CR 92-37 Concept Review - Grocery Store
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council Report 92-37
January 29, 1992
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CONCEPT REVIEW - GROCERY STORE
Proposed Action.
staff recommends the following motion: This is a concept review
which requires no formal action. Any comments from the City
council will be helpful to the applicant in determininq how to
proceed with this project.
Overview.
The purpose of this item is to review the concept of rezoning the
pines Mobile Home Park property from residential to commercial as
well as to discuss the merits of the preliminary site plan
submitted. Various details of the preliminary plan may change
with further study. The task of the City Council is to review
these issues and provide feedback for the developers use. The
city council should consider the following:
o the impact and appropriateness from a land use
perpective of rezoning the property from
residential to commercial
o physical elements of the proposed site plan
The applicant is proposing to construct a 40,000 square foot
grocery store on the site that is currently the pines Mobile Home
Park located on the southeast corner of Shady Oak Road and
Mainstreet. The site is approximately 6.1 acres.
The applicant has submitted two site plans for review and
comment. Both plans are similar except for the placement of the
building.
The Planning Commission reviewed this item on 1/28/92. Attached
is a summary of the Planning Commission comments.
Primary
o
o
o
o
o
Issues to Consider.
What is the past history of development activities on
this site?
What are the specifics of the preliminary site plan?
will the site have to be rezoned?
What is the site designated in the Comprehensive Plan?
What are the issues that will have to be considered in
the redevelopment of the site?
What is the timing of the redevelopment?
What are the next steps for the applicant?
o
o
Supportinq Documents.
o Analysis of Issues
o Zoning & Planning Meeting Notes
o Location Map
o site Plans
o R.L. Wournos Study
o Relocation Ordinance
~~~.~
Planner
CR92-37
page 2
primary Issues to Consider.
o What is the past history of development activities on the
site?
In the fall of ~98 6 Ryan Construction proposed to construct a
retail development on what is now the pines Mobile Home Park.
The proposal from Ryan construction consisted of the following:
o 38,800 square foot supermarket
o 11,600 square foot drug store
o 25,400 square feet for retail space
The proposal from Ryan Construction was only reviewed as a
concept review, there was no formal action taken by the ci ty
Council. The concern at this time was for the residents of the
Pines. The city council was not in favor of removing the pines
residents from the site. since this review the city has passed
an ordinance that provides relocation to any resident that will
need to be relocated by a mobile home park closing.
Along with the Ryan Construction proposal a land use analysis was
completed by R.L. Wuornos and Associates to guide the City in the
development of this site. The study recommended that the pines
site be developed as a mixed use consisting of both multiple
family residential and commercial. The residential area would be
located on the southeast portion of the pines site. Attached is
this study.
Recently a project was proposed by Aspre Group which involved the
following:
o 100 unit residential building
o 20,000-40,000 square feet of retail space
Although the City did express interest
developer was not able to secure the
connections to complete the project.
in the project, the
necessary financial
o What are the specifics of the preliminary site plan?
The applicant has submitted two site plans. Both plans show a
40,000 square foot building with the capabilities of expanding to
55,000 square feet. The major difference between the two sites
is the placement of the building. One plan has the building next
to Mainstreet and the' other plan places the building off of
Mainstreet.
CR92-37
page 3
o will the property have to be rezoned for the proposed
development?
The pines site is currently zoned R-4, Medium High Density
Multiple Family. In order for the grocery store to be
constructed the site would have to be rezoned to commerical and
most likely B-3" General Business.
o How is the site designated in the Comprehensive Plan?
The Comprehensive Plan has designated this site as Medium Density
Residential. When the Comprehensive Plan was amendedja few years
ago there was a great deal of discussion on the use of the site
and whether it should be guided commercial or residential. It
was eventually decided to leave the site designated as
residential.
The Comprehensive Plan does state that a redevelopment of the
pines Mobile Home Park would be considered for a combination of
commercial and mid-density housing.
If a commercial use is determined to be appropriate on the site,
the Comprehensive Plan will have to be changed.
o What are the issues that will have to be considered in the
redevelopment of the site?
traffic
Before any development is done on the site a traffic study will
have to be completed. The site plan will have to accommodate the
recommendations of the traffic study.
required improvements to Shady Oak Road
The County has discussed improving Shady Oak Road in the future.
Any redevelopment of the site will have to take in to account any
land acquisition from this site that will be needed for the road
improvement.
road improvements to Mainstreet
Some road improvements may have to occur as ,a result of the
development. These road improvements will be tied to the
recommendations of the traffic study. Also, the intersection of
Shady Oak Road and Mainstreet will undergo some improvements next
summer. These improvements include stop lights, and some changes
in the medians. If this development occurs more improvements may
have to be completed at the intersection.
impact on the residents of the pines
Presently there are 50-60 units in the park.
State Statute a closing notice would need
In accordance with
to be given and
CR92-37
page 4
relocation assistance provided. A city ordinance requires
payment for the relocation of the mobile homes, or if the mobile
homes cannot be moved, payment to the owner. Attached is a copy
of this ordinance.
impact of rezoning
When considering the rezoning of a parcel of property
consideration should be given to the following items:
o Is there a public need for additional land to be zoned to
the class requested?
o If there is a public need for additional land to be zoned as
requested, should the rezoning be done in the area
requested, or would the public interest be better served if
the rezoning were done in other areas of the City?
o Would the rezoning conform to the Comprehensive Plan?
o Would the granting of the rezoning adversely affect adjacent
property owners due to traffic, noise, etc.?
