IV.4. Second Reading PUD Rezoning Ordinance and PUD Agreement for 314 Mainstreet (Walser Chrysler); Krzos CITY OF HOPKINS
Council Report 2023-086
To: Honorable Mayor and City Council Members
Mike Mornson, City Manager
From: Ryan Krzos, City Planner
Date: August 15, 2023
Subject: Second Reading of a PUD Rezoning Ordinance and PUD Agreement for
314 Mainstreet (Walser Chrysler)
_____________________________________________________________________
RECOMMENDED ACTION
MOTION TO: Adopt Resolution 2023-028, Approving a second reading of
Ordinance 2023-1196 Rezoning 314 Mainstreet (Walser Chrysler) from MX-S to MX-
S with a PUD Overlay; and authorizing the Mayor and City Manager to Enter into a
Planned Unit Development Agreement.
OVERVIEW
Walser Real Estate Inc. requests approval 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 consists 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 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
(PUD) form of approval to facilitate the expansion. Expansion of the use onto the newly
acquired property also requires an amendment to an existing conditional use permit for
the facility.
The City Council approved the first reading of the PUD rezoning ordinance, the
associated PUD site plan, and the Conditional Use Permit amendment during the
August 8, 2023 meeting. Prior to that action, the Planning & Zoning Commission held a
public hearing to review these items and recommended approval by the City Council on
July 25, 2023. Should the City Council approve the second reading of this ordinance,
the City Attorney will prepare a Planned Unit Development Agreement to be executed
by the Mayor and City Manager. The PUD Agreement, together with the PUD rezoning
ordinance, PUD site plan, and amended Conditional Use Permit finalize the land use
approvals for the project.
SUPPORTING INFORMATION
•Ordinance 2023-1196 and Resolution 2023-028
•Proposed Site Plan
Planning & Development
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 2023-1196
AN ORDINANCE REZONING THE PROPERTY AT 314 MAINSTREET FROM MX-S,
MIXED USE SUBURBAN CENTER 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 2023-028
A RESOLUTION APPROVING THE SECOND 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 AUTHORIZING THE MAYOR AND CITY MANAGER TO ENTER
INTO A PLANNED UNIT DEVELOPMENT AGREEMENT
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 the Hopkins City Council conducted reviewed this item during the August 8,
2023 meeting, agreed with the findings of the Planning & Zoning Commission and
approved Resolution 2023-025 approving the first reading of Ordinance 2023-1196,
and granting PUD Site plan approval; and
5. That the Hopkins City Council conducted a second reading of Ordinance 2023-1196
during the August 15, 2023 meeting.
WHEREAS, staff recommended approval of the above stated application based on the
findings outlined in Council Report 2023-075 and Council Report 2023-086.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the second 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 authorizes the Mayor and City Manager
to Enter into a Planned Unit Development Agreement, 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 15th 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