CR 92-218 Comprehensive Plan Change - Hoyt
October 19, 1992
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Council Report 92-218
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COMPREHENSIVE PLAN CHANGE - HOYT DEVELOPMENT
Pro~osed Action. ,
staff recommends the following motion: Move to approve Resolution 92-
95 denYing a Comorehensive Plan amendment to change the R.L. Johnson
site from Business Park to Commercial.
Mr. Day moved and Mr. Gullickson seconded a motion to approve
Resolution RZ92-29 recommending denial of a Compreh~nsive Plan
amendment for the R.L. Johnson site from Business Park to Commercial.
overview.
The subject property is owned by R.L. Johnson and was the former site
of the Minneapolis-Moline Company. The buildings were razed several
years ago and the site has been vacant since.
The applicant, Hoyt Development, is proposing to construct a grocery
store/retail development on this vacant 13 acre parcel of land south
of County Road 3. The applicant has applied for the follo~ing:
o
a conditional use permit to construct a grocery stor~ and
adjacent retail stores
a rezoning from I-2 to PUD
a comprehensive plan designation change from Business Park
to Commercial
a preliminary subdivision approval (application has been
withdrawn)
o
o
o
.
The applicant has also applied for tax increment financing.
denied the preliminary TIF application on October 6, 1992~
The existing comprehensive .Plan designation for the proposed grocery
store/retail development is business park. In order for the proposed
development to proceed the Comprehensive Plan will have to be changed
to Commercial. A two thirds vote of the Council is required to amend
the Comprehensive Plan.
The HRA
See notes from Zoning and Planning meeting on following page.
Primary Issues to Consider.
o What is a Comprehensive Plan?
o What is t~e existing Comprehensive Plan designation for the
subject property?
o Does the Comprehensive Plan support a Commercial designation
for the R.L.Johnson site?
o What is the policy in the Comprehensive Plan for the subject
site?
o Does a denial of a comprehensive Plan amendment prevent a
plan amendment for a similar development in the future?
.
supporting Documents.
o Analysis of Issues
o site Plan
o Resolution 92-95
6'\'v1f)Y!1 Jr~ .
N~;;Y~, Anderson, Planner
primary Issues to Consider.
o What is a Comprehensive Plan?
.
The state statute defines the Comprehensive Plan 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 area necessary for mined underground space development
pursuant to section 469.135 to 469.141, 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
recommendation for plan execution. A Comprehensive Plan represents
the planning agency's recoIOll\endations for the. future development of
the community
o What is the existing comprehensive Plan designation for the
subject property?
The subject property is currently designated in the Comprehensive Plan
as Business Park.
o What is the policy in the comprehensive Plan for the subjeot
site?
The' Comprehensive Plan states the following for the subject site: "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 Does the Comprehensive Plan support a Commercial designation for
the R.L. Johnson site?
None of the policies or discussion in the Comprehensive Plan identify
the establishment of any new retail/commercial centers within the
city. The plan discusses in detail how important the Central Business
District (CBD) is to the city and identifies how this area should be
protected and maintained.
.
The following are excerpts from the Comprehensive Plan that illustrate
the fundamental inconsistencies between the proposed application and
the goals, plans, and pOlicies for the CBD.
CR92-218
Page 3
.
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"It is rare to discover a distinctive, pedestrian-scale area set in
the heart of a small suburban community, but Hopkins has one.
Downtown Hopkins and Mainstreet give the city a strong central focus
and sense of place or identi ty that many other communi ties try to
create but cannot. Major improvements have been made Downtown in
recent years through pUblic-private cooperative efforts, and these
should continue.'" .
Identifiable Downtown
"Downtown Hopkins is one of a small number of old central shopping
districts in Metropolitan Area communities. Although its strength in
the retail market has declined, it remains well known and identifiable
on a small scale, and a focus of the community. Several private and
public improvements have occurred in recent years."
fl. . . Without question, Downtown Hopkins is one of a half dozen or so
recognizable central community shopping area in the Metropolitan
Areas, which alone makes it an asset worth protecting. The community
plainly recognizedtheiIilportance of the Downtown and has a strong
positive emotional response to the location." .
o Does a denial of a Comprehensive Plan amendment prevent a plan
amendment for a similar development in the .future? .
A denial of an amendment to the Comprehensive Plan at this time does
not prevent an amendment for a similar development to the Plan in the
future. The Plan can be amended as long as the goals, policies, and
plans are amended to reflect the new goals, policies and plan of a
retail development on the R.L. Johnson site. '
Alternatives.
1.
