VII.2. First Reading PUD Rezoning Ordinance and Approval of a PUD Site Plan and Conditional Use Permit Amendment for 314 Mainstreet (Walser Chrysler); Krzos CITY OF HOPKINS
Council Report 2023-075
To: Honorable Mayor and City Council Members
Mike Mornson, City Manager
From: Ryan Krzos, City Planner
Date: August 8, 2023
Subject: First Reading of a PUD Rezoning Ordinance and Approval of a PUD Site
Plan and Conditional Use Permit Amendment for 314 Mainstreet (Walser
Chrysler)
_____________________________________________________________________
RECOMMENDED ACTION
MOTIONS TO:
Adopt Resolution 2023-024, Approving a first reading of Ordinance 2023-1196
Rezoning 314 Mainstreet (Walser Chrysler) from MX-S to MX-S with a PUD
Overlay; and granting PUD Site Plan approval.
Adopt Resolution 2023-025, Approving a Conditional Use Permit Amendment allowing
an expansion to the vehicle sales and service use at 314 Mainstreet (Walser Chrysler).
OVERVIEW
Walser Real Estate Inc. requests land use approvals to allow an expansion of the
Walser Chrysler vehicle sales lot at 314 Mainstreet onto property acquired from the
Hennepin County Railroad Authority located to the south of the facility. The project
would consist of an expansion to the paved area for the storage of inventory vehicles
and employee parking. No new buildings or building additions are proposed with this
application. The plans for the proposed expansion would conflict with multiple provisions
of the development code in part due to the existing legal nonconforming nature of the
facility and operational needs. As such, the applicant is seeking the planned unit
development form of approval to facilitate the expansion. Expansion of the facility also
requires an amendment to an existing conditional use permit for the facility. The
Planning and Zoning Commission and staff recommend approval of the requests.
PRIMARY ISSUES TO CONSIDER
•Background
•Legal Authority
•Zoning Review
•Alternatives
SUPPORTING INFORMATION
•Ordinance 2023-1196 and Resolutions 2023-08 & 2023-09
•Owner’s Application and Exhibits
•Public Comment
Planning & Development
BACKGROUND
The subject property is zoned MX-S, Mixed-Use Suburban Center and is guided as
Downtown Center in the 2040 Comprehensive Plan. The parcels comprising the site
total 6.16 acres in size. City records indicate that automobile related uses have been
operating on this block of Mainstreet since at least the 1960s. Beginning in the 2000s
Walser expanded the facility through acquisition of properties to the west of the current
building, eventually owning the entire block. With each expansion, the City reviewed
and approved amendments to the conditional use permit that was granted to construct
the original building, as vehicle sales uses have been classified as a conditional use in
the property’s zone since that time. Vehicle sales and service uses remain a conditional
use in the MX-S zone.
Walser Real Estate Inc. recently acquired a 0.71-acre parcel from the Hennepin County
Rail Road Association (HCRRA) south of the sales lot. This parcel was part of an
abandoned railroad corridor from Hopkins to Victoria that HCRRA purchased from the
Chicago North Western Transportation Company in 1981. The Lake Minnetonka
Regional Trail is located within this corridor; however, the construction of the 8th
Avenue Artery eliminated the need to retain the parcel abutting Walser Chrysler in
public ownership for future transit or transportation purposes. Walser had previously
leased a large portion of the area in question for use as recently as 2009. However
much of the area was converted to greenspace, save for a strip of pavement that was to
be part of the regional trail. Walser Real Estate Inc. has now come forward with plans to
expand the sales and parking lot onto the property it now owns.
PLANNING & ZONING COMMISSION ACTION
These Planned Unit Development and Conditional Use Permit applications require a
public hearing. The Planning and Zoning Commission conducted the public hearing at
their July 25, 2023 meeting. The City published notice of this public hearing in the local
paper and mailed notices directly to those properties within 500 feet of the subject
property. Signage informing the community of a pending development proposal was
also displayed on the site. The City received one written comment on this item which is
included as an attachment. No members spoke during the public hearing. Following
discussion, the Commission unanimously voted to recommend approval of the PUD
rezoning, PUD Site Plan, and Conditional Use Permit Amendment.
