Zoning and planning minutes 8-3-82A regular meeting of the Hopkins Zoning and Planning Commission was held on Tuesday,
July 27, 1982, at 7:30 P.M. in the Council Chambers of the City Hall.
Present were Chairman McDonald, members Anderson, Eddy, Folk, Lavin, Reinehr and
Tickle. Also present were City Manager Craig, City Engineer Strojan, and Community
Development Director Kerrigan.
Item: Mr. Anderson moved and Ms. Eddy seconded a motion to approve and sign the
2 -8 minutes of the June 29, 1982 meeting. Motion carried unanimously.
Case No: Hearing to consider a proposed change in Section 427.51(1) and (3) and
82 -02 427.36H(a) of the Hopkins Zoning Ordinance increasing the number of required
10 -22 car parking areas for certain residential properties, continued for additional
information.
Mr. Anderson presented the commission with a draft of a proposed ordinance.
Mr. Anderson moved and Ms. Eddy seconded a motion to continue the hearing to
the August 31, 1982 meeting. Motion carried unanimously.
Case No: Hearing on an application by Glenn Thompson for a variance to allow a sign to
82 -14 exceed the maximum square footage as specified in the existing ordinance by
23 -50 118 square feet at 10 17th Avenue South, continued from the June 29. 1982
meeting.
Mr. Anderson moved and Ms. Eddy seconded a motion to continue the hearing to
the August 31, 1982 meeting to give the applicant time to amend or withdraw
his request. Motion carried. Mr. McDonald voting nay.
Case No: Hearing to consider proposed changes in the comprehensive Plan of the City of
82 -18 Hopkins to encompass light industrial/business uses for all undeveloped land
51 -686 west of llth Avenue South and South of 7th Street, continued from the June 29,
1982 meeting.
Mr. Folk moved and Ms. Eddy seconded a motion to consider Case No. 82 -25 in
association with Case No 82 -18. Folk and Eddy voting yea; Anderson, Lavin,
Tickle, Reinehr and McDonald voting nay. Motion failed.
Residents from the Patio Homes, Greg Main, Don Taragus and Bruce Lumley spoke
in favor of light industrial designation over residential.
Ms. Eddy moved and Ms. Reinehr seconded a motion recommending to the Council
changing the designation of land in the southwest corner to light industrial.
Mr. Anderson moved and Ms. Reinehr seconded a motion to amend the original
motion recommending to the Council to change the designation to business.
Ms. Eddy withdrew her motion.
Mr. Anderson withdrew his motion.
Mrs. Tickle moved and Mr. Anderson seconded a motion recommending to the
Council changing the designation of all land south of the landfill to
Business /Industrial which would include I -1, B -2 and B -3 and such higher
use as later determined. Motion carried. Mr. McDonald voting nay.
Mr. Anderson moved and Mrs. Lavin seconded a motion to place Case 82 -20
after Case No. 82 -25. Motion carried.
Case No: Hearing on an application by Paul Hartman for a Conditional Use Permit to
82 -21 place a sign in an existing base which does not conform to the 12.5' setback
702 -712 requirement at 1701 West Excelsior Avenue, continued from the June 29, 1982
meeting so the applicant could show a drawing of the proposed sign.
Mr. Folk moved and Ms. Reinehr seconded a motion to continue the hearing to
the August 31, 1982 meeting at the request of the applicant. Motion carried
unanimously.
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Minutes of the July 27, 1982 Zoning and Planning meeting continued.
Case No:
82 -25
749 -1535
Case No:
82-26
Case No:
82 -20
Case No:
82 -24
1564-
1760
At this time in the meeting Ms. Eddy asked how
were there in regard to the Rauenhorst request
regard to the Centurion request. After a show
Mr. Folk seconded a motion that the Commission
and 82 -20 before Cases 82 -22, 82 -23 and 82 -24.
and Mr. McDonald voting nay.
many people in the audience
and how many were there in
of hands Ms. Eddy moved and
consider Cases 82 -25, 82 -26
Motion carried. Mr. Anderson
Mr. Anderson moved and Ms. Reinehr seconded a motion that the Commission
consider Cases 82 -25 and 82 -26 and 82 -20 together. Motion carried.
Mr. Folk voting nay.
