08-24-2021
Minutes of the Planning & Zoning Commission, August 24, 2021 – Page 1
PLANNING & ZONING COMMISSION MINUTES
August 24, 2021
A regular meeting of the Hopkins Planning & Zoning Commission was held on August 24, 2021, at
6:30 p.m. in the Council Chambers at City Hall, 1010 1st Street South, Hopkins. Present were
Commission Members Nathan White, Gerard Balan, Douglas Dyrland, Maggie Sedoff, Whitney
Terrill and Andrew Wright. Also present was City Planner Jason Lindahl. Chairperson Stiele was
absent.
CALL TO ORDER
Vice Chairperson White called the meeting to order at 6:30 p.m.
ADOPT AGENDA
Motion by Balan Second by Sedoff
Motion to Adopt the Agenda.
Ayes: All.
Nays: None. Absent: Stiele. Motion carried.
COMMUNITY COMMENT – None.
CONSENT AGENDA
Motion by Terrill Second by Wright
Motion to Approve the Consent Agenda
1. Minutes of the July 27, 2021 Planning & Zoning Commission Meeting
Ayes: All.
Nays: None. Absent: Stiele. Motion carried.
PUBLIC HEARINGS
1. Planning Application 2021-13 715 – 2nd Avenue South CUP (Kid Zone Early Learning
Center)
City Planner Lindahl gave an overview presentation of this item. The applicant is requesting a
conditional use permit to locate a daycare facility within the former Aspen Medical Clinic at 715 –
2nd Avenue South. The proposed facility will accommodate 152 children for daycare services. The
applicant plans to add new fencing and playground areas, but no significant changes will be made to
the exterior of the building. Staff received one email comment from Scott Smith at Wildamere
Capital Management, LLC in Edina, who voice support for the conditional use permit and noted the
need for additional childcare in the area. Staff is recommending approval of this request.
Minutes of the Planning & Zoning Commission, August 24, 2021 – Page 2
Commissioner Sedoff questioned how long the existing building has been vacant. Mr. Lindahl
replied that the building has been vacant for approximately 12 months.
Vice Chairperson White opened the public hearing.
The applicant, Director of Kid Zone Early Learning Center Marcy Dearking (3938 Alabama Avenue
South, St. Louis Park), addressed the Commission to provide background information on the
daycare organization. Commissioner Sedoff questioned the reason for moving the daycare from the
existing St. Louis Park location. Ms. Dearking responded that the daycare is renting from a church
that is planning an addition of affordable housing in the space they have currently been occupying.
Mr. Wright asked if the new space will accommodate more children. Ms. Dearking replied that they
will be able to add about 60 more children along with additional staff. Commissioner Dyrland
questioned the changes made to the interior of the building. Ms. Dearking stated they will be
removing some walls and building seven classrooms and office space. Ms. Dearking also stated the
daycare hopes to be open by winter should the application be approved.
Susan Morgan with BKV Group responded to Commissioner Dyrland’s question about sound from
the adjacent highway, stating that there is already an existing natural berm along the site and there
will be no need for additional sound walls.
Motion by Balan Second by Sedoff
Motion to close the Public Hearing.
Ayes: All.
Nays: None. Absent: Stiele. Motion carried.
Motion by Wright Second by Terill
Motion to adopt Resolution 2021-19, recommending the City Council approve a conditional
use permit allowing a daycare facility for the property located at 715 – 2nd Avenue South,
subject to conditions.
Ayes: All.
Nays: None. Absent: Stiele. Motion carried.
Mr. Lindahl stated this application will be presented to the City Council at their September 7
meeting with the Planning and Zoning Commission’s recommendation for approval.
OLD BUSINESS – None.
NEW BUSINESS
1. Planning Application 2021-15 325 Blake Road Concept Plan Review
Minutes of the Planning & Zoning Commission, August 24, 2021 – Page 3
Mr. Lindahl gave an overview presentation of this item. The applicant, Alatus, LLC on behalf of the
property owner, the Minnehaha Creek Watershed District (MCWD), requests concept plan review
for redevelopment of the property at 325 Blake Road (the former Cold Storage site). As proposed,
approximately 4-5 acres will be retained by the MCWD for creek restoration and stormwater
management with the remainder of the property available for redevelopment by Alatus. The
proposal includes five multi-story residential buildings that will be a mix of affordable and market
rate units, 33 townhomes, two restaurant pads, and recreation areas. As a concept review, this
application requires no formal action from the Planning & Zoning Commission or City Council.
The developer is requesting discussion and feedback to assist with drafting their formal applications.
Prior to the meeting, staff received two email comments after distribution of the packet materials:
• The Hopkins Housing Team voiced general support of the development and the inclusion of
affordable housing options and would like to encourage inclusion of affordable units at 30%
Area Median Income (AMI).
• Butch Johnson, resident at 140 11th Avenue North, would like to see mixed market rental
options incorporated into the development.
After staff’s overview, Chris Osmundson and Bob Lux from Alatus, LLC shared an in depth
presentation on the concept plans of the proposed development. The presentation touched on
previous development projects by Alatus, the guiding principles for redevelopment, integration of
the regional water system, sustainability enhancements, spectrum of housing opportunities, project
timeline and a detailed walk-through of the site plans.
Discussion between the Commission and developers included: traffic studies and consideration for
traffic flow, parking, setbacks and sidewalk width, focusing on the pedestrian experience and
alternative modes of transportation, mixed market rental options, project financing, family-oriented
outdoor spaces, solar energy systems, goals for prioritizing women and minority-owned
subcontractors for construction of the development, concerns over the height of the 14-story
building, the community engagement process, building design and public access to the creek.
City Planner Lindahl stated that the concept plan item will be presented to the City Council at their
September 7 meeting.
ANNOUNCEMENTS – None.
ADJOURN
Commissioner Balan moved, Commissioner Sedoff seconded, to adjourn the meeting.
Ayes: All.
Nays: None. Absent: Stiele. Motion carried.
The meeting was adjourned at 7:52 p.m.
Minutes of the Planning & Zoning Commission, August 24, 2021 – Page 4
Respectfully submitted,
Courtney Pearsall
Administrative Assistant