Planning & Zoning Packet 01-27-2026HOPKINS PLANNING & ZONING COMMISSION
AGENDA
Tuesday, January 27, 2026
6:30 pm
THIS AGENDA IS SUBJECT TO CHANGE
UNTIL THE START OF THE PLANNING & ZONING COMMISSION MEETING
I. CALL TO ORDER
II. ADOPT AGENDA
III. COMMUNITY COMMENT
IV. CONSENT AGENDA
1. Minutes of the November 25, 2025 Planning & Zoning Commission regular meeting
V. PUBLIC HEARINGS
1. Development Code Text Amendment to Allow, as a Permitted Use, Large Day Cares in the IX-S
Zone.
VI. OLD BUSINESS
VII. NEW BUSINESS
1. Discussion of Potential Modifications to Zoning Regulations for the MX-D Zone Related to Cannabis
Sales, Liquor Stores, and Tobacco Shops
VIII. ANNOUNCEMENTS
IX. ADJOURN
HOPKINS PLANNING & ZONING COMMISSION
REGULAR MEETING PROCEEDINGS
TUESDAY, NOVEMBER 25, 2025
CALL TO ORDER
Pursuant to due call and notice thereof a regular meeting of the Hopkins Planning &
Zoning Commission was held on Tuesday, November 25, 2025 at 6:30 p.m. in the
Council Chambers at Hopkins City Hall, 1010 1st St. S.
Chairperson Terrill called the meeting to order with commission members Wiechert,
Montgomery, Minter and Ujifusa attending. Commissioners Ilstrup and Miller were
absent. Also present was City Planner Ryan Krzos.
ADOPT AGENDA
Motion by Montgomery. Second by Minter.
Motion Adopt agenda as presented.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
COMMUNITY COMMENT
None.
CONSENT AGENDA
Motion by Wiechert. Second by Montgomery.
Motion Approve the consent agenda.
1. Minutes from the October 28, 2025 Planning & Zoning Commission regular
meeting.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
PUBLIC HEARINGS
1. City Code Amendment for Cannabis Business Registration Requirements,
Procedures and Separation Requirements.
2. Variance request for 37 19th Ave. N. for Primary Entrance Front Façade.
Krzos presented on update to the current City cannabis ordinances that were adopted in
2024, which regulates the location of the businesses in Hopkins. The Commission was
presented with the current ordinance. Which regulates the location of cannabis
businesses in Hopkins. Krzos explained the City Council’s desire to amend the current
code due to the high level of interest in this type of business.
Proposed amendments were the following:
• Increase the amount of retail registrations within City limits.
• Permit amendments to applications.
• Clarify buffer rules.
• Set a deadline to complete registration steps.
• Additional miscellaneous clarifications.
HOPKINS PLANNING & ZONING COMMISSION
REGULAR MEETING PROCEEDINGS
TUESDAY, NOVEMBER 25, 2025
Additional information on the proposed amendments and Planner Krzos’ presentation
can be found here.
The public hearing was opened and Glen Brown, owner of Gro’s Smoke Shop, 907 1st
St. N. spoke about how he thinks it is important for the City to increase the amount of
cannabis registrations. Amy Saldanha, owner of Kiddywampus, 1023 Mainstreet, voiced
her concerns about cannabis businesses opening in the area.
Sandy Boren-Barrett, who manages the Stages Theatre Company at the Hopkins for
the Arts, 1111 Mainstreet, also voiced her concerns. City council member Ben
Goodlund, at 306 9th Ave. N., explained that adjusting the ordinance was not required at
this meeting, and that they would have the ability to amend the regulations after the
businesses began operating. Additionally, Krzos presented a written statement that was
sent to the City by Jessica Witaker, at 145 19th Ave. N., in favor of increasing the
number of businesses in the City.
The hearing was closed at 7:07 p.m.
Motion by Montgomery. Second by Ujifusa.
Motion: Close the public hearing.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
Montgomery stated he was in support of increasing the number of licenses from three to
five in the City but also stated he felt it was important to keep current regulations that
require businesses to be 350 ft. or more from schools, parks and other child amenities.
