CR 10-050 Rezoning - 7900 Excelsior AveGI -Ty OF
• H0PKINS
May 26, 2010 Council Report 10-50
REZONING — 7900 EXCELSIOR AVENUE
Proposed Action
Staff recommends the following motion: Move to adopt Resolution 10-28, approving
Ordinance 10-1022 rezoning the property at 7900 Excelsior Boulevard from I-2, General
Industrial, to Business Park for first reading.
At the Zoning and Planning meeting, Mr. Skiermont moved and Mr. Beddor seconded a
motion to adopt Resolution RZ10-8, recommending approval of Ordinance 10-1022,
rezoning the property at 7900 Excelsior Boulevard 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 Kunz Oil site located at 7900 Excelsior Boulevard. Last year the
building was granted a conditional use permit to construct a parking lot abutting Excelsior
Boulevard. This site is now used as various small office warehouse businesses.
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 I-2 to Business Park?
• What was the discussion at the Zoning and Planning meeting?
Supporting Documents
• Analysis of Issues
• Business Park Ordinance
Resolution 10-28
Ordinance 10-1022
Nancy ' Anderson, AICP
Planner
Financial Impact: $ N/A Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.):
Notes:
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CR10-50
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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 proposed LRT to the north it is, perceived
that this site would have a higher use than an industrial use. The current owner has made
improvements to the building. The current uses can remain in the building. The new zoning
will be triggered either when the site is vacant for a period of one year or the site is
redeveloped.
• 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 property will be rezoned from
Industrial to Business Park.
2. Deny the rezoning. By denying the rezoning, the property will not be rezoned. 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.
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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
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Hopkins City Code (Zoning)
3) rear yard
C) floor area ratio 1.00
20 feet
50 feet abutting residential district
i) minimum parking setbacks
1) front yard: 20 feet
50 feet abutting residential district
2) side yard: 10 feet
50 feet abutting residential district
541.03 (d)(3)
(Effective 6/30/98)
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. Loadingd. 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.
0 Section 541 Page 2
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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
• $2,000,00043,000,000
$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 yin
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
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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. Parkins 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) architectkiral 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.
0 Section 541 Page 4
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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. All
studies and analysis will be paid for by the applicant.
541.10. Lighting. A lighting/illumination plan shall be submitted for review. The lightinglillumination
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
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 10-28
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN ORDINANCE REZONING 7900 EXCELSIOR
BOULEVARD FROM I-2 TO BUSINESS PARK
WHEREAS, an application for Zoning Amendment ZN10-5 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 May 25, 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:
That part of the northwest % of the southwest 1/ lying west of the east 917.3 feet thereof
and north of Excelsior Boulevard excluding road.
NOW, THEREFORE, BE IT RESOLVED that the application for Zoning Amendment ZN10-5
is hereby approved based on the following Findings of Fact:
1. That the zoning and the Comprehensive Plan designation will be consistent.
Adopted this 1 st day of June 2010.
Eugene J. Maxwell, Mayor
ATTEST:
is
Terry Obermaier, City Clerk
� 0
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 10-1022
AN ORDINANCE REZONING 7900 EXCELSIOR BOULEVARD 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. .
That part of the northwest '/ of the southwest '/ lying west of the east 917.3 feet thereof and
north of Excelsior Boulevard excluding road.
First Reading:
Second Reading:
40 Date of Publication:
Date Ordinance Takes Effect:
ATTEST:
Terry Obermaier, City Clerk
APPROVED AS TO FORM AND LEGALITY:
City Attorney Signature
0
June 1, 2010
June 15, 2010
June 24, 2010
June 24, 2010
Eugene J. Maxwell, Mayor
Date