CR 06-050 Rezoning-Blake & Excelsior
CITY OF
April 26, 2006
-
Council Report 06-50
.
HOPKINS
REZONING- BLAKE AND EXCELSIOR
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 06-30. approving Ordinance 06-
964. rezoning the propertv at the northwest comer of Blake and Excelsior from B-3 to B-4.
At the Zoning and Planning meeting Mr. Aamess moved and Mr. Skiermont seconded a motion to
adopt Resolution RZ06-09, recommending approval of Ordinance 06-964, rezoning the property at
the northwest comer of Blake and Excelsior from B-3 to B-4. The motion was approved
unanimously.
Overview.
In 2001, the East End Study was initiated to look at the future land use for an area on the east side
of the City. This study area is generally east of 169 and west of Blake Road and north of Excelsior
Boulevard. In August of 2003, the City Council adopted the East Hopkins Land Use and Market
Study and directed staff to proceed with the implementation of amending the Comprehensive Plan
and zoning ordinance in accordance with the study. In April 2004 the City Council placed an
overlay district on the East End. Attached is the staff report.
As part of the recommendations from the East End Study, the City has recently approved a new B-4
zoning district. This zoning district is a neighborhood-type business district. Gas stations, fast food
restaurants, and auto sales lots are not allowed in the B-4 district. The B-4 district also limits the
size of the business so that a big-box type retailer will not be allowed. Two sites have been rezoned
to the B-4 zoning. We are now starting to rezone the East End.
Primarv Issues to Consider.
· What is the Comprehensive Plan designation, and what is the zoning ofthe subject site?
. Will the PUD overlay zoning remain?
. What does the B-4 zoning allow?
· Should the site be rezoned from B-3 to B-4?
· What was the discussion at the Zoning and Planning meeting?
Supporting Documents.
. Analysis of Issues
. Resolution RZ06-03
· Ordinance 06-964
. Uses allowed in B-4
· Council Report 04-64
· Executive Summary of East End Study
G\tl[!gtA~
Nancy ~ Anderson, AICP
Planner
Financial Impact: $ N/A Budgeted: Y/N
Related Documents (CIP, ERP, etc.):
Notes;
Source:
CR06-50
Page 2
Primarv Issues to Consider.
. What is the Comprehensive Plan designation, and what is the zoning of the subject
site?
The Comprehensive Plan has designated the site as Commercial. The site is zoned B-3 General
Business. The Comprehensive Plan designation will not have to be amended for the new zoning of
B-4.
. Will the PUD overlay zoning remain?
The overlay zoning will remain in place. The PUD overlay zoning will allow flexibly with the
overlying zoning.
. What does the B-4 zoning allow?
The B-4 zoning allows less uses than the B-3 zoning. Uses such as fast food, gas stations, and auto
sales lots are not allowed. Retail is allowed but the size of the retail is limited.
. Should the site be rezoned from B-3 to B-4?
The East End Study states the following: Adopting this plan and making related modifications to
the zoning are important steps in preparing for redevelopment. These land use controls lay the
foundation for the land use pattern illustrated in this plan. Through the Comprehensive Plan and the
zoning ordinances, the City is able to prevent new land uses that are inconsistent with
redevelopment objectives. Without appropriate land use controls, the City faces the risk of small,
new development projects that add further impediments to the redevelopment objectives for the
Study area.
Since redevelopment efforts are likely to occur over a long period of time, it is suggested that the
City consider an overlay ordinance approach for key portions of the study area. An overlay zone
could be established for properties immediately north of Excelsior Boulevard and south of Second
Street NE that allows the current uses to remain in place but prescribes another zoning and use
classification should properties discontinue their present usage patterns. Such an approach would
preserve existing usage rights but establish a pattern for eventual redevelopment.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson stated that this was the start of the rezonings to comply with the East End Study. No
one appeared at the public hearing regarding this rezoning.
Alternatives.
1. Approve the rezoning. By approving the rezoning, the subject property will be rezoned from B-
3 to B-4.