Terrill stated she wanted to remain neutral on this issue. She said she felt there is a gap
in the state’s requirements versus what is right for Hopkins.
Krzos then read supportive comments about the amendments from Miller, who was
absent.
Miller stated he would move forward with the amendments with adding zoning
requirements for the 350 ft. rule to apply to daycares as well. Ujifusa agreed.
After further discussion, public comment was reopened at 7:16 p.m.
Motion by Minter. Second by Wiechert.
Motion: Reopen the public hearing.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
HOPKINS PLANNING & ZONING COMMISSION
REGULAR MEETING PROCEEDINGS
TUESDAY, NOVEMBER 25, 2025
Boren-Barrett, Saldanha and Brown further expressed their thoughts during this time.
Additionally, Kenneth Saldanha, 405 12th Ave. N., asked the commission to consider
putting more focus on other businesses that are interested in coming to Hopkins.
The hearing was closed at 7:20 p.m.
Motion by Minter. Second by Ujifusa.
Motion: Close the public hearing.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
Krzos then suggested adding another amendment that would look further into allowable
uses in the downtown district for businesses like this.
Montgomery then moved to approve Resolution 2025-13 recommending the City
Council adopt the City Code Amendment for cannabis business registration and
separation requirements with additional amendments:
1. Add daycares to the zoning list that cannabis establishments are mandated to
remain a specified distance from.
2. Increase the distance between cannabis businesses to parks and schools to
500 ft.
3. Ask council to reconsider what uses should be allowed downtown.
Motion by Montgomery. Second by Wiechert.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
The resolution will be addressed at the December 1, 2025 City Council meeting.
Krzos provided an overview of the second public hearing item, a variance request for 37
19th Ave. N. from Jonathan Homes of M.N., LLC. The variance would be to increase the
maximum primary entrance on a front façade for two front doors on two-unit homes
being built.
The public hearing was opened and Nathan Fair, from Andover, M.N., with Jonathan
Homes of M.N., LLC explained his thoughts on the need for the Commission to approve
the variance request. Beth Lauzon, 41 19th Ave. N., shared her concerns about the
project overall and the size of homes like this. Tessa Bartlett, 33 19th Ave. also voiced
her thoughts on the project being too large for the lot.
The hearing was closed at 7:43 p.m.
Motion by Montgomery. Second by Minter.
HOPKINS PLANNING & ZONING COMMISSION
REGULAR MEETING PROCEEDINGS
TUESDAY, NOVEMBER 25, 2025
Motion: Close the public hearing.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
After further clarification of stormwater building requirements and the design of homes
in the neighborhood, Commissioner Montgomery moved to deny the variance.
The applicant then spoke on the impact denying the request would make on his project.
Public Comment was re-opened, and Bartlett spoke against the project.
The hearing was closed at 8:02 p.m.
Motion by Minter. Second by Ujifusa.
Motion: Close the public hearing.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
Krzos read comments in support of the variance from Commissioner Miller.
Montgomery then moved to deny the variance. Terrill then clarified that the motion is
about the doors, not the space between the lots.
Public comment was again re-opened, and Trent Bartlett spoke about his concerns of
the size of the project.
Motion by Montgomery. Second by Minter.
Motion: Close the public hearing.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
Motion by Minter. Second by Ujifusa.
Motion: Approve the variance request as presented.
Ayes: Wiechert, Terrill, Minter and Ujifusa.
Nays: Montgomery. Absent: Ilstrup and Miller. Motion carried.
The recommendation will be considered at the December 1, 2025 City Council meeting.
OLD BUSINESS
1. Continued 2026 Planning & Zoning Commission Work Plan Discussion.
HOPKINS PLANNING & ZONING COMMISSION
REGULAR MEETING PROCEEDINGS
TUESDAY, NOVEMBER 25, 2025
Krzos explained the work plan that includes community engagement, education and
training and a plan for presenting a housekeeping update on the development code.
Motion by Montgomery. Second by Minter.
Motion: Approve the 2026 Planning & Zoning Commission Work Plan.
Ayes: Wiechert, Terrill, Montgomery, Minter and Ujifusa.
