VII.6. 2040 Comprehensive Plan – Cultivate Hopkins Final Approval; LindahlNovember 17, 2020 Council Report 2020-091
2040 Comprehensive Plan – Cultivate Hopkins Final Approval
Proposed Action.
Staff recommends that the Council approve the following motion: Move to adopt Resolution 2020-
059 approving the City of Hopkins 2040 Comprehensive Plan Update – Cultivate Hopkins, and the
Comprehensive Sewer Plan, a compilation of policy statements, goals, standards, and maps for
guiding the overall development and redevelopment of the local governmental unit
Overview:
Since early 2016, the City of Hopkins has been involved in a comprehensive plan update process,
resulting in the current draft entitled Cultivate Hopkins. When complete and adopted, Cultivate
Hopkins will replace the City’s existing comprehensive plan, and become the lead policy document
for the next decade. While it fulfills a similar function to the existing plan, it departs in terms of
format and focus, as detailed below. This memo provides an overview of the plan, describes the
plan review process to date, summarizes the revisions made based on the Metropolitan Council’s
formal review, and describes steps for final plan review and approval. The action before the City
Council today is to adopt the final version of the comprehensive plan.
Primary Issues to Consider
Background
Next Steps
Alternatives
Supporting Information:
• Resolution 2020-059
• 2040 Comprehensive Plan – Cultivate Hopkins (link to full document on the City’s website)
• Future Land Use Map
• Comment Tracker
• City of Hopkins 2040 Comprehensive Plan - Notice of Council Action
• Metropolitan Council Community Development Committee Report No. 2020-225 JT
• City of Hopkins 2040 Comprehensive Plan – Complete for Review
• City of Hopkins 2040 Comprehensive Plan – Incomplete for Review
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
City Council Report 2020-091
Page 2
Background
Purpose of the Plan. The purpose of this plan update is to provide long range guidance for
growth, development, and investment in the City of Hopkins. It will replace the City’s current
comprehensive plan which was adopted in 2009. This comprehensive plan envisions the growth and
change the community will see by 2040 and creates a framework for what the City needs to do to get
there. To do this, the plan interweaves guidance from City-established goals, public comments and
feedback, past plans and initiatives, and analysis of data and trends.
As a community within the seven county Twin Cities metropolitan region, Hopkins is required by
state statute to update its comprehensive plan every ten years, as part of an overall regional planning
cycle managed through the Metropolitan Council. This plan will fulfill all requirements of this cycle.
Over the next ten years, the City will make numerous decisions related to development,
infrastructure, public services, budgeting, and many other topics that need to be aligned with its
overall goals. This plan provides a framework for this decision-making process, to ensure
consistency and progress toward longer range goals.
Cultivate Hopkins Vision. The concept for Cultivate Hopkins came out of a desire to continue to
cultivate and grow the City of Hopkins as a distinct and meaningful place. Based around principles
of sustainability, resilience, equity, and complete and connected communities, it provides a
framework for preparing for the future. The plan emphasizes retaining what is valued, while
proactively addressing and welcoming change.
The vision statement for Cultivate Hopkins is: “Hopkins will cultivate the best elements of the
Built, Natural, Social, and Economic Environments into complete and sustainable
community that is rooted in tradition, characterized by vibrant and unique places, physically
and socially connected, and resilient to changing conditions.”
The plan also reflects the 2018 Hopkins City Council Goals and Strategic Plan, adopted by the City
Council in 2017. While these goals do not provide detailed guidance for every area covered by the
plan, they focus attention on important elements for consideration and action.
Sustainability Framework. The vision for Hopkins is that of a sustainable community – defined
as one that meets the needs of the present without compromising the ability of future generations to
meet theirs. It is also envisioned as a resilient community – defined as one that can respond to
social, economic, and environmental changes and disruptions while maintaining its integrity and
purpose.
The City of Hopkins consulted several best practice materials to shape and inform the framework
for the comprehensive plan update. The primary source was Sustaining Places: Best Practices for
Comprehensive Plan (American Planning Association, 2015). This document details national best
practices for creating a sustainable, resilient, and complete community. Traditionally, comprehensive
plans were developed from a top-down approach with separate stand-alone chapters focused
primarily on land use and physical development. By comparison, Hopkins is using the Sustaining
Places document to further enhance the City’s existing work and ensure the new comprehensive
plan fully embraces the topics of resilience, systems thinking, community engagement, equity,
City Council Report 2020-091
Page 3
adaptation, and measurable implementation practices. To supplement this framework, the following
resources have been used to provide detailed information, implementation strategies, and best
practices.
• STAR Community Rating System. The Sustainability Tools for Assessing and Rating
Communities (STAR) system, developed by STAR Communities, is used to rate community
performance on a range of topics related to promoting local sustainability.
• GreenStep Cities. Minnesota GreenStep Cities is a voluntary program for cities that helps them
achieve goals in sustainability and quality of life.
• Regional Indicators Initiative. Hopkins has participated in the Regional Indicators Initiative,
which helps participating communities to benchmark their status on a range of metrics, to
measure progress against itself and peer communities.
• Climate Resilience Workshop Series. In early 2017, Hopkins participated with six other cities
in a workshop series designed to identify opportunities to build resilience related to local climate
change.
What’s New. The vision for this plan contributed to the decision during the planning process to go
over and above what is required by the Metropolitan Council for a comprehensive plan, to include
some new elements not previously featured. The table below summarizes the changes in plan
format:
Existing Plan: Stand-Alone
Chapters
New Plan: Interconnected
Elements
Preface and Goals Introduction
Community Demographics Community Profile (appendix)
Built Environment
Land Use Land Use
Transportation Transportation
Housing Housing
Social Environment
Quality of Life
Sense of Community
Natural Environment
Water and Solid Waste Sustainability and Natural Resources
Parks and Trails Parks and Trails
Economic Environment
Economic Competitiveness
Downtown Downtown
Implementation Implementation
These sections, detailed on the following page, include:
• New element on quality of life in Hopkins, facilitated through cross-sector and cross-discipline
collaboration, including safety and emergency preparedness, community facilities and
infrastructure, and public health.
City Council Report 2020-091
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• New element on sense of community, exploring equity, race, and social connectedness, and the
role of the city in addressing disparities and encouraging engagement and connections.
• New details related to natural resources and environmental responsibility, including renewable
energy, climate change and resilience, and sustainable building practices.
• Expanded focus on economic competitiveness, including community economic development,
business development, education, and disparities.
The Four Environments. Sustainability may be new to comprehensive planning, but not to
Hopkins. The City Council Goals and Strategic Plan and many of the City’s existing practices and
planning documents incorporate various aspects of sustainability. The Cultivate Hopkins 2040
Comprehensive Plan Update seeks to fit together the City’s existing vision, goals, and policies with
comprehensive planning best practices in a more relatable, interconnected, and measurable
comprehensive plan for the future of Hopkins. Rather than traditional individual chapters focused
on land use and physical development, the Cultivate Hopkins plan looks at the community through
four environments.
Built Environment
The built environment is defined as all human-made elements of a
space where people live, work, and play. It includes sections on land
use and development, multimodal transportation, and housing and
neighborhoods. This is the most traditional element of city planning –
and the land use map and supporting descriptions are at the hub of
the planning framework.
This includes Land Use, Transportation, and Housing elements.
Social Environment
The social environment is defined as human interaction and
engagement in the community. It includes sections on public services
and facilities, education, public health, community connections,
equity, and arts and culture. Much of the content for this element is
new to the Hopkins comprehensive plan this time around, motivated
by the City’s focus on related issues as citywide priorities.
This includes Quality of Life and Sense of Community elements.
City Council Report 2020-091
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A Plan for the Whole City. As is traditionally the case for comprehensive plans, the task of
developing the document is being led by the planning staff of the city. However, as this is a plan for
the entire city, there are elements which apply to the work of all city leadership and staff. Ways this
plan will be used across the entire city include:
• Provides support for any major new initiatives or investments
• Guides priorities for capital project budgeting
• Puts short term implementation in context of long-term goals
• Establishing a framework for making decisions
This plan has been developed to reflect direction for all city operations, although some topics are
covered in more detail than others.
Review Process to Date. In the fall of 2018, the City of Hopkins completed the draft plan and
released it for the required six-month interjurisdictional review. The plan was reviewed at the August
28, 2018 Planning & Zoning Commission, along with an open house and public hearing. It was
subsequently approved to release for public review at the September 4, 2018 City Council meeting.
Once the six-month review was complete, the plan was revised to reflect comments received during
the review period. The revised plan was reviewed at the May 28, 2019 Planning & Zoning
Commission and approved for submittal to the Metropolitan Council at the June 18, 2019 City
Council.
Natural Environment
The natural environment relates to natural systems and resources,
including land, water, air, habitat, and ecology. In addition to
addressing policies around these specific systems and resources, it
includes direction for practices that are specifically aimed at
protecting or improving the natural environment, including guidance
for parks and open space, renewable energy, and climate change
resilience.
Economic Environment
The economic environment covers the economy, jobs, businesses,
income and poverty, and affordability. This section includes economic
development and competitiveness, and guidance for Downtown
Hopkins (as the city’s economic hub). Issues related to affordability
and poverty are covered in overlapping sections in the built
environment (housing) and social environment (equity).
This includes Economic Competitiveness and Downtown elements.
