Zoning Request-Hopkins Land Co.•
•
CITY OF HOPKINS
ZONING REQUEST
Property bounded by
7th Avenue South, 5th & 6th Streets South
Planning Commission November 13, 1985
Report No. ZN -1
PURPOSE
The purpose of this report is to consider the rezoning and Comprehensive Plan desig-
nation for the property located South of 5th Street South, North of 6th Street South,
East of llth Avenue South and West of 7th Avenue South.
BACKGROUND
The following is a summary of the pertinent information related to this application:
Name of Applicant: Hopkins Land Company
Address of Project: See above
Present Zoning: I -1 Industrial
Proposed Zoning: R -4 Medium High Density
Present Comprehensive
Plan: Industrial
Proposed Comprehensive
Plan: Residential
The subject site is part of the former Minneapolis Moline property. The applicant
has been meeting with City staff on the redevelopment of all of this property both
north and south of Country Road 3. A plan is presently being prepared which details
the project and Public Assistance proposed to be provided. The Zoning and Planning
Commission will be presented this plan at their regular meeting on November 26th and
asked to provide written comment to the City Council. Basically, the applicant is
proposing a mixed development of office and light industrial uses with 228 rental
residential units on the subject site.
The residential site contains 9.1 acres. The R -4 zoning permits a density of one
unit per 1600 square feet which would allow the number of units as proposed.
Because the 1990 Comprehensive Plan presently shows this site for an industrial use,
any change in the zoning will require a Plan change in order to prevent any conflict
between these documents.
In conjunction with the zoning change the applicant is also requesting the City to
consider Housing Revenue Bond Financing for the project. This would require that
20% of the units be reserved for low /moderate income households. The City Council
has scheduled a Public Hearing on November 19th to consider this matter.
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Planning Commission
Report No. ZN -1
Page 2
ANALYSIS
The property to the east and south of the subject site is' zoned R -3, Medium Density
Multiple Family and to the north and west I -1 Industrial. It appears that the R -4
zoning would be a good tansition between the less dense residential and the more
intense industrial use to the north. The I -1 zoning presently on this site allows
a number of uses which are not compatible with residential. It is important that
an R -4 use be of such a scale that it is not intrusive on the adjacent housing.
The major part of the buffering and landscaping should be along 7th Avenue and 6th
Street. Curb cuts should also be minimized on these streets.
The attorney representing the owner of the property has requested that the rezoning
be "Conditional" and become effective only if the property is sold to the applicant.
ALTERNATIVES
1) Leave the present Industrial zoning and Comprehensive Plan designation. This
allows any I -1 uses (see attached) to be constructed on the site.
2) Change the zoning and Comprehensive Plan designation to R -4 residential. This
will allow construction of the proposed project.
The approval of the Comprehensive Plan change should be contingent upon approval by
the Metropolitan Council and a transfer of the subject property to the applicant.
In response to the letter dated November 11, 1985 from Dorsey & Whitney, the City
Council should be requested to not have the second reading on the rezoning until
after the subject property has transferred title.
RECOMMENDATION
Approval of Zoning change and Comprehensive Plan based upon condition as detailed
in #2.
Director
elopment
RESOLUTION NO.
STATE OF MINNESOTA
COUNTY OF HENNEPIN
CITY OF HOPKINS
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING APPLICATION FOR REZONING
ZN -1.
WHEREAS, an application for rezoning entitled ZN -1 has been made by the
Hopkins Land Company, requesting a change in zoning from I -1 Industrial to
R -4 Residential.
WHEREAS, the procedural history of the application is as follows:
1. That an application for the rezoning ZN -1 was filed with the City of
Hopkins on October 25, 1985.
2. That the City of Hopkins Planning Commission reviewed such application
on November 18, 1985.
3. That the City of Hopkins Planning Commission, pursuant to published
and mailed notices, held a public hearing on November 18, 1985; all
persons present at the hearing were given an opportunity to be heard.
4. That the written comments and analysis of the City Staff and the
Planning Commission were considered.
NOW THEREFORE BE IT RESOLVED, the the City of Hopkins City Council makes
the following Findings of Fact in respect to ZN -1:
1. That a R -4 Residential Zoning is consistent with present and future
land uses in the area.
