CR 92-169 Comprehensive Plan - RL Johnson
"\ y
\ 0
V ..<'
August 13, 1992 ~ council Report 92-169
. 0 P K \ ~
COMPREHENSIVE PLAN - R.L. JOHNSON PROPERTY
ProDosed Action.
Staff recommends the following motion: Move to initiate a review of
the Comprehensive Plan land use designation for the R.L. Johnson
property and direct the Planning Commission to provide a
recommendation on whether an amendment is appropriate.
Overview.
Over the course of the last several months the city has received a
proposal for the development of the R. L. Johnson property. In
addition the strategic Planning Task Force has recommended that
consideration be given to allowing a commercial use of this property.
At the last HRA meeting a suggestion was made that the City should
review its Comprehensive Plan and Zoning Ordinance as related to the
R.L. Johnson property. Based upon these actions staff has developed
the process and recommendation contained in this report.
The R.L. Johnson property is zoned 1-1, Industrial and designated as
"Business Park" in the Comprehensive Plan.
If the council desires to consider allowing a different type of use on
the R.L. Johnson property, staff suggests that a review of the
. Comprehensive Plan take place first prior to the consideration of a
z on ing change. However, if the Comprehens i ve P Ian is amended some
type of zoning change would eventually need to occur.
To start the process of reviewing the Comprehensi ve Plan land use
designation for the R.L. Johnson site, there are several" alternatives
which can be used. These alternatives are outlined in this report.
staff recommends the use of Alternative I or possibly Alternative III.
Primary Issues to Consider.
o What is a Comprehensive Plan?
o How is the Comprehensive Plan amended?
o Has staff proposed a similar process in the past?
o What does the comprehensive Plan state regarding the R.L.
Johnson property?
o If the city Council desires to review the Comprehensive Plan
designation for the R.L. Johnson property, what are the
alternatives?
o What does the draft strategic Plan state regarding the R.L.
Johnson property?
o What other sites could be included in this process?
o What are the financial implications of this process?
o What is the impact of this action?
su~~orting Documents.
o Analysis of Issues
~ 0 Comprehensive Plan Land Use Plan
CR92-169
Page 2
.
Primary Issues to consider.
o What is a Comprehensive Plan?
A Comprehensive Plan is defined by state statue as the following: "a
compilation of policy statements, goals, standards, and maps for
guiding the physical, social and economic development, both private
and public, of the municipality and its environs, including air space
and subsurface areas necessary for mined underground development, and
may include, but is not limited to, the following statements of
policies, goals, standards, a land use plan, a community facilities
plan, a transportation plan, and recommendations for plan execution.
A comprehensive plan represents the planning agency's recommendation
for the future development of the community."
o How is the comprehensive Plan amended?
The Comprehensive Plan is amended by 2/3 vote of the governing body.
o Has staff proposed a similar process in the past?
. Last April/May staff presented a recommendation to the city Council
which would have initiated a process to assemble and present market
and planning information to assist the City Council in reevaluating
its land use plan and policies regarding commercial development and
redevelopment activities in Hopkins. This process was comprehensive
in nature from the perspective that it examined land use and market
issues relative to the R.L. Johnson property, pines Mobile Home Park
and specific areas in downtown Hopkins. A task force made up of
business and residential interests was proposed to be part of this
process.
The consulting firms of Dahgren, Shardlow and Uban and MPSI Retail
Systems Inc. were proposed to assist with the analysis. It was
estimated that the analysis could cost up to $23,000.
The Council did not approve staffs recommendation. However, the
Council did refer the issue to the strategic Planning Committee for
input. In addition, the city council directed staff to examine other
site alternatives for a grocery store in downtown Hopkins.
The staff still feels the original process recommended by staff has
merit.
o If the city council desires to review the Comprehensive Plan land
use designation for the R.L. Johnson property, what are the
. alternatives?
CR92-169
Page 3
.
