IV. 1. Minutes of the March 27, 2018, Planning & Zoning Commission meeting UNOFFICIAL
Minutes of the Planning & Zoning Commission, March 27, 2018 – Page 1
PLANNING & ZONING COMMISSION MINUTES
March 27, 2018
A regular meeting of the Hopkins Planning & Zoning Commission was held on March 27, 2018, at
6:30 p.m. in the Council Chambers of Hopkins City Hall.
Present were Commission Members Elizabeth Goeman, Laura Daly, Emily Wallace-Jackson and
James Warden. Commission Members Brian Hunke, Matthew McNeil and Kristin Hanneman were
absent. Also present was City Planner Jason Lindahl.
CALL TO ORDER
Chairman Warden called the meeting to order at 6:30 p.m.
ADOPT AGENDA
Commissioner Wallace-Jackson moved, Commissioner Daly seconded, to adopt the agenda. The
motion was approved unanimously.
OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – None.
CONSENT AGENDA
Commissioner Goeman moved, Commissioner Wallace-Jackson seconded, to approve the revised
minutes of the February 27, 2018, regular meeting. The motion was approved unanimously.
PUBLIC HEARING
1. Application 2018-03-TA – Auto Related Uses Zoning Text Amendment
Staff recommends the Commission adopt Planning Commission Resolution 2018-01,
recommending the City Council approve an ordinance amending the City Code related to auto
related uses.
Mr. Lindahl gave an updated overview of this item that included additional comments since the
February meeting. The owner of Feste Auto (1801 Mainstreet) contacted staff with concerns about
the provision requiring overhead doors to remain closed, citing additional expense of cooling their
business in the summer. The owners of PC Auto (1215 7th Street South) contacted staff to learn
about the proposed zoning changes and how they could impact their existing site and their ability to
move to other sites in Hopkins. Luther Companies, LLP submitted a letter stating their concerns
with the proposed zoning changes and offering their own recommended ordinance revisions. The
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Commission asked staff during the last meeting to compare tax revenue for auto related uses with
other properties along Mainstreet and those in the Downtown Overlay District. Using Hennepin
County property records, staff found that average auto related uses pay fewer taxes than other
properties along Mainstreet or in the Downtown Overlay District.
With a motion from Commissioner Wallace-Jackson and seconded by Commissioner Daly,
Chairman Warden opened the public hearing.
Representing Luther Automotive Group, Peter Beck and Linda McGinty each addressed the
Commission and further discussed Luther’s concerns with the proposed zoning changes and the
letter submitted to the Planning Commission.
Doug Sprinthall, of Walser Automotive, echoed concerns expressed by Luther about the unknown
needs of the future automobile market and the need for flexibility to meet those needs with the
proposed ordinance changes.
Tony, of Dale Feste Automotive, asked the Commission for clarification on the overall vision for
Mainstreet.
With no one else coming forward to speak, Commissioner Wallace-Jackson moved, Commissioner
Goeman seconded, to close the public hearing.
After some general discussion, Commissioner Daly moved, Commissioner Wallace-Jackson
seconded, to adopt Planning & Zoning Resolution 2018-01, recommending the City Council
approve an ordinance amending the City Code related to auto related uses. The motion was
approved 3-1, with Commissioner Goeman opposed.
City Planner Jason Lindahl noted this item would go before the City Council on April 3, 2018.
2. Application 2018-04-CON – Sanctuary at Oak Ridge Concept Plan Review
Mr. Lindahl provided the Commission with an overview of the item. The applicant, Anderson
Engineering, requests concept plan review of their 4 lot single family subdivision. The subject
property is owned by Janet Griffing and located south of Oak Ridge Golf Course, north of Highway
7, west of the Oak Ridge multifamily condominium and east of the Eisenhower Community Center.
The site is currently guided and zoned for high density residential development similar to the
adjacent Oak Ridge Place building and received approval for a 4-story 27 unit building in 2007.
According to the applicant, development of the site under the 2007 approvals is complicated by its
relatively small size, rectangular shape, topography, limited access and location abutting a wetland.
As a concept plan review, this application does not require formal action from the Commission.
