VII.2. 425 Madison Avenue Rezoning and Subdivision; Lindahl
April 6, 2021 City Council Report 2021-041
425 Madison Avenue Rezoning and Subdivision
Proposed Action: Staff recommends the City Council adopt the following motions:
• Move to adopt Resolution 2021-017 approving the first reading of Ordinance 2021-1167
rezoning the subject property (PID 19-117-21-22-0034) from R-1-C, Single Family Medium
Density to R-1-C, Single Family Medium Density with a Planned Unit Development (PUD),
subject to conditions.
• Move to adopt Resolution 2021-018 approving the preliminary plat for the Yang Addition,
subject to the conditions.
Overview
The applicant, Xijing Zhang, requests rezoning and subdivision (preliminary and final plat)
approvals for the Yang Addition. The subject property is located at 425 Madison Avenue
North, just east of Highway 169 between Highway 7 and 2nd Street Northeast. These
applications would allow subdivision of the existing 1.48 acre single family property into two
single family lots. The proposal would keep the existing single family home on one property and
create another parcel for future single family development. The Planning & Zoning
Commission held a public hearing to review this item during their March 23, 2021 meeting and
received no public comment on this item. Based on the review detailed below, both the
Planning & Zoning Commission and staff recommend approval of this proposal.
Primary Issues to Consider
• Background
• Rezoning
• Subdivision
• Engineering Comments
• Alternatives
Supporting Documents
• Site Location Map
• Resolution 2021-017 Rezoning
• Ordinance 2021-1167
• Resolution 2021-18 Preliminary Plat
• Preliminary Plat
• Civil Plans
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
City Council Report 2021-041
Page 2
BACKGROUND
The 1.48 acre subject property located at 425 Madison Avenue North was originally subdivided
as part of the Campbell Third Addition plat in 1958. However, the existing single family home
appears to pre-date the creation of the lot as it was built in 1950. The applicant purchased the
property in 2017 and is using it as a single family dwelling and plans to remain in the property
after subdividing the property and selling the newly created lot to a developer.
The applicant went through the concept plan review process in 2020. The concept plan
proposed subdividing the existing single family lot into 3 parcels, one for the existing single
family dwelling and 2 parcels for future single family development. The current plat is different
from the concept plan in that it would create only 2 lots. One for the existing single family home
and one for future single family development. It should be noted that any further subdivision or
development of the newly created parcel will require separate city approval.
After reviewing the original concept plan, the Planning and Zoning Commission and City
Council offered the following comments.
• The City is generally supportive of the concept plan and the use of a Planned Unit
Development (PUD) for this project. In exchange for the PUD, the plat will create single
family residential parcels that exceed the 12,000 square foot minimum lot size requirement
of the R-1-C district.
• Adjust the proposed lot widths to be even along Madison Avenue.
• Shared access to the two newly created parcels shall be evenly divided across the shared
property line.
• All three lots shall have adequate driveway area for both turning around and guest parking.
Planning & Zoning Commission Action. The Planning & Zoning Commission reviewed this
item (Planning Application 2021-02) during their March 23, 2021 meeting. During the meeting,
the Commission heard a presentation from staff and held a public hearing that produced no
direct comments. The Planning & Zoning Commission had general discussion about the
proposal and then voted to recommend the City Council approve the applicant’s requests.
REZONING
The 2040 Comprehensive Plan Update – Cultivate Hopkins guides the subject property as
Traditional Urban and the site is currently zoned R-1-C, Single Family Medium Density. The
Traditional Urban land use category allows for moderate density residential neighborhoods and
accessory uses such as parks and neighborhood scaled public and institutional uses. Densities in
this category typically range from 5-12 units per acre. As designed, the proposed single family
residential lots are consistent with the land use guidance. While the proposed 1.5 units per acre
density of the existing single family dwelling on Lot 2 falls below the density standard for this
land use category, it is acceptable in this instance under the planned unit development process.