City Council Report 2020-091
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As directed by state statute, the Metropolitan Council is charged with reviewing plans in the seven
county Twin Cities region for conformance with metropolitan system plans, consistency with
adopted policy plans, and compatibility with plans of affected and adjacent jurisdictions.
After completion of its initial review of the Hopkins comprehensive plan, Metropolitan Council
issued an incomplete letter on August 29, 2019 (attached). The letter described additional items that
would be needed to ensure that the plan was considered complete. Metropolitan Council staff stated
that similar letters have been issued for almost all comprehensive plans reviewed to date.
Additionally, no comments required a change in policy or direction to the plan. Most comments
relate to completeness and clarity of the data provided in support of the plan.
After the submittal of additional information and related plan revisions, the Metropolitan Council
issued a letter on July 15, 2020 (attached), certifying that the plan was considered complete for
review. The plan was subsequently approved by the Metropolitan Council at its September 9, 2020
meeting, after reviews at the Community Development Committee on August 17, 2020 and
Environment Committee on September 9, 2020. Copies of the Metropolitan Council’s staff report
and actions are attached.
Summary of Comments Received. The comments received during the Metropolitan Council’s
formal review are included in the attached Comment Tracker table. A summary of the comments by
plan element is provided below. All comments requiring a change to the plan have been addressed in
the attached version. The plan also incorporates minor housekeeping edits to ensure clarity and
consistency throughout the document and appendices.
The Comment Tracker table distinguishes between Incomplete Comments and Advisory
Comments. Incomplete Comments are identified by the Metropolitan Council as incomplete or
inconsistent with regional policy and must be addressed for the plan to be approved. Additionally,
there are advisory comments that may still be important, but are not necessary to meet regional
policy standards.
General
• Add specific cross references to plan elements to link the main plan document with the
supporting appendices.
Built Environment
• Land Use
o Adjust density limits and calculations for areas adjacent to Green Line Extension
LRT station areas, to meet Metropolitan Council guidelines of 50 units/acre
minimum.
o Make additional changes to tables for clarity and consistency with adjusted density
limits on designated future land use features.
• Transportation
o Adjust transit facility labels to be consistent with current configuration, due to
changes in planned improvements.
o Update references to bus routes serving the community.
City Council Report 2020-091
Page 7
o Adjust TAZ level forecasts to match the revised citywide forecasts that have been
incorporated in the plan.
• Housing
o Add narrative analysis of existing housing needs to accompany charts and data.
o Update affordable housing calculation based on changes to the land use element.
o Add reference to additional housing tools, including HRA, housing-related
organizations, project based rental assistance, and preservation of expiring LIHTC
properties.
Natural Environment
• Wastewater
o Add table assigning sewered forecasts by decade to Metropolitan Disposal System
discharge points.
o Submit electronic data and maps for sanitary sewer system including local sewer
service districts.
o Submit copies of intercommunity service agreements with adjoining communities.
Implementation
• Include updated version of city’s capital improvement plan.
Next Steps
As described in the Metropolitan Council’s Local Planning Handbook, the City must take the
following steps at this time:
1. Adopt the comprehensive plan in final form after considering the Metropolitan Council’s review
recommendations, as contained in the attached report. This must be completed within nine
months of the Metropolitan Council’s final approval action. This is the action before the City
Council today.
2. Submit a final hard copy and electronic copy of the plan to the Metropolitan Council, along with
a copy of the adopting resolution. This will be completed after the plan is adopted.
3. Revise and adopt new or amended official controls (zoning regulations) as identified in their
2040 comprehensive plans to ensure consistency between the official controls and plan. This
also must be completed within nine months of the Metropolitan Council’s final action. Staff
work is underway on needed revisions.
4. Provide updated information on watershed and DNR reviews and approvals of the surface water
management plan and water supply plan. These will be provided with final plan submittal.
Alternatives
The action before the City Council today is to approve a resolution to adopt the final version of the
comprehensive plan.
1. Vote to Approve. Voting to approve Resolution 2020-059 will approve the City of Hopkins 2040
Comprehensive Plan Update – Cultivate Hopkins, and the Comprehensive Sewer Plan, a
compilation of policy statements, goals, standards, and maps for guiding the overall development
and redevelopment of the local governmental unit. This will have the result of putting these plans
into effect.
City Council Report 2020-091
Page 8
2. Vote to Deny. Voting to deny Resolution 2020-059 will deny approval the City of Hopkins 2040
Comprehensive Plan Update – Cultivate Hopkins, and the Comprehensive Sewer Plan, a
compilation of policy statements, goals, standards, and maps for guiding the overall development
and redevelopment of the local governmental unit. Should the City Council consider this option,
it must also identify specific findings that support this alternative.
3. Continue for further information. The items should be continued if the City Council finds that
further information is needed to evaluate this application.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2020-059
A RESOLUTION APPROVING THE CITY OF HOPKINS 2040 COMPREHENSIVE
PLAN UPDATE – CULTIVATE HOPKINS, AND THE COMPREHENSIVE SEWER
PLAN, A COMPILATION OF POLICY STATEMENTS, GOALS, STANDARDS, AND
MAPS FOR GUIDING THE OVERALL DEVELOPMENT AND REDEVELOPMENT
OF THE LOCAL GOVERNMENTAL UNIT
WHEREAS, Minnesota Statutes section 473.864 requires each local governmental unit
to review and, if necessary, amend its entire comprehensive plan and its fiscal devices and official
controls at least once every ten years to ensure its comprehensive plan conforms to metropolitan
system plans and ensure its fiscal devices and official controls do not conflict with the
comprehensive plan or permit activities that conflict with metropolitan system plans; and
WHEREAS, Minnesota Statutes sections 473.858 and 473.864 require local governmental
units to complete their “decennial” reviews by December 31, 2018; and
WHEREAS, on April 1, 2018, the City Council of the City of Hopkins approved
Resolution 2018-038 requesting additional time within which to complete the Comprehensive
Plan “decennial” Review Obligation; and
WHEREAS, the City Council authorized the review and update of its Comprehensive
Plan, including the Comprehensive Sewer Plan; and
WHEREAS, the proposed City of Hopkins 2040 Comprehensive Plan is a planning tool
intended to guide the future growth and development of the City of Hopkins in a manner that
conforms with metropolitan system plans and complies with the Metropolitan Land Planning Act
and other applicable planning statutes; and
WHEREAS, the proposed City of Hopkins 2040 Comprehensive Plan reflect a
community planning process conducted in the years 2016 through 2018 involving elected
officials, appointed officials, city staff, community organizations, the public at large, developers,
and other stakeholders; and
WHEREAS, pursuant to Minnesota Statutes section 473.858, the proposed 2040
Comprehensive Plan was submitted to adjacent governmental units and affected special districts
and school districts for review and comment on September 12, 2018, and the statutory six-month
review and comment period has elapsed; and
WHEREAS, on May 28, 2018, the Planning & Zoning Commission of the City of
Hopkins conducted a public hearing on the proposed 2040 Comprehensive Plan; and
WHEREAS, the Planning & Zoning Commission has considered the proposed 2040
Comprehensive Plan and all public comments, and thereafter submitted its recommendations to
the City Council; and
WHEREAS, the City Council approved Resolution 2019-049 on June 18, 2019
authorizing the proposed 2040 Comprehensive Plan, including the Comprehensive Sewer Plan,
to be submitted to the Metropolitan Council for review; and
WHEREAS, at its regular meeting on September 9, 2020, the Metropolitan Council
completed its review of the proposed 2040 Comprehensive Plan and the Comprehensive Sewer
Plan and found that the Plan meets the requirements of the Metropolitan Land Planning Act;
conforms to the metropolitan system plans for transportation (including aviation), water
resources, and parks; is consistent with Thrive MSP 2040; and is compatible with the plans of
adjacent jurisdictions and affected special districts and school districts;
WHEREAS, the 2040 proposed Comprehensive Plan includes all revisions made during
the review process and responds to additional advisory comments that are part of the
Metropolitan Council’s actions authorizing the City of Hopkins to place its proposed 2040
Comprehensive Plan into effect; and
WHEREAS, the Metropolitan Council approves the City of Hopkins’ Comprehensive
Sewer Plan.
NOW THERE, BE IT RESOLVED BY THE CITY COUNCIL OF CITY OF
HOPKINS, MINNESOTA, that the City of Hopkins 2040 Comprehensive Plan, including the
Comprehensive Sewer Plan, is adopted and is effective as of the date of this resolution.
BE IT FURTHER RESOLVED that, pursuant to sections 473.864 and 473.865 of the
Metropolitan Land Planning Act, the City of Hopkins will: (1) review its fiscal devices and
official controls; (2) if necessary, amend its fiscal devices and official controls to ensure they do
not conflict with the 2040 Comprehensive Plan or permit activity in conflict with metropolitan
system plans; and (3) submit amendments to fiscal devices or official controls to the
Metropolitan Council for “information purposes.”
Adopted this 17th day of November 2020.
_________________________________
Jason Gadd, Mayor
Attest:
_________________________________
Amy Domeier, City Clerk
Cultivate Hopkins | Built Environment 33
FUTURE LAND USE
1
City of Hopkins Comprehensive Plan Incomplete Comment Tracker (5/28/20 draft)
General
Incomplete Comments
Number Comment Plan Location Response
1. Organization of System Plan and Policy Content (Michael Larson, 651-602-1407)
The Plan needs to include specific cross references that connect the main body of
the Plan to content in appendices that is related to regional system plans and
other plan content requirements.