LEGAL AUTHORITY
This proposal includes two different types of land use applications. The Planned Unit
Development application is considered a legislative action. When considering a
legislative action, the City is assigning zoning classifications or creating development
standards to regulate the types of uses and/or structures. Under the law, the City has
wide flexibility to create standards that will ensure the type of development it desires;
however, these regulations must be reasonable and supported by a rational basis
relating to promoting the public health, safety and welfare.
Conversely, a conditional use permit request is considered a quasi-judicial action. For
this type of application, the City is judging whether the applicable Zoning regulations
and approval criteria are or will be followed. Generally, if the application meets these
requirements they should be approved. The City may impose conditions as long as said
conditions are reasonably related to the impacts of the use or structures in question.
CONDITIONAL USE PERMIT REVIEW
The MX-S zone allows for vehicle sales and service uses upon approval of a conditional
use permit. New or amended conditional use permits may only be granted if the City
determines that:
(1) The proposed conditional use is consistent with the comprehensive plan and the
purposes of the development code;
(2) The proposed conditional use complies with all applicable provisions of the
development code; and
(3) The proposed conditional use will not be injurious to the neighborhood or
otherwise detrimental to the public welfare.
Consistency with the Comprehensive Plan
The 2040 Comprehensive Plan has sections related to land use generally in the City
and related to guidance specifically for the downtown. Within the Plan’s land use
chapter a goal relevant to this proposal is to maintain and diversify the city’s strong
employment base. Policies to achieve this goal include:
• Encourage development of living wage jobs, especially in the Center and District
future land use categories that parallel the railroad corridor or other areas in
close proximity to transit.
• Encourage businesses and office uses with a considerable daytime population to
locate in Downtown, to support retail and services businesses on Mainstreet.
• Encourage larger employers that draw employees from across the region to be in
the most regionally accessible locations.
In general approval of the proposal would not jeopardize the achievement of this goal
nor run directly counter to any of the relevant policies. This expansion project is a
relatively minor expansion to the facility and makes reasonable use of the oddly-shape
remnant parcel. Any future efforts to redevelop the site are not encumbered by the
proposed improvements.
A goal for the Downtown within the Comprehensive Plan relevant to this proposal is to
continue to grow the Downtown’s population and jobs base. The most direct policy of
this goal is to encourage an anchor development at the east end of Mainstreet that
supports transit and complements Downtown Hopkins. Staff finds that the proposal
would not conflict with this policy in that the minor expansion continues a long-standing
use and does so in a manner that would not preclude redevelopment in the future.
Consistency with the Development Code
A detailed assessment of the proposed facility against the standards of the zoning code,
including the specific vehicle sales and service standards is available on the city
website. Multiple aspects of the projects conflict with Zoning Code requirements, so as
a result the planned unit development process is being pursued – further analyzed
below. Should the City decide against granting the planned unit development form of
approval then any conflicts with the code should be resolved prior to granting approval.
Impact on the Surroundings
No material negative impacts on the immediate area are expected because of the
proposed expansion. Furthermore, the expansion is not likely to impede the logical and
orderly development (or redevelopment) of the subject property and adjoining
properties.
PLANNED UNIT DEVELOPMENT REVIEW
The purpose of a planned unit development is to allow flexibility from traditional
development standards in return for a higher quality development. Typically, the City
looks for an applicant to exceed other zoning standards, building code requirements or
meet other goals of the Comprehensive Plan. In exchange for the flexibility offered by
the planned unit development, the applicant is expected to detail how they intend to
provide a higher quality development or meet other City goals.
The Zoning Code establishes two types of Planned Unit Developments (PUDs): small-
scale PUD and large-scale PUD. Small-scale PUDs are optional for projects 3 acres in
area or more, and mandatory for projects above that threshold. Since the affected area
of this request is 0.71 acres in size, staff interprets that the small-scale PUD may apply.
