V.2. 2023-14 Zoning Text Amendment for Downtown Office Uses in Mixed Use Zones
CITY OF HOPKINS
Planning Application 2023-14
To: Planning and Zoning Commission Chair and Members of the Commission
From: Ryan Krzos, City Planner
Date: September 26, 2023
Subject: Zoning Text Amendment for Office Uses in Mixed Use Zones.
_____________________________________________________________________
RECOMMENDED ACTION
MOTION TO Adopt Planning & Zoning Resolution 2023-15, recommending the Hopkins
City Council approve an ordinance amending Article 5, Chapter 102 of the City Code
Regarding Office Uses in Mixed Use Zones.
OVERVIEW
The City’s updated Zoning Code established new provisions related to office uses in
certain areas of Hopkins. Specifically, office uses are permitted in upper stories only in
the MX-D and MX-TOD zones (as shown in the attached Zoning Code excerpt). As
such, new office uses are prohibited from locating on the first floor within buildings in
these zones. Under state statute, any first-floor office use already established when the
updated code was adopted is allowed to continue as a legal non-conforming use.
The MX-D zone encompasses Hopkins’ downtown center, principally properties along
Mainstreet. The stated intent of the MX-D zone is “to foster a walkable environment with
street-level storefronts to provide active shopping and services for residents and upper
story uses to include less active uses such as residences and offices.” The vision for
this area is informed by a policy of the 2040 Comprehensive Plan’s Downtown Section;
to encourage growth and expansion of commercial establishments that address two
market orientations: (1) the destination specialty market (e.g. entertainment, arts, and
experiential businesses), and (2) the local convenience market (e.g. food, social
services, and other daily needs). Furthermore, the Plan contains additional guidance
around creating an active pedestrian environment in the downtown. It should be noted
that the Comprehensive Plan is a guiding document and the policy prescriptions for how
to go about implementing these principals are not always directly spelled out.
Similarly, the MX-TOD zone covers areas in proximity to the Downtown and Blake Road
transit stations, with the same intended arrangement of street-level shopping and
services with upper story residences and offices. The prohibiting of first-floor offices was
the City’s policy decision on implementing these guiding principles. The idea behind this
decision is that holding to exclusively retail and/or service uses on the first floor drives a
high amount of foot traffic, and activity that’s inside the building visible to the
street/sidewalk. Conversely, office uses are thought to generate less foot traffic and
often do not interface well the street/sidewalk.
Planning & Development
In the time since the code was adopted, staff has fielded inquiries from prospective
tenants about occupying several spaces within the first floor of Mainstreet buildings. As
a result, staff revisited this policy given the apparent disconnect with market demand.
Staff surveyed the ordinances of cities in the metro area as well as peer cities in the
region, particularly cities with downtowns that share similar characteristics to Hopkins’ –
see the attached summary matrix. In general, more of the studied cities allow office
uses without limitations than those that do limit them. Those that do limit office uses
specify locational requirements like Hopkins’ current standards or require special
approval (conditional use permit).
The proposed ordinance amendment would expand eligibility for first floor office uses in
the MX-D and MX-TOD zones. Under the proposal, in the MX-D Zone first floor office
uses are allowed except within a building located at a street corner. In the MX-TOD
zone, first floor office would not be allowed within space located nearer than 50 feet to
the corner; since parcels are generally larger, with more width and frontage, in the MX-
TOD zones. Staff finds this solution to be a reasonable middle ground since active uses
and foot traffic are more critical at intersections given their prominence from multiple
entry points. Corner locations also have more visibility so the impact is greater for the
pedestrian and creates the overall feeling a retail-focused environment.
In deciding on Ordinance amendments, the City is acting in a legislative capacity. 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. Per the Zoning Code,
in making decisions about development code text amendments, the Planning & Zoning
Commission and City Council must consider all relevant factors, including at least the
following:
(1) Whether the proposed development code text amendment is in conformity with
the comprehensive plan; and
(2) Whether the proposed development code text amendment corrects an error or
inconsistency or will help meet the challenge of a changed or changing condition.