2. That R -4 Residential zoning will provide a good transition between
the residential uses south and east of the subject site and the
present and future industrial uses to the north.
BE IT FURTHER RESOLVED, that application for the rezoning ZN -1 is hereby
approved subject to the following conditions:
1. Approval by the Metropolitan Council.
1. Final reading and approval of the rezoning is contingent upon transfer
of the property to the applicant.
Adopted this day of
1985.
Ellen Lavin, Mayor
"
SITE DATA
SRE AREA 9.1266 ACRES
397,555 SF
NO. OF APARTMENT UNITS 228
SITE AREA/UNIT 1743.7 SF
PARKING REQUIRE 342 SPACES
PARKING PROVIDE 350 SPACES
GARAGE PARKNG 228 SPAS
SURFACE PARKING 112 SPAa
BUILDING HEIGHT 3 STORIES -4
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1 I 11 ISIM !Ill
,ft4b,. "'� �.n Fii ,�. .. lai4
SITE PLAN
SIXTH STREET SO.
1
40 30 10 0 50
r
gum
g
510 NORTH CENTRAL. UFE TOWER
445 MINNESOTA STREET
ST. PAUL, MINNESOTA 55101
(612) 227 -8017
P. 0. BOX 848
340 FIRST NATIONAL BANK BUILDING
ROCHESTER, MINNESOTA 55903
(507) 288
315 FIRST NATIONAL BANK BUILDING
WAYZATA, MINNESOTA 55391
(612) 475-0373
350 PARK AVENUE
NEW YORK, NEW YORK 10022
(212) 415 - 9200
City of Hopkins
1010 South 1st Street
Hopkins, Minnesota 55343
Dear Mr. Kerrigan:
DORSEY & WHITNEY
A Partnership Including Professional Corporations
2200 FIRST BANK PLACE EAST
MINNEAPOLIS, MINNESOTA 55402
(612) 340 -2600
TELEX 29 - 0605
TEIECOPIER
(612) 340 -2768
(612) 340 -2868
DENNIS BURATTI
(612) 340 -2920
November 11, 1985
Attention: James D. Kerrigan
Community Development Director
Re: 9.13 Acres in Northwest Quadrant of
Intersection of 7th Avenue South and
6th Street South (the "Property ")
201 DAVIDSON BUILDING
8 THIRD STREET NORTH
GREAT FALLS, MONTANA 59401
(406)727 -3632
304 TRANSWESTERN PLAZA III
550 NORTH 31" STREET
P. 0. BOX 1179
BILUN GS, MONTANA 59103
(406) 252-3800
30 RUE LA BOETIE
75008 PARIS, FRANCE
011 331 562 32 50
We represent James J. Lawrence, the owner of the
above referenced Property. Mr. Lawrence has recently entered
into an Option Agreement for the possible sale of the Property
(and additional real estate) to Hopkins Block Partners, a
partnership comprised of Richard W. Anderson and M. G.
Astleford Company (the "Developer "). The Option Agreement
provides for a closing to occur on April 1, 1986.
We understand that the Developer has requested the
City to rezone the Property from an I -1 Industrial classifi-
cation to an R -4 Residential classification, and that a public
hearing thereon by the Zoning and Planning Commission is
scheduled for November 18th. It is Mr. Lawrence's position
that, while he is willing to cooperate with the Developer,
he would not want the Property to be rezoned if the sale were
not to occur.
I have discussed this matter by telephone with the
City Attorney, Jerre Miller, who thought it would be possible
to "conditionally" rezone the Property, i.e. to provide in
the rezoning ordinance that it shall be ineffective if the
Developer fails to acquire title to the Property by say
April 15, 1986. I would appreciate your letting me know if
you have any objections to this and, if not, if you would
confirm by letter that this condition will be included in
the rezoning ordinance.
•
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City of Hopkins
Page Two
November 11, 1985
DB:jn
cc: Jerre A. Miller, Esq.
James J. Lawrence, Esq.
William E. Fox, Esq.
