VII.1. Zoning Code Text Amendment to Allow Licensed Residential Programs for 7 to 10 Persons as a Conditional Use Permit; Lindahl
May 7, 2019 City Council Report 2019-048
Zoning Code Text Amendment to Allow Licensed Residential Programs for
7 to 10 Persons as a Conditional Use in the R-1-D and R-1-E Districts
Proposed Action: Move to adopt Resolution 2019-041, denying the zoning code text
amendment application from Wilshire Properties, LLC to allow Licensed Residential Programs
Serving 7 to 10 Persons as a conditional use in the R-1-D and R-1-E Districts.
Overview
The applicant, Bruce Lawrence of Wilshire Properties, LLC, requests a zoning code text
amendment to allow Licensed Residential Programs Serving 7 to 10 persons as a conditional use
in the R-1-D and R-1-E districts. The Planning & Zoning Commission reviewed this item
during their regular April 23, 2019 meeting. During that meeting, the Commission heard a
summary presentation from staff that included a recommendation of denial and held a public
hearing with most comments in opposition to this request. After some general discussion, the
Planning & Zoning Commission voted 4 to 3 to recommend the City Council approve this
request. Staff continues to recommend denial of this request based on the findings detailed in
this report including that it would establish a use and associated standards that are inconsistent
with the Comprehensive Plan and incompatible with surrounding present and future land use.
It is important to note that the applicant applied for this request to alleviate a specific zoning
violation existing at the group home they own rather than comply with the zoning standards that
apply to all other group homes in the state of Minnesota. Complaints from the surrounding
neighborhood led city staff to conduct a series of site inspections that discovered the applicant’s
property housed a licensed residential facility with ten (10) residents. Under state law, this type
of facility is permitted in any single family residential district provided it has no more than six (6)
residents. As a result, staff initiated a code enforcement process to bring the site into
compliance. In response, the property owner filed for the above stated application to change
the zoning standards rather than comply with limit of six (6) residents.
Primary Issues to Consider
● Background
● Zoning Code Text Amendment
● Fire Marshal Comments
● Next Steps
● Alternatives
Supporting Documents
● Resolution 2019-041
● Applicant’s Narrative
● Draft 4/23/19 P&Z Minutes
● Public Comments
● Neighborhood Meeting Information
● Zoning Violation Letter
● Zoning Map
● Zoning Standards in Other Cities
● 4/6/12 City Council Minutes
● 4/6/12 Patch Article
_____________________
Jason Lindahl, City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
City Council Report 2019-048
Page 2
Background
The Background section includes information on the applicant’s request, history of this
application, action by the Planning & Zoning Commission, neighborhood meeting, Hopkins’
current zoning standards for group homes and zoning standards for Licensed Residential
Facilities in other communities.
Applicant’s Request. The applicant requests to amend Section 530.09, Conditional Uses within
the R Districts to include Licensed Residential Programs Serving 7 to 10 Persons in the R-1-D
and R-1-E Districts. The standards requested by the applicant are detailed below.
Licensed Residential Programs Serving 7 to 10 Persons in the R-1-D and R-1-E Districts, subject
to the following:
1. The property must be with-in 75 feet of an R-2, R-3, R-4, R-5, or R-6 district.
2. The minimum lot size is 35,000 square feet.
3. Modifications that change the exterior size of the dwelling are not allowed.
4. The dwelling living area, excluding the basement, must be at a ratio of 500 square feet per
person minimum.
5. Expansion of parking surfaces must not decrease open space ratio by more than 3%.
6. For driveways and parking areas that abut or are across the street from an existing dwelling
of the same zoning district, there shall be a landscaped buffer area per Section 542.05 Subd.
1, Item 3.
History. According to the applicant’s narrative (attached), the subject property began operating
as a Licensed Residential Facility in 2011. City permit records confirm this timing. At that time
the facility was owned and operated by Grace Homes. Representatives of Grace Homes
attended the March 20, 2012 City Council meeting to announce the startup of their 8-bed
facility. There was also an article in the Hopkins Patch on April 6, 2012 highlighting the facility
(attached). In May of 2017, the applicant purchased the subject property (and the neighboring
property at 414 Wilshire Walk) from Grace Homes.
In the summer of 2018, code enforcement complaints from the surrounding neighborhood led
city staff to conduct a series of site inspections and contact the property owner regarding these
issues. In January 2019, a routine fire inspection and subsequent review of Minnesota
Department of Health records found ten (10) residents living at the subject property. This is a
violation of Hopkins City Code, section 530.06(b) which limits licensed residential facilities in
single family zoning districts to 6 or fewer residents. As a result, staff began the code
enforcement process and informed the property owner they must bring the site into compliance
with the City’s zoning standards within 30 days (March 4, 2019).
In response, on February 21, 2019 the property owner filed for a comprehensive plan
amendment, rezoning and conditional use permit to allow a Licensed Residential Facility Serving
7 to 16 residents. That application required the applicant to host a neighborhood meeting (see
details below). According to the applicant, after talking with the neighbors at that meeting he
decided to withdraw his original application stated above and re-file for a zoning code text
amendment to allow Licensed Residential Programs for 7 to 10 persons as a conditional use in
the R-1-D and R-1-E Districts.
Planning & Zoning Commission Action. The Planning & Zoning Commission held a public
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Page 3
hearing to review this item (Planning Application 2019-06-AMD) during its regular meeting on
April 23, 2019. During that meeting, the Commission heard a summary presentation from staff
and comments from both the applicant and the public. Draft minutes from the meeting are
attached for your reference.
The applicant, Bruce Lawrence of Wilshire Properties, LLC, was the first to speak. Mr.
Lawrence went over the information in his narrative about the ownership history of 601
Oakridge Road and the number of residents at the property. He continued by stating he
believed the proposed text amendment was consistent with the 2030 Comprehensive Plan and
cited 2012 information (City Council minutes, a Hopkins Patch article and building permits) as
evidence the City was aware his property had more than 6 residents. It should be noted that
State of Minnesota (not cities) review licenses for residential programs. None of the applicant’s
examples constitutes city zoning approval.
Next the Planning & Zoning Commission heard from 10 residents during the public hearing (see
attached draft minutes). Of those that spoke, 8 were opposed to the zoning text amendment
citing various concerns including: incompatibility with single family neighborhoods, potential for
more group homes with a greater number of residents, the existing zoning violation at the
applicant’s property, intensification of people and activity on the site and traffic and parking in
residential areas. Those that supported the proposal stated they thought 601 Wilshire Walk was
the perfect location for a group home but were concerned that these uses could take over the
neighborhood. Another resident shared a quote he attributed to Hubert Humphry, “The
measure of a society is how we take care of the most vulnerable among us” but didn’t state any
specific comments about the proposal.
The City also received several comments from the public on this item prior to the Planning &
Zoning Commission meeting. All of these expressed opposition to the proposed text
amendment. These comments came to the City through both phone calls and e-mails. These
comments are attached for your reference and summarized in the table below.
Zoning Code Text Amendment Public Comment Summary
Commenter Comment
Kim Burmeister* Opposed to proposal
Randy Engel Opposed to proposal
Arthur & Francine Horowitz* Opposed to proposal
Charles Horowitz Opposed to proposal
DW Johnson Opposed to proposal
Susan Kahn Opposed to proposal
Ben Rubin* Opposed to proposal
John Sheehan Opposed to proposal
Ann Steinfeldt* Opposed to proposal
*Also spoke during the public hearing
After the public hearing, the Planning & Zoning Commissioners had general discussion about
the proposal. Commissioners Hanneman, Steile and Wallace-Jackson spoke in opposition to the
proposal based on the findings in the staff report. Commissioners Hanneman and Wallace-
Jackson added their concern with the existing zoning violation and noted the applicant should
know the state requirements and could have chosen to locate their business in compliance with
the law on any number of properties in Hopkins already guided and zoned for multiple family
City Council Report 2019-048
Page 4
use. Commissioners Balan, Daly, Goeman and Warden spoke in support of the proposal based
on the need for these facilities, the history of the property at 601 Oakridge Road and their belief
that it will be consistent with the 2030 Comprehensive Plan and present and future land uses.
Next, Commissioner Daly moved and Commission Goeman seconded a motion to recommend
the City Council approve the request. The Commission voted 4-3 to approve this motion with
Commissioners Balan, Daly, Goeman and Warden voting in favor and Commissioners
Hanneman, Steile and Wallace-Jackson voting against.
Neighborhood Meeting. Hopkins neighborhood meeting policy requires applicants for
conditional use permit or rezoning applications located adjacent to or within residential zoning
district to host an informational meeting for neighbors within 350 feet of the subject property.
This requirement applied to the original rezoning and conditional use permit applications but
not to the current zoning code text amendment application. As part of his original application,
the applicant held a neighborhood meeting at the Hopkins Pavilion on Tuesday, March 19 from
6:30 to 7:30 PM. The applicant mailed an invitation for this meeting to the Knollwood
neighborhood, Planning & Zoning Commission and City Council (see attached).
Summary minutes from the neighborhood meeting are attached for your reference. According
to these minutes, seven (7) members of the neighborhood attended the meeting and one (1)
other resident contacted the applicant by phone. While the attendees acknowledged the need
for these types of facilities, they did not support the applicant’s proposal to intensify the use of
this facility in single family neighborhoods. According to applicant, after talking with the
neighbors at that meeting he decided to withdraw his original application and re-file for a zoning
code text amendment to allow Licensed Residential Programs Serving 7 to 10 Persons as a
conditional use in the R-1-D and R-1-E Districts.
Standards for Licensed Residential Facilities in Hopkins. Minnesota Statute 462.357,
Subdivision 7, requires all local governments in Minnesota to allow licensed residential facilities
in residential zoning districts. The state administers the license for these facilities so local
governments have no direct oversight or control over the day to day operation of these facilities.
