11-23-2021
Minutes of the Planning & Zoning Commission, November 23, 2021 – Page 1
PLANNING & ZONING COMMISSION MINUTES
November 23, 2021
A regular meeting of the Hopkins Planning & Zoning Commission was held on November 23,
2021, at 6:30 p.m. in the Council Chambers at City Hall, 1010 1st Street South, Hopkins. Present
were Commission Members Nathan White, Douglas Dyrland, Whitney Terrill, Andrew Wright,
Gerard Balan and Maggie Sedoff. Also present was City Planner Jason Lindahl.
CALL TO ORDER
Chairperson Stiele called the meeting to order at 6:30 p.m.
ADOPT AGENDA
Staff recommended moving Planning Application 2021-14 325 Blake Road EAW on the Agenda
under New Business to the second item under Public Hearings.
Motion by Sedoff Second by Balan
Motion to Adopt the Agenda as amended.
Ayes: All.
Nays: None. Motion carried.
COMMUNITY COMMENT – None.
CONSENT AGENDA
Motion by Dyrland Second by Wright
Motion to Approve the Consent Agenda
1. Minutes of the October 26, 2021 Planning & Zoning Commission Meeting
Ayes: All.
Nays: None. Motion carried.
PUBLIC HEARINGS
1. Planning Application 2021-25 Conditional Use Permit for the Blake School Campus
Improvements
City Planner Jason Lindahl gave an overview presentation of this item. The applicant, Dan Kelly of
the Blake School, is requesting a conditional use permit to construct a 38,000 square foot Early
Learning Center, a 2,572 square foot Transportation and Grounds Maintenance Facility and to make
Minutes of the Planning & Zoning Commission, November 23, 2021 – Page 2
improvements to Campus Drive. Staff has reviewed this application and found that it is generally
consistent with the conditional use permit standards.
Commissioner Sedoff questioned if there was consideration given to incorporating the existing
Hopkins Early Learning Center, which had recently closed its doors instead of building a new
facility. Dan Kelly Chief Financial Officer with the Blake School responded that the Blake School
wanted all the buildings on campus to be within a close distance to each other and there were
specific design goals for the Early Learning Center that would be achieved by building a new facility.
Further discussion included building standards and parking study requirements.
Chairperson Stiele opened the public hearing.
Bill Gleason, resident at 33 Blake Road South, voiced concern over potential noise from refuse
removal and vehicle maintenance work that might disturb immediate neighbors to the proposed
facility. Mr. Kelly responded that he has spoken to Mr. Gleeson about these concerns.
Motion by White Second by Terrill
Motion to close the Public Hearing.
Ayes: All.
Nays: None. Motion carried.
Commissioner Wright questioned the proposed hours of operation of the maintenance facility. Lisa
Uhler, Director of Buildings and Grounds for Blake School, provided additional information on the
hours of operation for grounds maintenance and snow clearing.
Motion by Wright Second by Balan
Motion to adopt Resolution 2021-22 recommending the City Council approve a conditional
use permit for The Blake School, subject to conditions.
Ayes: All.
Nays: None. Motion carried.
Mr. Lindahl stated that this item will be presented at the December 14 meeting with the Planning
and Zoning Commission’s recommendation for approval.
2. Planning Application 2021-14 325 Blake Road Environmental Assessment Worksheet
City Planner Lindahl introduced Bob Lux, CEO of Alatus and Walter Hughes of Humphries and
Partners, who gave an overall presentation of the 325 Blake Road North Redevelopment Project.
Minutes of the Planning & Zoning Commission, November 23, 2021 – Page 3
Alison Harwood, Director of Natural Resources with WSB & Associates provided an overview of
the Environmental Assessment Worksheet. Based on Minnesota Rule 4410.1700, the 325 Blake
Road redevelopment project does not have potential for significant environmental effects and
therefore, it is recommended that an Environmental Impact Statement is not needed. A public
hearing is not required for an EAW and no comments were received during the public review
period.
Motion by White Second by Dyrland
Motion to adopt Resolution 2021-23 recommending the City Council make a negative
declaration of need regarding an Environmental Impact Statement for the 325 Blake Road
Development.
Ayes: All.
Nays: None. Motion carried.
Mr. Lindahl stated this application will be presented to the City Council at their December 7 meeting
with the Planning and Zoning Commission’s recommendation for approval.
3. Planning Application 2021-19 325 Blake Road PUD & Rezoning
City Planner Lindahl gave an overview presentation of this item. Alatus, LLC on behalf of the
property owner the Minnehaha Creek Watershed District (MCWD), requests rezoning and planned
unit development (PUD) approvals for the property located at 325 Blake Road. The rezoning and
PUD requests are necessary to facilitate the applicant’s plans to subdivide and redevelop the
property into a mixed use, commercial and residential transit-oriented development across Blake
Road from the future Blake Road light rail transit station. The PUD approval is necessary to allow
for several deviations from the development standards of the Mixed Uses district, which includes
building height, floor to area ratio, setbacks, parking and exterior materials.
