Memo Milti-Family Sites
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CITY OF HOPKINS .
MEMORANDUM
DATE: September 9, 1993
TO: City Council/Zoning and Planning Commission
FROM: Nancy Anderson
SUBJECT: Multi-family sites
The attached sheets outline the various sites that either should have the Comprehensive Plan
reviewed, the zoning reviewed or both the Comprehensive Plan and zoning reviewed. Also
attached is the Comprehensive Plan and the zoning map. Both maps detail the various sites to
be reviewed. If a site needs both the Comprehensive Plan and the zoning to be reviewed,
those site are detailed on both maps.
The last pages are information regarding the various sites, and the Commission's .
,-. recommendations.
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PROPERTIES IN THE COMPREHENSIVE PLAN WHICH W.ERE REVIEWED
1. Alliant Tech parking lot
- Zoned: R-I-C
Comp Plan: HDR
Current Use: parking lot
2. Christian Salvesen
Zoned: 1-2
Comp Plan: HDR
Current Use: Refrigeration Company
3. Hennepin County Site
Zoned: 1-2
- Comp Plan: MDRlBusiness Park
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Current Use: Hennepin County Public Works
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'. 4. Minneapolis Floral Site
Zoned: R-2
Comp Plan: MDR
Current Use: Commercial Greenhouse
PROPERTIES THAT THE ZONING DESIGNATION AND
COMPREHENSIVE'PLAN WERE REVIEWED
5. Pines
Zoned: R-4
Comp Plan: MDR
Current Use: mobile home park
6. North of S1. Therese
Zoned: R-4
Comp Plan: HDR
Current Use: vacant
7. South of Main street - between 5th and 8th
Zoned: R-5
. Comp Plan: HDR
I,i.> Current Use: mostly single family
8. North ofMainstreet/HCRRA - between 6th and 8th
Zoned: R-4
Comp Plan: MDR
Current Use: mostly single family
9. Steiner Site
Zoned: R-2
Comp Plan: Open Space
Current Use: vacant
PROPERTIES IN WHICH THE ZONING DESIGNATIONS WERE REVIEWED
10. South of Pines - between 17th and 20th
Zoned: R-2
Comp Plan: LDR
Current Use: single family
11. Area adjacent to West Side Business Park
Zoned: R-3
. Comp Plan: LDR
Current Use: mostly single family
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12. Area between Tyler and Highway 169 .
ZonedR-2
Comp Plan: LDR
Current Use: mostly single family
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FIGURE 3
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City Of I
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HOPKINS
.comprehensive
plan .
ffilll~\" LAND USE PLAN
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'HOPKINS, MINNESOTA
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I HOPKINS OFFICJAL
ZONING MAP
FE8RUAIlY I. 19n
OROI NANce NO. 4U
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- - ZONING DISTRICTS
R-I.A SINGLE. ANO TWO FAMILY HIGH DENSITY
-:P R-I-S SINGLE FAMILY HIGH DENSITY
R+C SINGLE FAMILY MEDIUM DENSITY .
R-I-O SINGLE FANIL Y LOW DENSITY
R-2 LOW DENSITY MUL TtPLE FAMILY
--. -- R-ll MEDiuM DENSITY MULTIPLE FAMILY
R-. MEDIUM HIGH DENSITY MULTIPLE FAMILY
. . ,- :( R-. PLANNED UNIT OEVELOPEMENT
R-~ HIGH DENSITY MULTIPLE FAM'LY
'. 1- - . R-l; MEDIUM DENSITY MUl.TIPLE FAM'l.Y
" B-1 LIMITED BUSINESS
'\ . B-2 CENTRAl. BUSINESS
, r q - B-3 GENERAL BUSINESS
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' , INDUSTRIAL
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' ..4"'-? I - 1-2 GENERAL INDUSTRIAl.
I' F. p.' '. FLOOO PLAIN
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r. ALLIANT TECH PARKING LOT
Location: # 1
Currently Zoned: R-1-C (Single Family Medium Density)
Current Use: Parking lot
Comprehensive
Plan: HDR (High Density Residential)
Permitted Uses: 3 story multiple dwelling
multiple dwelling
Lot Area: 1 unit per 1000-1600 square feet
units per acre
Site size: approximately 9.5 acres
r;,'. Units added: 259-414 units
Surrounding west - mostly single family residential
uses: east - multiple family residential
north - park
south - Edco
Commission
Recommendation: Re-guide the Comprehensive Plan to Low Density Residential (LDR). A
LDR area is consistent with the area to the west which is also LDR. The current zoning is
single family.