Nays: None. Absent: Ilstrup and Miller. Motion carried.
NEW BUSINESS
None.
ANNOUNCEMENTS
City Planner Krzos updated the Commission on past projects and upcoming agenda
items.
ADJOURNMENT
There being no further business to come before the Planning & Zoning Commission and
upon a motion by Ujifusa, second by Wiechert, the meeting was unanimously adjourned
at 8:24 p.m.
Respectfully Submitted,
Kristine Kostuck, Administrative Assistant
1
P&Z Report 2026-01
To: Planning and Zoning Commission Members
From: Ryan Krzos, City Planner
Date: January 27, 2026
Subject: Development Code Text Amendment to Allow, as a Permitted Use, Large
Day Cares in the IX-S Zone.
_____________________________________________________________________
REQUEST
Mariela Pineda, on behalf of Creek Valley Properties LLC, owner of 509 2nd Avenue
S, proposes a Development Code Text amendment to allow, as a permitted use,
large day cares in the IX-S, Employment Mix Suburban Center zone.
RECOMMENDATION
The Planning and Zoning Commission is asked to:
1. Hold a Public Hearing on the Development Code Text Amendment.
2. Consider comments by the public and Staff.
3. By motion approve a Resolution recommending the City Council adopt the
Development Code Text Amendment.
ANALYSIS
The applicant is requesting a Development Code Amendment which would allow
large day cares as a permitted use within the IX-S Zone. Currently, large day care
uses are prohibited in the IX-S Zone. The text amendment would apply to all
properties in the IX-S zone, not just the property of interest for the applicant. The
applicant is applying on behalf of the owner of 509 2nd Avenue S, which is in the IX-
S zone. If approved, the applicant intends on locating their day care facility at this
location. This request is not just whether the applicant’s particular operation is
appropriate at this location, rather it is whether day care facilities are in appropriate
use for all properties with the same zoning designation.
Planning & Development
CITY OF HOPKINS
2
In the Hopkins Development Code, day cares have the following definition, which is
further categorized into adult day, small day care and large day care (see a through
c below):
102-540 (d) DAY CARE
(1) Description. The day care use category includes establishments licensed by
the state that provide nonmedical care to children or aged, infirm, or disabled
adults for only part of a day, typically during normal working hours. Examples
include adult day care centers, group family day care facilities, child care
centers, and similar use types.
a. Adult Day Care. A state-licensed center-based facility that provides
adult day services to adults who have functional impairments on a regular
basis for periods of fewer than 24 hours during the day in a setting that is
not a residence.
b. Day Care, Small. A state-licensed day care facility serving 12 or fewer
persons or a group family day care facility licensed under Minnesota
Rules, parts 9502.0315 to 9502.0445 to serve 14 or fewer children.
c. Day Care, Large. All day care uses that do not meet the definition of a
small day care or adult day care.
Existing Zoning
The IX-S zone is intended for regional-scale nodes, where office, research and
development, and low-impact production and manufacturing with limited external
impacts in an environment accessible via motor vehicle and walking. The location of
IX-S-zoned property is included as a map attachment.
Permitted Uses allowed in IX-S: Adult-Oriented Business, Animal Boarding,
Consumer Service, Adult Day Care, Large Entertainment Venue, Lodging, Office,
Artisan Manufacturing, Limited Manufacturing, Urban Farm, Warehousing and
Distribution, Cultural Facility, Community Garden, Parks and Open Space, Minor
Utilities and Services, Cannabis Cultivation, Cannabis Product Manufacturing,
Cannabis Wholesale & Transportation.
Uses allowed Conditionally in IX-S: Vehicle Sales & Service, Major Utilities and
Services.
Day Cares were not established as an allowed use in the IX-S zone as part of the
2022 Zoning update, primarily because the preceding zones encompassing these
areas did not allow day cares. This area was largely zoned either Industrial or
Business Park. This practice is consistent with the historical zoning practice of
restricting day cares in industrial areas out of a perceived incompatibility of the two
uses.