Consistency with the Comprehensive Plan
As previously noted, the Comprehensive Plan envisions activated pedestrian
environments in the downtown and near transit centers. The current limitation of first
floor offices is the attempt to enact this guidance. Staff finds that the proposed middle
ground sufficiently keeps with this guidance for active street/sidewalk level uses, by
maintaining the restriction on the first floor at street intersections.
Correcting an Error or Addressing a Changing Condition
Staff is putting forward the proposed text amendment to address a changing
commercial real estate market condition. Although the code update process was
developed during a time where the COVID-19 pandemic was in full swing, we are
beginning to fully understand the societal change that the event brought about. The
pandemic accelerated the downward trend away from brick-and-mortar retail.
Furthermore, as office employers have stabilized, staff understands that a segment of
office employers are prioritizing amenity-rich urban environments. As such, it is likely
that the new office uses, if allowed, would be strategically locating in Hopkins so that
employees could capitalize on nearby shopping and services. Given the relatively high
commercial occupancy rate, particularly in the downtown, staff is not expecting a great
degree of turnover resulting in a dominance of first floor office uses. If trends further
shift in that regard, staff will revisit this policy change and respond accordingly.
The procedure for amending the Zoning Ordinance involves publication of a notice in
the City’s official newspaper. The Planning and Zoning Commission must also conduct
a public hearing and provide a recommendation to the City Council. If so inclined, the
Commission could recommend modification of the proposed ordinance, or could table
the request for further information and/or study. The City Council will consider the
Commission’s recommendation and would need to conduct two readings of the
proposed ordinance in order to adopt the amendment.
SUPPORTING INFORMATION
• Proposed Ordinance 2023-1201 Amending Article 5, Chapter 102 of the City Code
Regarding Office Uses in Mixed-Use Zones
• Planning and Zoning Commission Resolution 2023-15
• Hopkins Zoning Map
City Use Category Restrictions
Minneapolis Office None
St. Paul Office, Administrative
Office, Artist, Photographer
Studio etc.
Office, Insurance, Real
Estate, Sales
Office, Professional
None
Stillwater Office, General Business or
Professional
Office, Finance, Insurance,
Editorial, or Real Estate
Services
Office, Administrative
Office, Medical or Dental
None
Robbinsdale Office, Professional
Office, Medical
Office, Business
None
Excelsior Office, General Business
Office, Clinic (non-veterinary)
Use cannot be located at street level
on Water Street or at street level in
structures that have frontage on
both Water Street and one of the
following: Lake Street, 2nd Street, or
3rd Street; use must be located on
the upper level
White Bear
Lake
Offices, Professional Permitted in Upper Stories.
Allowed on first for if occupying no
more than 30% of both the gross
floor area and linear street frontage
on any parcel.
Park Ridge, IL
(pop. 39,656)
Offices, Professional Permitted: Above Ground Floor
Conditional: On Ground Floor
Whitefish Bay,
WI
(pop. 14,954)
Offices, Professional Permitted: Above Ground Floor
Conditional: On Ground Floor
La Grange, IL
(pop. 16,321)
Offices Restricted on first floor, except
interior building spaces that meets
all of the following criteria: (1) the
leased space does not abut or have
a window, door, or other opening
onto a public street, (2) the interior
of the leased space is not otherwise
visible from a public street, and (3)
the leased space is defined by
separate demising walls and is not
integrated with space that abuts or
is otherwise visible from a public
street.