2. Deny the rezoning. By denying the rezoning, the subject property will not be rezoned. If the
CR06-50
Page 3
Planning Commission 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.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 06-30
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN ORDINANCE REZONING THE NORTHWEST
CORNER OF BLAKE AND EXCELSIOR FROM B-3 TO B-4
WHEREAS, an application for Zoning Amendment ZN06-3 has been initiated by The City of
Hopkins;
WHEREAS, the procedural history of the application is as follows:
1, That an application for zoning amendment was initiated by The City of Hopkins;
2, That the Hopkins Zoning and Planning Commission published notice, held a
public hearing on the application and reviewed such application on April 25,
2006: all persons present were given an opportunity to be heard;
3, That the written comments and analysis of City staff were considered,
4, The legal description of the property is as follows:
Lots 2 and 3, Block, 1 Hopkins Commerce Center Addition
NOW, THEREFORE, BE IT RESOLVED that the application for Zoning Amendment ZN06-3
is hereby approved based on the following Findings of Fact:
1. That the rezoning is necessary for future redevelopment of the property,
Adopted this 2nd day of May, 2006,
ATTEST:
Eugene ], Maxwell, Mayor
Terry Obermaier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO, 06-964
AN ORDINANCE REZONING THE PROPERTY OF THE NORTHWEST CORNER OF
BLAKE AND EXCELSIOR BOULEVARD FROM B-3, GENERAL BUSINESS, TO B-4
NEIGHBORHOOD BUSINESS
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
That the present zoning classification of B-3, General Business, upon the following described
premises is hereby repealed, and in lieu thereof, the said premises is hereby zoned as B-4,
Neighborhood Business,
Lots 2 and 3, Block, 1 Hopkins Commerce Center Addition
First Reading:
May 2, 2006
Second Reading:
May 16, 2006
Date of Publication:
May 25, 2006
Date Ordinance Takes Effect:
May 25, 2006
Eugene J, Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
City Attorney Signature
Date
Hopkins City Code (Zoning)
535,01
(Revised 7/28/05)
Section 535 - Zoning: business districts
535,01, Business districts. Subdivision 1. Description, The business (B)
districts are in four categories designated as B-1, B-2, B-3, and B-4, (Amended
Ord, 05-951)
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),
(1) 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;
(4) means that the use is limited to 5,000 square feet per business,
(Amended Ord. 05-951)
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 subsection 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.
(Amended Ord, 639) (Amended Ord, 96-787) (Amended Ord. 05-95J.)
2.
3,
4.
5,
6.
7,
8,
9,
10,
11.
12,
J.3 .
14,
J.5,
16.
J.7,
18,
19,
20,
PERMrTTED USES
1.
Adult-oriented business, as
governed and regulated by
Chapter 1165 of the City Code,
(Amended 95-762)
Airport
Amusement device
Appliance store
Art shops - pictures
Auction - public or private
Auto repair
Auto accessory and parts
Auto sales and/or lease
Auto wash subject to permit
Armory, auditorium, exhibit hall
Bakery
Banks, savings and loan
Bar - Tavern
Beauty or barber shop
Bike sales (Added Ord. 05-951)
Boat - marine sales
Books - office supplies
Bottling plant not in excess of
6,000 sq, ft.
Boutiques
B-J.
(3}XBB
X
(2)XJ
Section 535 - Page 1
B-2
B-3
x
x
x X
(3)XBB XBB
X X
X X
(l)X X
X
(l)X X
(2)XA
X
(2)XB (2)XB
X X
X (2)XV
X X
X X
X
X X
X
X (2)XJ
B-4
(2)XEE
X
X
X
X
X
(4)X
(4)X
X
1
45,
46,
47,
48.
49.
50,
51,
52,
53,
54,
55,
56.
57.
58,
59,
60,
6l.
62,
63,
64,
65,
66,
67,
68,
Hopkins City Code (Zoning)
PERMITTED USES
2l.
22.
23,
24.
25,
Bowling - table tennis, pool hall
Broadcasting (T.V. - radio)
Bus and other transit
Business school
Cabinet - electrical, heating,
plumbing, upholstery, air condition-
ing provided the operation does not
exceed 6,000 sq, ft.
Camera - photographic
Carpet and floor covering
Clinics
Clothing store
Clubs (private - non profit)
Coin and stamp
Commercial greenhouse
Costume & formal wear rental
Currency Exchange (Added Ord. 04-920)
Cycle shop and snowmobile
Day nursery
Delicatessen
Department store
Dental - Med. Lab
Drive-ins (non food)
Dry cleaning and laundry
Dry cleaning and laundry pickup
Employment agency
Essential public service & utility
structures
Fabric and sewing store
Fixit shop
Florist
Furniture store
Garden and landscape
Gifts and novelties
Glassware, china, pottery
Glass and mirror installation
Grocery, fruit, vegetable
Hardware
Health clubs - studio
Hobby - crafts - instruction
Hotel - motel
Interiors - decorating studio
Jewelry
Karate,
Leather
Library
Liquors
Locker plan - 6,000 sq. ft. maximum
Locksmith and fixit shop
Lumber and related items
Meats
Mortuary
26,
27,
28,
29,
30.
3l.
32,
33,
34,
35,
36,
37,
38,
39,
40,
4l.
