Request for Ordinance Change•
•
September 21, 1987
Planning Commission Report
REQUEST FOR ORDINANCE CHANGE
PURPOSE: To review and recommend action on a request for
an ordinance change.
BACKGROUND: Mr. Rockford is requesting that the Commission
consider changing the size of efficiency apartment's square
footage from 520 to 450. Mr. Rockford is a general partner
that owns the Knollwood Apartments at 1210 and 1220
Cambridge Street. Currently there are 22 efficiency
apartments that are 450 square feet. The ordinance requires
a minimum of 520 square feet for efficiency apartments.
These apartment buildings are legal non- conforming buildings
and are grandfathered under Section 520.03. If the
buildings are destroyed 50% or more, they would have to
conform with the existing Zoning Ordinance.
Mr. Rockford is requesting this because he wants to re-
finance the apartments. His lender is hesitant to re-
finance non - conforming buildings.
ANALYSIS: Mr. Rockford's situation is not unique. Many of
the buildings in Hopkins are legal non - conforming for
various reasons. We have not had this problem with any
other legal non - conforming buildings. It is common practice
that a mortgage company requests a letter stating that a
building is legal non- conforming for re- financing. Our
property owners seem to have no problem with re- financing.
Mr. Rockford could rebuild the apartments. The use is
allowed in that district; however the units would have to be
made larger.
I have checked with what other communities require for size
of units. Our requirements for square footage are similar
or somewhat less.
Another option for Mr. Rockford would be to designate the
smaller units as elderly units. The minimum size for
elderly units is 420 square feet.
No.
•
•
The staff is very apprehensive about changing the ordinance
to deal with one individuals problem. If this problem was
more widespread, a change might be appropriate. Other
property owners seem to have no problem re- financing legal
non - conforming buildings in Hopkins. In looking at other
city's ordinances, our unit sizes are in many cases smaller
than the other cities.
If the Commission recommends a change, this would set a
precedent. Nothing would prevent someone coming in next
month wanting an ordinance change to make their building
conforming.
I have discussed this matter with the City Attorney. He
also agrees for the above reasons that the ordinance not be
changed in this situation.
RECOMMENDATION: I recommend that the ordinance not be
amended.
Respectfully submitted,
airtmoY1
Nancy .Anderson
Community Development
Analyst
ROCKFORD, INC.
5009 EXCELSIOR BLVD., SUITE 152
September 9, 1987
• MINNEAPOLIS, MINNESOTA 55416
PHONE: 929-5154
City of Hopkins
Zoning & Planning Commission
1010 1st Street So.
Hopkins, MN 55343
Attention: Nancy Anderson
RE: Amendment
Zoning Ordinance
I am a General Partner of a Limited Partnership which
owns the Knollwood Apartments at 1210 and 1220 Cambridge
Street, Hopkins, MN.
I believe that the Knollwoods Apartments have been a
credit to the City of Hopkins for 20 years, offering a
clean, safe residence to individuals and couples, many
working in Hopkins, MN. Over the years we have promptly
responded to fire and ordinance changes and insisted on
safe and sanitary occupancy by our tenants.
Each building consists of 6 Two Bedroom apartments of
882 square feet, 6 One Bedroom apartments of 651 square
feet and 22 Efficiency apartments of 450 square feet.
All units are attractive and readily accepted in the
market place.
The Hopkins Zoning Ordinance #427 passed in March, 1977
required that efficiency apartments contain a minimum of
520 square feet. While our apartment efficiency units
are allowed under a so called "Grandfather Clause" we are
very apprehensive about marketability of our buildings and
marketability of any mortgage, since in the eyes of any
buyer or lender our buildings are non - conforming. In the
event of a 50% loss they cannot be rebuilt and must be
destroyed. (427.06 #5, page 12) .
Section 427.33 (T) page 30 provides for elderly apartments
of not less than 420 square feet, provided they are not
occupied by more than two people. At no time have we
rented our efficiency apartments to more than two people.
•
City of Hopkins
Zoning & Planning Commission -2 9/9/87
As you know building costs rise constantly and force
the reduction in size of apartments. If 420 square feet
is workable for two people, and the market bears this out,
I believe your ordinance should be changed to more
realistically reflect apartment size to market levels and
control occupancy through the licensing department.
Thank you for your consideration.
TAR:mm
Yours Very Truly,
r� Roche or
Thomas A
General Partner
Knollwood Apartments
929 -5154