Hearing on an application by Rauenhorst Corporation for a change in zoning
from the present R -6 to 1 -1 and R -5 the east one -half of the SW4 of the SW
of Section 25 and Lots 1 through 30 inclusive, Block 1, Davison's Addition
to West Minneapolis.
Mr. Bob Worthington, Director of Planning for Rauenhorst, reviewed the
proposed development of the Feltl property for a nursing home care center
in the R -6 zone and offices. Two uses under one ownership.. He stated that
Rauenhorst has submitted an application for a Certificate of Need for con
struction of the nursing home and expect to hear on that shortly.
Residents of the Patio Homes showed concern of traffic on to llth Avenue
from the condos to be built in Minnetonka. They also stated some concerns
about the loop road in the area of the nursing home care center.
Mr. Folk moved and Mrs. Tickle seconded a motion recommending to the Council
changing all parcels to R -4 PUD. Motion withdrawn.
Mr. Folk moved and Mrs. Tickle seconded a motion recommending to the Council
changing the east one -half of the SW4 of the SW4 of Section 25 and Lots 1
through 30 inclusive, Block 1, Davison's Addition to West Minneapolis.
Motion carried unanimously.
Hearing on an application by Rauenhorst Corporation for consideration for
Subdivision approval to plat the east one -half of the SA of the SW4 of
Section 25 and Lots 1 through 30 inclusive, Block 1, Davison's Addition to
West Minneapolis.
Mr. Anderson moved and Mrs. Tickle seconded a motion to recommend to the
Council approval of the preliminary plat. Motion carried unanimously.
Mr. Anderson moved and Mr. Folk seconded a motion recommending to the Council
vacating plat of Block 1, Davison's Addition to West Minneapolis and approving
the vacating of the streets and alley as proposed. Motion carried unanimously.
Mrs. Lavin left the meeting at this time.
Mr. Anderson moved and Mrs. Tickle seconded a motion that the Commission
consider Cases 82 -22, 82 -23 and 82 -24 together. Motion carried.
Hearing on an application by Centurion Company for a change in zoning from
B -1 (Limited Business) to R -3 (Medium Density Multiple Family) the former
Homedale Nursery site.
Mr. Hawks explained the plans of Centurion Company to construct 102 one and
two bedroom townhouse units.
Mr. Anderson moved and Ms. Reinehr seconded a motion to recommend to the
Council approval of the zoning from B -1 to R -2.
Mr. Anderson moved and Ms. Reinehr seconded a motion to amend the original
motion to recommend to the Council approval of the zoning from B -1 to R -3.
Motion carried. Ms. Eddy abstained.
Vote on original motion as amended carried.
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Minutes of the July 27, 1982 Zoning and Planning meeting continued.
Case No: Hearing on an application by Centurion Company for a variance to permit
82 -22 dwelling units on the first floor in the B -1 District at Lake Street and
Van Buren Avenue North, continued from the June 29, 1982 meeting.
Mr. Anderson moved and Mr. Folk seconded a motion to strike this item as the
case is now void due to the rezoning. Motion carried. Ms. Eddy abstained.
Case No: Hearing on an application by Centurion Company for a Conditional Use Permit
82 -23 for development of 102 dwelling units at Lake Street and Van Buren Avenue
North, continued from the June 29, 1982 meeting.
Mr. Anderson moved and Mrs. Tickle seconded a motion that the case be continued
to see if a variance is needed. Motion withdrawn.
Mr. Anderson moved and Mrs. Tickle seconded a motion to strike Case No. 82 -23.
Motion withdrawn.
Ms. Reinehr moved and Mrs. Tickle seconded a motion to continue Case No. 82 -23
for a Conditional Use Permit to the August 31, 1982 meeting to have staff
review the development under the R -3 zoning change. Motion carried unanimously
Case No: Hearing on an application by R. B. Reavill for a lot area variance from
82 -27 14,000 sq. ft. to 13,900 sq. ft. to convert a dwelling to four units at
1819 -1899 820-822 7th Street South.
Mr. Reavill explained his plans to renovate the building inside and outside
into a four unit dwelling with two -three bedroom units down stairs and two
one bedroom units upstairs with garages attached.
Mr. Anderson moved and Ms. Reinehr seconded a motion to recommend to the
Council approval of the lot area variance due to the unique character of the
property. Motion carried unanimously.