The PUD process includes approval of a PUD overlay rezoning, and a PUD site plan
approval. The rezoning aspect of the process adopts an overlay zone that supplements
the underlying base zone (in this case the MX-S zone). The detailed plans for building
and site design for the subject property comprise the PUD site plan.
The requested Planned Unit Development would authorize the applicant to deviate from
some of the zoning regulations as described in the table below. The applicant is seeking
this flexibility in exchange for providing perimeter landscaping exceeding the ordinance
minimums and putting an odd-shaped remnant parcel into productive use. Staff
recommends a condition of approval requiring that the parcels comprising the entire site
be combined into one single parcel as the use encompasses. The lot combination is a
type of request that can be administratively reviewed and approved.
Requested Planned Unit Development Deviations
Zoning Category Zoning Requirement Requested Deviation
Building Siting 120-360(d) Impervious Site
Coverage
75% Maximum (of entire site)
89.7%
Supplemental Use
Regulations
102-580(k)(1)(a.) Building to
Parking/Display Area Ratio.
The parking or display area
may not be larger in area
than the floor area of the
building devoted to the
related business.
The parking/Display area
would exceed the building
area by 39,900 square feet.
Landscape & Site
Design
102-8130(d) Required
Landscape Islands required
within each row of parking an
island is required every 9th
stall.
One island is proposed within
the new rows of parking.
Landscape & Site
Design
102-8130(d)(6)(a.) 50-foot
Rule. Each parking space
must be located within 50
feet of a tree planted within
the parking lot interior.
Only 15 of the 82 new stalls
are within 50 feet of an
interior tree.
In making recommendations and decisions regarding approval of PUDs, the City must
consider at least the following factors:
a. Whether the proposed PUD development plan and zoning map amendment is
consistent with the comprehensive plan and any other adopted plans for the
subject area;
b. Whether PUD development plan complies with the PUD overlay zone provisions
of Section 102-440 of the Development Code;
c. Whether the proposed development will result in public benefits that are greater
than or at least equal to those that would have resulted from development under
conventional zoning regulations; and
d. Whether appropriate terms and conditions have been imposed on the approval to
protect the interests of surrounding property owners and residents, existing and
future residents of the PUD and the general public.
Consistency with the Comprehensive Plan
A finding of that the project is consistent with the Comprehensive Plan is required for
approval of the Planned Unit Development. As noted in the Conditional Use Permit
review section above the proposal would not directly conflict with the goals or policies of
the Comprehensive Plan from staff’s perspective.
Consistency with the PUD Section of the Code
This application is being pursued as a small-scale PUD. The provisions of Section 102-
440 related to small-scale PUDs primarily include that the development would not be
accommodated under the otherwise applicable standards and that the public benefits
are at least commensurate with the degree of development flexibility granted and are
addressed. As previously noted, staff finds that the proposal generally strikes the right
balance in providing flexibility in exchange for a better overall project. The other
provisions of this section pertain to the size and design of large-scale PUDs, which is
not applicable.
Balance of Benefits and Flexibility
The applicant is seeking relief from the Zoning provisions specified above. In general,
staff finds that the requested deviations are minor in nature and appropriately
compensated for in the overall proposal.
Protect Surroundings
As noted in the conditional use permit review section, no material negative impacts on
the immediate area are expected because of the proposed expansion.
ALTERNATIVES
1. Approval of the proposed land use requests. By voting to approve the Planned Unit
Development (PUD) rezoning, PUD site plan and conditional use permit amendment
applications, this item will move forward for a second reading on the PUD rezoning
scheduled for the August 15, 2023 meeting.
2. Deny the proposed land use requests, thus denying the project from moving forward.
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 item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 2023-1196
AN ORDINANCE REZONING THE PROPERTY AT 314 MAINSTREET FROM MX-S,
MIXED USE SUBURBAN CNETER TO MX-S, MIXED USE SUBURAN CENTER WITH
A PLANNED UNIT DEVELOPMENT
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
1. That the zoning classification of MX-S, Mixed-Use Suburban Center, upon the
following described premises is hereby repealed, and in lieu thereof, said premises
is hereby zoned MX-S, Mixed-Use Suburban Center with a Planned Unit
Development (PUD).
