CR 96-150 PUD Rezoning - Minneapolis Floral SiteSeptember 25, 1996
Supporting Documents.
o Analysis of Issues
o Resolution 96 -74
o Ordinance 96 -791
P.U.D. REZONING -- MINNEAPOLIS FLORAL SITE
Council Report 96 - 150
Proposed Action.
Staff recommends the following motion: Move to approve Resolution 96 -74. =proving
Ordinance 96 -791 that will rezone from R -2 low density multiple family, to Planned Unit
Development the Minneapolis Floral site for first reading.
At the Zoning and Planning meeting, Mr. Brausen moved and Mr. Blair seconded a motion to
approve Resolution RZ96 -14, recommending approval of Ordinance 96 -791 that will rezone
the Minneapolis Floral site from R -2, low density multiple family, to Planned Unit
Development. The motion carried unanimously.
Overview.
The applicant, Taurus Properties, is proposing to construct 62 detached townhomes on the
former Minneapolis Floral site located at the end of Second Avenue South. The applicant has
requested a rezoning to Planned Unit Development (P.U.D.) because of the unique type of
development and the flexibility allowed with a P.U.D. zoning.
The applicant is proposing the use that is allowed in the R -2 zoning district and designated in
the Comprehensive Plan.
Primary Issues to Consider.
o What is the current zoning, and what has the Comprehensive Plan designated
the site?
o Why rezone to P.U.D.?
o What is the average lot size?
o What are the typical setbacks?
o What was the discussion at the Zoning and Planning meeting?
CR96 -150
Page 2
Primary Issues to Consider.
o What is the current zoning, and what has the Comprehensive Plan designated
the site?
The subject site is currently zoned R -2, Low Density Multiple Family Townhomes are a
permitted use within the R -2 zoning district. The Comprehensive Plan has designated the site
as Medium Density Residential. A P.U.D. zoning allows the uses generally considered
associated with the general land use category shown for the area on the Comprehensive Land
Use Plan. The proposed use is consistent with the Comprehensive Land Use Plan.
o Why rezone to P.U.D.?
The P.U.D. zoning allows for a flexibility with required setbacks, yard areas, lot sizes and
other performance standards associated with traditional zoning. Because much of the subject
site is a wetland area, the P.U.D. zoning allows a clustering of the homes to maximize the
development potential of the site.
o What is the average lot size?
The average lot size is 10,480 square feet.
o What are the typical setbacks?
The site plan indicates a ten -foot front yard setback, a five -foot setback on the sides, and at
least a 25 -foot rear yard setback.
Surrounding uses
The property is surrounded by a park land and open space. There will be no access to the
residential area to the north except for the emergency access.
Nancy Anderson reviewed the proposed development with the Conunission. The rezoning,
conditional use permit and preliminary plat were all discussed at the same time. The staff
noted that there will be a development agreement executed with the developer concerning the
utilities, Second Avenue reconstruction and extension, fire lane width and surface, and various
easements. Greg Kepischke, representing the applicant, appeared before the Commission.
Mr. Kepischke reviewed the developer's history and the proposed development with the
Commission. Mr. Kepischke stated that they held a neighborhood meeting and 11 neighbors
attended. The Commission discussed landscaping, exteriors, necessary easements, ponding,
the association responsibilities, and the fire lane. Mr. Kepischke has been in touch with the
Fire Marshal and has discussed a narrower width than the 20 feet. The Fire Marshal may
approve a narrower width, but at this time they are still discussing the width of the fire lane.
What was the discussion at the Zoning and Planning meeting?
CR96 -150
Page 3
The schedule for construction is to raze the building on the site this fall and possibly get the
utilities in. The construction of the homes will start in the spring at the south side of the site.
No one in the audience spoke at the public hearing. The Park Board has reviewed this
development in respect to the easement required for the utilities that go through the City park.
The Park Board looked favorably on granting the easements.
Alternatives.
1. Approve the rezoning from R -2 to P.U.D. for the former Minneapolis Floral site. By
approving the rezoning from R -2 to P.U.D., the site will be rezoned from R -2 to P.U.D.
2. Deny the rezoning from R -2 to P.U.D. for the former Minneapolis Floral site. By denying
the rezoning from R -2 to P.U.D., the site will remain the existing zoning of R -2 and the
proposed development can not be constructed. If the City Council considers this
alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
•
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 96 -74
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A REZONING FROM R -2 TO
P.U.D. TO CONSTRUCT TOWNHOMES ON THE MINNEAPOLIS FLORAL SITE
WHEREAS, an application for a rezoning from R -2 to P.U.D. has been made by Taurus
Properties;
WHEREAS, the procedural history of the application is as follows:
That an application for a rezoning was made by Taurus Properties on August 23, 1996;
That the Hopkins Zoning and Planning Commission, pursuant to mailed and published
notice, held a public hearing on the application and reviewed such application on
September 24, 1996: all persons present were given an opportunity to be heard;
That the written comments and analysis of City staff were considered; and
4. A legal description of the subject property is as follows:
That part of the Northeast Quarter of the Southeast Quarter of Section 25, Township 117 North, Range
22 West of the 5th Principal Meridian described as follows:
Commencing at the northeast corner of the Southeast Quarter of said Section 25; thence South 00
degrees 46 minutes 37 seconds, West, assumed bearing along the east line of said Southeast Quarter of
Section 25, a distance of 1132.12 feet; thence South 85 degrees 15 minutes 56 seconds West, a distance
of 637.05 feet; thence North 00 degrees 46 minutes 37 seconds East, a distance of 769.84 feet to the
south line of Registered Land Survey No. 939; thence South 88 degrees 13 minutes 00 seconds West
along the south line of said Registered Land Survey No. 939 and its westerly extension a distance of
724.29 feet to the west line of said Northeast Quarter of the Southeast Quarter of said Section 25; thence
South 00 degrees 03 minutes 20 seconds West along the west line of said Northeast Quarter of the
Southeast Quarter of Section 25 a distance of 396.00 feet to the actual point of beginning; thence South
89 degrees 56 minutes 40 seconds East, a distance of 334.00 feet; thence South 41 degrees 01 minutes 43
seconds East, a distance of 472.81 feet; thence North 85 degrees 15 minutes 56 seconds East, a distance
of 125.00 feet; thence South 00 degrees 46 minutes 37 seconds West, a distance of 70.00 feet; thence
South 85 degrees 15 minutes 56 seconds West, a distance of 72.08 feet; thence South 00 degrees 46
minutes 37 seconds West, a distance of 66.24 feet to the south line of the Northeast Quarter of the
Southeast Quarter of said Section 25; thence West, along said south line of the Northeast Quarter of the
Southeast Quarter of Section 25 a distance of 695.73 feet to the southwest corner of said Northeast
Quarter of the Southeast Quarter of Section 25; thence North, along the west line of said Northeast
Quarter of the Southeast Quarter, a distance of 490.42 feet to the point of beginning.