Mr. Richard W. Anderson
DORSEY & WHITNEY
I am told that the impetus for the rezoning stems
from contemplated housing revenue bond financing which must
be in place by the end of the year, and surmise that bond
counsel wants to see the rezoning accomplished by the time
the bonds are issued. I do not know if this condition will
cause a problem in this regard and assume that you will check
on that with whomever is acting as bond counsel for the City.
Of course, don't hesitate to contact me should you
have any questions concerning this matter, and thank you for
your consideration.
y yours,
I
is Buratti
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO. 85-
A RESOLUTION OF THE HOPKINS PLANNING COMMISSION
AMENDING THE 1990 COMPREHENSIVE PLAN FOR THE CITY OF
HOPKINS UNDER MINNESOTA STATUTES 462.351 TO 462.364
WHEREAS, the Planning Commission of the City of Hopkins approved the 1990
Comprehensive Plan on September 9, 1980, based on statutes, the Metropolitan
System Statement, extensive research, and analyses involving the interests of
citizens and public agencies, and
WHEREAS, the 1990 Comprehensive Plan was approved by the City Council on
September 16, 1980, and
WHEREAS, the use of such Comprehensive Plan will insure a safer, more
pleasant, and more economical environment for residential,commercial, industrial,
and public activities and will promote the public health, safety, and general
welfare, and
WHEREAS, said Plan will prepare the community for anticipated desirable change,
thereby bringing about significant savings in both private and public expenditures,
and
WHEREAS, the Comprehensive Plan has taken due cognizance of the planning
activities of adjacent units of government, and
WHEREAS, the 1990 Comprehensive Plan is to be periodically reviewed by the
Planning Commission of the City of Hopkins and amendments made, if justified accord-
ing to procedures, rules, and laws, and provided such amendments would provide a
positive result and are consistent with other provisions in the Comprehensive Plan,
and
WHEREAS, the Planning Commission has comprehensively studied an amendment to
the Comprehensive Plan and has conducted a public hearing on November 18, 1985 to
consider a change in its 1990 Comprehensive Plan and approved such change.
THEREFORE BE IT RESOLVED by the City Council of the City of Hopkins that the
1990 Comprehensive Plan as previously approved by the Planning Commission and City
Council is hereby amended by amending the 1990 Comprehensive Plan at the following
location:
Par. 1: Lots 10, 11 and 12, Block 52, West Minneapolis, according to
the plat thereof on file or of record in the office of the
Register of Deeds in and for Hennepin County.
Par. 2: Those parts of the following described properties:
Lots 5 to 9 inclusive and Lots 13 to 16 inclusive, Block 52;
The vacated alley in Block 52 lying between extensions across
it of the North and South lines of said block;
That part of the West 1/2 of vacated 9th Avenue lying between
extensions across it of the North and South lines of Block 52;
That part of the East Half of vacated 9th Avenue lying between
extensions across it of the North and South lines of Block 52;
all in West Minneapolis, according to the plat thereof on file
or of record in the office of the Register of Deeds in and for
Hennepin County.
Lot 7, Auditor's Subdivision Number One Hundred Ninety Five
(195), Hennepin County, Minnesota.
which lie southerly and southeasterly of a line described as
follows: Beginning at the intersection of the center line of
5th Street South and the center line of 7th Avenue as dedicated
in the recorded plat of West Minneapolis; thence westerly, along
the westerly extension of the center line of said 5th Street South,
a distance of 127.00 feet; thence westerly, a distance of 576.03
feet along a tangential curve concave to the south having a radius
of 835.19 feet and a central angle of 39 degrees 31 minutes 00
seconds; thence southwesterly, a distance of 255,54 feet, along a
compound curve.concave to the southeast having a radius of 563.48
feet and a central angle of 25 degrees 59 minutes 00 seconds; thence
southwesterly, tangent to the last described curve, a distance of
176.85 feet; thence southwesterly, a distance of 209.78 feet, along
a tangential curve concave to the northwest having a radius of 183.69
feet and a central angle of 65 degrees 26 minutes 00 seconds and said
line there terminating.
BE IT FURTHER RESOLVED, that approval of the amendment is contingent upon
approval by the Metropolitan Council.
Adopted by the Hopkins City Council on this day of , 1985.
J. SCOTT RENNE, City Clerk ELLEN LAVIN, Mayor