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IV. Minutes of the July 24, 2018, Planning & Zoning Commission UNOFFICIAL Minutes of the Planning & Zoning Commission, July 24, 2018 – Page 1 PLANNING & ZONING COMMISSION MINUTES July 24, 2018 A regular meeting of the Hopkins Planning & Zoning Commission was held on July 24, 2018, at 6:30 p.m. in the Council Chambers of Hopkins City Hall. Present were Commission Members James Warden, Laura Daly, Kristin Hanneman, Samuel Stiele, Elizabeth Goeman and Gerard Balan. Commissioner Emily Wallace-Jackson was absent. Also present were Community Development Coordinator Jan Youngquist and City Planner Jason Lindahl. CALL TO ORDER Chairman Warden called the meeting to order at 6:30 p.m. ADOPT AGENDA Commissioner Daly moved, Commissioner Hanneman seconded, to adopt the agenda. The motion was approved unanimously. OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – None. CONSENT AGENDA Commissioner Goeman moved, Commissioner Balan seconded, to approve the minutes of the May 22, 2018, regular meeting. The motion was approved unanimously. PUBLIC HEARING 1. Planning Application 2018-09-SP Hopkins Professional Building Façade Improvement Ms. Youngquist gave an overview of this item stating that the applicant, Hopkins Professional Building, requests site plan approval for façade improvements to the main entrance of the building at 29 – 9th Avenue North. The Hopkins Professional Building houses the Hopkins Eye Clinic, Mainstreet Dental, and a podiatry office. The applicant is a recipient of a grant from the City of Hopkins’ Façade Improvement Grant Program, which was established to enhance the vitality and aesthetic character of downtown. The grant provides funding assistance to property or business owners within Downtown Hopkins between 7th Avenue and 11th Avenue between 1st Avenue North and 1st Avenue South for façade improvements. The grant pays for up to 50 percent of the cost of the improvments, up to $25,000. Ms. Youngquist presented concept drawings and details of the site plan to the Commission and stated that since the plans are consistent with the standards outlined in the City Code, staff recommends approval of Resolution 2018-09, recommending the City Council approve the site plan for façade improvements at the Hopkins Professional Building. Chairman Warden opened the public hearing. With no one coming forward to speak, Commissioner Hanneman moved, Commissioner Goeman seconded, to close the public hearing. All voted in favor and the public hearing was closed. UNOFFICIAL Minutes of the Planning & Zoning Commission, July 24, 2018 – Page 2 Commissioner Hanneman moved, Commissioner Goeman seconded, to adopt Planning Resolution 2018-09, recommending the City Council approve the site plan for façade improvements at the Hopkins Professional Building. Motion was approved unanimously. This item will be presented to the City Council at their meeting on Monday, August 6, 2018. 2. Planning Application 2018-10-SP Center Drug & Carpet One Façade Improvement Ms. Youngquist gave an overview of this item stating that the applicant, Tillman Properties, Inc., requests site plan approval for façade improvements to the main entrances of Carpet One and Center Drug located at 907 & 913 Hopkins Center. Hopkins Center is not an official street of record, although it functions as a public right-of-way. The buildings on the subject property include a continuous storefront and roofline that extends across the adjacent property at 903 Hopkins Center, occupied by Hance Hardware. This applicant is also the recipient of a grant from the City of Hopkins’ Façade Improvement Grant Program. Ms. Youngquist pointed out that a grant was awarded to each of the two properties in this application. Ms. Youngquist presented concept drawings and details of the site plan to the Commission and stated that since the plans are consistent with the standards outlined in the City Code, staff recommends approval of Resolution 2018-10, recommending the City Council approve the site plan for façade improvements to Carpet One and Center Drug. The Commission asked the applicant about the timeline for the project and whether there were plans to paint a mural on the side of Center Drug facing 10th Avenue. The applicant, Patricia Tillman, addressed the Commission and stated that the project will take approximately 6-8 weeks and they plan to start after receiving approval from the City Council. Ms. Tillman also stated that there were no current plans for a mural, but they may visit the possibility at a later date. Chairman Warden opened the public hearing. With no one coming forward to speak, Comissioner Daly moved, Commissioner Goeman seconded, to close the public hearing. All voted in favor and the public hearing was closed. Commissioner Balan moved, Commissioner Hanneman seconded, to adopt Planning Resolution 2018-10, recommending the City Council approve the site plan for façade improvements at Center Drug and Carpet One. Motion was approved unanimously. This item will be present to the City Council at their regular meeting on Monday, August 6, 2018. 