Case No: Hearing on an application by Hopkins Commerce Center, 111 East Excelsior Avenue
82 -28 for a Conditional Use Permit to construct a sign within the required front
1910 -1936 yard setback as permitted under Ordinance No. 80 -480.
Case No: Hearing to consider an application for a Conditional Use Permit by Honeywell
82 -29 to construct an additional driveway on Tyler Avenue North, north of Second
1938 -2090 Street Northeast.
Mr. Neumann, part owner of the Commerce Center, explained the new request to
the Commission for a sign in the front yard setback on a new pole as the old
pole was not strong enough to support the new sign.
Ms. Reinehr moved and Mrs. Tickle seconded a motion recommending to the
Council approval of the Conditional Use Permit to construct a sign within the
front yard setback. Motion carried unanimously.
Mr. Ken Miller of Honeywell explained the request for an additional driveway
due to the increased traffic since the upgrading of St. Louis Street.
Mr. Carlson and Mr. Shirley of Tyler Avenue North spoke against the driveway
and the increased traffic on a residential street. Suggested that they wait
until Highway 18 is finished and see if the problem is improved.
Mr. Folk moved and Mr. Anderson seconded a motion recommending to the Council
denial of the request. Motion carried unanimously.
Case No: Hearing to consider an application by Nautilus Athletic Center for a
82 -30 Conditional Use Permit to construct an Athletic Center at 900 Second Street
2092 -2318 Northeast (east portion of Massey- Ferguson property).
Mr. John Schwartzman presented the plans to the commission for an athletic
center with racquet ball, track, excercise equipment, locker area and child
care area.
Minutes of the July 27, 1982 Zoning and Planning meeting continued.
Mr. Anderson moved and Ms. Reinehr seconded a motion to recommend to the
Council approval of the Conditional Use Permit based on the suitability of the
project. Motion carried. Mr. McDonald voting nay as he would rather see the
project in the downtown area.
Case No: Hearing to consider an application by Massey- Ferguson, Inc. of 802 St. Louis
82 -31 Street for waiver of the Platting Requirements to change lot lines for sale
2320 -2350 purposes.
Item: Discussion Combining City lots 500 and 600 (commonly known as Taits and
City Center lots).
ATTEST:
Mr. Anderson moved and Mrs. Tickle seconded a motion recommending to the
Council approval of the waiver of the platting requirements for the purpose
of selling some of the property. Motion carried. Mr. McDonald voting nay.
Mr. McDonald explained the proposed parking lot design to the commission.
No action was taken.
Ms. Reinehr moved and Mr. Anderson seconded a motion that the meeting be
adjourned. Motion carried.
Robert McDonald, Chairman
MEMBERS:
July 20, 1982
Case No. 82 -2#'
Applicant: Centurion Company
Location: Homedale Nursery Site
Request: Rezoning from B -1 to R -3
STAFF FINDINGS: Norris Kerrigan
1. Applicant is requesting a rezoning for the 9.4 acres west of Van Buren
Avenue North between Lake Street N. E. and Highway 7 (Old Homedale
Nursery site) This area is presently zoned B -1 (limited business),
applicant is applying for a rezoning to R -3 (medium density multiple
family). The 1990 Comprehensive Plan has this property designated for
residential use.
2. The property is bounded on the west by the Great Northern Railroad line
and on the north by State Highway 7. To the south of the property is
a R -2 residential area made up of one and two family homes. On the
east side of Van Buren Avenue is the Ramsgate Apartment complex, in an
R -4 district.
3. Applicant is requesting this rezoning in an effort to facilitate the
construction of a 102 unit town house complex. Applicant also states
that by rezoning the property to an R -3 district the potential for
any business development on that property would be eliminated.
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0 July 20, 1982
Case No: 82 -31
Applicant: Massey- Ferguson, Inc.
Address: Second Street Northeast
Subject: Waiver of plot
STAFF FINDINGS COMMENTS: Kerrigan Norris
1. The subject property is vacant and zoned 1 -2 Industrial. The applicant is
requesting a waiver of the plot in order to facilitate the sale of the easterly
portion of this property.
2. As of the date of this review, no legal description of the proposed division
has been presented to the city. The applicant has stated that the property is
presently being surveyed and that the legal descriptions will be provided
prior to the July 27 Zoning and Planning meeting.