42,
43,
44,
health club, dance studio
goods - luggage
- public or private
B-1
(2)XU
x
x
(2)XE
x
x
(2)XI
(2)XY
X
(2)XZ
(2)XJ
x
X
(2)XL
x
Section 535 - Page 2
B-2
X
X
X
(l)X
x
X
X
X
(l)XC
X
x
(2)XW
(2)XE
X
X
(l)X
(2)XF
(2)XG
X
X
X
x
XY
X
X
(2)XZ
X
X
X
X
X
(2)XK
X
X
(l)X
X
X
X
(2)XY
X
535,01, Subd, 3, 21,
(Revised 7-28-05)
B-3
X
X
X
X
X
X
X
(2)XC
(2)XD
X
(2)XEE
X
(2)XE
X
X
(2)XF
X
X
X
X
XY
X
X
(2)XZ
(2)XJ
X
X
X
X
X
(2)XK
X
X
X
X
(2)XY
X
X
X
B-4
X
X
(2)X
X
X
X
X
X
X
X
X
X
X
X
X
2
Hopkins City Code (Zoning)
69,
70,
71,
72,
73,
74,
75,
.
76,
77,
78.
79,
80,
8l.
82,
83,
84,
85,
86,
87.
88,
89,
90,
9l.
92,
93,
94,
95.
96.
97,
98,
99,
100,
101
102,
103,
104,
105,
106,
107,
108,
109,
110,
111,
112,
113,
114.
PERMITTED USES
B-1
Motors repairing
Music store
Newsstand
Offices
Open sales lot
Optical - jewelry mfg,
Orthopedic - medical supplies
(sales and manufacturing)
Paint and wallpaper
Parking ramps and lots
Pawn shop - antiques - used materials
Pet Store
Pharmacy - drug store
Photography - studio
Picture framing - art shop
Pipe - tobacco shop
Post office
Print shop
Public auction (see auction)
Records, TV, radio, sound, phono
Religious institutions, etc.
Rental service
Research labs
Residential
Restaurant - traditional
Restaurant - carry-out and delivery
Restaurant - drive-in
Restaurant - fast food
Roller rink - ice arena
Self-service station
Service station
Shoes - boots store
Sporting goods
Stationery - card shop
Stone monument sales
Tailoring
Taxidermist
Taxi terminal
Theater - non-drivE-in
Tires - battery, accessory & recap
Trade school
Transient merchants (Added Ord. 05-947)
Truck - trailer sales
Variety stores
Veterinary clinic
Video - sales, rental
Warehouse - 16,000 sq. ft. maximum,
not abutting Mainstreet (Amended Ord, 2000-841)
(2)XN
(2)XO
x
2)XH
X
x
Section 535 - ,Page 3
B-2
x
X
X
(2)XO
(l)X
X
X
X
x
X
X
X
X
(2)XP
X
(2)XCC
(2)XH
X
X
X
X
X
X
(l)X
x
X
X
535,01, Subd, 3, 69,
(Revised 7-28-05)
B-3
X
X
X
(2)XO
X
X
X
X
X
X
X
X
X
X
X
(2)XCC
(2)XQ
(2)XT
(2)XH
X
X
(2)XR
(2)XS
X
(2)XDD
(2)XM
X
(2)XJ
X
X
X
X
X
X
X
(2)XAA
X
X
X
B-4
X
X
(2)X
X
X
X
(2) FF
X
X
X
X
X
X
X
X
Hopkins City Code (Zoning)
535,01, subd, 3
(Revised 7-28-05)
AREA l\NlJ YARD LIMITATIONS
Uses permitted in any B district category subject to the following minimum
floor and lot area, lot widths, yard requirements, and building heights, in feet.
(Amended Ord, 05-~51)
Lot area - sq. ft.
Lot width - ft.
Floor area requirement
Front yard
Front yard - P.U.D.
Side yard
Rear yard
Requirements for lots fronting state
and county roads, as follows:
Front yard
Side yard
Building height
Front yard of B lots abutting
R district
Side yard abutting R district
Rear yard abutting R district
Rear yard from alley
Building height
B-1 B-2
5,000
50 20
- F.A.R, 1.0 6
20 1
10 0
10 10
B-3
B-4
3,000
25
1.5
1
20
o
15
1
10
10
20
10
25
1
10
45
1/2 of the required
same as R district
same as R district
20 10
25 70
R district
15
45
60
535.03. Conditional use requirements. Subdivision 1. The requirement of a
conditional use permit in connection with any use in any B district is indicated in
subsection 535.01 by appropriate capital letter (A, B, C etc.), which letters refer
to the appropriate paragraph in this subsection bearing the same capital letter,
Subd, 2, Conditional uses within B districts.