The subject property is zoned R-1-C, Single Family Medium Density. The table in the
Subdivision section below compares the development standards for this district with the parcels
included in the proposed plat. As designed, the proposed plat meets or exceeds the
development standards for the R-1-C district with the exception of lot width and lot frontage
along a public right-of-way (street). Based on the overall design, staff supports rezoning the
property to R-1-C with a planned unit development (PUD) to allow these minor deviations.
It should also be noted that the re-plat of this parcel will result in the existing accessory building
City Council Report 2021-041
Page 3
(detached garage) on Lot 2 becoming non-conforming. Under the current conditions, the
existing accessory building is located in the rear yard. However, the design of the new plat will
result in the existing accessory building now being located in what will be considered the front
yard. This is acceptable under the planned unit development approval.
As a reminder, the purpose of a planned unit development is to allow flexibility from traditional
development standards (such as lot width, lot frontage along a public right-of-way (street) or
accessory building placement), in return for a higher quality development. Typically, the City
looks for a developer to exceed other zoning standards, building code requirements or meet
other goals of the Comprehensive Plan. In exchange for the deviation from the lot width, lot
frontage along a public right-of-way (street), and accessory building deviations, the proposed plat
will include single family lots that exceed the 12,000 square foot minimum lot size required by
the R-1-C district.
SUBDIVISION
To facilitate the proposed subdivision, the applicant will be required to plat the property. The
proposed Yang Addition would subdivide the existing 1.48 acre single family property into two
parcels. Lot 1 is proposed to be 35,274 square feet in size and is planned for future single family
development. Lot 2 would be 29,260 square feet in size and retain the existing single family
dwelling.
As proposed, the subdivision would meet or exceed the requirements of the zoning ordinance
with the exception of lot width, lot frontage along a public street and accessory building
position. Most notably, the proposed plat would create single family lots that are larger than the
minimum lot size in the R-1-C district. The associated planned unit development detailed above
will allow minor deviations from lot width, lot frontage along a public street and accessory
building position.
425 Madison Avenue North Concept Plan Zoning Comparison
Development Category R-1-C Standard Concept Plan Proposal Status
Lot Frontage 80’ Lot 1 – 75’
Lot 2 – 25’
Non-
Conforming
Lot Width 80’ Lot 1 – 75’
Lot 2 – 25’
Non-
Conforming
Lot Area 12,000 Lot 1 – 35,274 SF
Lot 2 – 29,260 SF
Exceeds
Standard
Front Setback 30’ Lot 1 – NA
Lot 2 – <30’
Conforming
Side
Setbacks
1-Story=10’
2-Story=12’
3-Story=14’
Lot 1 – NA
Lot 2 – 12’ & 26”
Conforming
Rear Setback 35’ Lot 1 – NA
Lot 2 – <35’
Conforming
Max. Building Coverage 35% Lot 1 – NA
Lot 2 – >35%
Conforming
Max. Building Height 35’ Lot 1 – NA
Lot 2 – >35’
Conforming
The conditions of preliminary plat approval are detailed in the attached preliminary plat
City Council Report 2021-041
Page 4
resolution.
With any subdivision, the City has the ability to collect park dedication in the form of land or a
fee. The standard park dedication fee for single family residential subdivisions is $1,000 per unit.
Based on the plats 2 lots, this project would be required to pay park dedication of $2,000.
ENGINEERING COMMENTS
The Engineering Department has reviewed the proposed Yang Addition preliminary and final
plats and offers the following comments.
• All utility services would need to be on their respective properties (including the existing
home), or easements will need to be created.
• The City will require the sanitary service connection to an extension of the 8” main in
Madison Avenue.
• Utility and street work would require plans signed by a licensed engineer.
• This plat shall receive all necessary approvals from the Minnehaha Creek Watershed District.
ALTERNATIVES
1. Vote to Approve. By voting to approve these applications, the first reading of the rezoning
and the preliminary plat of the subject property will be approved. The second reading of the
rezoning and final plat are tentatively scheduled to come before the City Council on April
20.
