CR 04-54 Rezoning - Condos
( CITY OF '\
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March 31,2004 I, HOPKINs I Council Report 04-54
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REZONING ~CONDOS
Proposed Action,
Staff recommends the following motion: Move to adopt Resolution 04-25. approving
Ordinance 04-919, rezoning the area north of the United Methodist Church from Institutional
to R-4 for first reading,
At the Zoning and Planning meeting, Mr. Paul moved and Mr. Kjos seconded a motion to
adopt Resolution RZ04-5, recommending approval of Ordinance of 04-919, rezoning the area
north of the United Methodist Church from Institutional. to R-4. The motion was approved
unanimously,
Overview. ' ,
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The applicant, Halley's Custom Homes, Inc., is proposing to. construct 18 for-sale, two-
bedroom condos north or the United Methodist Church located on Highway 7. The subject
lot currently has the church located' on the south side and a parking lot on the north si4e of
the site. The church does not need the additional parking, and it appears that their parking
can be accommodated on the south side of the site,
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The church property is zoned Institutional. The applicant has requested a rezoning to an R-4
zoning district to allow the construcHon of a multi-family building.
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The proposed building would be three stories and have underground and surface parking.
The condo price range will be from $350,000 to $500,000, The building will be marketed for
residents 55 years of age and older,
Primary Issues to Consider,
. What is the Comprehensive ,Plan designation, and what is the zoning of the
subject site? ;
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'. What does the R-4 zoning district allow?
. Should the site be rezoned to R-4?
. What was the discussion at the Zoning and Planning meeting?
Supportin2: Documents.
. Analysis ofIssues
. Site Plan 'I
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. Uses allowed in R-4 ~d Institutional zoning districts
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. Resolution 04-25 i
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. Ordinance 04-919 i
Nancy SAnderson, AICP
Planner
. Financial Impact: $ N/ A Budgeted: Y/N - Source:
Related Documents (CIP, ERP, etc.):
Notes:
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CR04-54
Page 2
. Primary Issues to Consider.
. What is the Comprehensive flan designation? .
The Comprehensive Plan has designated the site as Institutional.' 'The applicant has applied
for a Comprehensive Plan amendment. The new designation if approved would be high
density residential.
. What does the R-4 zoning allow?
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The R-4 zoning allows multiple fan'1ily buildings with a density of one unit for every 1600
square feet of area. The site could have 33 units, The applicant is proposing approximately
20 units.
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. Should the site be rezoned to R-4?
In looking at the area the only logical zoning change would be to a multi-family zoning,
Other than and Institutional zoning the site would not be a commercial, industrial or a single-
family area. There is an area owned by the golf course on the east side and then further east
is an apartment complex; To the north are the golf course, the smith the church and Highway
7, and to the westthe property is owned by the School District.
. . What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed development for the construction of the condos. Ms.
Anderson stated that in order for the'project to proceed the zoning would have to be amended
from Institutional to R-4, Mike Halley appeared before the Commission, Mr. Halley stated
that the building units have been r~duced from 20 units to 18 units and about one-half are
sold, No one appeared at the public hearing regarding this item.
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Alternatives,
1, Approve the rezoning. By appf;oving the rezoning, the applicant will be all to construct
the development as proposed. ,
2. Deny the rezoning. By denying the rezoning, the applicant will not be able to construct
the development as proposed, If the City Council considers this alternative, findings will
have to be identified that support this alternative,
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3, Continue. for further information, If the City Council indicates that further information is
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. needed, the item should be conqnued,
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~! HopkinsCJ.ty Code (zoning) 542.01
Section 542 - Zonina: Institutional District
542.01. One-family detached :dwellings and two-family detached dwellings are
permitted usesln the Institutional district, but subject to all provisions of
Section 530 applicable thereto" which pr~visions are incorporated in this
section. ' '
542.02. Conditional uses within the Institutional districts.
subdivision 1. The fOllowing are conditional uses in Institutional zoning
districts and certain of -the standards, restrictions and requirements
applicable to such conditional uses:
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, . Schools and all structures', facilities and physical improvements
incident or accessory thereto.
