Memo- Comprehensive Plan
I
. MEMO
To: City Council
From: Nancy Anderson
Date: May 7, 1999
Subject: Comprehensive Plan
Attached is the information that was provided to the Planning Commission for their
review of various sections of the Comprehensive Plan. Please keep in mind that this is
a draft The purpose of tonight's meeting is to provide input to the staff and Mark
Koegler.
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MEMORANDUM 11)11
. Hoisington Koegler Group Inc.
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TO: Hopkins Zoning and Planning Commission and Staff
DATE: April 20, 1999
SUBJECT: Comprehensive Plan
FROM: Mark Koegler
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Attached, please find draft portions of the Goals, Socio-economic, Land Use, Solar Access and
Housing sections of the Comprehensive Plan. As you know, this material represents an update of
the Plan that was completed in 1989. Accordingly, the material is in essentially the same format.
A final format for the document will be determined after all of the sections have reviewed.
As you review the attached material, please pay particular attention to the goals and polices that are
outlined in the text to ensure that they meet your expectations. The statements have been taken from
the 1989 plan as well as from discussions that have occurred more recently with the Zoning and
Planning Commission.
. The Solar Access section is a "quirk" left over from the planning legislation adopted in the late
1970s when solar energy was a hot topic. This provision remains in the current law so Hopkins' plan
needs to address this topic. In reality, it will have very little if any impact on the City.
.
123 North Third Street, Suite 100 Minneapolis, Minnesota 55401
(612) 338-0800 Fax (612) 338-6838
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City of Hopkins
Comprehensive Plan
Draft 1 - April 27, 1999
11I13
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Hoisington Koegler Group, Inc. .
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. Goals of the City of Hopkins
The following statements summarize the goals of the City of Hopkins which have guided the
preparation of this Comprehensive Plan and to which the City will refer in establishing spending
and action priorities.
1. Protect the residential neighborhoods.
Hopkins is primarily a residential community, and its people are its strength. The City
has established neighborhoods with well-maintained homes, mature vegetation, and
decades of personal commitment. However, the effects of time, physical deterioration,
changing tastes, market competition, and, not least, the influence of traffic and nearby
businesses may erode the quality of these neighborhoods, and irrevocably change the
nature of the community population. The primary goal of the City of Hopkins is to
work to protect these residential areas, which should support several of the other goals
described below.
This goal is supported by all Comprehensive Plan elements.
2. Improve Downtown Hopkins.
. It is rare to discover a distinctive, pedestrian-scale commercial 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.
The Downtown Plan supports this goal.
3. Improve deteriorating and/or obsolescent industrial or commercial areas.
The City should continue to work in a business-like fashion to help the evolution of
industrial and commercial businesses continue in order that the limited amount of non-
residential land in Hopkins can be used to its full potential.
4. Bolster the image and character of the community.
Hopkins retains many of the freestanding, small-town characteristics that were
developed over its IOO-year history. These features are a valuable asset, one that
many communities today are either trying to recapture or create. Over the years, the
community's image has been negatively impacted by haphazard urban development.
To counter this trend, the public and private sectors in Hopkins have made a number
. of major improvements, all of which support a stronger community image.
Hopkins Comprehensive Plan - Draft I
Page 1
The Community Image and Land Use Plans address this goal. e
5. Build civic involvement, commitment, and pride.
The best city plans have no benefit unless the local population is concerned about its
community and has leaders (elected and otherwise) with vision and wisdom. Hopkins
has the ingredients for successful community support as a result of its small-town
character, strong residential neighborhoods and Downtown civic focus.
6. Maintain fiscal health and an acceptable balance between service quality and
property tax rates.
Residents and business people universally support this aim, as surveys and comments
have indicated concern about the matter. Demonstrating responsibility in fiscal
matters, while having obvious local benefits, would also aid the City in its public
relations with prospective residents and business owners. Continued pursuit of new
and expanded businesses and industries is the best way to meet this goal.
All plan elements support this goal.
e
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Hopkins Comprehensive Plan - Draft I
Page 2
I
. Strengths- W eaknesses-Opportunities- Threats
In order to properly frame a strategy for moving the community toward a desirable future, it is
important to understand its strengths and weakness, opportunities and threats. When the 1989
Comprehensive Plan was prepared, several methods were conducted to assemble a listing of
these trends and factors. Efforts included a community opinion survey by Decision Resources,
Inc.; input from the Comprehensive Plan Steering Committee, elected and appointed officials,
and other members of the public; discussions with members of the City Planning and Economic
Development staff; and a review of Census data. For the current plan update, the Planning
Commission reviewed this information and made appropriate modifications. The community's
strengths, weaknesses, opportunities and threats were subsequently reviewed by the public
during the preparation and review of the plan. The findings are summarized below.
Strengths of Hopkins
1. Sense of Community
Hopkins exudes a sense of community that is found in a few Metropolitan Area
communities by virtue of its population size, geographic size, stable, cohesive residential
area, identifiable downtown retail and civic area, community celebration (notably the
Raspberry Festival), and families that have lived in the cities for decades. The school
. district is geographically focused on Hopkins. A sense of pride and identity exists.
2. Identifiable Downtown
Downtown Hopkins is one of a small number of established central shopping districts in
Metropolitan Area communities. Although its strength in the retail market has declined,
it remains will known and identifiable on a small scale, and a focus of the community.
Several private and public improvements have occurred in recent years.
3. Employment Base
Hopkins has a relatively high number and diversity of jobs for a community of its size.