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
ORIDNANCE 2023-1201
AN ORDINANCE AMENDING CHAPTER 102 OF THE HOPKINS CITY CODE
REGARDING OFFICE USES IN CERTAIN MIXED-USE ZONES
THE CITY COUNCIL OF THE CITY OF HOPKINS HEREBY ORDAINS AS FOLLOWS:
SECTION 1. Hopkins City Code, Part III, Chapter 102, Article 5, Section 102-510 (a)
Table 5-1, is hereby amended by adding the double-underlined language as follows:
Table 5-1. Principal Use Table ZONES
MX-TOD MX-D MX-N MX-S RX-TOD RX-D RX-N IX-TOD I-TOD IX-S I1 N1, N2 N3-A N3-B NX1 NX2 P1 P2 Reference
COMMERCIAL 102-540
Office ◓ ◑
◓ ◑ ● ● ● ● ● ● ● ● ● - - - - - - - 102-580(c)
KEY: ● = Permitted ◓ = Permitted in Upper Stories Only ◐ = Limited to No More than 25% of Footprint ◑ = Limited
on first floor to buildings on the interior of a block see 102-580(c) ○ = Requires Conditional Use Approval - =
Prohibited
SECTION 2. Hopkins City Code, Part III, Chapter 102, Article 5, Section 102-580 (c), is
hereby amended by adding new subsection (c) with the double-underlined language as
follows and re-lettering the subsequent subsections to increase by the next letter:
102-580 (c) OFFICE In the MX-D zone, office uses are allowed on the first floor only if
said use is within a building that does not have two street frontages along intersecting
streets. In the MX-TOD zone office uses are allowed on the ground floor only if all
portions of the space accommodating said use are at least 50 feet from the nearest
street corner of the block in which the building fronts on. Office uses are allowed in
upper stories only in buildings nearer to the street corner in the MX-D and MX-TOD
zones.
SECTION 3. The effective date of this ordinance shall be October 19, 2023.
First Reading: October 3, 2023
Second Reading: October 10, 2023
Date of Publication: October 19, 2023
Date Ordinance Takes Effect: October 19, 2023
By:___________________________
Patrick Hanlon, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2023-15
RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE
AMENDING CHAPTER 102 OF THE CITY CODE REGARDING OFFICE USES IN
MIXED-USE ZONES
WHEREAS, the City of Hopkins’ updated Zoning Code establishes provisions related to
Office Uses in mixed use zones; and
WHEREAS, in the MX-D, Mixed Use Downtown Center and MX-TOD, Mixed-Use
Transit Oriented Development Center zones office uses are permitted in the upper
stories only; and
WHEREAS, the proposed ordinance is intended to modify this restriction to allow first
floor office uses on the interior of the block, while maintaining the limitation on buildings
on and intersection (MX-D) within 50 feet of the street corner (MX-TOD); and
WHEREAS, the Hopkins Zoning and Planning Commission, pursuant to published
notice, held a public hearing on and reviewed the proposed ordinance on September
26, 2023: all persons present were given an opportunity to be heard; and
WHEREAS, the written comments and analysis of City staff were considered.
NOW THEREFORE BE IT RESOLVED, that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council of the City of Hopkins approve
Ordinance 2023-1201 amending Chapter 102 of the City Code Regarding Office Uses in
Certain Mixed Use Zones.
Adopted this 26th day of September, 2023.
___________________________
Andrew Wright, Chair
102-510 Allowed Uses
102-510 (a) PRINCIPAL USE TABLE
Principal uses are allowed in accordance with Table 5-1.
Note: Uses allowed in the CLR zone are identified in 102-430
(c))
102-510 (b) INTERPRETING THE USE TABLE
(1) Use Classification System. Uses are listed in the first
column of Table 5-1. This code classifies uses into
categories and subcategories, as explained in 102-520.
(2) Permitted Uses. Uses identified with a “44“ are permitted
as-of-right in the subject zone, subject to compliance
with all other applicable regulations of this code.
(3) Permitted in Upper Stories Only. Uses identified with a
“88“ are permitted as-of-right in the subject zone but only
when located above the ground-floor in upper stories of
the building.
(4) Permitted in Limited Portion of Building Footprint.
Uses identified with a “66“ are permitted as-of-right in the
subject zone but such use may not occupy more than
25% of the building footprint.
(5) Conditional Uses. Uses identified with a “00“ are allowed
only if reviewed and approved in accordance with the
conditional use procedures of 102-1390.
(6) Prohibited Uses. Uses identified with a “—” are
expressly prohibited. Uses that are not listed in the use
table and that cannot be reasonably interpreted (as
stated in 102-520) to fall within any defined use category
or subcategory are also prohibited.
(7) Reference. The final (“Reference”) column of Table
5-1 includes a cross-reference to the use category
description and, in some cases, references to
supplemental (use-specific) regulations that apply to the
subject use.
