CR 96-151 CUP - Minneapols FloralSeptember 25, 1996
Supporting Documents.
o Analysis of Issues
o Site plans
o Resolution 96 -75
o Benshoof memo
sit _ a 11/1 I J1J11
Nancy . . Anderson, MCP
Planner
CONDITIONAL USE PERMIT -- MINNEAPOLIS FLORAL
Council Report CR96 -151
Proposed Action.
Staff recommends the following motion: Move to approve Resolution 96 -75. approving a
conditional use permit to construct 62 townhomes on the Minneapolis Floral site.
At the Zoning and Planning meeting, Mr. Engel moved and Mr. Brausen seconded a motion
to approve Resolution RZ96 -15, recommending approval to construct 62 townhomes on the
Minneapolis Floral site. The motion carried unanimously.
Overview.
The applicant is proposing to construct 62 detached townhomes on the 16.78 acres former
Minneapolis Floral site. The units will appear as single family homes but have the advantages
of townhomes with respect to the upkeep to the units and the ground keeping. The applicant
is proposing to sell the units at a price range of $250,000 to $350,000.
The units will be one -story with basements. The units will be approximately 1850 square feet,
and with the basements finished approximately 2700 square feet. 48 units will have walk -outs
and 14 will have full look -out windows.
The applicant has also applied for a rezoning to P.U.D. and a preliminary plat.
There was a density transfer that occurred in the past that allowed up to 280 units on this site.
The applicant is proposing less density than could be constructed with an R -2 zoning.
Primary Issues to Consider.
o What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
o What are the specifics of the site plan?
o What items will the development agreement address?
o What was the discussion at the Zoning and Planning meeting?
Primary Issues to Consider
o What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is R -2, Low Density Multiple Family. The Comprehensive Plan
has designated the site as medium density multiple family. The zoning and the comprehensive
plan designation comply with use of the proposed development. However, because of the
unique characteristics of the development, the applicant has applied for a rezoning to P.U.D.
o What are the specifics of the development?
Landscaping
The site is required to have 245 trees. The site plan indicates 196 trees of the required size.
The site plan also indicates other trees and shrubs. The site also will get credit for the existing
tree cover that will provide more than the required number of trees. The existing trees will be
located on the perimeters of the site and on the northeast corner of the site. The site will be
irrigated.
Utilities
The sanitary sewer and water are available at Eighth Street and Sixth Avenue. Storm water
will be discharged into Nine Mile Creek after being treated on -site. The Engineering
Department is recommending that the sanitary sewer and water are private from the
connection. The City will have to grant an easement to the applicant for the utilities through
the City park.
Fire marshal
The Fire Marshal has reviewed the plans and found them acceptable except for the emergency
vehicle drive from Sixth Street/Eighth Avenue. The site plan indicates a 12 -foot wide
roadway; the Fire Marshal is requiring a 20 -foot wide emergency vehicle drive.
Parking
The site is required to have two parking spaces for each unit. The units will have two -car
garages plus parking in front of the garages. The garages meet the requirements for parking.
Trash
Each unit will collect its own trash.
CR96 -151
Page 2
Access
CR96 -151
Page 3
The access will be from Second Avenue South. Second Avenue South will be upgraded.
There will be no access to the surrounding residential areas from this site. The applicant is
proposing a public road to the large cul -de -sac. The site plan indicates a 40 -foot
right -of -way. The standard right -of -way is 60 feet, and the engineering department is
requiring a 60 -foot right -of -way. The applicant will revise the final plans to reflect the 60 -foot
right -of -way. The other roads to the townhomes will be private roads.
The large cul -de -sac will also have a wider roadway width of 26 feet.
The City retained Jim Benshoof to review the access from Second Avenue. This review was
necessary because a previous study indicated a need for a connection from Westbrooke Way
to Second Avenue. This recommendation was made before Westbrooke Way was connected
to Smetana. Because of the connection to Smetana, Mr. Benshoof determined that the
Westbrooke Way /Second Avenue Connection will not be needed. Attached is the memo from
Mr. Benshoof regarding the access to the site.