4. Location
Hopkins is strategically located relative to the City of Minneapolis and other western
suburbs.
5. Access
The City has excellent access via federal, state, and county roadways, freight railroads,
and the planned light-rail transit system.
.
Hopkins Comprehensive Plan - Draft 1
Page 3
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6. Variety of Housing Types .
Hopkins has a wide variety of housing for people in every state of the life cycle and
income category.
7. Variety of Development Types
The Community is composed of several types of housing, retail and service businesses,
and industry, public parks, and private gold courses.
8. Attractive Residential Neighborhoods
There are a number of distinct and identifiable residential neighborhoods defined by
roadways, golf courses, and creeks. Each is attractive in its own way.
9. Strong School District
The school district has a strong reputation and is a compelling reason to live in the city.
10. Good Municipal Service Delivery
The 1988 community opinion survey indicated a high level of satisfaction with the
delivery of municipal services such as snowplowing, parks, police, and fire protection, e
and trash collection.
11. Excellent Community Facilities
Hopkins offers an excellent array of public facilities from parks to special uses. The
City's collaboration with the school district and the City of Minnetonka in the Lindbergh
Center is an example of wise use of public resources. Another example is Shady Oak
Beach, which is also collaboration with the City of Minnetonka. The Art Center and the
Hopkins Pavilion are other examples of facilities that meet the needs of residents as well
as Metropolitan Area residents and visitors.
Weakness of Hopkins
1. Aging Housing Stock
Most of the Hopkins housing stock was built prior to 1960 and some of it prior to 1930.
The city has a significant number of small, post-War houses that lack many features and
amenities that families and individuals desire in the contemporary market. As these
structures continue of age, their desirability may decrease more rapidly and owners may
not be eager to reinvest in them because their potential is limited by their size, floor plan,
and garage and closet space. .
Hopkins Comprehensive Plan - Draft 1
Page 4
. 2. Negative Effect upon Housing of Industry, Business, and Traffic
In some areas, the land use pattern subjects several residential neighborhoods to the
negative effects of adjacent industry and other-businesses, and, especially, traffic
associated with business and high-density housing.
3. Downtown in Need of Continued Improvement
The downtown retail economy slumped in the last two or three decades from its former
position of sub-regional prominence. Although significant progress has been made,
Downtown Hopkins has not yet completed the evolution to a more stable mixture of retail
and service businesses, offices, government offices, entertainment, and attached housing.
Many buildings still need physical improvement and a limited number of storefronts are
vacant or underutilized.
4. Major roadway and Industrial Areas Divide the Residential Community
The community is divided by TH 169, Excelsior Boulevard (county Road 3), and TH 7.
In addition, the industrial area along Excelsior Boulevard separates two major residential
neighborhoods from the rest of the community.
5. Image of the Community in the Minds of Non-Residents
. Some non-residents may have a negative image of Hopkins as a result of their limited but
unfavorable impression of the community as they drive along Excelsior Boulevard or
Blake Road north of Excelsior Boulevard. (The Highway 7 corridor, on the other hand, is
quite attractive through Hopkins.) Several very fine residential neighborhoods are not
known by others or are assumed to be part of Minnetonka. The Raspberry Festival
projects a positive image of a friendly, old-fashioned small town.
6. Physical Appearance along Certain Major Traffic Corridors
As mentioned above, the image of the Excelsior Boulevard is negative because of its
deteriorated buildings, outdoor storage, lack of landscaping, overhead wires, intensive
business operations, and visual noise. Because it is the dominant image that many people
have of the community, this impression takes away from the many positive aspects of the
community. At the present time, Excelsior Boulevard from Shady Oak Road to 11th
A venue is being reconstructed. Over the next few years, the remainder of the roadway
will also be improved.
7. Tax Base Constraints
Because the city is nearly fully developed, there is little opportunity to expand the tax
base without redeveloping property, which sometimes involves public assistance.
.
Hopkins Comprehensive Plan - Draft 1
Page 5
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Opportunities for Hopkins .
1. Access to and from Minneapolis via light-rail transit
Historically, two light rail stations were planned to serve Hopkins. At the present time,
there is a great deal of regional debate on the future of light rail transit. Current options
under consideration include light rail and commuter rail, which would utilize existing
tracks on a shared basis. The rail line that passes through Hopkins roughly parallel to
Excelsior Boulevard is still a candidate rail line. In order to preserve future options, the
Comprehensive Plan update will continue to accommodate a light rail station facility
along Excelsior Boulevard. If a light rail system is built in the future, this station would
bring many people into Hopkins daily and improve access not only from Hopkins to
Minneapolis but also from Minneapolis (and other locations) to Hopkins.
2. A resurgent downtown
Downtown Hopkins is clearly on its way back to economic health. It has accomplished
several changes In its econormc structure, physical design, and administrative
organization and appears ready to take the next steps toward revitalization.
3. The future of the retired landfill in southwest Hopkins
This site could be used for public or private recreation and/or open space. However, it e
may be many years before the contamination on the site is remediated to the degree that
the property could be accessed by the general public.
4. Improvement of the Excelsior Boulevard corridor and associated industrial areas
These locations have very good access and visibility along with numerous buildings and
sites, which are in need of improvement or redevelopment.
5. Capitalizing on Hopkins' self-contained small-town image
This image is, perhaps, Hopkins' strongest long-term asset and opportunity as it is a
characteristic of which few other communities can boast.