• Appendix B1. Land Use
• Appendix B2. Transportation
• Appendix D2. Parks and Trails
• Appendix WR3. Wastewater
Ordinarily, appendices only include background material (e.g., public comment
record), content over which the Council is not the main approval authority (e.g.,
surface water management plan), or content that can change without further
Council review (e.g., capital improvement program).
Various Cross references added to each
requested section.
Forecasts
Incomplete Comments
Number Comment Plan Location Proposed Response
1. The Plan includes 2020, 2030, and 2040 forecasts that are assigned to
transportation analysis zones (TAZs), or portions of TAZs, within the City’s
boundaries (Table B2.6). These column totals need to match, or be reasonably
close to, the citywide forecasts. The column totals in B2.6 exceed the Council’s
standard for an acceptable level of discrepancy. (e.g., In a city with 19 TAZs, we
require that column totals be within +/- 19 jobs of the city-wide forecast.)
Please also see comments under Wastewater above regarding the assignment of
the proposed forecasts by decade by discharge points to the Metropolitan
Disposal System.
Table B2.6 The TAZ forecasts in the table
have been updated as
requested.
2
BUILT ENVIRONMENT
Land Use
Incomplete Comments
Number Comment Plan Location Response
1. Policy Consideration – Conformance with Minimum Density Requirements
The Plan raises a potential conformance issue regarding density in the 2040
Transportation Policy Plan (TPP). The TPP requires an average minimum guiding
density of 50 units per acre within the City’s three METRO Green Line station
areas for Urban Center communities. This requirement applies to land that the
Plan identifies as having potential for redevelopment during the planning horizon
and within 1/2-mile radius of the station areas.
The Council believes that this issue can be resolved through adjustments and
clarifications in policy in the City’s Plan. Please see the Land Use review for further
detail.
Appendix B1,
pages 37-44
Land use density ranges and
growth allocations have been
revised, so that the plan now
meets the average minimum
guiding density of 50 units per
acre for redevelopment within
the three station areas.
2. The Plan guides land at densities high enough to meet the requirement for its
Urban Center community designation (20 units per acre). However, the Plan does
not meet the average minimum density of 50 units per acre for its three METRO
Green Line station areas. This represents a system departure from the TPP.
The Plan anticipates station area redevelopment in areas guided as Downtown
Center and Activity Center. These guiding land uses having density ranges of 20-
100 and 20-60 units per acre, respectively. The Plan includes language stating that
sites within one-quarter mile of each station will have a guiding minimum density
of 50 units per acre. Otherwise, the minimum guiding density of 20 units per acre
would continue to apply. The TPP defines station areas, however, as within one-
half mile of each station.
The Plan needs to address the following to complete the land use analysis:
• The Plan needs to provide a breakdown of acreage in Table B1.17 for land
that is affected by the minimum density of 50 units per acre versus that
affected by the ordinary minimum of 20 units per acre. If any acreage
Various
locations in
land use
chapter, as
noted in
comments
Land use density ranges and
growth allocations have been
revised, so that the plan now
meets the average minimum
guiding density of 50 units per
acre for redevelopment within
the three station areas. This
includes a breakdown of
acreage by category as
requested.
Corrected inconsistency in
Neighborhood Center density
range to be 20-50 units/acre.
Added higher resolution maps
for existing and future land use.
3
identified for redevelopment falls outside of station areas, that acreage needs
to be broken out as well.
• The Plan needs to correct inconsistencies in guiding density for Neighborhood
Center. Maps and Table B1.10 indicate 10-50 units per acre while Tables
B1.13, B1.15, and B1.17 show 20-50 units per acre.
• The Plan needs to include higher resolution maps for existing and future
guiding land uses (map on page 33; and Figures B1.2, B1.6, B1.7, B1.8, B1.9,
B1.11).
Advisory Comments
Number Comment Plan Location Response
1. The Plan’s policies, as well as the City’s previous planning work, provide
substantial support for the development of pedestrian-friendly and higher density
mixed-use districts in and around it’s three future METRO Green Line stations.
The Council commends these efforts.
General Comment noted
2. During the preliminary review of the City’s draft Plan, and during subsequent staff
discussions, the Council suggested that the sites closest to the station could be
candidates for guiding land uses with higher minimum residential densities.
Recent development such as the Moline (96 units per acre) and Gallery Flats (90
units per acre) are evidence of this. Minimum guiding densities that are higher
than 50 units per acre (e.g., 75 units per acre) could balance lower minimums
further from the station (e.g., 25 units per acre). The calculated average minimum
will depend upon the applicable minimum densities used as well as amount and
location of this acreage. Council staff will reach out to work through and provide
further guidance on the methodology and/or to explore alternative approaches to
resolving this matter.
Appendix B1,
Table B1.15,
page 40
As part the updated density
ranges and allocations, the plan
now includes higher minimum
densities (75 units/acre) for
redevelopment sites within ¼
mile of the LRT stations.
Transportation
Incomplete Comments
Number Comment Plan Location Response
1. Correct Figure B2.10 by removing the Hopkins Transit Center at Excelsior
Boulevard and 8th Avenue.
Appendix B2,
Figure B2.10
Removed transit center as
requested.
4
2. On page 48, under the section titled “General Scheduled Local Bus Service,” add
Route 17 and its description. This route serves the northeast quadrant of Hopkins.
Appendix B2,
page 48
Added Route 17 and
description as requested.
3. On page 48, under the section titled “Peak Hour Commuter Bus Service”, correct
the section as follows:
• In addition to routes 664 and 670, routes 667, 668, and 671 are also express
commuter bus services.
• Route 668 needs to include a description in the bulleted list, which serves the
northeast quadrant of the City.
Appendix B2,
page 48
Added clarifications on bus
routes, as requested.
4. On page 49, the section titled “Transit Facilities” needs to be revised to reflect
that the park-ride at Excelsior Boulevard and 8th Avenue South has been replaced
by a temporary facility.
Appendix B2,
page 49
Revised language related to
park and ride, as requested.
Housing
Incomplete Comments
Number Comment Plan Location Proposed Response
1. Existing Housing Needs
The Plan needs to include a narrative analysis of existing housing needs. The Plan
analyzes existing housing information but fails to identify any needs outside of
Table B3.14.
Appendix B3,
pages 16-18
Added reference to existing
needs and included more
specific list of housing types
and needs.
2. Projected Housing Need
The Plan needs to correct inconsistencies in the guiding density for Neighborhood
Center guiding land use, so that potential land supply for affordable housing can
be determined. This is also identified under the Land Use review above
Appendix B3,
Tables B3.10
and B3.11
Updated density ranges as
requested; there is an
adequate supply of land to
accommodate affordable
housing
3. Implementation Plan
The Plan must consider all widely accepted tools to address identified housing
needs. Based on the existing housing assessment and needs mentioned in the
Plan, the following housing tools must be considered, including if they would be
used, and in what context:
• Use of the existing HRA
Appendix B3,
Table B3.14
Added reference to existing
HRA to text on page 24 and to
Table B3.14. The reference to
the work done through the
HRA was already included, but
it was not called out by name.
5
• Participation in housing-related organizations
• Project based rental assistance
• Preservation of expiring LIHTC properties
Added reference to housing
related organizations to Table
B3.14
Project based rental assistance
was already included in Table
B3.14.
Added reference to preserving
expiring LIHTC properties to the
existing LIHTC narrative in
Table B3.14.
NATURAL ENVIRONMENT
Wastewater
Incomplete Comments
Number Comment Plan Location Response
1. Although projected flows are shown, the Plan must also include a table that
assigns sewered household and employment forecasts by decade to each of the
following discharge points to the Metropolitan Disposal System:
• M123
• M122
• Westerly to Minnetonka
• Northernly to Minnetonka
Appendix WR3 Add requested table
2. Submit an electronic map or maps (GIS shape files or equivalent) of the existing
sanitary sewer system including local sewer service districts by MCES connection
point.
Submitted
separately
Submit electronic data
3. Submit copies of intercommunity service agreements with adjoining
communities, or language that confirms the Council’s understanding that
communities reimburse each other for the municipal wastewater charges that
Appendix WR3 Add copies of agreements
6
each will incur by receiving flow from the adjacent community. Include map(s) of
areas covered by the agreement(s).
IMPLEMENTATION
Implementation
Advisory Comments
Number Comment From Proposed Response
1. Implementation (Michael Larson, 651-602-1407)
The Plan needs to include the most recently adopted capital improvement plan for
the City (2019-2023). The Plan now includes an outdated version (2017-2021).
Appendix F1 Provide updated CIP –
currently, this is the 2020-2024
version
September 15, 2020
Jason Lindahl, City Planner
City of Hopkins
1010 1st Street South
Hopkins, MN 55343
RE: City of Hopkins 2040 Comprehensive Plan - Notice of Council Action
Metropolitan Council Review File No. 22094-1
Metropolitan Council District 5
Dear Mr. Lindahl:
The Metropolitan Council reviewed the City of Hopkins’ 2040 Comprehensive Plan (Plan) at its
meeting on September 9, 2020. The Council based its review on the staff’s report and analysis
(attached).
