07-28-2020
Minutes of the Planning & Zoning Commission, July 28, 2020 – Page 1
PLANNING & ZONING COMMISSION MINUTES
July 28, 2020
A regular meeting of the Hopkins Planning & Zoning Commission was held on July 28, 2020, at
6:30 p.m. by video conference call through Zoom in response to the COVID-19 emergency.
Present were Commission Members Gerard Balan, Sam Stiele, Emily Fiamova, Nathan White,
Douglas Dyrland, Maggie Sedoff and Jason Miller. Also present was City Planner Jason Lindahl,
Assistant City Manager Ari Lenz, Building Official Christopher Kearney, Housing Inspector Susan
Zasada and Code Enforcement Officer Liz Page.
CALL TO ORDER
Chairperson Balan called the meeting to order at 6:30 p.m.
ADOPT AGENDA
Commissioner Fiamova moved, Commissioner White seconded, to adopt the agenda. The motion
was approved unanimously.
OPEN AGENDA – PUBLIC COMMENTS/CONCERNS –
CONSENT AGENDA
Commissioner Fiamova moved, Commissioner White seconded, to approve the minutes of the June
23, 2020 regular meeting. The motion was approved unanimously.
PUBLIC HEARING
1. Planning Application 2020-19 Animal Regulations City Code Text Amendment
After receiving resident requests, the Hopkins City Council decided to review whether to allow
backyard chickens in Hopkins. Staff reviewed the ordinances of neighboring communities, CDC
recommendations and other sources, discussed concerns regarding our specific community, and
then drafted an ordinance for public comment. Housing Inspector Zasada presented an overview of
this information outlined in the staff report and draft ordinance. City Planner Lindahl followed with
details on zoning district requirements.
Chairperson Balan opened the public hearing. There were also no additional comments received
outside of the comments included in the agenda packet ahead of the meeting. Motion to close public
hearing by Commissioner Sedoff and seconded by Comissioner Fiamova. The motion was approved
unanimously.
Discussion from the Commission included the following:
• Commissioner Sedoff questioned how the proposed ordinance compares with those of
neighboring cities. Ms. Zasada responded that 7 surrounding cities were used as a basis in
drafting the draft ordinance for Hopkins.
Minutes of the Planning & Zoning Commission, July 28, 2020 – Page 2
• Defining the side yard and rear setback requirements for corner lots.
• Including mobile chicken runs in the draft ordinance.
• Commissioner White questioned how the number of chickens per lot size was determined.
Ms. Zasada responded that the maximum of 4 chickens is also the maximum consistently
allowed in all of the surrounding communities.
• Disposal of chickens. Ms. Zasada responded that chicken carcasses or waste matter cannot
be composted, but they can be disposed of in the regular garbage. Processing of chickens is
allowed, but not on residential property.
• What kind of volume have surrounding communities experienced in regards to complaints
on noise or smell of chickens? Ms. Zasada responded that the 3 cities consulted did not
report a high volume of complaints related to chickens.
• Will there be a limit to the number of licenses granted in the City? Ms. Lenz responded that
there will not be a limit enforced.
• Maximum height of chicken coops being 6 feet tall could be raised. Mr. Kearney responded
that it was a common height in surrounding communities, but is something that can be
looked into. Mr. Lindahl stated that accessory buildings have a maximum height of 15 feet
and a coop could potentially fall somewhere between 6 feet and 15 feet. Commissioner
Miller suggested discussion on raising the coop height from 6 feet.
• Accessory building definitions for the zoning code update.
Ms. Lenz stated this item will be presented to the City Council at their regular meeting on August 4
with the Planning Commission’s comments and staff recommendation.
2. Planning Application 2020-18 210 – 7th Avenue North Variance
Mr. Lindahl gave an overview of the staff report for this item stating the applicant, Daniel Martin,
requests a variance from the two-family dwelling (duplex) minimum lot size variance standard in the
R-1-A district. Staff is recommending denial for this item as the applicant does not demonstrate a
practical difficulty as required by state statute.
Commissioner Sedoff questioned the lot size information. Mr. Lindahl explained that lot size
information commonly used is provided by Hennepin County’s GIS website. If the applicant feels
the information is not accurate, a survey can be done, which is not a service that is provided by the
City and would need to be conducted by a private company.
Daniel Martin addressed the Commission, stating that he had located his property irons and found
his property to be 6,800 square feet and that his plans for converting the home to a duplex would
add to the top of the home and not to the side and feels the variance request should be granted.
After some general discussion, the majority of the Planning Commission was in agreeance with
staff’s recommendation for denial. Planning Commissioner White moved and Commissioner
Fiamova seconded to adopt Planning & Zoning Commission Resolution 2020-05, recommending
the City Council deny the variance request from Daniel Martin for the property located at 210 7th
Avenue North. The motion was approved 6-1 with Commissioner Sedoff voting nay.
Minutes of the Planning & Zoning Commission, July 28, 2020 – Page 3
Mr. Lindahl stated this item will be presented to the City Council at their August 4 meeting with the
Planning Commission’s recommendation of denial.
3. 2020-08 Experience-Based Entertainment Businesses Zoning Code Text Amendment
Commissioner Miller stated that he would be recusing himself from all discussion and any voting on
this item citing a conflict of interest.