0 3. The applicant has reviewed the division with the Hennepin County tax office
and he states that they have no problem with the division.
July 19, 1982
Case No: 82 -30
Applicant: Nautilus Athletic Center, Jon Schwartzman
Location: 2nd Street East of Massey- Ferguson
Subject: Conditional Use Permit to construct a health center
STAFF FINDINGS AND COMMENTS: Kerrigan- Norris
1. The applicant is requesting a Conditional Use Permit to construct an
Athletic Center. The subject parcel is presently zoned I -2 with the
requested use, not a permitted use as detailed in 427.38 of the
ordinance. However, 427.39, conditional uses within the Industrial
District,states that certain uses may or may not be suitable in a
particular zoning district, depending upon the suitability of
the circumstances, and that when such circumstances are found to
exist, a conditional use may be granted.
2. The 19,100 square foot structure is to be constructed of decorative
cement block. The height of the proposed structure will 24'.
3. The structure as presented would have an 82' front yard setback from
2nd Street, a 70' rear yard setback, a 20' sideyard setback to the
west, and an easterly sideyard varying from approximately 110' to 220'
These setbacks comply with the requirements of 427.38 of the ordinance.
4. There are presently industrial uses to the east and west of the subject
site, multi- family residential to the north, with railroad tracks and
industrial uses to the south.
5. The facility would contain six handball courts, a running track, kitchen,
steam sauna rooms, showers and lockers, a nursery, and related office
space.
6. 66 parking stalls are to be provided to the east of the building with
an entrance /exit from 2nd Street. 427.45 does not specify on off
street parking for the proposed use. The closest use detailed would
be 427.45 (25) skating, dance hall, miniature golf, private club, and
ice arena. It would appear at this time that the parking as proposed
would be adequate. (St. Louis Park requires 10 parking spaces for the
first 2,000 square feet plus 1 off- street parking space for each
additional 300' of building). However, if approved, the applicant
should be made aware that it would be his responsibility to provide
additional parking if it is determined to be necessary. A plan should
be submitted to be kept on record of where future parking could be
provided. All parking must be constructed to standards as specified
in 427.44.
7. The landscape plan as presented, shows various plantings on north and
east side of the site. An existing chainlink fence is to remain on all
but the north. The easterly sideyard is to be bermed to a height
of approximately 5'.
8. The drainage plan has been reviewed by the City Engineer and has been
found acceptable. Trash storage is to be at the rear of the side
in the parking area. This area should be adequately protected from
parking cars as well as sheltered from public view.
9. The building is to be sprinkled. The fire marshal has not seen the
plans as of the date of this review.
10. A sign is shown on the plan within the front yard setback in violation
of 427.42 (3). If the applicant receives approval of a CUP for
construction of the subject building, he would have to apply for a
sign permit prior to erecting the sign, and at that time, if it
was determined that the sign did in fact not comply with any of
the requirements of 427.42, Signs, Advertising Lights and Devices,
the applicant would be required to receive approval of a variance
or additional CUP. Also, the plan as presented details a future
possible truck dock location, which would be required at the time
of construction, to comply with 427.46 and possibly require a CUP
as specified in 427.26 of the ordinance.
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July 19, 1982
Case No. 82 -29
Applicant: Honeywell
Location: 2nd Street N. E. and Tyler Avenue
Request: Conditional Use Permit to construct an additional driveway
STAFF FINDINGS: Norris Kerrigan
1. Applicant is requesting a conditional use permit to construct an additional
driveway to the parking lot in the northeast corner of Tyler Avenue North
and 2nd Street U. E. The proposed driveway is to be in the northwest corner
of the parking lot, on Tyler Avenue North. Applicant has stated that proposed
driveway is necessary, due to the increased traffic on 2nd Street, resulting
from the 1981 upgrade of St. Louis Street.
2. Present driveways to parking lot are on 2nd Street N. E., primarily a commercial-
industrial street. Across from the proposed driveway, on the west side of Tyler
Avenue North, is a residential district. Because of the unknown impacts on
traffic flow and circulation, the Commission may wish to review this plan after
one year for any detrimental affects.