Alternative I
o City Council directs that the Zoning and Planning Commission
review the Comprehensive Plan designation for R.L. Johnson
site and make a recommendation as to whether an amendment is
necessary
o Zoning and Planning commission holds public hearing and
makes recommendation to City Council
o city Council reviews recommendation from Zoning and Planning
Commission
o city Council may amend the Comprehensive Plan by 2/3 vote
Alternative II
o City Council proposes and amendment for the R.L. Johnson
site Comprehensive Plan designation
o Zoning and Planning commission reviews the City Council
proposal
o Zoning and Planning Commission holds a public hearing
o Zoning and Planning commission makes a recommendation
o City Council reviews the Planning Commission recommendation
o city Council may amend the Comprehensive Plan by a 2/3 vote
~ Alternative III
o A joint public hearing is held with the Planning Commission
and city Council (this could by done at the proposed joint
workshop session in September)
o Zoning and Planning Commission makes recommendation to City
Council
o city Council reviews the Planning commission
o City Council may amend Comprehensive Plan by a 2/3 vote
All three alternatives will not provide for a recommendation to be
available for the City Council review until, at the earliest, October.
o What does the draft strategic Plan state regarding the R.L.
Johnson site?
The draft strategic Plan identifies the following goal for the R. L.
Johnson property:
"Foster the development/redevelopment of property along County Road 3
including consideration for a business park or major retail
development including large scale single use on the R.L. Johnson
property. II
The present zoning would only accommodate an industrial and business
. park use. A new zoning classification would be required to
accommodate either a business or retail development.
CR92-169
Page 4
.
The Plan also states the following action item for County Road #3:
"Review and amend, as necessary, the Comprehensive Plan and Zoning
ordinance to insure consistency with strategic Plan, and County Road 3
Task Force recommendations."
o What does the Comprehensive Plan state regarding the R.L. Johnson
property?
The Land Use map in the Comprehensive Plan has designated the property
as "Business Park". The Comprehensive Plan goes on to state "The
former Minneapolis-Moline Company site east of Eleventh Avenue is
designated for business park use, including offices, office-showroom
buildings, research and development, and light industry under certain
architectural and site planning conditions.
o What other sites coUld be included in this process?
In recent years the City has been approached with proposals for the
redevelopment of the pines Mobile Home Park, which included commercial
land uses. Currently, this property is zoned and guided in the
Comprehensive Plan for multifamily.
. In recent months staff has been inundated with questions regarding
possible uses of the pines property. staff has had some difficulty in
gi ving clear answers to these questions. As a result staff is
interested in knowing if the Council desires to include the pines
property into the review of the Comprehensive Plan.
o What are the financial implications of this process?
The process proposed suggests that City staff would undertake a
majority of the work. Staff may also discuss this matter with land
use consultants, but not to any significant extent. As a result, the
financial implications do not appear to be an issue. However, if the
City Council should desire an indepth analysis of market conditions or
implications, traffic, or other socio-economic conditions, outside
technical assistance will be necessary and the cost of the process
will escalate. The amount would depend on the information desired.
Resources are available to pay for this technical assistance. From
staffs perspective this information may be useful in assisting with
the decision making process.
o What is the impact of this action?
By initiating this process both the Zoning and Planning Commission and
city Council will probably be exposing themselves to extensive
pressure by the two interest groups concerned with this issue, the
. downtown property owners, and the residential community.
CR92-169
Page 5
.
Alternatives.
1. Proceed with one of the alternatives in the staff report. By
proceeding with one of the alternatives, the land use designation
for the R.L. Johnson site will be reviewed.
2 , Do not undertake a review of the R.L. Johnson site. By not
reviewing the land use designation for the R.L. Johnson site, the
land use designation for the site will remain the same. This
does not restrict the land use designation from being changed at
a future date to reflect a specific project.
3. continue for further information. If the city Council indicates
that more information is needed, the item should be continued.
4. Do not undertake any changes until the Economic Development
strategic Plan is adopted.
.
e
FIGURE 3
.
I
z
0
LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
HIGH DENSITY RESIDENTIAL
COMMERCIAL
BUSINESS PARK
INDUSTRIAL
PARK
OPEN SPACE
SCHOOL
CHURCH
. PUBLIC
.
'1
N
~
I o 600' 1200' 2400'
City Of I l
HOPKINS
~omprehensive
plan .
ffilll~'" LAND USE PLAN
25