IV. 1. Minutes of the February 27, 2018, Planning & Zoning Commission meeting UNOFFICIAL
Minutes of the Planning & Zoning Commission, February 27, 2018 – Page 1
PLANNING & ZONING COMMISSION MINUTES
February 27, 2018
A regular meeting of the Hopkins Planning & Zoning Commission was held on February 27, 2018,
at 6:30 p.m. in the Council Chambers of Hopkins City Hall.
Present were Commission Members Elizabeth Goeman, Brian Hunke, Matthew McNeil, Emily
Wallace-Jackson and James Warden. Commission Members Laura Daly and Kristin Hanneman were
absent. Also present was City Planner Jason Lindahl.
CALL TO ORDER
Chair Hunke called the meeting to order at 6:30 p.m.
ADOPT AGENDA
Commissioner McNeil moved, Commissioner Warden seconded, to adopt the agenda. The motion
was approved unanimously.
OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – None.
CONSENT AGENDA
Commissioner Warden moved, Commissioner Wallace-Jackson seconded, to approve the minutes of
the January 23, 2018, regular meeting. The motion was approved unanimously.
PUBLIC HEARING
1. Application 2018-03-TA – Auto Related Uses Zoning Text Amendment
Mr. Lindahl gave an overview of this item, stating that it was initiated by City staff in response to
recent code enforcement complaints and a study of auto related uses in Hopkins. This study found
Hopkins has at least 37 automobile repair and sales uses and the existing zoning standards for these
uses have variations that make administration challenging. Staff believes these conditions are having
a negative impact on adjacent properties and surrounding neighborhoods and are inconsistent with
the goals and policies in both the Comprehensive Plan and 2018 Goals & Strategic Plan. The
proposed zoning changes will element inconsistencies in the existing zoning regulations, implement
the Comprehensive Plan and 2018 Goals & Strategic Plan, and help mitigate the impact of auto
related uses on adjacent properties and surrounding neighborhoods. The proposed zoning ordinance
text amendment would revise the development regulations for auto related uses including
automobile repair, automobile sales and/or leasing, junk vehicles and outdoor storage regulations.
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Minutes of the Planning & Zoning Commission, February 27, 2018 – Page 2
Staff recommends the Commission adopt Planning Commission Resolution 2018-01,
recommending the City Council approve an ordinance amending the City Code related to auto
related uses.
Before the opening the public hearing, the Commissioners were invited to ask questions of City
staff. Commissioner Warden had a question about the Luther Hopkins Honda site along Excelsior
Blvd. Mr. Lindahl replied that it is zoned Business Park and the proposal will not change the zoning
for that site. Commissioner Warden also asked what outdoor storage means for the purpose of auto
sales or leasing. Mr. Lindahl confirmed that the definition of outdoor storage in the ordinance would
not prevent auto sales outdoors. Commissioner McNeil referenced a letter, a copy of which was
given to the Commission ahead of the meeting, from TRC Glass One Property at 1413 Mainstreet.
Mr. Lindahl confirmed that the site is currently vacant and will not be “grandfathered” with the
proposed ordinance.
Chairman Hunke opened the public hearing. During the public hearing, Timothy Seehusen, owner
of 1201 Mainstreet, stated that he currently has a purchase agreement with a buyer for the property
and asked for clarification on what uses will be permitted if the changes to the ordinance are
approved. Mr. Lindahl confirmed that any automobile repair would not be allowed at the site. In a
formal letter to City staff, the potential purchaser of 1201 Mainstreet stated that they have no issues
with the proposed ordinance moving forward.
Greg Smith, owner of Smith Import Auto Care at 2011 Mainstreet, questioned the status of his
business remaining “grandfathered” if there were to be an expansion of his business, such as the
addition of second floor office space. Mr. Lindahl replied that any existing site could expand with a
use that is permitted in the ordinance and meets the current standards.