A) New auto sales including sales lot and major auto repair provided:
1, the sales lot shall not be larger in square footage than
the square footage of the building devoted to the related business;
2. a 20 foot front yard setback in which there shall be no
auto parking. Within this 20 foot setback there shall be a permanent
barrier of landscaping. (Amended Ord, 90-672) (Amended Ord, 94-747)
3, lighting of the sales lot shall be totally from indirect
lighting;
4, should the lot abut an R district an acceptable design of
screening fence five feet in height shall be constructed along the
abutting lot line;
5, the auto sales lot shall not include vehicles over a 9,000
lb, rated weight;
6. no vehicles which are unlicensed and/or inoperative shall
be stored on the premises; (Added Ord. ~6-787)
7. all repair, assembly, disassembly or maintenance of
vehicles shall occur within a closed building except
minor maintenance, including tire inflation! adding
oil and wiper replacement; (Added Ord. 96-787)
Section 535 - Page 4
Hopkins City Code (Zoning)
535,03, Subd, 2, A) 8,
(Revised 7-28-05)
8. no outside storage or display except vehicles for sale or
rent; (Added Ord, 96-787)
9, no public address system; (Added Ord. 96-787)
10. no test driving of vehicles on local residential streets;
(Added Ord, 96-787)
11. used car lots shall be permitted only when an integral part
of a new car dealership, (Added Ord. 05-941)
B) Armory, auditorium or exhibit hall in the B-2 business zone provided:
1. it is an accessory use to an existing permitted business;
2, one off-street loading dock is provided and in the B-3
business zone;
3, the facility has frontage on a major thoroughfare as shown
on the adopted thoroughfare plan;
4, has one parking space for each five seats of rated
capacity;
5.
and another
6,
picking up
of-way;
7,
front yard,
has an off-street loading dock for the first 5,000 sq, ft,
for each additional 10,000 sq. ft. up tq three docks;
has an off-street traffic design for dropping off and
pedestrians outside of the required yards and public right-
all frontage on a public street shall be considered as
C) Clubs (private non-profit) provided:
1, When located in a B-1 business district said building shall be 20
feet or more from all R residential districts, shall have a screening fence
of acceptable design between parking and R residential districts, building
shall not exceed 5,000 sq, ft.;
2, When located in a B-3 business district said property shall have a
15 foot minimum front yard and if abutting a side street a 10 foot minimum
yard and all yards shall be landscaped,
3. When located in a B-2 district, clubs are permitted on the first
floor at a site located at least 150 feet from Mainstreet, (Added Ord, 03-896)
D) Commercial greenhouses provided:
1. provisions are made to store all good and equipment inside a
building except for trash which shall be stored in containers screened from
the public view;
E) Day Care Facility:
1, said operation shall be licensed.
(Amended Ord. No. 93-722)
Section 535 - Page 5
Hopkins City Code (zoning)
535,03, Subd, 2, F)
(Revised 7-28-05)
F) Drive-ins (non food) provided:
1. the site is designed and constructed to handle parking and traffic
flow according to a plan submitted to and approved by the city:
2, the site drainage is designed and constructed according to a plan
submitted to and approved by the city;
3, that screening be provided along the property lines to control
headlight beams when abutting an R residential district;
4, that the front yard and side street yard shall be landscaped and
not less than ten feet in depth;
5, the lighting shall be accomplished in such a way as to have no
direct source of light visible from the public right-of-way or adjacent land
in an R residential district;
6, that an on site vehicular storage lane of sufficient capacity to
accommodate 15 minutes of service be provided for each service station;
7, when the site is located in the B-2 business discrict it shall abut
either First Street South or First Street North,
G) Dry cleaning and laundry provided:
1, the site shall have a loading and unloading facility to accommodate
a minimum of three vehicles which shall not be parking spaces;
2. an on site parking space in addition to the above for each vehicle
to be used as a part of the business;
3. an approval from the city engineer relative to sanitary sewer and
water supply
H) Dwelling units not occupying first floor provided:
1. one off-street parking space for each unit;
2, all dwellings must have an entrance leading directly to a public
street;
3, the density allowed shall be R-3,
I) Fabric and sewing store provided:
1. the square footage of the store does not exceed 3,000,
J) Gifts and novelties and boutiques and stationary provided:
1, all merchandise is contained within a building and said business
shall not exceed 3,000 sq. ft.
Section 535 - Page 6
Hopkins City Code (Zoning)
535.03, Subd, 2, K)
(Revised 7-28-05)
.
K) Hotel - motel provided:
1. the site shall contain not less than 600 sq. ft, of lot area per
rental unit;
2. should the hotel-motel contain service business! said business
shall only have access from the lobby area;
3. when located in the B-3 business district, the site shall have
frontage on a major thoroughfare.
L) Karate, health club or dance studio provided:
1, the building shall not exceed 3,000,sq, ft,;
2. the hours of operation shall fall between 7 a.m, and 10 p,m.
3. that screening be provided along the property line to control
headlight beams when abutting an R residential district.
M) Service station provided:
1, the site shall be constructed for drainage according to a plan
submitted and approved by the city engineer and fire marshal;
2, the entire site not covered with building or landscaping shall be
hard surfaced;
3. the lighting shall be accomplished in such a way as to have no
direct source visible from the public right-of-way or adjacent land in the R
district;
4. no driveway access is less than 40 feet from a street intersection;
5. any other businesses operated on the site shall conform to this
code;
6, the site shall be constructed for parking and traffic according to
a
plan submitted and approved;
7. stacking for gas pumps shall be provided for at least one car
beyond the pump island in each direction in which access can be gained to the
pump, The required stacking shall not interfere with internal circulation
patterns or with designated parking areas and shall not be permitted on any
public right-of-way, private access easement or within the required parking
setback; (Amended Ord, 96-787)
8. the front yard shall be landscaped and ten feet in depth, if
station is non-conforming a curb shall be constructed to separate the drive
from public walk;
9. no vehicles which are unlicensed and inoperabe shall be stored on
premises except in appropriately designed and screened storage areas;
(Amended Ord, 96-787)
Section 535 - Page 7
Hopkins City Code (Zoning)
535,03, Subd, 2, M 10.