Approve the amendment to the Comprehensive Plan to change the
designation for the R.L. Johnson site from Business Park to
Commercial. By approving this change the applicant will be able
to construct the grocery store/retail center. This can only
occur if the city Council also approves the conditional use
permit and a rezoning of the property.
.
.,.
CR92-218
Page 4
. 2.
Deny the amendment to the Comprehensive Plan to change the
designation for the R.L. Johnson site from Business Park to
Commercial. By denying this change the applicant will not be
able to build a grocery store/retail center.
3. continue for further information. If the city Council indicates
that further information is needed, the item should be continued.
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CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO: 92-95
RESOLUTION MAKING FINDINGS OF FACT AND DENYING AN
APPLICATION FOR AN AMENDMENT TO THE COMPREHENSIVE PLAN
IN RE:
Application of Hoyt Development,
a Minnesota Corporation, ,
for a Comprehensive Plan Amendment,
for a grocerystorelretail center
on the 13 acre vacant site located
on the south side of County Road 3
On July 28, 1992, August 25, 1992; September 29, 1992 and
October 21, 1992, the. City of Hopkins Zoning and Planning
Commission met at its regularly scheduled . meeting to
consider. the application of Hoyt Development for a
comprehensive plan amendment, rezoning, a conditional 'use
permit and preliminary plat for the development of a grocery
storetretail center on the property.located at the 13 acre
site owned by R.L. Johnson. Representatives of Hoyt
Developmertt were present and the Planning commission heard
testimony from all interested parties wishing to speak at
the meeting and now make the following findings of Fact and
Decision:
1. Hoyt Development is the applicant, proposing to develop
a 'grocery store/retail' center on the currently vacant
13 acre site owned by R.L. Johnson.
2. The applicant has an option agreement for the subject
property.
3. The subject property is currently designated' in the
Comprehensive Plan as Business Park. The applicant has
applied for a Comprehensive Plan amendment to change
the subject property's designation to commercial. The
Comprehensive Plan states the following regarding the
subject property: .
Land Use and Development Plan
.Page 23.
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.
:c
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Resolution No: .92-95
Page 2
4.
The subject property is 13 acres and is zoned I-2,
General Industrial. The proposed development requires
a rezoning to either a commercial zoning or PUD. .
5. The following are excerpts from the Comprehensive Plan
that illustrate the fundamental inconsistencies between
the proposed application and the goals, plans, and
policies of the Comprehensive Plan:
Goals of the city of Hopkins
2. Improve Downtown Hopkins
Page 1.
It is rare to discover a distinctive, pedestrian-
scale area set in the heart of a small suburban
community, but Hopkins has one. DowntownHopkins
and Mainstreet give the City a strong central
. focus and sense of place or identity that many
other communities try to create but cannot. Major
improvements have been made Downtown in recent
years through pUblic-private cooperative efforts,
and these should continue.
strength-weaknesses-opportunities-Threats
strengths of Hopkins
2. Identifiable Downtown
Page 3.
Downtown Hopkins is one of a small number of old
. central shopping districts in Metropolitan Area
communities. Although its strength in the retail
market has declined, it remains well known and
identifiable on a small scale, and a focus of the
community. Several private and pUblic
improvements have occurred in recent years.
.Land Use and Development
Land Use arid Development Issues
Downtown Hopkins
Page 16.
...Without question, Downtown Hopkins is one of a
half dozen or so recognizable central community
shopping areas in the Metropolitan Areas, which
alone makes it an asset worth protecting. The
community plainly recognized the importance of the
Downtown and has a strong positive emotional
response to the location.
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RESOLUTION NO: R92-95
page 3
Land Use and Development Plan
Downtown Policies
Page 27.
The Downtown will be kept in a compact arrangement
in order to increase its commercial' function and
also to protect adjacent.residential area. If an
expansion of the commercial area is requested, the
city will judge it on its effect on the
residential area and will require that the
developer design the building and site to protect
the nearby housing.
Plan For Downtown Hopkins
Markat study Recommendations
Page 44.
Encourage commercial devalopment to be t:lustered
close to the four-block core business district and
where it reinforces and is consistent with
existing establishme~t types.
DECISION
"
Hoyt Development's request for approval of a comprehensive
plan amendment from Business Park to commercial is hereby
denied for the development of a grocery store/retail center
~ocated on the 13 acre site south of County Road 3.
Adopted this 10th day of November, 1992.
CITY OF HOPKINS
BY:
Nelson W. Berg, Mayor
ATTEST:
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. James A. Genel1ie, City Clerk
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