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HomeMy WebLinkAboutPlanning Commission - 07/28/2025 (2)Annotated Agenda Eden Prairie Planning Commission Meeting 7 p.m. Monday, July 28, 2025 City Center Council Chambers 8080 Mitchell Road Eden Prairie, MN 55344 ATTENDEES Planning Commission Members: John Kirk, Andrew Pieper, Ed Farr, Robert Taylor, Daniel Grote, Frank Sherwood, Charles Weber, Phou Sivilay, Trisha Duncan City Staff: Jeremy Barnhart, City Planner; Carter Schulze, City Engineer; Matt Bourne, Manager of Parks and Natural Resources MEETING AGENDA I. Call the Meeting to Order II. Pledge of Allegiance III. Approval of Agenda MOTION: Move to approve the agenda. IV. Approval of Minutes MOTION: Move to approve the Planning Commission minutes: A. Planning Commission meeting minutes dated July 14, 2025. V. Public Hearing A. Prairie Village Pet Hospital Addition (2025-08) 1. Planned Unit Development (PUD) Concept Review on 0.46 acres 2. Planned Unit Development (PUD) District Review with Waivers on 0.46 acres 3. Site Plan Review on 0.46 acres The applicant is requesting approval to construct an approximately 1,144 foot addition on an existing vet clinic. The property is located at 7815 Terrey Pine Drive. With the proposed addition, the building will be 3,139 square feet. The applicant is requesting two waivers from City Code requirements related to parking setbacks and impervious surface area to accommodate the building addition and required parking on site. Planning Commission Annotated Agenda July 28, 2025 Page 2 MOTION 1: Move to close the public hearing MOTION 2: Move to recommend approval for the PUD Concept Review on 0.46 acres, PUD District Review with Waivers on 0.46 acres, and Site Plan Review as recommended by staff, represented in the July 28, 2025 staff report. B. Lower MN River Watershed District Zoning District Change (2024-09) 1. Zoning Change from Rural to Parks and Open Space on 4.2 acres The applicant is requesting approval of a Zoning District Change for property south of an unimproved portion of Riverview Road right-of-way along the Minnesota River in Section 35. The Lower Minnesota River Watershed District purchased a 4.2 acre piece of property from Greg and Kelly Hueler for a river bank stabilization project. The Watershed District is requesting a zoning district change from Rural to Parks and Open Space on their 4.2 acre property, while the Huelers will continue to own 10+ acres, which will remain zoned Rural. MOTION 1: Move to close the public hearing MOTION 2: Move to recommend approval for Zoning Change from Rural to Parks and Open Space on 4.2 acres as recommended by staff, represented in the July 28, 2025 staff report. VI. Planners Reports VII. Members Reports VIII. Adjournment MOTION: Move to adjourn the Planning Commission meeting. Agenda Eden Prairie Planning Commission Meeting 7 p.m. Monday, July 28, 2025 City Center Council Chambers 8080 Mitchell Road Eden Prairie, MN 55344 ATTENDEES Planning Commission Members: John Kirk, Andrew Pieper, Ed Farr, Robert Taylor, Daniel Grote, Frank Sherwood, Charles Weber, Phou Sivilay, Trisha Duncan City Staff: Jeremy Barnhart, City Planner; Carter Schulze, City Engineer; Matt Bourne, Manager of Parks and Natural Resources MEETING AGENDA I. Call the Meeting to Order II. Pledge of Allegiance III. Approval of Agenda IV. Minutes A. Approval of the minutes for Planning Commission Meeting held on July 14, 2025. V. Public Hearing A. Prairie Village Pet Hospital Addition (2025-08) 1. PUD Concept Review on 0.46 acres 2. PUD District Review with Waivers on 0.46 acres 3. Site Plan Review on 0.46 acres B. Lower MN River Watershed District Zoning District Change (2024-09) 1. Zoning Change from Rural to Parks and Open Spaces on 4.2 acres VI. Planner’s Report VII. Members’ Reports VIII. Adjournment Planning Commission Agenda Cover Memo Date: July 28, 2025 Location: 7815 Terrey Pine Court Subject: Prairie Village Pet Hospital Addition From: Sarah Strain, Planner II Applicant: Hupp Holdings IX, LLC Review period expires: November 18, 2025 ITEM DESCRIPTION Hupp Holdings IX, LLC, the property owner, is proposing to construct an approximately 1,144 square-foot addition on the current pet hospital building at 7815 Terrey Pine Court. The interior of the existing building will be remodeled as part of this project. Five (5) new parking