The developer hosted a neighborhood meeting on November 15, 2021 at 43 Hoops located at 1002
2nd Street Northeast. Staff also received one written comment from Dale Johnson whose questions
focused comparisons between the Trilogy Blake Road Station and 325 Blake Road projects, snow
removal and concerns over long-term developer accountability.
Commissioner Sedoff shared concern with allowing the 14-story building. Further discussion from
the commission was generally supportive of the proposed height and of the overall project.
Chairperson Stiele opened the public hearing.
Pat Beddor, resident at 220 Ashley Road, shared concern over the PUD allowing deviation for a 14-
story building stating that it was inconsistent with the 2009 Blake Road Corridor Small Area Plan he
worked on as a Planning & Zoning Commissioner. City Planner Lindahl explained that the 14-story
Minutes of the Planning & Zoning Commission, November 23, 2021 – Page 4
building requires a deviation from the current Mixed Use standards but is consistent with the goals
of the 2040 Comprehensive Plan regarding transit supportive density.
Motion by Wright Second by Balan
Motion to close the Public Hearing.
Ayes: All
Nays: None. Motion carried.
Motion by White Second by Dyrland
Motion to adopt Resolution 2021-24 recommending the City Council approve an Ordinance
rezoning the property at 325 Blake Road North from I-2, General Industrial to Mixed Use
with a Planned Unit Development, subject to conditions.
Ayes: 5
Nays: Sedoff. Abstain: Terrill. Motion carried.
Mr. Lindahl stated this application will be presented to the City Council at their December 7 meeting
with the Planning and Zoning Commission’s recommendation for approval.
4. Planning Application 2021-20 325 Blake Road Subdivision
City Planner Lindahl gave an overview presentation of this item. Alatus, LLC on behalf of property
owner the Minnehaha Creek Watershed District (MCWD) requests approval of the Mile 14 on
Minnehaha Creek preliminary and final plats. The applicant proposes to plat the property into
multiple parcels to facilitate the 325 Blake Road redevelopment project.
Chairperson Stiele opened the public hearing.
Bill Gleason, resident at 33 Blake Road South, requested clarification that the subdivision application
only grants approval to split up the site and not what will be built on those parcels. City Planner
Lindahl confirmed that the development approvals for the individual parcels are separate site plan
review applications.
Motion by Sedoff Second by Balan
Motion to close the Public Hearing.
Ayes: All.
Nays: None. Motion carried.
Motion by Balan Second by Wright
Minutes of the Planning & Zoning Commission, November 23, 2021 – Page 5
Motion to adopt Resolutions 2021-25 recommending the City Council approve the Mile 14
on Minnehaha Creek preliminary plat.
Ayes: All.
Nays: None. Motion carried.
Motion by Sedoff Second by Terrill
Motion to adopt Resolutions 2021-26 recommending the City Council approve the Mile 14
on Minnehaha Creek final plat.
Ayes: All.
Nays: None. Motion carried.
Mr. Lindahl stated this application will be presented to the City Council at their December 7 meeting
with the Planning and Zoning Commission’s recommendation for approval.
5. Planning Application 2021-21 325 Blake Road Site Plan Review – Site A
City Planner Lindahl gave an overview presentation of this item. The applicant, Alatus, LLC on
behalf of the Minnehaha Creek Watershed District (MCWD) is requesting site plan approval for Site
A of the 325 Blake Road redevelopment. Site A includes a 6-story, 112-unit affordable housing
building. The building will be affordable to those earning 50% to 60% of area median income
(AMI). Staff finds the site plan is consistent with the Mixed Use District standards except for
building height, setbacks, parking and exterior building materials.
Commission discussion included accommodating families with larger three and four bedroom units
and the cost for shared amenities such as the exercise facility and parking. Bob Lux, CEO of Alatus,
stated that the exercise facilities and most other shared amenities would be free of charge to
residents of any of the buildings within the development; there will be a fee for parking with
different rates for reserved and unreserved parking. Building A will also feature a clubhouse within
the building that will serve as a community space with a kid-focused area. Additional discussion
revolved around equity in regards to parking and transportation and the potential needs of the future
residents within the building. Mr. Lux described the Low Income Housing Tax Credit (LIHTC)
financing process that requires developments to meet a number of strict criteria in order to receive
funds including affordability of units and parking.
Chairperson Stiele opened the public hearing.
Pat Beddor, resident at 220 Ashley Road, referenced the 2009 Blake Road Corridor Small Area Plan
and questioned why affordable units were concentrated to one building instead of mixed with
market rate. Mr. Lux responded that the LIHTC program requires development proposals to
Minutes of the Planning & Zoning Commission, November 23, 2021 – Page 6
maximize the number of affordable units in each project in order to receive financing, which results
in the concentration of affordable units within one building. Additional discussion included the
sense of community within affordable unit buildings and access to the shared amenities throughout
the development.