(8) Accessory Uses. Many customary accessory uses and
structures are allowed in conjunction with principal uses.
See Article 6 for regulations.
102-520 Use Classifications Generally
This section establishes and describes the use classification
system used to categorize principal uses in this code.
102-520 (a) USE GROUPS
This code classifies principal land uses into 5 major
groupings. These are referred to as “use groups.” The use
groups are as follows:
(1) Residential (see 102-530);
(2) Commercial (see 102-540);
(3) Manufacturing & Industry (see 102-550);
(4) Civic & Institutional (see 102-560); and
(5) Other Uses (see 102-570).
102-520 (b) USE CATEGORIES
Each use group is further divided into more specific
categories. Use categories classify principal land uses and
activities based on common functional, product or physical
characteristics, such as the type and amount of activity, the
type of customers or residents, how goods or services are
sold or delivered, or relevant building or site conditions.
102-520 (c) USE SUBCATEGORIES
Some use categories are further broken down to identify
specific subcategories of uses.
102-520 (d) CLASSIFICATION OF USES
The zoning administrator is authorized to classify individual
uses on the basis of the use group, category, and
subcategory descriptions of this article. When a use cannot
be reasonably classified into a use group, category, or
subcategory, or appears to fit multiple groups, categories,
or subcategories, the zoning administrator is authorized to
assign the use to the most similar and thus most appropriate
group, category, or subcategory based on the actual or
projected characteristics of the principal use or activity in
relationship to the use group, category, or subcategory
descriptions. In making such determinations, the zoning
administrator must consider:
(1) The types of activities that will occur in conjunction with
the use;
(2) The types of equipment and processes to be used;
(3) The existence, number and frequency of residents,
customers or employees;
(4) Parking demands associated with the use; and
(5) Other factors deemed relevant to a use determination.
(6) If a use can reasonably be classified in multiple groups,
categories, or subcategories, the zoning administrator
is authorized to categorize each use in the category,
subcategory that provides the most exact, narrowest
and appropriate “fit.”
(7) Appeals of use classification determinations may be
taken to the board of adjustments and appeals in
accordance with the appeal procedures of 102-13150.
5-2 Development CodeCITY OF HOPKINS MN
Article 5 Principal Uses
102-510 Allowed Uses
Table 5-1. Principal Use Table ZONES
ReferenceMX-TODMX-DMX-NMX-SRX-TODRX-DRX-NIX-TODI-TODIX-SI1N1, N2N3-AN3-BNX1NX2P1P2RESIDENTIAL 102-530
Household Living, 1 unit 88 88 88 88 44 44 44 ––––––––44 44 44 44 44 ––––
Household Living, 2 units 88 88 88 88 44 44 44 ––––––––––44 44 44 44 ––––
Household Living, 3–4 units 88 88 88 88 44 44 44 ––––––––––––––44 44 ––––
Household Living, 5+ units 88 88 88 88 44 44 44 ––––––––––––––––44 ––––
Manufactured Home Park ––––––––––––––––––––––––00 00 00 00 ––––
Group Living (except as below)88 88 88 88 44 44 44 ––––––––––––––00 00 ––––
Residential Facility, Small 44 44 44 44 44 44 44 ––––––––44 44 44 44 44 ––––102-580 (f)
Residential Facility, Large 00 00 00 00 00 00 00 ––––––––––––––00 00 ––––102-580 (f)
COMMERCIAL 102-540
Adult-Oriented Business ––––––44 ––––––––––44 44 ––––––––––––––
Animal Boarding ––––––––––––––44 44 44 44 ––––––––––––––
Consumer Service 44 44 44 44 66 66 66 66 44 44 44 ––––––––––––66
Day Care, Small 44 88 44 44 66 66 66 66 ––––––44 44 44 44 44 ––––
Day Care, Large 44 88 44 44 66 66 66 66 ––––––––––––00 00 ––––
Entertainment Venue, Large ––––––44 ––44 ––44 ––44 ––––––––––––00 44
Funeral & Mortuary Service ––––––––––––––––––––––––––––––––––––
Lodging (except as below)44 88 88 44 44 44 44 ––––44 ––––––––––––––––
Short-Term Rental 88 88 88 88 44 44 44 ––––––––00 00 00 00 00 ––––102-580 (h)