2. The property to be rezoned is legally described in Exhibit A
First Reading: August 8, 2023
Second Reading: August 15, 2023
Date of Publication: August 24, 2023
Date Ordinance Takes Effect: August 24, 2023
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
EXHIBIT A
Legal Description of subject property
The North 19 feet of the East 50 feet of Tract B, Registered Land Survey No. 823,
Hennepin County, Minnesota.
AND
The North 122 feet of Lot 9, Auditor's Subdivision Number 242, Hennepin County,
Minnesota, lying Easterly of the West 33 feet thereof.
AND
The North 122 feet of the West 34 feet of Lot 10, Auditor's Subdivision Number 242,
Hennepin County, Minnesota.
AND
Lot 12 and Lot 13, Auditor's Subdivision Number 242, Hennepin County, Minnesota.
AND
That part of Lot 14, Auditor's Subdivision Number 242, Hennepin County, Minnesota,
lying North of a line parallel with and distant 145 feet Southerly from the Southerly line
of Excelsior Avenue.
AND
Those parts of Lots 14, 20, and 23 Auditor's Subdivision Number 242, Hennepin
County, Minnesota, described as follows:
Commencing at the Southeast Corner of Section 24, Township 117, Range 22; thence
North, along the East line of said Section 24, a distance of 953.32 feet; thence Westerly,
deflecting to the left 112 degrees 38 minutes 17 seconds, a distance of 538.92 feet;
thence Northerly, at a right angle, a distance af 275.83 feet; thence Westerly, at a right
angle, a distance of 33.00 feet to the actual point of beginning; thence Southerly at a
right angle, along a line hereinafter referred to as "Line A", a distance of 8.27 feet;
thence Southerly a distance of 126.88 feet along a tangential curve to the right having a
radius of 167.00 feet to the intersection with the Northwesterly right-of-way line of
Hennepin County State Aid Highway No. 3, Plat 16, as recorded in Book 4 of Highway
Plats, Page 4, in the office of the County Recorder, County of Hennepin; thence
Southwesterly along said right-of-way line to the Northeasterly right-of-way tine of the
Chicago and North Western Railway Company (formerly The Minneapolis & St. Louis
Railway Company); thence Northwesterly along the last described right-of-way line to
the West line of said Lot 14; thence North along said West line to a point 240.00 feet
South from the Northwest Corner of said Lot 14; thence East, parallel with the North line
of said Lot 14 and its extension, a distance of 275.00 feet; thence North parallel with the
West line of said Lot 14, a distance of 94.53 feet to the South line of Lot 17 in said
Auditor's Subdivision; thence East, along said South line, a distance of 3.50 feet to the
intersection with a curve concave to the East which has a radius of 473.00 feet and is
tangential with the aforementioned "Line A"; thence Southerly along the last described
curve to the actual point of beginning.
AND
That part of Lots 14 and 20, Auditor's Subdivision Number 242, Hennepin County,
Minnesota, described as follows:
Beginning at a point on the West line of said Lot 14, distant 145 feet South of the
Southerly line of Excelsior Avenue; thence South along said West line of distance of 95
feet; thence East a distance of 275 feet along a line run parallel with the Southerly line
of Excelsior Avenue; thence North along a line run parallel with the West line of said Lot
14 to the South line of Lot 17, said addition; thence West, along the Southerly line of Lot
17, 16, and 15, said addition and along said Southerly line extended to the point of
beginning.
AND
All of Lots 15 and 16 and that part of Lot 17, Auditor's Subdivision Number 242,
Hennepin County, Minnesota which lies West of a line drawn parallel with and distance
30 feet West of the following described line:
Beginning at the East Quarter corner of Section 24, Township 117, Range 22; thence
South along the East line of said Section a distance of 364.37 feet; thence deflect at an
angle of 25 degrees 59 minutes 28 seconds for a distance of 462.86 feet; thence deflect
right at an angle of 19 degrees 50 minutes 43 seconds for a distance of 209.19 feet;
thence deflect left at an angle of 84 degrees 27 minutes 29 seconds for a distance of
76.15 feet; thence deflect 90 degrees right for a distance of 216.88 feet to the actual
point of beginning of the line being described; thence deflect left along a tangential
curve having a radius of 440.0 feet (delta angle 83 degrees 47 minutes 14 seconds) for
a distance of 649.29 feet and there terminating.