Exterior
The townhomes are proposed to have wood roofs, stucco or cedar and brick exteriors. The
townhomes will be earthtone in color.
Setbacks
Because the applicant is rezoning the site to P.U.D., which allows for flexibility in the zoning
standards, the normal setbacks do not apply. The following are the typical lot setbacks:
front yard
side yard
rear yard
ten feet
five feet
25 feet
Surrounding uses
The site is surrounded by open space and park land on all four sides.
o What items will the development agreement address?
The development agreement will address the following items:
o Second Avenue reconstruction
o Second Avenue extension
o Utilities
o Easements for the utilities and fire lane
o Width, maintenance, and surface of the fire lane
CR96 -151
Page 4
What was the discussion at the Zoning and Planning meeting?
Nancy Anderson reviewed the proposed development with the Commission. The rezoning,
conditional use permit and preliminary plat were all discussed at the same time. The staff
noted that there will be a development agreement executed with the developer concerning the
utilities, Second Avenue reconstruction and extension, fire lane width and surface, and various
easements. Greg Kepischke, representing the applicant, appeared before the Commission.
Mr. Kepischke reviewed the developer's history and the proposed development with the
Commission. Mr. Kepischke stated that they held a neighborhood meeting and 11 neighbors
attended. The Commission discussed landscaping, exteriors, necessary easements, ponding,
the association responsibilities, and the fire lane. Mr. Kepischke has been in touch with the
Fire Marshal and has discussed a narrower width than the 20 feet The Fire Marshal may
approve a narrower width, but at this time they are still discussing the width of the fire lane.
The schedule for construction is to raze the building on the site this fall and possibly get the
utilities in. The construction of the homes will start in the spring at the south side of the site.
No one in the audience spoke at the public hearing. The Park Board has reviewed this
development in respect to the easement required for the utilities that go through the City park.
The Park Board looked favorably on granting the easements.
Alternatives
1. Approve the conditional use permit. By approving the conditional use permit to construct
62 townhomes, the applicant will be able to construct the development as proposed.
2. Deny the conditional use permit to construct 62 townhomes. By denying the conditional
use permit to construct 62 townhomes, the applicant will not be able to construct the
townhomes 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.
WHEREAS, an application for Conditional Use Permit CUP96 -4 has been made by Taurus
Properties;
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION N0: 96 -75
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PERMIT TO CONSTRUCT
62 TOWNHOMES ON THE MINNEAPOLIS FLORAL SITE
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by Taurus Properties on August
23, 1996;
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
September 24, 1996: all persons present were given an opportunity to be heard;
3. That the written comments and analysis of City staff were considered; and
A legal description of the subject property is as follows:
That part of the Northeast Quarter of the Southeast Quarter of Section 25, Township 117 North, Range
22 West of the 5th Principal Meridian described as follows:
Commencing at the northeast corner of the Southeast Quarter of said Section 25; thence South 00
degrees 46 minutes 37 seconds, West, assumed bearing along the east line of said Southeast Quarter of
Section 25, a distance of 1132.12 feet; thence South 85 degrees 15 minutes 56 seconds West, a distance
of 637.05 feet; thence North 00 degrees 46 minutes 37 seconds East, a distance of 769.84 feet to the
south line of Registered Land Survey No. 939; thence South 88 degrees 13 minutes 00 seconds West
along the south line of said Registered Land Survey No. 939 and its westerly extension a distance of
724.29 feet to the west line of said Northeast Quarter of the Southeast Quarter of said Section 25; thence
South 00 degrees 03 minutes 20 seconds West along the west line of said Northeast Quarter of the
Southeast Quarter of Section 25 a distance of 396.00 feet to the actual point of beginning; thence South
89 degrees 56 minutes 40 seconds East, a distance of 334.00 feet; thence South 41 degrees 01 minutes 43
seconds East, a distance of 472.81 feet; thence North 85 degrees 15 minutes 56 seconds East, a distance
of 125.00 feet; thence South 00 degrees 46 minutes 37 seconds West, a distance of 70.00 feet; thence
South 85 degrees 15 minutes 56 seconds West, a distance of 72.08 feet; thence South 00 degrees 46
minutes 37 seconds West, a distance of 66.24 feet to the south line of the Northeast Quarter of the
Southeast Quarter of said Section 25; thence West, along said south line of the Northeast Quarter of the
Southeast Quarter of Section 25 a distance of 695.73 feet to the southwest corner of said Northeast
Quarter of the Southeast Quarter of Section 25; thence North, along the west line of said Northeast
Quarter of the Southeast Quarter, a distance of 490.42 feet to the point of beginning.