3. Planning Application 2018-07-RZ & SP 65 – 7th Avenue South Rezoning & Site Plan Mr. Lindahl gave an overview of this item stating that the applicant, Brandon Ehlis, requests rezoning and site plan approvals to rehabilitate the property at 65 – 7th Avenue South, formerly Pokorny Plumbing. The applicant seeks to rezone the property from I-1, Industrial to Mixed Use to allow office, retail and residential uses and site plan approval to allow exterior materials changes to more than 50% of the building. The applicant intends to rehabilitate the structure into a mixed use building with an esthetician (skincare) clinic, the existing hot tub business, a future retail space and internal parking on the main level and three apartments on the second level. Mr. Lindahl presented UNOFFICIAL Minutes of the Planning & Zoning Commission, July 24, 2018 – Page 3 concept drawings and details of the site plan to the Commissioners and stated that since the plans are consistent with the standards outlined in the City Code, staff recommends approval Chairman Warden opened the public hearing. With no one coming forward to speak, Commissioner Hanneman moved, Commissioner Balan seconded, to close the public hearing. All voted in favor and the public hearing was closed. After some general discussion by the Commission, Commissioner Daly moved, Commissioner Goeman seconded, to adopt Planning Resolution 2018-07, recommending the City Council approve an ordinance rezoning the property at 65 – 7th Avenue South from I-1, Industrial to Mixed Use. Motion was approved unanimously. Commissioner Balan moved, Commissioner Goeman seconded, to adopt Planning Resolution 2018- 08, recommending the City Council approve the site plan for the property at 65 – 7th Avenue South. Motion was approve unanimously. Mr. Lindahl stated that these items will be presented to the City Council at their regular meeting on Tuesday, August 21, 2018. 4. Planning Application 2018-08-CON R-1-C Minimum Lot Size Mr. Lindahl gave an overview of this item, stating the applicant, David and Karen Englebret of 137 Maple Hill Road, requests concept plan review of their proposal to split their existing 160’ wide by 132’ deep single family lot into two 80’ wide by 132’ deep single family lots. This design would produce two single-family lots that meet the minimum 80’ lot width standards but would be approximately 1,440 square feet smaller than the 12,000 square feet minimum lot size required by the R-1-C zoning district. The northern lot would retain the applicants’ existing single family home but require relocation of their existing detached garage on the newly created lot. The new southern lot would contain a new single family home. As a concept review, this application does not require formal action. Rather, the applicant requests feedback on the proposals so they can work toward preparing a future, formal submittal. Based on the applicant’s concept plan, staff anticipates one of two formal review options. The applicant could apply for a minimum lot size variance specific to their lot. The other option would be to consider a zoning code text amendment that would change the minimum lot size requirement for the overall R- 1-C district. Mr. Lindahl stated that if the applicant chose to move forward with a zoning text amendment, only a handful of properties in the R-1-C district would be eligible to split their lots. After hearing the proposal, Chairman Warden invited the applicant to come forward to address the Commission and answer questions. The applicant, Karen Englebert, stated that the lot division is only a concept at this point and no builders have been contacted. Ms. Englebert stated that either they would build a smaller home on the new lot, or use the money from the sale of the new lot to remodel their existing home on the property so they would be able to “age in place”. The applicant also noted that they have heard from a number of neighbors that would be accepting of the lot division. UNOFFICIAL Minutes of the Planning & Zoning Commission, July 24, 2018 – Page 4 After some discussion about the timeline differences of waiting for zoning ordinance updates as part of the 2030 Comprehensive Plan versus a variance or zoning code amendment application, Chairman Warden opened the public hearing. With no one coming forward to speak, Commissioner Stiele moved, Commissioner Goeman seconded to close the public hearing. The Planning Commission, being generally supportive of the lot split, discussed the options available to the applicant. Chairman Warden was in favor of a zoning code text amendment that would make sense on a broader scale; but ultimately, the Commission felt a lot size variance for the applicant’s specific property was the best option and gave their formal recommendation to the applicant. Mr. Lindahl stated that the comments and recommendation provided by the Planning Commission will be shared with the City Council at their meeting on Tuesday, August 21, 2018. 