Memo - Rezoning B-1 Area
. MEMO
To: City Council
From: Nancy Anderson
Date: April 3, 2002
Subject: Rezoning the B-1 area
Attached is the staff report regarding the rezoning of the B-1 area in east Hopkins. This
issue was continued to a work session to discuss if this should be done.
If it is decide to proceed with the rezoning, the properties will be notified again for the
first reading at the Council meeting. If it is decided not to rezone the properties, we will
start the process to amend the Comprehensive Plan designation to Business.
Another alternative would be to rezone the properties north of Seventh Street to
e Business Park and keep the Aspen Clinic and Hopkins Health care as B-1.
Attachment
.
.-
. January 21, 2002 Planning Report ZN02-1
REZONING- B-1 AREA
Proposed Action.
Staff recommends the following motion: Move to approve Resolution RZ02- L
recommending approval of Ordinance 02-864. rezoning the B-1 area along Second Avenue
from B-1 , Limited Business, to Business Park.
Overview.
There is a small area along Highway 169, just east of the new Supervalu warehouse that is
currently zoned B-1, Limited Business. The new Comprehensive Plan has designated the
area as Business Park. State Statute requires that the Comprehensive Plan and the zoning be
consistent. This is the fourth property being considered for rezoning following the adoption
of the new Comprehensive Plan. Overall within the City, most of the parcels have the same
zoning and Comprehensi ve Plan designation.
Primarv Issues to Consider.
e . How has the Comprehensive Plan designated the subject site?
. What is the difference between the B-1 and Business Park zonings?
. Should the site be rezoned to Business Park?
SUDPortin2 Documents.
. Analysis of Issues
. Comprehensive Plan
. Resolution RZ02-1
. Ordinance 02-864
. Site Map
. Uses allowed in B-1 and Business Park
Nancy S. Anderson, AICP
Planner
Financial Impact: $ N/A Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.):
Notes:
.
ZN02-1
Page 2
. Primary Issues to Consider.
. How has the Comprehensive Plan designated the subject site?
The new Comprehensive Plan has designated the site as Business Park. With the proposed
zoning change, the zoning and the Comprehensive Plan designation will be consistent.
. What is the difference between the B-1 and Business Park zonings?
The B-1 district is a limited business. Retail is allowed, but it is a very limited and is not an
intense retail area. The majority of uses allowed in the Business Park district are office-type
uses. The Business Park district will allow a percentage of the building for warehousing.
Business Park zoning also has standards for the type of building that can be constructed and
does not allow any storage outside.
The area that is zoned B-1 has office uses, a health clinic and a nursing home. The office
uses in this area are permitted in the Business Park district. Hopkins Health Care is now a
legal non-conforming use and after the rezoning it will have the same status. The Aspen
Clinic will become non-conforming. Attached is a list of the uses allowed in the B-1 and
Business Park districts.
. . Should the site be rezoned to Business Park?
At the time the new Comprehensive Plan was being discussed, the rationale for changing this
area to Business Park was the characteristics of the area. The businesses have the appearance
of a business park area. The state statute requires that the Comprehensive Plan and the
zoning ordinance be consistent. If there is a decision that the area should be left B-1, the
Comprehensive Plan will be amended to reflect this designation.
Alternatives.
1. Recommend approval of the rezoning. By recommending approval of the rezoning, the
City Council will consider a recommendation of approval.
2. Recommend denial of the rezoning. By recommending denial of the rezoning, the City
Council will consider a recommendation of denial. If the Planning Commission
considers this alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the Planning Commission indicates that further
information is needed, the item should be continued.
.
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Hopkins City Code (Zoning) 535.01
(Revised 10-15-96)
. Section 535 - Zoning: business districts
535.0l. Business districts. Subdivision 1. Description. The business (B)
districts are in three categories designated as B-1, B-2 and B-3.
Subd. 2. The permitted uses of any land or structure in a B district are
those uses indicated by the mark "X" and shall be further subject to those certain
special limitations, requirements and regulations pertaining to those B district
uses specially designated by the following marks: (1) .. (2 ) and (3) .
