CR 92-220 Rezoning - Hoyt Development
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October 19, 1992
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council Report 92-220
REZONING - HOYT DEVELOPMENT
Proposed Action.
Staff recommends the fOllowing motion: Move to approve Resolution 92-
97 denvinq the rezoninq of the R.L. Johnson property from I-2 to PUD.
Mr. Winship moved and Mr. Gullickson seconded a motion to approve
Resolution RZ92-30 recommending denial of an application to rezone the
R.L. Johnson property from 1-2 to PUD.
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 following:
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a conditional use permit to construct a grocery store and
adjacent retail stores
a rezoning from 1-2 to PUD
a comprehensive plan designation change from Business Park
to Commercial
a preliminary subdivision approval (the applicant has
withdrawn this application)
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The applicant has also applied for tax increment financing. The BRA
denied the applicant's preliminary tax increment financing application
on October 6, 1992.
The site is currently zoned I-2. A retail development such as the
applicant is proposing is not allowed in a 1-2 zone.
There was little discussion on this item at the last Planning
commission meeting. It was noted that the subject site cannot be
rezoned until the comprehensive Plan is amended. No one spoke at the
public hearing.
Approval of a rezoning requires a two thirds vote of the city council.
Primary Issues to Consider.
o What is the site zoned?
o What is the basis for the staff recommendation?
Supporting Documents.
o Analysis of
o site Plan
4It 0 Resolution
. 6furl'Ctf Ch'ClQJlDbfl
Nancy . Anderson
Planner
Issues
92-97
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Council Report 92-220
Page 2
Primary Issues to Consider.
o What is the site zoned?
The subject site is zoned I-2, General Industrial.
is not permitted in the I-2 zoning district.
The proposed use
o What is the basis for the staff recommendation?
section 525.09 Subd 4. requires the following:
"Rezoning designed to enlarge or relocate any established business or
industrial district may be enacted only as an amendment changing the
boundary line of the district on the zoning map and such change shall
conform to the provisions of the comprehensive development plan. II
The Zoning Ordinance does not allow a rezoning to occur until the
Comprehensive Plan is amended. Staff has recommended denial of the
Comprehensive Plan change requested by the applicant based upon this
fact as well as the other findings of fact outlined in the attached
resolution.
Alternatives.
1.
By approving the rezoning, the applicant will have one of the
approvals necessary to construct the grocery store/retail center.
This can only occur if the city Council also approves the
Comprehensive Plan amendment and a conditional use permit.
2. By denying the rezoning, the applicant will not be able to
construct a grocery store/retail center on this site.
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
~omprehensive
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LAND USE PLAN
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CITY OF HOPKINS
OF HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO: 92-97
RESOLUTION MAKING FINDINGS OF FACT AND DENYING AN APPLICATION FOR
A REZONING OF THE R.L. JOHNSON PROPERTY
IN RE:
Application of Hoyt Development,
a Minnesota corporation,
for a rezoning from 1-2 to PUD,
for a grocery store/retail 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
27, 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 store/retail center on the property located at the
13 acre site owned by R.L. Johnson. Representatives of Hoyt
Development 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 development
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 13 acres and is zoned 1-2, General
Industrial. The proposed development requires a rezoning to
either a commercial zoning or PUD.
4.
The subject property is currently designated ~n
Comprehensive Plan as Business Park. The applicant
applied for a Comprehensive Plan amendment to change
subject property's designation to commercial.
Comprehensive Plan states the following regarding
subject property:
the
has
the
The
the
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
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RESOLUTION NO: R92-97
Page 2
and development, and light industry under certain
architectural and site planning conditions.
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 to support a rezoning of subj ect
property.
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. Downtown Hopkins 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.
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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 and Development Issues
Downtown Hopkins
Page 16.
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...without question, Downtown Hopkins is one of a half dozen
or so recognizable central community shopping area in the
Metropoli tan Areas, which alone makes it an asset worth
protection. The community plainly recognized the importance
of the Downtown and has a strong positive emotional response
to the location.
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
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RESOLUTION NO: R92-97
Page 3
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
Market study Recommendations
Page 44.
Encourage commercial development to be clustered close to
the four-block core business district and where it
reinforces and is consistent with existing establishment
types.
6. section 525.07 Subd. of the Hopkins Zoning Ordinance states
the following: lIrezoning designed to enlarge or relocate any
established business or industrial district may be enacted
only as an amendment changing the boundary line of the
district on the zoning map and such change shall conform to
the provisions of the comprehensive development plan.
This requirement will not be met as the zoning request is
inconsistent with the Comprehensive Plan.
DECISION
Hoyt Development's request for approval of a rezoning from 1-2 to
pun is hereby denied for the development of a grocery
store/retail center located on the 13 acre site south of County
Road 3.
Adopted this loth day of November, 1992.
CITY OF HOPKINS
BY:
Nelson W. Berg, Mayor
ATTEST:
James A. Genellie, city Clerk