ZN10-2 Former EBCO SiteHOPKINS
March 23, 2010 Planning Report ZN10 -2
Proposed Action
Staff, recommends the following motion: Move 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.
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-east' 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
Supporting Documents
Nancy,
Planner
• 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 I -2 to Business Park?
• Analysis of Issues
• Business Park Ordinance
• Resolution RZ10 -3
• Ordinance 10- 1016
•
Anderson, AICP
\TY OF
REZONING- FORMER EBCO SITE
Financial Impact: $ N/A Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.):
Notes:
ZN 10 -2
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.
Alternatives
1. Recommend approval of the rezoning. By recommending approval of the rezoning, the
City Council will consider a recommendation of approval.
2. Recommend denial of the rezoning. By recommending denial of the rezoning, the City
Council will consider a recommendation of denial. If the Planning Commission
considers this alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the Planning Commission indicates that further
information is needed, the item should be continued.
w v r
Hopkins City Code (Zoning) 541.03 (d)(3)
(Effective 6/30/98)
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) 541.07, 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 area 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
pathway system both interior and exterior, width and materials,
fences with details, lighting system, recreation features, if any.
541.08. Architectural Standards. It
restrict design freedom unduly when
connection with a site and building plan.
of the City to promote high
with surrounding structures
is
not
the
reviewing project
However, it is in
standards of architecture design
and neighborhoods.
intent of .the City
architecture
the best interest
and compatibility
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
location of
5) the
containers and of heating, ventilation
conditioning equipment.
Section 541 Page 4
show the
screening
to
in
trash
and air
NOW, THEREFORE, BE IT RESOLVED that the application for Zoning Amendment ZN10 -2
is hereby recommended for approval based on the following Findings of Fact:
Robert Hatlestad, Chair
1. That the zoning and the Comprehensive Plan designation will be consistent.
Adopted this 30th day of March 2010
M
ATTEST:
Terry Obermaier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
City Attorney Signature Date