Subdivision-MoratoriumPLANNING COMMISSION
REPORT
BACKGROUND:
SUBDIVISION MORATORIUM
CITY OF HOPKINS
April 17, 1986
At the last Zoning and Planning meeting there was evidently some confus-
ion and misunderstanding over the issue of the Bellgrove rezoning request
and possible moratorium. Basically this item surfaced because of a con -
cern within the Bellgrove neighborhood over the increased division of lots.
In response to discussions with the staff and commission, the Association
made a formal request to the City for a zoning amendment to increase mini-
mum lot size requirements only for Bellgrove. However, as Bellgrove is
only a portion within the city zoned R -1 -D, the staff decided that it was
most logical and appropriate to review the impact of any change for this
entire area (this would include Knollwood, Hobby Acres and Drillane). It
was also felt by the staff that the most expedient approach to deal with
this situation was a moratorium. This would allow for a thorough review
while at the same time preventing any future subdivisions.
A total of 222 rots would be affected by a moratorium, 85 in Bellgrove,
49 in Knollwood, 57 in Hobby Acres and 31 in Drillane. The following is
the information on each of the four areas:
Drillane: Almost all lots are under 20,000 square feet, only four are over 20,000.
In this situation it would be logical to change this area from R -1 -D to
R -1 -C which has a minimum lot size of 12,000 square feet.
Hobby Acres: Approximately 1/3 of the lots in Hobby Acres are over 20,000 square feet,
however most range from 15,000 to 19,000 square feet. This area like Drillane
could be rezoned to R -1 -C.
Knollwood: Currently this area has approximately twelve lots under 20,000 square feet
on Cottage Downs. All other lots in this area are over 20,000 square feet.
Bellgrove: It appears that all lots in Bellgrove are over 20,000 square feet.
ANALYSIS:
If any changes are to occur in the R -1 -D districts, a logical move would be
to rezone Hobby Acres and Drillane to R -1 -C. If Hobby Acres and Drillane
were rezoned, Knollwood and Bellgrove would remain R -1 -D and the problem
would still exist of subdivising in these areas. If the minimum lot size
in the R -1 -D districts were increased to 25,000 square feet, the lots on
Cottage Downs would still be non - conforming, plus another two lots in Knoll -
wood would become non - conforming. Four lots in Bellgrove are under 25,000
square feet, hence these lots would become non - conforming. Thirty -six lots
still could subdivide in Bellgrove and two in Knollwood. If the lot size
were increased to 30,000 square feet, two more lots in Bellgrove and five
more lots in Knollwood would become non- conforming. Twenty -one lots could
subdivide in Bellgrove, however none in Knollwood.
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Subdivision Moratorium
Page 2
Another course of action could be to make Bellgrove into another zoning
district with a larger minimum lot size. To assure that no subdivisions
would occur, the minimum lot would have to be over 50,000 square feet,
since there are a few lots over 100,000 square feet. This lot size would
not be practical since most lots would be non - conforming. A lot size of
between 30,000 - 35,000 square feet would have a minimum impact on making
lots non- conforming, however there still are 21 lots over 60,000 square
feet that possibly could subdivide.
ALTERNATIVES:
There seems to be three courses of action the Commission could decide. The
first is to leave everything as it is. The second is to rezone Hobby Acres
and Drillane to R -1 -C, which would make most of the lots conforming and to
increase the lot size in Bellgrove and Knollwood which would remain R -1 -D.
The third is to make a separate residential district for Bellgrove with a
minimum lot size larger than the present 20,000 square feet.
RECOMMENDATION:
At the present time I would recommend changing Hobby Acres and Drillane
from R -1 -D to R -1 -C and making Bellgrove into a new district. T am making
this recommendation based on the fact that if the lot size is increased more
lots will become non - conforming. The consequence of making lots noncon-
forming as pointed out by the City Attorney is that non- conforming uses may
continue to exist, but they cannot be replaced or improved. This is only one
alternative, however, if a moratorium is placed on subdivisions in R -1 -D
districts this will give the staff more time to look into other alternatives
other than changing the lot size.
BELLGROVE AREA - Total of 85 lots
Under 25,000 sq. ft. 25,000 - 30,000 sq. ft. 30,000- 35,000 sq. ft.
4 2 6
35,000 - 40,000 sq.ft. 40,000- 50,000 sq. ft. 50,000 - 60,000 sq. ft.
15 22 15
Over 60,000 sq. ft.
21
KNOLLW00D AREA - Total- of 49 lots
Under 20,000 sq. ft. 20,000- 25,000 sq. ft. 25,000- 30,000 sq. ft.
12 2 5
30,000- 35,000 sq.ft. 35,000 - 40,000 sq. ft. 40,000- 50,000 sq. ft.
9 9 10
50,000- 60,000 sq.ft.
2
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April 17, 1986
Proposed Moratorium
Page 3
The numbers which are in parenthesis are approximate lots sizes, the numbers not
in parenthesis is the lot area which is on record in the assessing files.
St. Albans
2 East
2 West
3 West
3 East
4 East
4 West
5
5
6
6
7
7
8
8
9
10
East
West
East
West
East
West
West
East
East
East
11 East
12 East
14 East
15 East
16 East
17 East
18 East
19 East
20 East
21 West
22 West
23 West
24 West
26 West
28 West
Road:
85,652 sq. ft.