stalls will be constructed. To achieve the proposed site plan, two (2) waivers from City Code standards are requested, one for impervious surface coverage and the other related to parking setbacks. REQUESTED ACTIONS • Planned Unit Development Concept Review on 0.46 acres • Planned Unit Development District Review with Waivers on 0.46 acres • Site Plan Review on 0.46 acres BACKGROUND COMPREHENSIVE PLAN AND ZONING The property is zoned Office and is guided Office in the comprehensive guide plan. There are no proposed zoning or guide plan changes with this application. The property is part of the Shoreland Overlay District as it is located within 1,000 feet of Mitchell Lake. The vet clinic is a permitted use in the zoning district. SITE PLAN The proposed addition will be built on the west end of the building. Additional parking stalls will be added on both the east and west ends of the current row of parking. The retaining wall along the south property line will be extended as needed with the parking lot expansion. The sheds behind the current building will be removed to accommodate the proposed addition. A small, fenced area will remain for a dog run. Staff Report – Prairie Village Pet Hospital July 28, 2025 Page 2 PARKING With the proposed building addition, the site will be required to have 16 parking stalls. There are currently nine (9) parking stalls on site. Five (5) stalls will be constructed with the proposed addition. Proof of parking is provided for the last two (2) stalls, meeting City Code requirements. The operator of the vet clinic states that 14 parking stalls meet business needs. BUILDING ARCHITECTURE AND MATERIALS The existing building is a single- story brick building. The applicant is proposing to continue the current architecture into the addition. The sides of the building will be brick, and the west gable end will have lap siding to match the east gable end. While the addition does not meet architectural standards for material variation or façade articulation, in these situations, with an addition of this scale, blending into the existing building is more appropriate. Should additional improvements be made in the future, bringing the building into compliance with architectural standards would be pursued at that time. Staff Report – Prairie Village Pet Hospital July 28, 2025 Page 3 SHORELAND This property is located within the Shoreland Overlay zoning district as it is within 1,000 feet of Mitchell Lake. The maximum impervious surface coverage for properties within the shoreland overlay areas is 30%. The site is currently 39 percent impervious surface, constructed before the shoreland ordinance. The proposed expansion and parking would bring the site to 52 percent impervious surface coverage. In the project narrative, the applicant discusses a change in the impervious surface standards. City staff is currently working with MNDNR to update the shoreland ordinance to comply with MNDNR standards. These changes may or may not include changes in the allowed percentage of impervious surface coverage. The narrative also mentions the possibility of installing a rain garden to help mitigate the impacts of additional impervious surface on the site. The plans must be revised to show a rain garden, including cross sections and planting plans, prior to the 1st reading by the City Council. DRAINAGE/STORMWATER MANAGEMENT There is currently no stormwater management on the site. The small scale of the project does not trigger stormwater management requirements from either the City or Riley-Purgatory Bluff Creek watershed district. The rain garden addition to the site will help treat run-off and support the water quality goals of the shoreland regulations. GRADING AND TREE LOSS The proposed site work does not reach the threshold to require a land alteration permit from the City. The addition will be slab on grade construction, and the grading and earthwork to extend the retaining wall is minimal. Construction will be required to meet all erosion control requirements to prevent run-off. One (1) tree will be removed as part of the retaining wall construction. Prior to City Council, the applicant must provide the size of the tree to confirm if the tree is large enough to require tree replacement. If required, the landscape plan will need to be revised to include the required tree replacement