V.1. Request for a Zoning Map Amendment for 100 Jackson Ave N
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P&Z Report 2025-02
To: Planning and Zoning Commission Members
From: Ryan Krzos, City Planner
Date: March 25, 2025
Subject: Request for a Zoning Map Amendment for 100 Jackson Ave N
_____________________________________________________________________
REQUEST
Cargill Incorporated, the property owner proposes a Zoning Map amendment to
rezone to the property at 100 Jackson Avenue N to IX-S, Employment Mix Suburban
Center with a Planned Unit Development.
RECOMMENDATION
The Planning and Zoning Commission is asked to:
1. Hold a Public Hearing on the Zoning Map Amendment for comment on the
rezoning.
2. Consider comments by the public and Staff.
3. By motion approve a Resolution recommending the City Council adopt the
zoning map amendment.
ANALYSIS
Cargill Incorporated, the property owner, is requesting a Zoning Map Amendment
(Rezoning) of 100 Jackson Ave N. The subject parcel is an approximately acre-sized
undeveloped parcel currently zoned RX-TOD, Residential-Office Mix Transit-
Oriented District (TOD) with a Planned Unit Development. The applicable Planned
Unit Development is the approval granted for the Excelsior Crossings development.
The subject property was approved as a retail/office component of the Excelsior
Crossings development.
The requested rezoning to IX-S is the zoning designation of the large-office building
parcels of Excelsior Crossings. The rezoning request was submitted in anticipation
of a development by a party under contract for purchase of the property. At this time,
the specific development request is not a part of this application. However, the future
development of the subject property will require City review of a site plan approval
request.
Planning & Development
CITY OF HOPKINS
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Summary Zoning Comparison
Requirement Current RX-TOD
(General Building)
Proposed IX-S PUD
Allowed Uses 1, 2, 3-4, 5+ Household Living Unit, Group
Living, Small Residential Facility, Consumer
Service2, Small and Large Day Care2, Lodging,
Short Term Rental, Office, Retail &
Entertainment2 (except Brewpub and Firearms
Sales), Off-Sale Liquor Sale2, Tobacco Sales2,
Artisan Manufacturing2, College, Community
Assembly, Cultural Facility, Parks and Open
Space, School, Minor Utilities & Services,
Wireless Communication Antenna
2 Limited to No More than 25% of Building Footprint
Animal Boarding, Consumer Service2, Small and
Large Day Care2, Large Entertainment Venue,
Office, Retail & Entertainment (Except Brewpub
and Firearms Sales)2, Off-Sale Liquor Sales2,
Tobacco Sales2, Artisan Manufacturing, Limited
Manufacturing, College, Cultural Facility, Parks
and Open Space, Minor Utilities & Services,
Wireless Communication Antenna
2 Limited to No More than 25% of Building Footprint
As regulated by the underlying zoning, with the
following prohibitions:
Automobile sales or leasing; automobile repair;
adult establishment; adult motion picture theater;
adult novelty business or bookstore; amusement
device establishment; cabinet, electrical,
heating, plumbing, upholstery or air conditioning
sales or service shop; fix-it shop; liquor store;
open sales lot; pawn shop; drive-thru restaurant;
warehouse; taxi terminal; tattoo parlor; currency
exchange; tobacco shop
Building Types General Building, or Row Building General Building, or Workshop-Warehouse As regulated by the underlying zoning
Front Street
Setback
7.5 ft. min. 15 ft. max 5 ft. min. 30 ft. max (General Building)
-or-
30 ft. min. (Workshop-Warehouse)
As regulated by the underlying zoning
Non-Front Street
Setbacks
5 ft. min. 15 ft. max. 10 ft. min. 25 ft. max (General Building)
-or-
20 ft. min. (Workshop-Warehouse)
As regulated by the underlying zoning
Side Setbacks 5 ft. min. 5 ft. min. (General Building)
-or-
10 ft. min. (Workshop-Warehouse)
As regulated by the underlying zoning
Rear Setbacks 0 ft. at alley; or 20 ft without alley 20 ft. min. (General Building)
-or-
30 ft. min. (Workshop-Warehouse)
As regulated by the underlying zoning
Impervious
Coverage
80% max. +15% semi-pervious
70% max. +15% semi-pervious
(General Building)
-or-
60% max. +15% semi-pervious
(Workshop-Warehouse)
As regulated by the underlying zoning
Surface Parking
Location
Rear Yard Rear Yard, or limited amount in Side Yard As regulated by the underlying zoning
Allowed
Loading/Garage
Door Location
Rear, Interior Side, Side facades
Rear, Interior Side, Side facades
(General Building)
-or-
Any façade (Workshop-Warehouse)
As regulated by the underlying zoning
Building Height 2 Stories min. 10 Stories Max. 6 stories max. As regulated by the underlying zoning
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Background Timeline
2006 Excelsior Crossing Planned Unit Development Approved
• Subject area identified as retail/office component
• Site Development Plans approved for the adjoining three office
buildings
2008 Site Plan Approval Request on Subject Property
• 14k sf day care facility
• Construction never moved forward
Subdivision Plat created subject parcel
• Recorded in two parts to reflect a TIF boundary
2022 Development Code Update
• IX-S applied to half of site
• RX-TOD applied to half along Jackson Ave
2024 Owner requested rezoning of the IX-S portion to RX-TOD to facilitate a lot
combination
City Amends TIF project plan to remove parcel from the TIF district
Lot combination submitted for processing by Hennepin County
2025 Owner requests rezoning of property from RX-TOD to IX-S
Future Anticipated Development Plan submittal
Review Criteria:
Staff finds that the proposed zoning map amendment meets the criteria for approval.
In making decisions about zoning map amendments, the City must consider all
relevant factors, including at least the following criteria:
1. Whether the proposed zoning map amendment is in conformity with the
comprehensive plan
The Comprehensive Plan identifies the subject site with the Commerce
and Employment future land use category. 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 vision of the IX-S Zone is for regional-scale nodes, where office,
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research and development, and low-impact production and manufacturing
with limited external impacts in an environment accessible via motor
vehicle and walking. The proposed IX-S 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 employment-based uses.
Staff finds that this criterion is met.
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 established Planned Unit Development envisioned retail or office uses
for this site. The IX-S zoning would accommodate these uses, but the
building and dimensional standards are better suited for the auto-centric
context of the site. Accordingly, staff finds that this criterion is met.
Community Input and Engagement:
• No community members commented on this item as of the writing of this
report.
• Staff will provide an update to the Planning and Zoning Commission on all
public comments received during the public hearing.
Engagement Activities:
• The Planning and Zoning Commission’s public hearing.
• Mailed notice of the public hearing to property owners and tenants within
500 ft of the property.
• Published notice of this public hearing in the City’s official paper.
Alternatives:
Zoning Map Amendments are considered legislative action. The City has a wide
degree of discretion in creating legislation, but it must be reasonable and promote
public health, safety, and/or general welfare.
The Planning and Zoning Commission could consider the following alternatives:
• Recommend modifications the proposal – such as a change to the size of an
allowable expansion.
• Recommend denial of the proposal.
NEXT STEPS
The City Council will consider the Planning and Zoning Commission’s
recommendation at their April 1st meeting. The Council may vote to approve a first
reading of an Ordinance rezoning the property. A second reading of the Ordinance is
required to make it official.
CITY OF HOPKINS
HENNEPIN COUNTY, MINNNESOTA
PLANNING & ZONING COMMISSION RESOLUTION 2025-02
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE AN
ORDINANCE REZONING THE PROPERTY AT 100 JACKSON AVENUE N, FROM
RX-TOD, RESIDENTIAL-OFFICE MIX TOD CENTER WITH A PLANNED UNIT
DEVELOPMENT TO IX-S, EMPLOYMENT MIX SUBURBAN CENTER WITH A
PLANNED UNIT DEVELOPMENT
WHEREAS, The Cargill Incorporated (“the Applicant”), the property owner of 100
Jackson Ave N, has requested a rezoning of the property from RX-TOD, Residential-
Office Mix TOD Center with a Planned Unit Development to IX-S, Employment Mix
Suburban Center with a Planned Unit Development; and,
WHEREAS, this property is legally described as Lot 3, Block 1, Excelsior
Crossings 2nd Addition; and,
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the Applicant on February
20, 2025; 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 25, 2025 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 2025-02 dated March 25, 2025.
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 at 100 Jackson Avenue N from RX-TOD, Residential-Office Mix
TOD Center with a Planned Unit Development to IX-S, Employment Mix Suburban
Center with a Planned Unit Development.
Adopted this 25th day of March 2025.
______________________________
Whitney Terrill, Chair