(Revised 7-28-05)
10. all repair, assembly, disassembly and maintenance of vehicles shall
occur within closed buildings except minor maintenance, including tire
inflation, addition of oil and wiper replacement; (Amended Ord, 96-787)
N) Offices provided:
~, that not more than 30% of the floor space is devoted to storage,
repair, fabricating or assembly of goods.
0) Open sales lot provided:
~. the lot is graded and surfaced according to a plan submitted and
approved by the city engineer;
2, the assembly, repair or manufacturing of goods shall be prohibited;
3. all lot lines abutting a R district shall have a six foot fence of
acceptable design erected along the line except abutting a required front
yard;
4. there is located on the site a building devoted to and used in
conjunction with the open lot, having a gross square footage as large or
larger with the open sales loti
5. that the storage on such lot be so organized that a space not less
than 15 feet in width and in such condition to accommodate vehicular travel
between such storage aisles and storage shall not exceed a depth of 50 feet;
6. the height of such storage shall not exceed ten feet;
7, the lighting shall be accomplished in such a way as to have no
direct source of light visible from the public right-of-way or adjacent land
in the R district;
8, any portion of the lot which is to be used for open storage shall
be screened from public view by an acceptably designed fence;
9, if the lot is located in the B-2 or B-3 business district, a ten
foot landscaped front yard and side street yard shall be provided,
P) Print shop provided:
1. the shop's business is primarily from the general walk-in public
Q) Rental service - provided:
~. the lot is graded and surfaced according to a plan submitted and
approved by city engineer;
2, the lighting shall be accomplished in such a way as to have no
direct source visible from the public right-of-way or adjacent land in the R
district;
Section 535 - Page 8
Hopkins City Code (Zoning)
535,03, Subd, 2, 0, 3,
(Revised 7-28-05)
3, the front yard shall be landscaped and not less than ten feet in
depth;
4, the exterior storage area shall be according to a plan submitted
and approved;
5, the site shall provide off-street loading facilities to accommodate
customers.
R) Restaurant - drive-in provided:
1, conformance to all conditions stated in subsection f) of this
section except 4 and 7;
2, that provisions be made to pick up the adjacent neighborhood daily
relative to material initiated at the site;
3, that the front yard and side yard shall be landscaped with the
front yard not less than 20 feet and side yard not less than ten feet,
S) Restaurant - fast food provided:
1. conformance to all conditions stated in subsection f) of this
section except 4, 6 and 7;
2, that the front yard and side yard shall be landscaped with the
front yard not less than 20 feet and side yard not less than ten feet;
3. that provisions be made to pick up the adjacent neighborhood daily
relative to material initiated on the site;
4, drive-through address systems shall not be audible from any
residential parcel. (Added Ord, 96-787)
T) Research laboratory provided:
1, the business shall be contained within a building,
u)
miniature
building,
commercial recreation such as bowling alleys, pool and billiard halls,
golf, archery range, gun clubs, provided they are operated within a
V) Banks and savings and loan institutions, provided the land to 'be used for
such purpose abuts or is separated only by a public right-of-way from the B-2
business district.
W) Cycle shops and snowmobiles provided the business is conducted within a
building, provided the site has on site loading facilities and provided not more
than 30% of the building is used for repair and maintenance.
Y) Fix-it shop providing all work and storage is conducted'within a
building.
Section 535 - Page 9
Hopkins City Code (Zoning)
535,03, Subd, 2, Z
(Revised 7-28-05)
Z) Garden and landscaping when all or a portion is outside in the B-1 or B-3
district provided:
1, a fence not less than 30" shall separate the required 15 foot front
yard from the sales and service area;
2, off street loading shall be provided,
3, a trash disposal plan shall be provided;
4. mechanical equipment stored on the site shall be screened from
right-of-way, Within the B-2 district all of the operation shall be within a
building,
AA) Truck and trailer sales lots provided:
1, the sales lot shall not be larger in square footage than two times
the square footage of the building devoted to the truck and trailer sales
business;
2. the sales lot shall have a 20 foot front yard which shall be
landscaped according to an approved plan and be continuously maintained;
3. the sales lot shall be constructed according to a drainage plan
approved by the city,
4. the sales lot shall be surfaced to control dust;
5, lighting shall be accomplished according to a plan approved by the
city;
6. should the location abut a residentially zoned lot, a fence not
less than six feet in height shall be constructed and a 25 foot landscaped
buffer shall be constructed according to a plan approved by the city;
7; signs and parking in conformance with this code and the city code.