AND
Lot 1 and Lot 2, Block 1 LUTHER WALSER HOPKINS ADDITION, Hennepin County,
Minnesota.
AND
Outlet O, HCRRA DOWNTOWN HOPKINS, Hennepin County, Minnesota.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2023-024
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT AMENDMENT TO ALLOW
AN EXPANSION TO THE VEHICLE SALES AND SERVICE USE IN THE MX-S MIXED-USE
SUBURBAN CENTER ZONE ON THE PROPERTY AT 314 MAINSTREET, SUBJECT TO
CONDITIONS
WHEREAS, Walser Real Estate Inc. (the “applicant”), initiated an application for a
conditional use permit amendment to allow an expansion to the vehicle sales and service use
of property in the MX-S, Mixed-Use Suburban Center zone at 314 Mainstreet, and;
WHEREAS, this property is legally described in Exhibit A; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on June 23, 2023;
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
July 25, 2023: all persons present were given an opportunity to be heard; and,
3. That the Hopkins Planning & Zoning Commission reviewed this application during
their July 25, 2023 meeting and recommended approval by the City Council; and,
4. 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 Council Report 2023-075.
NOW, THEREFORE, BE IT RESOLVED the City Council of the City of Hopkins hereby
approves a conditional use permit amendment to allow an expansion to the vehicle sales and
service use of property in the MX-S, Mixed-Use Suburban Center zone at 314 Mainstreet,
subject to the conditions listed below.
1. Conformance with all the general performance standards in Section 102-590 of the
Hopkins Development Code and the specific standards for vehicle sales and service
uses detailed Section 102-580(k).
2. Approval of the associated rezoning application and execution of a Planned Unit
Development (PUD) Agreement.
3. Approval of the associated PUD site plan and conformance with all related
conditions.
4. Approval of all necessary permits from the Building, Engineering and Fire
Departments.
5. Approval of the development by the Nine Mile Creek Watershed District and
conforms with all related conditions.
6. Payment of all applicable development fees including, but not limited to SAC, park
dedication and City Attorney fees.
Adopted this 8th Day of August, 2023.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2023-025
A RESOLUTION APPROVING THE FIRST READING OF ORDINANCE 2023-1196
REZONING THE PROPERTY AT 314 MAINSTREET FROM MX-S MIXED-USE SUBURBAN
CENTER TO MX-S MIXED-USE SUBURBAN CENTER WITH A PLANNED UNIT
DEVELOPMENT, AND GRANTING PUD SITE PLAN APPROVAL, SUBJECT TO
CONDITIONS
WHEREAS, Walser Real Estate Inc. (the “applicant”), initiated an application requesting
to rezone the property at 314 Mainstreet (PIDs 24-117-22-44-0003, 24-117-22-44-0056, 24-
117-22-44-0057, 24-117-22-44-0029, 24-117-22-44-0006, 24-117-22-44-0008, 24-117-22-44-
0007, 24-117-22-44-0009, 24-117-22-44-0043, 24-117-22-44-0072) from MX-S, Mixed-Use
Suburban Center to MX-S, Mixed-Use Suburban Center with a Planned Unit Development
(PUD) and requesting approval of a PUD site plan, and
WHEREAS, this property is legally described in Exhibit A; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on June 23, 2023;
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
July 25, 2023; all persons present were given an opportunity to be heard; and,
3. That the Hopkins Planning & Zoning Commission reviewed this application during
their July 25, 2023 meeting and recommended approval by the City Council; and
4. 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 Council Report 2023-075.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the first reading of Ordinance 2023-1196 rezoning the property at 314
Mainstreet from MX-S, Mixed-Use Suburban Center to MX-S, Mixed-Use Suburban Center
with a Planned Unit Development (PUD) and hereby grants PUD site plan approval, subject to
the conditions listed below.