ill That part of the North Half of the Southeast Quarter of the Southeast Quarter, Section 25, Township
Range 22, lying west of the East 650.98 feet thereof, Hennepin County, Minnesota.
TOGETHER WITH:
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit
CUP96 -4 is hereby approved based on the following Findings of Fact:
1. That the proposed development meets the requirements for a conditional use permit.
BE IT FURTHER RESOLVED that application for Conditional Use Permit, CUP96 -4, is hereby
approved based on the following conditions:
1. That Nine Mile Watershed District approves the proposed development.
2. That the site is developed and constructed as per the plans submitted.
3. That the emergency access is constructed in a manner that is acceptable to the fire
marshal.
4. That the City roadway is a 60 -foot right -of -way.
5. That the utilities are private from the connections at Eighth Street and Sixth
Avenue.
6. That the subject site is platted.
7. That the subject site is rezoned from R -2 to P.U.D.
8. That the cul -de -sac roadway is increased to 26 feet.
9. That a development agreement is executed that is acceptable to City staff and the
City's legal counsel.
Adopted this 1st day of October 1996.
ATTEST:
James A. Genellie, City Clerk
Charles D. Redepenning, Mayor
W BENSHOOF & ASSOCIATES INC.
TRANSPORTATION ENGINEERS AND PLANNERS
7301 OHMS LANE, SUITE 500 / EDINA, MN 55439 ( (612) 832 -9858 ! FAX (612) 832 -9564
August 16, 1996
MEMORANDUM
TO: Tim Gessele, ity of Hopkins
E r
Jim m Benshoof and Ed Terhaar
RE: Results of Traffic Engineering Review for Proposed Development on
Minneapolis Floral Site
PURPOSE
This memorandum is to present our traffic engineering review for the proposed
development on the Minneapolis Flora site. The two purposes for this review are: (1) to
determine if the proposed development will cause any significant impacts on nearby
residential streets, and (2) determine if the roadway suggested in 1989 that would connect
Westbrooke Way with 2nd Avenue S. is still needed.
The items addressed in this memorandum are organized as follows:
1) Background Information. This includes development characteristics and
existing conditions.
2) Traffic Forecasts. Daily traffic forecasts were developed for the proposed
development.
3) Analysis. This section addresses the effects of the development traffic on
nearby residential streets, the adequacy of existing traffic controls at nearby
intersections, and a determination regarding whether a connection between
Westbrooke Way and 2nd Avenue S. still is needed..
4) Conclusions.
K Y -
96 -55
C-
REFER TO FILE:
Mr. Jim Gessele 2 August 16, 1996
BACKGROUND INFORMATION
Development Characteristics
The proposed development is to be located at the southern terminus of 2nd Avenue S. on
the Minneapolis Floral site. The development is expected to consist of 60 townhouses.
Public vehicular access is proposed to be to 2nd Avenue S. only.
Existing Conditions
Currently, 2nd Avenue S. ends approximately 1200 feet south of 7th Street S. Full access
to Highway 169 exists immediately east of 2nd Avenue S. on 7th Street S. The
intersection of 2nd Avenue S. and 7th Street S. is controlled with stop signs on the
westbound and northbound approaches. Between 5th Street S. and 7th Street S., several
commercial uses access 2nd Avenue. S. on the east side, with no access points on the west
side. The area west of 2nd Avenue S. and south of 5th Street S. consists of residential
uses, which are screened from 2nd Avenue S. by an earth berm and Large evergreen trees.
On 5th Street S. between 2nd Avenue S. and 7th Avenue S., five residences have
driveway access on the south side. The north side of 5th Avenue consists of commercial
uses. The intersection of 5th Street S. and 6th Ave: S. is controlled with stop signs on all
four approaches.
