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Planning & Zoning Packet 04-28-2026HOPKINS PLANNING & ZONING COMMISSION AGENDA Tuesday, April 28, 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 January 27, 2026 Planning & Zoning Commission regular meeting V. PUBLIC HEARINGS VI. OLD BUSINESS 1. Continued Discussion of Potential Modifications to Zoning Regulations for the MX-D Zone Related to Cannabis Sales, Liquor Stores, and Tobacco Shops VII. NEW BUSINESS 1. Public Engagement for the Comprehensive Plan Update VIII. ANNOUNCEMENTS IX. ADJOURN HOPKINS PLANNING & ZONING COMMISSION REGULAR MEETING PROCEEDINGS TUESDAY, JANUARY 27, 2026 CALL TO ORDER Pursuant to due call and notice thereof a regular meeting of the Hopkins Planning & Zoning Commission was held on Tuesday, January 27, 2026 at 6:30 p.m. in the Council Chambers at Hopkins City Hall, 1010 1st Street South. Vice Chairperson Nathan Miller called the meeting to order with Commission members Pete Wiechert, Joshua Montgomery, Adam Minter, Michael Ujifusa attending. Commissioner Diane Ilstrup and Chairperson Whitney Terrill were absent. Also present was City Planner Krzos. ADOPT AGENDA Motion by Minter. Second by Wiechert. Motion Adopt Agenda as presented. Ayes: All Present. Nays: None. Absent: Ilstrup and Terrill. Motion carried. COMMUNITY COMMENT None. CONSENT AGENDA Motion by Wiechert. Second by Ujifusa. Motion Approve the following: 1. Minutes of the November 25, 2025 Planning & Zoning Commission regular meeting. Ayes: All Present. Nays: None. Absent: Ilstrup and Terrill. Motion carried. PUBLIC HEARINGS 1. Development Code Text Amendment to allow as permitted use, large daycares in the IX-S Zone. City Planner Krzos provided a summary presentation of the request from applicant Mariela Pineda on behalf of Creek Valley Properties LLC, owner of 509 2nd Ave. S. The proposed amendment would allow daycares as a permitted use within the IX-S Zone. Currently, large daycares (licensed facilities, serving more than 12 children) are prohibited. Residential care or daycares serving less than 12 children are currently allowed in the IX-S Zone often used for industrial use in Hopkins. Planner Krzos stated staff is open to the request due to the need for daycare in the city and it fits with the comprehensive plan. HOPKINS PLANNING & ZONING COMMISSION REGULAR MEETING PROCEEDINGS TUESDAY, JANUARY 27, 2026 The public hearing for this item was opened and closed at 6:45 p.m. Motion by Montgomery. Second by Minter. Motion Open and close the public hearing. Ayes: All Present. Nays: None. Absent: Ilstrup and Terrill. Motion carried. Motion by Montgomery. Second by Ujifusa. Motion Move to amend Resolution 2026-01 that would permit land use for large daycares in IX-S Zone. Ayes: All Present. Nays: None. Absent: Ilstrup and Terrill. Motion carried. The recommendation will go to the City Council for review at the Feb. 2, 2026 meeting. OLD BUSINESS None. NEW BUSINESS 1. Discuss potential modifications to the zoning regulations for the MX-D Zone related to cannabis sales, liquor stores and tobacco shops. At the Nov. 25, 2025 Planning and Zoning Commission Meeting, the commission reviewed a City Code Amendment for Cannabis Business regulation. The Commission requested reviewing zoning regulations for the downtown, MX-D Zone, that involves businesses that sell items restricted for minors such as tobacco, liquor and cannabis products. All products are currently permitted in this zone. Planner Krzos explained the buffers that can be used to regulate the sale of these items within the MX-D Zone, which include distance regulations and City licensing requirements. Commissioner Minter expressed interest in creating a buffer for cannabis businesses around a section of downtown near the Arts Center. Miller and Ujifusa agreed and thought limiting the number of businesses in the small area of downtown would be beneficial. Montgomery asked Planner Krzos what the City Attorney recommended about buffers for these businesses. Planner Krzos stated the attorney said to stay within state statute, which included the guidelines for schools and parks. After further discussion, the commission requested to see what regulations they could put on conditional use permits for these types of businesses and agreed to revisit the item at the next meeting. HOPKINS PLANNING & ZONING COMMISSION REGULAR MEETING PROCEEDINGS TUESDAY, JANUARY 27, 2026 ANNOUNCEMENTS Planner Krzos updated the Commission on the City Council adopting Ordinance 2025- 1230 amending the Hopkins City Code for cannabis registration requirements and that they approved the variance request for 37 19th Ave. N. ADJOURNMENT There being no further business to come before the Planning & Zoning Commission and upon a motion by Montgomery, second by Minter, the meeting was unanimously adjourned at 7:34 p.m. Respectfully Submitted, Kristine Kostuck, Administrative Assistant 1 CITY OF HOPKINS Memorandum To: Planning and Zoning Commission Members From: Ryan Krzos, City Planner