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V.1. 2024-05 100 Jackson Ave N - Cargill Outlot - Zoning Map Amendment CITY OF HOPKINS P&Z Report 2024-05 To: Planning and Zoning Commission Members From: Ryan Krzos, City Planner Date: August 27, 2024 Subject: 100 Jackson Ave N – Cargill Outlot – Zoning Map Amendment. _____________________________________________________________________ RECOMMENDED ACTION Following a public hearing, MOTION TO: Approve Planning & Zoning Resolution 2024-12 Recommending the City Council Approve an Ordinance Rezoning 100 Jackson Ave N from IX-S with a Planned Unit Development to RX-TOD with a Planned Unit Development. OVERVIEW Cargill Incorporated, the property owner, is requesting a Zoning Map Amendment (Rezoning) of 100 Jackson Ave N. The subject parcel is an undeveloped 0.57-acre parcel currently zoned IX-S, Employment Mix Suburban Center with a Planned Unit Development. The applicable Planned Unit Development is the approval granted for the Excelsior Crossings development. IX-S is the same zoning designation as the large- office building parcels of Excelsior Crossings. An undeveloped 0.52-acre parcel, fronting on the intersection of Jackson Avenue N and St Louis Street is currently zoned RX- TOD, Residential-Office Mix Transit-Oriented District (TOD) Center with a Planned Unit Development. The subject property and the adjoining undeveloped lot were approved as a retail/office component of the Excelsior Crossings development. The request would rezone the subject property to RX-TOD in order to facilitate an administratively-processed lot combination of the two parcels. At this time, no specific development requests are contemplated; however, the property is being marketed for such. Any future development of the subject property would require City review of a site plan approval request. A public hearing is required for this rezoning request. Based on the findings in this report, staff recommends approval of the requested rezoning. BACKGROUND In 2006, the City granted land use approvals, including a Planned Unit Development, for the Excelsior Crossing development. As part of the Planned Unit Development guiding the redevelopment site, an approximately one-acre area of land, including the subject property, was envisioned as a retail area meant to complement the office uses. Site development plan approvals were granted subsequently for the three office buildings. Planning & Development In 2008 the then property owner requested site plan approval of a 14,300 square foot day care facility on the subject property. Despite having land use approval, the day care facility project never moved forward. At the same time the owner also proposed a subdivision plat that defined the retail outlot which was comprised of the subject property and the adjoining undeveloped property. When that plat was being recorded with Hennepin County, the retail outlot was split creating the two lots in the current configuration. At the time, the County believed the lot needed to be split because the subject property area was within a Tax Increment Finance (TIF) District and the adjoining portion was outside of that boundary. A lot is not able to be partially within a TIF boundary. City records show that both parcels have been within the TIF boundary since its inception. When the Development Code was updated in 2022, the IX-S zone was applied to the subject property as it was the designation of the adjacent office properties. The RX-TOD zoning was applied to the Jackson Avenue fronting lot as the other lots along Jackson had that same designation. Cargill is now requesting a rezoning of the subject property to RX-TOD which would establish a unified zoning designation for the subject property and the adjoining undeveloped parcel. The rezoning is requested to facilitate a lot combination of the two parcels, as the Development Code does not allow more than one zoning designation on a lot. 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 (rezoning). 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 Comprehensive Plan identifies the subject site with the Commerce and Employment future land use category. The proposed RX-TOD zoning designation in conjunction with the applicable Planned Unit Development controls for the site would be consistent with guidance for Commerce and Employment Districts as they allow for retail and office uses. The Commerce and Employment District 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 is met. 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: the rezoning would correct an inconsistency between the current map and the land use approvals that were granted for Excelsior Crossings. The RX-TOD zone allows for office and retail uses which were envisioned for this site. Accordingly, staff finds that this criterion is met. ALTERNATIVES 1. Vote to recommend approval of the requested Zoning Map amendment for 100 Jackson St N. By voting to recommend approval, consideration of a first reading of the Ordinance will be scheduled for the September 3, 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 September 3, 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 2024-12 • Current Zoning Map • Current Future Land Use Map CITY OF HOPKINS HENNEPIN COUNTY, MINNNESOTA PLANNING & ZONING COMMISSION RESOLUTION 2024-12 A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE REZONING THE PROPERTY AT 100 JACKSON AVENUE N, WITH PID 19-117-21-31-0069 FROM IX-S, EMPLOYMENT MIX SUBURBAN CENTER WITH A PLANNED UNIT DEVELOPMENT TO RX-TOD, RESIDENTIAL-OFFICE MIX TOD CENTER WITH A PLANNED UNIT DEVELOPMENT WHEREAS, The Cargill Incorporated (“the Applicant”), the property owner of 100 Jackson Ave N, with PID 19-117-21-31-0069, has requested a rezoning of the property from IX-S, Employment Mix Suburban Center with a Planned Unit Development to RX- TOD, Residential-Office Mix TOD Center with a Planned Unit Development; 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 Applicant on July 26, 2024; 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 August 27, 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 2024-05 dated August 27, 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 19-117-21-31-0069, from IX-S, Employment Mix Suburban Center with a Planned Unit Development to RX-TOD, Residential-Office Mix TOD Center with a Planned Unit Development. Adopted this 27th day of August 2024. ______________________________ Whitney Terrill, Chair Exhibit A Legal Description of Subject Parcel That part of Lot 3, Block 1, Excelsior Crossings 2nd Addition, embraced within the following described three parcels: (1) Lot 3, Block 1, Excelsior Crossings (2) Lots 1 and 10, Block 13, West Minneapolis Center, and the vacated North and South alley in said Block 13; and Lots 14 and 15, except the East 16 feet of Lots 14 and 15, Block 4, West Minneapolis Center, and that part of vacated First Street North, dedicated in West Minneapolis Center, lying between the Southerly extensions across it of the West line of the East 16.00 feet of Lot 14 and the West line of Lot 14 in Block 4, West Minneapolis Center and that part of the South Half of vacated First Street North, dedicated in the plat of West Minneapolis Center, lying easterly of the southerly extension of the west line of the East 16 feet of Lot 14, Block 4, said plat, and westerly of a line drawn from the southeast corner of Lot 13, said block, to the most northerly northwest corner of Parcel 34C, City of Hopkins Highway Right-of-Way Plat No. 1 (3) That part of vacated 1st Street North, dedicated in the plat of Excelsior Crossings, described as beginning at the northwest corner of Lot 4, Block 1, said plat: thence on an assumed bearing of South 87 degrees 31 minutes 58 seconds East, along the north line of said Lot 4, a distance of 17.50 feet; thence North 43 degrees 53 minutes 44 seconds West a distance of 15.57 feet to the west line of said 1st Street North: thence South 32 degrees 35 minutes 57 seconds West, along said west line of 1st Street North, a distance of 12.42 feet to the point of beginning.