Threats to Hopkins
1. Housing deterioration and disinvestment
A high percentage of Hopkins housing units are over 50 years old and many were built in
the same era. Thus, there is the possibility of many houses deteriorating at the same time.
Preserving Hopkins' housing stock and its neighborhoods should be a prime consideration
of the City.
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Hopkins Comprehensive Plan - Draft 1
Page 6
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. 2. Industrial obsolescence, deterioration and stagnation, and job loss
Some of Hopkins' industrial plants are aging and/or have physical site constraints to
expansion and modernization.
3. Downtown economic and physical decline
Although it appears that Downtown Hopkins is on a steady improvement trend, the threat
remains that businesses might not prosper and buildings could deteriorate.
4. Loss of families
The threat of widespread physical decline in the housing stock coupled with the small
size and lack of certain amenities in many local houses could lead to fewer families in
Hopkins and more singles or childless couples.
5. Rising local mill rate
Hopkins has few opportunities to easily increase its tax base, and rising costs in local,
county, and school district governments could increase local mill rates and property
taxes.
. 6. Deterioration public infrastructure
Hopkins is over 100 years of age, and most of its streets and sewer and water lines were
constructed many decades age. Deterioration of these facilities is, thus, a threat.
.
Hopkins Comprehensive Plan - Draft 1
Page 7
Analysis of Population, Households, and Employment .
This section describes and analyzes the major demographic and employment trends in Hopkins,
which may influence municipal policy. Table 1 presents data regarding historic and future
counts.
Table 1
Population, Households and Employment Trends
A verage Persons!
Year Population Households Household Employment
1940 4,100
1950 7,595
1960 11,370 3,245 3.50
1970 13,428 3,583 3.75
1980 15,556 7,061 2.17 19,100
1990 16,529 7,973 2.07 12,252
2000 16,800 8,200 2.05 12,400
2010 17,200 8,300 2.07 13,750
2020 17,800 8,300 2.14 14,200 .
Sources: D,S, Census Bureau, Metropolitan Council
Notes to Table 1:
. Much of the population growth that occurred prior to 1950 was a result of annexations of
developed or developing property to the City.
. The number of housing units is increasing in Hopkins but the population is declining as a
result of a shrinkage in the average number of persons per household. This decline has
been occurring since approximately at least 1970 and is judged to be the result of the
departure of children from families residing in detached housing units ( the "empty-
nester" syndrome), a national trend toward later marriage and smaller families, and an
increase in the proportion of attached housing units in the total housing stock. This
change was forecast as far back as 1965 in Hopkins and is being experienced by many
older communities. By 2010 and 2020, the Metropolitan Council projects a small
increase in household size.
. The slow but steady increase in the number of jobs in Hopkins reflects the redevelopment
of certain propelties, some of which has been assisted by the City, and a general increase .
in intensity of non-residential land use. including office developments.
Hopkins Comprehensive Plan - Draft 1
Page 8
. Population Characteristics - 1980 and 1990
The following is a tabular summary of the major population characteristics of the City of
Hopkins for both 1980 and 1990 as compiled by the U.S. Census Bureau:
Table 2
1980 and 1990 Characteristics
Characteristics 1980 1990
Number of Persons 15,336 16,534
Persons by Gender
Female 55% 45%
Male 54% 46%
N umber of Families 3,765 3,827
Number of Households 7,061 7,973
. Number of Persons by Age
0-9 10% 11%
10-19 12% 8%
20-29 28% 28%
30-44 17% 24%
45-59 18% 10%
60+ 19% 19%
Persons by Race
White 98% 95%
Non- White 2% 5%
Households by Person
1 Person
Female Householder 23% 25%
Male Householder 12% 14%
2 or More Persons
Married Couple Family 41% 35%
Other Family
Female Householder 10% 10%
Male Householder 2% 3%
Non-Family Household
. Female Householder 6% 6%
Male Householder 5% 7%
Hopkins Comprehensive Plan - Draft I
Page 9
Characteristics 1980 1990 .
Households with Persons under Age 18
Married Couple Family 69% 62%
Other Family
Female Householder 26% 31%
Male Householder 4% 6%
Non-Family 1% 1%
Sources: U.S. Census Bureau
Population Conclusions and Predictions
The major conclusion and predictions about the population structure in Hopkins are set forth
below:
L The average household size and average number of persons per housing unit in Hopkins
has been dropping over the past 30 years and is less than the comparable figures for the
Metropolitan Area.
2. The average household size and the total population of the City will continue to decline .
slightly, then population will rise slightly.
3. The percentage of adults over the age of 65 will increase steadily through the turn of the
century and accelerate sharply after 20 I 0, when the first Baby Boomers reach that age,
and peak just after 2025.
4. The percentage of adults under the age of 30 in Hopkins will remain relatively steady.
5. There will be an increase in the number and percentage of non-traditional (two parents,
children) households.
6. The percentage of women in the work force will continue to increase, as will the number
and percentage of two-way earner households.
Points #5 and #6 will place greater strains on the school system, the social service
delivery system, and on businesses such as daycare.
7. The number and percentage of adults with post-secondary education degrees will
increase in Hopkins.
8. The number and percentage of minority-group households will increase in Hopkins.
9. The regional market demand for low-cost, low-skill workers will outstrip the supply. .
Hopkins Comprehensive Plan - Draft 1
Page 10
. 10. There will be an increasing need for workers to update and change their job skill and
education throughout their careers.
