IV.1. Minutes of the February 26, 2019, Planning & Zoning Commission
Minutes of the Planning & Zoning Commission, February 26, 2019 – Page 1
PLANNING & ZONING COMMISSION MINUTES
February 26, 2019
A regular meeting of the Hopkins Planning & Zoning Commission was held on February 26, 2019,
at 6:30 p.m. in the Training Room at Hopkins Fire Station. Present were Commission Members
James Warden, Emily Wallace-Jackson, Kristin Hanneman, Samuel Stiele, Elizabeth Goeman and
Gerard Balan. Commissioner Laura Daly was absent. Also present was City Planner Jason Lindahl.
CALL TO ORDER
Chairperson Warden called the meeting to order at 6:30 p.m.
ADOPT AGENDA
Commissioner Balan moved, Commissioner Hanneman seconded, to adopt the agenda. The motion
was approved unanimously.
OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – None.
CONSENT AGENDA
Commissioner Hanneman moved, Commissioner Wallace-Jackson seconded, to approve the
minutes of the January 22, 2019, regular meeting. The motion was approved unanimously.
PUBLIC HEARING
1. Planning Application 2019-02-CUP 1320 Mainstreet (St. Joseph Church & Chesterton Academy)
Mr. Lindahl gave an overview of this item stating the applicant, St. Gabriel Church, requests
approval of a conditional use permit to allow operation of the Chesterton Academy in the existing
school portion of their St. Joseph church campus located at 1310 Mainstreet. The property is zoned
R-5, High Density Residential and public or private schools are conditional uses in this district. A
search of city records did not find an existing conditional use permit for the previous school.
Therefore, the City was asking the church to go through the conditional use permit process as part
of re-establishing the school use with Chesterton Academy. Chesterton Academy plans to work
within the existing building and number of classrooms with minimal interior renovation. Staff
recommends the City approve this request subject to the conditions listed in the resolution. After
Mr. Lindahl presented the overview and brief background of the property, Chairperson Warden
opened the public hearing at 6:39 p.m.
Dave Baskar, Headmaster of Chesterton Academy, came forward to address the Commission. Mr.
Baskar shared with the Commission that Chesterton Academy is a Catholic high school that has
been operating for 11 years. Students learn everything from math and science to the fine arts and
humanities. They enroll about 160 students, well within the capacity of the school. Mr. Baskar
confirmed that the school is separate from the parish. With no one else coming forward to speak,
Commissioner Wallace-Jackson moved and Commissioner Hanneman seconded to close the public
hearing at 6:42 p.m. The motion was carried unanimously.
Minutes of the Planning & Zoning Commission, February 26, 2019 – Page 2
After no further discussion, Commissioner Wallace-Jackson moved and Commissioner Balan
seconded, to adopt Planning Resolution 2019-02, recommending the City Council approve a
conditional use permit for St. Gabriel Church to operate a private school (The Chesterton Academy)
within a residential zone. The motion was approved unanimously.
Mr. Lindahl stated that this item would be presented to the City Council at the Tuesday, March 5,
2019 meeting.
2. Planning Application 2018-03-TA Auto Related Uses Zoning Code Text Amendment
Mr. Lindahl gave an overview of this item stating staff initiated this application in response to code
enforcement complaints and a study of auto related uses in Hopkins. In 2018, the City considered
revisions to the zoning standards for auto related uses (auto sales, auto repair, outdoor storage and
junk vehicles). The proposed zoning changes would eliminate inconsistencies in the existing zoning
regulations, implement the Comprehensive Plan and the City Council’s Goals & Strategic Plan, and
help mitigate the impact of auto related uses on adjacent properties and surrounding neighborhoods.
After Mr. Lindahl presented to the Commission a history of the application and a summary of the
proposed changes to the zoning standards for auto related uses, Chairperson Warden opened the
public hearing at 7:02 p.m.
Coming forward to address the Commission was Linda McGinty and Kate Uding of Luther
Automotive Group. Ms. McGinty and Ms. Uding expressed their appreciation of the changes that
have already been made, but also reiterated that Luther still has concerns with some of the proposed
ordinance changes. These included building to parking/display ratio, defining ancillary in relation to
auto sales and auto repair, and categories of permitted and conditional uses.
Nand Mehra, of Walser Automotive, also came forward to address the Commission. Mr. Mehra
reflected the same concerns as Luther and was also seeking clarification on the proposed ordinance
requirements for ancillary automobile repair, specifically Walser’s location near a residential use. Mr.
Lindahl assured Mr. Mehra that the Hennepin County Regional Railroad Authority right of way is
between Walser’s property and the apartment building to the south and therefore Walser’s property
is not, by definition, abutting a residential use.