The Council found that the City’s 2040 Plan meets all Metropolitan Land Planning Act
requirements; conforms to the regional system plans including transportation, aviation, water
resources management, and parks; is consistent with Thrive MSP 2040; and is com patible with
the plans of adjacent jurisdictions.
In addition to the Advisory Comments and Review Record, the Council adopted the following
recommendations.
1. Authorize the City of Hopkins to place its 2040 Comprehensive Plan into effect.
2. Revise the City’s forecasts upward as shown in Table 1 of the attached Review Record.
3. Advise the City to:
a. When available, provide to the Council the dates the two Watershed Districts
approved the final Local Water Management Plan (LWMP), and the date the City
adopted the final LWMP.
b. Implement the advisory comments in the Review Record for Water Supply.
4. Approve the City of Hopkins’s Comprehensive Sewer Plan.
Please consult the attached staff report for important information about the City’s next steps.
Of particular importance are the Council’s actions, listed on page 1, general Advisory
Comments listed on page 3, and the specific comments for technical review areas, which are
found in the body of the report. The final copy of the Plan needs to include all supplemental
information/changes made during the review.
Page - 2 | September 15, 2020 | METROPOLITAN COUNCIL
Congratulations on completing this important project. It was a pleasure to work with the City’s
staff and consultants throughout the review process.
Sincerely,
Angela R. Torres, AICP, Manager
Local Planning Assistance
Attachment
cc: Tod Sherman, Development Reviews Coordinator, MnDOT Metro Division
Molly Cummings, Metropolitan Council, District 5
Michael Larson, Sector Representative/Principal Reviewer
Raya Esmaeili, Reviews Coordinator
N:\CommDev\LPA\Communities \Hopkins\Letters \Hopkins 2020 2040 CPU Post Council Action 22094-1.docx
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Committee Report
Business Item No. 2020-225 JT
Community Development Committee
Meeting date: August 17, 2020
Environment Committee
Meeting date: August 25, 2020
For the Metropolitan Council meeting of September 9, 2020
Subject: City of Hopkins 2040 Comprehensive Plan and Comprehensive Sewer Plan, Review File
22094-1
Proposed Action
That the Metropolitan Council adopt the attached Advisory Comments and Review Record and take the
following actions:
Recommendations of the Community Development Committee
1. Authorize the City of Hopkins to place its 2040 Comprehensive Plan into effect.
2. Revise the City’s forecasts upward as shown in Table 1 of the attached Review Record.
3. Advise the City to:
a. When available, provide to the Council the dates the two Watershed Districts approved
the final Local Water Management Plan (LWMP), and the date the City adopted the final
LWMP.
b. Implement the advisory comments in the Review Record for Water Supply.
Recommendation of the Environment Committee
1. Approve the City of Hopkins’s Comprehensive Sewer Plan.
Summary of Community Development Committee Discussion/Questions
Senior Planner Michael Larson presented the staff’s report to the Committee. No staff or
representatives from the City were present. Council members inquired about differences between
privately-owned open space or recreational uses and a Plan’s land use policy that supports future
residential development. The Committee also discussed the decline in demand for golf courses and
how communities plan for the creation and preservation of open spaces and natural resources. The
Community Development Committee unanimously recommended approval of the proposed action at its
meeting on August 17, 2020.
Summary of Environment Committee Discussion/Questions
The Environment Committee meeting scheduled for August 25, 2020 was canceled. This item will be
presented for approval at the September 9, 2020 Metropolitan Council meeting.
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Joint Business Item No. 2020-225
Community Development Committee
Meeting date: August 17, 2020
Environment Committee
Meeting date: August 25, 2020
For the Metropolitan Council meeting of September 9, 2020
Subject: City of Hopkins 2040 Comprehensive Plan and Comprehensive Sewer Plan, Review File
22094-1
District(s), Member(s): District 5, Molly Cummings
Policy/Legal Reference: Metropolitan Land Planning Act (Minn. Stat. § 473.175), Minn. Stat. §
473.513
Staff Prepared/Presented: Michael Larson, Senior Planner (651-602-1407)
Angela R. Torres, Local Planning Assistance Manager (651-602-1566)
Kyle Colvin, Engineering Programs, Manager (651-602-1151)
Division/Department: Community Development / Regional Planning
Environmental Services / Technical Services
Proposed Action
That the Metropolitan Council adopt the attached Advisory Comments and Review Record and take the
following actions:
Recommendations of the Community Development Committee
1. Authorize the City of Hopkins to place its 2040 Comprehensive Plan into effect.
2. Revise the City’s forecasts upward as shown in Table 1 of the attached Review Record.
3. Advise the City to:
a. When available, provide to the Council the dates the two Watershed Districts approved
the final Local Water Management Plan (LWMP), and the date the City adopted the final
LWMP.
b. Implement the advisory comments in the Review Record for Water Supply.
Recommendation of the Environment Committee
1. Approve the City of Hopkins’s Comprehensive Sewer Plan.
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Advisory Comments
The following Advisory Comments are part of the Council action authorizing the City of Hopkins to
implement its 2040 Comprehensive Plan (Plan).
Community Development Committee
1. As stated in the Local Planning Handbook, the City must take the following steps:
a. Adopt the Plan in final form after considering the Council’s review recommendations as
contained in the body of this report.
b. Submit one hard copy and one electronic copy of the Plan to the Council. The electronic
copy must be submitted as one unified file.
c. Submit to the Council a copy of the City Council resolution evidencing final adoption of
the Plan.
2. The Local Planning Handbook also states that local governments must formally adopt their
comprehensive plans within nine months after the Council’s final action. If the Council has
recommended changes to the Plan, local governments should incorporate those recommended
changes into the Plan or respond to the Council before “final adoption” of the comprehensive
plan by the governing body of the local governmental unit. (Minn. Stat. § 473.858, subd. 3)
3. Local governments must adopt official controls as identified in their 2040 comprehensive plans
and must submit copies of the official controls to the Council within 30 days after the official
controls are adopted. (Minn. Stat. § 473.865, subd. 1)
4. Local governmental units cannot adopt any official controls or fiscal devices that conflict with
their comprehensive plans or which permit activities in conflict with the Council’s metropolitan
system plans (Minn. Stat. §§ 473.864, subd. 2; 473.865, subd. 2). If official controls conflict with
comprehensive plans, the official controls must be amended within 9 months following
amendments to comprehensive plans (Minn. Stat. § 473.865, subd. 3).
Environment Committee
1. The Council-approved Comprehensive Sewer Plan becomes effective only after the Plan
receives final approval from the local governmental unit’s governing body. After the Plan
receives final approval from the City and the Comprehensive Sewer Plan becomes effective,
the City may implement its Plan to alter, expand, or improve its sewage disposal system
consistent with the Council-approved Comprehensive Sewer Plan.
2. A copy of the City Council resolution adopting its 2040 comprehensive plan, including its
Comprehensive Sewer Plan, must be submitted to the Council.
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Background
The City of Hopkins is located in central Hennepin County. It is surrounded by the communities of St.
Louis Park, Edina, and Minnetonka.
The City submitted its 2040 Comprehensive Plan (Plan) to the Council for review to meet the
Metropolitan Land Planning Act requirements (Minn. Stat. §§ 473.851 to 473.871) and the Council’s
2015 System Statement requirements.
Review Authority & Rationale
Minn. Stat. § 473.175 directs the Metropolitan Council to review a local government’s comprehensive
plan and provide a written statement to the local government regarding the Plan’s:
• Conformance with metropolitan system plans
• Consistency with the adopted plans and policies of the Council
• Compatibility with the plans of adjacent governmental units and plans of affected special
districts and school districts
By resolution, the Council may require a local government to modify its comprehensive plan if the
Council determines that “the plan is more likely than not to have a substantial impact on or contain a
substantial departure from metropolitan system plans” (Minn. Stat. § 473.175, subd. 1).
Each local government unit shall adopt a policy plan for the collection, treatment, and disposal of
sewage for which the local government unit is responsible, coordinated with the Metropolitan Council's
plan, and may revise the same as often as it deems necessary (Minn. Stat. § 473.513).
The attached Review Record details the Council’s assessment of the Plan’s conformance, consistency,
and compatibility, and is summarized below.
Review Standard Review Area Plan Status
Conformance Regional system plan for Parks Conforms
Conformance Regional system plan for Transportation,
including Aviation
Conforms
Conformance Water Resources (Wastewater Services
and Surface Water Management)
Conforms
Consistency with Council Policy Thrive MSP 2040 and Land Use Consistent
Consistency with Council Policy Forecasts Consistent, with the
proposed revisions
Consistency with Council Policy 2040 Housing Policy Plan Consistent
Consistency with Council Policy Water Supply Consistent
Consistency with Council Policy Community and Subsurface Sewage
Treatment Systems (SSTS)
Consistent
Compatibility Compatible with the plans of adjacent and
affected governmental districts
Compatible
Thrive Lens Analysis
The proposed 2040 comprehensive plan is reviewed against the land use policies in Thrive MSP 2040.
To achieve the outcomes identified in Thrive, the metropolitan development guide defines the Land Use
Policy for the region and includes strategies for local governments and the Council to implement. These
policies and strategies are interrelated and, taken together, serve to achieve the outcomes identified in
Thrive.
Funding
None.
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Known Support / Opposition
There is no known local opposition to the 2040 comprehensive plan.