Population and Employment Issues
. What should be the response of the city to the expected demand for much more specialized
housing, social services, and transportation for the elderly after the Year 2000, a phenomenon
which may peak and decline like the school construction wave that occurred in the 1950s and
1960s?
. As one of its goals, should the City attempt to retain and/or increase the percentage of
families in the community? If so, what should be its approach to this goal?
. Are the City's land use plan and policies adequate to allow it to respond to the changing
nature of the post-industrial market? Will the community have a high quality and diversity
of jobs and a low rate of unemployment?
.
.
Hopkins Comprehensive Plan - Draft 1
Page 11
Land Use and Development .
Land Use and Development Issues
Overall Pattern
The land use pattern of Hopkins has evolved over the last century and is now well
established. Redevelopment is ongoing in some sectors, especially in the Downtown
and industrial areas. Examples include the recent construction of downtown
attractions such as the movie theaters and the Center for the Arts. Recent industrial
redevelopment includes the former Hennepin County Public Works garage, which is
now the home of a new SuperValu distribution center. Only a few undeveloped
parcels of land presently exist. Underdevelopment of sites and more particularly,
inappropriate use of land are the major issues now confronting the community.
Residential Neighborhoods
Perhaps Hopkins' greatest asset is its neighborhoods of single-family homes, which
accommodate a mixture of young singles, young families, mature families, and elderly
couples and singles. These neighborhoods gIve Hopkins its character and
cohesiveness. However, maintaining acceptance of some of the smaller, post-War
homes may wane as time goes by and long-time residents move out. Protecting these .
neighborhoods from inappropriate development and the effects of aging and evolution
as well as preserving a strong social fabric will continue to be major challenges for the
community.
Downtown Hopkins
The Downtown has changed over the years from an important and vibrant retail center
to one that serves local convenience needs and certain specialty market niches. The
dynamics of consumer marketing and the transportation network have caused such
shifts in many older central-shopping areas. Downtown Hopkins still, however,
possesses a special character. The character of the area can be used to help reposition
itself to respond to contemporary market challenges and opportunities but not without
the combination of private and public efforts.
There has been considerable public investment and interest in Downtown in the recent
past, and that trend in continuing. Without question, Downtown Hopkins is one of a
half dozen or so recognizable central conummity shopping areas in the Metropolitan
Area. It an asset worth protecting, The community recognizes the importance of the
Downtown and has a strong positive emotional response to the location.
.
Hopkins Comprehensive Plan - Draft I
Page 12
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. Industrial and Commercial Areas
Hopkins has long been an important center of employment and commerce in the
western suburbs as a result of its streetcar, highway, and railroad service. Industrial
development and redevelopment continue to be important to the community for
purposes of tax base and employment. The City has invested staff time and financial
resources to leverage private investment and is committed to an ongoing effort of
business recruitment and development.
Natural Protection Areas
There are two locations of special natural significance in Hopkins: Nine-Mile Creek
and Minnehaha Creek. Each is protected by the rules and regulations of a Watershed
District and the Minnesota Department of Natural Resources. In addition, the City of
Hopkins has approved zoning regulations to complement the efforts of those non-
municipal agencies. The Nine-Mile Creek basin in southeast Hopkins is being
protected for purposes of flood protection, wildlife protection, agriculture, natural
beauty, and passive recreation. The Minnehaha Creek basin does not include
agriculture but does include active recreation such as canoeing.
Other natural areas include Meadowbrook and Oak Ridge golf courses, Central Park,
and the Blake School athletic fields.
. Housing and Residential Neighborhood Issues
. Through the course of the City's growth, several small neighborhoods were
created, each with a distinct character. A number of neighborhoods today are
separated from one another by non-residential uses, roads, etc. Is the integrity and
attractiveness of the residential neighborhoods being adequately maintained? Is
the single-family character of these neighborhoods being sufficiently protected?
. Should Downtown growth be allowed to encroach into adjacent residential
neighborhoods if it makes for a stronger central business district? Are there some
locations where such encroachment would be acceptable?
. Are housing maintenance regulations properly enforced?
. Should commercial development be allowed along Highway 7?
. Should or can the City increase its financial role in maintaining housing quality?
. Are single-family homes adequately protected from redevelopment pressures?
.
Hopkins Comprehensive Plan - Draft 1
Page 14
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Other Land Use Issues .
. Should the closed landfill site in southwestern Hopkins be used as a public park?
.
.
Hopkins Comprehensive Plan - Draft 1
Page 16
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. Downtown Issues
. Should the area included in the Downtown be enlarged?
. Is there a commitment by the City to continue to utilize public resources where
warranted in order to support appropriate redevelopment efforts?
. Can additional attached housing be allowed in limited locations on the perimeter
of Downtown Hopkins while protecting the integrity of nearby single-family
housing?
Industry and Business Issues
. What should be the role of the City in protecting housing, which abuts or views
industrial or commercial development?
. Along Excelsior Boulevard
. Around the Downtown
. Near industrial areas south of Excelsior Boulevard
. . Near industrial areas northeast of Excelsior Boulevard and Highway 169.
. What should be the role of the City in promoting commercial and/or industrial
development and redevelopment, especially along Excelsior Boulevard, east of TH
169?
. How can the City improve the appearance of its existing industrial areas,
especially along Excelsior Boulevard?
. Is there a need to increase the amount of industrial land ? If so, are there any such
locations that would not have a negative impact on nearby housing quality?
. How can the City take advantage of a possible future light rail transit station?