However, the City can regulate group homes the same as it would any other single family
dwelling (outdoor storage, condition of the yard, number of vehicles, etc.).
Under state law, licensed residential facilities serving 6 or fewer residents must be allowed as a
permitted use in any single family residential zoning district. Residential Facilities serving 7
through 16 residents must be allowed as a permitted use in multiple family residential districts.
The state law provides cities with an option to require a conditional use permit for these uses in
multiple family districts.
To comply with these state requirements, the City of Hopkins adopted Ordinance 93-722 which
established zoning standards for Licensed Residential Facilities. Hopkins City Code Section
530.06(b) allows Licensed Residential Programs with a Capacity of 6 or Fewer Persons as a
permitted use in any single family district. Section 530.09(p) allows Licensed Residential
Programs with a Capacity of 7 to 16 persons as a conditional use in the R-2, R-3, R-4, R-5 and
R-6 districts, subject to the following conditions:
1. Facilities shall comply with all applicable codes and regulations and shall have, current and in
effect, the appropriate State licenses.
2. On-site services and treatment at residential facilities shall be for residents of the facility
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only, and shall not be for nonresidents or persons outside the facility.
3. The conditional use permit is only valid as long as a valid State license is held by the operator
of the facility where such license is required.
4. Traffic generated by the facility not to exceed the design capacity of the local street system
or cause a decrease in service levels of intersection, as defined by the Institute of Traffic
Engineers. Adequate sight distance at access points shall be available.
5. No on-street parking to be allowed. Adequate off-street parking shall be required by the
City based on the staff and resident needs of each specific facility.
6. No external building improvements undertaken which alter the original character of the
home unless approved by the City Council.
7. Additional conditions may be required by the City in order to address the specific impacts of
a proposed facility.
Standards for Licensed Residential Facilities in Other Communities. Staff researched the
standards for Licensed Residential Facilities in other communities through the City Attorney and
other metropolitan communities. According to the City Attorney, their client communities
follow the standards required by state law and they have not modified their zoning requirements
to allow exceptions similar to the applicant’s request.
City staff also reached out directly to the cities of Bloomington, Eden Prairie, Minnetonka,
Richfield and St. Louis Park and received response from four of these communities. In
summary, like Hopkins the cities of Eden Prairie and Richfield follow state statute. Both
Minnetonka and St. Louis Park have modified their zoning standards to allow exceptions for
group homes similar to the applicant’s request.
The zoning standards for Licensed Residential Care Facilities in Minnetonka and St. Louis Park
are attached for your reference. Minnetonka allows these uses with 6 – 12 residents as a
conditional use in its R-1 District while St. Louis Park allows these uses with up to 9 residents as
a permitted use subject to certain conditions in its R-2 district. It’s important to note, the zoning
districts in these communities have different standards than Hopkins (see table below). Of the
standards in other communities, Minnetonka’s standards for its R-1 district are most like
Hopkins’ R-1-D district.
Zoning District Comparison
Category Hopkins Minnetonka St. Louis Park
R-1-D R-1-E R-1 R-2
Minimum Lot
Size
20,000 Sq. Ft. 40,000 Sq. Ft. 22,000 Sq. Ft. 7,200 Sq. ft.
Minimum Lot
Width
100’ 100’ 110’ 60’
Front Setback 35’ 35’ 35’ – 50’
Side Setback 10’ – 14’ 10’ – 14’ 10’ 5’ – 7’
Rear Setback 40’ 40’ 40’ or 20% of
Lot Depth
25’
Zoning Code Text Amendment
Zoning Code amendments are legislative actions in that the City is creating new standards to
regulate the development of certain types of uses and/or structures. Under the law, the City has
wide flexibility to create standards that will ensure the type of development it desires; however,
City Council Report 2019-048
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zoning regulations must be reasonable and supported by a rational basis relating to promoting the
public health, safety and welfare.
The City’s Comprehensive Plan should be the primary source of information for guidance when
considering zoning changes. As you may recall, the City is close to completing the process to
update the current comprehensive plan. As such, staff considered both documents in our analysis
below. Based on a review of the goals and policies of both the current 2030 Comprehensive Plan
and the Draft 2040 Comprehensive Plan – Cultivate Hopkins, staff recommends denial of this
request.
Consistency with the Comprehensive Plan. The proposed zoning code text amendment would
be inconsistent with both the 2030 Comprehensive Plan and Draft 2040 Comprehensive Plan.
2030 Comprehensive Plan. The proposed text amendment would allow Licensed Residential
Programs Serving 7 to 10 Persons as a conditional use in the R-1-D and R-1-E Districts. These
zoning districts are guided as LDR – Low Density Residential on the 2030 Future Land Use
Map. According to the narrative for this land use classification, it allows for single family
detached residential dwelling at 1 to 7 units per acre. Chapter 4 of the 2030 Comprehensive
Plan – Land Use and Development details the rationale behind the City’s land use plan. This
narrative supports the preservation and protection of the City’s existing residential
neighborhoods. As mentioned above, state law requires the City to allow Licensed Residential
Facilities serving Six (6) or fewer residents as a permitted use in single family zoning district.
However, staff finds that permitting these uses with more than 6 residents in single family
districts is not consistent with the goals and policies of the 2030 Comprehensive Plan.
The Land Use and Development chapter states the City regards the preservation and protection
of its existing residential neighborhoods as one of its most important priorities. The City will
work to protect land use patterns that continue to support single family homes. In order to
facilitate this residential land use patterns, Hopkins will:
• Work to protect the integrity and long-term viability of its low-density residential
neighborhoods and strive to reduce the potential negative effects of nearby commercial or
industrial land through zoning, site plan reviews, and code enforcement.
• Ensure that the infilling of vacant parcels and the rehabilitation of existing developed land
will be in accordance with uses specified in the Comprehensive Plan.
• Ensure that incompatible land uses will be improved or removed where possible and the
land reused in conformance with the Comprehensive Plan.
• Work to assure strong and well-maintained neighborhoods.
Chapter 6 – Housing also includes goals and policies that support denial of this application. The
overall goals provide a framework for housing initiatives in Hopkins. Pertaining to housing, the
City of Hopkins seeks to:
• Retain and enhance detached single-family homes. Hopkins has a high percentage of multi-
family housing. Most of the housing constructed in the future will also be multi-family due
to locational and economic considerations. The city will generally continue to protect
existing single-family neighborhoods from redevelopment and undue encroachments to
maintain a variety of housing types
• Encourage the development of owner-occupied housing. Hopkins has a high percentage of
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rental housing. To maintain overall housing diversity, the city encourages new housing to be
owner-occupied where feasible.
Similarly, the Housing Plan within Chapter 6 identifies strategies that also support denial of this
request, including:
• Retain and enhance detached single-family homes.
• Encourage the development of owner-occupied housing.
Draft 2040 Comprehensive Plan – Cultivate Hopkins. The proposed text amendment would
allow Licensed Residential Programs Serving 7 to 10 Persons as a conditional use in the R-1-D
and R-1-E Districts. The Draft 2040 Future Land Use Map guide properties in the R-1-D
District as Suburban Neighborhood while R-1-E properties are guided as Estate Neighborhood.
Properties in the Suburban Neighborhood category are designed around a modified grid street
network with good access to the surrounding transportation network. Properties in this category
are relatively large for Hopkins, with most having ample private yards and attached garages. The
Suburban Neighborhood category plans for low density single family neighborhoods and
accessory uses such as parks and neighborhood scaled public and institutional uses.
Neighborhood scale public and institutional uses would acknowledge and allow for licensed
residential facilities serving six (6) or fewer residents as required by state law but not those
facilities with more than six (6) residents.
The Estate Neighborhood category is fully contained within the Bellgrove neighborhood along
either side of Minnetonka Boulevard. It consists of relatively secluded large lot single family
dwellings connected to city sewer and water services. Streets in this area follow a curved and
looping design that rarely connects, creating organically shaped blocks to cul-de-sacs that limit
pedestrian and bicycle mobility. Properties in this district tend to have larger footprints with
attached garages and may include large accessory buildings or amenities. Large lot single family
residential should remain the primary use in this category. Densities in this area typically range
from 1-2 units per acre on average.
The Built Environment section contains goals and policies that support denial of this
application. Built Environment Goal 4 states “support and strengthen the city’s residential areas
with reinvestment and appropriate infill.” The supporting policy for this goal states the City
should “preserve and enhance the community’s detached single family housing stock, especially
in the Estate Neighborhood and Suburban Neighborhood future land use categories.”
Compatibility with Present and Future Land Uses. Based on the analysis above, a zoning
code text amendment introducing Licensed Residential Programs Serving 7 to 10 Persons as a
conditional use in the R-1-D and R-1-E Districts would be incompatible with present and future
land uses. Properties in the R-1-D and R-1-E district are currently, and intended to remain,
primarily large lot single family dwellings (see table below). The future land use plans in both the
2030 Comprehensive Plan and Draft 2040 Comprehensive Plan reinforce this land use pattern
and would not support introducing group homes with more than six (6) residents, and its related
activities, into these single family residential zoning districts.
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Surrounding Existing and Future Land Uses Analysis
Location Existing Future
North Single Family Residential Low Density Residential
South Single Family Residential (Hwy. 7) Low Density Residential
East Single Family Residential Low Density Residential
West High Density Residential High Density Residential
Conformance with New Standards. Staff recommendation for denial applies to both the
proposed use and the associated standards. Should the City Council choose to agree with the
Planning & Zoning Commission’s recommendation to approve the proposed use, staff
recommends tabling this item so staff can fully vet the applicant’s proposed conditions and how
they fit with the other properties within the R-1-D and R-1-E districts and the rest of the standards
in the zoning ordinance. Based on an initial review of the applicant’s proposal, staff offers the
following comments:
• The City must carefully consider how the proposed use and any associated conditions effect
other properties within the community and other existing City regulations not just the
applicant’s property.
