Agenda/Commission Minutes A regular meeting of the Zoning and Planning Commission was
held on Tuesday, March 31, 1992 at 7:30 p.m. in the Council
Chambers of Hopkins City Hall.
Present were Chairman Pavelka, members Hutchison, Winship,
Day, Reuter, Chapman, and Redepenning. Absent was Racek.
Also present were staff members Nancy Anderson, Jim
Kerrigan, and Lee Gustafson, and City Attorney Jerre Miller.
CALL TO ORDER
Chairman Pavelka called the meeting to order at 7:40 p.m.
ITEM:
Commissionmember Winship noted that he was present at the
February 25, 1992 meeting but that his name had been omitted
in the minutes from those present.
Commissionmember Day moved and Commissionmember Reuter
seconded the motion to approve the minutes of the February
25, 1991 meeting with the correction. The motion carried
unanimously.
CASE NO:
CUP 92 -2 LAND RECLAMATION 236 TYLER AVENUE
Public hearing to consider placing more than 400 cubic yards
of fill at 236 Tyler Avenue.
Nancy Anderson reviewed the situation with the Commission,
stating that more than 400 cubic yards of fill had been
hauled in and dumped on the property without a permit. The
concern is the effect this will have on runoff and the
surrounding property. Mr. Pobuda, the landowner, requested
to state his position. He built a home on the property at
236 Tyler Avenue and had a private contractor haul in fill
from a City project to raise the level of his back yard.
Lee Gustafson said there are three possible resolutions:
1. Spread 400 cubic yards of this fill over 3 -4
surrounding properties.
2. Remove 400 cubic yards of this fill.
3. Because Mr. Pobuda's engineer cannot provide us with
the lot elevation before the fill was moved in, he
would have to calculate the displacement which is a
11/ very expensive procedure.
Mr. Pavelka opened the public hearing at 7:40 p.m.
Zoning and Planning Commission Minutes
March 31, 1992
Page 2
Tim Mullen who lives on the west side of the property in
question stated that he has never had a problem with water
in his yard and is concerned that this might now be the
case.
Roy Hogan, another neighbor, asked how many cubic yards had
been hauled in. He stated that much of the fill had been
hauled in late at night.
The public hearing was closed at 8:00 p.m.
Mr. Pavelka recommended that no action be taken at this
time, but that Mr. Pobuda work with Lee to spread out the
fill. He also recommended that Mr. Pobuda talk to his
neighbors to alleviate any problems which might occur.
Commissionmember Winship moved to continue this item. The
motion was seconded by Commissionmember Chapman. Motion
passed unanimously.
CASE NO:
VN 92 -1 VARIANCE EDCO PRODUCTS AT 845 EXCELSIOR AVENUE
Nancy Anderson reviewed the request with the Commission.
Jerry Gustafson of Edco stated that they had originally
applied for a vacation and would prefer to have a vacation,
but would accept a variance.
Commissionmember Reuter questioned what circumstances had
changed to allow for a variance. Attorney Miller responded
that the uniqueness of the property and circumstances made
it eligible for a variance.
Commissionmember Winship moved to approve Resolution RZ92 -7
recommending approval of a front yard setback variance to
construct an addition at 845 Excelsior Avenue East. Motion
was seconded by Reuter. Motion passed unanimously.
CASE NO:
ZCR 92 -5 CONCEPT REVIEW BLAKE ROAD
Hearing to consider a concept review to raze and rebuild
existing station store at 530 Blake Road.
Nancy Anderson reviewed the concept plan. Mr. Dan Dege
representing the architectural firm for Fina stated that
existing gas storage tanks will be removed and new ones
placed in approximately the same place, and new landscaping
Zoning and Planning Commission Minutes
March 31, 1992
Page 3
41)
would be provided. The construction time frame is
approximately 75 days.
Commissionmember Reuter asked if there will be a sidewalk
along Cambridge. Mr. Dege responded that current plans do
not include a sidewalk, but there is room for one to be
installed at a future date outside the property line.
CASE NO:
ZCR 92 -4 CONCEPT REVIEW R.L. JOHNSON PROPERTY
Hearing to consider a concept review to construct a grocery
store /retail development on the 13 acre site.
Staff overview was given by Jim Kerrigan. He stated that
there has been controversy over the best use for the
property, so he recommends a consulting firm do a study to
look at several properties in the City: R.L. Johnson,
Pines, 6th to 8th, and Suburban Chevrolet. The study would
look at land use and a market study to determine whether
they should be grocery, retail, or industrial, and the
positive and negative impacts on these sites.
Jim stated the Z &P alternatives are: 1. Do nothing, 2.
Rezone, no study, staff begin to undertake changes, 3. Do
the study.
The following comments and questions were submitted by
Commissionmembers:
o Bike paths likely along LRT highly likely in 1992
o This piece of property has been analyzed many
times, why are we doing it again? It has only
been looked at for specific purposes. We need to
look at all sites available.
o This is a critical piece of property
o Length of time to complete study 2 months
Brad Hoyt, President of Hoyt Development presented his
proposal for the subject property.
o Proposed 60,000 sq. ft. grocery anchor
o Possible additional tenants
arts and crafts (Franks)
clothing (Fashion Bug)
o Estimated $7 -9 million tax base
industrial use would bring $3 -5 million tax
base
Zoning and Planning Commission Minutes
March 31, 1992
Page 4
o Grocery store employs more people than industrial
o Would require comprehensive plan revision
o The building plan is such that they would be large
tenants and they are asking for a 10 year lease.
o Not located in a residential area
lights
noise
traffic
tax base
o Successful grocery stores require 60,000 sq. ft.
and are open 24 hours a day
Questions and comments from Commissionmembers:
o Require City money? Unknown at this time
o Traffic patterns? Would do a traffic study to
determine the need for a turn lane off llth Avenue
o Prefer not to have gas station on that corner
o Possible restaurants Pizza Hut, Bakers Square,
Chilies
o Sidewalks? Yes
Comments from the floor:
o Small businesses employ more people than large
businesses
o Technical corridor employs more than stores
o Will create strip center which will impact CBD,
CBD is unique
o Traffic concerns
o Need to draw people into CBD. Not happening now
Opinions from Commissionmembers:
David Day Not enough space downtown for a grocery store.
Have tried a lot of things, but nothing is working for the
CBD.
John Hutchison Don't know what is the best use. Should do
a study or analysis and get an outside opinion.
Neal Chapman 6th to 8th won't work. Support commercial
zoning on that site. Site should draw people to town.
Mike Winship Preference to 40,000 sq. ft. site. Don't
like shopping strip. Grocery store should involve Taits.
Need more information on the effect on downtown.
Pat Reuter Always have been proponent of retail on that
corner. Market changes are already taking place. The day
of people walking up and down Mainstreet to shop is gone.
Zoning and Planning Commission Minutes
March 31, 1992
Page 5
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This is our opportunity to bring in a Rainbow or Cub.
People shop there anyway, lets keep them in Hopkins.
Rick Pavelka Couldn't support using City money. The first
time in 4 years anyone has had a proposal for the entire
parcel. Downtown sites aren't large enough for grocery
store.
Discussion on Churches.
Staff said they are currently allowed in business districts.
Commissionmember Pavelka stated we would have to look for
valid reasons to keep them out of business districts.
Hutchison moved and Reuter seconded the motion to adjourn
the meeting at 10:30 p.m. The meeting adjourned by
unanimous consent.
MEMBERS:
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