V.1. 2024-02 - 9451 Excelsior Blvd - Depot Coffeehouse - Zoning Map Amendment CITY OF HOPKINS
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P&Z Report 2024-02
Planning and Zoning Commission Members
Ryan Krzos, City Planner
March 26, 2024
9451 Excelsior Boulevard – Depot Coffeehouse – Zoning Map
Amendment.
_____________________________________________________________________
RECOMMENDED ACTION
Following a public hearing, MOTION TO: Approve Planning & Zoning Resolution
2024-08 Recommending the City Council Approve an Ordinance Assigning the MX-S
Zoning Designation for 9451 Excelsior Boulevard.
OVERVIEW
The City on behalf of the property owner, the Metropolitan Council, requests a Zoning
Map Amendment (Rezoning) for 9451 Excelsior Boulevard, the parcel containing the
Depot Coffeehouse. The subject parcel also contains a Regional Trailhead and parking
for trail users. The site does not have an assigned zoning classification. The request
would assign the MX-S, Mixed-Use Suburban Center zoning designation to the
property. The Zoning Map Amendment would facilitate an update to the City’s permit to
occupy the space for the Depot Coffeehouse. The MX-S zone allows for the current
food service and entertainment use, as well as the recreational trail use. No
modifications to the site or use are proposed. Based on the findings in this report, staff
recommends approval of the request.
BACKGROUND
The railroad was the single most important factor in the development of Hopkins. It
brought industry and, in return, jobs and residents. The most important line was the
Minneapolis and St. Louis Railroad. The first station for this line was built in 1872 on
land acquired from Harley H. Hopkins. His condition was that the station be named
Hopkins (rather than West Minneapolis). The original depot was replaced around 1903
with the red brick building present on the site. Passenger cars stopped running on the
line in 1960. The station was in operation for freight transportation until approximately
1971 or 1972 when automated switching replaced the need for employees at the
station. The last train ran on the Minneapolis and St. Louis tracks on June 21, 1980.
The Depot then sat vacant for a while until the building was leased from the Hennepin
County Railroad Authority.
In 1994, the Hopkins Chemical Health Commission of the City of Hopkins held a forum
with Hopkins High School students and the community to find a solution to the use of
Planning & Development
chemical substances by the youth in the community. It was decided that students within
the community did not have a chemical free space to go to. A solution to this issue was
to create a safe, and chemically free coffee house where youth could spend their time.
The coffee house aspect was designed to finance the teen development programming
and provide the students experience with operations of a business. The teen
development program was designed to provide students with an array of resources
such as peer tutoring, counseling, computers for schoolwork and entertainment
including games, movies, live performances and more. To fulfill the vision, the depot
required $300,000 in renovations. This was accomplished with $100,000 in grants and
$200,000 in donated materials and labor. Thanks to incredible efforts from the
community, The Depot Coffee House opened on September 2, 1998.
The Depot Coffee House is a chemical-free safe zone designed by youth for youth since
1998. The Depot is a space that is currently being utilized by the Youth Advisory Board.
The depot serves as a space for youth programming as the board hosts monthly events
that take place in and outside of the depot. The board also meets weekly on Fridays to
host their board meetings inside the depot. During these meeting, the Youth Advisory
Board has final approval and oversees various programs, positions, and organizational
changes, operating much like a non-profit board. Each year, a new group is appointed
or elects to stay on for another year.
Community Engagement and Comment
The Zoning Map Amendment procedure requires a public hearing. The City published
notice of this public hearing in the official paper and mailed notices directly to property
owners and residents within 500 feet of the subject property. As of the writing of this
report, the City has not received any comments on this item. Staff will provide an update
to the Planning and Zoning Commission on all public comments received during the
public hearing.
ANALYSIS
The Hopkins Development code regulates the use and development of land in the city
to implement the vision and policies of the Comprehensive Plan. A central function of
the development code is to divide the city into discrete zones, regulated by specific
standards in each. Changes to, or assignment of, new zoning designations may occur in
the form of a Zoning Map Amendment. In making recommendations and decisions
regarding approval of a Zoning Map Amendment, the City must consider at least the
following factors:
(1) Whether the proposed zoning map amendment is in conformity with the
comprehensive plan; and
(2) Whether the proposed zoning map amendment corrects an error or
inconsistency or will help meet the challenge of a changed or changing condition.
Legal Authority
Decisions on Zoning Map Amendments are considered a legislative action. When
considering a legislative action, the City is assigning zoning classifications or creating
development standards to regulate the types of uses and/or structures. Under the law,
the City has wide flexibility to create standards that will ensure the type of development
it desires; however, these regulations must be reasonable and supported by a rational
basis relating to promoting the public health, safety, and welfare.
Criteria Evaluation
Staff has evaluated the zoning map amendment request and offers the following
findings:
Criterion 1 - whether the proposed zoning map amendment is consistent with the
comprehensive plan:
The City does not map rights-of-way within any of the future land use categories
in the Comprehensive Plan. Since the depot parcel contains the regional trail,
this practice was applied to the subject site. Since the site contains activities
beyond right-of-way purposes, the Comprehensive Plan should be modified
accordingly to guide the site; in this case, the Commerce and Employment future
land use category. Staff is seeking clarification from the Metropolitan Council for
whether this modification can be processed administratively or whether a formal
Comprehensive Plan Amendment, pursuant to a formal procedure, is required.