In the past there has been a great deal of discussion on the
impact to the downtown with this site being a commercial vs a
residential development. There has been two opposite views in
the past, one being that commercial development will help the
downtown by providing an entry way to the downtown, and the
second, that commercial development on the fringe of downtown
will hurt the downtown area.
since the discussions on residential vs commercial development on
this site took place the Mainstreet Improvement Project has been
undertaken. Once the Mainstreet project is completed there may
be less potential of a negative impact as this area of the City
will be tied in better with the Central Business District.
impact on surrounding residential areas
Previously when the Zoning and Planning Commission and City
Council have discussed commercial development on this site, the
surrounding property owners voiced a number of concerns. If this
development would proceed, the site plan, will have to be
sensitive to the surrounding neighborhoods concerns. Traffic and
bUffering have been the key issues for the surrounding
neighborhoods.
number of mu1tiple family units in the City
The site is currently zoned for multiple family. If the site is
not rezoned the only development possible under the current
zoning is a multiple family development. There has been and
continues to be a great deal of discussion about the number of
multiple family units in the City and if mor~ should be built.
CR92'"'"37
page 5
This site from a land use perspective would not be appropriate
for a single family development. There are two well traveled
roads on two sides of the lot which is not ideal for single
family homes. Most of Mainstreet is zoned commercial, with the
single family homes located behind the commercial district.
platting
The site is currently not platted. When a development occurs the
site will have to be platted.
o What is the timing of the redevelopment?
The applicant will be proceeding with this project if, there are
favorable comments from the Planning commission' and the city
Council. If the deveopment proceeds, the actual timing will
depend on the the removal of the mobile homes. '
o If this project proceeds the following are the next steps:
o Applicant notifies city of park closure
o Applicant applies for CUP/PUD
o Applicant applies for rezoning
o Applicant applies for Comprehensive Plan change
January 29, 1992
council Report 92-37
NOTES FROM ZONING AND PLANNING MEETING
staff reviewed the proposed development with the Commission.
Dick Dreher representing Hartman Development corporation
reviewed the proposal with the Commission. Mr. Dreher
stated that no city funding would be needed for this
development.
The discussion at the meeting focused on the site plan and
the use of the grocery store on the site.
Several surrounding residents asked questions regarding the
proposal. The following were the concerns of the residents:
Access to 19th Avenue
Buffering
Lighting
Truck traffic
pines residents
Neighborhood meetings
screening
Traffic
Mr. Dreher stated he would be willing to meet with the
neighborhoods to resolve their concerns.
The Planning Commission generally was not opposed to the
development at the concept review stage.
The Commission was concerned with the issues the residents
raised and would like to see them resolved if the project
proceeds.
There were no residents of the pines at the meeting.
092-37
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s.UDY
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~ Wuornqs
Urban arid Regional Research and Planning
TO:
Craig Rapp
FROM:
DATE:
Zack. Johnson
February 5, 1987
RE:
Land Use Analysis
Main Street - Shady Oak Road Are~
The purpose of this memo is to outline the assumptions, perceptions.
analysis. and planning which formed the basis of ' our professional
recommendations. These recommendations are presented for use by the
City staff in developing guidelines for the long term use of the area
in the vicinity of the Shady Oak. Road and Excelsior Avenue (Main
Street) intersection. The major issue addressed in this planning
effort is the potential reuse. and resulting impacts. of the property
known as the "Pines. mobile home site.
A project team was formed for this analysis and consisted of yourself.
Steve Mielke. Jim Kerrigan, Mitch Wonson of Benshoof & Associates. and
this office. A study process was adopted in which most of the
background data was supplied by City staff; several team worksessions
were held to generate and evaluate alternatives, and the consultants
provided this professional opinion memorandum.
BACKGROUND
Certain basic assumptions ,as to the future characteristics of the area
were made at the beginning of this project. These assumptions were
based on known conditions ,and historical trends. The following
general assumptions were made:
1. The Trade Area, the Twin Cities Metropolitan Region. and the Upper
Midwest as a whole will not experience a major change during the
next decade which would cause unusual shifts in personal income,
population, employment, or local economy;
2. The various sources of statistical data and other information
gathered and used in this analysis are sufficiently accurate to
provide a sound basis for planning purposes; and
3. Land can be made available for development or redevelopment within
a reasonable time frame.
This analysis did not involve the development of a formal market
study. detailed financial feasibility analysis, nor complete traffic
analysis, but rather was based on both the City staff's first hand
~nderstanding of the recent development activities and needs in the
Pa ge 2
community, and on the consultants' wo~kfng knowledge of the
development interests and land use trends in the metropolitan area.
We feel comfortable with these assumptions and projections but do
recommend that a professional market study and financial feasibflity
analysis would be necessary to verify the findings.
The area bounded by 1st Street on the north, 18th Avenue on the east,
County Road 3 on the south, and Shady ,Oak Road on the west was
identified as the primary study area. Secondary impacts were also
reviewed for the downtown portion of the community.