Office 88 88 44 44 44 44 44 44 44 44 44 ––––––––––––––
Personal Credit Establishment 00 ––––00 ––––––––––––––––––––––––––––102-580 (e)
Retail & Entertainment (except as below)44 44 44 44 66 66 66 66 ––––––––––––––––––66
Brewpub ––44 44 44 ––66 66 ––––––––––––––––––––––102-580 (a)
Firearms Sales Establishment ––––––00 ––––––––––––––––––––––––––––102-580 (b)
Liquor Sales, Off-Sale 44 44 44 44 66 66 66 66 ––––––––––––––––––––102-580 (c)
Tobacco Sales Establishment 44 44 44 44 66 66 66 66 ––––––––––––––––––––102-580 (i)
Self-Service Storage ––––––––––––––00 ––––00 ––––––––––––––102-580 (g)
Vehicle Sales & Service (except as below)––––––00 ––––––––00 00 00 ––––––––––––––102-580 (d)
Major Vehicle Repair & Maintenance ––––––––––––––––00 00 ––––––––––––––102-580 (d)
MANUFACTURING & INDUSTRY 102-550
Manufacturing, Artisan 44 44 44 44 66 66 66 44 44 44 44 ––––––––––––––
Manufacturing, Limited ––––––––––––––44 44 44 44 ––––––––––––––
High-Impact Industry ––––––––––––––––––––44 ––––––––––––––
Warehousing & Distribution ––––––––––––––––44 44 44 ––––––––––––––
CIVIC & INSTITUTIONAL 102-560
College 88 88 88 88 44 44 44 44 ––––––––––––––––––44
Community Assembly 88 88 88 88 44 44 44 ––––––––––––––––––––00
Cultural Facility 44 44 44 44 44 44 44 44 44 44 ––––––––––––44 44
Detention or Correctional Facility ––––––––––––––––––––––––––––––––––00
Hospital ––––––––00 00 ––––––––––––––––––––––44
Parks and Open Space ––––44 44 44 44 44 44 44 44 44 00 ––––––––44 44 102-580 (d)
KEY: 44 = Permitted 88 = Permitted in Upper Stories Only 66 = Limited to No More than 25% of Footprint 00 = Requires Conditional Use Approval – = Prohibited
5-3CITY OF HOPKINS MNEffective July 28, 2022
Article 5 Principal Uses
102-520 Use Classifications Generally
102-530 Residential Use Group
The residential use group includes uses that provide for
long-term residential occupancy by individual households
or by groups of people living together in a non-household
setting.
102-530 (a) HOUSEHOLD LIVING
(1) Description. The household living use category is
characterized by a single household occupying a
dwelling unit that is self-contained, with facilities for
cooking, eating, sleeping, and hygiene. Tenancy is
typically 30 days or longer. Examples of household
living uses include living in houses, residential buildings
containing multiple dwelling units, mixed-use buildings,
and other buildings containing self-contained dwelling
units. Housing that includes shared facilities (e.g.,
assisted living facilities, co-housing, and intentional
communities) is considered household living if residents
occupy self-contained dwelling units.
102-530 (b) MANUFACTURED HOME PARK
(1) Description. The manufactured home park use
category includes any lot or multiple lots upon which
manufactured homes or are available for lease or upon
which spaces for placement of manufactured homes are
available for lease.
102-530 (c) GROUP LIVING
(1) Description. The group living use category is
characterized by residential occupancy of all or a
portion of a building by a group other than a household.
Individuals typically occupy rooms or areas that do
not include separate cooking, eating, or bathroom
facilities necessary to provide for self-contained living.
Group living uses typically have a common eating area
for residents. Tenancy is typically 30 days or longer.
Examples of group living uses include convents,
dormitories, monasteries, fraternity and sorority houses,
nursing homes, rooming houses, and similar living
arrangements, including the following subcategories:
a. Residential Facility. A state-licensed residential
facility or a housing with services establishment
registered under Minnesota Statutes chapter 144D,
except that residential facilities whose primary
purpose is to treat juveniles who have violated
criminal statutes relating to sex offenses or have
been adjudicated delinquent on the basis of
conduct in violation of criminal statutes relating
to sex offenses are classified in the detention or
correctional facility use category (see 102-560 (d)).