Date: April 28, 2026 Subject: Continued Discussion of Potential Modifications to Zoning Regulations for the MX-D Zone Related to Cannabis Sales, Liquor Stores, and Tobacco Shops _____________________________________________________________________ PURPOSE This item is a continuation of the Planning and Zoning Commission’s policy discussion regarding potential modifications to the MX-D (Mixed-Use Downtown Center) zoning district as it relates to cannabis retail, off-sale liquor stores, and tobacco shops. At the January discussion, the Commission did not reach consensus on whether or how zoning standards should be modified. Staff indicated it would conduct outreach to the business community to gather additional input. This memorandum provides a brief update on that outreach and reintroduces the issue for continued direction. No formal action is requested at this time. This item is intended to support continued policy discussion and direction-setting. INFORMATION Background At the November 25, 2025 Planning & Zoning Commission meeting, the Commission reviewed a proposed City Code Amendment related to Cannabis Business Registration Requirements, Procedures, and Separation Standards. During that discussion, a plurality of the Commission expressed interest in revisiting how the City regulates certain retail uses in the downtown area—specifically cannabis retail, liquor stores, and tobacco shops—within the MX-D zoning district. Subsequently, staff brought forward a discussion item at the January 27, 2026 meeting to explore whether the current zoning framework aligns with the City’s long-term vision for Downtown Hopkins as outlined in the 2040 Comprehensive Plan. That discussion covered several policy considerations, including land use compatibility, concentration of similar uses, separation from sensitive uses, and appropriate design standards for downtown storefronts. Planning & Development 2 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. 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. • A maximum of three (3) registrations are available for cannabis retail. There is no limit to the number of hemp derived edible product sales. • Subject to separation requirements, which are limited by State Statute: o 350 ft from a school. o 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. o 500 ft from another cannabis retailer. o 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. • Liquor stores may not exceed 5,000 square feet in gross floor area. • A maximum of nine (9) off-sale licenses are available in Hopkins. • Subject to separation requirements: o 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. 3 Tobacco Shops: • A subcategory of retail sales. Considered a Tobacco Shop when more than 25% of the gross floor is devoted to the sales and display of tobacco, tobacco products or tobacco-related devices. • No maximum number of licenses are available in Hopkins. • Tobacco Shops are subject to separation requirements: o 500 ft from:  A public park,  Public or private school,  Church,  Day care, or  Hopkins Center for the Arts. Issues for Commission Discussion Staff offers the following questions for the policy discussion: Land Use Compatibility • Do cannabis retail, liquor stores, and tobacco shops align with the long-term vision for the MX-D district? • Should these uses remain generally permitted, or be more limited in downtown? Regulatory Approach • Should any of these uses shift from permitted to conditional approval to allow case-by-case review? • Are there specific downtown locations (e.g., Main Street frontage vs. side streets) where these uses are more or less appropriate? Concentration and Spacing • Should additional spacing requirements be considered to prevent clustering of similar uses in the downtown core or other areas of the city? • Are existing buffers sufficient within the MX-D context or in other areas of the City? Design and Operational Standards • Should additional downtown-specific design standards be applied (e.g., transparency, signage, façade treatment)? Economic Development Considerations • How might changes impact downtown redevelopment, small business viability, and tenant mix? • Are there unintended consequences (positive or negative) associated with increased regulation or restriction of these uses? FUTURE ACTION Based on Commission feedback, staff would return a zoning text amendments for formal consideration at the May meeting. The amendment would proceed through a public hearing process conducted by the Planning and Zoning Commission, followed by consideration by the City Council. 