IV. 1. Planning Application 2021-08 Massage Therapy Text Amendment
May 25, 2021 Planning Application 2021-08
Zoning Code Text Amendment Related to Massage Therapy
Proposed Action: Move to adopt Planning & Zoning Resolution 2021-10, recommending the
City Council approve Ordinance 2021-1170 Amending the Hopkins City Code related to
Massage Therapy.
Overview
This item was initiated through a request from the City Council to amend the City Code related
to Massage Therapy uses. The proposed changes are summarized below and detailed in the
attached draft ordinance. They include changes to both the zoning and licensing regulations.
While the City Council has sole authority over the licensing regulations, the Planning & Zoning
Commission must review and make a recommendation to the City Council on the zoning
standards. The City Council will consider the Planning & Zoning Commission’s
recommendation on the zoning standards in coordination with any associated licensing changes.
Should the City approve the draft ordinance, it would make the following changes
• Zoning. Establish Massage Therapy Establishments as a permitted use in the B-2, Central
Business and B-3, General Business Districts.
• Definitions. Updated the definition of “Massage Therapy Establishment” to include one or
more massage therapists provide services to the public.
• Transfers. Language allowing nonconforming businesses to relocate.
• Maximum Number of Licenses. Limits the number of massage therapy licenses to four.
• License Fee. License fees will be updated to match the amount of time to administer the
license and conduct background checks.
• Signs. Exterior signs shall be required to include more than just the word “massage.”
Primary Issues to Consider
● Background
● Zoning Code Text Amendment
● Potential Non-Conformity Issues
● Alternatives
Supporting Documents
● Planning & Zoning Resolution 2021-10
● Draft Ordinance 2021-1170
● Zoning Map
● Future Land Use Map & Future Land Use Category Descriptions
● December 17, 2019 Planning & Zoning Commission Minutes
_____________________
Jason Lindahl, City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 2021-08
Page 2
BACKGROUND
In April, 2013 the City Council held discussions about the regulations of massage therapy. At
that time, the City Council directed staff to work with the City Attorney to draft an ordinance
that would limit massage therapy to an accessory use in the Business Districts and prohibit it as a
home occupation in Residential Districts.
The ordinance that was ultimately approved by the City attempted to implement this strategy
through changes to the definitions for “Massage Therapy or Therapeutic Massage,” “Massage
Therapist,” and “Massage Therapy Establishment” rather than specifically listing these as
accessory uses in the Business Districts. The ordinance regulating that a massage therapist
would only be able to obtain a license as an accessory use became effective in August 2013.
The 2013 regulations require that a massage therapist would need to be located in an existing
business where massage therapy is not the primary use. The City Council decided to place this
limitation on massage business because of previous illegal activity at independent massage
businesses. During the 2013 review of the ordinance, staff noted that one downside to this
regulatory strategy would be that franchises such as Massage Envy would not be allowed to
locate in Hopkins.
Previous Planning & Zoning Commission Action. The Planning & Zoning Commission last
reviewed the City’s Massage Therapy regulations on December 17, 2019. Minutes from that
meeting are attached for your reference. At that time, the Commission was split on the question
of whether Hopkins should allow independent Massage Therapy Establishments or continue the
current policy of limiting these businesses to an accessory use. Commissioners Balan and White
supported a change while Commissioner Hanneman opposed it. Commissioners Fiamova and
Stiele were unsure and requested more information. Staff reported the Planning Commission’s
views to the City Council who ultimately decided to not make changes at that time.
Current Regulations. Message therapy is regulated through both zoning and licensing
standards. While these regulations work together, generally the zoning standards govern where
this activity can take place while the licensing standards focus on how the business operates.
The current zoning regulations limit massage therapy to an accessory use in the Business
Districts and specifically prohibit it as a home occupation in Residential Districts. Standalone
massage therapy uses are currently prohibited in Hopkins. Under the current regulations,
accessory massage therapy uses must be located in an existing business where massage therapy is
not the primary use (doctor’s office, healthcare clinic, fitness center or the like).