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REVIEW RECORD
City of Hopkins 2040 Comprehensive Plan
Review File No. 22094-1, Business Item No. 2020-225 JT
The following Review Record documents how the proposed Plan meets the requirements of the
Metropolitan Land Planning Act and conforms to regional system plans, is consistent with regional
policies, and is compatible with the plans of adjacent and affected jurisdictions.
Conformance with Regional Systems
The Council reviews plans to determine conformance with metropolitan system plans. The Council has
reviewed the City’s Plan and finds that it conforms to the Council’s regional system plans for Regional
Parks, Transportation (including Aviation), and Water Resources.
Regional Parks and Trails
Reviewer: Colin Kelly, Community Development (CD) - Regional Parks (651-602-1361)
The Plan conforms to the 2040 Regional Parks Policy Plan (RPPP). Three Rivers Park District is the
Park Implementing Agency for Regional Parks System components in Hopkins, for which the Plan
accurately describes the Regional Parks System components. Regional Trails located within the City
include the Lake Minnetonka LRT, Nine Mile Creek, Cedar Lake LRT, North Cedar Lake, and
Minnesota River Bluffs LRT regional trails (Figure 1). There are no State or Federal recreation lands
within the City.
Regional Transportation, Transit, and Aviation
Reviewer: Russ Owen, Metropolitan Transportation Services (MTS) (651-602-1724)
The Plan conforms to the 2040 Transportation Policy Plan (TPP) adopted in 2015. It accurately reflects
transportation system components of the TPP as well as applicable land use policies for regional
transitways. The Plan is also consistent with Council policies regarding community roles, the needs of
non-automobile transportation, access to job concentrations, and the needs of freight.
Roadways
The Plan conforms to the Highways system element of the TPP. The Plan accurately accounts for the
metropolitan highway system of principal arterials, which there are two, Trunk Highway 7 and US 169.
The Plan includes planned additions and improvements identified in the Current Revenue Scenario,
and any right-of-way preservation needs.
The Plan accurately reflects the regional functional classification map of A-minor arterials and has
delineated major and minor collectors.
The Plan identifies all the required characteristics of the City’s roadways, including existing and future
functional class, right-of-way preservation needs, and existing and forecasted traffic volumes for
principal and A-minor arterials. Forecasting is consistent with regional methodology. The Plan also
includes guidelines on how access will be managed for principal and A-minor arterials.
The Plan identifies roadway and corridor studies that include recommendations regarding alignments,
changes in access, and/or changes in land use. They include the Highway 169 Mobility Study, Highway
Transitway Corridor Study, Hennepin County Freight Study and the Green Line Extension Study. The
Plan accurately describes the status of such studies, including needs for right-of-
way and the likelihood and timing of funding.
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Transit
The Plan conforms to the Transit system element of the TPP. It shows the location of existing transit
routes and facilities and acknowledges the city is within Transit Market Areas II and III.
The Plan incorporates existing and future transitways that are part of the Current Revenue Scenario in
the TPP. These include the Green Line Extension. For transitways that are in service or in advanced
stages of planning, the Plan incorporates guiding land use for station areas that meet the minimum
density targets of the TPP. (See Land Use section of this Review Record for land use and density
analysis.)
The Plan is consistent with the policies of the Transit system element of the TPP. The Plan addresses
community roles related to its Community Designation, as well as the opportunities and challenges
related to its Transit Market Areas.
Aviation
The Plan conforms to Aviation system element of the TPP. The Plan includes policies that protect
regional airspace from obstructions.
Bicycling and Walking
The Plan is consistent with the Bicycling and Pedestrian chapter of the TPP. The Plan identifies existing
and future segments of, and connections to, the Regional Bicycle Transportation Network (RBTN) and
regional trails. The Plan acknowledges five Tier 1 alignments, multiple Tier 1 corridors, and Tier 2
corridors.
The Plan is also consistent with Bicycle and Pedestrian policies of the TPP by planning for local
pedestrian and bicycle connections to transit, regional trails, regional job concentrations, and other
regional destinations as identified on the RBTN map.
Freight
The Plan is consistent with Freight policies of the TPP. The Plan identifies the needs of freight
movement, both freight and rail, in and through the community, including accessibility to freight
terminals and facilities. These specific needs include low clearance and narrow width on some of the
roads and skewed and offset intersections with railroad crossings.
Transportation Analysis Zones (TAZs)
The Plan conforms to the TPP regarding TAZ allocations. The Plan’s TAZ allocations for employment,
households, and population appropriately sum to the Metropolitan Council’s citywide forecast totals for
all forecast years.
The planned land uses and areas identified for development and redevelopment can accommodate the
TAZ forecasted allocations in the Plan, and at densities consistent with the community designation in
Thrive and applicable TPP policies for transit station areas. (See also Land Use section of this Review
Record.)
Water Resources
Wastewater Service
Reviewer: Kyle Colvin, Environmental Services (ES) – Engineering Programs (651-602-1151)
The Plan conforms to the 2040 Water Resources Policy Plan (WRPP). It represents the City’s guide for
future growth and development through the year 2040. It includes growth forecasts that are consistent
with the Council’s accepted forecasts for population, households, and employment.
Current wastewater treatment services are provided to the City by the Metropolitan Council
Environmental Services (MCES). The majority of wastewater generated within the City is conveyed by
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Council Interceptors 8041A&B and 1-SLP-470 with treatment at the Metropolitan Council’s Metropolitan
Wastewater Treatment Plant in St. Paul. A smaller portion is conveyed through the City of Minnetonka
where the wastewater eventually reaches Council Interceptor 6801. Wastewater from this smaller area
is treated at the Blue Lake Wastewater Treatment Plant located in Shakopee. The Plan projects that
the City will have 10,100 sewered households and 19,000 sewered employees by 2040. The
Metropolitan Disposal System with its scheduled improvements has or will have adequate capacity to
serve the City’s growth forecasts.
The Plan provides sanitary flow projections in 5-year increments. The rationale for the projections is
given in the Plan and determined appropriate for planning local services. The Metropolitan Council is
committing to provide the level of wastewater service based on the sewered forecasts as stated in the
sewer element of the Plan.
The Land Use Plan reflects an overall minimum residential sewered density that is consistent with
Council policy for future sewered residential growth for Urban Center communities.
The Plan defines the City’s goals, policies, and strategies for preventing and reducing excessive inflow
and infiltration (I/I) in both the local municipal (city) sanitary sewer systems and private property
sources. The Plan includes a summary of activities and programs intended to mitigate I/I in both the
public and private property collection systems including inspection and evaluation. The City’s inspection
program schedule reflects the complete inspection of the entire public collection system, including
every manhole structure, by 2020. Identified areas of needed mitigation work from the system
inspection includes manhole and pipeline lining or replacement. Much of this work is completed under
the City’s on-going street and utility improvement program. The Plan also references work related to I/I
mitigation in the private system consisting of service line replacement for that portion of the service
located within the public right-of-way during street and utility improvement projects. It also identifies a
public education program covering illegal connections of sump pump and foundation drains to the
sanitary sewer collection system. The Plan includes a summary of a portion of the City’s Capital
Improvement Program that reflects an average annual program of over $1 million for I/I mitigation work
through 2023.
The Plan describes the requirements and standards for minimizing I/I and references City Ordinance
(Section 705.09) that prohibits the connection of sump pumps, roof drainage, yard drainage, or
substances other than sanitary sewage into the sanitary collection system. Prohibited discharges to the
sanitary collection system includes stormwater, ground water, and pond overflows.
The Plan describes the sources, extent, and significance of existing I/I within the entire City wastewater
collection system and provides a description of an implementation plan for preventing and eliminating
excessive I/I from entering both the public and private collection systems. The Plan provides an
analysis that estimates that there are approximately 3,600 clay tile pipe services within the City and that
approximately 2,635 of these are residential. This represents that approximately 28% of the total
residential households within the City have clay tile services. The Plan states that 27.5% of the pre-
1970 residential properties have had their private services evaluated for I/I. The significance of clay tile
pipe is that as it ages, it can become more susceptible to I/I. In 2009, the City implemented a policy
which required all residential services determined to have failed or consisting of non-conforming pipe
material, be replaced within one year of discovery. The City offers to finance these improvements
through special assessment on the property. Using wastewater flow data between 2012 and 2017 to
estimate average base flow (dry weather) and plotted wastewater flow for 2017, the Plan suggests that
the City’s average annual I/I is about 4%, and peak month I/I (2017) was approximately 28% I/I.
Sewer Element Comments
The Sewer Element of the Plan has been reviewed against the requirements for Comprehensive Sewer
Plans for Urban Center communities. It was found to be complete and consistent with Council polices.
Upon adoption of the Plan by the City, the action of the Council to approve the Sewer Plan becomes
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effective. At that time, the City may implement its Plan to alter, expand, or improve its sewage disposal
system consistent with the approved Sewer Plan. A copy of the City Council Resolution adopting its
Plan needs to be submitted to the Metropolitan Council for its records.
