CR 10-028 Zoning - Former EBCO Site CITY OF
March 31, 2010 H 0 P K 1 N S Council Report 10 -28
REZONING — FORMER EBCO SITE
Proposed Action
Staff recommends the following motion: Move to adopt Resolution 10 -16, approving
Ordinance 10 -1016, rezoning the property at 140 Washington Avenue and 201 Third Street
South from I -2, General Industrial, to Business Park.
At the Zoning and Planning meeting Mr. Jenny moved and Mr. Skiermont seconded a motion
to adopt Resolution RZ10 -3, recommending approval of Ordinance 10 -1016, rezoning the
property at 140 Washington Avenue and 201 Third Street South from I -2, General Industrial,
to Business Park. The motion was approved unanimously.
Overview
The newly approved Comprehensive Plan has designated several sites within the City
differently than currently zoned. The City will now go through a process to rezone these
sites. One site is the former EBCO site located at 140 Washington Ave South and 201 Third
Street South.
This property is the triangular property located south of Excelsior Boulevard and west of
Highway 169. The site is currently vacant. Any new use for the site will have to comply
with the permitted uses in the Business Park zoning.
Primary Issues to Consider
• What is the Comprehensive Plan designation?
• What is the existing zoning of the subject site?
• What does the Business Park zoning allow?
• Should the site be rezoned from 1 -2 to Business Park?
• What was the discussion at the Zoning and Planning meeting?
Supporting Documents
• Analysis of Issues
• Business Park Ordinance
• Resolution 10 -16
• Ordinance 10 -1016
i
ii.11... '1 OIL A.A. iA
Nanc . Anderson, AICP
Planner
Financial Impact: $ N/A Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.): _
Notes:
CR1 0 2j
Page 2
Primary Issues to Consider
• What is the Comprehensive Plan designation?
The Comprehensive Plan has designated the site as Business Park.
• What is the existing zoning of the subject site?
The site is zoned I -2, General Industrial.
• What does the Business Park zoning allow?
The Business Park zoning district allows office and a limited amount of warehouse. Limited
retail is allowed if the product is manufactured on site.
• Should the site be rezoned from I -2 to Business Park?
The I -2 zoning is an industrial zoning. With the LRT on the north side of the site and the
redevelopment that has happened around the site, it seems logical that the site be used for a
higher use than an industrial use. The new Comprehensive Plan has designated the site as
Business Park.
• What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed rezoning. No one appeared at the public hearing
regarding this item.
Alternatives
1. Approve the rezoning. By approving the rezoning, the zoning of the former EBCO site
will be changed from I -2 to Business Park.
2. Deny the rezoning. By denying the rezoning, the former EBCO site will not be changed
from I -2. If the City Council considers this alternative, findings will have to be identified
that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
City of Hopkins Comprehensive Plan
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• Hopkins City Code (Zoning) 541.01
(Effective 5/29/03)
Section 541 - Zoning: business park
541.01 Business Park. The purpose of the Business Park District is intended
to allow for business and industrial operations. The performance standards
for this district are intended to establish and maintain high quality site
planning, architecture, signage and landscape design to create an attractive
and unified development character.
541.02 Uses. Within the Business Park District, no building or land shall be
used except for one or more of the following uses:
a. Free standing office buildings for corporate,
administrative, executive, professional, research, sales
representatives' offices, or similar organizations and hotels.
b. Office, showroom and tech uses that occupy at least
60 percent of the gross floor area of the building and warehouse,
and light manufacturing uses that occupy a maximum of 40 percent:
(Amended Ord. 03 -898)
c. Retail sale of products manufactured, warehoused or
distributed on the premises where the retail floor area does not
exceed 15 percent of the gross floor area or 3,000 square feet,
whichever is less, of the building in which the sales area is
• located.
If the business park is phased over a period of time, a plan for the overall
site development shall be submitted for approval.
541.03 District standards. No building or land in the Business Park District
shall be used except in conformance with the following:
a) minimum lot size 1 acre (43,560 square feet)
b) minimum lot width 100 feet
c) building height: maximum 45 feet
building heights up to 80 feet maybe permitted with
an increase of a two foot setback for each additional
foot of building height abutting a residential
district.
d) minimum building setbacks
1) front yard 20 feet
50 feet abutting residential district
2) side yard 20 feet
50 feet abutting residential district
Section 541 Page 1
Hopkins City Code (Zoning) 541.03 (d)(3)
• (Effective 6/30/98)
3) rear yard 20 feet
50 feet abutting residential district
e) floor area ratio 1.00
f) minimum parking setbacks
1) front yard: 20 feet
50 feet abutting residential district
2) side yard: 10 feet
50 feet abutting residential district
3) rear yard: 10 feet
50 feet abutting residential district
(If the development involves a parking structure, the building setbacks apply
to the parking structure)
g) lot coverage: Maximum lot coverage shall be 85 percent and shall be
calculated to include buildings footprints; parking areas; driveways; loading,
storage and trash areas and other areas covered by any impervious surface.