(l) means that the use is prohibited on the ground floor;
(2) means that a conditional USe permit is required;
(3) means not more than three devices allowed.
Subd. 3. Capital letters following any "X" mark indicate that the use or uses
permitted are subject to and are set forth in the provisions of separate paragraphs
contained in sub~ection 535.03 which corresponds to the capital letter or letters
set forth in this subsection. The permitted use upon any land or in any structure
in a B district is considered the principal use.
(JI.mended O.i::d. 639) (.,1l.rnended Ord. 96-787)
PEPMITTED USES B-1 B-2 B-3
. l. Adult-oriented business, as X X
governed and regulated by
Chapter 1165 of the City Code.
(.;;mended 95 -762 )
2. Airport X X
3. Amusement device (3)XBB ( 3 ) XEB XEB
4. Appliance store X X
5. Art shops - pictures X X
6. Auction - public or private (1)X X
.., Auto repair X
J.
8. Auto accessory and parts (Ij X X
9. Auto sales and/or ~ease (2)XA
10. Auto wash subject to permit X
11. Armo ry , auditorium, exhibit hall (2) XB (2lXB
12. Bakery X "U'
.r>.
13. Banks, savings and loan v (2)XV
....
14. Bar - Tavern X X
IS. Beauty or barber shop X X v
....
16. Boat - marine sales X
17. Books - office supplies X X
18. Bottling plant not in excess of X
6,000 sq. ft.
19, Boutiques (2)XJ X (2) XJ
20. Bowling - table tennis, pool hall (2)XU X X
21. Broadcasting (T.V. - radio) X X
22. SUs and other transit X X
23. Business school (1}X X
.
Section 535 Page 1
Hopkins city Code ( Zoning) 535.01, Subd. 3, 24.
(Revised 10-15-96)
.
PERMITTED USES B-1 B-2 B-3
24. Cabinet - electricalr heating, X
pI urnbing r upholsterYr air condition-
ing provided the operation does not
exceed 6,000 sq. ft.
25. Camera - photographic X
26. Carpet and floor covering X X
27. Clinics X X X
28. clothing store X
29. Clubs (private - non profit) (l)XC (2)XC
30. Coin and stamp X X
31. Commercial greenhouse (2) XD
32. Costume & formal wear rental X X
33. Cycle shop and snowmobile (2)XW X
34. Day nursery (Z)XE (2)XE (2)XE
35. Delicatessen X X
3611 Department store X
37. Dental - Med. Lab (1) X X
33. Drive-ins (non food) (21XF (2)XF
39. Dry cleaning and laundry (2)XG X
40. Dry cleaning and laundry pickup X X X
4l. Employment agency X X
42. Essential public service & utility X X X
structures
.43. Fabric and sewing store (2}XI X
44. Fizi't shop (2)XY XY XY
~ 45. Florist X X X
46. Furnitu=e store X X
47. Garden and landscape (2)XZ (2)XZ (2) XZ
48. Gifts and novelties (2)XJ X (2)XJ
49. Glassware, china, pottery X X
50. Glass and mirror installation '.7
...
51- Grocery, f rui t, vegetable X X
52. Hardware X X
53. Health clubs - studio X
54. Hobby - crafts - instruction X X
55. Hotel - motel (2)XK (2) XK
56. Interiors - decorating studio X X
57. Jewelry X
.
Section 535 Page 2
Hopkins City Code (Zoning) 535.01, Subd. 3, 59.
(Revised 10-15-96)
-.
PEPMITTED USES B-1 B-2 B-3
58. Karate, health club, dance studio (2)XL (l)X X
59. Leather goods - luggage X
60. Library - public or private X X
6l. Liquors X X
62. Locker plan - 6,000 sq. ft. maximum X
63. Locksmith and fixit shop (2)XY (2)XY
64. Lumber and related items X
65. Meats X X
66. Mortuary X X
67. Motors repairing X
68. Music store X X
69. Newsstand X
70. Offices (2)XN X X
7l. Open sales lot (2)XO (2)XO (2)XO
72. Optical - jewelry mfg. (1) X X
73. Orthopedic - medical supplies X
(sales and manufacturing)
74. Paint and wallpaper X X
75. Parking ramps and lots X X
76. Pawn shop - antiques - used materials X X
77, Pharmacy - drug store X X
78. Photography - studio U' X
.r.