3
Where Large Day Cares are allowed (See attached Map):
Conditionally allowed: NX1 & NX2
Allowed only within 25% of the building’s area: RX-TOD, RX-D, RX-N, & IX-TOD
Allowed in unlimited area: MX-TOD, MX-N, & MX-S
Allowed only in upper stories: MX-D
Assessment of Need
Access to quality affordable childcare is a necessity for many Hopkins families.
Furthermore, childcare is essential to the economic environment of the community
as it allows for parents to remain in the workforce. Per the most recent American
Community Survey Hopkins has a population of 1,537 under the age of five (out of a
total of 18,696 residents). Per Minnesota Department of Human Services’ records
Hopkins has a licensed capacity of a total of 683 among the 15 active licensed
facilities (Family Day Care, and Day Care Centers). Furthermore, per analysis from
the University of Minnesota families in the Hopkins School District had an overall
access index that ranked 298th out the 332 Districts (See
https://childcareaccess.org/). This analysis studied quantity, cost, and quality. While
quantity and quality ranked relatively high, cost was near the bottom. Accordingly,
staff believes increasing the supply of day care facilities will positively impact these
conditions. The City can influence said supply by expanding eligible areas for
facilities.
Amendment Options
As noted, the proposed text amendment would allow large day cares as a permitted
use in the IX-S Zone. Staff finds it appropriate to have large day cares in the zone
without additional stipulations as it is in other zones (i.e. restricting to a 25% of floor
area, or only in upper stories). Further, day care facilities must adhere to State
requirements per their license, including provisions relating to internal floor area,
outdoor activity area, and sinks and toilets all based on occupancy. The
Development Code does address anticipated parking needs by requiring one
vehicular stall per each six enrollees. The code does not provide stipulations for
drop-off/pick-up
Should the City desire to review each new day care in this zone on a case-by-case
basis, the use could be listed as a conditional use. Conditional uses require a
conditional use permit, reviewed by the Planning and Zoning Commission with a
final decision by City Council. In the conditional use permit application process, the
applicant would have to demonstrate the proposal met the general condition use
requirements (Compliance with the Comprehensive Plan, Compliance with
applicable code provisions, and that the use is not determinate to the surroundings)
as well as any specific conditions for large day cares.
Staff believes that it is appropriate to list the use as a permitted use in the zone.
Generally, day care have similar characteristics to office or service uses, which are
prevalent in the IX-S zone.
4
Review Criteria:
Staff finds that the proposed development code amendment meets the criteria for
approval. In making decisions about code amendments, the City must consider all
relevant factors, including at least the following criteria:
1. Whether the proposed zoning text amendment is in conformity with the
comprehensive plan
The Comprehensive Plan identifies areas within the IX-S zone primarily
within the Commerce and Employment future land use category. The
Commerce and Employment District area is envisioned as being
contemporary auto-oriented development supporting regional and
interstate commerce. Uses expected in commerce and employment
corridors include a mix of commercial, office, service, medical, research
and technology facilities. Secondary uses may include retail and
office/showroom uses. A characteristic of the commerce and employment
district is high visibility and excellent vehicle access.
The vision of the IX-S Zone is for regional-scale nodes, where office,
research and development, and low-impact production and manufacturing
with limited external impacts in an environment accessible via motor
vehicle and walking.
While day cares are not an office or light-industrial use, staff finds the
service nature of day cares to be complementary to and supportive of
those uses. In general, the characteristics of day cares are not
incompatible with those of office or light industrial in terms of vehicular
traffic, parking demand, or other external impacts.
Additionally, Staff finds that the proposal furthers goals of the Plan to
maintain and diversify the City’s strong employment base, and to create
and develop mixed use centers and districts throughout the city, to support
livability and community vitality
Staff finds that this criterion is met.
2. Whether the proposed zoning map amendment corrects an error or
inconsistency or will help meet the challenge of a changed or changing
condition.
Staff finds that there is a need for additional daycare facilities in the city,
and the need is expected to persist given a projected population increase.
The code amendment provides the opportunity for additional facilities by
expanding the areas eligible for day care facilities. Accordingly, staff finds
that this criterion is met.