• That part of the North Half of the Southeast Quarter of the Southeast Quarter, Section 25, Township
Range 22, lying west of the East 650.98 feet thereof; Hennepin County, Minnesota.
NOW, THEREFORE, BE IT RESOLVED that the application for a rezoning, ZN96 -8, is hereby
approved based on the following Findings of Fact:
a Adopted this 1st day of October 1996'.
TOGETHER WITH:
BE IT FURTHER RESOLVED that application for a rezoning, ZN96 -8, is hereby approved
based on the following conditions:
ATTEST:
1. That the proposed rezoning is consistent with the Comprehensive Plan.
1. That the conditional use permit is approved for the site
2. That the Engineering Department approves the final stormwater, drainage and
grading plan.
3. That Nine Mile Watershed District approves the proposed development.
4. That the property is platted.
5. That a development agreement is executed that is acceptable to City staff and the
City's legal counsel.
James A. Genellie, City Clerk
Charles D. Redepenning, Mayor
ORDINANCE NO. 791
CITY OF HOPKINS, MINNESOTA
AN ORDINANCE AMENDING SECTION 520 OF THE HOPKINS CITY CODE
The City Council of the City of Hopkins ordains as follows:
Section 1. Section 520 of the Hopkins Zoning Ordinance is hereby amended to rezone the former
Minneapolis Floral site to Planned Unit Development, in accordance with the Planned Unit
Development /Subdivision Agreement on file in the City Clerk's office dated , 19
following described property located within the City of Hopkins, Minnesota.
That part of the Northeast Quarter of the Southeast Quarter of Section 25, Township 117 North,
Range 22 West of the 5th Principal Meridian described as follows:
Commencing at the northeast corner of the Southeast Quarter of said Section 25; thence South 00
degrees 46 minutes 37 seconds, West, assumed bearing along the east line of said Southeast
Quarter of Section 25, a distance of 1132.12 feet; thence South 85 degrees 15 minutes 56 seconds
West, a distance of 637.05 feet; thence North 00 degrees 46 minutes 37 seconds East, a distance
of 769.84 feet to the south line of Registered Land Survey No. 939; thence South 88 degrees 13
minutes 00 seconds West along the south line of said Registered Land Survey No. 939 and its
westerly extension a distance of 724.29 feet to the west line of said Northeast Quarter of the
Southeast Quarter of said Section 25; thence South 00 degrees 03 minutes 20 seconds West along
the west line of said Northeast Quarter of the Southeast Quarter of Section 25 a distance of
396.00 feet to the actual point of beginning; thence South 89 degrees 56 minutes 40 seconds East,
a distance of 334.00 feet; thence South 41 degrees 01 minutes 43 seconds East, a distance of
472.81 feet; thence North 85 degrees 15 minutes 56 seconds East, a distance of 125.00 feet;
thence South 00 degrees 46 minutes 37 seconds West, a distance of 70.00 feet; thence South 85
degrees 15 minutes 56 seconds West, a distance of 72.08 feet; thence South 00 degrees 46
minutes 37 seconds West, a distance of 66.24 feet to the south line of the Northeast Quarter of
the Southeast Quarter of said Section 25; thence West, along said south line of the Northeast
Quarter of the Southeast Quarter of Section 25 a distance of 695.73 feet to the southwest corner
of said Northeast Quarter of the Southeast Quarter of Section 25; thence North, along the west
line of said Northeast Quarter of the Southeast Quarter, a distance of 490.42 feet to the point of
beginning.
TOGETHER WITH:
That part of the North Half of the Southeast Quarter of the Southeast Quarter, Section 25,
Township Range 22, lying west of the East 650.98 feet thereof, Hennepin County, Minnesota.
Section 2. The Zoning Map of the City of Hopkins referred to and described in said Section 520,
shall not be republished to show the aforesaid rezoning, but the Director of Planning and
Section 3. This ordinance shall be effective immediately upon its passage and publication
according to law.
Economic Development or his designee shall appropriately mark the zoning map on file in the
City Clerk's office for the purpose of indicating the rezoning provided for in this Ordinance and all
of the notations, references and other information shown thereon are hereby incorporated by
reference and made a part of this ordinance.
First Reading:
Second Reading:
Date of Publication:
Date Ordinance Takes Effect:
ATTEST:
James A. Genellie, City Clerk
•
APPROVED AS TO FORM AND LEGALITY:
City Attorney Signature Date
October 1, 1996
October 15, 1996
October 23, 1996
November 12, 1996
Charles D. Redepenning, Mayor