IV.11. Resolution Amending the Comprehensive Plan to assign the Commerce and Employment Future Land Use Designation for 9451 Excelsior Boulevard; Krzos
CITY OF HOPKINS
City Council Report 2024-061
To: Honorable Mayor and Council Members
Mike Mornson, City Manager
From: Ryan Krzos, City Planner
Date: May 7, 2024
Subject: 9451 Excelsior Boulevard – Hopkins Depot – Comprehensive Plan
Amendment.
_____________________________________________________________________
RECOMMENDED ACTION
MOTION TO: Approve Resolution 2024-038 Amending the Comprehensive Plan to
assign the Commerce and Employment Future Land Use Designation for 9451
Excelsior Boulevard.
OVERVIEW
The City on behalf of the property owner, the Metropolitan Council, requests a
Comprehensive Plan Amendment for 9451 Excelsior Boulevard, the parcel containing
the Depot Coffeehouse. The site does not have an assigned Future Land Use
classification by the Comprehensive Plan. The request would assign the Commerce and
Employment Future Land Use Category to the property. No modifications to the site or
use are proposed. Based on the findings in this report, staff recommends approval of
the request.
BACKGROUND
At the April 16, 2024 City Council meeting, a second reading of an Ordinance Amending
the Zoning Map to assign the MX-S zone to the property was approved, effectuating the
rezoning. The rezoning was necessary to facilitate an update to the City’s permit to
occupy the space for the Depot Coffeehouse. A condition of that rezoning approval was
to formally amend the Comprehensive Plan with the corresponding Commerce and
Employment future land use designation.
Community Engagement and Comment
The Comprehensive Plan Amendment procedure requires a public hearing. The City
published notice of the Planning and Zoning Commission’s May 1 public hearing in the
official paper and mailed notices directly to property owners and residents within 500
feet of the subject property. The City did not received any comments on this item, nor
did any members of the public speak during the public hearing. The process for
amending the Comprehensive Plan also requires that the City notify adjoining and
affected jurisdictions and provide those administrations an opportunity to provide
comments. Staff notified the Cities of St Louis Park and Edina, and the Minnesota
Planning & Development
Department of Transportation. None of the entities provided comment on this request.
ANALYSIS
The Hopkins Comprehensive Plan establishes the vision and policies that govern a
number of issues including the use and development of land in the city. The
Comprehensive Plan is intended to be general and flexible, to be applicable across a
wide range of circumstances. As such, the Plan recognizes that from time to time formal
amendments to the Plan may be necessary to address changing conditions,
development proposals, new information, and other factors. In this case, staff finds that
the amendment is warranted to correct the typical practice of not assigning a category
to public rights-of-way. Since activities and uses occur on the site beyond
transportation, it is appropriate to have guidance from the Comprehensive Plan. The
existing uses and characteristics of the site are consistent with the Commerce and
Employment future land use category. Commerce and Employment 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.
ALTERNATIVES
1.Vote to approve a Comprehensive Plan amendment for 9451 Excelsior
Boulevard. Approval of the Amendment by the Metropolitan Council is also
required.
2.Vote to deny the Comprehensive Plan Amendment 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
•Resolution 2024-038
•Current Zoning Map
•Current Future Land Use Map
CITY OF HOPKINS
HENNEPIN COUNTY, MINNNESOTA
RESOLUTION 2024-038
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN TO ESTABLISH THE
COMMERCE AND EMPLOYMENT FUTURE LAND USE DESIGNATION FOR THE
PROPERTY LOCATED AT 9451 EXCELSIOR BOULEVARD
WHEREAS, The City, on behalf of the property owner the Metropolitan Council,
has requested a Comprehensive Plan Amendment to assign the Commerce and
Employment future land use designation 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 on May 1, 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,
4. That the Hopkins Planning & Zoning Commission reviewed this application
during their May 1, 2024 meeting and recommended approval by the City
Council; and,
WHEREAS, staff and the Planning and Zoning Commission recommended
approval of the above stated application based on the findings outlined in City Council
Report 2024-061 dated May 7, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City of Hopkins City Council
hereby approves an amendment to the Comprehensive Plan to assign the Commerce
and Employment future land use category to the property with PID 19-117-21-31-0002,
subject to approval by the Metropolitan Council.
Adopted this 7th day of May 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.
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Proposed as Commerce and Employment