1 CITY OF HOPKINS Memorandum To: Planning and Zoning Commission Members From: Sam Gallagher, Associate Planner Ryan Krzos, City Planner Date: April 28, 2026 Subject: Public Engagement for the Comprehensive Plan Update _____________________________________________________________________ PURPOSE The City of Hopkins embarking on an updated to our 2040 Comprehensive Plan, Cultivate Hopkins, to guide growth through 2050 in response to evolving community needs and priorities, and as a statutory requirement. The process will epitomize the City’s “take it to them” engagement philosophy, prioritizing inclusive, proactive outreach, especially to underrepresented populations, and coordinating efforts with the Safe Streets and Roads for All Plan and a Housing Study to streamline participation and reduce engagement fatigue. Engagement will occur from 2026 to 2028 across visioning, policy development, and draft review phases. Each phase will emphasize fun and meaningful input, transparent communication, and ensuring community feedback directly shapes a shared vision for Hopkins’ future. The Planning and Zoning Commission will receive a presentation on the proposed engagement approach and will have the opportunity to provide input to help refine the strategy. INFORMATION Background In 2018 the City adopted Cultivate Hopkins, the City's 2040 Comprehensive Plan. The plan represents the long-range guide for how the city grows and evolves through 2040. Its vision is to cultivate a community that is rooted in tradition, vibrant, connected, and resilient by strengthening the built, social, natural, and economic environments. The City is required to prepare an update to its Comprehensive Plan by 2028. This round of Comprehensive Planning will guide growth and redevelopment over the next 20 years; through 2050. Since the time the current planned was developed, the City has continued to experience ongoing redevelopment and change, including investment downtown and along key corridors and the materializing impacts of the Green Line Extension. Additionally, evolving societal factors, new technology, demographic shifts, Planning & Development 2 and regional policy updates necessitate a focused plan update reflective current community priorities. The City’s core mission emphasizes our engagement philosophy to “take it to them” by prioritizing proactive outreach that meets residents and stakeholders where they are and purposefully engages underrepresented populations. This philosophy will guide the Comprehensive Plan update, ensuring broader and more inclusive participation reflective of the community. In 2026 Hopkins will be working on several planning initiatives concurrently. • The Comprehensive Plan update sets the overall vision and goals for the how the city will grow and develop in the future. • The Safe Streets and Roads for All Plan (SS4A) will identify projects and polices to improve safe travel for people walking, biking, rolling, taking public transit and driving in Hopkins. • The Housing Study looks at what types of homes the city needs now and in the future to make sure everyone has a place to live. Engagement Goals & Objectives The public engagement process for the Comprehensive Plan update in Hopkins will support meaningful, inclusive, and actionable community input. Consistent with the City’s “take it to them” approach, engagement efforts will prioritize meeting people where they are and reducing barriers to participation. In 2026, the City is also advancing concurrent planning efforts, including a Safe Streets for All Plan and a Housing Study. These efforts will overlap with the Comprehensive Plan initial engagement phase, creating an opportunity to streamline outreach through a coordinated engagement approach. With this approach we intended to reduce engagement fatigue, make participation more convenient, and provide a more holistic understanding of community priorities. Key goals and objectives include: • Broad & Inclusive Participation. Reach a diverse cross-section of the community, including populations that are traditionally underrepresented in planning processes. • Coordinated Engagement. Align outreach efforts across the Comprehensive Plan, Safe Streets for All Plan, and the Housing Study to create efficient, accessible opportunities for community input. • Proactive Outreach. Bring engagement opportunities into the community through pop-ups, events, and partnerships rather than relying solely on formal meetings. • Meaningful and Valued Input. Gather clear, useful feedback that can directly inform multiple planning efforts and policy decisions. Input • Transparency & Communication. Clearly communicate the purpose of each planning effort, how they relate, and how community input will be used. • Community Ownership. Foster a sense of shared investment by ensuring residents and stakeholders feel heard and reflected across all planning initiatives. • Flexibility & Responsiveness. Adapt engagement strategies as needed based on participation levels, cultural-appropriateness, and feedback to improve effectiveness throughout the process. 