Current traffic volume information obtained from the City showed the following daily
volumes on 5th Street S.: 3,800 immediately east of 6th Avenue S. and 5,200 immediately
west of 6th Avenue. S. The daily volume on 6th Avenue S. immediately north of 5th
Street S. is 3,700.
TRAFFIC FORECASTS
The expected number of daily trips generated by the proposed development was
determined using trip generation rates based on counts done by Benshoof staff at a similar
development. These counts resulted in a daily trip generation rate of 7.8 trips per
townhouse unit. Therefore, the 60 proposed townhomes are expected to generate 468
daily trips.
The daily trips generated were then assigned to the surrounding roadway system based on
the following trip distribution percentages: 75 percent to /from Highway 169, 20 percent
to /from the north on 6th Avenue S. via 2nd Avenue S. and 5th Street S., and 5 percent
to /from the west on 5th Street S. Applying these percentages to the 468 trips resulted in
351 daily trips to /from Highway 169, 94 daily trips to /from the north on 6th Avenue S.,
and 23 daily trips to /from the west on 5th Street S.
Mr. Tim Gessele 3 August 16, 1996
ANALYSIS
Effects of Development Traffic on Residential Areas
As previously discussed, the majority of the traffic generated by the proposed
development is expected to travel to and from Highway 169. Of the 468 daily trips
generated by the development, only 117 are expected to travel to and from the north on
2nd Avenue S. north of 7th Street S. This number of trips represents only a three percent
increase over the existing traffic volume. This small increase will have no significant effect
on the residential area west of 2nd Avenue S. and south c `5th Street S.
Traffic Control at Intersection of 2" Avenue S. and 7 Street S.
As previously mentioned, this three leg intersection presently is controlled by two stop
signs - on the east and south legs. Southbound traffic presently has the right -of -way.
This is an unusual form of traffic control for a three leg intersection. The three normal
choices for this type of intersection are: a) all -way stop control, b) stop signs on the north
and south legs, or c) stop sign only on the east leg. With the existing control, a greater
potential exists for motorists to be confused, with an associated increase in accident
hazards. This circumstance will become worse with the increased traffic generated by the
townhome development. To safely accommodate the increased volumes associated with
the new development, we would recommend that the control be modified to all -way stop
control by adding a stop sign on the north approach of 2" Avenue S. This
recommendation for all -way stop control would not alter the channelized right turn and
yield control that presently exists for right turns from the east on 7th Street S. to the north
on 2" Avenue S.
Whether Need Exists for a Connection Between Westbrooke Way and 2" Avenue S.
The "Southeast Hopkins - Minnetonka Transportation Study," which was completed by our
firm in 1989, recommended that the Cities of Hopkins and Minnetonka pursue
implementation of a roadway plan identified in the report as Alternative A. This plan
included the following two major roadway improvements in the vicinity of the Minneapolis
Floral site: a) connection across Nine Mile Creek between Westbrooke Way and 2"
Avenue S. and b) northerly and westerly extension of Opportunity Court in Minnetonka to
connect with Smetana Drive. These two improvements were recommended in order to
improve access for the area and to reduce traffic volumes on sensitive roadway segments.
The need for access improvements largely pertained to the homes served by Westbrooke
Way because at that time Westbrooke Way was a cul -de -sac about 'A mile in length. The
objective to reduce traffic on sensitive roadway segments pertained to 11 Avenue S. in
Hopkins, which carried a substantial traffic volume in part due to the Westbrooke Way
cul -de -sac, and also pertained to the one -way looped portion of Smetana Drive in the
northeast portion of the Opus development.
Mr. Tim Gessele
- August 16, 1996
Since the above referenced report was completed in 1989, two significant roadway
improvements have been constructed. One is that Opportunity Court has been extended
to connect with Smetana Drive, consistent with the recommendations in the 1989 report.
The second significant improvement is that Westbrooke Way has been extended south to
connect with Smetana Drive. The combination of these two improvements has
substantially accomplished the objectives expressed in the 1989 report. The neighborhood
served by Westbrooke Way now has a major means of access via Smetana Drive, in
addition to the access previously available via 9'" and 11`" Avenues.