2. Vote to Deny. By voting to deny these applications, the first reading of the rezoning and the
preliminary plat of the subject property will be denied. Should the City Council consider this
option, it must also identify specific findings that support this alternative.
3. Continue for further information. If the City Council finds that further information is
needed, the items should be continued.
Site Location Map for
425 Madison Avenue North
Subject Property
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2021-017
A RESOLUTION APPROVING THE FIRST READING OF ORDINANCE 2021-1167
REZONING THE PROPERTY AT 425 MADISON AVENUE NORTH WITH PID 19-117-21-22-
0034 FROM R-1-C, SINGLE FAMILY MEDIUM DENSITY TO R-1-C, SINGLE FAMILY
MEDIUM DENSITY WITH A PLANNED UNIT DEVELOPMENT (PUD), SUBJECT TO
CONDITIONS
WHEREAS, the applicant, Xijing Zhang, initiated an application requesting to rezone the
property at 425 Madison Avenue North with PID 19-117-21-22-0034 from R-1-C, Single Family
Medium Density to R-1-C, Single Family Medium Density with a Planned Unit Development (PUD),
subject to conditions, and
WHEREAS, this property is legally described as follows:
OUTLOT NO 1 CAMPBELL THIRD ADDITION AND BEG AT A PT ON S LINE OF N 1/2 OF NW
1/4 DIST 1214.03 FT W FROM SE COR THOF TH N AT R/AS 200 FT TH W AT R/AS TO E LINE
OF GN RR R/W TH SWLY ALONG SAID R/W LINE TO S LINE OF N 1/2 OF NW 1/4 TH E TO
BEG EX ROAD
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on February 19, 2021; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed notice,
held a public hearing on the application and reviewed such application on March 23, 2021
and all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
4. That the Hopkins Planning & Zoning Commission reviewed this application during their
March 23, 2021 meeting and recommended approval by the City Council, subject to
conditions; and
5. That the Hopkins City Council reviewed this application during their April 6, 2021 meeting
and agreed with the findings of the Planning & Zoning Commission.
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated April 6, 2021.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the first reading of Ordinance 2021-1167 rezoning the property at 425 Madison Avenue
North with PID 19-117-21-22-0034 from R-1-C, Single Family Medium Density to R-1-C, Single
Family Medium Density with a Planned Unit Development (PUD), subject to the conditions listed
below.
1. Execution of a Planned Unit Development Agreement in a form acceptable to the City Attorney.
2. Approval of the associated preliminary plat and conformance with all related conditions.
3. Approval of the associated final plat and conformance with all related conditions.
4. Approval of the development by the Minnehaha Creek Watershed District and conformance with
all related conditions.
Adopted by the City Council of the City of Hopkins this 6th day of April, 2021.
By:__________________________
Jason Gadd, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
1
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 2021-1167
AN ORDINANCE REZONING THE PROPERTY AT 425 MADISON AVENUE NORTH
WITH PID 19-117-21-22-0034 FROM R-1-C, SINGLE FAMILY MEDIUM DENSITY TO R-
1-C, SINGLE FAMILY MEDIUM DENSITY WITH A PLANNED UNIT DEVELOPMENT
(PUD)
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
1. That the present zoning classification of R-1-C, Single Family Medium Density, upon the
following described premises is hereby repealed, and in lieu thereof, said premises is hereby
zoned to R-1-C, Single Family Medium Density with a Planned Unit Development (PUD).