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. ' 'HENNEPIN COUNTY SITE
Location: #3
Currently zoned: 1-2 (General Industrial)
Current Use: Hennepin County Public Works
Comprehensive
Plan: l\.IDR/Business Park (Medium Density Residential)
Permitted Uses: 2 family dwelling
2-4 family dwelling
townhouse
office/warehouse
Lot Area: 1 unit per 2600-3500 square feet
12.45-16.75 units per acre
Site size: total site is 40 acres
I. Units added: approximately 10 acres' are guided multiple family which would add 124-167
units
Surrounding west - industrial
uses: east - State Highway 169
north - industrial
south - single family residential
Commission
Recommendation: The Planning Commission recommended that the entire site is guided to
business park.. If the site provides a buffer for the residential area. to the south, the
Commission indicated that this will provide the same buffering as a residential district,
Elimination of the residential area will reduce the potential additions to the multifamily units in
the City.
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~' ( MINNEAPOLIS FLORAL .
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'Jt.' Location: #4
Currently zoned: R-2 (Low Density Multiple Family)
Comprehensive
Plan: MDR (Medium Density Residential)
Permitted Uses: 2 Family Dwelling
2-4 Family Dwelling
Townhouse
!it Lot Area: 1 unit per 3,500 square feet
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[I) 12.45 units per acre
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~J Site size: Because of the flood plain the size of the site is reduced. The.buildable site
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area will depend on what the Watershed District will allow.
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~.~ Units added: Many years ago the City Council authorized a density transfer for this site to
. allow 280 units
Surrounding west - open space .
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uses: east - open space
north - open space
n south - open space
The City Attorney reviewed the density transfer and determined that Minneapolis Floral can
construct 280 units.
Commission
Recommendation:
Multi-family with a lower density than 280 units.
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'. PINES
Location: #5
Currently zoned: R-4 (Medium High Density Multiple Family)
Current Use: Mobile Home Park
Comprehensive
Plan: l\IDR (Medium Density Residential)
Permitted Uses: 2 family dwelling
2-4 family dwelling
townhouse
Lot Area: 1 unit per 1600 square feet
27 units per acre
Site size: approximately 6 acres
A:. Units added: 163 units
Surrounding west - commercial
uses: east - single family residential
north - commercial
south - single family residential
Commission
Recommendation:
There was no consensus on a recommendation for this site. The Commission discussed three
options for the site. The three options were the following:
0 residential
0 commercial
0 combination of the two
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i1 NORTH OF ST. THERESE
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:it. Comprehensive Plan: HDR (High Density Residential)
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'i' Currently zoned: R-4 ( Medium High Density Multiple Family)
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"" Permitted Uses: 3 Story Multiple Dwelling
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,W Lot Area: 1 unit per 1,600 square feet
I; 27.23 units per acre
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;1 Site size: approximatelyJt5 acres
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~I Units added: 231 units
''';I Surrounding west - Greenfield apartments
uses: east - Westbrooke
north - Westbrooke and landfill
south - S1. Therese .
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Other zoning: R-2 units added 105
R-3 units added 142
Commission
~ Recommendation: The Planning Commission recommended a lower density than the current
zoning of R-4 (Medium High Density Multiple Family) and HDR(High Density Residential).
The site is surrounded by multi-family units. A lower density will add fewer' multifamily
-- housing units. A density ofR-2 will add only 105 units.
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. SOUTH OF MAINSTREET - BETWEEN 5TH AND 8TH
Location: #7
Currently zoned: R-5 (High Density Multiple Family)
Current Use: single family and multiple dwellings
the new handicapped housing development is in this area
Comprehensive
Plan: HDR (High Density Residential)
Permitted Uses: 3 story multiple dwelling
multiple dwelling
Lot Area: 1 unit per 1000-2600 square feet
16.75-43.56 units per acre
Site size: approximately 4.4 acres *
?". Units added: 74-193 units
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Surrounding west - commercial.
uses: east - multiple family residential
north - single family residential
south - County Road 3
Commission
Recommendation: The Planning Commission recommended changing part of this area to be
guided to LDR (Low Density Residential) and rezone this area to R-1-A (Single and Two
Family High Density). Multiple family would be kept along 5th Avenue, along County Road 3
and along 8th Avenue. The reason for changing part of this area to LDR and R-1-A is to
retain the existing single family homes.
*this area includes "the west side of the block between 5th and 6th and the whole block
between 6th and 7th..
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, NORTH OF MAINSTREET/HCRRA - BETWEEN 6TH AND 8TH .
Location: #8
"(,~ Cu~ently zoned: R-4 (Medium High Density Multiple Family)
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w~ Current Use: mostly single family
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it Plan: HDR (High Density Residential)
~~ Permitted Uses: 3 Story multiple dwelling
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}1:(< multiple dwelling
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:;~] Lot Area: 1 unit per 1000-2600 square feet
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Site size: approximately 4 acres
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Units added: 67-174
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Surrounding west - commercial
'.~ east - commercial
uses:
north - single family residential
south - commercial
- Commission
~ Recommendation: The Planning Commission recommended that this area should be rezoned
to R-I-A Single and Two Family High Density) and re-guidedto LDR (Low Density
Residential). This zoning is consistent with the zoning to the north of the property and most
.. of the area is single family.
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. STEINER PROPERTY
Location: #9
Currently zoned: R-2 (Low Density Multiple Family)
CurrentUse: vacant
Comprehensive
Plan: Open Space
Permitted Uses: 2 family dwelling
2-4 family dwelling
townhouse
Lot Area: 1 unit per 3 500 square feet
12.45 units per acre
Site size: 20 acres, but only 5 acres can be built on because of flood plain
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Units added: 62 units
Surrounding west - Westbrooke
uses: east - open space
north - open space
south - industrial
Commission
Recommendation:
The Commission recommended that this site is guided and zoned business park. Access to the
site now can be from the Opus complex, which takes some pressure off the Westbrooke area.
The site has an industrial use to the south and would fit with this area. The Commission
indicated that a business park designation would not increase the multi-family units.
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AREA ADJACENT TO WEST SIDE BUSINESS PARK
i. Location: # 11
Currently Zoned: R-3 (Medium Density Multiple Family)
Current Use: single family and multiple family
Comprehensive
Plan: LDR/MDR (Low Density and Medium Density Residential)
Permitted Uses: single family/multiple family
Lot Area: 1 unit per 2600 square feet
16.75 units per acre
Site size: approximately 2.6 acres*
Units .added: 43 units
Surrounding west - office/warehouse
f;. uses: east - single family
north - industrial
south - multiple/single family
Commission
Recommendation: The Commission recommended that this area is rezoned to R-I-B (Single
Family High Density) and R-2 (Low Density Multiple Family). The area along 7th Avenue is
recommended to be rezoned R-I-B. This zoning is consistent with the zoning to the east of
this area. The area west of 7th Avenue is recommended to be rezoned to R-2. The R-2
zoning is consistent with the zoning to the south of this site.
This area was probably zoned multiple family to buffer the industrial zoned area from the
single family. Now that the industrial site is built, the industrial site has provided buffering on
their site.
*this area only includes the single family homes along 7th Avenue.
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AREA BETWEEN TYLER AND HIGHWAY 169 .
Location: #12
Currently Zoned: R-2 (Low Density Multiple Family)
Current Use: single family/townhomes/two family
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Plan: LDR (Low Density Residential)
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~ Permitted Uses: single family
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'lJI 1 unit per 3500 square feet
"1 Lot Area:
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~I 12.45 units per acre
Site size: approximately 35 acres
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.'~ Units added: 435 units
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- Surrounding west - Highway 169 .
ii east - parking lot/park
" uses:
north - multiple family
south - industrial
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Commission
Recommendation:
~ The Commission recommended rezoning this area to R-1-A (Single and Two Family High
, Density) and R-I-C (Single Family Medium Density). This area consists mostly of single
- family homes and two family homes. The area west of VanBuren is recommended to be
rezoned to R-1-A because of all the one and two-family dwelling in the area. However, the
area east of Van Buren is almost all single family homes and is recommended to be rezoned to
R-1-C, which is the zoning to the east of this property.
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