With no one else coming forward to speak, Commissioner Hanneman moved and Commissioner
Balan seconded to close the public hearing at 7:32 p.m. Chairperson Warden suggested staff include
a new definition for the term “Ancillary” to the proposed ordinance before presenting to the City
Council. With no further discussion, Commissioner Hanneman moved and Commissioner Stiele
seconded to adopt Planning Commission Resolution 2019-03, recommending the City Council
approve an ordinance amending the City Code related to auto related uses. The motion was
approved unanimously.
Mr. Lindahl stated that this item would be presented to the City Council at the Tuesday, March 5,
2019 meeting with a second reading of the ordinance during the March 19, 2019 meeting.
Minutes of the Planning & Zoning Commission, February 26, 2019 – Page 3
3. Planning Application 2019-03-RZ Downtown Overlay District Rezoning
Mr. Lindahl gave an overview of this item stating this application was initiated by staff and would
rezone selected properties within the Downtown Overlay District. In reviewing the standards for
auto related uses (Planning Application 2018-03-TA), staff discovered inconsistent zoning
classifications within the Downtown Overlay District. To resolve these inconsistencies, staff
recommended rezoning all properties within the Downtown Overlay District currently zoned B-3,
General Commercial to B-2, Central Business District. These properties are generally located on
either side of Mainstreet between 6th and 8th Avenues and between 11th and 13th Avenues.
Mr. Lindahl stated the City received five comments ahead of the Planning & Zoning Commission
meeting and these comments were generally supportive of the rezoning. Bill Beard, owner of
Hopkins Entertainment Center (between 10th and 11th Avenues along Mainstreet), supports the
rezoning conditioned on adding certain uses as permitted in the B-2 district including: Medical
Supplies, Pet Grooming, Restaurant – Carry-out & Delivery, Fast Food. Staff believes some small
changes can be made to the definitions for these uses that will fit within the proposed rezoning.
Chairperson Warden asked if the Draft Comprehensive Plan would extend the Downtown Overlay
District to 5th Street. Mr. Lindahl replied that the Draft Comprehensive Plan would extend the
Downtown Activity Center to include Mainstreet from 17th Avenue to its terminus at Highway 169.
Chairperson Warden opened the public hearing at 7:48 p.m. Coming forward to address the
Commission was Jim Shirley. Mr. Shirley questioned if the Planning Commission holds public
hearings on new commercial developments. Mr. Lindahl replied that the zoning ordinance requires
new buildings go through a site-plan review process and a public hearing is included in that process.
Mr. Lindahl added that there are standards within the ordinance that allow for some improvements
or changes to be made to existing buildings that do not require a public hearing, but any new
building would. With no one else coming forward to speak, Commissioner Wallace-Jackson moved
and Commissioner Hanneman seconded to close the public hearing. The motion was approved
unanimously.
After some general discussion that included sign standards for restaurants within the Downtown
Overlay District, the Commission directed staff to revise the definitions and associated uses as
requested in the comment letters from Bill Beard and Roz Peterson. Commissioner Wallace-Jackson
moved and Commissioner Stiele seconded to adopt Planning & Zoning Resolution 2019-04,
recommending the City Council approve rezoning all properties within the Downtown Overlay
District currently zoned B-3, General Commercial District to B-2, Central Business District. The
motion was approved unanimously.
Mr. Lindahl stated that this item would be presented to the City Council at the Tuesday, March 5,
2019 meeting with a second reading of the ordinance during the March 19, 2019 meeting.
OLD BUSINESS – None.
Minutes of the Planning & Zoning Commission, February 26, 2019 – Page 4
NEW BUSINESS – None.
ANNOUNCEMENTS
During the announcements, City Planner Jason Lindahl updated the Planning & Zoning
Commission on the following items:
1. Previous items before the Planning & Zoning Commission:
• Planning Application 2019-01-CUP (Harley Hopkins Family Center) was approved by the
City Council at their February 5 meeting. A variance application has been submitted to allow
construction of a shed within the 35’ east yard setback and will be presented at the March 26
Planning & Zoning Commission meeting.
2. 2040 Comprehensive Plan Update: The six-month review period for the plan will close on
March 12. The final draft of the plan will likely be presented to the Commission during the April
Planning & Zoning Commission meeting.
ADJOURN
Commissioner Hanneman moved, Commissioner Balan seconded, to adjourn the meeting. The
motion was approved unanimously. The meeting was adjourned at 7:30 p.m.
Respectfully submitted,
Courtney Pearsall
Administrative Assistant