VI.4. Preliminary Plat Review – Mile 14 on Minnehaha Creek Addition; Lindahl
December 7, 2021 City Council Report 2021-115
Preliminary Plat Review
Mile 14 on Minnehaha Creek Addition
Proposed Action: Staff recommends the following motion:
• Move to adopt Resolution 2021-078, approving the Mile 14 on Minnehaha Creek
preliminary plat.
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 plat. 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, both the Planning & Zoning Commission and staff
recommend approval of the preliminary plat, subject to the conditions detailed in the attached
resolutions.
Primary Issues to Consider
• Background
• Community Comment
• Subdivision Review
• Engineering Review
• Alternatives
Supporting Documents
• Site Location Map
• Resolution 2021-078
• Mile 14 on Minnehaha Creek Preliminary Plat
• Master Development Plan
• Auditor’s Subdivision #239
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
City Council Report 2021-115
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). 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 project, ask questions and provide in person feedback to the
Planning & Zoning Commission. 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. That
meeting took place on November 15, 2021 at 1002 – 2nd Street Northeast (43 Hoops).
Comments from that meeting are detailed in the associated rezoning staff report, but there were
no comments or questions that directly related to the subdivision application.
Planning & Zoning Commission Action. The Planning & Zoning Commission reviewed this
item (Planning Application 2021-20) during the November 23, 2021 regular meeting. During
that meeting, the Commission heard a summary presentation from City staff and held a public
City Council Report 2021-115
Page 3
hearing. During the public hearing, Bill Gleason of 33 Blake Road South asked if the
subdivision application only addressed splitting up the site into individual lots or if it also
addressed development of those sites. City Planner Jason Lindahl commented that the
subdivision application only addressed splitting the property and that development on individual
sites would be covered in the specific site plan review applications later on the agenda. After
some general discussion, the Commission voted 7-0 to recommend the City Council approve the
Mile 14 on Minnehaha Creek preliminary plat.
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 Planning & Zoning Commission held public hearings to review both the
preliminary and final plats concurrently. Tonight, the City Council will review the preliminary
plat but the final plat will follow on December 21st to link it with the second reading of the
rezoning ordinance.
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 and any deviation allowed through the planned unit development
(PUD). Staff recommends that a condition of subdivision approval requires the applicant to
receive approval of their separate rezoning application.
Preliminary Plat Design. The applicant proposes to subdivide the existing 16.87 acre property
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
City Council Report 2021-115
Page 4
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.
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 retained 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 one or more of the following:
• 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 Mixed Use zoning standards and any deviation
approved through the planned unit development (PUD).
The balance of the site is planned to be 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
City Council Report 2021-115
Page 5
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.
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.
ENGINEERING REVIEW
The Engineering Department has reviewed the applicant’s plans for the overall 325 Blake Road
redevelopment and the specific site plan for Site A and offer the following comments listed
below.
• Addresses will be assigned once PIDs are provided.
• MCWD rules are as or more stringent than City of Hopkins. Meeting MCWD stormwater,
water quality, and construction permit requirements satisfies City of Hopkins requirements.
• All utilities will be private. Provide appropriate watermain valves to isolate private system
from public network.
• Currently plans show connecting to two 8” existing stubs. A 12” watermain is located in
Lake Street NE if water system modeling requires additional flow.
• A full engineering review will be completed once construction documents are provided.
ALTERNATIVES
1. Vote to approve the preliminary plat. By approving the preliminary plat application, the
City Council will approve the preliminary design of the Mile 14 on Minnehaha Creek plat
and the final plat will move forward for consideration during the December 21, 2021 City
Council agenda.
2. Vote to deny the preliminary plat. By denying the preliminary plat application, the City
Council will not approve the preliminary design of the Mile 14 on Minnehaha Creek plat and
City Council Report 2021-115
Page 6
the final plat will not move forward for consideration during the December 21, 2021 City
Council agenda. 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 325 Blake Road North
Subject Property
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2021-078
A RESOLUTION APPROVING 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,
4. That the Hopkins Planning & Zoning Commission reviewed this application during their
November 23, 2021 meeting and recommended approval by the City Council, subject to
conditions; and
5. That the Hopkins City Council reviewed this application during their December 7, 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 December 7, 2021.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves 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 for each individual parcel.
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 (EAW).
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 by the City Council of the City of Hopkins this 7th day of December, 2021.
By: ________________________________
Kristi Halverson, Mayor Pro Tempore
ATTEST:
_______________________________
Amy Domeier, City Clerk
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