The purpose of the transportation section of the report is to analyze
the general ability of the roadway system to accommodate the preferred
land use alternative and present pertinent transportation design
controls for the redevelopment of the properties. Characteristics of
the roadways currently serving, the site include:
- Shady Oak Road (County Highway 61), a designated minor arterial
which carries approximately 14,500 trips per day in the vicinity
of the properties. Currently a two lane roadway providing
access to ~xisting commercial properties at numerous locations,
Shady Oak Road is planned to be upgraded by Hennepin County,
probably to a four lane facility with channelization and median
treatments. The improvements have not been designed or
programmed for construction.
- Main Street (Excelsior Avenue) is a designated collector
carrying approximately 6500 daily trips between 19th Avenue and
Shady Oak Road. A two lane roadway, it currently provides
access to the Pines at two locations. The intersection of Main
Street and Shady Oak Road (an unsignalized T intersection) is
not well designed and operations at this location are further
complicated by the angled intersection of 21st Avenue and Shady
Oak Road just north of Main Street.
- 19th Avenue is a local roadway connecting Main Street to County
Highway 3. The roadway serves existing single family homes and
currently provides no access to the Pines.
- 20th Avenue, a local dead end street extending north from County
Highway 3, serves existing low density residential development
and does not provide access to either the Pines or existing
commercial properties along Shady Oak Road. Traffic operations
at the intersection with County Highway 3 are occasionally
.disrupted by vehicles queuing at the Shady Oak Road traffic
signal.
The County Highway Department is in the early stages of developing
roadway improvement plans for this general area. The City should
immediately begin efforts to participate in the design of these plans.
Depending on the final designs and need for additional, rights-of-way
area, the development project scope may need to be revised downward in
size. We suspect that the County will want to incorporate such items
as turn lanes, consolidated access, and median construction. The
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resulting impacts on traffic movement and patterns can have a
significant impact on land use decisions. We recommend the City
explore the opportunities to participate with the City of Minnetonka
in' a coordinated redevelopment planning effort for the general area.
Roadway improvements will likely need to be undertaken with any
increase in development activities. For the purpose of this analysis,
we have assumed additional right-of-way acquisitions will occur in the
scale of ten feet along the south side of Excelsior Avenue and 30 feet
along the east side of Shady Oak Road. In fact, greater right of way
may be required at this intersection. We strongly'urge a coordinated
effort be made by the City, County, and developers to control the
number and location of vebicular access points, remove overhead wires,
and soften the streetscape with landscaping_
A windshield survey was conducted as a basis for our observations on
the area's susceptibility to change. Items considered in this
analysis were land use compatibility, economic feasibility of
replacement. condition of structures, viability of current uses,
recent development trends within a five mile radius, and our
assumptions of developers' interest in project types in the next few
years. The resulting analysis is presented on the following page as a
hard/soft map which illustrates those areas which are ready for
redevelopment (soft), those which will no doubt be looked at by
developers and/or business owners in the next few years for upgrading
or redevelopment, and those which are stable and currently
economically viable (hard).
The following series of land use elements, and evaluations, was
considered for the ~PinesM site and abutting parcels:
1. Single family detached housing. utilizing either manufactured or
stick built units, on all or part of the site was deemed
economically infeasible when current zoning and building code
requirements were applied and the market value of the land was
considered. The site's location at the intersection of two major
roadways and with no significant natural amenities were also
considered negative characteristics for new single-family housing
development.
2. The City of Hopkins is perceived to have a moderately strong need
for additional rental housing units in the moderate price range.
There are currently 240 units of elderly, 320 units of apartments,
and 65 units of owner occupied housing proposed. Multi-family
residential at 20-30 units per acre in 3 to 4 story buildings
appears to be economically feasible but we 'question the demand for
an additional 130-200 units on this site, in this market, ahd the
placement of housing on these block faces.
3. Medium density single family attached housing as in-fill along
20th Avenue appears to be, economically feasible with some City
assistance. Concerns about the neighborhood compatibility of
30-50 additional townhouses with the related increased traffic
were raised by the team.
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4. New commercial (retail~ restaurants, service. and office)
development, at a medium density, could support the land and
improvement costs if adequate street frontage, accessibility, and
site configuration are provided. There appears to be a general
need for and ,we feel a significant interest in this type of
development in the area could be generated.
The recommended land use alternative for the study area generally
envisions commercial uses for the property facing Shady Oak Road and
both sides of Excelsior Avenue; an in-fill of commercial uses from
Shady Oak Road to the downtown; a high density residential development
on the southeast corner of the .Pines. site, and stabilized single
family neighborhoods a block off of each of the major commercial
tho ro ughfa res.
With the full development of the block along the lines outlined below,
we feel the impacts on the area can be very positive for the
community. There should be a strict site plan review to assure the
proper location of access points and traffic flow along with setbacks
and landscaping. There appear to be adequate opportunities to direct
traffic flows away from the low density housing and to provide
adequate land use buffers. '
Impacts on the existing business community can be held to a minimum
with some limited restrictions on the type and size of facilities
allowed. For example, we would suggest no convenience stores. gas
pumps. drive-i n banks, or fast food restaurants be permi tted. Rather.
we recommend uses such as a family restaurant, small retail shops,
limited professional office space, comparison food and drug shopping,
and/or general software merchandise.