Luther Automotive Group were represented by Kyle Allison, General Manager at Luther Hopkins
Honda; Kate Uding, General Council for Luther Automotive Group; and Dick Freidericks, Retail
Real Estate Broker for Colliers. Stated concerns from the group centered on retaining the ability to
develop the site at 499 Mainstreet, currently used for automotive performance services, as a possible
new car dealership in the future. The proposed ordinance amendment would not allow that option.
The Luther Automotive Group emphasized the positive impact auto sales businesses bring to the
community and requested additional time to review the proposed ordinance changes.
Doug Sprinthall, of Walser Automotive Group, elaborated on concerns that the passing of the new
ordinance would leave many of the automotive dealers in Hopkins without the ability to develop
and expand their businesses in the future.
Mr. Lindahl addressed the Commission with a response to concerns from Luther Automotive
Group and stated the main reason for the zoning code amendment is that the large number of
businesses that generate automotive traffic are not in line with the City’s vision for Mainstreet to
promote more investment and encourage a more pedestrian friendly Mainstreet.
Tom Aldridge, owner of Dale Feste Automotive at 1801 Mainstreet, questioned staff about the
ability to sell Dale Feste Automotive as an automotive repair business in the future, if the current
standards are followed; Mr. Lindahl confirmed. Mr. Aldridge also asked about the City’s goal for
Mainstreet. Mr. Lindahl stated that the changes to the ordinance are to promote a more mixed use,
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Minutes of the Planning & Zoning Commission, February 27, 2018 – Page 3
pedestrian scale development. However, any auto related use that is “grandfathered” would be able
to continue operating as an auto related business as long as the current standards are met.
With no one else coming forward to speak, Commissioner Warden moved, Commissioner Goeman
seconded, to close the public hearing. The motion was approved unanimously.
After some discussion, Commissioner Warden moved, Commissioner McNeil seconded, to continue
for further information. The motion was approved 3-2, with Commissioner Wallace-Jackson and
Chairman Hunke opposed.
OLD BUSINESS
1. Application 2017-08-TA – Alternative Energy Systems Zoning Text Amendment
Last month, the Planning & Zoning Commission reviewed existing energy conditions in Hopkins
and the State of Minnesota’s Model Solar Ordinance. After that review, the Commission requested
staff schedule a presentation from the City’s SolSmart contact to provide more detailed information
about solar energy systems. SolSmart Solar Advisor Cameran Baily and Senior Energy Planner with
the Great Plains Institute Abby Finis presented to the Commission.
Ms. Finis provided an overview of local government energy planning and the tools and regulatory
options available. Mr. Baily discussed various types of solar energy systems, different solar-friendly
zoning principals and suggested how they could be applied in Hopkins.
Commission discussion and questions included aesthetic specifications for location, size and age of
solar panels, ordinance language and screening. Staff will continue drafting a model ordinance
focused on accessory rooftop mounted solar units to present to the Commission at the next
meeting.
NEW BUSINESS – None.
ANNOUNCEMENTS
During the announcements, Mr. Lindahl updated the Planning & Zoning Commission on the
following items:
1. Previous items before the Planning & Zoning Commission: City Planner Jason Lindahl noted
the following item previously before the Planning & Zoning Commission will be continued to
the next Planning & Zoning Commission meeting on March 27.
• 2017-08-TA – Alternative Energy Systems Zoning Text Amendment
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Minutes of the Planning & Zoning Commission, February 27, 2018 – Page 4
2. Cultivate Hopkins – 2040 Comprehensive Plan Update
City Planner Jason Lindahl informed the Commission that the Cultivate Hopkins advisory
committee continues its work to update the Comprehensive Plan. The committee met on
February 7 to review the Social Environment section of the plan. During the meeting, the
committee focused on quality of life and building a sense of community issues.
The committee’s next meeting will be a joint meeting between the Planning & Zoning
Commission and the City Council on March 20 that will include a preview of what the advisory
committee has put together for the Comprehensive Plan so far.
ADJOURN
Commissioner Warden moved, Commissioner Goeman seconded, to adjourn the meeting. The
motion was approved unanimously. The meeting adjourned at 9:55 p.m.
Respectfully submitted,
Courtney Pearsall