• The use should be limited to the zoning district where there is currently a zoning issue (R-1-
D district).
• The associated conditions should limit the proposed use to properties better able to
accommodate the more intense activity associated with residential facilities that have more
than 6 residents.
• When considering what conditions to apply to the proposed use, the City should begin with
its own standards already in place for Licensed Residential Facilities serving 7 to 16 residents
as detailed in Section 530.09(p) and detailed on pages 4 and 5 above, as well as the standards
found to be effective by other communities.
Fire Marshal Comments
Should the City approve the proposed text amendment, the Hopkins Fire Marshal will require a
new evaluation of any Licensed Residential Facilities with more than 6 residents. The Fire
Department’s initial review of the Fire Code suggests any such facility must be sprinkled.
Next Steps
Should the City approve the applicant’s request, the next step for the applicant would be to file
for review of a conditional use permit. Conditional use permit applications are considered quasi-
judicial actions. In such cases, the City would act as a judge to determine if the regulations
within the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being
followed. Generally, if a conditional use permit application meets these requirements it should
be approved. The City has the ability to add conditions of approval that are directly related to
the conditional use permit standards. In evaluating the proposed conditional use permit
application, the City must consider and require compliance with the general conditional use
permit standards in Section 525.13, Subdivision 15 and any other standards created through this
text amendment process.
Alternatives
1. Approve the zoning code text amendment application from Wilshire Properties, LLC. By
approving the zoning code text amendment, Licensed Residential Programs for 7 to 10
persons will be allowed as a conditional use in the R-1-D and R-1-E Districts.
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Page 9
2. Deny the zoning code text amendment application from Wilshire Properties, LLC. Should
the City Council select this option, it should table this item and direct staff to prepare a
supporting resolution and ordinance amendment based on specific findings of fact.
3. Continue for further information. The item should be continued if the City Council finds
that further information is needed.
1
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2019-041
A RESOLUTION DENYING THE ZONING CODE TEXT AMENDMENT REQUEST
FROM WILSHIRE PROPERTIES, LLC TO ALLOW LICENSED RESIDENTIAL
PROGRAMS SERVING 7 TO 10 PERSONS AS A CONDITIONAL USE IN THE R-1-D
AND R-1-E DISTRICTS
WHEREAS, the applicant, Wilshire Properties, LLC, initiated zoning code text
amendment application to allow licensed residential programs serving 7 to 10 persons as a
conditional use in the R-1-D and R-1-E single-family zoning districts; and
WHEREAS, the procedural history of the application is as follows:
1. A comprehensive plan amendment, rezoning, and conditional use permit application
was initiated by the applicant on February 21, 2019;
2. The applicant held a neighborhood meeting at the Hopkins Pavilion on March 19, 2019
in conformance with the City of Hopkins Neighborhood Meeting Policy;
3. The applicant withdrew its application for a comprehensive plan amendment, rezoning,
and conditional use permit on March 22, 2019;
4. A zoning code text amendment to allow licensed residential programs serving 7 to 10
persons as a conditional use in the R-1-D and R-1-E Districts was initiated by the
applicant on March 22, 2019;
5. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed
notice, held a public hearing and reviewed such application on April 23, 2019 and all
persons present were given an opportunity to be heard;
6. That the written comments and analysis of City staff were considered that included a
recommendation to deny this application;
7. The Hopkins Planning & Zoning Commission voted 4-3 to recommend the City
Council approve the text amendment, as submitted;
8. On May 7, 2019, the Hopkins City Council reviewed such application and the
comments and recommendations from the Planning & Zoning Commission, City staff,
the applicant, and all others that have provided input on the matter.
WHEREAS, based on a review of the application and the submissions, the Planning
and Zoning recommendation, and the written staff report, and after careful consideration of all
other written and oral comments concerning the requested zoning code text amendment, the City
2
Council makes the following findings of fact:
1. The proposed zoning code text amendment would be incompatible with present and
future land uses within the zoning districts in which it is proposed. The R-1-D and R-
1-E districts are single-family districts whereby licensed residential programs are only
permitted for six or fewer persons, which is mostly consistent with a single-family
designation. To allow licensed residential programs with greater capacities in these
districts, through a conditional use permit or otherwise, would from a land-use
perspective create an adverse impact on the surrounding properties. The City Code
currently designates licensed residential programs with 7-16 persons as a conditional
use in the City’s multi-family residential districts due to the impacts created by facilities
serving this many persons, and said impacts are inconsistent with the City’s single -
family districts.
2. The proposed zoning code text amendment is also inconsistent with the 2030
Comprehensive Plan, which guides the R-1-D and R-1-E districts as low-density
residential to support the preservation and protection of the City’s existing residential
neighborhoods. Additionally, the draft 2040 Comprehensive Plan presently maintains,
as the primary purpose of R-1-D and R-1-E district, low-density single-family uses.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Hopkins
that all recitals set forth in this Resolution are incorporated into and made part of this Resolution,
and more specifically, constitute the express findings of the City Council.
NOW, THEREFORE, BE IT FURTHER RESOLVED by the City Council of the City
of Hopkins that based on the findings contained herein, the City Council of the City of Hopkins
hereby denies the applicant’s requested zoning code text amendment.
Adopted by the City Council of the City of Hopkins this 7th day of May 2019.
ATTEST:
______________________ _______________________
Amy Domeier, City Clerk Jason Gadd, Mayor
DRAFT Minutes of the Planning & Zoning Commission, April 23, 2019 – Page 1
PLANNING & ZONING COMMISSION DRAFT MINUTES
April 23, 2019
A regular meeting of the Hopkins Planning & Zoning Commission was held on April 23, 2019, at
6:30 p.m. in the Training Room at Hopkins Fire Station. Present were Commission Members James
Warden, Samuel Stiele, Elizabeth Goeman, Gerard Balan, Emily Wallace-Jackson, Kristin
Hanneman and Laura Daly. 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 Wallace-Jackson moved, Commissioner Hanneman seconded, to adopt the agenda.
The motion was approved unanimously.
OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – None.
CONSENT AGENDA
Commissioner Goeman moved, Commissioner Balan seconded, to approve the minutes of the
March 26, 2019, regular meeting. The motion was approved unanimously.
PUBLIC HEARING
1. Planning Application 2019-06-AMD Wilshire Properties, LLC Zoning Code Text Amendment
Mr. Lindahl gave an overview of this item stating that the applicant, Bruce Lawrence of Wilshire
Properties, LLC, requests a zoning code text amendment to allow Licensed Residential Programs for
7 to 10 persons as a conditional use in the R-1-D and R-1-E districts. Mr. Lindahl continued that
recent complaints from the surrounding neighborhood led city staff to conduct a series of site
inspections and contact the property owners regarding these issues. This process found the property
housed a licensed residential facility with 10 residents. Under state law, this type of facility is
permitted in any single-family residential district provided it has no more than six residents. As a
result, staff initiated a code enforcement process to bring the site into compliance. In response, the
property owner filed for the stated application to change the zoning standards to allow a Licensed
Residential Facility serving 7 to 10 residents as a condition use in the R-1-D and R-1-E districts.
Staff recommends denial of this request.
Chairperson Warden opened the public hearing.
Coming forward to address the Commission was the applicant, Bruce Lawrence. Mr. Lawrence
shared some background information on the history of the group home and the services they
provide to their residents. Mr. Lawrence also detailed the requested changes to the zoning code for
Conditional Uses within the R Districts to include Licensed Residential Programs Service 7 to 10
Persons.
DRAFT Minutes of the Planning & Zoning Commission, April 23, 2019 – Page 2
Shannon Schlecht, elected official of the Knollwood Association and resident at 302 Cottage
Downs, shared concerns on how allowing the proposed changes to the zoning code could
potentially affect the future of the single-family neighborhood in a negative way and the precedent it
could set for other group homes to also start allowing more residents. Commissioner Daly followed
with a question on how the difference between six or nine residents specifically affects the
neighborhood. Mr. Schlecht did not have an example available but replied that the increase in
persons contributes to more activity, deliveries, garbage, etc. The Commission asked about the
number of cars regularly coming and going from the group home and how that has negatively
affected the neighborhood. Mr. Schlecht did not have an average number to provide to the
Commission.
Marshal Taniguchi, 122 Wilshire Walk, commented that he is very supportive of group homes and
the services they provide, but is wondering what the proper number of residents for a group home
is. Mr. Taniguchi also referenced a study that discusses how the quality of life starts to decrease
starting at four residents living in a group home, and drops significantly after six.
Arthur Horowitz, resident of the Knollwood neighborhood, is supportive of the group home within
the confines of current state law and City ordinance but is concerned that increasing the number of
residents opens the neighborhood up to the possibility of major changes.
Ben Rubin, 115 Cottage Downs, is not supportive of the zoning amendment and believes the
change, even with the conditions proposed by the applicant, creates the possibility of major changes
to the neighborhood. Mr. Rubin is in favor of letting the residents that are currently there stay until
they choose to move out or are otherwise no longer living there, after which the property will
operate within the current standards. Chairperson Warden questioned whether the City would allow
the property to continue to operate under the violation and gradually come into compliance with the
standards. Mr. Lindahl replied that he would have to discuss that with the City attorney.
Kim Burmeister, 810 Edgemoor Drive, addressed the Commission seeking clarification on who is
the owner of the property and who runs the group home.
Susan Reader, 417 Cottage Downs, shared concerns about the number of cars in the neighborhood
around the group home.
Jim Hicks, 815 Park Terrace, commented on the amount of income the group home brings in
monthly with each resident.
Sharon Steinfeldt, 240 Bridle Lane, is supportive of the group home but is not in favor of changing
the current zoning and shares concerns that allowing more residents will alter the feel of the
neighborhood.