Motion by Balan Second by White
Motion to close the Public Hearing.
Ayes: All.
Nays: None. Motion carried.
Motion by Balan Second by Wright
Motion to adopt Resolution 2021-27 recommending the City Council approve the site plan
for 325 Blake Site A, subject to conditions.
Ayes: All.
Nays: None. Motion carried.
Mr. Lindahl stated this application will be presented to the City Council at their December 7 meeting
with the Planning and Zoning Commission’s recommendation for approval.
6. Planning Application 2021-22 325 Blake Road Site Plan Review – Site B
City Planner Lindahl gave an overview presentation of this item. The applicant, Alatus, LLC on
behalf of the Minnehaha Creek Watershed District (MCWD) requests site plan approval for Site B
within the 325 Blake Road development. Site B includes a 5-story, 112-unit senior cooperative
building.
Chairperson Stiele opened the public hearing. No one from the public came forward to speak.
Motion by Sedoff Second by Terrill
Motion to close the Public Hearing.
Ayes: All.
Nays: None. Motion carried.
General discussion included appreciation for the electric vehicle charging stations and the
environmental and sustainability considerations in the development.
Motion by Sedoff Second by Terrill
Minutes of the Planning & Zoning Commission, November 23, 2021 – Page 7
Motion to adopt Resolution 2021-28 recommending the City Council approve the site plan
for 325 Blake Site B, subject to conditions.
Ayes: All.
Nays: None. Motion carried.
Mr. Lindahl stated this application will be presented to the City Council at their December 7 meeting
with the Planning and Zoning Commission’s recommendation for approval.
7. Planning Application 2021-23 325 Blake Road Site Plan Review – Site C
City Planner Lindahl gave an overview presentation of this item. The applicant, Alatus, LLC on
behalf of the Minnehaha Creek Watershed District (MCWD) requests site plan approval for Site C
of the 325 Blake Road development. Site C includes a 14-story, 342-unit market rate apartment
building. The building will include 9,000 square feet of commercial space, 520 shared parking stalls
and 15% of the building would allow for hotel units.
Commissioner Balan asked where in the building would the hotel uses be located. Mr. Lux
responded that the hotel units would be on the lower floors of the building but there is a chance that
the hotel units could be scattered throughout the building in the future. Commissioner Sedoff
shared concern with the height of the building deviating from the current zoning standards.
Motion by Terrill Second by Wright
Motion to adopt Resolution 2021-29 recommending the City Council approve the site plan
for 325 Blake Site C, subject to conditions.
Ayes: 6.
Nays: Sedoff. Motion carried.
Mr. Lindahl stated this application will be presented to the City Council at their December 7 meeting
with the Planning and Zoning Commission’s recommendation for approval.
8. Planning Application 2021-24 325 Blake Road Site Plan Review – Site D
City Planner Lindahl gave an overview presentation of this item. The applicant, Alatus, LLC on
behalf of the Minnehaha Creek Watershed District (MCWD), requests site plan approval for Site D
of the 325 Blake Road development. Site D includes a 5-story, 162-unit mixed income multiple unit
building. As a mixed income building, 80 percent of the units would be market rate and 20 percent
would be designated for those at 60 percent of the Area Median Income (AMI). The building would
also include 254 shared parking stalls.
Chairperson Stiele opened the public hearing. No one from the public came forward to speak.
Minutes of the Planning & Zoning Commission, November 23, 2021 – Page 8
Motion by Balan Second by Terrill
Motion to close the Public Hearing.
Ayes: All.
Nays: None. Motion carried.
Commissioner Wright asked about the size of the balconies on each of the buildings. Mr. Lux
responded that they will all be full balconies.
Motion by White Second by Terrill
Motion to adopt Resolution 2021-30 recommending the City Council approve the site plan
for 325 Blake Road Site D, subject to conditions.
Ayes: All.
Nays: None. Motion carried.
Mr. Lindahl stated this application will be presented to the City Council at their December 7 meeting
with the Planning and Zoning Commission’s recommendation for approval.
OLD BUSINESS – None.
NEW BUSINESS – None.
ANNOUNCEMENTS
City Planner Lindahl shared the following updates:
• The December Planning & Zoning Commission will be canceled due to lack of an agenda.
• Thank you to Commissioner Balan for his service on the Planning & Zoning Commission.
ADJOURN
Commissioner Balan moved, Commissioner Sedoff seconded, to adjourn the meeting.
Ayes: All.
Nays: None. Motion carried.
The meeting was adjourned at 10:05 p.m.
Respectfully submitted,
Courtney Pearsall
Administrative Assistant