1992-096
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CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO: 92-96
RESOLUTION MAKING FINDINGS OF FACT AND DENYING AN
APPLICATION FOR A CONDITIONAL USE PERMIT TO CONSTRUCT A
GROCERY STORE/RETAIL CENTER
IN RE:
Application of Hoyt Development,
a Minnesota Corportation,
for a conditional use permit to
construct, 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
development 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 subject property is 13 acres and is zoned I-2,
General Industrial. The applicants proposal does not
conform with the existing zoning of the subject site.
The proposed development requires a rezoning to either
a commercial zoning or PUD.
4. The subject property is currently designated in the
Comprehensive Plan as Business Park. The applicants
proposal does not conform with the Comprehensive Plan.
The applicant has applied for a Comprehensive Plan
amendment to change the subject property's designation
to commercial.
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RESOLUTION NO: R92-96
Page 2
5. The following are excerpts from the Comprehensive Plan
that illustrate the 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 area in the Metropolitan Areas, which
alone makes it an asset worth protection. The
community plainly recognized the importance of the
Downtown and has a strong positive emotional
response to the location.
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, offices showroom
.
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RESOLUTION NO: R92-96
Page 3
buildings, research and
industry under certain
planning conditions.
development,
architectural
and
and
light
site
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.
6. The Comprehenisve Plan and Zoning designation of the
subject property are inconsistent with the proposed
project identified by Hoyt Development.
DECISION
Hoyt Development's request for approval of a conditional use
permit to construct a grocery store/retail center located on
the 13 acre site south of County Road 3 is hereby denied.
Adopted this 10th day of November, 1992.
BY:
ATTEST: