IV. 1. Minutes of the October 22, 2019 Planning & Zoning Commission
Draft Minutes of the Planning & Zoning Commission, October 22, 2019 – Page 1
PLANNING & ZONING COMMISSION DRAFT MINUTES
October 22, 2019
A regular meeting of the Hopkins Planning & Zoning Commission was held on October 22, 2019,
at 6:30 p.m. in the Council Chambers at Hopkins City Hall. Present were Commission Members
Gerard Balan, Samuel Stiele, Nathan White, Emily Fiamova, Laura Daly and Kristen Hanneman.
Commissioner Goeman was absent. Also present was City Planner Jason Lindahl.
CALL TO ORDER
Chairperson Balan called the meeting to order at 6:30 p.m.
ADOPT AGENDA
Commissioner Hanneman moved, Commissioner White seconded, to adopt the agenda. The motion
was approved unanimously.
OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – None.
CONSENT AGENDA
Commissioner Stiele moved, Commissioner Hanneman seconded, to approve the minutes of the
September 24, 2019 special meeting. The motion was approved unanimously.
PUBLIC HEARING
1. Planning Application 2019-15-CUP 600 2nd Street Northeast (Two Men and a Truck)
Mr. Lindahl gave an overview of this item, stating that the applicant, Bill Beard of Hopkins
Mainstreet II, LLC, requests approval of a conditional use permit (CUP) for the property located at
600 2nd Street Northeast to allow outdoor storage of up to 20 moving trucks. The outdoor storage of
the trucks would be associated with the office and self-storage facility for Two Men and a Truck.
The conditional use permit standards require outdoor storage to be screened from the public right-
of-way through a combination of setback, landscaping and fencing. In this case, the applicant is
proposing to add a 20’ setback with a combination of fencing and landscaping. Staff recommends
approval of the request with the conditions listed in the resolution.
Commissioner Fiamova noted that there is no sidewalk along Jackson Avenue between Excelsior
Boulevard and 2nd Street NE and questioned if pedestrians could continue to safely walk along the
street in the grass or if the proposed landscaping would fully cover the area. Mr. Lindahl replied that
the current green space is around 8’ and would be extended to 20’ and the proposed landscaping
would likely not make it more difficult to walk along the grass on Jackson.
With no additional questions from the Commission, Chairperson Balan opened the public hearing at
6:42 pm.
Draft Minutes of the Planning & Zoning Commission, October 22, 2019 – Page 2
The applicant, Bill Beard, addressed the Commission and was available to answer any questions.
With no one wishing to speak, Commissioner Daly moved and Commissioner Hanneman seconded
to close the public hearing. The motion was approved unanimously at 6:43 pm.
Commissioner Hanneman moved and Commissioner Stiele seconded to adopt Planning Resolution
2019-11 recommending the City Council approve a conditional use permit for 600 2nd Street
Northeast. The motion was approved unanimously.
Mr. Lindahl stated that this application will be presented to the City Council at their meeting on
Monday, November 4 with the Planning Commission’s recommendation of approval.
2. Planning Application 2019-16-CUP RZ 510 Blake Road North (Bank of America)
Mr. Lindahl gave an overview of this item, stating the applicant, Bank of America on behalf of the
owner Frauenshuh Hospitality Group, requests zoning code text amendment, planned unit
development (PUD) rezoning, site plan and conditional use permit approvals to redevelop the
property at 510 Blake Road North. The site is currently a Dairy Queen fast food restaurant with a
drive-thru. The zoning code text amendment is necessary to remove a dated requirement that banks
be located in or adjacent to downtown. The remaining PUD, rezoning, site plan and conditional use
permit (CUP) applications are necessary to allow redevelopment of the site into a retail bank with a
drive-thru. Staff recommends approval of these requests.
After some general discussion from the Commission, Chairperson Balan opened the public hearing
at 6:59 pm.
Coming forward were Brandon Garnett with Nelson Architecture, Pat Hassett representing Bank of
America and Trent Mayberry with Told Development who made themselves available for any
questions from the public or Commission members.
With no one wishing to speak, Commissioner Hanneman moved and Commissioner Daly seconded
to close the public hearing at 7:01 pm. The motion was approved unanimously.
Commissioner Fiamova moved and Commissioner Hanneman seconded to adopt Planning
Resolution 2019-14 recommending the City Council approve an ordinance amending section 538.03,
subdivision 2(v) related to the location of banks and savings and loan institutions. The motion was
approved unanimously.
Commissioner Stiele moved and Commissioner Fiamova seconded to adopt Planning Resolution
2019-15 recommending the City Council approve an ordinance rezoning the property at 510 Blake
Road North from B-3, General Business to B-3, General Business with a planned unit development.
The motion was approved unanimously.
Draft Minutes of the Planning & Zoning Commission, October 22, 2019 – Page 3
Commissioner Daly moved and Commissioner Stiele seconded to adopt Planning Resolution 2019-
16 recommending the City Council approve the site plan for 510 Blake Road North. The motion
was approved unanimously.
Commissioner White moved and Commissioner Fiamova seconded to adopt Planning Resolution
2019-17 recommending the City Council approve the conditional use permit for 510 Blake Road
North. The motion was approved unanimously.
3. Planning Application 2019-17-RZ PUD & SP Vista 44 (Beacon Multifamily Housing)
Mr. Lindahl gave an overview of this item, stating the applicant, Beacon Interfaith Housing
Collaborative, requests rezoning and planned unit development (PUD) approvals to allow
construction of a 4-story, 50-unit multifamily apartment building. As part of the necessary approvals,
the applicant requests rezoning from R-5, High Density Multiple Family to Mixed Use with a
planned unit development (PUD) to allow flexibility from some of the Mixed Use Standards in
exchange for a higher quality development. Should the City approve these requests, the applicant
will also need future subdivision and easement vacation approvals. Staff recommends approval of
these requests subject to the conditions detailed in the resolutions.
After staff’s presentation on the details of the applicant’s proposals, Chairperson Balan opened the
public hearing at 7:20 pm.
First to the Commission were members of the Beacon development Team. Kevin Walker of Beacon
Interfaith Housing Collaborative, presented to the Commission additional background on Beacon
and the proposal for Vista 44. Anna Petersmeyer, COO of Volunteers of America, shared
information on Volunteers of America and the services that would be available to residents of Vista
44. Bart Nelson of Urban Works Architecture, discussed the floor to area ratio, parking
requirements and design standards for the development.
Commissioner Hanneman questioned if Hopkins residents or those with ties to the community
would have any advantage when applying to live in the development. Mr. Walker provided
information on the coordinated entry application system administered by Hennepin County and
confirmed previous history with a community does not give an advantage. Commissioner Daly
asked for more information on the green space for the development. Mr. Nelson shared that there
are plans for a playground area, rain garden and will retain as much of the surrounding green space
as possible.
The following individuals then came forward to address the Commission:
• Rev. Zoe Kaester of Mizpah United Church of Christ in Hopkins spoke in support of the
development.
• Judy Johnson, 32 11th Avenue South, spoke in support of the development.
Draft Minutes of the Planning & Zoning Commission, October 22, 2019 – Page 4
• Alan Johnson, 32 11th Avenue South, spoke in support of the development.
• Rabbi Jill Crimmings of Bet Shalom Congregation in Minnetonka, spoke in support of the
development.
• Tom Hudock, 325 13th Avenue North, spoke in support of the development.
• Michael Semsch, president of National Handicap Housing, spoke in support of the
development.
• Charlie Flynn, 374 Althea Lane, spoke in support of the development.
• Tim Buckley, 18 12th Avenue North, is not opposed to the development, but commented on
current road conditions on 12th Avenue North and questioned if there would be street
improvements with the project. Mr. Lindahl replied that no street improvements are
included in the proposal, but the City does have a Street Improvement Plan that designates
sections of the community for improvements each year. Mr. Lindahl said he would reach out
to the City Engineer for a timeline.
• Charles Claud, 32 11th Avenue South #109, shared concerns regarding the potential for
unexpected expenses related to civil engineering, including parking, street conditions, and
sewage and stormwater management.
• Gary McGlennen, 32 11th Avenue South #111, spoke in opposition of the development. Mr.
McGlennen questioned the applicant paying for the traffic study. Mr. Lindahl clarified the
process for traffic studies and that the City chooses the consultant, not the applicant. Noting
a last minute change to the plans, Mr. McGlennen suggested the Planning Commission
choose to continue for more information.
• Jim Shurley, 32 11th Avenue South, spoke in opposition of the development with concern
for the change in zoning.
• Rep. Cheryl Youakim, 129 7th Avenue North, spoke in support of the development.
• Pastor Scott Searl of Shepard of the Hills in Edina, spoke in support of the development.
• Marie Trafas, 402 14th Avenue North, spoke in opposition of the development, instead
preferring senior-owned condominiums.
• Jay Hornbacher, 10 7th Avenue North, spoke in support of the development.
• Terrie Winegar, 106 12th Avenue South, spoke in opposition of the development.
• Greg Zoidis, 201 Homedale Road and Beacon Interfaith board member, spoke in support of
the development.