5
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 all
public comments received during the public hearing.
Engagement Activities:
• The Planning and Zoning Commission’s public hearing.
• Published notice of this public hearing in the City’s official paper.
Alternatives:
Zoning Text Amendments are considered legislative action. The City has a wide
degree of discretion in creating legislation, but it must be reasonable and promote
public health, safety, and/or general welfare.
The Planning and Zoning Commission could consider the following alternatives:
• Recommend modifications the proposal – such as added stipulations for large
day cares in the IX-S zone.
• Recommend denial of the proposal.
NEXT STEPS
The City Council will consider the Planning and Zoning Commission’s
recommendation at their February 2nd meeting. The Council may vote to approve a first
reading of an Ordinance amending the Development Code. A second reading of the
Ordinance is required to make it official.
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
PLANNING & ZONING COMMISSION RESOLUTION NO. 2026-01
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE
AMENDING CHAPTER 102 OF THE HOPKINS CITY CODE RELATED TO BACKYARD
COTTAGES
WHEREAS, the Hopkins Development Code is intended to establish the development
standards to implement the community vision and enact the vision, goals and policies of the
2040 Comprehensive Plan – Cultivate Hopkins (“the Plan”); and
WHEREAS, the Plan’s Land Use Section states goals to maintain and diversify the City’s
strong employment base, and to create and develop mixed use centers and districts throughout
the city, to support livability and community vitality; and
WHEREAS, The Plan’s Land Use section also designates certain portions of the City as
have a future land use designation of Commerce and Employment District; and
WHEREAS, The Commerce and Employment District area is envisioned as being
contemporary auto-oriented development supporting regional and interstate commerce. Uses
expected in commerce and employment corridors include a mix of commercial, office, service,
medical, research and technology facilities; and
WHEREAS, The Hopkins Development Code establishes the IX-S, Employment Mix
Suburban Center zoning designation within portions of the Commerce and Employment
District; and
WHEREAS, the vision of the IX-S Zone is for regional-scale nodes, where office,
research and development, and low-impact production and manufacturing with limited external
impacts in an environment accessible via motor vehicle and walking; and
WHEREAS, Mariela Pineda (“the Applicant”), on behalf of Creek Valley Properties LLC,
owner of 509 2nd Avenue N, proposes a Development Code Text amendment to allow, as a
permitted use, large day cares in the IX-S, Employment Mix Suburban Center zone; and
WHEREAS, the procedural history of the Development Code Text Amendment is as
follows:
1. That the above stated Development Code Text Amendment was initiated by the
Application and deemed complete on December 26, 2025; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published notice, held
a public hearing on the application and reviewed such application on January 27,
2026 and 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
analysis provided in the Planning & Zoning Report 2026-01 dated January 27, 2026.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council of the City of Hopkins approve an
ordinance amending the Hopkins Development Code allowing, as a permitted use, large day
cares, in the IX-S, Employment Mix Suburban Center zone, based on the following findings of
fact:
1. The requested development code amendment meets the review criteria for text
amendments.
a. The proposed zoning text amendment is in conformity with the comprehensive
plan
• The Comprehensive Plan identifies areas within the IX-S zone primarily
within the Commerce and Employment future land use category. The
Commerce and Employment District area is envisioned as being
contemporary auto-oriented development supporting regional and
interstate commerce. Uses expected in commerce and employment
corridors include a mix of commercial, office, service, medical, research
and technology facilities. Secondary uses may include retail and
office/showroom uses. A characteristic of the commerce and
employment district is high visibility and excellent vehicle access.
• The vision of the IX-S Zone is for regional-scale nodes, where office,
research and development, and low-impact production and
manufacturing with limited external impacts in an environment accessible
via motor vehicle and walking.
• While day cares are not an office or light-industrial use, staff finds the
service nature of day cares to be complementary to and supportive of
those uses. In general, the characteristics of day cares are not
incompatible with those of office or light industrial in terms of vehicular
traffic, parking demand, or other external impacts.
b. The proposed zoning map amendment corrects an error or inconsistency or
will help meet the challenge of a changed or changing condition.