Overall Community Structure Issues
. How will the community maintain its family-oriented, small-town single-family-
housing character and image as the bulk of the housing that forms this character
ages andJor becomes less attractive in the market?
. How will the City adequately protect the character of existing single-family
. neighborhoods?
Hopkins Comprehensive Plan - Draft 1
Page 15
Land Use and Development Plan .
Hopkins' planned land use pattern is illustrated on the Future Land Use Plan. Because Hopkins is
a fully developed community, this plan includes only minor changes from the present
development pattern. Planned changes are outlined below.
The principal emphasis of the Land Use plan is not to make wholesale changes in the pattern of
development but, rather, to achieve better quality site planning and use the land in a way that
reflects its very limited availability and good access. The policies identified on the following
pages support that position.
1. Existing single-family and two-family housing on the fringes of downtown between First
Street North and Excelsior Boulevard will be maintained as single-family and two-family
housing. The only exception is the small area of single-family housing lying east of lih
A venue South and south of First Street South. This area is designated as high density
residential on the Future Land Use Plan. If higher density housing is developed in this area, it
should be owner occupied units.
2. The commercial property along both sides of Shady Oak Road should be redeveloped.
Shady Oak. Road north of Excelsior Boulevard contains a mix of restaurant, retail and service
commercial businesses that have inadequate parking and access. Redevelopment of this area
will require the cooperation of the cities of Hopkins and Minnetonka since the common .
municipal line meanders through the area. Redevelopment of this area may even require
"trading" land between the two cities in order to create parcels that can accommodate
appropriate uses. This area should be considered as a gateway to downtown Hopkins and
accordingly, should have design elements that echo the improvements along Mainstreet.
3. The former landfill site south of Seventh Street is designated as open space. If the land
becomes suitable for public access, the site could be designated as a future park.
4. The industrial site west of Highway 169 and north of Third Street South is planned for use
as a major LRT or commuter rail station and parking area.
5. The industrial parking lots located north of Second Street Northeast on either side of Tyler
A venue should be redeveloped into single family housing. The land lying west of Tyler
should be developed into traditional single-family neighborhood lots. The parcel east of Tyler
might be developed with smaller lots accommodating single-family detached uses.
6. The trucking site east of Blake Road south of Minnehaha Creek is expected to continue as
an industrial use. The property at the corner of Blake Road and 2nd Street Northeast that is
contiguous to the industrial property may support a commercial use.
.
Hopkins Comprehensive Plan - Draft 1
Page 17
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. 7. The SuperValu North Annex site should be redeveloped as a business park accommodating
a mixture of office, office showroom and light industrial uses. The area should be developed
consistent with the City's business park zoning criteria and performance standards.
8. The area north of Excelsior Boulevard and east of the railroad tracks should be
redeveloped to include commercial uses along Excelsior Boulevard and industrial uses along
the railroad tracks. When Excelsior Boulevard is reconstructed between the railroad tracks
and Blake Road, a detailed redevelopment plan for this area should be prepared.
Residential Neighborhood Policies
. The City will work to protect the integrity and long-term viability of its low-density
residential neighborhoods and strive to reduce the potential negative effect of nearby
commercial or industrial land development through zoning, site plan reviews, and code
enforcement.
. The infilling of vacant parcels and the rehabilitation of existing developed land will be in
accordance with uses specified in the Comprehensive Plan.
. Incompatible land uses will be improved or removed where possible and the land reused in
conformance with the Comprehensive Plan.
. . The City will work to assure a strong and well-maintained neighborhoods in order to foster
an overall positive economic development climate in Hopkins.
. The City will work to provide an overall mixture of residential land use in the City.
. The City will work to correct the disproportional amount of multiple family land uses within
the City.
. The City will work to provide a balance ofland uses within the City.
. The City will seek to provide housing opportunities for people in all segments of the life
cycle.
. The City will protect the visual integrity of the Highway 7 corridor through Hopkins by not
allowing new commercial uses along the roadway.
Downtown Policies
. The City will continue to leverage private investment in the redevelopment of the Downtown
through judicious use of tax increment financing revenues and local capital improvement
funds.
.
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. The City will work with Downtown landowners and merchants to improve parking, access, .
appearance, and the land use pattern.
. The Downtown will be kept in a compact arrangement in order to increase its commercial
function and also to protect adjacent residential areas. 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.
. The City will continue to offer its commercial structure and sign rehabilitation loan program
targeted to downtown Hopkins as long as it financially feasible to do so and the need is there.
. The City will allow the conversion of older single-family homes in Downtown Hopkins as
noted in the Plan to attached, owner occupied housing (townhouses, condominiums, etc.,)
Industry and Business Policies
. The City will continue to actively promote the development and redevelopment of its
industrial areas through marketing and public relations efforts, land use planning, and careful
financial incentives, including tax increment financing.
. The City will strive to leverage its valuable locational assets and create industrial areas,
which have attractive building and grounds, no visible outdoor storage, high floor-area ratios, .
and high levels of employment, especially employment in the professional and technical job
areas.
. The City will attempt to improve the appearances of all businesses in the Excelsior
Boulevard area through public-private landscaping and fencing partnerships and local code
enforcement.
. The City will carefully study the implications for commercial redevelopment of the planned
reconstruction, widening, and realignment of Shady Oak Road. The objective will be to
create new commercial sites which are appealing to the contemporary commercial market,
which have good access, parking, and service docking, and which can be well landscaped.