inches. LANDSCAPING AND TREE REPLACEMENT PLAN The applicant is proposing to plant two (2) trees in the front yard to meet City Code landscaping requirements. Additional vegetation may be needed if the tree removed is large enough to require tree replacement. PLANNED UNIT DEVELOPMENT WAIVERS The purpose of a Planned Unit Development (PUD) as stated in the City Code is to provide for a more creative and efficient approach to the use of land within the City; to allow variety in the types of environment available to people and distribution of overall density of population and intensity of land use where desirable and feasible; and provide for greater creativity and flexibility in environmental design. The applicant is requesting the following waivers: The following waivers are requested as part of this project: Staff Report – Prairie Village Pet Hospital July 28, 2025 Page 4 A. Impervious Surface Area City Code allows a maximum impervious surface of 30 percent. The existing site condition is 39 percent impervious surface coverage and was approved as part of a development proposal in 1982, before shoreland rules applied. This waiver is being requested to allow 52 percent impervious surface coverage. The waiver is reasonable because the use of the property is consistent with the Comprehensive Plan as the property is zoned and guided for office use, the owner proposes a rain garden to mitigate the impervious surface impact and the remaining pervious area is consistent with similar parcels in the immediate area when the lots are constrained by size. B. Parking Setback City Code requires parking in the Office zoning district to be set back a minimum of 35 feet from the front lot line. To accommodate the required number of parking stalls on site, the applicant is requesting a waiver to locate parking stalls within the front yard setback. The closest proposed parking stall is 10 feet from the front lot line. The unique circumstance for this property is the long length of road frontage on both the road and cul-de-sac-bulb of Terrey Pine Court. RESIDENT INPUT Staff sent out public hearing notices to all property owners within 500 feet of the proposed project. To date, no comments on the proposed addition and site plan have been received. STAFF RECOMMENDATION Staff recommends approval of the following request: • Planned Unit Development Concept Review on 0.46 acres • Planned Unit Development District Review with waivers on 0.46 acres • Site Plan Review on 0.46 acres This is based on plans dated July 16 and 17, 2025, staff report dated July 28, 2025, and the following conditions of approval CONDITIONS OF APPROVAL 1. Prior to the 1st reading by the City Council, the applicant must: A. Include a rain garden as part of the site plan to mitigate the increased impervious surface, providing cross sections and a planting plan. B. Provide the size of the tree slated for removal to confirm if tree replacement is required and to revise the proposed landscape plan as needed. C. Update the project narrative to remove any inconsistencies between the site plans and the project description. 2. Prior to building permit issuance, the applicant must: A. Obtain permits and approvals from other agencies as needed, providing documentation to the City. Staff Report – Prairie Village Pet Hospital July 28, 2025 Page 5 B. Obtain City approval of a final grading and drainage plan for the property. C. Submit detailed utility and erosion control plans for review and approval by the City Engineer. D. Notify the City and Watershed District 48 hours in advance of grading. E. Provide a construction grading limits and tree protection plan for review and approval by the City. F. Install erosion control at the grading limits of the property for review and approval by the City. G. Install fencing at the construction grading limits and tree protection areas as shown on the approved plans. H. Submit and receive written approval of an executed landscape agreement. I. Submit a landscaping letter of credit or escrow equivalent to 150% of the cost of the landscaping. J. Obtain a building permit for retaining wall construction from the City for any retaining walls greater than four feet in height. 