. Religious Institutions and all structures, facilities and physica~
improveme~ts incid~nt or access9ry thereto. ' "
542.03 Any expansi2;n, en1argement or modification of 'an Institutional use
that will result in the demolition or removal of a dwelling unit shall be a
conditional use requiring a Conditional Use Permit. All conditional uses
shall be allowed' only upon' compliance with and ,fulfillment of all, the
.., standards, conditions and re~irementB stated in Sections 525.13 and 542 of
,'" i the Hopkins Zoning ordinance,. "
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542.04 Area and Yar~ Limitations
conditional Uses permitted in, any Institutional district are subject to the
following minimum floor and lot area, minimum lot width, y'ard and setback,
requirements, and maximum building heights.
Front yard 35 feet
Side yard 35 feet
Rear yard 35 feet
Minimum Lot Size 20,000 square feet
Lot width 100 feet
% Building Coverage 35% of lot area
Maximum building height i 35 feet
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542.05 Subdivision. 1. In j addition to the standards, conditions, and
req:uirements stated elsewhere in Section 525.13 and this Section 542, no
Conditional' Use Permit shall, be granted for a conditional ,use within an
Institutional district unless, the applicant has demonstrated compliance with
the following standards, conditions and requirements.
. 1. Th~ removal of a dwelling unit, whether attached or detached,
jshall not change th~ character of the neighborhood. Wherever
\---.. such a dwelling is :removed it shall be replaced by a use that
to the street, and 'is compatible in size, scale, orientation
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CITY OF HOPKINS
. "Hennepin County, Minnesota
RESOLUTION NO: 04-25
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RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN ORDINANCE REZONING THE AREA NORTH OF THE UNITED METHODIST
CHURCH FROM INSTITUTIONAL TO R-4
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WHEREAS, an application for Zoni~g AmendinentZN04-2 has been made by Mike Halley; ,
WHEREAS, the procedural history ofthe application is as follows:
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1. That an application for zoning amendment W<;lS made by Mike Halley onMarch 1,
2004;
2, That the Hopkins Zoning and Planning Commission published notice, held a
public hearing on the application and reviewed such application on March 30,
2004: all persons present were given an opportunity to be heard;
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3, That the written comments and analysis of CitY staff were considered,
. NOW, THEREFORE, BE IT RESOLVED that the application for Zoning Amendment ZN04~2
is hereby approved based on the following Findings of Fact:
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1. Th~t therezoning is necessary to develop the property to a multi-family building,
2. That the area to be rezoned is compatible for a multi-family building.
BE IT FURTHER RESOLVED that application for Zoning Amendment ZN04-2 is
hereby approved based on the following conditions:
1, That the ComprehensivePlari designation is changed from Institutional to high
density residential. 4 "'
2. That the Conditional Use; Permit is granted for the construction of the proposed
development, 'i
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Adopted this 6th day of April, 2004,
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Eugene J. Maxwell, Mayor
ATTEST:
. Terry Obermaier, City Clerk
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C~TY OF HOPKINS
. Hennepin County,'Minnesota
ORDINANCE NO, 04-919
AN ORDINANCE REZONING FROM INSTITUTIONAL TO R:-4
THE COUNCIL OF THE CITY OF HOPKINS DOES' HEREBY ORDAIN AS
FOLLOWS:
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That the present zoning classification of Institutional, upon the following described premises is
hereby repealed, and in lieu thereof the said premises is hereby zoned as R-4, Medium Ifigh
Density Multiple Family,
Lot I, Block I, Oak Ridge Place
First Reading: April 6, 2004
. Second Reading: April 20, 2004
Date of Publication: April 29, 2004
Date Ordinance Takes Effect: April 29, 2004
Eugene J ,Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
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City Attorney Signature Date
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