Hopkins City Code, Part II, Chapter 10, Article XVII provides the licensing regulations for
massage therapy. These regulations provide for two types of licenses: Massage Therapist or
Massage Therapy Establishments. Currently, there are no Massage Therapy Establishment
licenses in Hopkins because these uses are prohibited under zoning. By comparison, there are
six Massage Therapist licenses in Hopkins. Four of these were issued after the regulatory
changes in 2013 and operate accessory to another business. The other two were already in
business in 2013 and “Grandfathered in” under the previous standards operating as independent
businesses.
Planning Application 2021-08
Page 3
ZONING CODE TEXT AMENDMENT
Zoning Code amendments are legislative actions in that the City is creating new standards to
regulate the development of certain types of uses and/or structures. Under the law, cities have
wide flexibility to create standards that will ensure the type of development they want. However,
zoning regulations must be reasonable and supported by a rational basis relating to promoting the
public health, safety and welfare.
Proposed Regulations. The attached draft ordinance would make changes to both the zoning
and licensing standards for Massage Therapy. These proposed changes are summarized below
and detailed in the attached draft ordinance. The Planning & Zoning Commission should review
the proposed zoning change and make a recommendation to the City Council. The City Council
will consider the Planning & Zoning Commission’s recommendation on the zoning standards as
well as any associated licensing changes.
The attached draft ordinance would establish Massage Therapy Establishments as a permitted use
in the B-2, Central Business and B-3, General Business Districts (see Section 7). A copy of the
Zoning map is also attached for your reference. Massage Therapy Establishments would continue
to be prohibited in any residential, institutional, or industrial district as well as in the B-1, Limited
Business or B-4, Neighborhood Business Districts.
The proposed licensing changes are summarized below to provide the Planning & Zoning
Commission a full summary of the anticipated regulations changes. However, it should be noted
that the City Council has the sole authority over licensing standards. The Planning & Zoning
Commission authority is limited to review and recommendation on the zoning regulations.
• Zoning. Establish Massage Therapy Establishments as a permitted use in the B-2, Central
Business and B-3, General Business Districts.
• Definitions. Updated the definition of “Massage Therapy Establishment” to include one or
more massage therapists provide services to the public.
• Transfers. Language allowing nonconforming businesses to relocate.
• Maximum Number of Licenses. The ordinance limits the number of massage therapy
licenses to four.
• License Fee. License fees will be updated to match the amount of time to administer the
license and conduct background checks.
• Signs. Exterior signs shall be required to include more than just the word “massage.”
The proposed ordinance was drafted in consultation with the Police and Fire Departments as well
as the City Attorney and includes their recommendations and comments.
Consistency with the Comprehensive Plan. The proposed zoning code text amendment is
consistent with the 2040 Comprehensive Plan. The draft ordinance proposes to add Massage
Therapy as a permitted use in the B-2, Central Business and B-3, General Business Districts.
The Future Land Use Map in the 2040 Comprehensive Plan guides the area covered by the B-2,
Central Business or B-3, General Business as one of three categories: Downtown Center,
Activity Center or Neighborhood Center. The characteristics of the Downtown Center, Activity
Center and Neighborhood Center future land use categories are detailed in the attached
excerpted from the Future Land Use section of the 2040 Comprehensive Plan. Establishment
of Massage Therapy as a permitted use in the B-2 and B-3 Districts is consistent with these land
Planning Application 2021-08
Page 4
use designations.
The 2040 Comprehensive Plan also contains goals and policies that support approval of this
zoning code amendment. Staff finds the proposed zoning text amendment is consistent with
the following goals and policies.
• Economic Environment – Economic Competiveness
o Goal 2 – Support a healthy, diverse mix of businesses in Hopkins
Continue to make improvements to city regulatory guidance and procedures to
streamline the redevelopment process in Hopkins.
Promote the development of business start-ups and entrepreneurial activities in
Hopkins, and encourage small businesses in appropriate areas throughout the city.
Work with existing businesses to identify opportunities to retain or expand
operations.
• Economic Environment – Downtown
o Goal 2 - Continue to grow Downtown’s population and jobs base.
Attract specialty retail and destination uses including arts, entertainment, recreation,
antiques, hobbies and crafts, gifts, and family-oriented uses.
Encourage the growth of Downtown’s share of housing and employment and
continue its growth as the city’s center for innovation and exchange through
commerce, employment, arts, culture, entertainment, education and government.