5. Planning Application 2018-11-VA Gambucci Setback Variance City Planner Jason Lindahl gave an overview of this item. The applicant, Troy Gambucci, requests lot width and side yard setback variance to allow construction of a single family home on the property located at the southeast corner of 21st Avenue North and 4th Street North. These variances include a lot width variance from 35 feet to 33.3 feet and a south side yard setback variance from 8 feet to 5 feet. Mr. Lindahl stated that the variance requests were reviewed against the standards detailed in Minnesota State Statute 462.357, Subdivision 6, and found they do not demonstrate a practical difficulty. Mr. Lindahl presented the Commission with a detailed explanation outlining the standards for reviewing a variance application and the reasons this particular application does not meet those standards. As a result, staff recommends the City deny the applicant’s request. After some general discussion from the Commission, Chairman Warden opened the public hearing. During the public hearing, Rachel Anderson, representing her father who owns the property at 349 21st Avenue North, came forward to address the Commission. Ms. Anderson shared a prepared statement opposing the variance allowing construction of a home on the vacant lot. Ms. Anderson stated concerns about the proposed two-story home majorly affecting the view and privacy from the front of the home at 349 21st Avenue North, and the ability to rent or sell the property in the future if the vacant lot were to be built on. In addition, referencing a separate matter involving the applicant, Ms. Anderson stated the previous City Planner for Hopkins had told the applicant in the past that the land was unbuildable but Ms. Anderson did not have documentation of the exchange to provide for the record at the time of the meeting. Mr. Lindahl stated that the former City Planner had been contacted and did confirm there had been a conversation in the past about the land being unbuildable, but no written documents supporting that conversation could be located by staff. Eric Lundequam, owner of the property at 345 21st Avenue North, came forward to address the Commission. Mr. Lundequam stated that the neighboring properties are united in opposition to the variance request and are concerned that granting the variance would present an opportunity for more lots to be parceled off and built on, thus drastically changing the character of the neighborhood and the city. Mr. Lundequam also presented a signed petition from owners of the neighboring properties that will be included in the record. UNOFFICIAL Minutes of the Planning & Zoning Commission, July 24, 2018 – Page 5 With no one else coming forward to speak, Commissioner Hanneman moved, Commissioner Daly seconded, to close the public hearing. All voted in favor and the public hearing was closed. Commissioner Goeman moved, Commissioner Hanneman seconded, to adopt Planning Resolution 2018-11-VA recommending denial of variance requests from Troy Gambucci for the unaddressed parcel on 21st Avenue North with property identification number (PID) 23-117-22-14-0053. The motion was carried unanimously. Mr. Lindahl stated that this item will be presented to the City Council at their meeting on Tuesday, August 21, 2018. OLD BUSINESS – None. NEW BUSINESS – None. ANNOUNCEMENTS During the announcements, City Planner Jason Lindahl updated the Planning & Zoning Commission on the following items: 1. Previous items before the Planning & Zoning Commission: • Planning application 2018-06-CUP 2 – East Saint Albans Road was approved during the June 5, 2018 City Council meeting. • Planning application 2018-05-AMD, RZ, SUB & PUD Sanctuary at Oak Ridge went before the Council in two parts. The Comprehensive Plan amendment, preliminary plat and first reading of the rezoning ordinance were approved at their June 5, 2018 meeting. The final plat and second reading were approved at their July 17, 2018 meeting. 2. Cultivate Hopkins – 2040 Comprehensive Plan Update: Mr. Lindahl informed the Commission that the public hearing for the draft of the Comprehensive Plan is being moved to the agenda of the August 28, 2018 meeting due to the large number of applications on the July 24, 2018 agenda. There will also be an open house for the public to view the draft ahead of the August 28 meeting. 3. Legal training for the Planning Commission with the City’s attorney will be provided during the September 25, 2018 Planning meeting. ADJOURN Commissioner Balan moved, Commissioner Stiele seconded, to adjourn the meeting. The motion was approved unanimously. The meeting adjourned at 7:50 p.m. Respectfully submitted, Courtney Pearsall