61,520
71,815
(38,700)
110,403
45,293
(38,000)
(22,500)
100,519
33,109
(22,929)
(25,500)
44,558
135,690
38,586
over 100,000
43,974
119,856
86,240
40,390.
70,281
37,668
62,118
36,160
59,292
26,192
54,818
34,953
79,524
(60,600)
(71,900)
County Road #73:
3313 (34,100) sq.ft.
3321 (47,600)
BELLGROVE
Minnetonka Boulevard:
10720 43,700 sq. ft.
10706 47,500
10700 38,400
10600 (65,100)
11118 (50,128)
11100 56,786
11115 87,262
Mill Road:
1
3
5
6
7
8
9
47,108 sq. ft.
50,160
(50,986)
(47,250)
(50,400)
(42,990)
(50,707
Fletcher Place:
1 (39,400)sq. ft.
2 (44,400)
4 (52,305)
6 (47,105)
7 36,402
8 36,210
9 (53,672)
Webster Place:
1 (54,600)sq. ft.
2 (24,000)
21/2 (20,400)
3 41,227
4 (71,940)
5 64,771
6 (118,772)
7 (55,620)
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April 17, 1986
Proposed Moratorium
Page 4
Loring Road:
1 66,752 sq. ft.
2 (47,575)
7 (46,080)
8 46,830
10 46,200
12 46,200
14 (41,850
15 (48,850)
16 (34,000)
17. (30,750)
18 87,128
19 33,600
Valley Way:
705 (47,250) sq. ft.
712 (31,250)
715 (35,000)
716 (48,000)
804 (43,150)
810 (38,900)
Park Terrace:
805 (32,550) sq. ft.
815 (33,600)
821 (58,100)
825 (42,450)
Edgemoor Drive:
710 (36,000) sq. ft.
802 (35,200)
810 30,000
820 30,000
830 30,400
Bridle Lane:
102 (28,600) sq. ft.
240 (+26,495)
302 (52,500)
KNOLLW00D
Manitoba Road:
3 37,066 sq. ft.
4 50,589
5 36,990
6 47,992
7 37,975
8 53,352
9 37,792
10 37,376
11 53,544
12 36,759
15 42,579
Oakridge Road:
601 (32,392) sq. ft.
707 (43,200)
711 (41,000)
715 (28,500)
805 (39,100)
809 (30,800)
Cottage Downs:
105 (18,700) sq. ft.
115 (18,000)
210 (31,250)
215 (18,200)
225 (16,800)
275 (16,000)
302 (19,800)
315 (18,000)
325 (25,300)
405 (29,400)
409 (17,100)
410 (14,300)
413 (22,800)
417 (19,800)
420 (15,000)
428 (13,000)
Wilshire Walk:
122 (40,000) sq. ft.
203 (20,115)
208 39,200
216 41,035
301 (48,650)
306 38,425
312 39,150
408 42,700
414 40,762
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April 17, 1986
Proposed Moratorium
Page 5
Drillane Road:
501 15,252 sq. ft.
502 15,252
505 15,252
506 15,252
601 24,724.14
602 13,640
605 13,678.44
606 13,310
610 ( +17,500)
616 ( +9,350)
617 ( +12,600)
702 ( +15,000)
703 (- 11,000)
704 (- 11,000)
707 ( +17,000)
707 N (28,900)
708 ( +12,100)
709 ( +15,300
Wayside
102
105
111
112
121
131
201
209
210
305
308
309
310
319
401
411
421
425
Road:
(24,949) sq. ft.
(17,568)
(19,439)
(15,763)
(21,039)
(21,325)
(21,146)
(19,779)
(17,244)
(18,373)
(10,812)
(18,091)
(15,470)
(12,326)
(14,445)
(14,427)
(16,500)
(19,136)
East Wayside Road:
11 (25,000)
21 (25,000)
101 (25,000)
102 (23,850)
106 (21,012)
HOBBY ACRES
DRILLANE
Althea
415
421
424
430
711 (- 12,400) sq. ft.
711 N. (15,300)
712 (- 12,400)
713 (- 83,700)
722 (17,600)
726 ( +13,300)
730 ( +86,620)
734 (12,205)
738 13,250
742 `(18,900)
706 (17,600)
Oakridge Road:
1010 (25,000) sq. ft.
1020 (50,400)
Lane:
(15,679) sq. ft.
(15,455)
(18,024)
(14,481)
Sweet Briar Lane:
355 (25,300) sq. ft.
402 (20,809)
410 (24,856)
510 (20,000)
Hazel Lane:
411 (23,250) sq. ft.
414 (15,000
420 (15,000)
421 (24,502)
425 (23,510)
501 (25,200
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April 17, 1986
Proposed Moratorium
Page 6
Farmdale Road:
102 (22,632) sq. ft.
103 (15,805)
105 (23,650)
109 (17,767)
118 (10,160)
209 (11,880)
210 (18,415)
307 ( 9,900)
313 (25,300)
417 (16,300)
422 ( 8,400)
Nancy S. Anderson, Analyst
Community Development
HOBBY ACRES
5th Avenue North:
407 (15,825)
415 (16,526)
495 (19,500)
Hollyhock Lane
402 (17,550)
409 (25,110)
410 (24,000)
417 (24,667)
418 (16,704)
426 (17,212)