Surface Water Management
Reviewer: Judy Sventek, ES – Water Resources (651-602-1156)
The Plan is consistent with Council policy requirements and in conformance with the Council’s 2040
Water Resources Policy Plan for local surface water management. The Plan satisfies the local surface
water management requirements for 2040 comprehensive plans. Hopkins lies within the oversight
boundaries of the Minnehaha Creek and Nine Mile Creek Watershed Districts. Hopkins submitted a
draft Local Water Management Plan (LWMP) update for review on September 25, 2018. Council Water
Resources staff reviewed and commented on the draft LWMP to the City and Watershed Districts in a
letter dated October 26, 2018. The June 18, 2019 draft LWMP is included in Appendix WR1 of the Plan.
Advisory Comments
When available, we request that the City provide to the Council the dates the two Watershed Districts
approved the final LWMP, and the date the City adopted the final LWMP.
Consistency with Council Policies
The Council reviews plans to evaluate their apparent consistency with the adopted plans of the Council.
Council staff have reviewed the City’s Plan and find that it is consistent with the Council’s policies, as
detailed below.
Forecasts
Reviewer: Todd Graham, CD – Research (651-602-1322)
The Plan incorporates proposed population and employment forecast revisions (Tables A1.1, B1.1).
Council staff support this revision. Employment growth has outpaced previous expectations. Also,
average household sizes and population have been higher than expected. The forecast revision is
shown in Table 1 below (changes underlined) and will be approved simultaneous with Council action on
the Plan.
Table 1. City of Hopkins Forecasts
Census
2010
Estimated
2018
Current Forecast Proposed Revision
2020 2030 2040 2020 2030 2040
Population 17,591 19,713 18,900 19,600 20,100 20,100 21,000 21,800
Households 8,366 9,099 9,300 9,800 10,100 9,300 9,800 10,100
Employment 11,009 18,304 14,700 15,500 16,200 17,000 18,000 19,000
Station area plans for the three future METRO Green Line stations in the City have a potential to
accommodate over 2,400 housing units (Table B1.3 in the Plan). Also, the land use plan describes a
potential inventory of 393 acres that could be redeveloped for high-density mixed-residential use (Table
B1.12 in the Plan). This land supply accommodates the growth forecast.
Thrive MSP 2040 and Land Use
Reviewer: Michael Larson, CD – Local Planning Assistance (651-602-1407)
The Plan is consistent with Thrive MSP 2040 and its land use policies. The Plan acknowledges the
Thrive community designation of Urban Center (Figure 2). Thrive describes Urban Center communities
as the largest, most centrally located, and economically diverse communities in the region. They are
experiencing growth mostly through redevelopment.
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Urban Center communities are expected to plan for forecasted population growth at overall average
densities of at least 20 units per acre for new development and redevelopment, and target opportunities
for more intensive development near regional transit investments at densities and in a manner
articulated in the TPP. Plans are also required to identify areas for redevelopment, particularly areas
that are well-served by transportation options and nearby amenities and that contribute to better
proximity between jobs and housing. They are also expected to identify opportunities for land assembly
to prepare sites that will attract future private reinvestment, especially in Areas of Concentrated Poverty
(ACPs) and Areas of Concentrated Poverty where at least half the residents are people of color
(ACP50s).
Figure 3 shows the City is a fully developed community with only 2% undeveloped land. Approximately
47% of the City is residential. Another 16% of the community is comprised of parks and recreation.
Industrial uses represent 11% of the land. The City of Hopkins first developed as a small town along
what is now the Canadian Pacific Railroad, serving as a market hub for local farmers and factory
workers. Streetcar and highways later connected it to the growing region. The City’s historic Mainstreet
is the former alignment of Excelsior Boulevard and is a focus of recent mixed-use development.
As shown in Figure 4, the Plan identifies potential change areas, primarily within the City’s three future
METRO Green Line station areas at Blake Road, Downtown Hopkins, and Shady Oak Road. Given the
relatively small size of the City (approximately four-square miles), these station areas represent a large
portion of the areas within the City identified for potential redevelopment. Each of the station areas has
been the subject of detailed planning. The Future Land Use map guides these areas for mixed
residential/commercial development or employment-related uses.
The Plan identifies development and redevelopment areas at densities that exceed the Urban Center
density policy minimums. This minimum planned density is consistent with regional Urban Center land
use policies that require an average net residential density of at least 20 units per acre in areas of new
development and redevelopment. As shown in Table 2 below, the expected overall density of planned
residential growth is a minimum of 48.6 units per acre.
The City includes one census tract that is an Area of Concentrated Poverty in the southern and eastern
portions of the City. The Plan includes policies related to equity and inclusiveness. These include
policies related to celebrating the community’s diversity, addressing disparities through City
investments and programs, and engaging renters in public processes.
Table 2. Planned Residential Density, City of Hopkins
2015-2040 Change
Category
Density
Min Max Net Acres Min Units Max Units
Activity Center: LRT 1/2-mile*
Activity Center: LRT 1/4-mile *
Downtown Center: LRT 1/2-mile**
Downtown Center: LRT 1/4-mile**
Neighborhood Center*
20 60 3.5
75 150 8
20 100 2.7
75 150 6.3
20 50 3.5
70
600
54
473
70
210
1,200
270
945
175
Neighborhood Center: LRT 1/2-mile* 20 50 3.5 70 175
*75% residential
**60% residential
TOTALS 27.5
Overall Density
1,337
48.6
2,975
108.2
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Station Area Planning
The Plan recognizes existing and planned transitways that are part of the Current Revenue Scenario of
the TPP, conforms to the TPP for density of planned residential development in station areas, and is
consistent with TPP policies related to land use and local planning. The City has conducted station area
planning for the three future station areas along the METRO Green Line at Blake Road, Downtown
Hopkins, and Shaky Oak Road. The TPP directs Urban Center communities with planned light rail
transit (LRT) to guide an average minimum of 50 residential units per acre and target 75-150+ units per
acre within the station area (area within 10-minute walk or 1/2 mile).
Approximately 87% of the land identified in the City for potential redevelopment is located within the
three station areas. As shown in Table 2, the Plan differentiates density policy among its guiding land
categories depending on a parcel’s proximity to an LRT station. Those closest to the stations (within
1/4-mile) have density ranges of 75 to 150 residential units per acre (Downtown Center and Activity
Center). Those between 1/4-mile and 1/2-mile have ranges of 20 to 100 (Downtown Center), 20 to 60
(Activity Center), or 20 to 50 (Neighborhood Center). Approximately 60% of the land identified for
redevelopment in station areas falls within 1/4 mile. The expected overall density of planned residential
growth within station areas is a minimum of 52.8 units per acre.
Housing
Reviewer: Hilary Lovelace, CD – Housing (651-602-1555)
The Plan is consistent with the 2040 Housing Policy Plan. As of 2016, the City has more than 9,100
homes including 5,500 multifamily units and 3,600 single-family homes. Approximately 6,000 homes
are rented. Nearly 7,000 housing units are currently affordable to households earning under 80% of
Area Median Income (AMI); however, more than 2,500 households earning 80% of AMI or below are
paying more than 30% of their income toward housing costs. There are 753 units affordable to
households with income at or below 30% AMI and more than 1,100 cost burdened households with
incomes at or below 30% AMI.
The Plan identifies existing housing needs including preservation and production of housing units
between 50-80% AMI, providing a variety of housing options for households at all life stages, and
housing maintenance and rehabilitation. The City has 470 units of publicly subsidized housing,
including 152 age-restricted units for older adults.
The Plan acknowledges the 2021-2030 affordable housing need allocation of 197 units, 90 of which are
needed at prices affordable to households earning 30% of AMI or less, 51 of which are needed at
prices affordable to households earning between 31 and 50% of AMI, and 56 of which are needed at
prices affordable to households earning between 51 and 80% of AMI. As shown in Figure 5, the Plan
guides sufficient land expected to develop in the 2021-2030 time period at a minimum of eight units per
acre to allow for development of at least 502 new housing units.
The housing implementation plan component of the Plan describes that the City will consider housing
bonds and tax abatement to meet their locally identified housing needs. The Plan also indicates that the
City will evaluate the feasibility of a local 4d program and an accessory dwelling unit (ADU) ordinance.
The City states that they will refer residents to partner organizations for first time homebuyer, down
payment assistance, and foreclosure prevention.
Water Supply
Reviewer: John D. Clark, ES – Water Supply Planning (651-602-1452)
The Plan is consistent with WRPP policies related to water supply, including the policy on sustainable
water supplies, the policy on assessing and protecting regional water resources, and the policy on
water conservation and reuse.
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The City prepared a Local Water Supply Plan (LWSP) in 2018 that was submitted to both the MN
Department of Natural Resources (DNR) and Metropolitan Council and reviewed under separate cover.
The City submitted a revised version of their LWSP as a part of supplemental information on August 19,
2019. The revised LWSP was consistent with Council population projections and found to be complete.
The DNR approved the City’s LWSP in July of 2019.
Advisory Comments
Although the Hopkins LWSP was attached to and reviewed during initial Plan submission, subsequent
supplemental submissions did not include the most recent LWSP. As part of final adoption by the City,
the Plan needs to attach the most recent version of the LWSP.
Community and Subsurface Sewage Treatment Systems (SSTS)
Reviewer: Kyle Colvin, ES – Engineering Programs (651-602-1151)
The Plan indicates the City is fully served by the City’s local wastewater collection system that
ultimately flows into the MCES system. There are no public or privately-owned Community Wastewater
Treatment Systems or known individual SSTS in operation in the City. The Plan states that all new
development is required to connect to the City’s wastewater collection system.