"Small" residential facilities are those with 6 or fewer
residents. "Large" residential facilities are those with
7 to 16 residents.
102-540 Commercial Use Group
The commercial use group includes uses that provide a
business service or involve the selling, leasing or renting of
merchandise to the general public.
102-540 (a) ADULT-ORIENTED BUSINESS
The adult entertainment use category includes all business
types defined in Sec. 10-495(b) of the Hopkins City Code.
Such uses are subject to all applicable regulations of Part II,
Article XIV, Chapter 10 of the Hopkins City Code.
102-540 (b) ANIMAL BOARDING
(1) Description. Establishments that keep and care for
companion animals for remuneration or profit. Typical
uses include boarding kennels, pet resorts/hotels, doggy
or pet day care facilities, pet foster care homes, dog
training centers and animal rescue shelters.
102-540 (c) CONSUMER SERVICE
(1) Description. The consumer service use category
includes establishments that provide personal or small
Table 5-1. Principal Use Table ZONES
ReferenceMX-TODMX-DMX-NMX-SRX-TODRX-DRX-NIX-TODI-TODIX-SI1N1, N2N3-AN3-BNX1NX2P1P2School 88 88 88 88 44 44 44 ––––––––––––––––––––00
Utilities & Services, Minor 44 44 44 44 44 44 44 44 44 44 44 44 44 44 44 44 44 44 102-580 (j)
Utilities & Services, Major 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 102-580 (j)
OTHER 102-570
Wireless Communication Facility
Tower ––––––––––––––––––––00 ––––––––––––––102-580 (l)
Antenna 44 44 44 44 44 44 44 44 44 44 44 ––––––44 44 44 44 102-580 (l)
KEY: 44 = Permitted 88 = Permitted in Upper Stories Only 66 = Limited to No More than 25% of Footprint 00 = Requires Conditional Use Approval – = Prohibited
5-4 Development CodeCITY OF HOPKINS MN
Article 5 Principal Uses
102-530 Residential Use Group
HIGHWAY 7
HIGHWAY 1691ST ST N
EXCELSIOR BLVD
11TH AVE SMAINSTREET
7TH ST S
SMETANA RD
3RD ST N
2ND ST NE2ND ST N
5TH AVE NCAMBRIDGE ST
SHADY OAK RDLAKE ST NE
MINNETONKA BLVD
17TH AVE N12TH AVE N6TH ST S15TH AVE N14TH AVE N2ND AVE S11TH AVE N9TH AVE NBOYCE ST10TH AVE N8TH AVE N19TH AVE NBLAKE RD N7TH AVE N5TH ST S18TH AVE N6TH AVE NBLAKE RD S1ST ST S GOODRICH STOAKRIDGE RD16TH AVE N20TH AVE NANN LN
NOLAN DR
MANITOBA
R
D
ASHLEY RDBIRCH PLHOLLY RD3RD ST S POWELL RDTYLER AVE NATWATER STLORING RD
13TH AVE NMONROE AVE SPRESTON LN
DIVISION ST
HARRISON AVE S21ST AVE NW
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Y HOMEDALE RDHAWTHORNE RDLINCOLN DRSPRUCE RD
HIGHWAY 7 FRONTAG
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ALTHEA LN8TH AVE SVAN BUREN AVE SSANDRA LN
MAPLE HILL RD17TH AVE S2ND ST S
ADAMS AVEHIAWATHA AVE
12TH AVE S13TH AVE SOXFORD ST
PARK LNJACKSON AVE NK-TEL
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R19TH AVE S7TH AVE S18TH AVE S9TH AVE SWASHINGTON AVE SMERILANE
8TH ST SMILL RDMILWA
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FELTL CTVALLEY WAYHILL ST
OAKWOOD RD6TH AVE SEDGEMOOR DRSAINT ALBANS RD E
FAIRWAY DRWAYSIDE RD
W
