V.1. Conditional Use Permit and Site Plan Review - Major Vehicle Repair and Maintenance Use at 1201 6th St S
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P&Z Report 2025-07
To: Planning and Zoning Commission Members
From: Ryan Krzos, City Planner
Date: August 26, 2025
Subject: Conditional Use Permit and Site Plan Review Requests for a Major
Vehicle Repair & Maintenance use at 1201 6th St S
_____________________________________________________________________
REQUEST
MN Adult & Teen Challenge requests approval of a conditional use permit and an
associated site plan to allow Major Vehicle Repair & Maintenance at 1201 6th St S.
A conditional use is a use the City allows only when certain standards are met ; and is
granted through the issuance of a Conditional Use Permit. Conditional uses require
special evaluation because of potential incapability with surroundings inherent in the
use itself, or special problems that its proposed location may present.
Site plan review is required in order to provide information that will allow a determination
of whether proposed buildings, uses, and structures comply with the development code
and with other applicable City regulations.
RECOMMENDATION
The Planning and Zoning Commission is asked to:
1. Hold a Public Hearing on the Conditional Use Permit and Site Plan review
requests.
2. Consider comments by the public and staff.
3. By motion, approve a Resolution recommending the City Council approve the
Conditional Use Permit and Site Plan review requests.
ANALYSIS
Background
Mn Adult & Teen Challenge is intending to purchase the property at 1201 6 th St S to
service its fleet of vehicles. Mn Adult & Teen Challenge is a non -profit organization that
provides services and treatment for people seeking assistance with a substance use
disorder. The proposed facility would service Mn Adult & Teen Challenge’s fleet of
company owned vehicles used in the organization’s day -to-day operations. The facility
would not service the general public. It is anticipated that approximately 15 to 20
vehicles would be serviced per week. In addition to routine preventative maintenance,
Planning & Development
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minor body work would occur. The Hopkins development code defines uses that involve
maintenance and repair of vehicles including body work, as major vehicle repair and
maintenance. Major vehicle repair and maintenance is a conditional use in the I1, light
industrial zoning district.
Site Overview
Address: 1201 - 6th Street S
Applicant/Owner: MN Adult & Teen Challenge, Applicant /
1201 6th Street LLC, Property Owner
ZONING: I1, Light Industrial COMPREHENSIVE
PLAN DESIGNATION:
Business and
Production
EXISTING USE: Fromer Contractor
Shop PROPOSED USE: Major Auto Repair
SITE AREA: 0.42 acres
(18,231 sq ft)
IS USE PERMITTED/
CONDITIONAL?: Conditional
BUILDING SIZE: 2 buildings totaling
4,393 sq ft
Development Policy Consistency
Development Code
Major vehicle repair and maintenance uses are subject to the supplemental
regulations noted below. Staff’s analysis of the application’s compliance is
included below each criterion.
a. Building to Parking/Display Area Ratio. The parking area may not
be larger in area than the floor area of the building devoted to the
related business.
The existing buildings total 4,393 square feet in area. Area
identified for the parking of vehicles equates to 2,120 square feet in
area, which excludes driveway/circulation area. Accordingly, this
criterion is met.
b. Exterior Lighting. Exterior lighting must be consistent in character,
design and bulb type throughout the entire site:
1. Light must be directed toward the ground. Externally lit signs,
display, building and aesthetic lighting must be lit from the top and
shine downward. Lighting must be shielded to prevent direct glare;
2. Light levels may not exceed 0.5 lumens at any residential property
line or 1.0 lumens at any nonresidential property line;
3. Exterior lighting may not exceed 30 feet in height. The height of any
exterior lighting within 100 feet of a residential use or N zone may
not exceed 20 feet; and
4. All nonessential lighting must be turned off after business hours,
leaving only the lighting necessary for site security.
No new lighting is proposed. Any newly installed lights would be
required to comply with the above noted standards.
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c. Screening. Lots that abut an N zone, must provide complete visual
screening at least 6 feet in height along the lot line of abutting N -zoned
lot.
Not applicable, the site does not abut an N-zoned lot.
d. Junk Vehicles. Junk vehicles awaiting repair or pick up are subject to
the regulations of 102-9100 (must be in an enclosed building or
structure).