Compatibility with Present and Future Land Uses. Based on the analysis above, a zoning
code text amendment establishing Massage Therapy businesses as a permitted use in the B-2,
Central Business and B-3 General Business Districts is compatible with present and future land
uses under the 2040 Comprehensive Plans. As proposed, Massage Therapy businesses should be
compatible with the other uses allowed under these land use classifications and the future land use
maps in the 2040 Comprehensive Plan reinforce this land use pattern.
Conformance with New Standards. Massage Therapy businesses will be required to comply
with all other applicable development regulations in the B-2 and B-3 Districts. As proposed,
Massage Therapy businesses should be compatible with other uses and regulations in the B-2 and
B-3 Districts.
POTENTIAL NON-CONFORMITY ISSUES
When considering how the proposed zoning changes could impact the community as a whole, it
is important to remember that any zoning ordinance text amendment has the potential to create
non-conformities (sites or buildings that do not meet the new proposed standard). However, in
this case, the City is creating a new use that will be subject to the same development standards as
the other commercial uses in the B-2, Central Business and B-3, General Business Districts. Since
this represents an expansion of the development options in the B-2 and B-3 Districts no new non-
conformities should be created.
Should some unforeseen non-conformity result from the proposed new use, it would be
considered “Grandfathered” and allowed to continue until it would choose to make changes.
According to Minnesota Statute 462.357, Subdivision 1e., legal nonconformities generally have a
statutory right to continue through repair, replacement, restoration, maintenance, or improvement
but not through expansion. These rights run with the land and are not limited to a particular
landowner. If the benefited property is sold, the new owner will have the same rights as the
Planning Application 2021-08
Page 5
previous owner.
ALTERNATIVES
1. Recommend approval of a zoning code text amendment changing Massage Therapy from an
accessory to a permitted use in the B-2, Central Business and B-3 General Business Districts.
By recommending approval of this application, the City Council will consider a
recommendation of approval.
2. Recommend denial of a zoning code text amendment changing Massage Therapy from an
accessory to a permitted use in the B-2, Central Business and B-3 General Business Districts.
By recommending denial of this application, the City Council will consider a
recommendation of denial. Should the Planning & Zoning Commission consider this
alternative, it must also identify specific findings that support this option.
3. Continue for further information. If the Planning & Zoning Commission indicates that
further information is needed, the items should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING AND ZONING COMMISSION RESOLUTION NO. 2021-10
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE
AMENDING CHAPTERS 10 AND 102 AND APPENDIX A
OF THE HOPKINS CITY CODE REGARDING MASSAGE THERAPY
WHEREAS, the City of Hopkins initiated an application to amend the City Code regarding
Massage Therapy; and
WHEREAS, the procedural history of the application is as follows:
1. That an application to amend the City Code related to Massage Therapy was initiated by the
City of Hopkins on April 23, 2021; and
2. That the Hopkins Planning & Zoning Commission, pursuant to published notice, held a
public hearing to review such application on May 25, 2021 and all persons present were
given an opportunity to be heard; and
3. That written comments and analysis of City staff were considered.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council of the City of Hopkins approve an ordinance
amending the City Code regarding Massage Therapy based on the findings of fact detailed in the staff
report dated May 25, 2021.
Adopted this 25th day of May 2021.
_________________________
Gerard Balan, Chair
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CITY OF HOPKINS
COUNTY OF HENNEPIN
ORDINANCE NO. 2021-1170
ORDINANCE AMENDING CHAPTERS 10 AND 102 AND APPENDIX A
OF THE HOPKINS CITY CODE REGARDING MASSAGE THERAPY
THE CITY COUNCIL OF THE CITY OF HOPKINS HEREBY ORDAINS AS FOLLOWS:
SECTION 1. Hopkins City Code, Part II, Chapter 10, Article XVII, Section 10-606 is hereby
amended by adding the double-underlined language and deleting the stricken language as follows:
Massage therapy establishment means any establishment wherein two one or more
massage therapists provide massage therapy or therapeutic massage to the public, as the primary
business. other than aA hospital, sanatorium, rest home, nursing home, boarding home, medical
doctor's office, chiropractor's office, or other institution licensed under the provisions of M.S.A.
§§ 144.50 through 144.69 shall not be considered a massage therapy establishment.