541.04. Parking and loading areas. Subdivision 1. Off - street parking and
loading areas must conform to the requirements of Section 550 with the
following additional requirements:
Subd. 2. Curbs. All parking and loading areas, aisles and driveways
shall be bordered with raised concrete curbs approved by the City.
Subd. 3. Loading docks. All loading docks shall be located on the
interior of the site or shall be screened from the public right -of -way.
Subd. 4. Buffer. A planting buffer screen shall screen all off - street
parking. This buffer shall include a berm at a minimum height of three and
one -half feet and landscaping adequate to screen the parking lot.
Subd. 5. Traffic. The project shall be designed to minimize traffic
impacts to any adjacent residential
neighborhood. A traffic study may be required to demonstrate compliance with
the requirement.
541. 05. Trash. The trash areas on the site shall be consolidated. Trash,
recyclable materials, and associated handling equipment shall be stored within
the principal structure or in an accessory structure, attached or .separate
from the primary structure, constructed of building material compatible with
the principal structure.
Section 541 Page 2
Hopkins City Code (Zoning) 541.06
(Effective 6/30/98)
541.06. Open Storage. Open storage areas shall be prohibited in the business
park zoning district. Long -term outdoor parking or storage of commercial
tractors and trailers is also prohibited.
541.07. Landscaping requirements. Subdivision 1. All open areas of a lot
that are not used or improved for required parking areas and drives shall be
landscaped with a combination of overstory trees, understory trees, shrubs,
flowers and ground cover materials. The plan for landscaping shall include
ground cover, bushes, shrubbery, trees, sculpture, fountains, decorative walks
or other similar site design features or materials. The following table is a
minimum value for bushes, shrubbery and trees:
Project Value Minimum
(Including building construction, Landscape Value
improvements)
Below $1,000,000 2%
$1,000,000 - $2,000,000 $20,000 + 1%
of project value
in excess of
$1,000,000
$2,000,000 -- $3,000,000 $30,000 + .75%
of project value
in excess of
$2,000,000
$3,000,000 -- $4,000,000 $37,500 + .25%
of project value
in excess of
$3,000,000
over $4,000,000 1%
Documentation showing an estimated dollar amount of landscaping shall be
provided to the City prior to any approval.
Subd. 2. Existing materials. In instances where healthy plant
materials of acceptable species as determined by the City Forester exist on a
site prior to its development, the application of the standards in this
subdivision may be adjusted by the City to allow credit for such material,
provided that such
adjustment is consistent with the intent of this ordinance. The City may
permit the seeding of areas reserved for future expansion of the development
if consistent with the intent of this ordinance.
Section 541 Page 3
Hopkins City Code (Zoning) 541.07, Subd. 3
-. ° (Effective 6/30/98)
Subd. 3. Preservation. A reasonable attempt shall be made to preserve
as many existing trees as is practicable and to incorporate them into the site
plan. A plan shall be submitted to the City showing the step to be undertaken
to preserve the existing trees.
Subd. 4. Size. All new overstory trees shall be balled and burlapped
or moved from the growing site by tree spade. Deciduous trees shall have a
minimum caliper of 2 1/2 inches. Coniferous trees shall be a minimum of six
feet in height. Ornamental trees shall have a minimum caliper of 1 1/2
inches.
Subd. 5. Ground cover. All site areas not covered by buildings,
sidewalks, parking lots, driveways, patios or similar hard surface materials
shall be covered with sod or an equivalent ground cover approved by the City.
This requirement shall not apply to site areas retained in a natural state.
Subd. 6. Irrigation. In order to provide for adequate maintenance of
landscaped areas, an underground sprinkler system shall be provided as part of
each new development. A sprinkler system shall be provided for all landscaped
areas except areas to be preserved in a natural state. The sprinkler system
is required to have a sensor for an automatic shut -off to prevent the system
from operating when it is raining.
• Subd. 7. Parking areas. Parking areas shall be landscaped and planted
throughout the lot to the extent of at least 5% (excluding landscaping
abutting the parking area and any public right -of -way) of the actual surfaced
area.
Subd. 8. Internal plans. The landscape plan shall also show the
pathway system both interior and exterior, width and materials, screening
fences with details, lighting system, recreation features, if any.
541.08. Architectural Standards. It is not the intent of the City to
restrict design freedom unduly when reviewing project architecture in
connection with a site and building plan. However, it is in the best interest
of the City to promote high standards of architecture design and compatibility
with surrounding structures and neighborhoods.
a) architectural plans shall be prepared by an architect or
other qualified person acceptable to the planning department and
shall show the following:
1) elevations of all sides of the building;
2) type and color of exterior building materials;
3) typical floor plan;
• 4) dimensions of all structures; and
5) the location of trash
containers and of heating, ventilation and air
conditioning equipment.