Ongoing compliance is required as a condition of approval.
e. Outdoor activity. All repair, assembly, disassembly or maintenance of
vehicles must occur within an enclosed building, except minor
maintenance including tire inflation, adding oil, and wiper or battery
replacement, glass repair or replacement, paintless dent repair and the
like.
Ongoing compliance is required as a condition of approval.
f. Outdoor Storage. Outdoor storage of parts, materials, or equipment is
prohibited except licensed vehicles awaiting repair or repaired vehicles
awaiting pick up.
Ongoing compliance is required as a condition of approval.
g. Public Address Systems. Public address systems are prohibited.
None proposed. Ongoing compliance is required as a condition of
approval.
h. Test Driving. Test driving of vehicles on local residential streets is
prohibited.
Required as a condition of approval.
i. Vehicle Parking or Display. Major vehicle repair and maintenance
uses must designate on a site plan areas for required off -street parking
including customer parking, storage of inoperable vehicles awaiting
repair and repaired vehicles awaiting pick up. Such required off -street
parking areas must comply with 102-960. Sites may not contain more
vehicles than can be placed in accordance with these standards.
Vehicles may not be positioned in any way to interfere with access to
any parking, loading, maneuvering or pedestrian area.
A site plan designating areas for vehicle storage is included among
the attached application materials. Parking of vehicles must follow
said site plan as a condition of approval.
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j. Painting. All painting must be conducted in an approved paint booth.
All paint booths and all other activities of the operation must thoroughly
control the emission of fumes, dust, or other particulate matter in
compliance with Minnesota Pollution Control Agency standards and
applicable fire and building codes.
Painting of vehicles was not identified in the application materials
as a proposed activity. Any painting would need to be done in an
approved booth that complies with applicable code requirements.
Site Plan Review Criteria
Major Site Plan Review is required for all applications seeking conditional use permit
approval. Final action to approve or disapprove a proposed major site plan or
administrative site plan must be based on whether the site plan, as proposed, complies
the regulations of this development code and all other applicable regulations. As noted
above, the proposed use complies with the applicable major auto repair regulations .
Accordingly, staff finds that the criteria for site plan approval are met.
Conditional Use Permit Review Criteria
A conditional use permit may be approved only if the City ’s decision-making bodies
determine that the use is consistent with the criteria noted below. Staff’s analysis of the
application’s compliance is included below each criterion.
• The proposed conditional use is consistent with the comprehensive plan and the
purposes of this development code;
The subject property is guided by the 2040 Comprehensive Plan as Business
and Production District. This district is envisioned as allowing contemporary
regionally focused auto-oriented manufacturing, warehouse and distribution
uses along the City’s freight and passenger rail lines. The proposed use is
consistent with this guidance in that the auto-oriented use is industrial in
nature and serves a regionally-serving organization.
• The proposed conditional use complies with all applicable provisions of this
development code; and
As noted, the proposed use complies with the applicable major auto repair
regulations. Since no modifications are proposed for the building’s exterior or
the site in general, those elements may proceed as-is.
• The proposed conditional use will not be injurious to the neighborhood or
otherwise detrimental to the public welfare.
Staff finds that the proposed use would not inherently conflict with the
surrounding land uses, which include other auto-related uses and contractor
shops. Furthermore, repair activities are required to occur inside of the exiting
buildings, and a significant portion of the parking area is within a fence-
enclosed area; minimizing any visual impact. Lastly, given that the facility
repairs and maintains a private fleet of vehicles, not the general public, traffic
around the site will be minimally impacted.
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Community Input and Engagement:
• No community members commented on this item as of the writing of this report.
• Staff will provide an update to the Planning and Zoning Commission on any
public comments received during the public hearing.
Engagement Activities
• The Planning and Zoning Commission’s public hearing.
• Mailed notice of the public hearing to property owners and tenants within 500 ft of
the property.
• Published notice of this public hearing in the City’s official paper.
Alternatives:
Conditional Use and Site Plan Review are considered “quasi-judicial” actions. The City
must determine the facts associated with the request and then apply those facts to the
legal standards in the Development Code and relevant state law. In general, if the facts
show the applicant meets the relevant legal standards, approval should be granted.
The Planning and Zoning Commission could consider the following alternatives:
• Recommend modifications the proposal – such as additional conditions
addressing an anticipated impact.
• Recommend denial of the proposal. Should the City consider this alternative,
findings supporting this decision must be established.
NEXT STEPS
The City Council will review the Planning and Zoning Commission’s recommendation at
the September 2, 2025, meeting.