3. The following waivers are granted through the PUD for the project as indicated in the plans dated July 16 and 17, 2025. A. Impervious Surface Area City Code allows a maximum impervious surface of 30 percent. The existing site condition is 39 percent impervious surface coverage and was approved as part of a development proposal in 1982. The proposed site condition is 52 percent impervious surface coverage. This waiver is consistent with the essential character of the locality and is a reasonable use of the property. B. Parking Setback City Code requires parking in the Office zoning district to be set back a minimum of 35 feet from the front lot line. The proposed setback of the closest parking stall is 10 feet from the front property line. 4. Prior to the issuance of an Occupancy Permit, the applicant must: A. Construct the retaining wall(s) in accordance with the terms of the permit. B. Complete implementation of the approved exterior materials and colors plan. 1 Land Development Applica1on To: City of Eden Prairie, Planning Department / Sarah Strain Re: Addi<on and Remodel at 7815 Terrey Pine Court, Prairie Village Pet Hospital SubmiFed by: Hupp Holdings IX LLC / Alan Hupp Original submission June 4, 2025 Revised submission July 17, 2025 B. LEGAL DESCRIPTION • Addition name: MITCHELL LAKE ESTATES 2ND ADDITION • Lot: 003 / Block: 001 • PID 17-116-22-12-0080 C. LOCATION MAP (see submi9ed drawings) D. PROJECT NARRATIVE 1. General descrip/on of the request or proposal. Hupp Holdings IX LLC (Alan Hupp) is the owner of the property occupied by Prairie Village Pet Hospital (PVPH) at 7815 Terrey Pine Court in Eden Prairie, MN. This veterinary practice is owned and operated by our tenant, CareVet. Hupp Holdings will privately fund the construction of the expansion and remodeling of the current building. The expansion will be added to the west end of the current clinic adding approximately 1,144 additional SF to the existing 1,995 SF building on the same grade and with the same exterior finishes. The design of the expansion and remodeling will be based on the functional requirements submitted by CareVet and permitting standards. As a result, PVPH will be modernized, the surgical area will be enlarged and made more efficient, and staff flow and client-facing experience will be improved. From this, PVPH will continue to be positioned as one of the premier veterinary clinics in an increasingly competitive Eden Prairie marketplace. Preliminary bids are currently being solicited from qualified general contractors. 2 2. City Guide Plan framework. The proposed addition will be consistent with the character and scale of adjacent properties and complies with the underlying zoning district's intent. The design will respect existing land use patterns, setbacks, and building heights in the immediate area and comply with the City’s Comprehensive Guide Plan. More specifically, the proposed use and intensity are compatible with neighboring developments, and the addition will not introduce adverse impacts such as increased traffic, noise, or visual intrusion. The architectural style, materials, and landscaping will be designed to complement the existing building and surrounding properties and enhance the overall cohesion of the neighborhood and commercial area. 3. Zoning classification(s): Office 4. Variances or PUD waivers requested (if applicable). a. Waivers: ● Parking: Currently there are 9 surface spaces for our 1,995-sf building. With the new 1,144 sf addi/on we will need a total of 16 or 7 addi/onal parking spaces. As illustrated in the submiSed site plan, we will add new 3 parking spaces to the right of the drive entrance on the east and another two parking spaces will be added at the west end of the parking lot, adjacent to the new addi/on. This will total of five new built-out spaces. Another two at the far west end will be designated as “proof of parking” allocated for future use. This totals 16 spaces. We are seeking a waiver to the 10’ parking setback requirement on the west (related to one “proof of parking” space) and also a waiver for the 35’ parking setback requirement on the east (related to the three, new built-out spaces). ● Permeability: Given the current permeability standard of 70%, applied to our 19,999-sf lot, we should have 13,999 sf of permeable surface. As indicated on the site plan, our impermeable surface totals 10,530 sf. yielding a permeable surface of 9,469 sf or 47% of coverage. Therefore, we also will need a waiver for permeability. In speaking with Lori Haak, who is working with the MN DNR, these standards will likely be changed and made more lenient 3 but that may not happen un/l later this year. We are also talking with the water resource and wetland groups about the possibility of installing a rain garden in the front yard area which could help significantly with deterring runoff. I will also add that there is already hard coverage in the area where the addi/on is going with two sheds and a short sidewalk in the back of the property which will be removed. 