds to the capital letter
or letters set forth in this subsection. The permitted use upon any land or in any
structure in a B district is considered the principal use.
(Amended Ord. 639) (Amended Ord. 96-787) (Amended Ord. 05-95l)
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
.
20.
PERMITTED USES
1.
Adult-oriented business, as
governed and regulated by
Chapter 1165 of the City Code.
(Amended 95-762)
Airport
Amusement device
Appliange store
Art shops - pictures
Auction - public or private
Auto repair
Auto accessory and parts
Auto sales and/or lease
Auto wash subject to permit
Armory, auditorium, exhibit hall
Bakery
Banks, savings and loan
Bar - Tavern
Beauty or barber shop
Bike sales (Added Ord. 05-951)
Boat - marine sales
Books - office supplies
Bottling plant not in excess of
6,000 sq. ft.
Boutiques
B-1
(3) XBB
X
(2) XJ
Section 535 - Page 1
B-2
B-3
X
X
X X
( 3 ) XBB XBB
X X
X X
(1) X X
X
(1) X X
(2) XA
X
(2) XB (2) XB
X X
X (2 ) XV
X X
X X
X
X X
X
X ( 2 ) XJ
B-4
(2)XEE
X
X
X
X
X
(4) X
(4) X
X
1
Hopkins City Code (Zoning)
21.
22.
23.
24.
25.
.
26.
27.
28.
29.
30.
31.
32.
33.
34.
35.
36.
37.
38.
39.
40.
41.
42.
43.
44.
45.
46.
47.
48.
49.
50.
5l.
52.
53.
54.
55.
56.
57.
58.
59.
60.
6l.
62.
63.
64.
65.
66.
67.
68.
PERMITTED USES
B-1
Bowling - table tennis, pool hall
Broadcasting (T.V. - radio)
Bus and other transit
Business school
Cabinet - electrical, heating,
plumbing, upholstery, air condition-
ing provided the operation does not
exceed 6,000 sq. ft.
Camera - photographic
Carpet and floor covering
Clinics
Clothing store
Clubs (private - non profit)
Coin and stamp
Commercial greenhouse
Costume & formal wear rental
Currency Exchange (Added Ord. 04-920)
Cycle shop and snowmobile
Day nursery
Delicatessen
Department store
Dental - Med. Lab
Drive-ins (non food)
Dry cleaning and laundry
Dry cleaning and laundry pickup
Employment agency
Essential public service & utility
structures
Fabric and sewing store
Fixit shop
Florist
Furniture store
Garden and landscape
Gifts and novelties
Glassware, china, pottery
Glass and mirror installation
Grocery, fruit, vegetable
Hardware
Health clubs - studio
Hobby - crafts - instruction
Hotel - motel
Interiors - decorating studio
Jewelry
Karate, health club, dance studio (2)XL
Leather goods - luggage
Library - public or private
Liquors
Locker plan - 6,000 sq. ft. maximum
Locksmith and fixit shop
Lumber and related items
Meats
Mortuary
(2) XU
X
X
(2) XE
x
x
(2) XI
( 2 ) XY
X
( 2 ) XZ
(2 ) XJ
X
X
X
Section 535 - Page 2
B-2
X
X
X
(1) X
X
X
X
X
(1) XC
X
X
(2 ) XW
(2 ) XE
X
X
(1) X
( 2 ) XF
( 2 ) XG
X
X
X
X
XY
X
X
( 2 ) XZ
X
X
X
X
X
( 2 ) XK
X
X
(1) X
X
X
X
( 2 ) XY
X
535.01, Subd. 3, 21.
(Revised 7-28-05)
B-3
X
X
X
X
X
X
X
( 2 ) XC
(2)XD
X
( 2 ) XEE
X
(2) XE
X
X
( 2 ) XF
X
X
X
X
XY
X
X
(2) XZ
( 2 ) XJ
X
X
X
X
X
(2) XK
X
X
X
X
(2 ) XY
X
X
X
B-4
X
X
(2) X
x
x
x
x
x
X
x
x
X
X
X
x
2
Hopkins City Code (zoning)
69.