3 • Engaging, Fun & Interactive Process. Participation is enjoyable, approachable, and fun through creative, hands-on engagement that feels more like a community gathering than a formal meeting. Participants receive something of value in return for their input, reinforcing that their time and feedback matter. Key Stakeholders & Target Audiences • Residents (by geography, demographics, renters/owners) • Business community • Developers and property owners • Community organizations and advocacy groups • Youth, seniors, and underrepresented populations, particularly Somali and Latino communities. • People with disabilities Engagement Timeline Phase I: Community Vision | Summer 2026 • Develop Comprehensive Plan branding and style guide • Engage in Community Visioning: What does Hopkins need more of? What do we need less of? Where to concentrate efforts? Phase II: What We Heard, Policy Areas | Fall 2026 – Summer 2027 • Potentially hire Consultant to support Plan writing and website design • Convene Comprehensive Plan Stakeholder Group • Engage in Community: Share Community Vision and ask questions for policy development Phase III: Draft Comprehensive Plan | Winter 2027 – Fall 2028 • Engage in Community: Gather feedback on draft Plan • Finalize the 2050 Comprehensive Plan: Must be submitted to Met Council by October 2028 in order to be eligible for early completion grant. Preliminary Engagement Concepts & Ideas The following activities are potential engagement activities and tools to support the Comprehensive Plan update. These are conceptual examples only and will be further refined based on budget, staffing, and community interest. The intent is to create a cohesive, fun, and engaging engagement experience that reflects the community’s identity while also incorporating standard best-practice outreach methods. Traditional Outreach Tools • Community-wide online and paper surveys. • Dedicated project website. • Steering Committee. • Stakeholder interviews with key community, business, and institutional partners. • Social media campaigns to share updates, promote participation, and highlight engagement opportunities. • Email newsletters and updates. • Traditional outreach such as flyers, mailers, and community postings. Creative, Interactive Engagement Concepts • Prompt-based activities such as “My hope for Hopkins in 2050 is…” note exchanges. 4 • Postcard or letter-style visioning exercises that invite participants to imagine the future. • Icon or “button” activities where participants select themes (e.g., housing, transportation, environment) and share why. • Coloring pages, gallery walls, and mosaic-inspired art activities featuring local places and landmarks. • Interactive mapping exercises and visual preference tools. Community-Centered Art & Storytelling • Community-informed public art projects informing and/or tied to the 2050 vision. • Collaborative mosaic or tile-based art installations reflecting community values. • Storytelling through “person on the street” videos, podcasts, and short-form social media content. • Recipe or cultural storytelling exchanges tied to local businesses and community identity. Facilitated Conversations & Pop-Up Tools • “Meeting in a box” kits for pop-ups and one-on-one conversations. • Conversation cards or facilitated prompts for informal discussions in public spaces. • Group activities that use gamification and hands-on visioning exercises. • Interactive model-building workshops to explore land use, public space, and growth scenarios. Community Events & Incentives • Pop-up engagement events tied to existing community gatherings. • “Planner Potlucks” or similar social formats to encourage informal dialogue. • Small incentives or thank-you items for participation (e.g., food, snacks, or local treats). • Informal book club or discussion groups focused on planning-related themes. Equity & Inclusion Approach Consistent with the City’s mission to reach historically underrepresented community members, our approach will be intentional and have meaningful opportunities to participate. We will provide language access through translation and interpretation services and ensure ADA accessibility across all engagement activities. We intend to partner with trusted community organizations to build stronger connections and credibility, while proactively removing common barriers to participation such as scheduling constraints, location challenges, and childcare needs. Planning and Zoning Commission Discussion • Key questions for Commissioners: o Are the engagement methods appropriate? Are there more we should consider? o Are there additional groups we should target? o Any concerns about accessibility or inclusivity? 5 FUTURE ACTION The Planning and Zoning Commission will serve in an advisory capacity role throughout the engagement and plan preparation process. Staff will provide updates on community input after each phase to help interpret feedback and identify emerging themes or gaps that may require additional outreach. Commissioners may also be asked to participate in select engagement activities to increase visibility and community credibility. As the plan preparation process moves forward, the Commission will review draft plan components and ensure that community input is clearly reflected in the Comprehensive Plan prior to formal adoption of the Plan.