SECTION 2. Hopkins City Code, Part II, Chapter 10, Article XVII, Section 10-607 is hereby
amended by adding the double-underlined language and deleting the stricken language as follows:
Sec. 10-607. - License required; limitation on number of massage therapy establishment
licenses.
(a) It shall be unlawful for any person to practice as a massage therapist or operate a massage
therapy establishment in the city without first obtaining a license to do so. However, no
license is required for any massage therapist working for or as an employee of a medical
professional licensed under M.S.A. chs. 147 or 148. In addition, no license is required
under this article for a person licensed by the state board of medical practices when said
person provides proof of licensure to the city clerk.
(b) The license will be effective for one year and run from July 1 through June 30 of the license
year.
(c) No more than four massage therapy establishment licenses may be issued in the city.
SECTION 3. Hopkins City Code, Part II, Chapter 10, Article XVII, Section 10-611 is hereby
amended to add the double-underlined language and delete the stricken language as follows:
Sec. 10-611. – Renewal; transfers.
Applications for renewal shall be submitted at least 60 days prior to the end of the license year on
forms provided by the City Clerk. All licenses issued under this section shall be valid only for the
person to whom the license was issued and no transfer of any license to another person shall be
valid. A duly issued massage therapy establishment license may be transferred to another location
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HP145-1-708772.v3
in the city so long as massage therapy establishments are an allowed use in the proposed location
under the city’s zoning regulations.
SECTION 4. Hopkins City Code, Part II, Chapter 10, Article XVII, Section 10-618 is hereby
amended by adding the double-underlined language and deleting the stricken language as follows:
Sec. 10-618. - Inspection by city officials; minimum requirements.
(a) During any hours in which a licensee is performing massage therapy treatments, the area
where the service is being performed shall be open to inspection by city inspectors and
police officers.
(b) Each licensed massage therapist therapy establishment shall be responsible for adhering to
the following minimum requirements for the health and safety of all patrons:
(1) The massage tables shall have a washable surface.
(2) The massage tables shall be covered with a disposable paper cover or with a sheet
that is washable.
(3) A clean paper cover or washable sheet must be used for each patron and the
massage therapists must have enough clean covers on hand to accommodate the
number of patrons scheduled on one day.
(4) Used washable covers shall be placed in covered containers until they are washed.
(5) Used paper covers shall be placed in covered waste containers.
(6) Lotions used in the treatments shall be stored in covered containers.
(7) The massage therapists shall wash his their hands with soap and warm water
immediately before beginning a treatment on each patron and use paper towels for
hand wiping. Paper towels must be stored in a covered container.
(8) Bathroom facilities shall be made available to patrons. Paper towels, which shall
be stored in covered containers, shall be provided for hand drying.
(9) Bathrooms shall be kept in clean repair.
(10) The floor shall be kept free of dust and debris.
(11) No food or drink shall be allowed in the treatment areas.
(12) Implements used directly on the skin shall be cleaned and sanitized after use on
each patron. Such implements shall be stored in closed containers with a dry
sanitizer.
(13) In addition to any requirements contained in the city’s sign regulations, any exterior
sign advertising the presence of an on-site massage therapy establishment shall
include more than just the word “massage.”
(14) Hours of operation shall be limited to between 9:00 a.m. and 8:00 p.m. each day.
(c) Massage therapists that are licensed by the city shall follow and adhere to the health and
safety requirements in subsection (b) above and the code of ethics for massage therapists
as published by the National Certification Board for Therapeutic Massage and Bodywork.
This shall in no way require membership with American Massage Therapy Association.
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(d) The holder of a massage therapy establishment license is responsible for supervising the
conduct of all massage therapists providing therapeutic massage at that establishment and
ensuring they conform to the requirements of this section.
SECTION 5. Hopkins City Code, Part II, Chapter 10, Article XVII, Section 10-619 is hereby
deleted in its entirety and replaced with the following double-underlined language:
Sec. 10-619. – Massage Therapy Establishments.
An application for a massage therapy establishment license shall be denied if the proposed location
does not comply with the city’s zoning regulations.