1. Execution of a Planned Unit Development Agreement.
2. Approval of the associated conditional use permit amendment to allow an expansion to
the vehicle sales and service use in the MX-S, Mixed-Use Suburban Center zone and
conformance with all related conditions.
3. Submission of an administrative subdivision to combine all the parcels described in
Exhibit A into one lot.
4. Modifications to the landscaping plan at the southeast corner of the site near Excelsior
Boulevard.
5. Addition of the shrub hedge element required by the frontage buffer section of the
development code for the new frontage along 5th Avenue South.
6. Addition of notes to the landscaping plan to follow the specified landscape installation
regulations of Section 102-820 of the development code is to be added to the drawings.
7. Installation of bicycle parking facilities to accommodate four bicycle parking spaces.
8. Approval of the development by the Nine Mile Creek Watershed District and
conformance with all related conditions.
Adopted this 8th day of August, 2023.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
32 20
6
25 20
17
16
12 13 16 17 21 22
14
WASHINGTON AVENUE NORTH (MAIN STREET)HIGHWAY 1691
NUMBERED NOTES
EXISTING CURB TO BE REMOVED
2 EXISTING PAINTED MARKINGS TO REMAIN
3
NEW PAINTED MARKINGS4
5
NEW BITUMINOUS
NEW CONCRETE CURB- B412 DESIGN - TYP
1
1
1
1
1
1
1
2
2
2
2
2
2
2
2
3
3
3
4
4
4
4
4
4
5
5
5
5
5
5
1
1
1
NORTH PROPERTY LINE OF FORMER RAILROAD PROPERTY6
6
6
6
6
PICNIC TABLE / (2)- THUS7 28'-0"18'-0"10'24'-0"18'-0"10'7
PARKING STALL
9' X 18'- TYPICAL
KEY
RR EXISTING LIGHT POLE AND FIXTURES- TO BE
REMOVED & RELOCATED AS SHOWN
B NEW LIGHT POLE AND FIXTURES-
TYPE - B
C NEW LIGHT POLE AND FIXTURES-
TYPE - C
MRM- LED- 48L- SIL- AM- 50- 70CRI- D180- 26' MH
MRM- LED- 48L- SIL- FT- 50- 70CRI- SINGLE- 26' MH
C
C
C
C
C
C
C
C
C
B
NEW LIGHT
POLE
EXIST LIGHT
POLE (TYP)
RR
RR
RR
B
NEW LIGHT
POLE
LIGHT POLE
RELOCATED
FROM WEST LOT-
NEW CONC BASE
18'-0"4
4
4
4
3
4
3
4
5
'
-
5
"
5 30'-0"3
6
E
M
P
L
O
Y
E
E
IN
V
E
N
T
O
R
Y
DESIGN DATA
FORMER RAILROAD PROPERTY SITE AREA 31,350 SF (100 %)
GREEN SPACE / LANDSCAPE AREA 9,785 SF (31 %)
7
10
INVENTORYINVENTORYINVENTORYINVENTORYINVENTORYINVENTORYINVENTORY6INVENTORY SERVICE CUSTOMEREMPLOYEE9 9
EMPLOYEEEMPLOYEESERVICE CUSTOMERSERVICE CUSTOMER20 20
INVENTORY INVENTORY
E
M
P
L
O
Y
E
E
INVENTORY
CUSTOME
R
4
CUSTOMER DISPLAYCUSTOMERCUSTOMER12
CUSTOMER16
DISPLAY10CUSTOMER
INVEN
T
O
R
Y
INVEN
T
O
R
Y
INVEN
T
O
R
Y
INVEN
T
O
R
Y
INVEN
T
O
R
Y 131519
21
4
6
SITE PLAN
A1.0
5/24/2023 BIDS & PERMIT
1
A1.0
SITE PLAN
1"= 30'-0"
NORTH
PHILLIPS
ARCHITECTS &
CONTRACTORS, LTD.