. The City will participate in the redevelopment of deteriorated and/or obsolescent industrial
and commercial areas when the use of tax increment financing is determined to be feasible
and necessary.
. Industrial zoning will be expanded only where and when it would not have a detrimental
effect on a nearby residential neighborhood.
. The City will set and enforce high standards for all non-residential design. New business site
plans will be carefully reviewed for building orientation, parking placement, access, traffic
impact, landscaping, screening of storage, and general architectural appearance. .
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. . The City will assist owners of new businesses with the process of obtaining funding such as
Small Business Administration loans and tax increment financing.
. When commercial property abuts residential property (especially across a street), extensive
landscaping, fencing and lor berrning should be used to protect the housing.
Community Structure Policies
. The City will work to unite the core of the City with those neighborhoods that are separated
by highways or non-residential development. Approaches will include bicycle and
pedestrian paths or lanes and bridges.
. The City will protect the long-term viability of its greatest asset--its residential
neighborhoods--through zomng, land use planning, rehabilitation assistance, traffic
engineering, parks improvements, and replacement and infilling with compatible housing
styles.
Other Land Use Policies
. The closed landfill in southwestern Hopkins will be maintained as open space. If it is to be
used as a park in the future, local residents will be actively involved in its programming and
. design.
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Solar Access Protection .
State legislation enacted in 1978 requires local comprehensive plans to address solar access
protection. The law requires that communities make efforts to ensure that direct sunlight access
to solar panels is not subjected to shading from nearby trees, buildings or other structures. In the
1980s, energy prices and potential fuel shortages focused attention on both passive and active
solar collection systems. Since that time, however, lower energy prices have diminished interest
in active solar energy collection systems. While solar energy issues are seldom discussed during
subdivision reviews today, it is possible that conditions will change in the future. Accordingly,
the City of Hopkins will take the following measures to ensure protection of solar access where
appropriate:
1. Examine the existing Subdivision Ordinance to ensure that it adequately includes solar
energy protection measures.
2. The City will assist homeowners in finding information pertaining to design criteria for solar
access.
3. Consistent with State Statutes, the city will consider variances in circumstances where
hardships are imposed because of the inability of structures to obtain direct sunlight for solar
energy systems because of existing zoning and subdivision ordinance provisions.
.
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Hopkins Comprehensive Plan - Draft 1
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. Housing
Analysis of Housing Stock
Current Housing Considerations
The housing stock of the City of Hopkins is described by the following data from the 1990 U.S.
Census of Housing and by the subsequent text.
Table 3
Housing Characteristics
Characteristics Hopkins Metro Area
Total Units 8,572 988,735
Occupied Units 7.973 935,516
Vacancy Rate 7.0% 5.4%
Owner Occupied 32.7% 65.0%
Renter Occupied 60.3% 29.6%
. Single Family Units 3,063 (35.7%) 647,697 (65.5%)
In Buildings with 5+ Units 4,957 (57.8%) 242,752 (24.6%)
Condominiums 1,106 (12.9%) 49,093 (4.9%)
Year Structure Built
Median Year Built 1968 1966
Decade Most Built 1970-1979 1980-1990
Built in 1939 or Earlier 808 (9.4%) 202,998 (20.5%)
Housing Values and Rent
Owner Occ. Units-Avg. Value $103,422 $102,822
Median Home Value $86,100 $88,300
Average Rent $533 $494
Median Rent $520 $479
Source: u.s. Census Bureau
Housing Stock
Overall, the housing stock in Hopkins is in good condition and there is no section of the
. community that has a noticeable concentration of physically deteriorated units. Although the
older units located between Downtown and Highway 7 do tend to have more defects and
Hopkins Comprehensive Plan - Draft 1
Page 23
economic obsolescence than the newer units, there is apparent pride in ownership of these single- .
family structures, and they are generally well maintained.
A great number of rental apartments and townhouses have been built since the 1950's in
Hopkins, and proper maintenance of these units is a concern of the City. The City does have
standards for the maintenance of rental housing that go beyond the Building Code. The
provisions of the code require periodic inspections of rental units and repair of identified
deficiencies.
Tenure
One of the unusual facts about the Hopkins housing stock is the high percentage of renter-
occupied units compared to owner-occupied units. According to data from the Metropolitan
Council from 1996, 65% of the housing in Hopkins was renter-occupied and 35% of the units
were owner-occupied.
Housing Affordability
The median home value in Hopkins in 1990 was slightly above the metropolitan area mean. The
median rent was also slightly above the median rent cost. Purchase by first-time buyers of
housing in Hopkins frequently occurs because of the numerous small, older homes in Central
Hopkins and modest ranch-style homes in the East End Neighborhood. Parts of the Interlachen
Neighborhood, Park Valley and the Peaceful Valley Neighborhoods are also affordable. .
Interlachen, Park Valley, and Peaceful Valley also offer opportunities for move-up buyers.
Much more expensive homes are available in the Bellgrove and KnolIwood Neighborhoods. The
relatively large number of rental apartments and townhouses also offer choices for households
who do not wish to or cannot afford to purchase homes.
The City of Hopkins owns and maintains 86 dwelling units rented to low-income households.
They are in two building near Downtown (76 units in one building, 10 in the other).
A small percentage of low income individuals in Hopkins receive rent assistance through the
Federal Section 8 Rent Assistance Program administered by the Metropolitan Housing and
Redevelopment Authority. This program, however, does not meet the need for housing
affordability in Hopkins or elsewhere as levels of funding have been reduced annually
throughout the past two decades.