SECTION 6. Hopkins City Code, Part III, Chapter 102, Article I, Section 102-4 is hereby
amended by adding the double-underlined language and deleting the stricken language as follows:
Massage therapy establishment means any establishment wherein two one or more
massage therapists provide massage therapy or therapeutic massage to the public, as the primary
business. other than aA hospital, sanatorium, rest home, nursing home, boarding home, medical
doctor’s office, chiropractor’s office, or other institution licensed under the provisions of M.S.A.
§§ 144.50—144.69 shall not be considered a massage therapy establishment.
SECTION 7. The chart contained in Hopkins City Code, Part III, Chapter 102, Article VII,
Section 102-214 is hereby amended by adding the double-underlined language as follows:
Permitted Uses B-1 B-2 B-3 B-4
Massage Therapy Establishment X X
SECTION 8. Hopkins City Code, Appendix A, which contains the City’s fee schedule, is hereby
amended by adding the double-underlined language and deleting the stricken language as follows:
LICENCE FEES
Massage
Massage therapist $100.00 $________ Per year
Massage therapist investigation $50.00 $________ New licenses
Massage establishment license $25.00 $________ Per year
Massage establishment investigation $50.00 $________ New licenses
SECTION 9. The effective date of this ordinance shall be the date of publication.
First Reading: June 1, 2021
Second Reading: June 15, 2021
Date of Publication: June 24, 2021
Date Ordinance Takes Effect: June 24, 2021
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By: ____________________________
Jason Gadd, Mayor
ATTEST:
______________________________
Amy Domeier, City Clerk
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City of Hopkins Zoning Map
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ZONING DISTRICTS
R-1-A Single and Two Family Hig h Density
R-1-B Single Family High Density
R-1-C Single Family Medium Density
R-1-D Single Family Low Density
R-1-E Single Family Low Density
R-2 Low Density Multiple Family
R-3 Medium Density Multiple Family
R-4 Medium High Density Multiple Family
R-4 PUD
R-5 High Density Multiple Family
R-6 Medium Density Multiple Family
B-1 Limited Business
B-2 Central Business
B-3 General Business
B-4 Neighborhood Business
Business Park
Institutional
I-1 Industrial
I-2 General Industrial
Mixed Use
Closed Landfill Restricted (CLR)
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ShadyOak Lake
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Goodrich St
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7thAveS3rd St S
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17thAveSOakridge Road5thAveS1st St N
11thAveSBlakeRoadN5thAveN14thAveN6th St S
7th St S
MinnetonkaMillsRoad
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21stAveNParkLn10thAveN8th St S8thAveN Ashley Road2ndAveSTylerAveN11thAveNValleyWay6thAveNHopkins CrossroadL oringRoad17thAveN5th St S
1st St S
Boyce St
3rd St N
2nd St N
Pre s t o n Ln
4th St N
13thAveN7thAveN12thAveS9thAveSOxford St
18thAveS18thAveN13thAveSAltheaLn19thAveSHia
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Cambridge St
Hawthorne Road19thAveN20thAveN16thAveN6thAveS8thAveSHill St
Westbrooke
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2040 Comprehensive PlanHopkins, MN
Future Land Use
May 2020
Legend
City Lim it s
Coun ty Bounda ry
2040 Growt h Boun dary
kj LRT StationsMap Document: \\arcserver1\gis\HOPK\T19114228\_Basemap\ESRI\Maps\LandUse\HOPK_FutureLandUse_85x11P_rev.mxd | Date Saved: 5/12/2020 8:43:43 AM0 2,000
Feet
Source: Met. Council, City of Hopkins, Hennepin County, MnDOT
Neighborhoods Centers*Districts
Land Use Classes
Waste and
Energy
Estate
(1-2 du/ac )
Suburban
(2-4 du/ac )
Traditional
Urban
(5-12 du/ac)
General
Urban
(5-40 du/ac)
Neighborhood
Center
(20-50 du/ac)
Activity Center
(20-60 du/ac)
Downtown Cent er
(20-100 du/ac)
Open and Soc ial
Space
Commerce and
Employment
Business and
Production
Dwelling units per acre (du/ac) for districts allowing residential
*For Activity Center and Downtown Center areas, minimum density
is 75 du/acre and maximum density is 150 du/acre within one quarter
(1/4) mile r adius of LRT station areas. For reference, 1/4 and 1/2 mile
radii are shown on the map.
