V. 3. 2021-20 325 Blake Road Subdivision
November 23, 2021 Planning Application 2021-20
Preliminary and Final Plat Review
Mile 14 on Minnehaha Creek Addition
Proposed Action: Staff recommends the following motion:
• Move to adopt Resolution 2021-25, recommending the City Council approve the Mile 14 On
Minnehaha Creek preliminary plats.
• Move to adopt Resolution 2021-26, recommending the City Council approve the Mile 14 On
Minnehaha Creek preliminary final plats.
Overview
The applicant, Alatus, LLC on behalf of the property owner the Minnehaha Creek Watershed
District (MCWD), requests approval of the Mile 14 on Minnehaha Creek preliminary and final
plats. This 16.87-acre property is located on the west side of Blake Road between Lake Street
Northeast and the Southwest Light Rail Transit/Cedar Lake Regional Trail corridor. The
applicant proposes to plat the property into multiple parcels to facilitate future redevelopment.
Based on the findings contained in this report, staff recommends approval of the preliminary
and final plats, subject to the conditions detailed in the attached resolutions.
Primary Issues to Consider
• Background
• Community Comment
• Subdivision Review
• Alternatives
Supporting Documents
• Site Location Map
• Master Development Plan
• Preliminary Plat
• Final Plat
• Resolution 2021-25 Preliminary Plat
• Resolution 2021-26 Final Plat
• Auditor’s Subdivision #239
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 2021-20
Page 2
BACKGROUND
The 16.87 subject property was originally platted as Lot 74, of Auditor’s Subdivision Number
239 in 1929 (see attached plat). In the early 1950’s Merchant Refrigerating Company
constructed a cold storage warehouse on the site that operated until December 2017. In 2018,
the Minnehaha Creek Watershed District (MCWD) and the City worked together to demolish
the cold storage warehouse building to prepare the site for redevelopment.
In 2011, the MCWD acquired the site as a key element in the restoration of the Minnehaha
Creek Greenway. MCWD’s goal was to implement a regional stormwater improvement project
on a portion of the site and restore more than 1,000 feet of creek frontage. MCWD identified
that the stormwater improvement project could treat polluted stormwater from approximately
270 acres of surrounding area that flows into the creek.
Early in this process, MCWD and the City of Hopkins identified the potential to integrate a
restored Minnehaha Creek with a transit-oriented, mixed-use development near the future Blake
Road LRT Station of the METRO Green Line Extension (Southwest LRT). In January of 2021,
MCWD and the City solicited interest in redeveloping the property through a request for letters
of interest. After a thorough review process, MCWD and the City selected Alatus, LLC as the
master developer in June of 2021.
In the summer of 2021, Alatus submitted a concept plan review application for the subject
property. That concept plan was reviewed by the Planning & Zoning Commission in August
and the City Council in September. Generally, both bodies and the public expressed support for
the concept plan, rezoning to mixed use and use of a Planned Unit Development (PUD). The
Alatus offers this subdivision application to facilitate the redevelopment envisioned in the
concept plan.
COMMUNITY COMMENT
Under state law, this subdivision application requires a public hearing. Accordingly, the City
published notice of this request and public hearing in the Sun Sailor and mailed notice directly to
all property owners and residents within 500’ of the subject property. In addition, a sign
informing the public of the proposed project was placed on the site. These notices directed all
interest parties that they could review the project plans on the City’s website, send questions or
comments to City Planner Jason Lindahl by mail, phone or email or attend the public hearing
where they could learn about the request, ask questions and provide feedback in person. As of
the writing of this report, the City had received no comments or questions regarding this
request. During the public hearing, staff will provide an update on all public comments received
prior to the Planning & Zoning Commission meeting.
As part of the associated rezoning application, the applicant held a neighborhood meeting. This
meeting took place on November 15, 2021 at 1002 – 2nd Street Northeast (43 Hoops).
Comments from this meeting are detailed in the associated rezoning staff report, but there were
no comments or questions that directly related to the subdivision application.
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
Planning Application 2021-20
Page 3
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.
Land Use & Zoning. The subject property is guided as Activity Center in the 2040
Comprehensive Plan. The Activity Centers future land use category surrounds and supports the
planned Blake Road and Shady Oak light rail stations along the Southwest LRT Green Line
Extension. These areas are planned to include moderate to high density mixed use development
designed to complement and enhance the existing development pattern in these areas and
support the public investment in transit. Densities in these areas will typically range from 20-60
units per acre, with 75-150 units per acre within ¼ mile of an LRT station platform. The subject
property is within the ¼ mile radius of the future Blake Road Station.
To implement the Activity Center future land use classification, Alatus has filed a separate
application to rezone the subject property from I-2 General Industrial to Mixed Use. Staff finds
this rezoning request consistent with the Activity Center future land use category. A more
detailed review of the rezoning proposal can be found in the associated rezoning application. As
such, the subdivision evaluation that follows reviews the property against the zoning standards
in the Mixed Use district. Staff recommends that a condition of subdivision approval requires
the applicant to receive approval of their separate rezoning application.
Preliminary and Final Plat Design. The applicant proposes to subdivide the existing 16.87
acre into a series of parcels, public right-of-way and outlots for future redevelopment. Under
the plan, Outlots A and B totaling 4.12 acres would be retained by the MCWD for creek
restoration and stormwater management while the remaining 12.75 acres would be sold to
Alatus for redevelopment.
The plat illustrates 6 parcels, 4 outlots and a right-of-way for a new public street (see table
below). The new public road will extend east and north from the existing intersection at Blake
Road and 2nd Street Northeast through the development and connect with Lake Street
Northeast. There are also several drainage & utility easements on the site that are necessary to
accommodate pedestrian walkways, water features and the Minnehaha Creek. It should also be
noted that there is a temporary construction easement in favor of the Metropolitan Council over
the southern end of Lots 3 and 4, Block 1. A condition of approval will require the applicant to
coordinate their development schedule with Metropolitan Council’s Southwest LRT
construction schedule.
Planning Application 2021-20
Page 4
Mile 14 on Minnehaha Creek
Description Square Feet Acres
Lot 1, Block 1 5,144 0.12
Lot 2, Block 1 40,920 0.94
Lot 3, Block 1 111,532 2.56
Lot 4, Block 1 150,396 3.45
Lot 1, Block 2 63,359 1.45
Lot 2, Block 2 58,306 1.34
Outlot A 112,896 2.59
Outlot B 66,695 1.53
Outlot C 69,070 1.59
Right-of-Way Dedication 56,736 1.30
Creek Area 23,305 0.53
Net Property Area (No ROW or Creek) 655,014 15.04
Total Property Area 735,014 16.87
The legal description and sizes of all the proposed parcels are detailed in the table above. While
all of these parcels will be subdivided as part of the plat, Outlots A and B will be retained by the
MCWD for creek restoration and stormwater management and Outlot C will be retain by Alatus
for a planned future townhome development.
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.
Generally, an outlot is unbuildable and no permits to construct upon or improve an outlot may
be issued. Accordingly, Outlot C cannot be developed until it has been subdivided into specific
lots and block in accordance with the approved planned unit development.
The balance of the site platted into 6 separate lots in 2 different blocks. Block 1 includes 4
parcels which are planned to include a boathouse, central plaza with 2 commercial pads and
dedicated privately owned public space, and 2 separate parcels for multiple unit residential
buildings. Similarly, Block 2 includes 3 parcels which are planned to include 2 separate lots for
multiple unit residential buildings and an outlot for a future townhouse development.
Development of the lots created as part of this subdivision is subject to separate rezoning and
site plan review approvals.
Streets and Access Standards. The plat illustrates that the developer will dedicate
approximately 1.30 acres of right-of-way to the City of Hopkins for a new public street. The
street will be owned and maintained by the City of Hopkins from curb to curb. Areas between
the development sites and the curb on either side of the street will be maintained by the property
owner.
Planning Application 2021-20
Page 5
The new street will extend east and north from the existing intersection at Blake Road and 2nd
Street Northeast through the development and connect with Lake Street Northeast. Individual
curb cuts or private driveways will extend from the public street and provide access to the
individual development sites. With the primary access to this site coming from the Blake Road
and 2nd Street Northeast intersection, the developer will be required to apply for and receive all
necessary permits from Hennepin County prior to issuance of a grading permit from the
MCWD or any building permits from the City of Hopkins.
Park and Open Space Standards. With any subdivision, the City has the ability to collect park
dedication in the form of land or a fee-in-lieu. The current park dedication fee for multiple
family residential subdivisions is $3,000 per unit while the commercial fee is an amount equal to
five (5) percent of the fair market value of the commercial land as estimated by the county
assessor. The applicant will be required to pay park dedication for the number of units and
amount of commercial space in each development site at the time of building permit.
ALTERNATIVES
1. Recommend approval of the Preliminary & Final Plats. By recommending approval of
the preliminary and final plats, the City Council will consider a recommendation of approval.
2. Recommend denial of the Preliminary& Final Plats. By recommending denial of the
preliminary and final plats, the City Council will consider a recommendation of denial.
Should the Planning & Zoning Commission consider this option, it must also identify
specific findings that support this alternative.
3. Continue for further information. If the Planning & Zoning Commission finds that
further information is needed, the items should be continued.
Site Location Map for 325 Blake Road North
Subject Property
LOUCKS
W:\2020\20503\CADD DATA\SURVEY\S20503A-PPLATPlotted: 11 /12 / 2021 1:21 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD QUALIFICATION
325 BLAKE
ROAD N
HOPKINS, MN 55343
ALATUS, LLC
IDS CENTER
80 SOUTH 8TH STREET
SUITE 4155
MINNEAPOLIS, MN 55402
SCALE IN FEET
0 60 120
N
GENERAL NOTES
SURVEYOR:
Loucks
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55330
763-424-5505
1.Prepared October 20, 2021.
2.The address, as disclosed in documents provided to the surveyor, obtained by the surveyor, or observed while conducting
the fieldwork is 325 Blake Road North, Hopkins, Minnesota 55343.
2.The bearings for this survey are based on the Hennepin County Coordinate System NAD 83 (1986 Adjust).
3.Benchmark: MnDOT Name: 2706 A 1, Located in Hopkins, 0.1 mile south along Blake Road from the junction of Blake Road
and Trunk Highway 7, then 0.2 mile west on Cambridge Street, 2.2 miles west of the junction of Trunk Highway 100 and
Trunk Highway 7, 100.0 feet south of Trunk Highway 7, in the southeast corner of Cambridge Street bridge number 27574
over Minnehaha Creek.
Elevation = 911.25 feet (NGVD29)
Site Benchmark: Top nut of hydrant located in the southeast quadrant of Lake Street NE and Blake Road N.
Elevation = 916.46 feet (NGVD29)
4.This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) and Zone AE (area
is subject to flooding by the 1% annual chance flood) per Flood Insurance Rate Map No. 27053C0342F, Community Panel
No. 2701660342F, effective date of 11/04/16.
5.The field work was completed on September 15, 2021.
OWNER/DEVELOPER:
Alatus, LLC
IDS Center
80 S 8th Street, Suite 4155
Minneapolis, MN 55402
612-455-0712
PARCEL 1:
Lot 74, Auditor's Subdivision No. 239, Hennepin County, Minnesota, except that part of said Lot 74 which is designated and
delineated as Parcel 29, Hennepin County Right of Way Map No. 2, according to the plat thereof on file or of record in the office
of the County Recorder in and for said County.
Torrens Property
Torrens Certificate No. 1341193
PARCEL 2:
That part of Lot 97, Auditor's Subdivision No. 239, Hennepin County, Minnesota, described as follows: Beginning at the point of
intersection of the East line of Monck Avenue, (as shown on the recorded plat of said subdivision), with the most Northerly right
of way line of The Minneapolis & St. Louis Railway Company; thence in a Northeasterly direction along said Northerly right of
way line, a distance of 845 feet to a point; thence South parallel with and 845 feet from the East line of Monck Avenue, (as shown
on the recorded plat of said subdivision), a distance of 14.48 feet to a point; thence in a Southwesterly direction parallel with and
13 feet from the most Northerly right of way line, a distance of 845 feet to a point on said East line of Monck Avenue, (as shown
on the recorded plat of said subdivision); thence North along said East line of Monck Avenue, (as shown on the recorded plat of
said subdivision), a distance of 14.48 feet to the point of beginning, except that part of said Lot 97 which is designated and
delineated as Parcel 29A, Hennepin County Right of Way Map No. 2, according to the map thereof on file and of record in the
office of the County Recorder in and for Hennepin County, Minnesota, all being located in the Southeast Quarter of the
Northeast Quarter of Section 19, Township 117 North, Range 21 West of the 5th Principal Meridian.
Abstract Property
LEGAL DESCRIPTION
Current Zoning: I-2 General Industrial
Any zoning classification, setback requirements, height and floor space area restrictions, and parking requirements, shown hereon, was
researched to the best of our ability and is open to interpretation. Per the City of Hopkins Zoning Map and City Code, on 10/19/2021,
information for the subject property is as follows:
Current Setbacks:Sign Setbacks:
Front 20 feet Front 10 feet
Front if across ROW from R District 50 feet Side 10 feet
Side 20 feet Rear 10 feet
Side if across ROW from R District 40 feet Rear abutting R District 20 feet
Rear without alley abutting I or B District 20 feet Front abutting a County Road 10 feet
Rear if abutting R District 40 feet Side abutting a County Road 5 feet
Height 35 feet Rear abutting a County Road 10 feet
Height if abutting R District 35 feet 250 Square feet maximum. 4 square feet per front foot
of lot plus 1 square foot per foot of side yard abutting
a public right-of-way of 50 feet or more. Least width
of frontage shall be considered front yard
Proposed Zoning: PUD Planed Urban Development: See Proposed Sight Plan for Proposed Setbacks.
ZONING INFORMATION
Areas:
Lot 1, Block 1 = 5,144 +/- square feet or 0.12 +/- acres
Lot 2, Block 1 = 40,920 +/- square feet or 0.94 +/- acres
Lot 3, Block 1 = 111,532 +/- square feet or 2.56 +/- acres
Lot 4, Block 1 = 150,396 +/- square feet or 3.45 +/- acres
Lot 1, Block 2 = 63,359 +/- square feet or 1.34 +/- acres
Lot 2, Block 2 = 58,306 +/- square feet or 1.45 +/- acres
Outlot A = 112,896 +/- square feet or 2.59 +/- acres
Outlot B = 66,695 +/- square feet or 1.53 +/- acres
Outlot C = 69,070 +/- square feet or 1.59 +/- acres
Right of Way Dedication Area = 56,736 +/- square feet or 1.30 +/- acres
Creek Area = 23,305 +/- square feet or 0.53 +/- acres
Net Property Area = 655,014 +/- square feet or 15.04 +/- acres
Total Property Area = 735,055 +/- square feet or 16.87 +/- acres.
SITE DATA
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
CATCH BASIN
CONTOUR
CONCRETE CURBSTORM SEWER
SANITARY SEWER
WATERMAIN
UNDERGROUND ELECTRIC
CONCRETE
ELECTRIC TRANSFORMER
TELEPHONE PEDESTAL
UTILITY PEDESTAL
TELEPHONE MANHOLE
UTILITY MANHOLE
HAND HOLE
SANITARY SEWER SERVICE
GUY WIRE TRAFFIC SIGNAL
RAILROAD TRACKS
OVERHEAD UTILITY
MONITORING WELL
FLARED END SECTION
TOP OF CURB
FOUND 1/2 INCH OPEN IRON
FOUND CAST IRON MONUMENT
PAVERS
TOP NUT HYDRANT
WATER LINECHAIN LINK FENCE
RETAINING WALLSTORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
MONUMENT UNLESS
SANITARY MANHOLE
STORM MANHOLE
CATCH BASIN
STRUCTURE RIM & INVERT
UTILITY VALVE
INFORMATION AS SHOWN ON PLANS
NOT FIELD VERIFIED
ACCESS POST
BENCH
SHOWN OTHERWISE
LEGEND
WATER MANHOLE / WELL
TELEPHONE MANHOLE
HAND HOLE
TREE LINE
DENOTES EXTERIOR EDGE OF
CONTOURS FROM STANTEC
DATED 01/11/2021
SET 1/2 INCH X 14 INCH IRON
MONUMENT, MARKED "LS 54850"
MAPPED STORM SEWER
MAPPED SANITARY SEWER
MAPPED WATERMAIN
MAPPED UNDERGROUND FIBER OPTIC
MAPPED UNDERGROUND ELECTRIC
MAPPED UNDERGROUND GAS MAPPED FORCE MAIN
MAPPED UNDERGROUND
TELEPHONE
10/20/21 ISSUED SURVEY
10/22/21 ADD EASEMENTS
11/08/21 CITY COMMENTS
11/12/21 CITY COMMENTS
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
Steven F. Hough - PLS
54850
21503A
SFH
NJL
SFH
SKS
10/20/21
PRELIMINARY
PLAT
1 OF 1
SITE
KNOW ALL PERSONS BY THESE PRESENTS: That Minnehaha Creek Watershed District, a Minnesota Statutes Chapter 103D
governmental body, fee owner of the following described property situated in the County of Hennepin, State of Minnesota, to wit:
Lot 74, Auditor's Subdivision No. 239, Hennepin County, Minnesota, except that part of said Lot 74 which is designated and
delineated as Parcel 29, Hennepin County Right of Way Map No. 2, according to the plat thereof on file or of record in the
office of the County Recorder in and for said County.
Torrens Property
Torrens Certificate No. 1341193
AND
That part of Lot 97, Auditor's Subdivision No. 239, Hennepin County, Minnesota, described as follows: Beginning at the
point of intersection of the East line of Monck Avenue, (as shown on the recorded plat of said subdivision), with the most
Northerly right of way line of The Minneapolis & St. Louis Railway Company; thence in a Northeasterly direction along said
Northerly right of way line, a distance of 845 feet to a point; thence South parallel with and 845 feet from the East line of
Monck Avenue, (as shown on the recorded plat of said subdivision), a distance of 14.48 feet to a point; thence in a
Southwesterly direction parallel with and 13 feet from the most Northerly right of way line, a distance of 845 feet to a point
on said East line of Monck Avenue, (as shown on the recorded plat of said subdivision); thence North along said East line of
Monck Avenue, (as shown on the recorded plat of said subdivision), a distance of 14.48 feet to the point of beginning,
except that part of said Lot 97 which is designated and delineated as Parcel 29A, Hennepin County Right of Way Map No. 2,
according to the map thereof on file and of record in the office of the County Recorder in and for Hennepin County,
Minnesota, all being located in the Southeast Quarter of the Northeast Quarter of Section 19, Township 117 North, Range 21
West of the 5th Principal Meridian.
Abstract Property
Has caused the same to be surveyed and platted as MILE 14 ON MINNEHAHA CREEK, and does hereby dedicate to the public for
public use the public way, and does also dedicate the drainage and utility easements as created by this plat.
In witness whereof said Minnehaha Creek Watershed District, a Minnesota Statutes Chapter 103D governmental body, has caused
these presents to be signed by its proper officer this _______ day of _________________________, 20______.
MINNEHAHA CREEK WATERSHED DISTRICT, A MINNESOTA STATUTES CHAPTER 103D GOVERNMENTAL BODY
_________________________________________
JAMES WISKER, DISTRICT ADMINISTRATOR
STATE OF ______________________
COUNTY OF ____________________
This instrument was acknowledged before me this ________ day of _________________________, 20______, by James Wisker, as
District Administrator of Minnehaha Creek Watershed District, a Minnesota Statutes Chapter 103D governmental body, on behalf
of the governmental body.
____________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, _______________________ County, ______________________
My Commission Expires _________________________
SURVEYORS CERTIFICATION
I Steven F. Hough do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed
Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data
and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within
one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this
certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.
Dated this ________ day of _________________________, 20______.
______________________________________________
Steven F. Hough, Licensed Land Surveyor
Minnesota License No. 54850
STATE OF MINNESOTA
COUNTY OF HENNEPIN
This instrument was acknowledged before me this ________ day of _________________________, 20______,
by Steven F. Hough.
___________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, _____________ County, Minnesota
My Commission Expires January 31, 2025
CITY COUNCIL, CITY OF HOPKINS, MINNESOTA
This plat of MILE 14 ON MINNEHAHA CREEK was approved and accepted by the City Council of the City of Hopkins, Minnesota,
at a regular meeting thereof held this ________ day of _________________________, 20______, and said plat is in compliance with
the provisions of Minnesota Statutes, Section 505.03, Subdivision 2.
City Council, City of Hopkins, Minnesota
By: ________________________________________, Mayor By: _________________________________________, Clerk
RESIDENT AND REAL ESTATE DEPARTMENT, Hennepin County, Minnesota
I hereby certify that taxes payable in 20______ and prior years have been paid for land described on this plat, dated this ________
day of _________________________, 20______.
Mark V. Chapin, County Auditor By: ________________________________________, Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this ________ day of
_________________________, 20______.
Chris F. Mavis, County Surveyor By: ________________________________________
REGISTRAR OF TITLES, Hennepin County, Minnesota
I hereby certify that the within plat of MILE 14 ON MINNEHAHA CREEK was filed in this office this ________ day of
_________________________, 20______, at ______ o'clock _____.M.
______________________________, Registrar of Titles By: ________________________________________, Deputy
COUNTY RECORDER, Hennepin County, Minnesota
I hereby certify that the within plat of MILE 14 ON MINNEHAHA CREEK was recorded in this office this ________ day of
_________________________, 20______, at ______ o'clock _____.M.
______________________________, County Recorder By: ________________________________________, Deputy
C.R. DOC. NO. _____________________
R.T. DOC. NO. _____________________
SHEET 1 OF 2 SHEETS
LOUCKS
C.R. DOC. NO. _____________________
R.T. DOC. NO. _____________________
SHEET 2 OF 2 SHEETS
LOUCKS
BEARINGS ARE BASED ON THE NORTH LINE
OF THE NORTHEAST 1/4 OF SEC. 19 HAVING A
BEARING OF S88°33'54"E.
DENOTES FOUND 1/2 INCH OPEN IRON MONUMENT
DENOTES 1/2 INCH X 14 INCH IRON
MONUMENT SET, MARKED "LS 54850"
DENOTES FOUND HENNEPIN COUNTY
CAST IRON MONUMENT
BENCHMARK:
TOP NUT OF HYDRANT LOCATED AT SE
CORNER OF BLAKE ROAD N & LAKE
STREET NE, AS SHOWN HEREON.
ELEVATION = 916.46 FT (NGVD29)
SCALE IN FEET
0
N
60 120
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-25
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE
PRELIMINARY PLAT FOR MILE 14 ON MINNIHAHA CREEK
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the Minnehaha Creek
Watershed District (MCWD), initiated preliminary plat application to subdivide the property at 325
Blake Road North with PID 19-117-21-14-0002, and
WHEREAS, this property is legally described as follows:
LOT 74 AND COM AT A PT IN THE E LINE OF MONK AVE DIST 14 48/100 FT S FROM ITS
INTERSEC WITH THE NWLY LINE OF LOT 97 TH N 14 48/100 FT TO SAID NWLY LINE
THEREOF TH NELY 845 FT ALONG SAID NWLY LINE TH S14 48/100 FT PAR WITH E LINE
OF MONK AVE TH SWLY 845 FT TO BEG EXROAD, AUDITOR'S SUBDIVISION NO. 239
HENNEPIN COUNTY, MINN
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on October 22, 2021; 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 November 23,
2021 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 the staff report dated November 23, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve the Mile 14 on Minnehaha Creek
preliminary plat to subdivide the property at 325 Blake Road North with PID 9-117-21-14-0002, subject
to the conditions listed below.
1. Rezoning of the subject property from 1-2, General Industrial to Mixed Use with a Planned Unit
Development (PUD).
2. Execution of a Planned Unit Development Agreement in a form acceptable to the City Attorney.
3. Approval of the associated final plat and conformance with all related conditions.
4. Payment of all applicable development fees including, but not limited to, attorney’s fees and park
dedication. All development fees except park dedication shall be paid prior to execution of the
planned unit development agreement. Park dedication fees shall be paid prior to issuance of a
building permit.
5. Development of any individual lot created by this subdivision shall require separate site plan
approval.
6. Development of Outlot C shall require separate subdivision approval consistent with the
approved zoning and planned unit development.
7. Conformance with all requirements of the City Engineer.
8. Conformance with all requirements of Hennepin County.
9. Approval of the development by the Minnehaha Creek Watershed District and conformance with
all related conditions.
10. Approval of the associated Environmental Assessment Worksheet.
11. Submission and review of a title commitment by the City Attorney and adherence to conditions.
12. Additional easements shall be recorded as required by the City Attorney.
Adopted this 23rd day of November 2021.
_______________________
Samuel Stiele, Chair
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-26
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE
FINAL PLAT FOR MILE 14 ON MINNIHAHA CREEK
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the Minnehaha Creek
Watershed District (MCWD), initiated final plat application to subdivide the property at 325 Blake Road
North with PID 19-117-21-14-0002, and
WHEREAS, this property is legally described as follows:
LOT 74 AND COM AT A PT IN THE E LINE OF MONK AVE DIST 14 48/100 FT S FROM ITS
INTERSEC WITH THE NWLY LINE OF LOT 97 TH N 14 48/100 FT TO SAID NWLY LINE
THEREOF TH NELY 845 FT ALONG SAID NWLY LINE TH S14 48/100 FT PAR WITH E LINE
OF MONK AVE TH SWLY 845 FT TO BEG EXROAD, AUDITOR'S SUBDIVISION NO. 239
HENNEPIN COUNTY, MINN
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on October 22, 2021; 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 November 23,
2021 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 Planning & Zoning Commission reviewed the applicant’s preliminary plat
application on November 23, 2021 and recommended approval to the City Council.
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated November 23, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve the Mile 14 on Minnehaha Creek final
plat to subdivide the property at 325 Blake Road North with PID 9-117-21-14-0002, subject to the
conditions listed below.
1. Approval of the associated preliminary plat and conformance with all related conditions.
2. Execution of a Planned Unit Development Agreement in a form acceptable to the City Attorney.
Adopted this 23rd day of November 2021.
_______________________
Samuel Stiele, Chair