Jed Gurlin, 805 Park Terrace, shared a quote from Hubert Humphrey: “The measure of a society is
how we take care of the most vulnerable among us.”
DRAFT Minutes of the Planning & Zoning Commission, April 23, 2019 – Page 3
Bruce Lawrence was invited to address the Commission and answer the questions and concerns
from the community:
• Related to parking and number of cars coming and going from the property, Mr. Lawrence
explained that they operate a one to three staff to resident ratio. A maximum of three staff
members come and go during shift changes throughout the day. Visitors of residents may
also periodically park their cars in the driveway. There could be 9 or 10 cars parked at the
property at any given time. In terms of how the traffic affects the Knollwood neighborhood;
the applicant does not believe it should, based on the location of the driveway on Oak Ridge
Road and not Wilshire Walk.
• In response to the comment on how the number of residents affects quality of life,
additional staff is added to be sure there is adequate care for each resident. If the application
is denied, a current resident in need of special care would need to be moved to another
facility.
• In response to emergency evacuations, there are plans for safe evacuation of the residents in
case of an emergency.
• Addressing the concern of how the text amendment could encourage other group homes in
the area to expand in a similar way, the applicant reiterated the requested conditions of the
text amendment would ensure other group homes would have to go through the same
conditional use process in order to make any changes to how they operate.
• Regarding the ownership of the property, the applicant owns the care business that operates
inside the property but does not own the property itself.
• In response to a comment about a large amount of cars at the property for a dying person, it
does not happen often and is usually only for a short period of time.
• The applicant is willing to make alternations to help conceal the view of cars in the driveway.
• If the application is denied, the applicant requests some time to locate another facility for a
resident in need of special care. The Commission questioned how much time is reasonable
to move the resident; the applicant responded a minimum of 30 days.
John and Deb Anderson, 203 Wilshire Walk, commented on how the property at 601 Wilshire Walk
is the perfect location for the group home and lists the only concern as group homes taking over the
rest of the neighborhood.
With no one else wanting to speak, Commissioner Wallace-Jackson moved and Commissioner Balan
seconded to close the public hearing at 8:06 p.m. The motion was approved unanimously.
Commission discussion after the public hearing included:
• There are multi-family residential zones in Hopkins that are zoned to accommodate group
home 7-16 residents.
• How was this group home previously introduced to the City Council as an 8-bed facility and
not recognized as a violation of City Code? Mr. Lindahl responded that he was not a staff
member at that time, but believes the prior operators made a good faith effort to introduce
themselves to the City Council and because the Council did not have the standards of the
City Code in front of them during the meeting, the violation was not immediately
DRAFT Minutes of the Planning & Zoning Commission, April 23, 2019 – Page 4
recognized. However, this does not require the City to continue to allow the violation to
continue.
• What are the next steps in the process if the City approves the applicant’s proposal for the
text amendment? Mr. Lindahl responded that applicant would need to come back though
the conditional use permit process and meet whatever the City ultimately sets.
• Concern over the precedent the zoning amendment could provide to other group homes
and the risk of affecting single-family neighborhoods.
• Concern for the current residents required to vacate if the zoning amendment is denied.
• Commissioner Daly agreed with an earlier comment about 601 Oakridge as an ideal location
for the group home.
• Confirmation that the applicant cannot split the lot under current zoning, which would not
change with approval of the proposed text amendment.
• The City can set standards that would limit the number of group homes in a single-family
neighborhood with seven or more residents; however, group homes with six or fewer
residents cannot be restricted as it is state law.
• Support for protecting single-family neighborhoods, but concern about the impact on the
vulnerable individuals being cared for by the group home.
• Discussion of the option to table the item in order to examine the broader picture against
the Comprehensive Plan.
With no further discussion by the Commission, Commissioner Daly moved and Commissioner
Goeman seconded, recommending the City Council approve the zoning code text amendment
request from Wilshire Properties, LLC to allow Licensed Residential Programs serving 7 to 10
Persons as a conditional use in the R-1-D and R-1-E zoning districts. The motion was approved 4-3
with Commissioners Balan, Warden, Daly and Goeman voting for, and Commissioners Wallace-
Jackson, Hanneman and Stiele voting against.
This application will be presented to the City Council at their May 7, 2019 regular meeting with the
Planning Commission’s recommendation for approval.
OLD BUSINESS
1. Planning Application 2018-12-AMD 2040 Comprehensive Plan Update
Mr. Lindahl gave a brief overview of the item before introducing Haila Maze from Bolton & Menk
who presented a summary of the comments received during the comment period for the 2040
Comprehensive Plan. The Planning Commission was instructed to review the comments and draft
responses and determine if there should be any changes to how comments are addressed. When
Planning & Zoning Commission and City Council reviews are complete (including a public hearing),
the plan will be approved by resolution for submittal to the Metropolitan Council for formal review.
Once the plan is submitted, the Met Council will have 15 business days to do a completeness review.
If any issues are found, they will be brought to the attention of the city via a letter. The City then will
have an opportunity to work with the Met Council to resolve any remaining items before final
approval by both bodies.
DRAFT Minutes of the Planning & Zoning Commission, April 23, 2019 – Page 5
The Commission requested receiving the draft a week in advance of the public hearing to allow
more time for review.
NEW BUSINESS – None.
ANNOUNCEMENTS – None.
ADJOURN
Commissioner Goeman moved, Commissioner Balan seconded, to adjourn the meeting. The motion
was approved unanimously. The meeting was adjourned at 9:04 p.m.
Respectfully submitted,
Courtney Pearsall
Administrative Assistant
From:Charles Horowitz
To:Jason Lindahl
Cc:Robin Horowitz
Subject:[EXTERNAL] Grace Homes Zoning Issue
Date:Monday, April 22, 2019 11:22:59 AM
Dear Mr. Lindahl -
I am a homeowner and resident of the Knollwood neighborhood and City of Hopkins
taxpayer. I am writing on behalf of my wife Robin and I to voice our strenuous disapproval of
the Grace Homes zoning variance proposal seeking to increase the number of beds from seven
to ten. Similar to all (or virtually all) of my neighbors, I am gravely concerned about the
precedent the proposed expansion would set. If unchecked, addition of facilities like this will
destroy the serenity of our neighborhood, and likely lead us to move out. I am concerned
about quality of life issues the existing facility has already created. We moved here almost
twenty years ago owing in large part to the peacefulness and seclusion of the neighborhood.
The Group Home in its present state, even without the proposed expansion, generates large
quantities of rubbish. There is frequently a giant, unsightly dumpster in front of it during the
summer months, and lots of vehicles coming and going. Just last week two bags of garbage
were in front of the house on the curbside. I attach a picture that I took with my cellphone.
Whereas I’m in concept sympathetic that the Twin Cities may have a shortage of “group
home” beds (if that be the case), a for-profit home of this sort is more appropriate to an area
with a greater population density and public amenities necessary to hand the volume of trash
they create. I am urging the zoning commission deny the requested expansion. If you have
any questions, please don’t hesitate to email or call me (612) 203-8328 (cell).
Thank you for your consideration.
Sincerely,
Charles and Robin Horowitz
102 Bridle Lane
PS I learned online that the couple owning Grace Homes are members of the Wayzata Yacht
Club and “a regular at Yoga House in Edina.” Which makes me wonder why they chose
Hopkins and Burnsville for their group homes over Edina and Wayzata.
https://www.yelp.com/biz/grace-homes-hopkins
From:Anne Steinfeldt
To:Jason Lindahl
Cc:Randy L. Engel; Siddhartha Chadda
Subject:[EXTERNAL] Zoning 601 Oak Ridge Road
Date:Thursday, March 21, 2019 8:29:50 AM
Good morning Jason,
I regret that I will be unable to attend the public hearing on Tuesday March 26th but I wanted
to share my input with you as Hopkins considers rezoning this property to be a Licensed
Residential Program for 7 to 16 persons.
Grace Homes has been a good neighbor but I am not in favor of changing the current zoning.
I am concerned about increased traffic and safety at a very busy intersection.
I am concerned about increased traffic/parking when it flows onto Wilshire Walk.
This past winter, the amount of snow made Wilshire Walk just passable for a single car
where drivers would need to take turns in order to safely pass each outer.
I am also concerned about the amount of debris that can overflow onto Oak Ridge Road.
Not often, but there have been times when personal property was discarded onto Oak
Ridge Road — not in trash bins but on the street. I probably should have reached out to
the City when those occurrences happened but I did not. I was just disappointed that a
business didn’t dispose of oversize items in a business-required fashion. It felt
disrespectful to the integrity of the neighborhood and their consideration of neighbors.
Thank you and the Commission for consideration of my concerns. Copied on this email are
my husband, Siddhartha Chadda, and Randy Engel, President of the Knollwood Association.
Warmest regards,
Anne Steinfeldt
710 Edgemoor Drive
From:Anne Steinfeldt
To:Jason Lindahl
Cc:Randy L. Engel; Siddhartha Chadda; Sharron Steinfeldt
Subject:[EXTERNAL] Re: [EXTERNAL] Zoning 601 Oak Ridge Road
Date:Saturday, April 20, 2019 1:24:53 PM
Hello Jason,
I am reaching out again regarding my position on a proposed zoning change to 601 Oak Ridge
Road.
I’ve also added my mother, Sharron Steinfeldt, who has lived in Knollwood for 60+ years. I know
she shares my concerns.
Again, I regret I am unable to attend the meeting on Tuesday April 23rd but I wanted to express
my concerns regarding a proposed zoning change for the reasons I stated in an email on 3/21/19.
Those concerns are noted below.
Since my March email, I’ve come to know that State regulations allow for 6-bed facilities zoned
in residential areas. I now further understand that Wilshire Properties as been conducting business
outside of their approved zoning. What I don’t understand from the narrative on the Hopkins
website is if Wilshire Properties currently continue to operate (and sell services) outside their
approved zoning number of beds or if they are required in this period to reduce the number of
beds. From the narrative, it appears that the only reason Wilshire Properties requested the zoning
change is to alleviate a violation and to move forward in a manner best suited to Wilshire
Properties' objectives rather than the integrity of the Knollwood neighborhood, what is defined as
single-family, residential dwellings.
I reiterate my concerns expressed on 3/21/19 but add the following:
A 7-10 bed facility is not compatible with current and future land uses of the Knollwood
neighborhood
A 7-10 bed facility creates extra taxation on services such as water and sewer
A 7-10 bed facility creates extra work for providers of city services such as fire inspectors,
building inspectors, city planners, city attorneys, etc (who are paid for by tax payers)
A 7-10 bed facility doesn’t support the Built Environment section of the Draft 2040
Comprehensive Plan - Cultivate Hopkins
I further believe that Wilshire Properties should be retroactively fined for being in violation of
zoning codes going back to 2012. Whether or not they knew they were in violation of existing
State Zoning Regulations, they were able to sell services and conduct business outside what they
were legally allowed to do. Wilshire Properties attempt to change zoning is because they were
found to be in violation. I assume they would have continued to operation outside existing zoning
regulations for as long as no one inspected them and found them to be in violation.
I am able to determine from the Hopkins website if Wilshire Properties was required to notify
neighbors of their 2nd attempt to change the zoning. In their first attempt, we received 3
notifications (our home is 3 tax-ids) but I don’t recall getting any notification from them. I could
be incorrect in my memory but I don’t recall if Wilshire Properties reached out to us this time
around.
Jason, thank you for listening to my concerns. I am in agreement with the Hopkins Staff
recommendation to deny a proposed text amendment to allow Licensed Residential Programs for
7-10 persons as a conditional use in the R-1-D and R-1-E Districts.
Please let me know if you have any follow up questions.
Waremest regards,
Anne Steinfeldt & Siddhartha Chadda
710 Edgemoor Drive
On Mar 21, 2019, at 8:37 AM, Jason Lindahl <jlindahl@HOPKINSmn.com> wrote:
Hi Anne – Thanks for your comments. I will include them in the report on this item to the
Planning & Zoning Commission and the City Council.
Thanks
Jason
<image001.jpg>
Jason Lindahl | City Planner | City of Hopkins
1010 1st St S | Hopkins, MN 55343 | 952-548-6342 | 952-935-1384 Fax
www.hopkinsmn.com
From: Anne Steinfeldt <annesteinfeldt@gmail.com>
Sent: Thursday, March 21, 2019 8:30 AM
To: Jason Lindahl <jlindahl@HOPKINSmn.com>
Cc: Randy L. Engel <randy.engel@buetow2architects.com>; Siddhartha Chadda
<siddhartha.chadda@gmail.com>
Subject: [EXTERNAL] Zoning 601 Oak Ridge Road
Good morning Jason,
I regret that I will be unable to attend the public hearing on Tuesday March 26th but I
wanted to share my input with you as Hopkins considers rezoning this property to be
a Licensed Residential Program for 7 to 16 persons.
Grace Homes has been a good neighbor but I am not in favor of changing the current
zoning.
I am concerned about increased traffic and safety at a very busy intersection.
I am concerned about increased traffic/parking when it flows onto Wilshire
Walk.
This past winter, the amount of snow made Wilshire Walk just passable for a
single car where drivers would need to take turns in order to safely pass each
outer.
I am also concerned about the amount of debris that can overflow onto Oak
Ridge Road. Not often, but there have been times when personal property was
discarded onto Oak Ridge Road — not in trash bins but on the street. I
probably should have reached out to the City when those occurrences happened
but I did not. I was just disappointed that a business didn’t dispose of oversize
items in a business-required fashion. It felt disrespectful to the integrity of the
neighborhood and their consideration of neighbors.
Thank you and the Commission for consideration of my concerns. Copied on this
email are my husband, Siddhartha Chadda, and Randy Engel, President of the
Knollwood Association.
Warmest regards,
Anne Steinfeldt
710 Edgemoor Drive
From:Ben Rubin
To:Jason Lindahl
Cc:"Randy L. Engel"; brubin@deephaveninc.com
Subject:[EXTERNAL] GROUP HOME AT 601 OAK RIDGE ROAD
Date:Saturday, March 23, 2019 8:39:44 AM
Hi Jason:
I understand that Grace Homes as decided not to pursue a zoning change to allow them to operate
with more than six residents at the above noted address. However, it troubles me that they have
been and may continue operating with more than six residents in violation of the zoning ordinance.
There a number of reasons this concerns me, from traffic to visitors, but none more than setting a
precedent for businesses to operate in what we thought was a residential zoned neighborhood
when we purchased our lot in 2013 and built our home. So, to be clear, we are adamantly opposed
to any change in the zoning or a waiver allowing Grace, or any other business, to operate outside the
current zoning guidelines allowing more than six residents. Please feel free to contact me if you
want to discuss further.
Sincerely,
Ben Rubin
115 Cottage Downs
Hopkins MN 55305
Tel: 612.868.4462
ben@benrubin.net
Notice: This e-mail and any attachments may contain information that is legally privileged and confidential. If you
are not the intended recipient, please be advised that you are legally prohibited from retaining, using, copying,
distributing, or otherwise disclosing this information in any manner. If you received this transmission in error,
please reply to the sender and destroy the material in its entirety, whether in electronic or hard copy format.
From:Ben Rubin
To:Jason Lindahl
Cc:Ben Rubin
Subject:[EXTERNAL] Re 4/23/19 Hopkins Planning Committee Meeting/Wilshire Properties Group Home
Date:Wednesday, May 1, 2019 3:18:10 PM
Dear Jason:
My wife and I attended the April 23, 2019, Planning and Zoning Commission meeting at the
Hopkins Fire Department Facility. I was surprised by the seeming inability of the members of
the Commission to confine their discussion and decision to the facts and zoning matter in
front of them, their seeming lack of knowledge as to Roberts Rules of Order to running a
meeting, how to make a motion, what the actual motion in front of them was, and the
resulting outcome.
First and foremost, I am troubled that the Commission voted 4 to 3 to recommend to
Council, Wilshire Properties LLC, request for a conditional use permit to operate a 7-10
bed group home facility, against the express recommendation of staff to deny the
request.
Second, staff specifically and, several times throughout the meeting, advised the
Commission that it had not studied the text request submitted by Wilshire Properties,
because staff is recommending a denial of request. However, should the Commission
decide the request by Wilshire has merit, staff would then study the text request and
provide an opinion to committee.
Third, staff several times throughout the meeting, advised the Commission that
Wilshire Properties has been operating with more than 6 beds for years in violation
of city ordinance, yet committee member Laura Daily, who made the motion for
Commission to recommend to Council the text as written, stated ‘what’s the difference
if they operate with 6, 7, or 8, beds, after all, a number is just a number”. If you follow
that logic then similarly, Hopkins residents can drive 50 mph on city streets with limit
clearly posted as 30 mph without consequence. After all, a number is just a number,
right? Wrong, that is equally ridiculous.
Fourth, the Commission seemed to focus their discussion on an emotionally charged
need to care for aging adults and even mentioned caring for an increasing autistic
population. While I agree this is an important societal issue, I do not believe it is an
issue for the Zoning Commission. Zoning and its impact to Hopkins neighborhoods
and “the health, safety and general welfare of people living and working in Hopkins
and implementing the City's Comprehensive Plan” is their mission, according to the
City of Hopkins’s website.
Fifth, the Commission’s decision to recommend verbatim, Wilshire Properties text
request for a conditional use permit to Council, is a recommendation lacking proper
study, adequate thought and, in my opinion, one that unfairly targets the dwellings in
the Knollwood neighborhood as few, if any, other Hopkins neighborhoods have multiple
35,000 sq. ft lots.
Sixth, the Commission voted to recommend the text request, without consideration that
it does not specify “within 75’ of a multi-family zoned area within Hopkins”. As
recommended, it is possible that some homes along Edgemoor Road may qualify for this
conditional use as those homes are within 75’ of the St Louis Park Amhurst multi-family
housing development.
My wife and I purchased a vacant lot at 115 Cottage Downs in 2012 and constructed our
house in 2013. We did so because we liked the feel of the residential, single-family home,
Knollwood neighborhood. We never imagined that the group home that operated at the
corner of Oak Ridge Road was operating in violation of code and city ordinance, nor that it
would expand to two group homes and then a third operator would expand on the group
home concentration on Wilshire Walk in the Knollwood neighborhood. At present, group
homes comprise 5% of the homes in the Knollwood neighborhood. Given the size of the
homes and lots in Knollwood, along with their relatively low- price compared to a commercial
building or facility, it is likely that the Knollwood neighborhood is a target of group home
operators and the number of group homes in the neighborhood will increase over time.
I urge the Council to deny Wilshire Properties request for conditional use permit at the May 7,
2019, City Council Meeting. I also urge the Council to reach out and, work with, the
Minnesota legislature on behalf of the Knollwood neighborhood and, all of Hopkins, to impose
a radius limit on the concentration/proximity of group homes within neighborhoods zoned
single-family to protect the long-term residential quality of life within Hopkins before it is too
late.
Below is a summary provided to me by my attorney. I urge the Council to review it and
consider the merits of his comments as well.
City of Hopkins Zoning Code Text Amendment - Licensed Residential
Programs for 7 to 10 persons in R-1-D and R-1-E Districts
Ben: The request of Wilshire Properties, LLC for a zoning code text amendment to allow Licensed
Residential Programs for 7 to 10 persons as a conditional use is contrary to intent and purpose of
the existing zoning code. A few relevant stated purposes of the Hopkin’s zoning code are 1) to
protect and provide for the public health, safety and welfare, 2) guide future growth and
development of the City in accordance with the comprehensive guide plan, 3) divide the city into
zones and districts … (controlling the) use of structures and land, and 4) protecting the character
and social and economic stability of all areas of the City. The proposed zoning text amendment
does not advance any of these policy considerations. This proposed text amendment is being
advanced for the singular purpose of trying to rectify an existing violation of Hopkins City Code
section 530.06(b). A change to the zoning code should be based on policy considerations
consistent with the purpose and intent of the zoning code, not to cure a singular violation. The
proposed zoning text amendment is inconsistent with the comprehensive guide plan which the
Applicant is also requesting be amended. Per Hopkins existing zoning code, and in compliance
with MN Law, Licensed Residential Programs are permitted in R-1-D and R-1-E districts, so long as
the number of residents does not exceed 6 persons. The policy purpose for limiting the number
to 6 or less is a recognition of the single family residential nature of the R-1-D or R-1-E districts
and intended to minimize the impact of the Licensed Residential Programs in that type of
residential area. Licensed Residential Programs serving 7 to 16 residents are permitted by the
Hopkins zoning code, but only in R-2, R-3, R-4, R-5 and R-6 districts. This recognizes the policy
considerations in placing the higher volume, greater density Programs in areas that reflect the
City’s plan for concentration of density and services in specific districts of the City. I can think of
no compelling policy considerations why the City would want to change the comprehensive plan
or the zoning code text to permit this intensified use of single family structures in a R-1-D or R-1-E
single family district.
Thanks-
Ben Rubin
115 Cottge Downs
Hopkins MN 55305
Notice: This e-mail and any attachments may contain information that is legally privileged and confidential. If you
are not the intended recipient, please be advised that you are legally prohibited from retaining, using, copying,
distributing, or otherwise disclosing this information in any manner. If you received this transmission in error,
please reply to the sender and destroy the material in its entirety, whether in electronic or hard copy format.
1
Jason Lindahl
From:Kim Burmeister <kimburm@gmail.com>
Sent:Wednesday, April 17, 2019 4:39 PM
To:Jason Lindahl
Subject:[EXTERNAL] Grace Homes - zoning change
Dear Mr. Lindahl,
We have lived in Knollwood for over 25 years and strongly oppose the conditional permit to change the residential
group home located at 601 Oak Ridge Road (located next to their other group home on Wilshire
Walk) from a 6‐bed residence to a 7 to 10 bed facility. Our primary concern is the dramatic negative change that it will
cause our quiet and beautiful neighborhood. Our neighbors take great pride in our small community and love the “less
travelled” and open landscape of the area.
The changes that have already occurred with the two residential homes (with a third opening on Wilshire Walk) has
already caused hardship on local homeowners due to additional traffic and parking issues. We have narrow streets (in
need of repair) and tight corners that are not built to take on more traffic.
The current owners of Grace Homes purchased the business knowing the licensing was for six beds and we see no
reason why we, a small, quiet and historic neighborhood should have to pay a price for increasing the volume of
congestion.
People specifically purchase homes in Knollwood because of the charm, stability and quiet streets. We are one of the
very few low‐density neighborhoods of Hopkins, and like us, the City of Hopkins would not benefit from increasing the
density in a residential area for business operations.
Looking forward, one conditional permit change opens doors for more permit changes, that again we do not support for
our neighborhood and other Hopkins neighborhoods.
In conclusion, we strongly oppose the City approving the request for a conditional permit change to increase the number
of clients allowed in a home.
We appreciate your consideration.
Kim and John Burmeister
810 Edgemoor Drive
Hopkins, MN 55305
From:Peg Hicks
To:Jason Lindahl
Cc:Jim Hicks
Subject:[EXTERNAL] Grace Homes request for a conditional use zoning permit
Date:Tuesday, April 16, 2019 3:38:57 PM
My husband and I are writing to express our strong opposition to the Grace Homes’ request
for conditional use permit to allow the operation of a licensed group home with 7 to 10 beds at
601 Oak Ridge Road.
As residents of the Knollwood neighborhood, we strongly value and want to protect the charm
and low-density nature of our quiet residential neighborhood. While we understand that the
current zoning laws permit 6-bed group homes in residential neighborhoods, we are not in
favor of having a larger commercial business operating in our quiet residential neighborhood.
Grace Homes is located at a very busy intersection of Oak Ridge Road and Highway 7. Our
neighbors on Wilshire Walk already have experienced increased traffic and cars parking on
their quiet residential street from visitors, staff, and deliveries to the the Grace Homes. By
approving the Grace Homes’ conditional use permit request for additional beds, the City of
Hopkins would further add to our neighborhood’s traffic burden and potentially harm the
historic charm of our low-density residential neighborhood. By approving the Grace Homes’
request, the city would be setting a dangerous precedent for both our residential neighborhood
and other neighborhoods in Hopkins.
As you will note in the attached link, the Grace Homes’ web site includes a photo of the
Knollwood neighborhood entrance signs on its web site. Here’s the link:
http://gracehomes.info/wilshire-walk-memory-care-home/ This commercial operation already
is benefiting greatly at the expense of the rest of our neighborhood. Permitting additional beds
at the site is an undue burden to the Knollwood neighborhood.
We respectfully request that you reject Grace Homes conditional use permit zoning request.
We plan to attend the Hopkins Planning and Zoning Commission Meeting on April 23 to
express our strong opposition to this proposal.
Thank you.
Peg & Jim Hicks
815 Park Terrace
Hopkins, MN 55305
From:Sharron Steinfeldt
To:Jason Lindahl
Cc:Anne Steinfeldt; Randy L. Engel
Subject:[EXTERNAL] Planning Application 2019 -AMD Wilshire Properties L:LC Zoning Code Text Amendment
Date:Monday, April 22, 2019 2:01:17 PM
Jason : I am against Zoning Code text Amendment that would increase the number of people who could
be housed at the care facilities from a maximum of 6 people to allowing 7 - 10 people .
I have lived in the Knollwood Neighnothood at 240 Bridal Lane for 61 years and I plan to stay for many
more years because I love Hopkins and my neighbors, Hopkins is a great place to raise a family .
I strongly believe that if the City of Hopkins permits this increase it will set a precedent that will be
detrimental to not only Knollwood but to many other residential home owners in R1 neighborhoods in
Hopkins.
I look forward to being at the meeting tomorrow April 23 at 6:30.
Sharron Steinfeldt 240 Bridal Lan Hopkins Mn 55305
PS I was surprised to hear that a property on Wilshire Walk may already be inviolation with 10 people
being cared for at that facility. Is that true ? How will this be remedied?
f
1
Jason Lindahl
From:Susan Kahn <susan.kahn@mac.com>
Sent:Wednesday, April 17, 2019 4:54 PM
To:Jason Lindahl
Subject:[EXTERNAL] Grace Homes (Wilshire Properties, LLC) Request
We are writing in regard to the upcoming request by Grace Homes to amend the Hopkins City Code to allow a
licensed group home with seven to 10 beds as a conditional use in certain R-1 zoning districts … and the
potential, if this request is approved, to allow the facility located at 601 Oak Ridge Road to receive a
conditional use permit for its current location.
We are opposed to a change to the Hopkins City Code and opposed to Grace Homes receiving a conditional use
permit for its current location - to operate a group home with up to 10 beds. We have made significant
investments in our property and our neighborhood, treasure the nature and density of our residential
neighborhood - and therefore, we are not in favor of this request to expand this group home in the Knollwood
neighborhood.
We are unable to attend the Hopkins Planning and Zoning Commission meeting next week on April 23, so we
are sharing our perspective via this email and hope that it will be considered in this process.
Sincerely,
Susan and Ken Kahn
712 Valley Way
Hopkins, MN 55305
From:horow001
To:Jason Lindahl
Subject:[EXTERNAL] Grace Homes Condition Use Permit
Date:Monday, April 22, 2019 12:22:26 PM
Dear Mr. Lindahl,
Mrs. Horowitz and I have resided in Hopkins since we moved
to Minnesota June 1969, initially owning a home in Hobby
Acres, but moving to our present residence at 830 Edgemoor
Drive in Knowlwood in 1971. When we moved to Knollwood,
we chose not to live in a commercially zoned area, but a fine
residential community. Mrs. Horowitz and I would like to
express our vehement objection to the zoning changes
requested by Grace Homes. The owner of Grace Homes and
applicant should certainly have been sufficiently knowledgable
to realize that the Hopkins zoning ordinance allowed him to
create facility limited to only six beds in an established single
family home but six customers was the limit. Granted, he
can make more money by expanding the number of his
residents, but to the detriment of my neighborhood and
ultimately the value of my property.
I sympathize with this business owner, but he was the one who
made the decision to establish a six bed facility in my
neighborhood with the full knowledge of the existing zoning
regulation. If he feels that six beds won’t do, he should chalk
up his problem to a bad business decision.
With regards,
Francine B. Horowitz
Arthur J. Horowitz, MD
March 19, 2019
Neighborhood Meeting Minutes
Agenda:
6:30: Gather and Sign-In
6:40: Welcome and Introductions
6:50: Project Description and Background
7:00: Q & A
Attendance:
7 people from the neighborhood representing 6 properties as follows:
122, 203, and 216 Wilshire Walk
302 and 417 Cottage Downs
810 Edgemoor Drive
2 people with ties to Hopkins Community Arts one of which is a business partner of the Grace
Homes owners.
1 person contacted me by phone earlier in the week as they were not able to attend the
meeting.
The meeting opened with an introductions and an overview of Matrix Home Health Care
Specialists, including when the company was founded, when and why it expanded into home
care and when and why residential care came was added. The licensing requirements for care
homes was provided including state and county requirements.