Considering the above points, it is our conclusion that a connection between Westbrooke
Way and 2 Avenue S. no longer is needed. The extension of Westbrooke Way to
Smetana Drive effectively achieves the access improvement that had been the primary
reason for the previously recommended connection between Westbrooke Way and 2°
Avenue S.
CONCLUSIONS
As stated in the preceding section, our three principal conclusions from this traffic review
of a proposed townhome development on the Minneapolis Floral site are:
• The proposed development will not cause any adverse traffic impacts on nearby
residential neighborhoods.
• The traffic control at the intersection of 2° Avenue S. and 7'" Street S. should be
revised to all -way stop control by adding a stop sign on the north approach (for
southbound traffic on 2° Avenue S.).
• The plans for this development do not need to accommodate a roadway
connection between Westbrooke Way and 2" Avenue S. The previous needs for
this connection have been effectively met by the connection of Westbrooke Way
to Smetana Drive.
• NINE MILE COVE
•
Hopkins, Minnesota
by
Taurus Properties
August 23, 1996
PROPOSAL
This project is proposing to develop 62 small lot, detached singled family townhomes on 16.78 acres (3.7
unites per acre). The project will require the following approvals:
1. P.U.D.(Planned Unit Development) zoning within the district (Low Density Multi - Family
Residential).
2. C.U.D.(Conditional Use Permit) to allow detached single family townhomes within the R -2 district.
3. Preliminary Plat/Subdivision of the property.
SITE CONDITIONS
The 16.78 acre site is located south of the 7 street exit from Highway 169 at the end of 2 Avenue
South. The site currently has two single family homes and a Large greenhouse complex for a nursery
business. Surrounding land uses include Hopkins City Park to the north, west and east; a City trail and
Nine Mile Creek adjacent to the south; undeveloped land south of the creek; Highway 169 about 600 feet
east beyond the City Park; and a medical clinic and nursing home to the northeast at 7 Street and 2nd
Avenue.
Site topography ranges from elevation 872 at Nine Mile Creek to a high point of 897 at an existing house.
Generally the north, east and southerly sides are low at elevations from 872 - 875. A ridge then rises to a
central plateau of about elevation 890.
Existing tree cover generally follows the ridge around the site. Primary species include boxelder and
willow with a few scattered ash and oak. General conditions are deemed poor to fair with numerous
fallen trees.
Site soils in the lower elevations are peat and peaty muck over loam. The upper plateau contains Heyder
complex, 2 to 6 percent slopes, which are typically sandy loams and are suitable for the type of
development proposal.
The site contains three wetlands totaling 2.75 acres. They include a small area in the southwest corner
adjacent to Nine Mile Creek; another area along the east boundary; and a larger area to the north and
northeast. These wetlands have been delineated and were field confirmed on July 31, 1996 by the
Watershed District. Of the 2.75 acres, about 1.16 adjacent to the north boundary may be considered
upland because the area appears to lack wetland hydrology because it is effectively drained. Further data
collection will be required to confirm this expectation. Until then, all or part of Lots 53 - 57 are within
Page 1
the wetland area in question and may require either a plan modification or wetland permit processing
subject to the future findings.
Site access will be follow the existing driveway from 2 Avenue South. Since this is a dead -end access
of about 1/3 - 1/2 mile from 7th Street, an emergency access will be provided from the northwest corner
of the site to 8 Street at 6 Avenue about 400 feet away through the City park land.
Sanitary sewer and municipal water are both available at 8d' Street and 6 Avenue. They will be
extended to the site along the same route as the emergency access drive. The water will be looped to
another watermain near the medical clinic at 2 Avenue near 7 Street.
Storm water will be accommodated on -site with a treatment pond designed to City and Watershed NURP
standards. Treated storm water will be discharged into Nine Mile Creek. The watershed district will
allow up to 20 % (0.9 acres)of the on -site flood plain (4.5 acres) to be filled. While about 0.81 acres
(18 %) of existing floodplain is proposed to be filled, about 0.59 (13% acres) of new floodplain will be
created in conjunction with the stormwater treatment pond resulting in a net loss of only 0.22 acres (5 %)
of floodplain.