• Mark Muenchow, 1117 1st Street South, spoke in opposition of the development.
• Elaine Schweitzer, 1101 1st Street South, spoke in opposition of the development, citing
concern with neighborhood safety, background checks and application requirements for
tenants. Mr. Lindahl replied that City policy requires rental property owners to administer
background checks on all future tenants and to have that information on file.
• William, a Hopkins resident, had questions about illegal drug use or excessive use of alcohol
by residents of the development and if there will be support systems in place for those
dealing specifically with addiction issues and the long-term plan for continuing all supportive
services.
• Joan Schwartzbauer, 32 11th Avenue South, spoke in opposition of the development.
Draft Minutes of the Planning & Zoning Commission, October 22, 2019 – Page 5
• Michelle Poirier, 102 Wayside Road W, discussed value in ownership vs rental as well as lack
of parking in the area.
• Judy Slayton, 1005 1st Street South, asked the Commission to envision long term.
With no one else wishing to speak, Commissioner Daly moved and Commissioner Stiele seconded
to close the public hearing at 8:56 pm. The motion was approved unanimously.
The following questions were addressed after the public hearing:
• Unexpected expenses related to civil engineering including street conditions, parking, and
sewage and stormwater management. Mr. Lindahl replied that the traffic study showed the
development would not create a need for improvements to the surrounding streets. The City
Engineer reviewed the plans and did not identify the current water and sewer capacity as an
issue. With regard to stormwater management, there is a condition of approval from the
Nine Mile Creek Watershed District.
• Mr. Lindahl presented clarification on staff recommendations provided in the reports and
the legal authority of the City in reviewing proposals.
• Commissioner Daly questioned the density change that would occur with the zoning change
from R-5 to Mixed Use. Mr. Lindahl did not have exact numbers at the time, but replied that
they would be similar.
• Commissioner Hanneman asked about the contract for the development as supportive
housing and the possibility for it to change in the future. Chris Dettling of Beacon Interfaith
replied that a requirement by one of the financing sources (Minnesota Housing Finance
Agency) is that supportive services be provided to the residents of the building for the
duration of the loan agreement, typically 30-45 years.
• Concern over safety and background check requirements. Mr. Walker of Beacon Interfaith
commented that the application process is thorough and noted that those whom could
adversely affect the well-being or pose a risk to the safety of the other tenants and the
surrounding community will not be allowed to rent in the development.
After some general discussion from the Planning Commission, Commissioner Hanneman moved
and Commissioner Daly seconded to adopt Planning Resolution 2019-12 recommending the City
Council approve an ordinance rezoning the south 1 acre of the St. Joseph’s Church Parking Lot
from R-5 High Density Multiple Family to Mixed Use – Planned Unit Development, subject to
conditions. The motion was approved 4-2 with Commissioners Balan and Stiele voting against the
motion.
Commissioner Fiamova moved and Commissioner Daly seconded to adopt Planning Resolution
2019-13 recommending the City Council approve the site plan for the Beacon Multiple Family
apartment building, subject to conditions. The motion was approved 4-2 with Commissioners Balan
and Stiele voting against the motion citing a desire for more time to review the recently revised site
plan.
Draft Minutes of the Planning & Zoning Commission, October 22, 2019 – Page 6
Mr. Lindahl stated that this application will be presented to the City Council at their meeting on
Monday, November 4 with the Planning Commission’s recommendation of approval.
OLD BUSINESS – None.
NEW BUSINESS
1. Downtown Overlay District Standards Appeal
Mr. Lindahl gave an overview of this item, stating that the applicant Tom Dewitz, contractor for the
owner of 1209 Mainstreet, requests the Planning & Zoning Commission review of staff’s
interpretation of the Downtown Overlay district’s Materials and Detailing standards. Staff finds the
applicant’s proposed exterior material is not allowed in the Downtown Overlay district while the
applicant states the proposed product looks like brick or stone and should be allowed.
Tom Dewitz, representative for the building owner, presented to the Commission details on the
Nichiha product the owner wishes to use on the façade of the building.
After some general discussion on the proposed material and the downtown design standards,
Commissioner White moved and Commissioner Hanneman seconded to recommend the City
Council affirm staff’s interpretation that the applicant’s proposed material is not allowed under the
Materials and Detailing Section of the Downtown Overlay District. The motion was approved
unanimously.
ANNOUNCEMENTS – None.
ADJOURN
Commissioner Daly moved, Commissioner Stiele seconded, to adjourn the meeting. The motion
was approved unanimously. The meeting was adjourned at 9:42 p.m.
Respectfully submitted,
Courtney Pearsall
Administrative Assistant