Mr. Lindahl presented an overview of the staff report, stating that this item was initiated by staff to
amend the City Code related to on-sale intoxicating liquor licenses and experience-based businesses.
The proposed ordinance will amend the zoning code to establish a new use to be known as
“Experience-Based Entertainment”. This use will be allowed as a permitted use only in the B-2,
Central Business District. Experience-Based Entertainment businesses would be the only use eligible
for an Exclusive Liquor Store license but Experience-Based Entertainment uses could operate
without such a license. Both City staff and the City Attorney have review this ordinance and
recommend approval.
The City Council is responsible for reviewing the liquor licenses portion of this application and they
approved the first reading of this ordinance on July 14. Since this item includes changes to the
zoning code, it must also be reviewed by the Planning & Zoning Commission.
Commissioner White questioned why the ordinance only includes the B-2 district and not also B-3.
Mr. Lindahl explained that the City is taking a phased approach and there could be an opportunity
to expand the ordinance to include the west end of Mainstreet. This could be done through the
zoning update process.
After general discussion on the item, Commissioner Fiamova moved and Commissioner White
seconded to close the public hearing. The motion was approved 5-2 with Commissioner Stiele and
Commissioner Miller abstaining due to conflict of interest.
Commissioner Sedoff moved and Commissioner Dyrland seconded to adopt Planning & Zoning
Resolution 2020-04, recommending the City Council approve Ordinance 2020-1147, amending
Chapters 4 and 102 and Appendix A of the Hopkins City Code regarding on-sale intoxicating liquor
licenses and experience-based entertainment. The motion was approved 5-0 with Commissioner
Stiele and Commissioner Miller abstaining due to conflict of interest.
The second reading of this ordinance will be presented to the City Council at their August 4 meeting
with the Planning Commission’s recommendation for approval.
OLD BUSINESS – None.
Minutes of the Planning & Zoning Commission, July 28, 2020 – Page 4
NEW BUSINESS
1. Planning Application 2020-16 425 Madison Avenue North Concept Plan
Mr. Lindahl stated that this application does not require formal action by the Planning & Zoning
Commission or City Council. The applicant requests feedback on the proposals so they can work
toward preparing a future, formal submittal.
Mr. Lindahl presented an overview of this item. The applicant, Xijing Zhang, requests concept plan
review to subdivide the existing 1.48 acre single family property into three single family lots. The
proposal would keep the existing single family home and divide the remaining area into two new
single family lots for future development.
During discussion on the concept plan, the Commission was generally supportive of the concept
plan but had questions about the shared access and driveway for lots 1 and 2 and about the adjacent
creek. Mr. Lindahl responded that the shared driveway was the best overall design given the limited
amount of street frontage along Madison Avenue. The applicant agreed and added that they would
prefer to keep future construction activity on lots 1 and 2 on a separate driveway to limit impact on
their property. The applicant added that they had completed a wetland survey of the adjacent creek
and none of it is located on their property. Mr. Lindahl added that the applicant will also be required
to receive approval from the Minnehaha Creek Watershed District.
Mr. Lindahl explained the next steps for this item. Staff will include the Planning Commission’s
comments in the report that will be presented to the City Council at their August 4 meeting. The
applicant can use the comments and suggestions from the Planning Commission and City Council
to prepare a formal application submittal.
2. Planning Application 2020-04 Electronic Signs Text Amendment Discussion
Mr. Lindahl stated that this item is for review and discussion only. During the December 17, 2019
Planning & Zoning Commission meeting, staff reviewed the City’s sign regulations and asked the
Planning Commission for feedback on the City’s electronic sign regulations. After discussion during
that meeting, the Commission directed staff to conduct more research on electronic sign regulations
and bring forward potential zoning changes for further discussion. In response, staff prepared a
draft of the electronic sign standards, which Mr. Lindahl presented to the Commission for additional
feedback and comment.
After reviewing the additional information provided by staff, the Commission was generally
supportive of the following updates to the City’s electronic sign regulations:
• Reducing minimum display time from once every 24 hours to once every 20-30 minutes in
commercial areas with the potential for longer display times in residential areas.
• Allowing electronic signs at public or institutional uses (churches or schools) in residential
zones through a conditional use permit.
Minutes of the Planning & Zoning Commission, July 28, 2020 – Page 5
• Adding standards for other modern elements of electronic sign regulation like text size,
mode, brightness and operation.
The Planning & Zoning Commission will hold a public hearing on the final ordinance at the August
25 meeting.
ANNOUNCEMENTS –
City Planner Lindahl updated the Commission on the following items.
• The Planning & Zoning Commission was informed on the requirements for an
Environmental Assessment Worksheet (EAW) for the Blake Road Station project. Once the
EAW is complete, it will come to the Planning & Zoning Commission and City Council for
review.
• The City Attorney will provide legal training to the Commission during the August meeting
ADJOURN
Commissioner Fiamova moved, Commissioner Sedoff seconded, to adjourn the meeting. The
motion was approved unanimously. The meeting was adjourned at 9:40 p.m.
Respectfully submitted,
Courtney Pearsall
Administrative Assistant