COPYRIGHT 2023 PHILLIPS Architects & Contractors, Ltd.C
401 North Third Steet,
Suite 450
Minneapolis, MN 55401
Ph. (612) 868-1261
www.phillipsarchitects.com
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION
AND THAT I AM A DULY LICENSED
ARCHITECT UNDER THE LAWS OF THE
STATE OF MINNESOTA.
David A. Phillips
DATE LICENSE #17387
ISSUE/REVISION:
DRAWN BY:
CHECKED BY:
PROJECT NO. :
DAP2023 SITE ALTERATIONS FOR:HOPKINS, MINNESOTA314 MAIN STREETWALSER CHRYSLER - Hopkins5/24/2023
33 24
6
3
10 10 10 10
4
21
19
16
12 13 10 10 10 10
10
14
WASHINGTON AVENUE NORTH (MAIN STREET)HIGHWAY 169C
B
RR
DESIGN DATA
FORMER RAILROAD PROPERTY SITE AREA 31,350 SF (100 %)
GREEN SPACE / LANDSCAPE AREA 9,785 SF (31 %)
NEW SOD-
TYPICAL
NEW SOD-
TYPICAL
NEW SOD-
TYPICAL
NEW SOD-
TYPICAL
NEW SOD-
TYPICAL
NEW SOD-
TYPICAL
1.ALL DISTURBED LANDSCAPED LAWN AREAS TO BE SODDED
2.LANDSCAPE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC
SPRINKLER SYSTEM
3.PLANTING BEDS SHALL BE EDGED WITH HEAVY DUTY VINYL BORDER
4.PROVIDE 3" DEEP MULCH AT PLANTING BEDS
LANDSCAPE NOTES
COMMON NAME
BALSAM FIR
QUAN.
B
SYM.BOTANICAL NAME
ABIES BALSEMEA 6' HT.
SIZE - NEW
AS SHOWN
SPACING REMARKS
D FEATHER REED GRASS CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'3' - 5'AS SHOWN
8H AS SHOWNHONEYLOCUSTGLEDITSIA TRIACANTHOS 2 1/2" CAL.
46' - 66' HT.
SIZE - FULL
3' - 5'
35' -40' HT.
K
N DAKOTA PINICAL BIRCH 1 1/2" CAL.25' - 30' HT.
AS SHOWNWHITE SPRUCE PICEA GLAUCA 40' -60' HT.
PLANTING SCHEDULE (PROPOSED NEW PLANTINGS)
AS SHOWN
6' HT.
H
H
H
H
H
H
H
H
N
N
B
K
1
2
1
8D
8D
8D
8D
8D
8D
8D
8D
8D
8D
8D
8D
8D
8D
112
LANDSCAPE PLAN
L1.0
5/24/2023 BIDS & PERMIT
1
L1.0
LANDSCAPE PLAN
1"= 30'-0"
NORTH
PHILLIPS
ARCHITECTS &
CONTRACTORS, LTD.
COPYRIGHT 2023 PHILLIPS Architects & Contractors, Ltd.C
401 North Third Steet,
Suite 450
Minneapolis, MN 55401
Ph. (612) 868-1261
www.phillipsarchitects.com
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION
AND THAT I AM A DULY LICENSED
ARCHITECT UNDER THE LAWS OF THE
STATE OF MINNESOTA.
David A. Phillips
DATE LICENSE #17387
ISSUE/REVISION:
DRAWN BY:
CHECKED BY:
PROJECT NO. :
DAP2023 SITE ALTERATIONS FOR:HOPKINS, MINNESOTA314 MAIN STREETWALSER CHRYSLER - Hopkins5/24/2023
LEGEND925.8925.52924.50923.00923.50925.00923.20NEW BITUMINOUSNEW CURBNEW CURBREMOVE EXISTING CURBNEW CURB TIE INNEW CURBTIE INEXISTING CURBINLET CATCH BASINSEXISTING CURBINLET CATCH BASINCORE DRILL ATELEVATION=921.20NEW CURB INLET CATCHBASIN AND 32 L.F. OF 12"STORM PIPE.TC=924.50INV=921.50REMOVE EXISTING CURB314 MAIN STREET 1-STORY BUILDINGFOOTPRINT AREA = 44,225 SQ. FT.925.80923.35
28.028.0
30.0
24
.