The background on how we got to this point was presented highlighting the fact that residential
care homes were fairly new to the city when Grace Homes opened in 2011 leading to the
oversight in zoning restrictions that lasted for the better part of 7 years. We talked about R-1
zoning and 6 residents being protected by the state and that there is a provision to allow more
than 6 residents that requires multiple family zoning and a conditional use permit. R-1-A zoning
which supports multiple family housing was discussed although it wasn’t a good fit for this
situation. The possibility of a text change was also discussed as an option but again not a good
fit for this situation.
6900 Shady Oak Road Suite 216
Eden Prairie, MN 55344
Phone: 952/525-0505 / Fax: 952/525-0506
www.MatrixHomeHealthMN.com
www.GraceHomesMN.com
The meeting was fairly free flowing with questions and discussion all throughout. In general the
attendees agreed that there weren’t issues with Grace Homes and acknowledged that the
pushback is primarily due to the new home going in on Wilshire Walk. Many acknowledged the
need for this type of housing and were supportive of Grace Homes.
The operations at Grace Homes was discussed including the number of bedrooms, how they
are allocated, what the staffing ratios by time of day are, and who else works at the house. A
question was asked about the number of cars that come and go on a daily basis, not so much
as an issue with Grace Homes but a potential issue with the new care home. The Elderly (EW)
and CADI waivers were discussed as well as how shared rooms are sometimes necessary for
EW residents due to the relatively low reimbursement rate. Also discussed was the ability of
Grace Homes to accommodate more EW residents if the total number of residents was more
than 6.
The person that called in asked why a conditional use permit couldn’t be issued rather than
rezoning the property. The answer being that the conditional use permit didn’t pertain to R-1
properties. Thus the property needed to be rezoned in order to apply the conditional use permit.
There were several concerns expressed which were shared by all of the neighborhood
attendees. They were:
1. Any zoning change is permanent and while they were receptive of what Grace Homes
was doing, the property could be used differently in the future which may negatively
impact the neighborhood.
2. A precedent gets set if an exception is made for one property that might lead to others
wanting to do similar things. “You did it for them, why won’t you do it for me”.
3. There was concern about the ability to have up to 16 residents if rezoned to R-2. This
was addressed by limitations placed on the number of residents by the county as well as
the practicality of having too many residents in a limited space as shared rooms are
generally more difficult to rent than private rooms.
4. Parking and traffic flow was a concern although a stipulation of the conditional use
permit in the R-2 district is that all parking must be off-street. The traffic flow was trivial
compared to that generated on Hwy 7 and by the neighboring apartment building. Again
the real concern was not with Grace Homes but with the new care home on Wilshire
Walk.
5. A concern was expressed the opinion that property values were being affected by the
presence of the care homes citing 3 properties on Wilshire Walk that sold for less than
property value. Not all shared this concern as it’s not clear what the true connection
between property value and the care homes is.
Summary
The meeting was generally positive and had good discussion. The attendees came to better
understand the situation, how it came to be, what the limitations are, and were generally
supportive of the business recognizing the need for this type of housing. The attendees were
not supportive of a zoning change however due to precedent and future development issues.
The meeting concluded at 7:30pm as scheduled.
The following handout was provided:
March 19, 2019
Neighborhood Meeting Agenda
6:30: Gather and Sign-In
6:40: Welcome and Introductions
6:50: Project Description and Background
7:00: Q & A
Background:
The property at 601 Oak Ridge Road is owned by Wilshire Properties, LLC; Mr. Charles Scott
President. The property was operated as a Residential Living facility by Mr. Scott and his
spouse Bethany Buchanan, RN beginning in July of 2011. Grace Homes was announced to the
Hopkins City Council as an 8-bed senior care home at the March 20, 2012 meeting. Sometime
later a 9th resident was added with permission from Christopher Kearney, the Lead Inspector
for the City of Hopkins.
In May of 2017 Matrix Advocare Network, Inc. d/b/a Matrix Home Health Care Specialists
(Matrix) purchased the business operations of Grace Homes with the intent of continuing to
operate the care home. This includes the properties at 601 Oak Ridge Road and the adjacent
property at 414 Wilshire Walk. The physical properties are still owned by Wilshire Properties,
LLC and Matrix has continued to operate the homes under the name Grace Homes.
In January of 2019, after a routine fire marshal inspection the City of Hopkins cited Matrix for
operating the facility with more than 6 residents due to the way the property was zoned. There
haven’t been any neighborhood issues to the knowledge of the former or present owners of
Grace Homes.
6900 Shady Oak Road Suite 216
Eden Prairie, MN 55344
Phone: 952/525-0505 / Fax: 952/525-0506
www.MatrixHomeHealthMN.com
www.GraceHomesMN.com
Project Description:
This project is a request to change the zoning of the property from R-1-D to R-2 and approve a
conditional use permit for up to 10 residents. The property in its current form meets all the
requirements for R-2 zoning. The project does not call for any physical changes to the property
or building nor does it change the way the property has been used since it opened in 2011. The
project is merely a request to allow the facility to continue to operate as it has been and meet
current zoning and use requirements.
Below is a copy of the zoning map showing the subject and surrounding properties.
601 Oak Ridge Road
Hwy 7.
Hwy 7. Oak Ridge Road 5th Avenue
Attendance Sign-In Sheet
Zoning Map
Subject Property
Standards for Licensed Residential Facilities in Other Communities
City of Minnetonka. Section 300.16, Subdivision 3.g - Licensed Residential Care Facilities or Community
Based Residential Care Facilities:
1. 3,000 square feet of lot area for each overnight resident, based on proposed capacity;
2. 300 square feet of residential building area for each overnight resident, based on proposed capacity;
3. In R-1 and R-2 districts, for new construction including additions, a floor area ratio (FAR) that is no
more than 100% of the highest FAR of the homes within 400 feet of the lot lines and within 1,000
feet of the lot along the street where it is located, including both sides of the street. The FAR applies
to an existing structure only if it seeks to expand. The city may exclude a property that the city
determines is not visually part of the applicant's neighborhood and may add a property that the city
determines is visually part of the applicant's neighborhood. The city may waive or modify the floor
area requirement where:
a. The proposed use would be relatively isolated from the rest of the neighborhood by slopes,
trees, wetlands, undevelopable land, or other physical features; or
b. The applicant submits a specific building design and site plan, and the city determines that the
proposed design would not adversely impact the neighborhood character because of such
things as setbacks, building orientation, building height, or building mass. In this case, the
approval is contingent upon implementation of the specific site and building plan.
4. No external building improvements undertaken in R-1 and R-2 districts which alter the original
character of the home unless approved by the city council. In R-1 and R-2 districts, there must be no
exterior evidence of any use or activity that is not customary for typical residential use, including no
exterior storage, signs, and garbage and recycling containers;
5. Traffic generation: a detailed documentation of anticipated traffic generation must be provided. In
order to avoid unreasonable traffic impacts to a residential neighborhood, traffic limitations are
established as follows:
a. In R-1 and R-2 districts, the use is not be permitted on properties that gain access by private
roads or driveways that are used by more than one lot;
b. The use must be located on, and have access only to, a collector or arterial roadway as identified
in the comprehensive plan;
c. The use must prepare, and abide by, a plan for handling traffic and parking on high traffic days,
such as holidays, that has been reviewed and approved by city staff.
6. No on-street parking to be allowed. Adequate off-street parking will be required by the city based
on the staff and resident needs of each specific facility. In R-1 and R-2 districts, the parking area
must be screened from the view from other R-1 and R-2 residential properties. Private driveways
must be of adequate width to accommodate effective vehicle circulation and be equipped with a
turnaround area to prevent backing maneuvers onto public streets. Driveways must be maintained
in an open manner at all times and be wide enough for emergency vehicle access. Driveway slope
must not exceed 8 percent unless the city determines that site characteristics or mitigative
measures to ensure safe vehicular circulation are present. Adequate sight distance at the access
point must be available;
7. All facilities to conform to the requirements of the Minnesota state building code, fire code, health
code, and all other applicable codes and city ordinances;
8. Landscape buffering from surrounding residential uses to be provided consistent with the
requirements contained in section 300.27 of this ordinance. A privacy fence of appropriate
residential design may be required to limit off-site impacts. Landscape screening from surrounding
residential uses may be required by the city depending on the type, location and proximity of
residential areas to a specific facility;
9. Submission of detailed program information including goals, policies, activity schedule, staffing
patterns and targeted capacity which may result in the imposition of reasonable conditions to limit
the off-site impacts;
10. Submission of a formal site and building plan review if a new building is being constructed, an
existing building is being modified, or the city otherwise determines that there is a need for such
review; and
11. Additional conditions may be required by the city in order to address the specific impacts of a
proposed facility.
City of St. Louis Park. Sec. 36-163(C) - Uses permitted with conditions. A structure or land in an R-1
district may be used for one or more of the following uses if its use complies with the conditions stated
in section 36-162 and those specified for the use in this subsection.
1. Group home/nonstatutory. The conditions are as follows:
a. At least 800 square feet of lot area shall be provided for each person housed on the site.
b. At least 12% of the lot area shall be developed as designed outdoor recreation area.
c. The residence structure shall be occupied by not more than six persons under treatment.
d. The residence structure shall provide one bedroom for each two persons accommodated in
group living quarters.
e. The residence structure shall provide one bathroom for each four persons accommodated in
group living quarters.
f. The use shall not be located within 1,500 feet of any other group homes.
A regular meeting of the Hopkins City Council was held on March 20, 2012, in the
Council Chambers of the Hopkins City Hall.
Present were Mayor Maxwell, Council Members Cummings, Gadd, Halverson, and
Youakim. Also, present were staff members Bradford, Elverum, Genellie, Mornson,
Stadler and City Attorney Jeremy Steiner.
I. CALL TO ORDER
Mayor Maxwell called the meeting to order at 7:31 p.m.
II. OPEN AGENDA - PUBLIC COMMENTS AND CONCERNS
There were no comments.
III. PRESENTATION
The owners of Grace Homes, an 8 -bed senior care home in Hopkins, introduced their
business. Mayor Maxwell welcomed them to the City of Hopkins.