Major objectives of site specific improvements should reinforce the
edges of this recommended land use pattern, minimize the impacts of
commercial traffic on the residential neighborhoods, provide visual
buffers between non-compatible land uses. provide adequate access to
each area for users and emergency service vehicles. arid provide
opportunities to expand the tax base and necessary commercial
facilities. which will support the area's residential population
without creating undo negative impacts on existing businesses in the
downtown area.
Specifically, we would make the following recommendations for the land
uses in the block bounded by Excelsior Avenue. Highway 3. Shady Oak
Road. and 19th Avenue:
1. The existing single family structures on the southeast portion of
the block should remain and a program established to maintain this
housing stock in good repair.
2. The existing townhouse structures located along 20th Avenue should
remain and a program established to maintain this housing stock in
good repair.
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Page 9
3. The existing commercial structures located along Highway 3 and
Shady Oak. including and south of the bowling alley. and the
single family residential structures on the west side of 20th
Avenue. should be redeveloped as commercial uses within a 5-10
yea r peri od.
4. A 1.5-1.7 acre parcel on the southeast portion of the "Pines" site
should be redeveloped into multi-family housing at a density of
20-30 units per acre.
5. The remaining portion of the "Pines. site, including the entire
block faces on Excelsior Avenue and Shady Oak Road, should be
combined with approximately 1.2 acres of land north of the bowling
alley. and redeveloped as an architecturally coordinated
Commercial complex. .
The general analysis of traffic impacts focused upon the general
ability of the roadway system to accommodate the preferred land use
alternative based upon typical transportation planning criteria. As
the individual components of the development are proposed for
construction. detailed traffic analyses will need to be performed to
determine specific site and roadway design elements. roadway
improvements necessary to accommodate traffic, and timing of roadway
improvements.
Based upon national trip generation rates. the following ranges in
daily traffic generated by the developments would 'be expected:
Site
EXPECTED DAILY DEVELOPMENT TRAFFIC
Use and Size Daily Traffic (Two Way)
Parcel A
Commerci a 1
65-80.000 sq. ft.
5.000 to 8.000
Parcel B
Residential
35-45 units
175 to 400
Parcel C
Commercial
40-45.000 sq. ft.
2,500 to 3,500
Of the expected daily traffic. only development of Parcels A and B
would add additional traffic to the roadway system as those generated
by the existing commercial uses. Parcel C would generate a comparable
number of trips to those currently generated by the existing
development. The additional traffic added by Parcels A and B would
range from 4.500 to 7.500 daily trips as the current Pines development,
generates from 600 to 1.000 daily trips.
It is expected that the roadway system can effectively accommodate
traffic associated with the preferred land use alternative for the
following reasons:
Page 10
Shady Oak Road. if appropriately designed, as a minor arterial.
could be expected to carry up to 30.000 vehicles per day. based
upon Metropolitan Council criteria.
- Shady Oak Road will be upgraded and existing access points will
be consolidated. With these improvements. not only is roadway
capacity expected to be sufficient to accommodate development
traffic, but also traffic safety should be increased by design
improvements at individual access points.
- Main Street is a collector roadway which. per Metropolitan
Council criteria. could be expected to carry up to 15.000
vehicles per day if appropriately designed. Based upon this
criterion and the proposed upgrading of the Main Street/Shady
Oak Road intersection including signalization. it is expected
that Main Street can effectively accommodate development
traffic.
- On 19th Avenue South limited additional traffic would be
expected provided no direct access from Parcel A (commercial)
would be constructed. As the 19th Avenue intersections with
Main Street and County Highway 3 are not signalized, limited use
by commercial traffic (for example to/from the east on County
Highway 3) 1s expected. Residential traffic associated with
Parcel B would add 100 to 200 trips daily on any given segment
of 19th Avenue. This volume is not expected to significantly
impact the roadway (local streets can carry up to 1.000 daily
trips per Metropolitan Council criteria) and is at least
comparable to what would occur if the Pines site developed per
the existing zoning and comprehensive plan land use designation.
- Provided no commercial access and limited access to Parcel B
(possibly emergency access only) is provided to 20th Avenue, no
traffic impacts on 20th Avenue resulting from the preferred land
use alternatives are expected.
The City has a rare opportunity to influence the redesign OJ a
significant site at a prominent location in the community. Several
options are available to provide the control and review of
redevelopment proposals in an effort to direct the land use and assure
the quality of improvements. The use of a redevelopment district.
special zoning classifications. site and building plan reviews. and/or
development contracts should be considered.
We should point out that the City usually does not control the resale
of a privately held parcel and is not obligated for relocation
benefits unless it becomes involved with the acquisition and
displacement of tenants. Please note that nothing in this report is
intended to represent an offer from the City to participate in the
acquisition of any property nor undertake any relocation expenses or
activities.
Page 11
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Page 12
DESIGN CONTROLS
Set forth below is an outline for design controls which could be
developed and followed by a developer unless it can be adequately
demonstrated to the City that any proposed deviation from these
requirements will equally or more effectively achieve the objectives
established for the area. These requirements do not in any way
release the developer from satisfying the nonnal public requirements
related to building in the City of Hopkins.
The design controls address seven basic categories: Preferred land
Use, Building, Vehicular Circulation, ,Pedestrian Circulation,
Landscaping/Open Space, lighting, and Signage. The first three
categories contain requirements that will be different for each of the
three development parcels. Those example controls are presented on
the following pages under Parcel A, B, and C. (See development parcel
map on following page.) The four remaining design control categories
are listed below, with the information set forth applicable to each of
the three parcels.