0 NEW STRIPING (TYP)Phillips Architects & Contractors, Inc.401 North Third StreetSuite 450Minneapolis, MN 55401SITE LAYOUT ANDGRADING PLANWALSER CHRYSLER -PARKINGHOPKINS, MNPROPOSED LEGENDWATER MAINSANITARY SEWERSTORM SEWERWATER SERVICESANITARY SERVICECHAIN LINK FENCEVINYL/WOOD FENCELIGHT POLEHYDRANTWATER VALVESANITARY MANHOLESTORM MANHOLECATCH BASINSILT FENCEGRADING LIMITS999CONTOUR LINESPOT ELEVATIONDRAINAGE ARROWDETAILNOTESSSSWWWWSSSSNOTES1)UTILITIES SHOWN ARE APPROXIMATE LOCATION, CALL GOPHER STATE ONE CALL AT 811FOR ALL UTILITY, GAS LINE, AND ELECTRICAL LINE LOCATIONS PRIOR TO EXCAVATION.2)BENCHMARK - VARIOUS CONTROL POINTS AS SHOWN3)NO WETLANDS EXIST ON SITE.4)ALL DISTURBED AREAS SHALL HAVE SEED MIXTURE NO. 250 PLACED AT THE RATE OF 75POUNDS PER ACRE. MULCH SHALL BE PLACED AT A TARGET RATE OF 2 TONS PER ACRE.SOD SHALL BE PLACED A MINIMUM OF 3' BEHIND ALL CURBED AREAS, UNLESS STATEDOTHERWISE ON THE LANDSCAPE PLAN.5)RE-VEGETATE SITE WITHIN 48 HOURS OF FINAL GRADING.6)CONSTRUCT SILT FENCE AS NEEDED.7)PROVIDE INLET PROTECTION (WIMCO ROAD DRAIN OR EQUIVALENT) AT ALL AREA CATCHBASINS. USE TEMPORARY SILT CURTAIN AT PERIMETER OF THE STRUCTURE.8)CONSTRUCT ROCK CONSTRUCTION ENTRANCE AT ACCESS LOCATION.9)SEE LANDSCAPE PLAN FOR ALL PROPOSED PLANTINGS.10)SLOPES AS SHOWN ARE 3:1 OR LESS.11)LESS THAN 1 ACRE OF DISTURBING, THEREFORE NO NPDES PERMIT REQUIRED.12)STREET SWEEPING IS REQUIRED AT LEAST ONCE PER WEEK, AND MORE OFTEN ASNEEDED DUE TO TRACKING FROM CONSTRUCTION ACTIVITY.
1
Ryan Krzos
From:Kristen Ragnacci <>
Sent:Tuesday, July 25, 2023 10:26 AM
To:Ryan Krzos
Subject:[EXTERNAL] Jul 25, Re: expansion of Walser Chrysler
Hello Ryan and the Zoning Commission,
Thank you for sending the notice about the public hearing regarding the expansion of 314 Mainstreet, Walser Chrysler.
My partner and I have been residents of 1st St N (Parkridge neighborhood) since 2016. We moved to the area not
knowing anything about Hopkins, but very quickly fell in love with this town and community. One of our favorite parts of
this neighborhood is the easy access for pedestrians and bikers from the bike trail on 2nd via Washington to downtown
Hopkins. I regularly walk the Washington route to downtown and I am very invested in keeping it a pedestrian‐friendly
and beautiful entry into the downtown.
I am against the expansion of the lot to hold more inventory. I recognize the value of this business for the town, but I've
never loved its proximity to the downtown center. I do not see it as value added to the community when the tradeoff is
a reduced pedestrian/biking channel between our neighborhoods and downtown.
Thank you,
Kristen Ragnacci
310 1st St N, Hopkins