Cultivate Hopkins | Appendix B1: Land Use 16
Future Land Use Plan Categories
The categories on the future land use map are divided into three general types: neighborhoods, centers,
and districts. Each one has their own sub-types, described below. These represent a mix of compatible
uses organized in defined places, rather than separated uses. This reflects the City’s commitment to
using its future land use plan to create unique and meaningful places.
Neighborhoods
Neighborhoods are primarily residential areas of the city. While residential is the predominant use in
these areas, a limited amount of complementary uses (such as small-scale public and institutional uses,
places of worship, and schools) may be part of these areas. The different sub-types are categories
largely based on density and urban form.
Outreach during the planning process identified that residential neighborhood character is an important
contributor to community livability and identity. As such, infill development in these areas should reflect
and be compatible with existing character and development type. The density ranges for some of these
neighborhood categories allow for infill with a range of housing types
By definition, these areas contain a large percentage of the residential population of the city. There is a
small employment base as well, mostly in the forms of home-based businesses and accessory uses. This
plan does not assign forecasted growth to these areas, as it is expected that infill development will not
significantly impact total housing units and densities. However, there are some areas, including private
open space and vacant lots, where infill development could occur. The City will evaluate any
development proposals that come forward for these areas based on overall policy guidance, zoning, and
other development standards.
Cultivate Hopkins | Appendix B1: Land Use 17
Table B1.9 – Future Land Use: Neighborhoods
Sub-type Location Existing Character Planned
Development
Density and
Scale
Estate
The Estate category is fully
contained within the
Bellgrove neighborhood
along either side of
Minnetonka Boulevard.
Consists of relatively secluded
large lot single family dwellings
connected to city sewer and
water services. Streets in this
area follow a curved and
looping design that rarely
connects, creating organically
shaped blocks to cul-de-sacs
that limit pedestrian and
bicycle mobility. Properties in
this district tend to have larger
footprints with attached
garages and may include large
accessory buildings or
amenities.
Large lot single
family
neighborhoods.
Large lot single
family residential
should remain the
primary use in this
category.
Densities in
this area
typically range
from 1-2 units
per acre on
average.
Suburban
Neighborhoods in this
category are located west
of Highway 169 on either
side of Highway 7; east of
Blake Road south of
Excelsior Boulevard; and
southeast of Valley Park.
Include Drillane,
Knollwood, Hobby Acres,
Campbell, Park Ridge,
Interlachen, Nine Mile
Cove.
This area contains low density
single family dwellings and golf
courses. Neighborhoods in this
category are designed around a
modified grid street network
with good access to the
surrounding transportation
network. Properties in this
district are relatively large for
Hopkins, with most having
ample private yards and
attached garages.
Low density single
family
neighborhoods and
accessory uses such
as parks and
neighborhood scaled
public and
institutional uses.
Existing
densities
typically range
from 2-4 units
per acre.
Future infill
should be
closer to 4
units per acre.
Traditional
Urban
Primarily located in the
midsection of the
community between
Highway 7 and Excelsior
Boulevard. There are also
standalone sections.
Neighborhoods include the
Avenues, Avenue West,
Cottageville, Presidents,
Regency, Parkside, Park
Valley and portions of
Peaceful Valley.
Moderate density residential
dwellings designed around a
classic grid street network with
uniform blocks and lots.
Predominately single family
dwellings but include a mix of
duplexes and attached units.
Most areas have vehicle access
from a rear alley and good
pedestrian and bicycle access
through an established
sidewalks and trail system.
Moderate density
residential
neighborhoods and
accessory uses such
as parks and
neighborhood scaled
public and
institutional uses
Densities in
this area
typically range
from 5-12
units per acre.
General
Urban
Located in three distinct
areas: along either side of
11th Avenue South; on
either side of Highway 7
west of 5th Avenue
North/Oakridge Road; and
in the southwest quadrant
of the Highway 169 and
Highway 7 interchange.
These compact moderate to
high density residential
neighborhoods include a range
of attached multiple family and
apartment units of varying
scale and height. Designed
around large blocks with
internal street systems that
provide good vehicle
connections.
Moderate to high
density residential
and accessory uses.
Well connected via
transit and support
adjacent Centers.
Scale and height
should be compatible
with existing and
planned character.
Densities in
this area
typically range
from 5-40
units per acre.