PEDESTRIAN CIRCULATION
A. ENTRY TO BUILDINGS - Well-marked and generous entry areas to each
building should be provided, preferably receiving plenty of direct
sunlight during the day.
B. PARKING LOTS - Each shall have sufficient wal kways to allow users
to park their cars and easily get to the building.
C. CONNECTING WALKS - There shall be well-marked and attractive
walkways interconnecting each of the facilities in the development
a rea.
LANDSCAPING/OPEN SPACE
A. EXISTING TREES - Many of the existing trees should be saved and
incorporated into the site development.
B. SITE PLANTINGS - Landscaping shall be used to organize the site
and enhance energy efficiency as well as for aesthetic
considerations. As much of the setback areas as possible shall be
left open, allowing for the planting of grass. shrubs and trees.
C. PARKING LOTS - Parking shall be arranged to minimize its visual
impact on the site. Trees, shrubs and grass shall be used in
parking areas to break up the paving. These planting areas shall
comprise at least 5% of the total parking lot area.
D. VISUAL BUFFERS - Dense buffers should be planted between
non-compatible land uses. Berms and decorative fences can be used
in combination with planting materials.
LIGHTING
A. PARKING LOTS - On-site lighting'for parking areas shall coordinate
throughout the development area. Light poles shall be kept below
30 feet in height.
B. WALKWAYS - This lighting shall be of the low level type. clearly
illuminating sidewalks and entry points into buildings.
C. FIXTURES - The selection and placement of fixtures should be an
integral part of the design plans.
Page 13
SIGNAGE
A. GENERAL - There shall be a coordinated signage program to id~ntify
the area and list all businesses within.
B. BUILDING SIGNAGE - All signs' visible from the street shall be
subject to the approval of the City of Hopkins. No signs shall
project over any public right-of-way or over required setbacks,
nor more than 24 inches behond the face of the building to which
they are attached. These signs shall relate directly to the
establishment on the parcel, and shall not project above the roof
1 i ne.
C. SITE SIGNAGE - Signs identifying the establishments on a parcel,
but not attached to the building, shall be no more than 4 feet in
height above the ground.
As redevelopment is proposed. detailed traffic analyses should be
prepared to determine specific design requirements, needed roadway
improvements, and timing of such improvements.
Page 14
DESIGN CONTROLS - PARCEL "A"
PREFERRED LAND USE
A. COMMERCIAL - Retail and office space
BUILDING
A. SIZE - Retail space to achieve a maximum total size of between
72,000 and 78,000 square feet, and allow for a range'of business
sizes, the smallest of which would be around 2,000 square feet.
B. HEIGHT ~ Retail space should be limited to one story while office
structures may be up to three stories.
C. SETBACKS - Should be established from the north and west property
lines, in order to provide adequate streetscape opportunities, and
from the east and south property lines so that a substantial buffer
can be incorporated into the development plans.
D. ORIENTATION - The front of the building(s) shall be generally
orientated toward the intersection with well defined internal access
provided.
E. ARCHITECTURAL CHARACTER - The materials, colors, and scale of the
new buildings shall be compatible with other structures in the
development area. In addition, care should be taken to coordinate the
design of the new retail space.
VEHICULAR CIRCULATION
A. ACCESS - Access should be provided from Shady Oak Road and Main
Street only. Access to Shady Oak Road should be coordinated with both
the planned upgrading of the roadway and redevelopment to the south to
allow "cross" access. The distance of the access points from the
intersection with Main Street should be determin~d based upon specific
traffic forecasts and queuing analyses. Dependent upon the type and
magnitude of development, acceleration and deceleration lanes may be
appropriate. Main Street access should align with access to the north
side of the roadway. '
B. RIGHT OF WAY - It is expected that additional right of way along
both Shady Oak Road and Main Street will be required to upgrade these
roadways. The amount of right of way will need to be determined at
the time of development and should be acquired at that time. The City
should also analyze the need for right of way to construct a cul de
sac on 20th Avenue to accommodate maintenance and emergency vehicle
turn around. '
C. ROADWAY IMPROVEMENTS - It is imperative that the need for and
timing of specific improvements be analyzed in conjunction with any
development proposals. It is likely that, at a minimum, improvements
to the intersection of Main Street and 'Shady Oak Road will be required
to effectively accommodate redevelopment of the Pines site.
D. PARKING - 'The following are recommended minimum parking standards
for commercial redevelopment:
Grocery
General Retail
Gene ra 1 Offi ce
Med i ca 1 Offi ce
The specific parking needs for a
light of these minimums.
5.0 spaces/1,OOO sq.
3.8 spacesll,OOO sq.
3.2 spaces/l.OOO sq.
4.0 spaces/l,OOO sq.
given proposal should
ft.
ft.
ft.
ft.
be analyzed in
Page 15
E. INTERNAL CIRCULATION - Internal circulation patterns should be
designed to provide safe and effective on site traffic flow which
interrelates well with both pedestrian movements and site
ingress/egress. Freestanding facilities such as gas pumps should be
avoided as the circulation/stacking required for these uses has
significant potential to negatively impact overall site circulation.