• There is a need for additional daycare facilities in the City, and the need is
expected to persist given a projected population increase. The
Development Code amendment provides the opportunity for additional
facilities by expanding the areas eligible for day care uses.
Adopted this 27th day of January 2026.
__________________________________
Whitney Terrill, Chairperson
´
1/22/2026
Day Care Zoning Amendment
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Day Care Zoning Amendment
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Conditionally allowed: NX1 & NX2
Allowed in unlimited area: MX-TOD, MX-N, & MX-S
Allowed only within 25% of the building’s area:
RX-TOD, RX-D, RX-N, & IX-TOD
Allowed only in upper stories: MX-D
1
CITY OF HOPKINS
Memorandum
To: Planning and Zoning Commission Members
From: Ryan Krzos, City Planner
Date: January 27, 2026
Subject: Discussion of Potential Modifications to Zoning Regulations for the MX-D
Zone Related to Cannabis Sales, Liquor Stores, and Tobacco Shops
_____________________________________________________________________
PURPOSE
The purpose of this agenda item is to initiate a discussion with the Planning and Zoning
Commission regarding potential modifications to the zoning regulations governing the
MX-D, Mixed-Use Downtown Center zoning district as they relate to cannabis sales,
liquor stores, and tobacco shops. Staff is seeking Commission feedback on whether
changes may be appropriate to better align with the City’s planning goals for the
downtown area.
No formal action is requested at this time. This item is intended as a policy discussion
and direction-setting exercise.
INFORMATION
Background
At the November 25, 2025 Planning & Zoning Commission meeting, the Commission
reviewed a City Code Amendment for Cannabis Business Registration Requirements,
Procedures, and Separation Requirements. During their review, a plurality of the
Commission expressed interest in evaluating zoning regulations of uses in the
downtown that involve the sale of products that are restricted by minors, i.e. tobacco,
liquor, and cannabis. Since there are a multitude of options for these changes this
discussion was scheduled.
Planning Context
The vision and goals for downtown Hopkins are outlined in the 2040 Comprehensive
Plan. In general, the City should aim to preserve Downtown’s unique, authentic
character while encouraging thoughtful growth, stronger social connections, and
economic resilience, making it a vibrant, welcoming hub for residents, visitors, and
businesses alike. To carry out that vision, the City established the MX-D zoning
designation (along with other downtown zones) as a part of the 2022 Zoning Code
update. The MX-D zoning district is intended to promote a vibrant, walkable, mixed-use
downtown environment that supports a range of commercial, residential, civic, and
cultural uses.
Planning & Development
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Currently, cannabis sales, liquor stores, and tobacco shops are regulated under the
zoning code with differing locational standards. As these uses may have distinct
impacts on pedestrian activity, business mix, and community perception, it is
appropriate to review how they are treated within the MX-D district.
Existing Zoning Regulations
Cannabis Sales:
• Regulated pursuant to state law and local zoning standards. In the MX-D
district, cannabis-related retail uses are permitted, subject to separation
requirements from sensitive uses.
o A maximum of three (3) registrations are available for cannabis
retail. There is no limit to the number of hemp derived edible
product sales.
o Subject to separation requirements, which are limited by State
Statute:
350 ft from a school.
350 ft from an attraction with a park feature.
• Defined as an attraction within a public park that is
regularly used by minors, including a playground or
athletic field.
500 ft from another cannabis retailer.
Statute allows Cities to buffer up to 1,000 ft from a school,
and 500 ft. from an attraction with a park feature, residential
treatment facility, and day care
Liquor Stores (Off-Sale):
• Regulated as a distinct retail & entertainment category. In Hopkins liquor
stores are subject to spacing, size limitations and local licensing limits.
o Liquor stores may not exceed 5,000 square feet in gross floor area.
o A maximum of nine (9) off-sale licenses are available in Hopkins.
o Subject to separation requirements:
350 ft from:
• An elementary or secondary school,
• Day Care center
• Religious institution
• An Existing off-sale liquor store
• Pawnshop
• Currency Exchange
• A business licensed by the city as an adult oriented
business.