BE) The operation of amusement devices may be allowed pursuant to proper
city permit or license therefor in B districts, except that not more than
three pinball machines or related amusement devices shall be permitted or
operated in any location in any B-1 and B-2 use districts.
ec) Religious Institutions provided:
1. That there shall be no permanent or temporary living units on the
property except for the parsonage,
2, That there is adequate screening or buffering provided from abutting
residential districts.
3, That there is adequate off-street loading and service entrances as
detailed in section 550,09,
4, That there shall be no religious institution within 350 feet of an off
sale or on sale liquor establishment.
Section 535 - Page 10
Hopkins City Code (Zoning)
535,03, Subd, 2, CC, 5,
(Revised 7-28-05)
5. That there shall be no religious institutions within 350 feet of an
adult oriented business.
6, That the building occupying the religious institution shall meet the
building occupancy codes.
7, That a religious institution located in the B-3 district shall comply
with the parking requirements of section 550,05,
(Added Ordinance 93-725)
DD) Self-service station provided:
1. conformance to all conditions stated in subsection M of this section
except 9 and 10. (Added Ord. 96-787)
.
BE) Currency exchange
a, The use shall be located at least one thousand (1,000) feet from all existing
currency exchanges, secondhand goods stores, pawnshops and missions.
b, The use shall be located at least two hundred (200) feet from a residential
or institutional district,
c, The use shall be located at least three hundred fifty (350) feet from an off-
sale liquor establishment.
d. Back-lighted signs, back-lighted awnings, portable signs, temporary signs and
freestanding signs shall be prohibited.
e. The window and door area of any existing first floor fa<;ade that faces a
public street or sidewalk shall not be reduced, nor shall changes be made to
such windows or doors that block views into the building at eye level,
f. For new construction, at least thirty (30) percent of the first floor facade
that faces a public street or sidewalk shall be windows or doors of clear or
lightly tinted glass that allows views into and out of the building at eye
level,
g. The use of bars, chains or similar security devices that are visible from a
public street or sidewalks shall be prohibited, (Added Ord, 04-920)
,FF) Appliance store provided:
1, That the square footage is limited to 5000 square feet,
2, That the retail area is at least 40 percent, (Added Ord, 05-951)
GG) Residential provided:
1. That the Excelsior Boulevard frontage dwelling units can not occupy the
first floor.
2. That there is at least one underground parking space per unit.
3, That all dwelling must have an entrance leading directly out of the
building,
4. That the density allowed shall be R-5, (Added Ord, 05-951)
535,05, B districts: permitted accessory uses.
a) Signs
b) Fences
c) Buildings temporarily located for purpose of construction.
Section 535 - Page 11
Hopkins City Code (Zoning)
535,05, d)
(Revised 7-28-05)
d) Decorative landscaping,
e) Trash containers provided they are screened and do not occupy a
required parking space, front yard or loading area.
f) Loading docks which do not face the public street in front and as
regulated in this ordinance.
g) Bicycle racks,
h) Flag poles
i) Walkways
j ) Parking,
k) Private swimming pools, tennis court and related uses.
1) Repairs, manufacturing and assembly as a secondary use when
necessary in the conduct of a primary allowed use.
m) Marquees and awnings on private or public property subject to the
city code,
n} Other uses customarily associated with but subordinate to a
permitted use, as ~llowed by the City, (Amended Ord, 639)
0) Off street parking and loading,
Section 535 - Page 12
April 28, 2004
COW1cil Report 04-64
ZONING ORDINANCE AMENDMENT - EAST END OVERLAY DISTRICT
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 04-33. approving
Ordinance 04-921. placing an overlav district on the east end for first reading
At the Zoning and Planning meeting, Ms. Aristy moved and Mr. Sholtz seconded a motion to
adopt Resolution RZ04-1 0, recommending approval of Ordinance 04-921, placing an overlay
district on the east end. The motion was approved unanimously.
Overview.
In 2001, the East End Study was initiated to look at the future land use for an area on the east
side of the City. This study area is generally east of 169 and west of Blake Road and north of
Excelsior Boulevard. The City wanted to have a plan to direct future redevelopment of this
area. The upgrading of Excelsior Boulevard along with several sites that have been
redeveloped and will be redeveloped and potential transit opportunities make this area a
likely area for continuing redevelopment. Along with the land use and market study
component, the study also addressed a potential beautification proj ect that could be
implemented to Blake Road, north of Excelsior Boulevard.
The Metropolitan COW1cil provided a majority of the funding for the study. There were
several neighborhood meetings held to get input from the property owners and business
owners in the area, and there was also a survey that was sent out to get opinions. The
Planning Commission reviewed the study and there were several joint meetings with the City
COW1cil and the Planning Commission to review the study.
