VII.1. First Reading Ordinance Amending the Zoning Map for 9451 Excelsior Boulevard; Krzos
CITY OF HOPKINS
City Council Report 2024-038
To: Honorable Mayor and Council Members
Mike Mornson, City Manager
From: Ryan Krzos, City Planner
Date: April 2, 2024
Subject: First Reading of an Ordinance Amending the Zoning Map for 9451
Excelsior Boulevard – Depot Coffeehouse.
_____________________________________________________________________
RECOMMENDED ACTION
Following a public hearing, MOTION TO: Adopt Resolution 2024-029 Approving a
first reading of Ordinance 2024-1207 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. The Planning and Zoning Commission
conducted a public hearing and reviewed the application at their March 26, 2024
meeting. Following the public hearing, the Planning and Zoning Commission approved a
resolution recommending 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.
Planning & Development
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
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 the Planning and Zoning Commission’s public hearing in the official paper and
mailed notices directly to property owners and residents within 500 feet of the subject
property. No community members spoke during the public hearing and the City received
no comments on this item.
ANALYSIS
The Hopkins Development code regulates land use and development in the city as a
means 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 apply a future land use category to rights-of-way 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 must be amended accordingly to
guide the zoning for site; in this case, the Commerce and Employment future
land use category. A formal Comprehensive Plan Amendment will be processed
in tandem with this request. The Planning and Zoning Commission will hold a
public hearing on the Plan Amendment at their May 1, 2024 meeting. City
Council and Metropolitan Council approval of the Plan Amendment is required.
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’s location and existing uses are
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 is publicly-owned and
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. The MX-S zone is proposed as it is
intended for mixed-use, regional-scale nodes, where residents and visitors may
access a mix of predominantly commercial uses, including motor vehicle-related
uses, in a walkable environment. Given the location of the site with access to
Excelsior Boulevard, and the community draw of the depot and trail facilities, the
site aligns with the purposed of this zone. Accordingly, staff finds that this
criterion is met.
ALTERNATIVES
1. Vote to approve a first reading of the Zoning Map amendment for 9451 Excelsior
Boulevard. A second reading of the Ordinance is required for adoption.
2. Vote to recommend denial of the rezoning request. Should the City Council
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
• Ordinance 2024-1207
• Resolution 2024-029
• Current Zoning Map
• Current Future Land Use Map
1
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
ORDINANCE 2024-1207
AN ORDINANCE ASSIGNING THE MX-S, MIXED-USE SUBURBAN CENTER ZONE
TO THE PROPERTY AT 9451 EXCELSIOR BOULEVARD
(WITH PID 19-117-21-31-0002)
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
1. That the following described premises is hereby zoned MX-S, Mixed-Use
Suburban center.
2. The property to be rezoned, addressed as 9451 Excelsior Boulevard is legally
described in Exhibit A.
First Reading: April 2, 2024
Second Reading: April 16, 2024
Date of Publication: April 25, 2024
Date Ordinance Takes Effect: April 25, 2024
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
1
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.
CITY OF HOPKINS
HENNEPIN COUNTY, MINNNESOTA
RESOLUTION 2024-029
A RESOLUTION APPROVING A FIRST READING OF ORDINANCE 2024-1207
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;
4. That the Hopkins Planning & Zoning Commission reviewed this application
during their March 26, 2024 meeting and recommended approval by the City
Council; and,
WHEREAS, staff recommended approval of the above stated application based
on the findings outlined in Council Report 2024-038 dated April 2, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Hopkins hereby approves a first reading of Ordinance 2024-1207 rezoning the property
with PID 19-117-21-31-0002, to MX-S, Mixed Use Suburban Center subject to approval
of an associated Comprehensive Plan Amendment.
Adopted this 2nd day of April 2024.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
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