Rather, the applicant requests feedback on the proposals so they can work towards preparing a
future, formal submittal.
The concept plan would subdivide the existing 1.19 acre property into four single family lots.
According to the applicant, the lots would likely contain single level homes with walkout basements
marketed to empty nesters. The proposed use and many of the dimensional standards would not
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comply with the current High Density Residential future land use designation or R-5, High Density
Multiple Family zoning classification and require both a comprehensive plan amendment and
rezoning. Access to the site would come through a shared access easement across Oak Ridge Place,
which is a private road. Individual access from the three northern properties would come from a
shared driveway while the site furthest south would have its own driveway. The proposed design
would also require reclassification of the adjacent wetland to allow a reduce wetland buffer. The
applicant has approached the Minnehaha Creek Watershed District on this issue and has received
initial support pending a full wetland review and delineation. The site design is further complicated
by an existing water line, which is not located in the adjacent easement. This water line must be
relocated within the easement in such a way as to minimize the loss of adjacent trees.
Addressing the Commission to provide additional background and detail on the concept plan were:
Roger Anderson, engineer and applicant for the concept plan review; Brady DeVore, commercial
real estate broker with Colliers; Janet Griffing, representative for JC Financial and beneficiary of the
land parcel; and Troy Gamble, civil group manager at Anderson Engineering.
Evelyn Emerson, representative of the Oak Ridge Association, stated that the association does
support single-family homes on the land instead of a multi-family building; however, there are
concerns about some of the design features and possible congestion and increased traffic, which
could negatively affect access to the Oak Ridge Condos. Also coming forward to comment during
the public hearing was Betty Clark, resident of Oak Ridge Condominiums, stating general concern
about development of the land parcel due to the size and challenge of the surrounding wetlands.
With no one else coming forward to speak, Commissioner Goeman moved, Commissioner Daly
seconded, to close the public hearing. The motion was approved unanimously.
Questions and feedback from the Commission included possible cost of the homes, environmental
impact on the surrounding wetlands, gathering feedback from the church, Eisenhower, and
surrounding neighbors to the property, and working with the City on a PUD Agreement.
The Planning Commission generally supported the design, but directed the applicant to revise the
concept plan to address neighbors’ concerns and issues raised by staff.
Mr. Lindahl stated that the comments provided by the Planning Commission would be shared with
the City Council at their next meeting on April 3, 2018.
3. Application 2017-08-TA – Alternative Energy Systems Zoning Text Amendment
This item was originally scheduled for a public hearing for the March meeting. However, staff needs
additional time to research and prepare the draft zoning regulations prior to review by the Planning
& Zoning Commission and City Council. As this item was initiated by the City, there is no “60 Day”
review concern. Since the City published for a public hearing on this item, staff recommends the
Commission open the public hearing and take any comments prior to moving to table this item until
the April 24, 2018 meeting.
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With a motion by Commissioner Goeman, and seconded by Commissioner Daly, Chairman Warden
opened the public hearing.
With no one coming forward to speak, Commissioner Goeman moved to close the public hearing.
Commissioner Wallace-Jackson moved, Commissioner Daly seconded, to table the item until the
April 24, 2018 meeting. The motion was approved unanimously.
OLD BUSINESS – None.
NEW BUSINESS – None.
ANNOUNCEMENTS
1. Cultivate Hopkins – 2040 Comprehensive Plan Update
City Planner Jason Lindahl informed the Commission that the Cultivate Hopkins advisory
committee continues its work to update the Comprehensive Plan. A joint meeting between the
Planning & Zoning Commission and City Council took place on March 20. Based on the
comments and feedback of the Planning & Zoning Commission and the City Council, the plan
will move forward with two implementation meetings with the Advisory Committee on April 11
and May 9. The Comprehensive Plan will come back before the Planning & Zoning Commission
for a public hearing on June 26.
ADJOURN
Commissioner Daly moved, Commissioner Goeman seconded, to adjourn the meeting. The motion
was approved unanimously. The meeting adjourned at 9:00 p.m.
Respectfully submitted,
Courtney Pearsall