Section 541 Page 4
Hopkins City Code (Zoning) 541.08 (b)
(Effective 6/30/98)
b) all buildings shall be finished on all sides with
permanent finished materials of consistent quality. Major
exterior surfaces of all primary structures shall be face brick,
architectural concrete, glass, stucco, synthetic stucco,
decorative block, or stone. Precast panels and concrete block may
be acceptable if incorporated in a building design that is
compatible with other development throughout the district. The
determination if precast panels and concrete block are acceptable
is in the sole discretion of the Zoning and Planning Commission
and City Council. A wall surface may use wood, vinyl, or metal,
as accent material, provided they are appropriately integrated
into the overall building design.
c) all rooftop or ground mounted mechanical equipment,
satellite dish antennas, and exterior trash storage areas shall be
screened with materials compatible with the principal structure.
d) underground utilities shall be provided for all new and
substantially renovated structures.
e) accessory structures, either attached or detached from
• the primary structure, shall be constructed of identical
materials, style, quality, and appearance as the principal
structure.
f) screen walls, and exposed areas of retaining walls shall
be of a similar type, quality, and appearance as the principal
structure.
541.09. Other information. The staff may require other information to
complete the review of a business park. Other requirements may include a
traffic study, lighting analysis, and a shadow analysis. A11- studies and
analysis will be paid for by the applicant.
541.10. Lighting. A lighting /illumination plan shall be submitted for
review. The lighting /illumination plan shall detail the type and quantity of
the lighting on the site. Plans for site lighting shall be coordinated with
the landscape plan for developments within the subject area. Such lighting
plans shall be designed to avoid any off -site glare from site lighting and any
unnecessary light trespass. Maximum fixture height shall be compatible with
the scale for the development and adjacent landscape features.
•
Section 541 Page 5
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 10 -16
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN ORDINANCE REZONING THE FORMER EBCO SITE
FROM I -2 TO BUSINESS PARK
WHEREAS, an application for Zoning Amendment ZN10 -2 has been initiated by The City of
Hopkins;
WHEREAS, the procedural history of the application is as follows:
1. That an application for zoning amendment was initiated by The City of Hopkins;
2. That the Hopkins Zoning and Planning Commission published notice, held a
public hearing on the application and reviewed such application on March 30,
2010: all persons present were given an opportunity to be heard;
3. That the written comments and analysis of City staff were considered.
4. The legal description of the property is as follows:
Registered Land Survey No. 396
That part of Tract A lying westerly of a line parallel with and distance 119.12 feet
westerly from northerly extension of east line of northeast 1 /4 of Section 25
Township 117 Range 22
Registered Land Survey No. 264
That part of Tract A Registered Land Survey No. 264 lying westerly of a line
drawn parallel with and 119.12 feet westerly from northerly extension of east line
of northeast 1 /4 Section 25 Township 117 Range 22
Auditor's Subdivision No. 242 Lot 8
Commencing at a point in south line of Lot 8 distance 238.62 feet west from
southeast corner of southeast 1 /4 of Section 24 thence northeasterly deflecting 22
degrees 48 minutes 25 seconds from south line thereof to its intersection with a
line parallel with and distance 119.12 feet westerly from northerly extension of
east line of northeast 1 /4 of Section 25 thence northerly along said parallel line to
northerly line of Lot 8 thence westerly along northerly line thereof to most
northerly corner thereof thence southwesterly along northwesterly line thereof to a
point 152.14 feet northeasterly from most westerly corner thereof thence south 15
degrees east distance 95.08 feet to south line of Lot 8 thence east to beginning
except road.
NOW, THEREFORE, BE IT RESOLVED that the application for Zoning Amendment ZN10 -2
is hereby approved based on the following Findings of Fact:
1. That the zoning and the Comprehensive Plan designation will be consistent.
Adopted this 6th day of April 2010
ATTEST:
Eugene J. Maxwell, Mayor
Terry Obermaier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 10 -1016
AN ORDINANCE REZONING THE FORMER EBCO SITE FROM I -2, GENERAL
INDUSTRIAL TO BUSINESS PARK
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
That the present zoning classification of I -2, General Industrial, upon the following described
premises is hereby repealed, and in lieu thereof, the said premises are hereby zoned as Business
Park.
Registered Land Survey No. 396
That part of Tract A lying westerly of a line parallel with and distance 119.12 feet westerly from
northerly extension of east line of northeast 1/4 of Section 25 Township 117 Range 22
Registered Land Survey No. 264
That part of Tract A Registered Land Survey No. 264 lying westerly of a line drawn parallel
with and 119.12 feet westerly from northerly extension of east line of northeast 1 /4 Section 25
Township 117 Range 22
Auditor's Subdivision No. 242 Lot 8
Commencing at a point in south line of Lot 8 distance 238.62 feet west from southeast corner of
southeast 1 /4 of Section 24 thence northeasterly deflecting 22 degrees 48 minutes 25 seconds from
south line thereof to its intersection with a line parallel with and distance 119.12 feet westerly
from northerly extension of east line of northeast 'A of Section 25 thence northerly along said
parallel line to northerly line of Lot 8 thence westerly along northerly line thereof to most
northerly corner thereof thence southwesterly along northwesterly line thereof to a point 152.14
feet northeasterly from most westerly corner thereof thence south 15 degrees east distance 95.08
feet to south line of Lot 8 thence east to beginning except road.
First Reading: April 6, 2010
Second Reading: April 20, 2010
Date of Publication: April 29, 2010
Date Ordinance Takes Effect: April 29, 2010
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
City Attorney Signature Date