In August of2003, the City COW1cil adopted the East Hopkins Land Use and Market Study
and directed staff to proceed with the implementation of the study. This is the first step in
the process.
Primarv Issues to Consider.
. What is an overlay district?
. What are the proposed bOW1daries of the overlay district?
. What is the purpose of an overly district?
. What was the discussion at the Zoning and Planning meeting?
Supportinl!: Documents.
. Analysis ofIssues
. Resolution 04-33
. Ordinance 04-921
Nancy S. Anderson, AICP
Planner
Financial Impact: $ N/ A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
CR04-64
Page 2
Primarv Issues to Consider.
. What is an overlay district?
An overlay district is an area with restrictions beyond those in the W1derlying zone. An
overlay district is usually used when there is a special public interest in an area that does not
coincide with the traditional zoning areas. This overlay district divides the area into six
areas, and if there is to be a redevelopment the parcels in the area have to be assembled into a
redevelopment area.
. What are the proposed boundaries of the overlay district?
The proposed bOW1daries of the overlay district are on the attached map. Numbers indicates
the sub-districts.
. What is the purposed of an overlay district?
The overlay district will allow the existing land uses to continue. In the future, when there is
an opportunity to redevelopment a module, the overlay district will provide guidance on the
uses for the redevelopment. This is the first step in implementing the East End Study, the
City will be looking at different zoning districts for this area.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed overlay district for the east end. The owner of Custom
Pools appeared before the Commission. She asked if the lots had to be assembled for
redevelopment. Ms. Anderson responded that they had to be assembled for redevelopment.
John Newport, one of the owners of the former DW1e Buggy Supply building, appeared
before the Commission. Mr. Newport stated that they would like to clean up the building,
but they have a parking problem. Ms. Anderson stated that they do have a parking problem,
but that was another issue. Nelson Berg, representing Charles Holt, appeared before the
Commission. Mr. Berg was concemed with leasing a tenant for long term with the future
redevelopment of the area.
Mr. Sholtz stated that they are the Planning Commission and they are looking at this area for
the long term and what we want Hopkins to look like in 20 years.
Gary Wilson appeared before the Commission. Mr. Wilson was concerned that the modules
were too small and should we be looking to make them larger.
Alternatives.
1. Approve the overlay district. By approving the overlay district, an overlay district will be
placed on the east end.
CR04-64
Page 3
2. Deny the overlay district. By denying the overlay district, an overlay district will not be
placed on the east end. If the City COW1cil considers this alternative, fmdings will have
to be identified that support this alternative.
3. Continue for further information. If the City COW1cil indicates that further information is
needed, the item should be continued.
.
.
.
Executive Summary
In 20011l0isington Koegler Group and the City of Hopkins began a study ofuEast
End" area of the city. This is an area that has experienced ongoing changes and has
been heavily influenced by changes in industry, transportation and in residential living
patterns in recent years. In recent years the area lost two major industrial employers.
A J 994 corridor study for Excelsior Boulevard initiated a series of roadway upgrades;
the second phase. which lies within the study area. is now under construction. Finally.
in the late I 990s. sixty-two new single-family homes were constructed in the area.
the biggest single non-attached housing project to occur in Hopkins in decades.
Each of these changes has focused attention on the east end of the city and helped
prompt this effort to take a more proactive look at future land use and market
opportunities in this portion ofllopkins.
STUDY AREA
c ,,--
The East Hopkins Land Use and
Market Analysis focuses on an area
of the community that lies just east
ofTH 169. within about a mile of
downtown. The boundaries of the
study area generally include Excelsior
Boulevard on the south. Blake Road
on the east, 'I'll 7 on the north and
'I'll 169 on the west. The primary
portion of the study area (indicated
in blue in the diagram at left) is the
segment of the overall project area
that is likely to see change in the short-
teml due to roadway improvemenLc;;
and property acquisitions (Excelsior
Boulevard). The secondary portion
of the study area (yellow) immediately
surrounds the primary area.
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EAST HOPKINS LAND USE
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Hopkins, Minnesota
.
PLANNING AND REGULATORY CONTEXT
The study area is included in a variety of plans that will help shape its future. At the
local level, Hopkins' Comprehensive Plan designates a pattern of future land use for
the area and the Hopkins Zoning Ordinance further delineates the specific business
and residential uses that are allowed on all ofthe parcels within the project boundary.
Neither ofthese local tools was considered "an absolute" in assembling this study.
The planning process and the land use concepts that emerged from this analysis
were not constrained by present plans and ordinances, but were rather assembled
based on an assessment of market conditions and a consideration of emerging
development trends that encourage new, more flexible zoning provisions. Current
plans were considered as background information in the preparation of this study.
Existing Land Use, Fntnre Land Use, and Zoning plans each impacts the study
area and establishes a current direction.