Market Response to the Hopkins' Housing Stock
Despite the aging of much of Hopkins' housing stock and the shortage in older units of some
contemporary conveniences, houses generally sell relatively quickly in Hopkins and rental
vacancy rates are very low. In 1999, local apartment unit managers reported vacancy rates of
approximately .005%. However, there is a growing concern that the size and design of many
Post-War houses may combine wilh the physical deterioration to produce a downward spiral of
conditions, values and market response.
.
Hopkins Comprehensive Plan - Draft I
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.
. Presently, Hopkins' convenient location and the numerous job opportunities and social/cultural
amenities of the western suburbs seem to be keeping the housing market strong. The City must
take efforts to protect its housing stock from influences such as excessive traffic or incompatible
land uses which could threaten neighborhoods.
Residential Rehabilitation Loan and Grant Program
In response to the need to promote private reinvestment in the aging housing stock, the City has
been administering a program of grants and loans to owner-occupants with lower incomes. For
the past 25 years, this program has assisted in the improvement of over 200 housing units in all
parts of the City. The program is funded by the City's share of County administered Community
Development Block Grant funds.
Development Standards
The Hopkins Zoning Ordinance includes five districts that allow detached housing on parcels
ranging in minimum size from 6,000 to 40,000 square feet. Five other districts allow attached
housing including duplexes, four-unit buildings, townhouses, and apartments at densities ranging
from 3,500 to 1,000 square feet of lot area per unit (12 to 43 dwelling units per net acre). The R-
4 and R-5 districts allow for very urban uses with minimal amounts of open area.
Housing Construction
. Since 1980, 1,354 new housing units have been built in Hopkins as the City has become nearly
fully developed in its residential areas, and only a modest number of new units have been created
through land redevelopment. The focus of the community is now on housing maintenance. In a
few areas, new construction on infilllots will continue to occur.
Expected Housing Market Trends
In 1992, the City of Hopkins completed a detailed housing analysis. Many of the projections
found in that report are still valid today. Factors still likely to effect the housing market in
Hopkins include:
Rental Market
. Increases in the older population group (over 75 years old) as well as single-parent families
with lower incomes will create a demand for lower cost rental units and a greater demand for
services.
First-time Home Buyers
. An expected decrease in first-time homebuyers may cause housing prices to fall based on
supply and demand.
.
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Move-up Market .
. Continued increases in the middle age group may result in continued demand for move-up
housing. However, the significant decrease in the quantity of first-time homebuyers may
cause problems for those trying to sell their homes to move up.
. If it becomes difficult to sell existing housing, middle age owners may find it necessary to
remodel their existing homes rather than acquire new housing.
Young Seniors Market
. This group tends to use a variety of housing options such as existing single-family homes,
condominiums, and rental housing.
Older Seniors Market
. The older seniors, over 75 years old, will grow significantly in the next 10 to 20 years. This
group, whether remaining in single-family homes or moving into other forms of housing will
demand additional services such as personal care, home maintenance and transportation.
. A significant percentage of the older seniors population has low incomes.
Housing Issues .
The following housing issues were identified from observations and from discussions with City
staff and community representatives.
. What will need to be done to maintain overall housing quality Hopkins?
. What should be the role of the City in helping to maintain the quality of housing in Hopkins?
. Should additional renter-occupied housing be discouraged in Hopkins?
. Should the City reduce the allowable densities of multiple-family residential development?
. How can the City preserve its single-family housing stock?
Housing Plan
The objectives of the Hopkins Housing Plan are as follows:
1. Preserve the quality of the community's residential neighborhoods.
2. Participate in the development of affordable housing for the elderly so that people who .
have lived in the community for decades can remain and also to make single-family
Hopkins Comprehensive Plan - Draft 1
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. houses available for young families.
3. Participate in programs to provide the City's fair share of housing for the economically
disadvantaged.
4. Preserve the supply of existing single-family homes.
Neighborhood Preservation
. The City regards the preservation and protection of its existing residential neighborhoods as
its most important task. Therefore, the City will work to protect the integrity and long-term
viability of its neighborhoods and strive to reduce the potential negative impacts of nearby
commercial or industrial land development through zoning, site plan reviews, and code
enforcement.
. The City will strictly enforce its municipal regulations pertaining to housing and yard
maintenance so as to protect residential property.
. The City will support housing maintenance through continued administration of applicable
programs.
. The City will continue to enforce its maintenance code for multiple-family housing.
. . To protect residential areas adjacent to downtown Hopkins, the Downtown will be kept in a
compact arrangement.
. The infilling of vacant parcels in and near residential neighborhoods and the rehabilitation of
existing developed land will be in accordance with uses specified in the Comprehensive Plan.
. Land uses that are inconsistent with the Comprehensive Land Use Plan and incompatible
with housing' will be improved or removed where possible and the land reused in
conformance with the Comprehensive Plan.
. The City will enforce high standards for all multiple-family residential development.
Included will be the aspects of building massing, parking location, access, traffic impact,
landscaping, exterior architectural design, fencing, trash handing, and parking ratios.
. The stability and growth of neighborhoods is key to the success of any economic
development efforts of a city. Neighborhoods provide employees for existing and potential
businesses, a market for the retail sector, and create an image of the community, which is a
reflection upon the local business. Neighborhoods are also a reflection upon a community's
social and economic standards of living and overall quality of life, which in turn impacts
economic growth.
.