July 20, 1982
Case No: 82 -27
Applicant: R. B. Reavill
Location: 820 -22 South 7th Street
Request: Variance of lot area requirement
STAFF FINDINGS COMMENTS: Norris- Kerrigan
1. The applicant is requesting a variance in the lot area requirement to convert
an existing duplex into a four -plex. Applicant has discussed plans with
City Staff, and it appears he will have no problem in complying with the
ordinance in all other aspects. If this request is approved, any conversion
to a more intense use would require compliance with all ordinance requirements,
including off- street parking and setbacks. Any conversion would also be
contingent upon plans being submitted and approved the the City Building
Inspector and Fire Marshal.
2. The subject property is located in an R -2 district. According to Ordinance
427.31, there must be 3,500 square feet of lot area per family unit. Applicant
needs 14,000 square feet to comply; applicant states that there would be 13,900
square feet of lot area and thus requires a variance of 100 square feet.
Applicant has made efforts to purchase the additional 100 square feet from
neighbors, but due to bank restriction on the mortgage, this has not been
possible.
3. It must be emphasized that Ordinance 427.23 requires that variances be granted
only if enforcement of the zoning ordinance would cause undue hardship to the
applicant. The applicant has stated the reason for the request is to improve
the property and to convert existing structure into a four -plex. In the plans
as discussed, the applicant has stated, if approved, he would be significantly
upgrading both the interior and exterior of the existing structure. It should
be noted that many of the structures in this area are presently being used as
multiple dwellings.
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July 22, 1982
Case No. 82 -28
Applicant: Hopkins Commerce Center
Location: 1111 East Excelsior Avenue
Request: Conditional Use Permit to locate an electrified pylon sign in
front yard setback
STAFF FINDINGS COMMENTS: Kerrigan- Norris
1. Applicant presently has a sign on one post located in front yard setback
five feet from the property line. Applicant is requesting a conditional
use permit to install two poles at existing location, five feet from
property line (17 feet from curb). Ordinance 427.42 requires that all signs
conform to the building yard requirements for the district in which they
are located. The subject property is in a B -3 district with a front yard
setback of 20 feet.
2. However, because existing signpost is not strong enough to support three signs,
applicant must install two new sign posts. At the March 30, 1982 Zoning
Planning Commission meeting, the Commission recommended approval with
subsequent Council approval of a Conditional Use Permit to place an additional
sign on existing non- conforming sign post. It should be noted that in
applicant's present request, two additional signs are to be installed.
3. Ordinance 427.42 also states that applications for proposed sign permits
not prohibited by Section 409 and involving a lesser setback than that
required by the Zoning Ordinance may be granted only by and under a
Conditional Use Permit.
4. The subject sign did conform to the present zoning ordinance prior to
Hennepin County taking land from parcel for recent road expansion.
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June 17, 1982
Case No: 82 -20
Applicant: Stanley Feltl
Location: 12th 13th Avenues between 10th llth Streets South
Request: Street and Alley Vacation
STAFF FINDINGS COMMENTS: Norris Kerrigan
1. The applicant is requesting a vacation of:
a. 13th Avenue South between 10th and llth Street South
b. 12th Avenue South between 10th and llth Street South
c. the alley in Block 1 of Davison's Addition to West Minneapolis
The applicant is requesting this in order to facilitate sale and subsequent
development of property.
2. The property owners of lots abutting the alley and streets have been notified.
Four of the six property owners own the majority of the property and approve
of the vacation. Another individual owns seven lots, and the City owns the
remaining lot.
June 18, 1982
Case No: 82 -21
Applicant: Paul Hartmann
Address: 1701 Excelsior Avenue West
Request: Conditional Use Permit to Construct Sign Within Front Yard Setback
STAFF FINDINGS COMMENTS: Norris Kerrigan
1. Hopkins Ordinance 427.42(3) requires that signs must conform to the yard
regulations for the district in which they are located. The applicant is
located in a B -3 District, abutting an R -1 -A District to the north.
According to Ordinance 427.35, the front yard setback must be half of the
residential requirement, or in this case, 13 feet. The existing sign base
is just inside the front and side yard lot lines.
2. The applicant has stated that he would like to use the existing sign base
because if he placed the sign according to the setback requirements, the
sign would be in the driveway.
3. Hopkins Ordinance 427.42(15) states that applications for signs involving
a lesser setback Than required be granted only by and under a Conditional
Use Permit.
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