Cross easements with Parcel C may be appropriate given the future
consolidation of access points in conjunction with roadway
improvements to Shady Oak Road.
F. SERVICE AREA - Loading and unloading areas shall be provided on
the east side of the building. This area shall be screened from view
by either plantings and/or fences.
Page 16
DESIGN CONTROLS - PARCEL "B"
PREFERRED LAND USE
A. RESIDENTIAL - Multi-family housing
BUILDING
A. SIZE - A maximum footprint equal to 40% of the parcel size.
B. HEIGHT - Four stories maximum.
C. SETBACKS - They shall be established from the eastern property
line. which will provide a streetscape compatible with the existing
character of the block.
D. ORIENTATION - The front of the building shall be facing east.
E. ARCHITECTURAL CHARACTER - The materials, colors. and scale of the
new building shall be compatible with other structures in the
development area with special attention given to the existing housing
on the street.
VEHICULAR CIRCULATION
A. ACCESS - Principal access should occur via 19th Avenue South, a
secondary or emergency access could occur from 20th Avenue. dependent
upon the design of the residential development.
B. RIGHT OF WAY - It is expected that no additional right of way for
19th Avenue would be necessary.
C. ROADWAY IMPROVEMENTS - It is expected that no roadway improvements
would be required for development of Parcel B.
D. PARKING - Speci fic parking needs should be determined based upon
the type of development, unit size, and expected tenant mix.
E. S~RVICE AREA ~ Loading and unloading areas shall be provided on
the rear of the building. This area shall be screened from view by
either plantings and/or fences.
Page 17
DESIGN CONTROLS - PARCEL "C.
PREFERRED lAND USE
A. COMMERCIAL - Retail spaces.
BUILDING
A. SIZE Retail spaces to achieve a maximum total size of between
35,000 to 42,000 sq. ft., and allow for a range of business sizei.
B. HEIGHT - The buildings shall be one story.
C. SETBACKS - Shall be established from the west property line, to
provide proper sight lines and streetscape elements.
D. ORIENTATION - The front of the building(s} shall be facing west
and south.
E. ARCHITECTURAL CHARACTER - The materials, colors, and scale of the
new building shall be compatible with other structures in the
. development area. In addition, care should be taken to coordinate the
design of the new commercial space built on the .Pines. site. '
VEHICULAR CIRCULATION
A. ACCESS - Access should occur only from Shady Oak Road. Design and
location should be coordinated with the upgrading of Shady Oak Road
and consolidated to 1 or 2 locations, with cross easements to allow
internal access to Parcel A to the north.
B. RIGHT OF WAY - It is expected that additional right of way will be
required for the upgrading of Shady Oak Road.
C. ROADWAY IMPROVEMENTS - Other than access consolidation. it is
expected that no specific roadway improvements will be required as a
result of redevelopment of this area. This expectation is premised
upon the redevelopment generating comparable traffic to that generated
by existing commercial uses on the site.
O. PARKING - The minimum parking guideline indicated for Parcel A
should be followed for development of this parcel.
E. INTERNAL CIRCULATION - Internal circulation patterns should be
designed to provide safe and effective on site traffic flow which
interrelates well with both pedestrian movements and site
ingress/egress. Freestanding facilities such as gas pumps should be
avuided as the circulation/stacking required for these uses has
significant potential to negatively impact overall site circulation.
Cross easement with Parcel A may be appr9priate given the future
consolidation of access points in conjunction with roadway
improvements to Shady Oak Road.
F. SERVICE AREA - Loading and unloading areas shall be provided on
the east side of the building. This area shall be screened from ~iew
by either plantings and/or fences.
..,-.
Page 18
We recommend the City revise its comprehensive plan to reflect the
above mentioned land use but rezoning and redevelopment activities
should be init1ated by the landowners when the market place warrants
the change. The City's ~omprehensive land use plan should serve as a
genera 1 gu ide for its long term future growth and development.
Implementation tools such as zoning and redevelopment plans should not
need to be used on the Pines site at this time. As long as there are
demand pressures from the private sector for redevelopment of this
parcel, the public participation can be held to review and quality
control. '
In order to amend the comprehensive plan, the following steps should
be ta ken:
1. Recommendation for approval from the Planning Commission.
2. Hold publ ic hearing for citizen input.
3. Preliminary review by the City Council.
4. Submission to Metropolitan Council and surrounding communities
for review and comments.
5. Final and adoption revie~ by City Council.
ORDINANCE NO. 90-678
AN ORDINANCE PROVIDING NOTICE AND PUBLIC HEARING,
PRIOR TO CLOSURE OR CONVERSION OF USE OF
MANUFACTURED HOME PARKS, REQUIRING PARK OWNERS
TO PAY REASONABLE RELOCATION COSTS TO DISPLACED
RESIDENTS AND REQUIRING PAYMENT OF ADDITIONAL
COMPENSATION TO CERTAIN DISPLACED RESIDENTS
Be it ordained by the Council of the City of Hopkins:
Section
amended by
follows:
1.
adding
The Hopkins City Code of 1986 is hereby
Sections 445.01-445.17 which read as
Section 445 - Manufactured Home Park Closings.
Section 445.01. Purpose. In view of the unusual nature of
the problems presented by the closure or conversion of
manufactured home parks, the City Council finds that the
public health, safety and general welfare will be promoted by
requiring compensation to displaced residents of such parks.
The purpose of this Ordinance is to require park owners to
pay displaced residents reasonable relocation costs and
purchasers of manufactured home parks to pay displaced
residents additional compensation, pursuant to the authority
granted under Minnesota Statutes, Section 327C.095.
Section 445.03
when used in
meanings:
Definitions. The following words and phrases
this Ordinance shall have the following
Subd. 1. "Closure Statement" means a written statement
prepared by the park owner clearly stating the manufactured
home park is closing, ~ddressing the availability, location
and potential costs of adequate replacement housing within a
25 mile radius of the manufactured home park that is closing
and the probable relocation costs of the manufactured homes
located in the manufactured home park. The Closure Statement
shall also contain detailed information as to the
availability, location and potential costs of other
manufactured home parks located within a 25 mile radius of
the manufactured home park that is being closed.
Subd. 2. "Displaced Resident" means an owner of
manufactured home located on a lot in a manufactured home
park within the City who rents such lot and occupies such
manufactured home as his or her principal residence as of the
date the City's Planning Agency receives a copy of a Closure
Statement pursuant to the Statute and who will be displaced
by the park closing.
Subd. 3. "Lot" means
home park, designed or used
manufactured home.
an area within a manufactured
for the accommodation of a
Subd. 4. "Manufactured Home" means a structure, not
affixed to or part of real estate, transportable in one or
more sections, which in the traveling mode is 8 body feet or
more in width or 40 body feet or more in length, or, when
erected on site, is 320 or more square feet, and which is
built on a permanent chassis and designed to be used as a
dwelling with or without a permanent foundation when
connected to the required utilities, and includes the
plumbing, heating, air conditioning and electrical system
contained in it.
Subd. 5. '-'Manufactured Home Park" means any site, lot,
field or tract of land upon which two or more occupied
manufactured homes are located, either free of charge or for
compensation, and includes any building, structure, tent,
vehicle or enclosure used or intended for use as part of the
equipment of the manufactured home park. Manufactured home
park does not include facilities which are open only during
three or fewer seasons of the year.
Subd. 6. "Park Closing" means the conversion of all or
a portion of a manufactured home park to another use, closure
of all or a portion of a manufactured home park or cessation
of use of all or a portion of the land comprising a
manufactured home park as a manufactured home park.
Subd. 7. "Park
manufactured home park.
Owner" means the owner of a
Subd. 8. "Person" means any individual, corporation,
firm, partnership, incorporated and unincorporated
association or any other iegal or commercial entity.
Subd. 9. "Relocation Costs" means the reasonable cost
of relocating a manufactured home to another manufactured
home park located within a 25 mile radius of the manufactured
home park at which the park closing is to occur and shall
include and be limited to:
a) The actual expenses incurred in moving the displaced
resident's manufactured home an~ personal property,
including the reasonable cost of disassembling, moving
and reassembling any attached appurtenances which were
not acquired after service of the closure statement on
the displaced resident, such as porches, decks,
skirting and awnings, and utility hookup charges.
b. The cost of insurance, while the manufactured home is
being moved, for the replacement value of the
manufactured home.
c. The cost of such repairs or modifications as are
necessary in order to take down, move and set up the
manufactured home in the name manufactured home park.
Subd. 10. "The Statute" means Minnesota Statutes
Section 327.C095, as amended~
Section 445.05. Service of Closure Statement~ Public
Hearing; Relocation Costs. At least nine (9) months before a
park closing, the park owner shall prepare a closure
statement and serve a copy thereof on the City's Planning
Agency by certified or registered mail at the following
address:
Zonin~ Administrator
City of Hopkins
1010 First Street South
Hopkins, MN 55343
The Planning Agency shall submit a copy of the closure
statement to the City Council and request the City Council to
hold a public hear~ng. Prior to the public hearing, the park
owner shall provide the City Council with such additional
information as the Council may request in order to assess'the
impact of the park closing. No later than sixty (60) days
after the date of service of the closure statement on the
Zoning Administrator, the City Council shall conduct the
public hearing required by the Statute for the purpose of
reviewing the closure statement and determining what impact
the manufactured home park closing may have on the displaced
residents and the park owner. In addition, before a park
closing and as a condition thereof, the City Council shall
require ' the payment of relocation costs and additional
compensation to displaced' residents as provided in Section
445.07 and 445~09 of ~h~~ Drdinance.
Section 445.07. Payment of Relocation Costs.
Subd. 1. Within a reasonable time after service of the
closure statement on a displaced resident by the park owner,
such displaced resident shall obtain and submit to the park
owner adequate written estimate(s) or proposal(s) for
relocation costs from a contractor or contractors qualified
to relocate manufactured homes. In the alternative, a
displaced r~sident may submit to the park owner written
evidence establishing that the displaced resident's
manufactured home cannot be relocated within a 25 mile radius
of the park that is being closed. Notwithstanding the
provisions of Section 445.15, Subd. 1 of this Ordinance,
failure by a displaced resident to provide the estimate(s),
proposal(s) or other written evidence to the park owner
required by this section shall not be a misdemeanor. After
receiving such estimate(s), proposal(s) or written evidence
of fifteen (15) days, be entitled to obtain one additional
estimate or proposal from a qualified relocation contractor
and require that the relocation services be performed by the
lowest responsible bidder. The park owner shall pay the
relocation costs actually incurred to relocate each displaced
resident's manufactured home 'subject to the limitations
stated in Subd. 3 of this Section.