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2025-07
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE A
CONDITIONAL USE PERMIT AND SITE PLAN FOR 1201 – 6TH STREET S (PID 25-
117-22-24-0019),
SUBJECT TO CONDITIONS
WHEREAS, the applicant, MN Adult & Teen Challenge, on behalf of 1201 6th
Street LLC, the Property Owner, initiated an application for a conditional use permit and
site plan approval allowing a major vehicle repair and maintenance use at the property
located at 1201 – 6th Street S (PID 25-117-22-24-0019); and
WHEREAS, this property is legally described as Block 55 and that part of the
West Half of 12th Avenue, vacated, lying between the extensions across it of the
Northwesterly and South lines of Block 55 all in “West Minneapolis”, Hennepin County,
Minnesota; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on June 24,
2025; and
2. That the Planning & Zoning Commission of the City of Hopkins, pursuant to
published and mailed notice, held a public hearing on the application and
reviewed such application on August 26, 2025; all persons present were
given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in the Planning & Zoning Report 2025-07 dated August 26,
2025; and
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission
of the City of Hopkins hereby recommends the City Council approve a conditional use
permit and site plan allowing a major vehicle repair and maintenance use at the
property located at 1201 6th Street S (PID 25-117-22-24-0019); subject to the
conditions listed below.
1. Pursuant to Minn. Stat. § 462.3595, a certified copy of this Resolution shall be
recorded with the Hennepin County Recorder or the Hennepin County
Registrar of Titles and the City shall be provided with recording information
prior to commencing of the Proposed Use.
2. Conformance with all applicable I1, Light Industrial District standards;
Conditional Use standards; and Major Vehicle Repair and Maintenance
supplemental standards.
3. Approval of all necessary permits from the Building, Engineering, and Fire
Departments.
4. Payment all applicable development fees including but not limited to SAC and
City Attorney fees.
Adopted this 26th day of August 2025.
_____________________________
Whitney Terrill, Chair
City of Hopkins • Planning & Zoning
1010 1st Street South, Hopkins, MN 55343
952-935-8474 | 952-935-1834 (fax) | www.hopkinsmn.com
Conditional Use Permit Application
Please print or type all information.
Application Number
A. General Data
Name of Applicant Mn Adult & Teen Challenge
The above named individual, firm or corporation hereby respectfully submits the following data in support of the
preliminary information provided on the accompanying zoning application summary form dated 7/22/25
for the purpose of securing a Conditional Use Permit.
Contact Person (Last Name, First) Vagle, Eric Daytime Phone 612-238-6555
B. Project Information
1. Specify the section of the ordinance which applied to this project: 102-540 (l)(1)(a)
2. Brief narrative description of this request:
Mn Adult & Teen Challenge (MnTC) is a Minnesota Non-Profit residential treatment organization serving people seeking assistance
with a Substance Use Disorder. It has several locations throughout the metro and outstate areas serving people located throughout
the state. In the course of its daily operation Mn TC utilizes a fleet of company owned vehicles, including passenger vans, to
transport residents from site to site, to local churches. to personal appointments and to carry out the business of the organization.
The subject property will be used to conduct preventive maintenance on the vehicles including such work as oil changes, brake
maintenance and replacement, tire replacement, fluid replenishment, etc. It will also be used to do functional minor body work in
order to repair a vehicle to a functional and safety standard that results in its roadworthiness. We anticipate the installation of two
auto hoists, a waste trap system and a number of facility upgrades to improve the functionality, safety and aesthetics of the buildings.
We anticipate the servicing of 15-20 vehicles per week and will have 2 - 4 employees on site on any given day.
3. Written justification for request, including discussion of how any potential conflicts with existing nearby land uses
will be minimized: We will not conduct any retail business out of this site and view it as desirable due to its size and
proximity to our existing operations. We do not anticipate any conflicts with nearby land uses.
4. Check all additional supporting documents and data which are being submitted to help explain this project proposal.
Site Plan
Topographic Map
Detailed Narrative
Operation Plans
Engineering Plans
Landscaping Plans
Elevations
Stormwater
Management Plan
Signature
I hereby certify with my signature that all data on my application forms, plans and specifications are true and correct to the best of
my knowledge.
X Signature of Applicant Date
Docusign Envelope ID: BAFB2EDE-530C-4383-A510-2361A7FB5B66
7/24/2025