PROPOSAL
The proponent is requesting a rezoning to P.U.D. (Planned Unit Development) with a C.U.P.
(Conditional Use Permit) to facilitate the construction of 62 detached upper bracket homes on small lots
rather than attached housing.
The P U D also allows density clustering of units to help preserve tree cover and floodplain. The
variation from normal zoning standards for setbacks, right -of -way, use of private drives, etc., contributes
to optimizing the development potential yet be site sensitive. The proposed P.U.D. standards will not
have any impact on surrounding development since the site is so isolated and physically separated by
distance and tree cover.
The proponent wishes to build 62 dwellings in the 1850 sq. foot range, single story with 10/12 pitch
wood roofs, stucco or cedar and brick exteriors with walkout lower levels- most of which will be finished
- to provide up to 2700 square feet of luxurious fmished living space. Total building area is about 3950
sq. ft. including unfinished space and garage.
These homes will each be on their own platted lot with private drives within as common area. An
association will be formed to oversee project operations and fully maintain the exteriors of the homes,
grounds and private drives. Access easements will cover individual unit driveways that cross lot lines.
Current prices are projected to be in the $250,000.00 to $350,000.00 range.
Detached (no common walls) Townhomes are fast becoming a desired alternative to attached housing
and are being built around the Metro area more and more frequently. The benefit of an association to
care for the property without the necessity of common walls is viewed as a large plus by those looking at
townhomes, or other attached housing products, as their new lifestyle These homes are basically
townhomes without the common wall which allows sound transfer. Homes are set at angles so you can
see mostly brick, wood and landscaping rather than garage doors. Trash collection will be handled
internally by each owner.
Page 2
Site access is from 2 11d Avenue South. A proposed public street follows the existing driveway and ends at
a large cul-de -sac. Access to the lots is from private drives extending from the public street. The public
right -of -way is proposed to be 40 feet due to the narrow corridor along the existing driveway between the
wetlands. The road surface will meet City Standards at 30 feet wide. The cul-de -sac will have a 55 foot
radius right -of -way and a 45 foot radius paved area with a center island. Private drives will be 26 feet
wide with 35 foot radius cul-de -sacs and will be with a common area outlot. An emergency vehicle
access will provided from the northwest comer of the site to the intersection of 6 Avenue and 8th Street
through the adjacent City park.
The site grading is intended to use the landfonn to take advantage of walkout and view opportunities to
the creek, wetlands, City park and internal pond. Of the 62 total units, 48 will be full basement walk -out
and 14, primarily along the higher elevations adjacent to the west boundary, will be full basements with
full look -out windows.
Stone water runoff will be directed through a water quality treatment pond internal to the site prior to
discharge into Nine Mile Creek. The pond and storm sewer design will comply with the City and
Watershed standards for treatment, storage and runoff rate. Erosion control during construction will
include silt fence installed prior to grading operations, straw bale dikes around storm sewer inlets and a
rock construction entrance.
The landscaping section of the zoning ordinance requires 245 trees based on the building area calculation
(62 units x 3950 gross building area, including garage, per unit). A total of 196 trees are provided
representing 80% of the required amount. The remaining 20% is achieved through consideration for
preservation of existing tree cover. Landscaping is primarily along the private drives and building
entrances to enhance and provide some visual separation. The public cul-de -sac with the center island is
landscaped to provide a strong aesthetic entrance into this upper bracket project. Existing tree cover
around the site will continue to provide perimeter screening.
Construction is intended to start in the fall of 1996 following all agency approvals. This would include
site demolition and the start of site grading. Grading may continue into the Spring of 1997. Utility
connection across the wetland or poor soil areas may occur over the Winter of1996 - 1997. The
remainder of site construction including roads will occur in Spring of 1997. Building construction would
also start in the Spring to Summer of 1997.
Page 3
DEVELOPMENT DATA
Site Area (730,859 sq. ft.) — 16.78 acres
Existing Zoning — R -2 (Low Density
Multi- family
Residential)
Proposed Zoning — P.U.D. (R- 2/C.U.P.)