5TH AVE SANNAWAY DROAK RIDGE TR
CAMPBELL DRWASHINGTON AVE N
OAKVALE RD S
BRI
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OAKVALE RD N
37TH ST W
MINNETON
K
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VAN BUREN AVE N5TH ST N
4TH ST N
MONROE AVE NCOTTAGE
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INTERLACHEN RDTEXAS AVEHAZEL LNHERMAN TERHOPKINS CROSSROADSOAKGLEN DR47TH ST W
LAKE
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20TH AVE SSAINT
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10TH AVE S7TH ST W JOHN STOAKTON DR16TH AVE S15TH AVE SROYZELLE LN
MEADOWBROOK RDWILSHIRE
W
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SWEET BRIAR LNBURNES DRFLETCHER PL
ELMO RDTEXAS AVE SMADISON AVE NOAK
D
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N
GRIFFIT STSAINT JOHNS RD
WAYSIDE RD E
FARM LN
OAKTON RDGJACKSON AVE SDEER RIDGE LN
CREE
K
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ROBINWOOD
LN
ROBINWOOD TERCEDAR POINTE DR SFARMDALE RD EOAK RIDGE RDWOODLAND DRCEDAR POINTE DR NEAST PARK VALLEY DRGETHSEMANE RDWEST PARK VALLEY DRCEDAR CROSSINGBROOKVIEW
DRHEDBERG DRRIDGE
W
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MADISON AVE SWEST PARK
RD
DRILLANE RD
WEBSTER PL
HONEYWOOD LNPOMPANO DR
AQ
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JEFFERSON AVE SFAIRWAY LN34TH ST W
LANDMARK TRAIL N 34TH CIRCLE WPARKSIDE BLVDLANDMARK
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S GROVE PLOLD SETTLERS TRAIL DEARBORN CTARTHUR STREGENCY LN E
POLK AVETRAILWOOD SMALONEY AVE
EDGEB
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OAK PARK LN
14TH AVE SHOPKINS CENTER
HARRISON AVE NHERM
A
N
CTALTHEA LN2ND ST N
HIGHWAY 1692ND ST N
10TH AVE SHIGHWAY 7
5TH AVE S12TH AVE S4TH ST N
2ND ST S MEADOWBROOK RDHIGHWAY 7 FRONTAGE RD
7TH ST S5TH AVE S6TH ST S
1ST ST S
ROBINWOOD LN
TYLER AVE N6TH ST S
2ND ST S
5TH ST S 2ND AVE S6TH AVE SHOPKINS CROSSROADS13TH AVE S9TH AVE S15TH AVE S11TH AVE SHIGHWAY 7
F
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3RD ST N
2ND ST N
7TH AVE S16TH AVE N3RD ST S21ST AVE N8TH AVE SMIN
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D12TH AVE NVAN BUREN AVE N0 600 1,200 1,800 2,400 3,000300
Feet
Date: 7/28/2022City of Hopkins
ZONING MAP
LEGEND
Front Street
PUD, Planned Unit Development Overlay
Neighborhood Zones
N1: Estates
N2-A: Suburban Neighborhood, Large Lot
N2-B: Suburban Neighborhood, Mid Lot
N3-A: Traditional Neighborhood, Mid Lot
N3-B: Traditional Neighborhood, Small Lot
NX1: N'hood Res Mix
NX2: Gen Urban Res Mix
Mixed-Use Zones
RX-TOD: Res-Ofc Mix, TOD Ctr
RX-D: Res-Ofc Mix, Downtown Ctr
RX-N: Res-Ofc Mix, N'hood Ctr
MX-TOD: Mixed-Use, TOD Ctr
MX-D: Mixed-Use, Downtown Ctr
MX-N: Mixed-Use, N'hood Ctr
MX-S: Mixed-Use, Suburban Ctr
IX-TOD: Employment Mix, TOD Ctr
I-TOD (UI): Industrial Mix, TOD Ctr
IX-S (CE): Employment Mix, Suburban Ctr
Special Zones
I1 (BP): Light Industrial
CLR: Closed Landfill Restricted
P1: Parks and Open Space
P2: Public-Institutional