V. 1. Planning Application 2021-02 425 Madison Avenue Subdivision
March 23, 2021 Planning Application 2021-02
425 Madison Avenue Rezoning and Subdivision
Proposed Action: Staff recommends the following motions:
• Move to adopt Planning & Zoning Commission Resolution 2021-04 recommending the City
Council approve an ordinance 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 2021-05, recommending the City Council approve the preliminary
plat for the Yang Addition, subject to the conditions.
• Move to adopt Resolution 2021-06, recommending the City Council approve the final 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. Based on the review detailed below,
staff recommends approval of this proposal.
Primary Issues to Consider
• Background
• Rezoning
• Subdivision
• Engineering Comments
• Alternatives
Supporting Documents
• Site Location Map
• Planning & Zoning Commission Resolution 2021-04 Rezoning
• Planning & Zoning Commission Resolution 2021-05 Preliminary Plat
• Planning & Zoning Commission Resolution 2021-06 Final Plat
• Preliminary Plat
• Final Plat
• Civil Plans
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 2021-02
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.
Public Comment. Due to the ongoing coronavirus pandemic and the related statewide
emergency declaration, notice of the public hearing for this item directed all interested parties to
make their comments to City Planner Jason Lindahl by mail, phone or e-mail before noon on
Tuesday, March 23, 2021. As of the writing of this report, the City had received no comments
on this item. Staff will provided an update on all public comments received prior to the
Planning & Zoning Commission Meeting during the public hearing.
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.
Planning Application 2021-02
Page 3
It should also be noted that the re-plat of this parcel will result in the existing accessory building
(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
Planning Application 2021-02
Page 4
The conditions of subdivision approval are listed below.
• Revise the preliminary plat to remove the existing legal descriptions. The only legal
descriptions on the preliminary plat should be Lots 1 & 2, Block 1, Yang Addition.
• The applicant shall revise their plans to provide an equal amount of street frontage for each
lot – 66’ for Lot 1 and 33’ for Lot 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
to provide access to Lot 2.
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. Recommend approval of the rezoning and subdivision applications. By recommending
approval of these applications, the City Council will consider a recommendation of approval.
2. Recommend denial of the rezoning and subdivision applications. By recommending denial
of these applications, the City Council will consider a recommendation of denial. Should the
Planning & Zoning Commission consider this option, it must also identify specific findings
that support this alternative.
3. Continue for further information. If the Planning & Zoning Commission indicates 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
PLANNING & ZONING COMMISSION RESOLUTION 2021-04
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE 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), 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,
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated March 23, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve 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), 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 this 23rd day of March 2021.
_______________________
Gerard Balan, Chair
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-05
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE 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,
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated March 23, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve 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. Revise the preliminary plat to remove the existing legal descriptions. The only legal descriptions
on the preliminary plat should be Lots 1 & 2, Block 1, Yang Addition.
2. Revise the preliminary plat to provide an equal amount of street frontage for each lot – 66’ for
Lot 1 and 33’ for Lot 2.
3. 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 to provide
access to Lot 2.
4. Execution of a Planned Unit Development Agreement in a form acceptable to the City Attorney.
5. Approval of the associated final plat and conformance with all related conditions.
6. Payment of all applicable development fees including, but not limited to, attorney’s fees and 2
credit of park dedication prior.
7. Development of Lot 1 shall require separate approvals from the City applicable to the proposed
development.
8. Conformance with all requirements of the City Engineer.
9. Approval of the development by the Minnehaha Creek Watershed District and conformance with
all related conditions.
Adopted this 23rd day of March 2021.
_______________________
Gerard Balan, Chair
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-06
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE FINAL PLAT
FOR YANG ADDTION
WHEREAS, the applicant, Xijing Zhang, initiated final 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,
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated March 23, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve the Yang Addition final plat to subdivide
the property at 425 Madison Avenue North with PID 19-117-21-22-0034, subject to the conditions listed
below.
1. Approval of the associated preliminary plat and conformance with all related conditions.
2. Execution of a Planned Unit Development Agreement in a form acceptable to the City Attorney.
Adopted this 23rd day of March 2021.
_______________________
Gerard Balan, Chair
Site Location Map for
425 Madison Avenue North
Subject Property
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