2. The legal description of the property to be rezoned is as follows:
OUTLOT NO 1 CAMPBELL THIRD ADDITION AND BEG AT A PT ON S LINE OF N
1/2 OF NW 1/4 DIST 1214.03 FT W FROM SE COR THOF TH N AT R/AS 200 FT TH W
AT R/AS TO E LINE OF GN RR R/W TH SWLY ALONG SAID R/W LINE TO S LINE OF
N 1/2 OF NW 1/4 TH E TO BEG EX ROAD
First Reading: April 6, 2021
Second Reading: April 20, 2021
Date of Publication: April 29, 2021
Date Ordinance Takes Effect: April 29, 2021
________________________
Jason Gadd, Mayor
ATTEST:
__________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2021-018
A RESOLUTION APPROVING THE PRELIMINARY PLAT FOR YANG ADDTION
WHEREAS, the applicant, Xijing Zhang, initiated preliminary plat application to subdivide the
property at 425 Madison Avenue North with PID 19-117-21-22-0034, subject to conditions, and
WHEREAS, this property is legally described as follows:
OUTLOT NO 1 CAMPBELL THIRD ADDITION AND BEG AT A PT ON S LINE OF N 1/2 OF NW
1/4 DIST 1214.03 FT W FROM SE COR THOF TH N AT R/AS 200 FT TH W AT R/AS TO E LINE
OF GN RR R/W TH SWLY ALONG SAID R/W LINE TO S LINE OF N 1/2 OF NW 1/4 TH E TO
BEG EX ROAD
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on February 19, 2021; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed notice,
held a public hearing on the application and reviewed such application on March 23, 2021
and all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
4. That the Hopkins Planning & Zoning Commission reviewed this application during their
March 23, 2021 meeting and recommended approval by the City Council, subject to
conditions; and
5. That the Hopkins City Council reviewed this application during their April 6, 2021 meeting
and agreed with the findings of the Planning & Zoning Commission.
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated April 6, 2021.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the Yang Addition preliminary plat to subdivide the property at 425 Madison Avenue
North with PID 19-117-21-22-0034, subject to the conditions listed below.
1. Submission and review of a title commitment by the City Attorney and adherence to conditions.
2. Access to the two proposed lots shall be provided through two separate curb cuts. The existing
curb cut shall be used to provide access to Lot 1. A new access shall be constructed on Lot 2 to
provide access to Lot 2.
3. Construction of the new access on Lot 2 to provide access to Lot 2 shall be constructed prior
issuance of any building permits for Lot 1.
4. Additional easements shall be recorded as required by the City Attorney.
5. Approval of the associated rezoning and conformance with all related conditions.
6. Execution of a Planned Unit Development Agreement in a form acceptable to the City Attorney.
7. Approval of the associated final plat and conformance with all related conditions.
8. Payment of all applicable development fees including, but not limited to, attorney’s fees and park
dedication prior to release of the plat.
9. Any future subdivision or development of Lot 1 shall require separate approvals from the City
applicable to the proposed development.
10. Conformance with all requirements of the City Engineer.
11. Approval of the development by the Minnehaha Creek Watershed District and conformance with
all related conditions.
Adopted by the City Council of the City of Hopkins this 6th day of April, 2021.
By:_________________________
Jason Gadd, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
TAG #SPECIES DIAMETER
(Inches)CONDITION DISTURBED/UNDISTURBED
/EXEMPT
1 ASH 24 8 U
2 ASH 18 8 U
3 ACACIA 24 8 U
4 EVG 9 8 U
5 EVG12 12 8 U
6 MAPLE 42 8 U
7 ASH 30 8 U
8 EVG 15 8 U
9 BIRCH 12 8 U
10 MAPLE 36 8 U
11 ASH 19 8 U
12 EVG 17 8 U
13 EVG 18 8 U
14 EVG 16 8 U
15 EVG 18 8 U
16 MAPLE 26 8 U
17 ASH 30 8 D
18 OAK 42 8 U
19 BIRCH 12 8 U
20 BIRCH 24 8 U
21 MAPLE 30 8 U
22 APPLE 14 8
0 EXEMPT TREES
0 REVISED DIAMETER
1 DISTURBED TREES
21 UNDISTURBED TREES
22 TOTAL TREES
95 %SAVED