Subd. 2. If a displaced resident cannot relocate the
manufactured home to another manufactured home park within a
25 mile radius of the manufactured home park that is being
closed, such displaced resident shall have the option to
elect to receive an amount equal to the average relocation
costs paid to displaced residents who do relocate their
manufactured homes within 25 miles. This option shall be
exercised by giving written notice of such election to the
park owner. Upon receipt of such notice, the park owner
shall be required to pay the displaced resident an amount
equal to the average relocation costs paid to displaced
residents who do relocate their manufactured homes within 25
miles. A displaced resident compensated under this
subdivision shall retain title to the manufactured home and
shall be. responsible for its prompt removal from the
manufactured home park.
Subd. 3. The total amount of relocation costs payable
to a d~splaced resident under this Section shall not exceed
$2,500.00 for a single section manufactured home and
$4,000.00 for a double section manufactured home. These
amounts shall be increased on January 1 of each year
commencing January 1, 1992 based upon the change in the
Consumer Price Index, Minneapolis-St. Paul, for all urban
consumers ("CPI-U") as published by the Bureau of Labor
Statistics of the u.s. Department of Labor. The amount of
increase shall be equal to the percentage of increase in the
CPI-U on the date of adjustment over the CPI-U in effect on
January 1 of the preceding' year.
Subd. 4 The park owner shall make the payments required
by this Section at such time as the manufactured home for
which such park owner may make direct payment to the person
performing relocation services, but, upon proof of payment of
relocation costs by a displaced resident, shall reimburse the
displaced resident directly for relocqtion costs.
Section 445.09. Payment of Additional Compensation. A
displaced resident who cannot relocate a manufactured home
within a 25 mile radius of the manufactured home park that is
being closed and who does not elect to be compensated under
Subd. 2 of Section '445.07 of this Ordinance is'entitled to
additional compensation in order to mitigate the adverse
financial impact of the park closing. Such additional
compensation shall be paid by the person purchasing or
otherwise acquiring the manufactured home park from the park
owner and by such other persons as the City Council shall
deem appropriate. A displaced resident shall exercise the
entitlement to receive additional compensation under this
Section by serving written notice on the park owner that the
displaced resident is prepared to tender the title to the
manufactured home. The additional' compensation due the
displaced resident upon transfer of title to the manufactured
home shall ,be an amount equal to the ~stimated market value
of the manufactured home as stated in the most recent
personal property tax statement for the manufactured home.
Such additional compensation shall be paid to the displaced
resident no later than thirty (30) days prior to the park
closing. As a condition of receiving such additional
compensation, the displaced resident shall transfer title to
the manufactured home to the person paying the additional
compensation free and clear of all liens and encumbrances.
The City Council may require that an escrow account, in an
amount sufficient to pay the additional compensation required
by this Section, 'be established by the person required to pay
the additional compensation.
Section 445.11. Limitation of Relocation Costs and
Additional Compensation. The total amount of relocation
costs and 'additional compensation to be paid to displaced
residents pursuant to Sections 445.07 and 445.09 of this
Ordinance shall not exceed the greater of twenty percent
(20%) of the estimated market value of the manufactured home
park, as stated in the real property tax statement for the
year in which the closure statement is served on the Zoning
Administrator, or twenty percent (20%) of the sale price of
the manufactured home park. In the event the total of the
relocation ' costs and additional compensation payable to
displaced residents under Sections 445.07 and 445.09 of this
.Ordinance exceeds this limitation, the relocation costs or
additional compensation payable to each displaced resident
shall be decreased proportionately so that the total of
relocation costs and additional compensation does not exceed
the limitation stated in'this Section.
Section 445.13. Verification of Relocation Costs. As a
condition of its liability to pay relocation costs, the park
owner shall be entitled to receive adequate documentation of
relocation costs, including costs of proposals, invoices,
estimates and contracts for relocation services, from the
displaced resident.
Section 445.15. Penalties.
Subd. 1. Violation of any provision of Sections
445.01-445.13 of this Ordinance shall be a misdemeanor.
Subd. 2. The provisions of this Ordinance may be
enforced by injunction or other appropriate civil remedy.
Subd. 3.' Approval or any application for a building
permi t, rezoning, platting, subdivision, condi tional use
permi t, special use permit or. variance in conj unction with a
park closing sha11 be conditioneq upon the requires of this
Ordinance for payment of location costs and additional
compensation having been satisfied.
Section 445.17 Intent of Ordinance.
Subd. 1 This Ordinance does not supercede the
Statute. Park owners shall comply with all of the
requirements of the Statute and of this Ordinance.
Subd. 2. This Ordinance is intended to entitle only
displaced residents to receive payment of relocation costs
and additional compensation. Owners of manufactured homes
who are not displaced residents are not entitled to such
payments. ,
Subd. 3. This
require payment or
compensation by the City.
Ordinance shall not be interpreted to
relocation costs or additional
, 1990.
, 1990.
Adopted this
day of
Approved this /~ d- day of
First reading: April 17~ 1990
Second ,reading: May 1, 1990
Date of Publication: May 16, 1990
Date Ordinance is Effective: June 4, 1990
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