CR 96-097 Prelim Plat - R.I. Johnson PropertyMay 29, 1996
PRELIMINARY/FINAL PLAT —R.L JOHNSON PROPERTY
Proposed Action
Staff recommends the following motion: Move to approve Resolution 96-49. approving a
preliminary /Enal plat for R.L. Johnson at 401 - 1 lth Avenue South.
At the May 28, 1996, Zoning and Planning meeting, Mr. Blair moved and Mrs. Kinnich seconded
a motion to approve Resolution RZ96 -8, recommending approval of the preliminary and final plat
at 401 - 11th Avenue South. The motion was approved unanimously.
Overview
a Council Report 96 -97
K
The applicant, R.L. Johnson, as a requirement of their conditional use permit for construction of
the office/warehouse buildings at 401 - 1 lth Avenue South, is required to plat the property by
December 1997.
The subject property currently is one parcel and, with this action, would consist of one parcel with
an outlot. Lot 1 would include the new office /warehouse buildings, and the outlot is the Knox
storage area.
The final plat also indicates an additional 25 feet right -of -way to be dedicated for 1 lth Avenue
This additional right -of -way is required for the upgrading of llth Avenue. The conditional use
permit required additional right -of -way for the 1 lth Avenue upgrade There is a retaining wall in
the right -of -way for the N.U.R.P. pond. The applicant will have to provide the City with an
easement or use agreement for this retaining wall.
Primary Issues to Consider
o Does the proposed plat meet the zoning requirements?
o Does the proposed plat meet the subdivision requirements?
o Why is the property used by Knox an outlot?
o Is a park dedication fee required?
o What occurred at the Zoning and Planning meeting?
Supporting Documents
o Analysis of Issues
o Resolution 96-49
o Preliminary/Final plat
Nancy , Anderson, AICP
Planner
Primary Issues to Consider
CR96 -97
Page 2
o Does the proposed plat meet the zoning requirements?
The entire parcel is zoned I -2, General Industrial. The zoning of the properties will not
change. Both lots will meet the minimum lot requirements.
o Does the proposed plat meet the subdivision requirements?
The plat as proposed meets the subdivision requirements.
o Why is the property used by Knox an outlot?
The subdivision ordinance requires that all lots have frontage on a public right -of -way.
Currently Knox is leasing a portion of their storage area from R.L. Johnson. The Knox
storage area does not have access on a public right -of -way. By making the Knox lot an
outlot, it will be unbuildable and will ensure that if Knox terminates their lease in order to
construct a building on the subject property, it will have to be combined with another
piece of property that does have access to a public right -of -way.
o Is a park dedication fee required?
A park dedication fee is not required, because no additional lots are created. The outlot at
this time is not buildable.
o What occurred at the Zoning and Planning meeting?
Alternatives
Ms. Anderson reviewed the proposed plat with the Commission. Ms. Anderson did note
that there is a retaining wall in the right - of - way for the N.U.R.P. pond on the west side of
the property and that an easement or use agreement would have to be provided to the City
from the applicant. Robb Johnson, the applicant, appeared before the Commission. The
Commission asked Mr. Johnson various questions regarding the plat. No one spoke at the
public hearing regarding this plat.
1. Approve the preliminary /final plat at 401 - 1 lth Avenue South. By approving the
preliminary /final plat, the applicant will record the plat at Hennepin County and the subject
site will be platted.