— (Small lot, detached
Single Family
Townhomes)
Proposed Units — 62
Proposed Site Density (62 units + 16.78 — 3.7 units per acre
acres)
Proposed Public Right -of -Way — 0.58 _+ acres
Proposed Private Drives (Outlets A & B) — 1.28+ acres
Average Lot Area — 10,480+ sq. ft.
Proposed Site coverage (Approximate)
Buildings (2200 + sq. ft /Main Floor — 19 %
including Garage)
Pavement (including public street, — 13%
private drive and individual
driveways)
Green Space — ¢8%
Total (16.78 Acres) — 100%
Wetland on site — 2.75 + acres
Proposed PUD Lot Standards
Width Minimum — 50 ft.
Area Minimum — 3500 sq. ft.
Front Yard to Public Row — 20 ft.
Front Yard to Private Drive — 10 ft.
Side/Rear Yard Setback - internal — 5 ft.
Rear Yard to Outside Site Boundary — 25 ft.
Creek Setback — 50 ft.
Typical Drainage & Utility Easements
Front Yard
Side/Rear Yard
Property Address
930 Second Avenue South; Hopkins, MN
Property Identification Number
25- 117 -22-44 -0002
— 10 ft.
— 5ft.
Page 4
LEGAL DESCRIPTION:
That part of the Northeast Quarter of the Southeast Quarter of Section 25, Township 117 North, Range
22 West of the 5 Principal Meridian described as follows:
Commencing at the northeast corner of the Southeast Quarter of said Section 25; thence South 00 degrees
46 minutes 37 seconds West, assumed bearing along the east line of said Southeast Quarter of Section 25,
a distance of 1132.12 feet; thence South 85 degrees 15 minutes 56 seconds West, a distance of 637.05
feet; thence North 00 degrees 46 minutes 37seconds East, a distance of 769.84 feet to the south line of
Registered Land Survey No.939; thence South 88 degrees 13 minutes 00 seconds West along the south
line of said Registered Land Survey No. 939 and its westerly extension a distance of 724.29 feet to the
west line of said Northeast Quarter of the Southeast Quarter of said Section 25; thence South 00 degrees
03 minutes 20 seconds West along the west line of said Northeast Quarter of the Southeast Quarter of
Section 25 a distance of 396.00 feet to the actual point of beginning, thence South 89 degrees 56 minutes
40 seconds East, a distance of 334.00 feet thence South 41 degrees 01 minutes 43 seconds East, a
distance of 472.81 feet; thence North 85 degrees 15 minutes 56 seconds East, a distance of 125.00 feet;
thence South 00 degrees 46 minutes 37 seconds West, a distance of 70.00 feet thence South 85 degrees
15 minutes 56 seconds West, a distance of 72.08 feet; thence South 00 degrees 46 minutes 37 seconds
West, a distance of 66.24 feet to the south line of the Northeast Quarter of the Southeast Quarter of said
Section 25; thence West, along said south line of the Northeast Quarter of the Southeast Quarter of
Section 25 a distance of 695.73 feet to the southwest corner of said Northeast Quarter of the Southeast
Quarter of Section 25; thence North, along the west line of said Northeast Quarter of the Southeast
Quarter, a distance of 490.42 feet to the point of beginning.
TOGETHER WITH:
That part of the North Half of the Southeast Quarter of the Southeast Quarter, Section 25, Township 117,
Range 22, lying West of the East 650.98 feet thereof, Hennepin County, Minnesota.
Fee Owner
The Minneapolis Floral Company
2420 Hennepin Avenue South
Minneapolis, MN 55405
Phone: 377 -8080
Contact: Larry Olson
Applicant/Developer
Taurus Properties
12400 Whitewater Drive, Suite 175
Minnetonka, MN 55343
Phone: 935 -8811
Contact: Duane Dietrich
Engineer/Planner /Surveyor
Westwood Professional Services, Inc.
14180 W. Trunk Highway 5, Suite 220
Eden Prairie, MN 55344 -2039
Phone: 937 -5150
Contacts: Dwight Jelle, P.E.; Greg Kopischke, Planner
Page 5
lower level