1992-095
~ ..
..."
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO: 92-95
RESOLUTION MAKING FINDINGS OF FACT AND DENYING AN
APPLICATION FOR AN AMENDMENT TO THE COMPREHENSIVE PLAN
IN RE:
Application of Hoyt Development,
a Minnesota Corporation,
for a Comprehensive Plan Amendment,
for a grocery store/retail center
on the 13 acre vacant site located
on the south side of County Road 3
On July 28, 1992, August 25, 1992, September 29, 1992 and
October 27, 1992, the City of Hopkins Zoning and Planning
Commission met at its regularly scheduled meeting to
consider the application of Hoyt Development for a
comprehensive plan amendment, rezoning, a conditional use
permit and preliminary plat for the development of a grocery
store/retail center on the property located at the 13 acre
site owned by R.L. Johnson. Representatives of Hoyt
Development were present and the Planning Commission heard
testimony from all interested parties wishing to speak at
the meeting and now make the following findings of Fact and
Decision:
1. Hoyt Development is the applicant, proposing to develop
a grocery store/retail center on the currently vacant
13 acre site owned by R.L. Johnson.
2. The applicant has an option agreement for the subject
property.
3. The subj ect property is currently designated in the
Comprehensive Plan as Business Park. The applicant has
applied for a Comprehensive Plan amendment to change
the subject property's designation to commercial. The
Comprehensive Plan states the following regarding the
subject property:
Land Use and Development Plan
Page 23.
The former Minneapolis-Moline Company site east of
Eleventh Avenue is designated for business park use,
including offices, office-showroom buildings, research
and development, and light industry under certain
architectural and site planning conditions.
Resolution No: 92-95
Page 2
4. The subject property is 13 acres and is zoned 1-2,
General Industrial. The proposed development requires
a rezoning to either a commercial zoning or PUD.
5. The following are excerpts from the Comprehensive Plan
that illustrate the fundamental inconsistencies between
the proposed application and the goals, plans, and
policies of the Comprehensive Plan:
Goals of the City of Hopkins
2. Improve Downtown Hopkins
Page 1.
It is rare to discover a distinctive, pedestrian-
scale area set in the heart of a small suburban
community, but Hopkins has one. Downtown Hopkins
and Mainstreet give the City a strong central
focus and sense of place or identity that many
other communities try to create but cannot. Major
improvements have been made Downtown in recent
years through pUblic-private cooperative efforts,
and these should continue.
strength-Weaknesses-Opportunities-Threats
strengths of Hopkins
2. Identifiable Downtown
Page 3.
Downtown Hopkins is one of a small number of old
central shopping districts in Metropolitan Area
communities. Although its strength in the retail
market has declined, it remains well known and
identifiable on a small scale, and a focus of the
community. Several private and public
improvements have occurred in recent years.
Land Use and Development
Land Use and Development Issues
Downtown Hopkins
Page 16.
...without question, Downtown Hopkins is one of a
half dozen or so recognizable central community
shopping areas in the Metropolitan Areas, which
alone makes it an asset worth protecting. The
community plainly recognized the importance of the
Downtown and has a strong positive emotional
response to the location.
:
-"
RESOLUTION NO: R92-95
Page 3
Land Use and Development Plan
Downtown Policies
Page 27.
The Downtown will be kept in a compact arrangement
in order to increase its commercial function and
also to protect adjacent residential area. If an
expansion of the commercial area is requested, the
City will judge it on its effect on the
residential area and will require that the
developer design the building and site to protect
the nearby housing.
Plan For Downtown Hopkins
Market Study Recommendations
Page 44.
Encourage commercial development to be clustered
close to the four-block core business district and
where it reinforces and is consistent with
existing establishment types.
DECISION
Hoyt Development's request for approval of a comprehensive
plan amendment from Business Park to Commercial is hereby
denied for the development of a grocery store/retail center
located on the 13 acre site south of County Road 3.
Adopted this 10th day of November, 1992.
BY:
ATTEST: