VII.3. Preliminary and Final Plat Review for Hennepin County Regional Rail Authority (HCRRA) Downtown Hopkins Plat; Lindahl
August 2, 2021 City Council Report 2021-073
Preliminary and Final Plat Review
Hennepin County Regional Rail Authority (HCRRA) Downtown Hopkins Plat
Proposed Action: Staff recommends the following motion:
• Move to adopt Resolution 2021-037, approving the preliminary plat for the HCRRA
Downtown Addition, subject to conditions.
• Move to adopt Resolution 2021-038, approving the final plat for the HCRRA Downtown
Addition, subject to conditions.
Overview
The applicant, Hennepin County Regional Rail Authority (HCRRA) requests preliminary and
final plat approvals to dispose of excess right-of-way (ROW). The subject properties run from
Excelsior Boulevard (CASH 3) to 9th Avenue North in Downtown Hopkins. The applicant
proposes to plat the properties as outlots and retain some parcels while conveying most to
Hennepin County Transportation, the City of Hopkins or adjacent private property owners.
HCRRA proposes to plat and dispose of this excess ROW at this time because this corridor
segment is no longer needed for future transit or transportation. Based on the findings
contained in this report, both the Planning & Zoning Commission and staff recommend
approval of the HCRRA Downtown preliminary and final plats.
Primary Issues to Consider
• Background
• Community Comment
• Subdivision Review
• Alternatives
Supporting Documents
• Site Location Map
• Applicant’s Narrative
• Preliminary Plat
• Final Plat
• Resolution 2021-037 Preliminary Plat
• Resolution 2021-038 Final Plat
• Community Comments
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
City Council Report 2021-073
Page 2
BACKGROUND
Hennepin County Regional Rail Authority (HCRRA) requests preliminary and final plat
approvals to dispose of excess right-of-way (ROW). The subject properties run from Excelsior
Boulevard (CASH 3) to 9th Avenue North in Downtown Hopkins. The properties are part of
an abandoned railroad corridor from Hopkins to Victoria that HCRRA purchased from the
Chicago North Western Transportation Company in 1981.
Three Rivers Park District operates the Lake Minnetonka Regional Trail within this corridor. In
2018, the City completed reconstruction of 8th Avenue South into the 8th Avenue Artery which
includes a new cycle track trail segment connecting the Lake Minnetonka Regional Trail,
Dowtown Hopkins, the Minnesota River Bluffs Regional Trail and the future Downtown
Hopkins Light Rail Transit Station. With the Artery complete and the Southwest Light Rail
Transit project well underway, the remaining portion of this corridor is no longer needed for
future transit or transportation purposes.
COMMUNITY COMMENT
The Planning & Zoning Commission reviewed this item (Planning Application 2021-10) during
their July 27, 2021 meeting. Prior to the public hearing, the City received one email comment
(see attached) from Norman Arthur and Pamela Deerwood concerning maintenance of the
regional trail. City Planner Lindahl stated that the trail will not be affected and Three Rivers Park
District will continue to maintain the regional trail corridor. During the meeting, the
Commission heard a presentation from staff and held a public hearing that produced one
comment. Andy Barber of 117 – 10th Avenue North asked about the gravel driveway on the
property at 27 – 8th Avenue North and whether that would be part of this project. Michael
Noonan with Hennepin County stated that he would talk with Mr. Barber after the meeting to
get more details about his question. After some general discussion of the proposal, the Planning
& Zoning Commission approved a motion recommending the City Council approve the
preliminary and final plat requests.
SUBDIVISION REVIEW
Subdivision approvals are considered quasi-judicial actions. As such, the City is acting as a judge
to determine if the regulations within the Comprehensive Plan, Zoning Ordinance and
Subdivision Ordinance are being followed. Generally, if the application meets these
requirements, the subdivision application should be approved. The City also has the authority to
add conditions to an approval that are directly related to the application.
Standards for reviewing subdivision requests are outlined in Chapter 100 of the City Code. This
section of the Code details a two-step preliminary and final plats process for land subdivision.
In this case the applicant requests the City review preliminary and final plats concurrently.
Preliminary and Final Plat Design. Hennepin County Regional Rail Authority owns several
parcels along the abandon Chicago North Western Transportation Company railroad corridor
that runs from Excelsior Boulevard (CSAH 3) to 9th Avenue North in downtown Hopkins. The
applicant proposes to plat the properties as outlots and retain some parcels while conveying
others to Hennepin County Transportation, the City of Hopkins or adjacent private property
owners.
City Council Report 2021-073
Page 3
According to the City’s Subdivision Regulations, Outlots are a parcel of land, included in a plat,
which are:
• Smaller than the minimum size permitted for lots and which is thereby declared
unbuildable until combined through platting with additional land;
• A parcel of land which is included in a plat and which is at least double the minimum
size and which is thereby subject to future platting prior to development;
• A parcel of land which is included in a plat and which is designated for public or private
open space, right-of-way, utilities or other similar purposes.
An outlot is unbuildable and no permits to construct upon or improve an outlot may be issued.
Platting the properties as outlots will allow them to be conveyed to the adjacent property
owners; however, the adjacent property owner will be required to re-plat and combine the outlot
with their existing property prior to any future development. The table below lists each outlot
and who it will be conveyed to.
HCRRA DOWNTOWN HOPKINS
Outlot Size Resulting Owner
A 6,660 Sq. Ft. City of Hopkins
B 210 Sq. Ft. Kathleen Klugman
C 4,470 Sq. Ft. HCRRA
D 970 Sq. Ft. City of Hopkins
E 9,250 Sq. Ft. HCRRA
F 4,590 Sq. Ft. City of Hopkins
G 14,390 Sq. Ft. City of Hopkins
H 4,580 Sq. Ft. City of Hopkins
I 3,560 Sq. Ft. A, E & M Prperties
J 10,410 Sq. Ft. City of Hopkins
K 8,120 Sq. Ft. City of Hopkins
L 340 Sq. Ft. City of Hopkins
M 15,120 Sq. Ft. Sixth Avenue Properties (Gene Maxwell)
N 6,520 Sq. Ft. City of Hopkins
O 31,100 Sq. Ft. Walser Real Estate, LLC (Walser Chrysler Dodge)
P 12,220 Sq. Ft. Chrisprop-TTTT, LLC (Town Terrace Apartments)
Q 24,940 Sq. Ft. Hennepin County Transportation
R 1,120 Sq. Ft. Hennepin County Transportation
Streets and Access Standards. Outlots A, F, H, K, L, and N will be conveyed to the City and
remain part of the right-of-way for the corresponding streets. Outlots D and G will also be
conveyed to the City and continue to be used as alleys. No access changes will result from any
of the property transfers.
Park and Open Space Standards. Given the subject properties will be platted as outlots and
many will continue to be used as public right-of-way, the City of Hopkins may not collect park
dedication fees as part of this plat. However, the outlots that will be conveyed to private
property owners may be subject to future park dedication should those owners choose to re-plat
and combine their property for future development.
City Council Report 2021-073
Page 4
ALTERNATIVES
1. Vote to approve the Preliminary/Final Plats. By voting to approve the preliminary/final
plats, the applicant will plat these parcels and convey them to the adjacent property owners
as detailed in this report.
2. Vote to deny the Preliminary/Final Plats. By to deny the preliminary/final plats, the
applicant will not be allowed to plat these parcels and convey them to the adjacent property
owners as detailed in this report. 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 Council finds that further information is
needed, the items should be continued.
Site Location Map for HCRRA Downtown Hopkins Addition
Subject Properties
Preliminary and Final Plat Application of HCRRA DOWNTOWN HOPKINS
The Hennepin County Regional Railroad Authority (HCRRA) submits a preliminary and final plat
application for the plat titled “HCRRA DOWNTOWN HOPKINS” for property that runs from
Excelsior Boulevard (CSAH 3) to Ninth Avenue North in downtown Hopkins. This property is part
of an abandoned railroad corridor from Hopkins to Victoria that HCRRA purchased from the Chicago North Western Transportation Company in 1981. With the Southwest Light Rail Transit project currently under construction, it is known that this corridor segment is not needed for future transit or transportation purposes. Three Rivers Park District operates a trail on this corridor that begins at 8th Avenue North. The trail will not be impacted by the proposed plat or disposition of property by HCRRA. Accordingly, HCRRA board resolution no. 20-HCRRA-0022 declared the property surplus in April 2020. The plat will be used to sell portions of the corridor to adjacent property owners and the City of Hopkins.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2021-037
RESOLUTION APPROVING THE PRELIMINARY PLAT FOR
THE HCRRA DOWNTOWN HOPKINS ADDITION
WHEREAS, an application for preliminary plat were submitted by the Hennepin County
Regional Rail Authority (HCRRA); and
WHEREAS, the procedural history of the application is as follows:
1. That applications for preliminary plat was submitted by the HCRRA on June 23, 2021;
2. That the Hopkins Zoning & Planning Commission, pursuant to mailed and published notice,
held a public hearing to review such applications on July 27, 2021: all persons present were
given an opportunity to be heard;
3. That the written comments and analysis of City staff were considered; and,
4. The legal descriptions of the parcels are attached to this resolution as Exhibit A; and
5. That the Hopkins Planning & Zoning Commission reviewed this application during their July
27, 2021 meeting and recommended approval by the City Council, subject to conditions; and
6. That the Hopkins City Council reviewed this application during their August 2, 2021 meeting
and agreed with the findings of the Planning & Zoning Commission.
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated August 2, 2021.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the preliminary plat for the HCRRA Downtown Hopkins Addition based on the
findings of fact detailed in the staff report dated July 27, 2021, subject to the following conditions:
1. Conformance with all requirements of the City’s Comprehensive Plan, zoning regulations,
and subdivision standards.
2. Conformance with all requirements of the City Engineer.
Adopted by the City Council of the City of Hopkins this 2nd day of August, 2021.
By:_________________________
Jason Gadd, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
Exhibit A – Legal Description
That part of the Northwest Quarter of the Southeast Quarter and the Southwest Quarter of the Southeast
Quarter of Section 24, Township 117, Range 22 lying within Hennepin County Regional Railroad
Authority Property Map No. 1, on file and of record in the office of the County Recorder in and for
Hennepin County, Minnesota as Doc. No. 5404251 and in the office of the Registrar of Titles in and for
Hennepin County, Minnesota as Doc. No. 4685955.
AND
That part of the Southeast Quarter of the Southeast Quarter of Section 24, Township 117, Range 22, also
being part of Lot 26, Auditor's Subdivision No. 242, Hennepin County, Minnesota, lying within
Hennepin County Regional Railroad Authority Property Map No. 1, on file and of record in the office of
the County Recorder in and for Hennepin County, Minnesota as Doc. No. 5404251 and in the office of
the Registrar of Titles in and for Hennepin County, Minnesota as Doc. No. 4685955.
AND
That part of the Southwest Quarter of the Southeast Quarter of Section 24, Township 117, Range 22
lying northeasterly of the northeasterly line of Hennepin County Regional Railroad Authority Property
Map No. 1, on file and of record In the office of the County Recorder in and for Hennepin County,
Minnesota as Doc. No. 5404251 and in the office of the Registrar of Titles in and for Hennepin County,
Minnesota as Doc. No. 4685955, and southwesterly of a line 22.58 feet northeasterly of and parallel with
the center line of the main track of the Chicago and North Western Railway Company as referenced in
Doc. No. 3838198.
AND
That part of the Northwest Quarter of the Southeast Quarter of Section 24, Township 117, Range 22
lying northeasterly of the northeasterly line af Hennepin County Regional Railroad Authority Property
Map No. 1, on file and of record in the office of the County Recorder in and for Hennepin County,
Minnesota as Doc. No. 5404251 and In the office of the Registrar of Titles In and for Hennepin County,
Minnesota as Doc. No. 4685955, southerly of the south line of Excelsior Avenue (now known as
Mainstreet), as depicted in said Hennepin County Regional Railroad Authority Property Map No. 1 and
southwesterly of a line 22.58 feet northeasterly of and parallel with the center line of the main track of
the Chicago and North Western Railway Company as referenced in Doc. No. 3838198.
AND
That part of the Southeast Quarter of the Southeast Quarter of Section 24, Township 117, Range 22, also
being part of Lot 26, Auditor's Subdivision Na. 242, Hennepin County, Minnesota, lying within
Hennepin County Regional Railroad Authority Property Map No. 12, an file and af record in the office
of the County Recorder in and for Hennepin County, Minnesota as Doc. No. 5518920 and in the office
of the Registrar af Titles in and for Hennepin County, Minnesota as Doc. No. 4688062, lying
northwesterly of a line drawn parallel with and distant 25.00 feet southeasterly af the following
described line:
Commencing at the southeast corner of said Section 24; thence northerly along the east line of said
Section 24 a distance of 953.32 feet to the point of beginning of the line being described; thence
westerly deflecting to the left 112 degrees 38 minutes 17 seconds for a distance of 780.00 feet and said
line there terminating. (Said line referenced in Tract 15, Parcel 1 of Doc. No. A10621894)
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2021-038
RESOLUTION APPROVING THE FINAL PLAT FOR THE
HCRRA DOWNTOWN HOPKINS ADDITION
WHEREAS, an application for final plat were submitted by the Hennepin County Regional Rail
Authority (HCRRA); and
WHEREAS, the procedural history of the application is as follows:
1. That applications for final plat was submitted by the HCRRA on June 23, 2021;
2. That the Hopkins Zoning & Planning Commission, pursuant to mailed and published notice,
held a public hearing to review such applications on July 27, 2021: all persons present were
given an opportunity to be heard;
3. That the written comments and analysis of City staff were considered; and,
4. The legal descriptions of the parcels are attached to this resolution as Exhibit A; and
5. That the Hopkins Planning & Zoning Commission reviewed this application during their July
27, 2021 meeting and recommended approval by the City Council, subject to conditions; and
6. That the Hopkins City Council reviewed this application during their August 2, 2021 meeting
and agreed with the findings of the Planning & Zoning Commission.
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated August 2, 2021.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the final plat for the HCRRA Downtown Hopkins Addition based on the findings of
fact detailed in the staff report dated July 27, 2021, subject to the following conditions:
1. Conformance with all requirements of preliminary plat.
Adopted by the City Council of the City of Hopkins this 2nd day of August, 2021.
By:_________________________
Jason Gadd, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
Exhibit A – Legal Description
That part of the Northwest Quarter of the Southeast Quarter and the Southwest Quarter of the Southeast
Quarter of Section 24, Township 117, Range 22 lying within Hennepin County Regional Railroad
Authority Property Map No. 1, on file and of record in the office of the County Recorder in and for
Hennepin County, Minnesota as Doc. No. 5404251 and in the office of the Registrar of Titles in and for
Hennepin County, Minnesota as Doc. No. 4685955.
AND
That part of the Southeast Quarter of the Southeast Quarter of Section 24, Township 117, Range 22, also
being part of Lot 26, Auditor's Subdivision No. 242, Hennepin County, Minnesota, lying within
Hennepin County Regional Railroad Authority Property Map No. 1, on file and of record in the office of
the County Recorder in and for Hennepin County, Minnesota as Doc. No. 5404251 and in the office of
the Registrar of Titles in and for Hennepin County, Minnesota as Doc. No. 4685955.
AND
That part of the Southwest Quarter of the Southeast Quarter of Section 24, Township 117, Range 22
lying northeasterly of the northeasterly line of Hennepin County Regional Railroad Authority Property
Map No. 1, on file and of record In the office of the County Recorder in and for Hennepin County,
Minnesota as Doc. No. 5404251 and in the office of the Registrar of Titles in and for Hennepin County,
Minnesota as Doc. No. 4685955, and southwesterly of a line 22.58 feet northeasterly of and parallel with
the center line of the main track of the Chicago and North Western Railway Company as referenced in
Doc. No. 3838198.
AND
That part of the Northwest Quarter of the Southeast Quarter of Section 24, Township 117, Range 22
lying northeasterly of the northeasterly line af Hennepin County Regional Railroad Authority Property
Map No. 1, on file and of record in the office of the County Recorder in and for Hennepin County,
Minnesota as Doc. No. 5404251 and In the office of the Registrar of Titles In and for Hennepin County,
Minnesota as Doc. No. 4685955, southerly of the south line of Excelsior Avenue (now known as
Mainstreet), as depicted in said Hennepin County Regional Railroad Authority Property Map No. 1 and
southwesterly of a line 22.58 feet northeasterly of and parallel with the center line of the main track of
the Chicago and North Western Railway Company as referenced in Doc. No. 3838198.
AND
That part of the Southeast Quarter of the Southeast Quarter of Section 24, Township 117, Range 22, also
being part of Lot 26, Auditor's Subdivision Na. 242, Hennepin County, Minnesota, lying within
Hennepin County Regional Railroad Authority Property Map No. 12, an file and af record in the office
of the County Recorder in and for Hennepin County, Minnesota as Doc. No. 5518920 and in the office
of the Registrar af Titles in and for Hennepin County, Minnesota as Doc. No. 4688062, lying
northwesterly of a line drawn parallel with and distant 25.00 feet southeasterly af the following
described line:
Commencing at the southeast corner of said Section 24; thence northerly along the east line of said
Section 24 a distance of 953.32 feet to the point of beginning of the line being described; thence
westerly deflecting to the left 112 degrees 38 minutes 17 seconds for a distance of 780.00 feet and said
line there terminating. (Said line referenced in Tract 15, Parcel 1 of Doc. No. A10621894)
From:John Arthur
To:Jason Lindahl
Subject:[EXTERNAL] HCRRA Corridor Public Hearing July, 27, 2021
Date:Monday, July 26, 2021 6:25:33 PM
Hello Mr. Lindahl,
Pamela & I are very concerned about the proposed changes to the HCRRA
Corridor. Our concern is that the sections of the Lake Minnetonka
Regional Trail will cease to exist, or be degraded by the change in
ownership. What guarantees are being put in place to help ensure that
the regional trail will continue exist and be maintained, if any? Could
the section of the existing trail from 8th Avenue to 9th Avenue, be sold
to Three Rivers Park District and remain intact? We are worried about
the trees lining that segment of the trail and hope they remain intact
and conserved as a natural type area. The trailhead at 9th Avenue N. and
First Street N. should also be kept intact, and not converted to some
other use.
Could the section from The Depot Coffee House/ Excelsior Blvd. to 8th
Avenue be purchased and also be converted to recreational trail?
Thank you for your consideration,
Norman J. Arthur & Pamela M. Deerwood
102 8th Avenue N.
Hopkins, MN 55343
952-931-0819