5. Exis/ng and proposed land uses of project site and adjacent properties. • Land is used for a veterinary clinic. This use will not change. 6. List of sustainability components, elements, and features that will be incorporated into the project. Iden/fy if project is expected to be subject to the City’s Sustainable Building Standard. • As men/oned above, a rain garden is being considered to address run-off and permeability requirements. 7. Summary of landscaping and/or tree replacement • Per requirements, one new tree will be planted on site 8. Phasing and construc/on schedule. • City en/tlement: June 1 – September 16, 2025 • Permikng/Construc/on will begin in September following city council approvals. • Phase one (30 days): new addi/on structure • Phase two (45 – 60 days): new addi/on and exis/ng clinic finishing and remodeling 9. Development method (i.e., sales, lease, owner occupied). • Lease 10. Legal instruments, associa/on documents, easements, covenants, and restric/ons. Iden/fy if any Right of Way or easements will be requested to be vacated. The vaca/on of Right of Way or easements is a separate process and must be coordinated with the final plakng process. • None 11. Housing or land/building use profile (i.e., square foot of building, site area, Floor Area Ra/o, Base Area Ra/o, amount of parking, etc.). 4 • Building sf o New ~ 1,144 sf o Exis/ng ~1,995 sf • Site area o .46 acres, 19,999 SF • Floor Area Ra/o o 16% (3,139/19,999) • Base Area Ra/o o 16% (3,139/19,999) • Parking o Required - 5 spaces/1,000 sf or 16 o Current spaces - 9 o New spaces – 5 o Proof of parking – 2 12. Signage (loca/ons, sizes, materials, and details). • No change 13. Ligh/ng (loca/ons, type, and height) including photometric information. • No change 14. Transporta/on capacity, impacts, Average Daily Trips, trip distribu/ons, a.m. and p.m. peak hour movements, and sight lines at access points to public roads (may be a separate document) • No change 15. Phase I Environmental Assessment (may be a separate document) • Not applicable 16. Environmental Assessment Worksheet or Environmental Impact Statement (if applicable). • Not applicable 17. Shoreland Ordinance/Floodplain restric/ons (if applicable). • Not applicable 18. Airport Zones (if applicable). Iden/fy if the property is in JAZB zones A, B, or C. • Not applicable 19. Disposi/on of any excess land. 5 • Not applicable 20. Limits of disturbance (including area and volume (cut/fill analysis) of the earthwork proposed). • To be determined to expand parking 21. Summary of the stormwater management report. Projects that have land disturbance of greater than or equal to one acre (including projects of less than one acre that are part of a larger common plan of development or sale) shall also include a summary of the informa/on required in part T of this handbook. • Not applicable 22. Water and Wetlands (including discussion of any iden/fied water resource features including type of feature, shoreland classifica/on(s), flood eleva/ons, and determina/on of whether public waters and/or wetlands are present on or adjacent to the property). • Not applicable 23. Wildlife and endangered species (iden/fy habitats, type, loca/on, impacts and any mi/ga/ng measures that would be required). • Not applicable 24. Soils Classifica/ons (including building, street, u/lity, or stormwater runoff management constraints and/or, special condi/ons of construc/on). • See permeability waiver discussion above 25. Exis/ng structures (include historic features, e.g., foundations). • Currently opera/ng veterinary clinic built in 1985 26. Steep slopes (slopes in excess of 12% and eleva/on difference of 30 feet or more) as defined in City Code Sec/on 11.60 and bluffs as defined in City Code Shoreland Sec/on 11.50. • None 27. Ownership – Iden/fy all owners legal and equitable of all encumbrances and easements upon the land within the proposed PUD. • Hupp Holdings IX LLC, Alan Hupp 28. Developer – Iden/fy all par/es involved in the development including their previous experience and the nature and extent of their par/cipa/on. 6 • Owner/Developer: Hupp Holding IX LLC; real estate investor and developer of CoSages on Dale in St. Paul, MN hSps://finance- commerce.com/2021/07/top-projects-of-2020-coSages-on-dale/ • General Contractor: To be determined • Architects: James Berthiaume, LEED®-AP Lampert Architects with past experience in medical-related projects. 