79. Picture framing - art shop X X
. 80. Pipe - tobacco shop X
8l. Post office v
.r.
82. Print shop (2) XP X
83. Public auction (s ee auction) X
84. Records I TV, radio, sound, phono X X
85. Religious institutions, etc. X (2) XCC (2)XCC
86. Rental service (2)XQ
87. Research labs (2)XT
88. Residential 2)XH (2)XH (2)XH
89. Restaurant - traditional X X X
90. Restaurant - carry-out and delivery v
.....
9l. Restaurant - drive-in (2)XR
92. Restaurant - fast food (2) XS
93. Roller rink - ice arena X
94. Self-service station (2)XDD
95. Service station (2)XM
96. Shoes - boots store v
h
97. Sporting goods X v
.r.
.
j ,
v
Section 535 Page 3
Hopkins City Code ( Zoning) 535.01, Subd. 3, 98.
. (Revised 7-18-00)
PERMITTED USES B-1 B-2 B-3
98. stationery - card shop X X (2)XJ
99. stone monument sales X
100. Tailoring X '"
A
10l. Taxidermist .".
A
102. Taxi terminal X
103. Theater - non-drive-in v X
A
104. Tires - battery, accessory & recap X
105. Trade school (l)X X
106. Truck - trailer sales (2)XAA
107. Variety stores X
108. Veterinary clinic X X
109. Video - sales, rental X X
110. Warehouse - 16,000 sq. ft. maximum,
not abutting Mainstreet (Amended Ord. 2000-841) .".
A
AREA AND YARD LIMITATIONS
. Uses permitted in any B district category subject to the following minimum
floor and lot area, lot ,.,idths, yard requirements, and building heights, in feet.
B-1 B-2 B-3
Lot area - sq. ft. 5,000 - 3,000
Lot width - ft. 50 20 25
Floor area requirement - F.A.R. 1.0 6 1.5
Front yard 20 1 1
Front yard - P.U.D. 20
side yard 10 0 0
Rear yard 10 10 15
Requirements for lots fronting state
and county roads, as follows:
Front yard 20
Side yard 10
Building height 25
Front yard of Blots abutting
R district 1/2 of the required R district
Side yard abutting R district same as R district
Rear yard abutting R district same as R district
Rear yard from alley 20 10 15
Building height 25 70 45
.
section 535 Page 4
. Hopkins city Code ( Zoning) 541. 01
{Effective 6j30j98}
Section 541 - Zoning: business park
541. 01 Business Park. The purpose of the Business Park "District is intended
to allow for business and industrial operations. The performance standards
for this district are intended to establish and maintain high quality site
planning, architecture, signage and landscape design to create an attractive
and unified development character.
541. 02 Uses. Within the Business Park District, no building or land shall be
used except for one or more of the following uses:
a. Free standing office buildings for corporate,
administrative, executive, professional, research, sales
representatives' offices, or similar organizations and hotels.
b. Manufacturing, production, processing, servicing,
repair or testing of mater ial s, goods or products that is wholly
contained within a building and which between office, tech, and
light manufacturing occupies at least 60 percent of the gross
floor area of the building and a \'larehouse use that occupies a
maximum of 40 percent.
. c. Retail sale of products manufactured, warehoused or
distributed on the premises where the retail floor area does not
exceed 15 percent of the gross floor area or 3,000 square feet,
whichever is less, of the building in which the sales area is
located.
If the business park is phased over a period of time, a plan for the overall
site development shall be submitted for approval.
541. 03 District standards. No building or land in the Business Park District
shall be used except in conformance with the fOllowing:
a) minimum lot size I acre (43,560 square feet)
b) minimum lot width 100 feet
c) building height: maximum 45 feet
building heights up to 80 feet maybe permitted with an
increase of a two foot setback for each additional
foot of building height abutting a residential
district.
d) minimum building setbacks
1) front yard 20 feet
50 feet abutting residential
. district
2 ) side yard 20 feet
50 feet abutting residential district
section 541 Page 1