MARKET STUDY
In seeking to inform the planning processes for the study area, a market analysis
was included. This market analysis was intended to provide: (1) an understanding
of local development outlooks; (2) an identification of the area's most promising
development niches; and (3) a general identification of the challenges for planners in
seeking to maximize the area's development potential. Among the factors most
directly contributing to redevelopment potential in the study area are the reconstruction!
realignment of Excelsior Blvd., relocation ofAlliant Tech, and SuperValu's vacation
of a large parcel. Other important factors include a positive regional economic
outlook and a strategic location.
From this detailed market analysis it was concluded that office development is the
strongest market niche for the study area. And while the office market may not
currently be as strong as it's been in recent years, this will remain the strongest
market niche in the study area in the foreseeable future. Residential redevelopment
is also viewed to have strong potential in the study area. Commercial redevelopment
could potentially work here, but only as part of a mix that includes either, or both of
the aforementioned uses.
TRANsrrlMPUCATIONS
The Southwest Transit Conridor passes through the study area and this fact contributed
strongly to the Metropolitan Council's initial interest in this study. Alternately identified
as corridor for Light Rail Transit, designated Busway, or Diesel Motor Unit, the rail
line that slices through the study area is controlled by the Hennepin County Regional
Rail Authority and remains a piece of the future regional transit puzzle. The potential
of trans it-oriented development was a contributing factor that impacted plan concepts
throughout this study.
EAST HOPKINS LAND USE
AND MARKET STUDY
Hopkins, Minnesota
Page 1-2
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LAND USE
While the primary study is the area Iikcly to sec the most immediate change. the
broader sccondary study area is where much of the change in the area convergcs
and excrts thc most force. The transit corridor mentioned above, Minnehaha Crcek,
and regional trails are all included within the secondary area, as are the sites recently
vacated by the two major industrial employers. An understanding of the forces at
work in the larger area as well as a picture of what the land uses should bc in the
future was an essential componcnt in the creation of a redevclopmcnt plan for the
study arca.
A fter several preliminary plans explorcd a broad range of ideas, a final Futurc Land
Usc Plan was created. A reflection of comments from City Staff and direction
providcd by the market analysis. the final Land Usc Plan varicd slightly from the
City's current Land Usc Plan. most notably in the creation of several parcels
designated as "Mixed Usc" in an cffortto provide maximum flcxibility for future
redcvelopment efforts within the arca.
Conc~pr L4nd Use P1.an
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EAST HOPKINS LAND USE
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Page 1-3
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REDEVELOPMENT CONCEPT
A closer look at the primary study area, the redevelopment concept focuses on
dctailed site planning and land use panerns within their urban physical context. Again
a widc range of concepts wcrc initially explored and again these concepts were
reviewcd with City Staff and refincd to produce a single prcferrcd altcrnative. Ccrtain
"givens" werc included in cach concept and evcntually workcd thcir way into the
final concept. For example: each concept considered transit implications, but none
was entirely dependent on this unknown commodity: each includcd a mix of uscs
that focused on providing dcnsity, a component critical to transit ridership and the
financial realities of redcvclopmcm; each sought to create opcn space amenity.
contributing to an identity that the area currently lacks.
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Thc final "'Rcvised Redevelopment Conccpt" includcs a mix of uses that reflects
what were concluded to be the market realitics for thc study arca. Redevelopment
is clustered into "modules" of office, residential, or mixcd uses that can ultimately bc
implemcnted in whole. or be phascd in over time. More dense and urban in character
than the area exists today, the plan reflects an urbani7"tion that is consistent with a
broader regional vision, and crcatcs a strong identity for Ilopkins that the area lacks
today.
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EAST HOPKINS LAND USE
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Hopkins, Minnesota
Page 1-4
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IMPLEMENTATION/NEXT STEPS
It's true that sevcral barriers to redevelopment exist: there is a lack of economic
incentive for redevelopment, there are a lack of catalysts to promote redevelopment,
the current layout of land uses and associated lack of any large parccls make it
difficult to cngage in any large-scale rcdcvelopmcnt, and the costs ofrcdcvelopment
are significantly grcater than development of "new" land on the urban fringe. A II of
thcse barricrs point to a necd for grcater dcnsity if any sort of redevelopment is
going to be financially realistic. Regardless, there are stratcgics that will help implcment
thcsc changcs over timc. Adopting land use controls, working with current land
owners likely to rcmain (c.g.. Edco.) facilitating thc SupcrValu redcvelopmcnt. guiding
transit planning, and phasing arc all stratcgies that can incrcmcntally contribute to
the ultimatc success of the planning cfforts undcrtaken in this study. And lastly, thc
plan for rcdcvclopmcnt ofthc study area cannot matcrializc without public financial
participation. ncccssary to assemblc the sitcs and reduce thc land costs to a point at
which dcvelopmcnt is financially fcasible. The final plan rcflccls a patlcrn of
rcdevelopmcnt"modules"that can be phascd in ovcr time as parcels bccomc availablc
or extcrnal prcssures contributc to the need for redevelopment.
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EAST HOPKINS LAND USE
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