IV. CONSENT AGENDA
1. Minutes of the Goal Setting Day on February 17, 2012
2. Minutes of the March 6, 2012 Council Meeting
3. Minutes of the March 6, 2012 Work Session following the Council Meeting
4. Minutes of the March 13, 2012 Work Session
5. Approve Overpass Skate Park Operational Agreement with action Sports of
Minnesota, Inc., dba, The Third Lair (CR 2012-024)
6. Accept Improvements and Authorize Final Payment on 5th Street South Street and
Utility Improvements (CR 2012-025)
Mr. Stadler addressed the Council regarding Consent Agenda Item #5. There are no
changes to the agreement and Third Lair continues to add new equipment to provide
a fresh experience for the skate park users.
Mr. Bradford addressed Council regarding Consent Agenda Item #6. The contractor
completed all work as specified in the contract.
Council Member Cummings moved and Council Member Youakim seconded a
motion to approve the Consent Agenda. A poll of the vote was ,as follows: Council
Member Cummings, aye; Council Member Gadd, aye; Council Member Halverson,
aye; Council Member Youakim, aye; Mayor Maxwell, aye. The motion carried
unanimously.
1
IV. NEW BUSINESS
1. Approve Preliminary Plans for Shady Oak Road (CR 2012-027)
Mr. Stadler addressed the Council giving an overview of the Shady Oak Road project.
Hennepin County representative Craig Twinem reviewed the project location, project
history, public meeting input and project schedule.
Tony Heppleman, WSB & Associates Consultant, reviewed the purpose & need for the
project which includes poor pavement condition, safety issues, capacity
improvements, pedestrian & bicycle facility needs, and drainage issues. Mr.
Heppleman reviewed the layout changes & comparison from 2006 to 2012.
Mr. Stadler reviewed the layout changes, property impacts and project funding. The
estimated cost to the City of Hopkins is approximately $2.9 million.
Ms. Elverum discussed the process and plan for working with property & business
owners affected by the project.
Staff will continue to keep the Council updated during the final design process and
construction.
There was much discussion by Council about the preliminary plan, landscape
buffering, keeping the integrity of the neighborhoods, importance of neighborhood
input, minimizing property impact and maximizing buffering, Duck Pond viewing area
outlet to prevent flooding, Highway 7 intersection changes, impact of the future
SWLRT station, pedestrian friendly trails & sidewalks, road elevations and the
importance of working with & communicating with impacted businesses & residents.
Rick Nelson, owner of Nelson's Meats, addressed the Council. Mr. Nelson's business is
impacted and parking is a big concern.
Jill & Allen Forrest, 202 West Park Road, Hopkins addressed the Council. The Forrest's
home is impacted and the close proximity of the road to their home is a big concern.
Council Member Halverson moved and Council Member Gadd seconded a motion to
Approve Resolution 2012-015, Resolution approving preliminary plans, layout #2, for the
reconstruction of Shady Oak Road from Excelsior Boulevard to north of Highway 7. A
poll of the vote was as follows: Council Member Gadd, aye; Council Member
Halverson, aye; Council Member Youakim, aye; Mayor Maxwell, aye. The motion
carried.
2. Approve Cooperative Agreement between Hopkins and Met Council (CR 2012-026)
Mr. Bradford addressed the Council regarding the replacement of the sanitary sewer
lift station, why it needs to be replaced, possible site locations, review of the public
06
input meetings, examples of possible lift station design & landscaping and gave an
overview of the proposed Oakes Park location. Mr. Bradford explained that there
would be additional public input & design meetings as the project moves forward. Mr.
Bradford reviewed the Inter -Governmental Agreement with the Metropolitan Council.
Adam Gordon, Met Council representative, discussed the lift station design with the
Council. Mr. Gordon explained that new Lift Station buildings are built well above noise
odor standards from twenty years ago.
The following residents addressed the Council about the Lift Station project:
Esther Williams, 921 Abbie Lane, Hopkins, & Parkside Homeowners Association Vice -
Chairperson, opposes the Lift Station relocation and is concerned that not all the
impacted homeowners were kept informed during the process.
Gerald Healy, 700 Oak Park Lane, Hopkins, opposes the Lift Station being built on
Parkland and prefers rebuilding the Lift Station at the present location.
Corinne Braun, 813 Kassie Court, Hopkins, presented Council with a petition from
residents opposing the re -location of the Lift Station to Oakes Park and requested
community involvement in the site location selection.
Jean Sorenson, 808 Cameron Court, Hopkins, & Parkside Homeowners Association
Chairperson, opposes the Lift Station location and would like Council to explore other
options.
There was much discussion by Council regarding the lift station design, entrance to the
lift station, building maintenance, size of the building, screening of outside equipment,
other possible locations & reasons for choosing the Oakes Park site, reasons for not
building at current location, most cost-effective solution, project costs, distance of lift
station to nearest home, building appearance, enhanced restroom facilities for the
park, odor filter systems, possible hockey rink re -location, additional opportunities for
public input into the design process and the importance of resident engagement in
the process.
Mr. Bradford gave an explanation of the project financials and that staff will continue
to engage the Council, community members & Park Board as the process continues.
Council Member Cummings moved and Council Member Gadd seconded a motion
to Approve Inter -Governmental Agreement with the Metropolitan Council. A poll of
the vote was as follows: Council Member Cummings, aye; Council Member Gadd,
aye; Council Member Halverson, aye; Council Member Youakim, aye; Mayor Maxwell,
aye. The motion carried unanimously.
9
3. 2012 Goals (CR 2012- 016)
Mr. Mornson addressed the Council regarding the City of Hopkins 2012 Mission &
Goals. Mr. Mornson reviewed the Mission Statement, Vision, accomplishments in 2011
and the goals, strategies & action items.
Council Member Youakim moved and Council Member Halverson seconded a motion
to Adopt Resolution 2012-008, affirming the City of Hopkins Mission Statement and
adopting the 2012-2013 Goals and Strategic Plan for the City of Hopkins. A poll of the
vote was as follows: Council Member Cummings, aye; Council Member Gadd, aye;
Council Member Halverson, aye; Council Member Youakim, aye; Mayor Maxwell, aye.
The motion carried unanimously.
Mr. Mornson recognized Community Development Coordinator Tara Beard for
successfully acquiring and completing requirements for grant monies.
V. ADJOURNMENT
There being no further business, Council Member Halverson moved and Council
Member Youakim seconded a motion to adjourn the meeting. The meeting was
adjourned at 10:19 p.m.
Respectfully Submitted,
Debbie Vold
COUN IL MEMBF,RS
ATTEST:
0.100
Eugene J. axwell, Mayor
Local News Real Estate Events Get Tickets
Grace Homes specializes in creating a warm atmosphere for those with memory illnesses.
By James Warden | Apr 6, 2012 2:30 pm ET | Updated Apr 6, 2012 5:55 pm ET
Walk into 601 Oak Ridge Road home, and you’re immediately struck by the warmth of
hard woods. A spacious kitchen, luxurious living room and beautiful backyard with
deck all add to the ambience. Then there’s a dog named Daisy, a cat named Angel and
two birds, Sunny and Sky, who add a spark of life to the elegance.
Hopkins Long-Term Care Facility Makes Residents Feel at Home | Hopk... https://patch.com/minnesota/hopkins/amp/3923186/hopkins-long-term-ca...
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This isn’t the home of a wealthy suburban family, though. The house is an 8-bed
residential care facility specializing in memory care—specifically illnesses such as
Alzheimer’s and dementia.
Subscribe
Grace Homes, as the business is named, is a three-year-old company that started in
Hopkins on July 1. A crew of certified nursing assistants—overseen by wife and
husband owners Bethany Buchanan and Charles Scott—care for residents in the secure
but homelike setting.
“I really feel strongly that this is the best model of care for the elderly. It’s small. It’s
personal. It’s intimate,” Buchanan said.
Buchanan is a registered nurse who spent eight years in hospital settings and four years
Hopkins Long-Term Care Facility Makes Residents Feel at Home | Hopk... https://patch.com/minnesota/hopkins/amp/3923186/hopkins-long-term-ca...
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in long-term care. That background gives her the ability to care for patients with severe
health issues beyond the memory-related illnesses that are the business’ specialty.
But as the home’s atmosphere suggests, the focus is on quality of life—not just treating
illnesses. The food residents eat is mostly local and organic. They exercise every day,
including with a physical fitness specialist who comes in three times a week. They get
massages once a month. They listen to old, familiar songs while singing and playing
hand instruments.
There’s also aromatherapy and, during the winter, light box therapy to keep residents’
vitamin D levels up and boost their mood. Buchanan and Scott pride themselves on
rarely using psychotropic drugs with patients. They didn’t have any residents on that
type of medication when Patch visited a week ago.
The team spends as much time engaging the residents as providing for them. The
residents feed the pets and water the plants because caring for living beings stimulates
memory care patients. They also participate in other light chores, such as getting the
mail, that keeps them active—vital because memory care patients can sit for 10 hours at
a time if not encouraged.
“They want to feel purposeful, and they need to move,” Buchanan said.
For Grace Homes, the warm atmosphere, the healthy living and the activities all
contribute to one goal: Making residents feel at home.
***
Want to learn more about Grace Homes? The home will host an open house from 1 p.m.
to 4 p.m. May 20 at the facility, located at 601 Oak Ridge Road. The open house is just
one way the business is connecting with the community. It has joined it local
neighborhood association and will continue taking its residents on outings to local
places, such as Dairy Queen and the Farmers’ Market. “We’ve just had a terrific
welcome from Hopkins,” Buchanan said.
Hopkins Long-Term Care Facility Makes Residents Feel at Home | Hopk... https://patch.com/minnesota/hopkins/amp/3923186/hopkins-long-term-ca...
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