70.
7l.
72.
73.
74.
75.
76.
77.
78.
79.
80.
8l.
82.
83.
84.
85.
86.
87.
88.
89.
90.
9l.
92~
93.
94.
95.
96.
97.
9B.
99.
100.
101
102.
103.
104.
105.
106.
107.
108.
109.
110.
111.
112.
113.
114.
PERMITTED USES
B-1
Motors repairing
Music store
Newsstand
Offices
Open sales lot
Optical - jewelry mfg.
Orthopedic - medical supplies
(sales and manufacturing)
Paint and wallpaper
Parking ramps and lots
Pawn shop - antiques - used materials
Pet Store
Pharmacy - drug store
Photography - studio
Picture framing - art shop
Pipe - tobacco shop
Post office
Print shop
Public auction (see auction)
Records, TV, radio, sound, phono
Religious institutions, etc.
Rental service
Research labs
Residential
Restaurant - traditional
Restaurant - carry-out and delivery
Restaurant - drive-in
Restaurant - fast food
Roller rink - ice arena
Self-service station
Service station
Shoes - boots store
Sporting goods
Stationery - card shop
Stone monument sales
Tailoring
Taxidermist
Taxi terminal
Theater - non-drive-in
Tires - battery, accessory & recap
Trade school
Transient merchants (Added Ord. 05-947)
Truck - trailer sales
Variety stores
Veterinary clinic
Video - sales, rental
Warehouse - 16,000 sq. ft. maximum,
not abutting Mainstreet (Amended Ord. 2000-841)
(2) XN
( 2 ) XO
X'
2)XH
X
x
Section 535 - .page 3
B-2
x
X
X
(2) XO
(1) X
x
X
X
x
X
X
X
X
( 2 ) XP
x
(2) XCC
(2)XH
X
x
X
X
X
X
(1) X
X
X
X
535.01, Subd. 3, 69.
(Revised 7-28-05)
B-3
x
X
x
( 2 ) XO
X
X
X
X
X
X
X
X
X
X
X
(2) XCC
( 2 ) XQ
( 2 ) XT
(2)XH
X
X
(2)XR
( 2 ) XS
X
( 2 ) XDD
(2) XM
X
( 2 ) XJ
X
X
X
X
X
X
X
(2) XAA
'X
X
X
B-4
X
X
(2) X
X
X
x
(2) FF
X
x
x
x
X
X
X
X
Hopkins City Code (Zoning)
53 5 . 01, Subd . 3
(Revised 7-28-05)
AREA AND YARD LIMITATIONS
Uses permitted in any B district category subject to the following minimum
floor and lot area, lot widths, yard requirements, and building heights, in feet.
(Amended Ord. 05-951)
Lot area - sq. ft.
Lot width - ft.
Floor area requirement
Front yard
Front yard - P.U.D.
Side yard
Rear yard
Requirements for lots fronting state
and county roads, as follows:
Front yard
Side yard
Building height
Front yard of B lots abutting
R district
Side yard abutting R district
Rear yard abutting R district
Rear yard from alley
Building height
B-1 B-2
5,000
50 20
- F.A.R. 1.0 6
20 1
10 0
10 10
B-3
B-4
3,000
25
1.5
1
20
o
15
1
10
10
20
10
25
1
10
45
1/2 of the required
same as R district
same as R district
20 10
25 70
R district
15
45
60
..
535.03. Conditional use requirements. Subdivision 1. The requirement of a
conditional use permit in connection with any use in any B district is indicated in
subsection 535.01 by appropriate capital letter (A, B, C etc.), which letters refer
to the appropriate paragraph in this subsection bearing the same capital letter.
Subd. 2. Conditional uses within B districts.