Cultivate Hopkins | Appendix B1: Land Use 18
Centers
Centers are primarily mixed use commercial districts. They typically are in areas well-served by the
multimodal transportation system (particularly transit) and are situated to serve as centers of commerce
and activity for the community and region. Residential is also an important component in most of these
areas, frequently in the form of mixed use buildings. While there are a range of urban and suburban
development types in Hopkins, new development projects in these areas address opportunities to make
areas more walkable, bikeable, and transit supportive where possible.
Neighborhood Centers are the smallest scaled of the three. They are aimed at creating walkable nodes
that support the surrounding neighborhood with retail and services, and provide opportunities for
mixed use infill development.
Activity Centers and Downtown Center are larger scaled areas, with the city’s most intensive growth
patterns, including the most capacity for redevelopment. They overlap with the three planned Green
Line Extension transit station areas, described in a following section.
While the Downtown Center is largely already built around the principles of traditional urban form,
several of the other centers have a more auto oriented, suburban development pattern. Transforming
them to walkable transit-oriented districts will take not just new land uses, but changes to the
underlying infrastructure. The station area plans (and the transportation element of the comprehensive
plan) cover many of the infrastructure improvements needed to make those changes – including roads,
sidewalks and bikeways, and other facilities. The timing of these improvements will vary – some will be
completed by the Green Line Extension opening day, while others will follow in subsequent years.
Cultivate Hopkins | Appendix B1: Land Use 19
Table B1.10 – Future Land Use: Centers
Sub-type Location Development Type Urban Form Density and Scale
Neighborhood
Center
Located at major
intersections that
serve as gateways
into adjacent
neighborhoods.
Accommodate
forecasted population
and employment
growth while also
serving as a defining
place for basic retail,
service and
entertainment needs.
Mixed use (horizontal or
vertical) and pedestrian
oriented character. High
quality design, pedestrian
and bicycle facilities and
thoughtful use of open
space will be important to
create a vibrant and
unique center that
enhances and connects
with the surrounding
neighborhood it serves.
Smaller scale retail
with neighborhood
serving uses.
Densities in this area
typically range from
20-50 units per acre.
Estimated 25%
commercial and 75%
residential.
Activity Center
Surrounds and
supports the
planned Blake Road
and Shady Oak light
rail stations along
the Southwest LRT
Green Line
Extension.
Moderate to high
density mixed use
development designed
to complement and
enhance the existing
development pattern in
these areas and
support the public
investment in transit.
Expected to experience
significant reinvestment
and redevelopment to
absorb a substantial
portion of the city’s
anticipated future growth.
Medium to larger
scale neighborhood
and regional uses.
Densities in this area
typically range from
20-60 units per acre,
with 75-150 units per
acre within ¼ mile of
an LRT station
platform. Estimated
25% commercial and
75% residential.
Downtown
Center
The central
economic, social
and civic district for
Hopkins and the
regi on.
Moderate to high
density mixed use
development designed
to complement and
enhance the existing
development pattern in
these areas and
support the public
investment in transit.
This area is expected to
absorb significant amount
of anticipated future
growth. Maintaining
downtown Hopkins’
unique identity and sense
of place must be a central
consideration when
planning for future
growth. Mixed uses
(vertical and horizontal)
are encouraged.
Medium to larger
scale neighborhood
and regional uses.
Densities in this area
typically range from
20-100 units per
acre, with 75-150
units per acre within
¼ mile of an LRT
station platform.
Estimated 40%
commercial and 60%
residential.
Minutes of the Planning & Zoning Commission, December 17, 2019 – Page 1
PLANNING & ZONING COMMISSION MINUTES
December 17, 2019
A regular meeting of the Hopkins Planning & Zoning Commission was held on December 17, 2019
at 6:30 p.m. in the Raspberry Room at Hopkins City Hall. Present were Commission Members
Gerard Balan, Samuel Stiele, Nathan White, Emily Fiamova, and Kristen Hanneman.
Commissioners Laura Daly and Elizabeth Goeman were absent. Also present was City Planner
Jason Lindahl.
CALL TO ORDER
Chairperson Balan called the meeting to order at 6:30 p.m.
ADOPT AGENDA
Commissioner Hanneman moved, Commissioner Stiele seconded, to adopt the agenda. The motion
was approved unanimously.
OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – None.
CONSENT AGENDA
Commissioner Hanneman moved, Commissioner Stiele seconded, to approve the minutes of the
October 22, 2019 regular meeting. The motion was approved unanimously.
PUBLIC HEARING – None.
OLD BUSINESS – None.
NEW BUSINESS
1. Review Zoning Standards Related to Massage Therapy
Mr. Lindahl gave an overview of this item stating that this item is for review and discussion only.
Staff is looking for feedback from the Planning Commission and seeks further direction about
potential changes to the City’s massage therapy regulations. The key question to consider is: should
Hopkins allow independent Massage Therapy Establishments or continue the current policy, which
limits these businesses to an accessory use? Mr. Lindahl continued with background on current
message therapy regulations in Hopkins and the reason for reviewing these regulations now.
Discussion from the Commission included:
• Have the current regulations stopped any illegal activity?
• Continue to prohibit massage businesses as a home occupation
• Illegal activity can take place in many types of businesses, not just massage therapy
• The previous problem with illegal activity operating under massage therapy businesses was
solved with the 2013 ordinance. Would making changes risk these activities starting again?
Minutes of the Planning & Zoning Commission, December 17, 2019 – Page 2
• The City should continue to protect small businesses in the downtown area by not allowing
franchises
• Allowing massage therapy as an accessory use as stated in the current ordinance is the best
compromise for massage therapists to operate in Hopkins without permitting large franchises
• Staff should research what communities similar to Hopkins have for massage therapy regulations
and report back to the Commission.
After thorough discussion, the Commission was split on the question whether Hopkins should allow
independent Massage Therapy Establishments or continue the current policy, which limits these
businesses to an accessory use. Commissioners Balan and White were supportive of changes while
Commissioner Hanneman was opposed. Commissioners Fiamova and Stiele were unsure and
requested more information. Staff will research massage standards in similar communities and
report back to the Planning & Zoning Commission at a future meeting.
2. Review Zoning Standards Related to Electronic Signs
Mr. Lindahl gave an overview of this item stating that this item is for review and discussion only.
Staff received a letter from Zion Lutheran Church requesting the City consider changes to the
zoning regulations for electronic signs. Specifically, the church asked about changes regarding the
length of time currently required between message changes. The current regulations require that
message changes in electronic signs be made no more than once every 24 hours. Mr. Lindahl
presented the Commission with the background on these regulations and the variety of standards in
surrounding communities. The Council is seeking feedback from the Planning Commission on the
duration of time between message changes.
Discussion from the Commission included:
• Less than 2 minutes between message changes may be too frequent and distracting, but could be
lessened from the current 24-hour requirement
• 30 minutes was suggested as a possible duration limit
• Is there any input from neighbors of current properties with electronic signs? Broader
engagement from the community would be part of the process should the Council move
forward with making any changes to the standards
• The surrounding land use pattern and type of road are important. Look into creating different
regulations based on zoning and road classification. It is important to protect residential use
• Updating standards to include electronic dynamic sign regulations
• Interest in more information or studies on the subject if available.
After thorough discussion, the Commission was generally in favor of revisiting the electronic sign
ordinance standards related to the duration between message changes and updating the standards to
apply to current technology options.
Minutes of the Planning & Zoning Commission, December 17, 2019 – Page 3
ANNOUNCEMENTS
During the announcements, City Planner Jason Lindahl updated the Planning & Zoning
Commission on the following items:
• Planning applications for Two Men and a Truck and Bank of America were approved by the
City Council at their November 18, 2019 meeting.
• The Beacon item from the November 4 meeting and was further discussed at the November 12
work session. The first reading of the item was approved at the December 3 meeting and the
second reading will be discussed at the December 17, 2019 meeting.
• The February 25, 2020 Planning Commission meeting is scheduled on caucus night. Although
state law only requires City Council meetings be moved for this conflict, staff suggests moving
the meeting to Monday, February 24. The Planning Commission had no objections to the
change.
ADJOURN
Commissioner Fiamova moved, Commissioner Hanneman seconded, to adjourn the meeting. The
motion was approved unanimously. The meeting was adjourned at 7:30 p.m.
Respectfully submitted,
Courtney Pearsall
Administrative Assistant