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- ----
Housing Redevelopment .
There are a limited number of locations in the community where it may be appropriate to allow
and encourage housing redevelopment. In these locations, the City has indicated its land use
intentions through the Land Use Plan and the Zoning Ordinance and Map. The City will allow
the private market to respond to those local controls and will, on a case-by-case basis, consider
financial participation in housing redevelopment projects when that is the only means of
achieving needed and demonstrable public benefits consistent with this Comprehensive Plan.
Housing for the Elderly
Hopkins will monitor the number of elderly households in the City and will gauge the demand
for elderly rental and elderly owner-occupied housing units by monthly cost through surveys
conducted by the Hopkins Housing and Redevelopment Authority. When it is determined that
there is a significant housing market in Hopkins and the immediate surrounding community of
elderly households that is not likely to be properly served by the private sector, the Hopkins
HRA will consider establishing a process to meet that demand. The HRA will check the
availability of outside and local funds with which to assist a private developer in leveraging
private financing for such a project. Prospective sites for new housing for the elderly should
have transit service nearby and be within walking distance of convenience shopping.
Housing Assistance
. The City will participate in the rent assistance program of Hennepin County and the Twin .
Cities Metropolitan Housing Authority and advertise those programs locally.
. The City will consider using such tools as revenue bonds, tax increment financing, and
Community Development Block Grants (along with other public funding sources as may be
available) to provide its "fare share" of rental housing for low-income households, especially
the elderly. The City will enter into such partnerships in a business-like fashion, seeking to
improve the quality of such housing and/or ensure that rents remain perpetually within low-
income target limits. The City will not jeopardize the quality of existing housing and
neighborhoods through the siting of subsidized housing.
Metropolitan Livable Communities Act (LeA)
The Metropolitan Livable Communities Act (LCA) was adopted by the State Legislature to
address housing affordability issues facing the Twin Cities Metropolitan Area. Hopkins chose to
participate in the LCA, which makes the City eligible for financial assistance programs not open
to communities who choose not to participate.
As a part of the LeA program, the Metropolitan Council established a set of housing benchmarks
and noted the current index of the corrununity. The following applies to the City of Hopkins:
.
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. Table 4
LeA Benchmarks
Cateeorv City Index Benchmark
Affordability
Ownership 81% 60-77%
Rental 45% 37-41 %
Life-Cycle
Type (non-sf detached) 72% 37-41 %
OwnerlRenter Mix 35/65% (64-67)/33-36)%
Density
Single-family Detached 3.2/acre 1.8 - 2.9/acre
Multifamily 181 acre 14 - 15/acre
Source: Metropolitan Council
As Table 3 shows, Hopkins has already met the goals of the Livable Communities Act.
. Hopkins' housing stock is more diverse, more affordable and developed at a higher density than
other communities of similar location and stage of development. As a fully developed city,
Hopkins realizes that the mix of its housing stock cannot be altered significantly. Therefore, the
City is committed to preserving the existing housing stock and enhancing it when appropriate
with new or redeveloped properties which meet the needs of Hopkins' residents.
Housing Principles
As a part of the LCA program, Hopkins adopted the following principles:
. A balanced housing supply, with housing available to all income levels.
. The accommodation of all racial and ethnic groups in the purchase, sale, rental and location
of housing within the community.
. A variety of housing types for people in all stages of the housing life-cycle.
. A community of well-maintained housing and neighborhoods, including ownership and
rental housing.
. Housing development that respects the natural environment of the community while striving
to accommodate the need for a variety of housing types and costs.
.
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. The availability of a full range of services and facilities for its residents, and the .
improvement of access to and linkage between housing and employment.
Housing Goals
In participating in the LCA program, the City of Hopkins has agreed to the goals identified in
Table 4. Additionally, the City of Hopkins has adopted action steps related to the overall goal of
assuring strong and well maintained neighborhoods as part of the Strategic Plan for Economic
Development and the 1992 Housing Analysis. The following are activities identified in those
documents that are pertinent today.
. Work within the provisions of the Westbrooke Special Legislation to continue improving
properties in the Westbrooke area.
. Continue and/or expand existing housing programs including the Acquisition, Demolition
and Replacement Program.
. Examine and improve housing maintenance codes and actively enforce these codes.
. Utilize the resources of the City's Community Relations Coordinator to improve the
perception of the City's multi-family housing.
. Facilitate development that will help meet "special housing needs" such as handicapped .
units, three-bedroom units, housing for empty-nesters and high market value housing.
. Maintain and improve public infrastructure in neighborhoods.
. Monitor the effectiveness of the Truth in Housing Ordinance to ensure that it is helping to
maintain and upgrade residential housing stock.
. Encourage the use of existing rental rehabilitation and single-family housing loan programs
available through the Minnesota Housing Finance Agency (MHFA).
. Continue to investigate possible sources of funds for the local rental rehabilitation loan
program.
. Continue to offer first-time home buyer mortgage funds through MHFA.
. Continue to offer the Residential Rehabilitation Loan/Grant Program and promote the
program extensively.
. Continue to locally administer the Section 8 Rental Assistance Program.
. Identify those properties that should be demolished and determine the proper approach to
ensuring their removal. .
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. . Aggressively enforce the Nuisance Abatement Ordinance/Housing Code in regard to
dilapidated housing units.
In order to meet these goals over the next decade, ~he City of Hopkins will utilize a variety of
assistance programs. Programs are detailed in the Implementation Section of the Comprehensive
Plan.
.
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