Special Resource Protection
Solar Access Protection
Reviewer: Cameran Bailey, CD – Local Planning Assistance (651-602-1212)
The Plan is consistent with statutory requirements (Minn. Stat. 473.859) and Council policy regarding
planning for the protection and development of access to direct sunlight for solar energy systems as
required by the Metropolitan Land Planning Act (MLPA). The Plan includes the required solar planning
elements.
Aggregate Resource Protection
Reviewer: Cameran Bailey, CD – Local Planning Assistance (651-602-1212)
The Plan indicates, consistent with the Council’s aggregate resources inventory included in Minnesota
Geological Survey Information Circular 46, that there are no known deposits of viable aggregate
resources available for mining within the fully urbanized community. Records indicate that mining
activities have ceased at all known operations of record in the City.
Historic Preservation
Reviewer: Michael Larson, CD – Local Planning Assistance (651-602-1407)
The Plan addresses historic and cultural resources as required by the Metropolitan Land Planning Act.
The Plan provides an extensive overview of the City’s history from its origins as Dakota Sioux territory
through its settlement by Europeans and establishment as a commercial and residential hub for the
surrounding farmland and, later, industrial uses. Goals and policies in the Plan include those that
recognize, protect, preserve, and interpret historic resources and districts in Downtown and surrounding
neighborhoods.
Plan Implementation
Reviewer: Michael Larson, CD – Local Planning Assistance (651-602-1407)
The Plan addresses implementation in Chapter 11: Implementation. This chapter summarizes
implementation needs from other Plan elements; and includes a table that identifies policies, action
steps, timelines, and potential indicators for measuring implementation. The City’s capital improvement
program is included as an appendix.
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Compatibility with Plans of Adjacent Governmental Units and Plans of
Affected Special Districts and School Districts
The proposed Plan is compatible with the plans of adjacent jurisdictions. No compatibility issues with
plans of adjacent governmental units and plans of affected special districts and school districts were
identified.
Documents Submitted for Review
In response to the 2015 System Statement, the City submitted the following documents for review:
• September 25, 2018: Hopkins Preliminary 2040 Comprehensive Plan
• August 6, 2019: Hopkins 2040 Comprehensive Plan
• August 19, 2019: Local Water Supply Plan
• June 3, 2020: Revised Comprehensive Plan Responding to Council Incomplete Items for
Wastewater, Transportation, Land Use, Housing, Forecasts, and Implementation.
• June 12, 2020: Revised TAZ Table
• June 22, 2020: Intercommunity Service Agreement with City of Minnetonka
• June 28, 2020: Revised Housing and Water Chapters
Attachments
Figure 1: Location Map with Regional Systems
Figure 2: Thrive MSP 2040 Community Designations
Figure 3: Existing Land Use
Figure 4: 2040 Planned Land Use
Figure 5: Land Guided for Affordable Housing
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0. s
Re gional Sys tems
Transportation
Tr an s i tways
2040 Tran spo rGtion Sys1=m PoJicy• adopled Ja nu ary20 15
-Exis ting
• • • • Planned Curre nt Rev e nu,e Scenario
• • • • Planned Curre nt Rev e nu,e Scenario • e n s · P hase 1 Projects
Poten ti al Increased Rev e nue Scenari o
Reg i on a l H i g h way Syst em
Exis ting Pri n cipal .Arteri als
• • • • • Planned Pri n cipal Arterial s
Exis ting M ino, .Arter ia l s
- - - - -Planned Mi no, Arterials
Exis ting Other .Arter ia l s
Planned Other Arterials
1.S
Re cre ation Ope n Spac,e
Reg i on al Par ks
11111 Exis ting {O pen to P ublic)
In Master Plan {Not Op.en to Public)
W/, Planned Unns
Reg i on al Tr a ils
-Exis ting {O pen to P ublic)
.:.:.:w:.,Exis ting {Not O pen to P ublic)
••••• Planned
Wastewat er
@} Meters
[I) Lift Stations
-MCES Interceptors
MCES Tr eatment P l a nts
i.v,l&Owor6fu:
:
i --=--=-=----,-···-·'-----•
Re gional P ark Search Ar eas and
Re gional Trail Se arch Corridors
• Boundary Adj 1.& tment -Search Area
Regi ona l Tr ail S earch C«ri dors
--I.Deal S tr eets
-Exis ting S ta te T ra il s
Other Parks. Pres erves . Refuges
and N atur al Areas
• Counties T rans i t l mi:,ovem e nt Soard {C TIB)
Figure 1. Location Map with Regional Systems
Page - 13 | METROPOLITAN COUNCIL
I .. --·-1
,,
~
I
! Golden Valley
----··-------.. ----·---. ----·---. -------. ----· '-··-,
! ___________ _
··-··,
r·----·--1
HopRins
! :
J r--------\ ·----·---·-------" i. .. -----. .J
Edina
I
Minneapolis !
!
.. -------·· -------.. -------··----------------.. -·--------------.L
1· •• u,~
2 'I \ rn
Community Designations
Outsi de Council planning authori ty
-Agricultural
Emerging Suburban Edge
Suburban Edge
Rural Resi dential
Diversified Rural
Suburban
-Urban
-Rural Center -Urban Center
--, L--·..! County Bound.ar ies
[ ~] C i ty and Towns h ip Bound.ati es
LB':es and M.ajOl" Rivers
Figure 2. Thrive MSP 2040 Community Designations
Page - 14 | METROPOLITAN COUNCIL
•
-...8;:·--
~]~ !----------------------
---s
Re!Llil and Olh l!f Commen:iial
(~%}
'1d\Ktrtal and ~y {10%)
Pd, Rec,~t10n~ Gr P111:~wv•
''"l
-GoffCaurs-(8"4)
-MapH~Wfi''-t
-Rau-111%)
Wll1•(1~)
zod L"t!Ji'" (20"1
L
Figure 3. Existing Land Use
Page - 15 | METROPOLITAN COUNCIL
Le gend -. ,:: r' City limits
.,,
e "' "' 0 lo Mi nnetonka B lvd "' .,, •·= .. • ~ i .~ i --•••-.Lo<"
~ : • ,---• •
•'. .. ,,,. -2040 Growth Boundary
,_.--i
, __ ...J County Boundary LRT Stations
2,000
Feet
Source_· Met CotllCil, City d Hop/dt)s,
Hennepin CounlY, MnDOT
Land Use Classes
Neigh bo rhoods Ce nters *
Estat e
(1 -2 du/ac)
Suburba n
(2-4 d u/ac)
-
Genera l
Urba n
(5-40 du/ac)
Neighborhood
Center
(20-50 du/ac)
-
Activity Center
(20-60 dufac)
-
Downtown Center
(20-100du/ac)
Districts
-
Open and Social
Space
Com m erce and
Em ployment
-
Busines_s and
Production
-
Wasteand
Energy
Dw elling units pe r acre (du/ac) for distri cts allowing residential
•For A ctivity Center and Downtown Center a reas, mini mum density
i s 75 du/acre and maximum dens ity is 150 d u/acre w ithin one quarte r
(1/4 ) m il e rad ius of LRT station areas. For ref erence, 1/4 a nd 1/2 m il e
r ad ii are shown on the map.
Figure 4. 2040 Planned Land Use
Page - 16 | METROPOLITAN COUNCIL
1-20 30 share of reg iona l need fo r A ffo rd able Housing: 1 97 Uni ts
2021-2030 total reg ional need fo r A ffo rd able Housing: 37,900 UnifS
Available
Acres
Minimum
Density
Expected%
Residential
( m ,ts per acre > (If m£Xed use >
Neighborhood
Center
Activity Center (1/4
mile from LRT)
Activity Center
Downtown Center
1/4 mile from LR
Downtown Center
Total
3.30 20
4.00 75
1.70 20
4.00 75
1.70 20
15
S,tficient/(in sufficient) units possi ble against share of regional need : 305
Plfordable units built since 2021: 0
Sufficien t/(in sctficient ) unds po ss ible adju sted for affordable units built: 305
Number of Co mp Plan ,Amendments apprClled since Co mp Plan Update: 0
75%
75%
75%
60%
60%
Minimum
Units
Possible
50
225
26
180
2 1
502
21
METROPOLITAN
CO U NC IL
Figure 5. Land Guided for Affordable Housing
Page - 17 | METROPOLITAN COUNCIL
July 15, 2020
Jason Lindahl, City Planner
City of Hopkins
1010 1st Street South
Hopkins, MN 55343
RE: City of Hopkins 2040 Comprehensive Plan – Complete for Review
Metropolitan Council Review File No. 22094-1
Metropolitan Council District 5, Molly Cummings
Dear Mr. Lindahl:
Thank you for sending additional information regarding the City of Hopkins 2040 Comprehensive Plan
(Plan ). The Metropolitan Council originally received the City’s 2040 Comprehensive Plan on August 6,
2019 with subsequent supplemental information August 19th. The Council found it incomplete for
review on August 29, 2019. The most recent supplemental information was received on June 28th.
Council staff now finds the Plan complete for review. In accordance with state law, the Council has 120 days, or by October 26, 2020, to complete its formal review of the Plan .
