Southeast Hopkins•
November 20, 1984
To: Planning & Zoning Commission
From: Jim Kerrigan
Subject: Southeast Hopkins
In response to the discussion of the Steiner Redevelopment Plan at the
last Zoning and Planning meeting, the Commission asked the staff to review the
present zoning of southeast Hopkins. In this report it is only logical to look
at the property which remains available for development in this area. This would
be the property south of Park Valley to the City limits and east of the Westbrooke
condominiums to the City limits. Basically this property presently consists of
the following uses:
1 - Minneapolis Floral Company
2 - City owned park
3 - Vacant parcel - owned by James Hurley
•
•
This entire area is presently zoned R -2, Low Density Multiple Family
and is designated (except for a small part of Minneapolis Floral) on the Official
Map of the City presumably for open space.
This section of the City has lagged behind in development because the
lack of access and because the majority of the land is prone to flooding, lying
in the Nine Mile Creek Flood Plain.
The Minneapolis Floral operation isn't as intense as in previous years
and it appears that a redevelopment of the area may not be too far off in the future.
An agreement has been executed previously between the owner and the City which trans-
fers density rights off land taken for park development in this area to their re-
maing land. As a result of this action it appears they have the ability to construct
approximately 280 units of housing on what would be the high ground of their present
operation. Access to any such development would probably be via Second Avenue South
and thus not affect traffic flow thru Westbrook. With the proximity of this area to
Highway 18 and the Opus Development, this site would also be a logical location for a
business type of use, ie office. The owners, however, depending upon the highest and
best use probably would want to retain the residential zoning at this time because of
the density capability.
The southeast most parcel in this area is the property presently owned by
James Hurley and for which Paul Steiner has submitted a redevelopment plan. This
20 acre parcel is mostly located within the flood plain. At one time the City was
negotiating on this site for acquisition as open space. Steiner has stated that with
filling he estimated he can build on about four acres. At the present R -2 zoning and
with a density of 3500 sq. ft. per unit, approximately 50 units of housing could be
constructed. It is questionable if this would be the best use as the site abuts
Southeast Hopkins
November 20, 1984
Page 2
Highway 18 to the east and an industrial use directly to the south in Minnetonka.
There is however, housing directly to the southwest. Because of the distance of
this site, the Minneapolis Floral property, a non - residential use site would
appear to have a minimal impact on future redevelopment of the Floral land. Because
of the open space separation, such a use would also not impact the Westbrooke devel-
opment.
Two items need to be considered by the Commission in considering a re-
zoning of the Hurley site. First, that the access issue can be resolved. Second,
that prior to a rezoning to business or industrial that there is a developer
with a specific use "in hand ". As this site is a very visable entrance to Hopkins
it is important that the type and appearance of any development be aesthetically
acceptable and conforms to minimum performance standards of the ordinance.
It should also be noted that any rezoning would have to be done in con -
junction with a Comprehensive Plan change.
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r- .� -�-�. - 4C;lOG°3D C;1DD04flOMn
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CANADIAN
LOT 7 FINANCIAL
17.339 ACRES PUBLIC OPEN SPACE : f LOT 1 HOUSING
LOT 1 LOT 3 527 ACRES CORP., 15 C
4.335 3.467 ACRES NORTHERN 16 7
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ACRES
'L HO NEYWELL HONEYWELL
\ 1ANUFAc".G OPPORTUNITYW INC.
LOT 4 I EAC0.HY INC. (UNDEVE
LOPEO)
LOT 2 3.549 ACRES
7.0 ACRES - - OFFICEIWAREHOUSE
18 .. (Developed BY Omere)
- LOT S OPPORTUNITY,_` _
3.384 ACRES (\n�U H g WORKSHOPINC. Y
LOT 3 QD� O� ve
48.8 AC.
4.208 ACRES V 5? o ' O ' NORTHWESTERN BELL
`a: (Deloped By Others)
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_ 3 "�. / 4q ��' a• x�. SMETANA M— v t $METMN COIMT
LEES?; .,- LOT 6
Y PRAIRIE LAK'ES CORP.
....1omE �. 7NC: 70.157 ACRES �
CIRCUfTS..: NOONAp(=
�.3 4 5
6 J
+ OfFICE/WAREHOUSE
. GIBS
.:PRECISK)N: _. _... __. -_.... .. -.- .,.__.._- .......,. -... (Developed By 0*—) OFFICEANAREHOUSE
COSMET REN A WEST .... (Developed ByOtV s) -
LOT 8
8.095 ACRES '.'
OFFICE NATION LOT 1
�1.7 ACRES .. _
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11 SYSTEMS _ E
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8 � LOT 9 HOLMES CORK GZ
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DATA 6 751 ACRES ^ .
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CARD ,rte lU
CORP. 18 ACRES
. CHARMIU.ES r^- LOT 2
OF AMERICA c LOT 2 - I k \ �
9 ! 74.3 ACRES .n, Fr) ';
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RESIDENTIAL
(Developed By
LOT 2
EXCEPTION
13.429 ACRES
HO
11THSTREET -
WETANA DRIVE _
MINNETONKA
r- .� -�-�. - 4C;lOG°3D C;1DD04flOMn
FELTL ELMBROOKE/ 1 4 DRAG
13 INC.
LIFE ESTATE INC.
CANADIAN
LOT 7 FINANCIAL
17.339 ACRES PUBLIC OPEN SPACE : f LOT 1 HOUSING
LOT 1 LOT 3 527 ACRES CORP., 15 C
4.335 3.467 ACRES NORTHERN 16 7
- ` / -
ACRES
'L HO NEYWELL HONEYWELL
\ 1ANUFAc".G OPPORTUNITYW INC.
LOT 4 I EAC0.HY INC. (UNDEVE
LOPEO)
LOT 2 3.549 ACRES
7.0 ACRES - - OFFICEIWAREHOUSE
18 .. (Developed BY Omere)
- LOT S OPPORTUNITY,_` _
3.384 ACRES (\n�U H g WORKSHOPINC. Y
LOT 3 QD� O� ve
48.8 AC.
4.208 ACRES V 5? o ' O ' NORTHWESTERN BELL
`a: (Deloped By Others)
OP US ?CONDOMINIUMS/ '.rl.,h -.+ ^,t� - _
_ 3 "�. / 4q ��' a• x�. SMETANA M— v t $METMN COIMT
LEES?; .,- LOT 6
Y PRAIRIE LAK'ES CORP.
....1omE �. 7NC: 70.157 ACRES �
CIRCUfTS..: NOONAp(=
�.3 4 5
6 J
+ OfFICE/WAREHOUSE
. GIBS
.:PRECISK)N: _. _... __. -_.... .. -.- .,.__.._- .......,. -... (Developed By 0*—) OFFICEANAREHOUSE
COSMET REN A WEST .... (Developed ByOtV s) -
LOT 8
8.095 ACRES '.'
OFFICE NATION LOT 1
�1.7 ACRES .. _
� x
11 SYSTEMS _ E
GOLLE AND ........,.a..,..A�. -�-A
8 � LOT 9 HOLMES CORK GZ
_
DATA 6 751 ACRES ^ .
\
CARD ,rte lU
CORP. 18 ACRES
. CHARMIU.ES r^- LOT 2
OF AMERICA c LOT 2 - I k \ �
9 ! 74.3 ACRES .n, Fr) ';