Tobacco Shops:
• Generally categorized as retail sales but may be subject to additional
restrictions based on product type or proximity to schools, parks, or other
sensitive uses.
Key Issues for Commission Discussion
Staff has identified the following policy questions for Commission consideration:
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1. Land Use Compatibility
o Are cannabis sales, liquor stores, and tobacco shops consistent with the
long-term vision for the MX-D district?
o Should these uses be encouraged, limited, or more tightly regulated in
downtown locations?
2. Use Classification
o Should any of these uses be reclassified (e.g., from permitted to
conditional uses) to allow for case-by-case review or be stipulated in any
manner (i.e. only on non-Mainstreet frontages)?
o Are there distinctions between different types or scales of these
businesses that should be reflected in the code?
o The City cannot prevent a legally operating business by changing Zoning
regulations. Such businesses become legally non-conforming in
perpetuity, so long as the use does not cease for more than 12 months.
Such businesses can be sold and operated by new owners, but they are
prohibited from expanding.
3. Concentration and Spacing
o Should spacing requirements between similar uses be considered to
prevent over-concentration?
o Should additional spacing from sensitive uses (e.g., schools, parks,
residential units) apply specifically within the MX-D district?
4. Design and Operational Standards
o Are additional design standards (e.g. storefront transparency, signage
limitations) appropriate for these uses in a downtown context?
5. Peer Community Regulations
o Staff reviewed regulations for communities that have a downtown zoning
designation with similar characteristics to Hopkins’:
White Bear Lake
Zone: MX-D - Mixed-Use Storefront - Downtown
Uses:
Conditional: Off-Sale Liquor
Prohibited: Tobacco Products Shop, Cannabis Dispensary
Stipulations:
o Off-sale liquor stores may be approved in the MX-D zone only
if:
o a. Located on a lot with frontage on Highway 61 and 3rd Street
or Highway 61 and 4th Street; and
o b. The gross floor area of the business does not exceed 5,000
square feet.
Excelsior
Zone: DC - Downtown Commercial
Uses:
Permitted: Retail Sales (Tobacco), On and Off sale Liquor
Cannabis Retail is prohibited
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Stipulations:
Robbinsdale
Zone: DD-1 - Downtown District
Uses:
Permitted: Retail (Tobacco), Cannabis Retailer
Prohibited: Tobacco Shops
Stipulations:
Cannabis Retail prohibited 300 ft from a school and 500 ft from
another cannabis retail business
Municipal liquor only
Stillwater
Zone: CBD - Central Business District
Uses:
Permitted: General Retail (Liquor Store & Tobacco Shop)
Prohibited: Cannabis Retail
Stipulations:
Wayzata
Zone: C-4B - Central Business District
Uses:
Permitted: Liquor Store, General Retail (Tobacco)
Prohibited: Cannabis Retail
Stipulations: Municipal liquor only
Anoka
Zone: MS - Main Street Mixed-Use District
Uses:
Permitted: Liquor Store, Cannabis Retailer (Except in Sub District
EM-2)
Prohibited: Tobacco Shops
Stipulations: Cannabis Retail prohibited 500 ft of a school, day
care, residential treatment facility, an attractions within a public
park that is regularly used by minors, or another cannabis retailer.
6. Economic Development and Equity Considerations
o How might zoning changes affect small businesses, redevelopment
opportunities, and overall downtown vitality?
o Are there equity or accessibility considerations the City should account for
when regulating these uses?
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FUTURE ACTION
Based on Commission feedback, staff may prepare draft zoning code amendments for
formal review. Review of the Amendment would require a public hearing and review by
the Planning and Zoning Commission. The City Council would then consider the
Commission recommendation and take action on the amendment at a subsequent
regular meeting.
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12/1/2025
Downtown Hopkins MX-D Parcels
Excelsior Blvd
Excelsior Blvd
Mainstreet
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1st St S 6th AveNExcelsior Blvd16th Ave N8th Ave S15th Ave N12th Ave N11th Ave N8th Ave N7th Ave N15th Ave S12th Ave S9th Ave S13thAveS11th Ave S10th Ave S6th Ave S