In any event, the proposed MX-S zoning designation for the site would be
consistent with guidance for Commerce and Employment Districts. These areas
are envisioned as being contemporary auto-oriented development supporting
regional and interstate commerce. Uses in commerce and employment corridors
is expected to include a mix of commercial, office, service, medical, research and
technology uses. 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 subject site is consistent with this guidance.
Accordingly, staff finds that this criterion can be met provided the Comprehensive
Plan is modified.
Criterion 2 - whether the proposed Zoning Map Amendment corrects an error or
inconsistency or will help meet the challenge of a changed or changing condition:
Similar to the Future land use map, the City does not apply a zoning designation
to properties used as right-of-way. Since the depot parcel contains the regional
trail, this practice was applied to the site both prior to and with the Development
Code update. The proposed zoning map amendment would correct the
inconsistency of not applying a designation to land used for activities beyond the
trail right-of-way facility. Accordingly, staff finds that this criterion is met.
ALTERNATIVES
1.Vote to approve Zoning Map amendment for 9451 Excelsior Boulevard. By voting
to recommend approval, consideration of a first reading of the Ordinance will be
scheduled for the April 2, 2024 City Council meeting. A second reading of the
Ordinance is required for adoption.
2.Vote to recommend denial of the rezoning request. The Ordinance would be
scheduled for consideration of a first reading by the City Council at the April 2,
2024 meeting with a recommendation to deny. Should the Planning and Zoning
Commission consider this option, it must also identify specific findings that
support this alternative.
3.Continue for further information. If the City finds that further information is
needed, the item may be continued.
SUPPORTING INFORMATION
•P&Z Resolution 2024-08
•Current Zoning Map
•Current Future Land Use Map
CITY OF HOPKINS
HENNEPIN COUNTY, MINNNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2024-08
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE AN
ORDINANCE ESTABLISHING THE MX-S, MIXED USE SUBURBAN CENTER
ZONING DESIGNATION FOR THE PROPERTY LOCATED AT
9451 EXCELSIOR BOULEVARD
WHEREAS, The City, on behalf of the property owner the Metropolitan Council,
has requested the MX-S, Mixed Use Suburban Center zoning designation to be
assigned for the property at 9451 Excelsior Boulevard with PID: 19-117-21-31-0002;
and,
WHEREAS, this property is legally described in Exhibit A; and,
WHEREAS, the procedural history of the application is as follows:
1.That the above stated application was initiated by the City; and,
2.That the Hopkins Planning & Zoning Commission, pursuant to published and
mailed notice, held a public hearing on the application and reviewed such
application on March 26, 2024 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 findings outlined in Planning and Zoning Report 2024-02 dated March 26, 2024.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission
of the City of Hopkins hereby recommends the City Council approve an ordinance
rezoning the property with PID 19-117-21-31-0002, to MX-S, Mixed Use Suburban
Center.
Adopted this 26th day of March, 2024.
______________________________
Andrew Wright, Chair
Exhibit A
Legal Description of Subject Parcel
That part of the Southwest Quarter of Section 19, Township 117, Range 2, Hennepin
County, Minnesota, bounded and described as follows:
Beginning at a point on the Southerly line of Excelsior Road (now Excelsior Boulevard),
as said Road was established prior to the widening and improvement thereof (1978),
distant 71.6 feet Northwesterly, measured at right angles, from said original main track
center line; thence Southwesterly parallel with said center line a distance of 302.47 feet;
thence Southwesterly along a straight line a distance of 636.8 feet to a point on the East
line of Washington Avenue, distant 50 feet Northwesterly, measured at right angles,
from said original main track center line; thence Southerly along said East line of
Washington Avenue a distance of 58 feet, more or less, to a point distant 15 feet
Northwesterly, measured at right angles, from the center line of Chicago and North
Western Transportation Company (formerly Minneapolis and St. Louis Railway
Company) connecting track ICC No. 9, as said track is now located; thence
Northeasterly parallel with the center line of said connecting track (and the continuation
thereof to the center line of the Westbound main track of the Chicago Milwaukee, St.
Paul and Pacific Railroad Company) a distance of 830 feet, more or less, to a point
opposite the point of switch for said connecting track (at said last described main track
center line); thence Southeasterly radial to the last described course a distance of 3
feet, more or less, to a point distant 50 feet Southeasterly, measured at right angles,
from said original (Minneapolis and St. Louis Railway Company) main track center line;
thence Northeasterly parallel with said original main track center line a distance of 430
feet, more or less, to a point on the Southerly line of said Excelsior Road; thence
Westerly along said Southerly line of Excelsior Road a distance of 315 feet, more or
less, to the point of beginning.
Proposed as MX-S
Proposed as Commerce and Employment