VII.1. First Reading Ordinance 2024-1214 Rezoning 100 Jackson Ave. N.; Krzos
CITY OF HOPKINS
City Council Report 2024-104
To: Honorable Mayor and Council Members
Mike Mornson, City Manager
From: Ryan Krzos, City Planner
Date: September 3, 2024
Subject: First Reading of an Ordinance Rezoning 100 Jackson Ave N
_____________________________________________________________________
RECOMMENDED ACTION
MOTION TO: Adopt Resolution 2024-054 Approving a first reading of Ordinance 2024-
1214 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 of 100 Jackson Ave N, requests a Zoning Map
Amendment (Rezoning). The subject parcel is an undeveloped 0.57-acre parcel
currently zoned IX-S, Employment Mix Suburban Center with a Planned Unit
Development. The associated Planned Unit Development is the approval granted for the
Excelsior Crossings development. IX-S is the zoning designation of the large office
building portions 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 to facilitate an
administratively processed lot combination of the two parcels. Currently, no specific
development requests are proposed; 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. The Planning & Zoning Commission conducted a public hearing on
the rezoning request at their August 27, 2024 meeting. Based on the findings in this
report, the Planning & Zoning Commission and staff recommend approval of the
requested rezoning.
BACKGROUND
In 2006, the City granted land use approvals, including a Planned Unit Development, for
the Excelsior Crossing development. The overall mater plan for the Excelsior Crossings
Development is included as an attachment. Site development plan approvals were
granted subsequently for the three large-scale 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. That day care facility project never moved
forward. A subdivision plat was approved in conjunction with the day care facility. The
plat defined the property boundaries of 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 split was necessary
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.
In 2022 as part of the Development Code update, the subject property was assigned the
IX-S zone 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 RX-TOD zoning designation was identified
as the designation that is generally consistent with the retail/office uses envision by the
Planned Unit Development. The rezoning would 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 the Planning & Zoning Commission to
conduct a public hearing. The City published notice of the 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 receive any comments on this item. No public
comments were provided during the public hearing at the August 27, 2024 Planning &
Zoning Commission meeting. The Planning & Zoning Commission unanimously
approved a resolution recommending approval of the rezoning request.
ANALYSIS
The Hopkins Development code regulates development and the use 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 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 error in having two zoning designations for an
area that was meant to be a singular development site in the Excelsior Crossings
approval. 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 approve a first reading of an Ordinance amending the Zoning Map for
100 Jackson St N. A second reading of the Ordinance is required for adoption.
2. Vote to deny 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 2024-1214
• Resolution 2024-054
• Excelsior Crossings Master Plan Exhibit
• Current Zoning Map
• Current Future Land Use Map
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
ORDINANCE 2024-1214
AN ORDINANCE REZONING THE PROPERTY AT 100 JACKSON AVE 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
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
1. That the following described premises is hereby rezoned from IX-S, Employment
Mix Suburban Center with a Planned Unit Development to RX-TOD, Residential-
Office Mix Transit Oriented Development Center with a Planned Unit Development.
2. The property to be rezoned is legally described in Exhibit A.
First Reading: September 3, 2024
Second Reading: September 10, 2024
Date of Publication: September 19, 2024
Date Ordinance Takes Effect: September 19, 2024
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
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.
CITY OF HOPKINS
HENNEPIN COUNTY, MINNNESOTA
RESOLUTION 2024-054
A RESOLUTION APPROVING A FIRST READING OF ORDINANCE 2024-1214
REZONING THE PROPERTY AT 100 JACKSON AVE 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, Cargill Incorporated, the property owner of 100 Jackson Avenue N with
PID: 19-117-21-31-0069, has requested a zoning map amendment, rezoning the property
from IX-S Employment Mix Suburban Center with a Planned Unit Development to RX-TOD
Residential-Office Mix Transit Oriented Development 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, and deemed
complete on August 5, 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;
4. That the Hopkins Planning & Zoning Commission reviewed this application during
their August 27, 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 2024-104 dated September 3, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves a first reading of Ordinance 2024-1214 rezoning the property with PID 19-
117-21-31-0069, from IX-S with a PUD to RX-TOD with a PUD.
Adopted this 3rd day of September 2024.
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
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.
Subject Proptery