A) New auto sales including sales lot and major auto repair provided:
1. the sales lot shall not be larger in square footage than
the square footage of the building devoted to the related business;
2. a 20 foot front yard setback in which there shall be no
auto parking. Within this 20 foot setback there shall be a permanent
barrier of landscaping. (Amended Ord. 90-672) (Amended Ord. 94-747)
3. lighting of the sales lot shall be totally from indirect
lighting;
4. should the lot abut an R district an acceptable design of
screening fence five feet in height shall be constructed along the
abutting lot line;
5. the auto sales lot shall not include vehicles over a 9,000
lb. rated weight;
6. no vehicles which are unlicensed and/or inoperative shall
be stored on the premises; (Added Ord. 96-787)
7. all repair, assembly, disassembly or maintenance of
vehicles shall occur within a closed building except
minor maintenance, including tire inflation, adding
oil and wiper replacement; (Added Ord. 96-787)
Section 535 - Page 4
April 28, 2004
Council Report 04-64
ZONING ORDINANCE AMENDMENT - EAST END OVERLAY DISTRICT
ProDosed Action.
Staff recommends the following motion: Move to adopt Resolution 04-33. approving
Ordinance 04-921. placing an overlay district on the east end for first reading
At the Zoning and Planning meeting, Ms. Aristy moved and Mr. Sholtz seconded a motion to
adopt Resolution RZ04-1 0, recommending approval of Ordinance 04-921, placing an overlay
district on the east end. The motion was approved unanimously.
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 proj ect that could be
imph~mented to Blake Road, north of Excelsior Boulevard.
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 j oint meetings with the City
Council and the Planning Commission to review the study.
In August of 2003, the City Council adopted the East Hopkins Land Use and Market Study
and directed staff to proceed with the implementation of the study. This is the first step in
the process.
Primary Issues to Consider.
. What is an overlay district?
. What are the proposed boundaries of the overlay district?
. What is the purpose of an overly district?
. What was the discussion at the Zoning and Planning meeting?
SUDDortin2 Documents.
· Analysis of Issues
· Resolution 04-33
· Ordinance 04-921
Nancy S. Anderson, AICP
Planner
Financial Impact: $ N/ A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
CR04-64
Page 2
Primarv Issues to Consider.
What is an overlay district?
An overlay district is an area with restrictions beyond those in the underlying zone. An
overlay district is usually used when there is a special public interest in an area that does not
coincide with the traditional zoning areas. This overlay district divides the area into six
areas, and if there is to be a redevelopment the parcels in the area have to be assembled into a
redevelopment area.
What are the proposed boundaries of the overlay district?
The proposed boundaries of the overlay district are on the attached map. Numbers indicates
the sub-districts.
What is the purposed of an overlay district?
The overlay district will allow the existing land uses to continue. In the future, when there is
an opportunity to redevelopment a module, the overlay district will provide guidance on the
uses for the redevelopment. This is the first step in implementing the East End Study, the
City will be looking at different zoning districts for this area.
What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed overlay district for the east end. The owner of Custom
Pools appeared before the Commission. She asked if the lots had to be assembled for
redevelopment. Ms. Anderson responded that they had to be assembled for redevelopment.
John Newport, one of the owners of the former Dune Buggy Supply building, appeared
before the Commission. Mr. Newport stated that they would like to clean up the building,
but they have a parking problem. Ms. Anderson stated that they do have a parking problem,
but that was another issue. Nelson Berg, representing Charles Holt, appeared before the
Commission. Mr. Berg was concerned with leasing a tenant for long term with the future
redevelopment of the area.
Mr. Sholtz stated that they are the Planning Commission and they are looking at this area for
the long term and what we want Hopkins to look like in 20 years.
Gary Wilson appeared before the Commission. Mr. Wilson was concerned that the modules
were too small and should we be looking to make them larger.
Alternatives.
1. Approve the overlay district. By approving the overlay district, an overlay district will be
placed on the east end.
CR04-64
Page 3
2. Deny the overlay district. By denying the overlay district, an overlay district will not be
placed on the east end. If the City Council considers this alternative, findings will have
to be identified that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
,