2. Deny the preliminary/final plat at 401 - 1 lth Avenue South. By denying the plat, the
applicant will not be able to plat the subject property as proposed. If the City Council
considers this alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 96 -49
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A PRELIMINARY/FINAL PLAT AT 401 - 11TH AVENUE SOUTH
WHEREAS, an application for a preliminary /final plat approval, SUBD96 -2, has been
made by Robb Johnson;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a preliminarylfinal plat approval, SUBD96 -2, was made by
Robb Johnson on April 26, 1996;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and
published notice, held a public hearing on the application and reviewed such
application on May 28, 1996: all persons present were given an opportunity to be
heard;
3. That the written comments and analysis of City staff were considered; and
4. A legal description of the subject property is as follows:
Block 38, West Minneapolis, Hennepin County, Minnesota, together with
that part of the adjoining 5th Street south, vacated, lying South of the
South line of Lot 4, Auditor's Subdivision No. 195, Hennepin County,
Minnesota, and lying between the extensions across it of the West and
Southeasterly lines of said Block 38; AND that part of Lot 4 Auditors
Subdivision No. 195, Hennepin County Minnesota lying southwesterly of a
line and its southeasterly extension drawn from a point in the northwesterly
line of said Lot distant 990.02 feet northeasterly of the northwest corner of
said Lot, to a point on the Southeasterly line of said Lot, a distance of
1360.84 feet northeasterly of the most southerly corner of Block 38, West
Minneapolis;
EXCEPT the following described parcel: Commencing at a point on the
northwesterly line of Lot 4, Auditor's Subdivision No. 195, Hennepin
County, Minnesota, which lies 990.02 feet northeasterly of the northwest
corner of said Lot 4; thence on an assumed bearing of South 20 degrees 22
minutes 01 seconds East along a line which, if extended, would pass
through a point on the southeasterly line of said Lot 4 which lies 1360.84
feet northeasterly of the most southerly corner of Block 38, West
Minneapolis; a distance of 30 feet to the point of beginning of the parcel to
be described; thence continuing South 20 degrees 22 minutes 01 seconds
East a distance of 429.90 feet to a point on the southeasterly line of said
Lot 4 which lies 1360.84 feet northeasterly of the most southerly corner of
Block 38, West Minneapolis; thence South 53 degrees 12 minutes 10
seconds West along the southeasterly line of said Lot 4 a distance of'
289.48 feet; thence North 20 degrees 22 minutes 01 seconds West a
distance of 511.58 feet to an intersection with a line which lies 30 feet
south of the northwesterly line of said Lot 4; thence North 69 degrees 38
minutes 00 seconds East along said parallel line a distance of 277.66 feet to
the point of beginning.
That part of lot 4, Audition's Subdivision No. 195, Hennepin County,
Minnesota, described as follows:
Commencing at a point on the northwesterly line of Lot 4, Auditor's
Subdivision No. 195, Hennepin County, Minnesota, which lies 990.02 feet
northeasterly of the northwest corner of said Lot 4; thence on an assumed
bearing of South 20 degrees 22 minutes 01 seconds East along a line
which, if extended, would pass through a point on the southeasterly line of
said Lot 4 which lies 1360.84 feet northeasterly of the most southerly
corner of Block 38, West Minneapolis, a distance of 30 feet to the point of
beginning of the parcel to be described; thence continuing South 20
degrees 22 minutes 01 seconds East a distance of 429.90 feet to a point on
the southeasterly line of said Lot 4 which lies 1360.84 feet northeasterly of
the most southerly comer of Block 38, West Minneapolis; thence South 53
degrees 12 minutes 10 seconds West along the southeasterly line of said
Lot 4 a distance of 289.48 feet; thence North 20 degrees 22 minutes 01
seconds West a distance of 511.58 feet to an intersection with a line which
lies 30 feet south of the northwesterly line of said Lot 4; thence North 69
degrees 38 minutes 00 seconds East along said parallel line a distance of
277.66 feet to the point of beginning.
NOW, THEREFORE, BE IT RESOLVED that the application for preliminary /final plat
approval, SUBD96 -2, is hereby approved based on the following Findings of Fact:
1. That Lot 1 meets the minimum lot size for the 1 -2 zoning district.
2. That the proposed lots meet the subdivision requirements.
BE IT FURTHER RESOLVED that application for preliminary /final plat approval,
SUBD96 -2, is hereby approved based on the following conditions:
1. That the applicant provide the City an acceptable recordable document for the
N.U.R.P. pond retaining wall on the west side of the site.
Adopted this 4th day of June 1996.
ATTEST:
James A. Genellie, City Clerk
Charles D. Redepenning, Mayor
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