Review of the 2040 Plan is scheduled as follows:
1. Community Development Committee (CDC) on Monday, August 17, 2020
2. Environment Committee on Tuesday, August 25, 2020 3. Metropolitan Council on Wednesday, September 9, 2020
The Plan will be reviewed by the CDC, the Environment Committee, and then the Metropolitan Council
for final review as indicated above. A copy of the draft report will be forwarded to you for your
information when the report is mailed out to the CDC. You and any other community representatives
are invited to attend the CDC meeting in order to answer questions and help Council members understand the matter from the community's perspective. If you have any questions about this review,
please contact Michael Larson, Principal Reviewer, at 651-602-1407.
Sincerely,
Angela R. Torres, AICP, Manager
Local Planning Assistance
CC: Haila Maze, Senior Planner, Bolton & Menk
Molly Cummings, Metropolitan Council District 5
Michael Larson, AICP, Sector Representative / Principal Reviewer
Raya Esmaeili, Reviews Coordinator
N:\CommDev\LPA\Communities\Hopkins\Letters\Hopkins 2020 2040 CPU 22094-1 - Complete for
Review.docx
August 29, 2019
Jason Lindahl, City Planner
City of Hopkins
1010 1st Street South
Hopkins, MN 55343
RE: City of Hopkins 2040 Comprehensive Plan - lncomplete for Review
Metropolitan Council Review File No. 22094-1
Metropolitan Council District 5, Molly Cummings
Dear Mr. Lindahl:
Thank you for the submission of the City of Hopkins 2040 Comprehensive plan (plan) on
August 6, 2019. The City submitted supplemental information on August 19, 2O19. Council staff
found that there are areas where the Plan is incomplete. Review of the Plan will be suspended
until the additional information is submitted and found complete for review. The following items
were found incomplete:
Policy Consideration - Conformance with Minimum Density Requirements
The Plan raises a potential conformance issue regarding density in the 2040 Transpoftation
Policy Plan (TPn.rhe TPP requires an average minimum guiding density of 50 units per acre
within the city's three METRO Green Line station areas for Urban center communities. This
requirement applies to land that the Plan identifies as having potential for redevelopment during
the planning horizon and within 1/2-mile radius of the station areas.
The Council believes that this issue can be resolved through adjustments and clarifications in
policy in the City's Plan. Please see the Land Use review for further detail.
REQUIRED INFORMATION
Organization of System Plan and Policy Content (Michael Larson, 651-602-1407)
The Plan needs to include specific cross references that connect the main body ofthe
Plan to content in appendices that is related to regional system plans and other plan
content requirements.. Appendix 81. Land Use. Appendix 82. Transportation. Appendix D2. Parks and Trails. Appendix WR3. Wastewater
Ordinarily, appendices only include background material (e.g., public comment record),
content over vihich the Council is not the main approval authority (e.9., surface water
management plan), or content that can change without further Council review (e.9.,
capital improvement program).
METROPOLITANC O u N C I L
390 Robert Street North I Saint Paul, MN 55101-1805
P 651.602.1000 I TTY.651.291.0904 | metrocouncil.org
An Equal Oqndunty Empbwr
Jason Lindahl, City of Hopkins
August 29, 2019
Page 2
Wastewater (Roger Janzig, 651-602-1 1 19)
o Although projected flows are shown, the Plan must also include a table that assigns
sewered household and employment forecasts by decade to each of the following
discharge points to the Metropolitan Disposal System:
o M123o M122
o Westerly to Minnetonka
o Northernly to Minnetonka
o submit an electronic map or maps (Gls shape files or equivalent) of the existing
sanitary sewer system including local sewer service districts by MCES connection
point.
. submit copies of intercommunity service agreements with adjoining communities, or
language that confirms the Council's understanding that communities reimburse
each other for the municipal wastewater charges that each will incur by receiving
flow from the adjacent community. lnclude map(s) of areas covered by the
agreement(s).
Transportation (Russ Owen, 651 -602-17 24)
. Conect Figure 82.10 by removing the Hopkins Transit Center at Excelsior Boulevard
and 8th Avenue.. On page 48, underthe section titled "General Scheduled Local Bus Service," add
noute-tz and its description. This route serves the northeast quadrant of Hopkins.
. on page 48, under the section titled "Peak Hour commuter Bus service", conect the
section as follows:o ln addition to routes 664 and 670, rouies 667, 668, and 671 are also express
commuter bus services.
o Route 668 needs to include a description in the bulleted list, which serves the
northeast quadrant of the CitY.
. on page 49, the section titled "Transit Facilities" needs to be revised to reflect that
the paik+ide at Excelsior Boulevard and 8th Avenue South has been replaced by a
temporary facility.
Land Use (Michael Larson, 651-602-1407)
The Plan guides land at densities high enough to meet the requirement for its urban
Center coirmunity designation (20 units per acre). However, the Plan does not meet the
average minimum density of 50 units per acre for its three METRO Green Line station
areas. This represents a system departure from the TPP.
The Plan anticipates station area redevelopment in areas guided as Downtown center
and Activity center. These guiding land uses having density ranges of 20-100 and 20-60
units per acre, respectively. The Plan includes language stating that sites within one-
quarter mile of each station will have a guiding minimum density of 50 units per acre.
bthenvise, the minimum guiding density of 20 units per acre would continue to apply.
The TPP defines station areas, however, as within one-half mile of each station.
The Plan needs to address the following to complete the land use analysis:
. The Plan needs to provide a breakdown of acreage in Table 81.17 for land that is
affected by the minimum density of 50 units per acre versus that affected by the
Jason Lindahl, City of Hopkins
August 29, 20'19
Page 3
ordinary minimum of 20 units per acre. lf any acreage identified for redevelopment
falls outside of station areas, that acreage needs to be broken out as well.
. The Plan needs to conect inconsistencies in guiding density for Neighborhood
Center. Maps and Table 81.10 indicate 10-50 units per acre while Tables B1.13,
81 ."15, and 81 .17 show 20-50 units per acre.. The Plan needs to include higher resolution maps for existing and future guiding land
uses (map on page 33; and Figures B1 .2, B1 .6, Bl .7, B'l .8, Bl .9, Bl .1 1).
Advisory Comments
The Plan's policies, as well as the City's previous planning work, piovide substantial
support for the development of pedestrian-friendly and higher density mixed-use districts
in and around it's three future METRO Green Line stations. The Council commends
these efforts.
During the preliminary review of the City's draft Plan, and during subsequent staff
discussions, the Council suggested that the sites closest to the station could be
candidates for guiding land uses with higher minimum residential densities. Recent
development such as the Moline (96 units per acre) and Gallery Flats (90 units per acre)
are evidence of this. Minimum guiding densities that are higher than 50 units per acre
(e.g., 75 units per acre) could balance lower minimums further from the station (e.9.' 25
units per acre). The calculated average minimum will depend upon the applicable
minimum densities used as well as amount and location of this acreage. Council staff will
reach out to work through and provide further guidance on the methodology and/or to
explore alternative approaches to resolving this matter.
Housing (Hilary Lovelace, 651-602-1 555)
Existino Housino Needs
ihe Plan needs to include a narrative analysis of existing housing needs. The Plan
analyzes existing housing information but fails to identify any needs outside of Table
83.14.
Proiected Housino Need
ihe Plan needs to conect inconsistencies in the guiding density for Neighborhood
Center guiding land use, so that potential land supply for affordable housing can be
determined. This is also identified under the Land Use review above.
lmplementation Plan
The Plan must consider all widely accepted tools to address identified housing needs.
Based on the existing housing assessment and needs mentioned in the Plan, the
following housing tools must be considered, including if they would be used, and in what
context:. Use of the existing HRAo Participation in housing-relatedorganizationso Project based rental assistance
o Preservation of expiring LIHTC properties
Forecasts (Todd Graham, 651 -602-1322)
The Plan includes 2020,2030, and 2040 forecasts that are assigned to transportation
analysis zones (TAZs), or portions of TMs, within the City's boundaries (Table 82.6).
」ason Lindahl,City of Hopkins
August 29,2019
Page 4
These column totals need to match, or be reasonably close to, the citywide forecasts.
The column totals in 82.6 exceed the Council's standard for an acceptable level of
discrepancy. (e.9., ln a city with 19 TMs, we require that column totals be within +/' 19
jobs of the city-wide forecast.)
Please also see comments under Wastewater above regarding the assignment of the
proposed forecasts by decade by discharge points to the Metropolitan Disposal System.
lmplementation (Michael Larson, 651 -602- 1407)
The Plan needs to include the most recently adopted capital improvement plan for the
Cily (2019-2An). The Plan now includes an outdated version (2017-2021).
To expedite the Council's review of supplemental matenals submitted in response to incomplete
items, please provide a cover memo that outlines where and how the incomplete items are
addressed in the new material. Also, as with the original submittal, please use the online
submittal for supplemental information.
After all of the required elements of the Plan are submitted and found complete, Council staff
will begin the official review process. lf you have any questions or need further information
regarding the comments in this letter, please contact Michael Larson, Sector Representative, at
651-602-1 330 with any questions or for additional assrstance.
Community
Haila Maze, Senior ,8oLon&Menk
Molly Cummings, lvletropolitan Council District 5
Michael Larson, AICP, Sector Representative / Principal Reviewer
Raya Esmaeili, Reviews Coordinator
llrafssrare.maroca^siarcdcommDevLPA\Communitieswopkins!-ette6u.lopkins 2019 2940 CPU 22(E+1 lnc'j,mplete.d@x