29. Financing the project – Iden/fy the source and type of financing of project including public financing. • Private financing 30. Housing or land/building use profile, including computa/ons of gross/leasable square footage, housing unit breakdown to square foot, bedrooms, person per unit, parking requirements, etc. • Gross leasable sf = ~ 3,139 31. For telecommunica/on towers - informa/on related to height, setback, coloca/on requirements, tower and antennae design, mechanical equipment loca/on as outlined in City Code Sec/on 11.06. • Not applicable 32. Descrip/on of compliance with Inclusionary Housing requirements (Mul/family Residen/al Projects only — see sec/on Y for details of qualifying projects). • Not applicable 33. Any other relevant issues associated with the project not already addressed. • None E. EXISTING CONDITIONS MAP/CERTIFICATE OF SURVEY • See submiSed drawings F. COMPREHENSIVE GUIDE PLAN CHANGE • Not applicable G. PUD CONCEPT AND/OR SITE PLAN REVIEW REQUIREMENTS 1. Gross Floor Area including a breakdown of floor areas for types of use. • Gross floor area with addi/on = ~3,139 sf 7 2. Building footprint. • Footprint ~3,139 sf 3. Base Area Ra/o (BAR). • 16% (3,139/19,999) 4. Floor Area Ra/o (FAR). • 16% (3,139/19,999) 5. Density and units per acre. • One unit per acre 6. Lot size • .46 acres, 19,999 sf 7. Average lot size. • .46 acres, 19,999 sf 8. Parking lot layout, calcula/on of total number of stalls based on building usage. • Parking o Required - 5 spaces/1,000 sf or 16 o Current spaces - 9 o New spaces – 5 o Proof of parking – 2 9. Total site area by acreage and square footage. • .46 acres, 19,999 sf 10. Setbacks and property lines, building configura/ons, and locations. • See submiSed drawings 11. Sidewalk/trail alignment. • See submiSed drawings 12. Access to parcel. • See submiSed drawings 13. Loca/on of intersec/ons, medians, and driveways within 250 feet of the property. • See submiSed drawings 14. Project phasing. • City en/tlement: June 1 – September 16, 2025 8 • Construc/on will begin in September following city council approvals. • Phase one (30 days): new addi/on structure • Phase two (45 days): new addi/on finishing and exis/ng clinic remodeling 15. Loca/on of all structures within 250 feet of the property. • See submiSed drawings 16. Floodplain areas, wetlands, lakes, wetland buffers, stormwater features, shoreland setbacks and shore impact zones (if applicable). • See permeability discussion under Waivers 17. Airport Zones (if applicable). Iden/fy limits of JAZB zones A, B, or C. • Not applicable 18. Building material informa/on by type per façade (square footage and percentage). • brick veneer for main building walls; hard board siding for gable ends – as currently built 19. Parking lot calcula/ons (percent of parking island area, sizes of islands, and dimensions of parking islands). • No parking islands; see submiSed drawings 20. Variances or PUD waivers requested (if applicable). • Parking and Permeability: See above 21. Bluff areas and applicable bluff impact zones and setbacks as defined in City Code Sec/on 11.50. (Shoreland Management) • Not applicable 22. See addi/onal items that may be required for PUD Concept and Site Plan. • Not applicable 23. Accessible pedestrian routes to public way. • See submiSed drawings 24. Improvements to accessible routes around the site (if applicable). • None G2. ADDITIONAL REQUIREMENTS FOR PUD CONCEPT and SITE PLAN • Not applicable 9 G2. ADDITIONAL REQUIREMENTS FOR SITE PLAN • Not applicable H. LIGHTING AND PHOTOMETRIC PLAN • Not applicable I. GRADING/DRAINAGE PLAN • Not applicable J. UTILITY PLAN • Not applicable K. LANDSCAPE/TREE REPLACEMENT PLAN • One new tree will be planted per requirements L. ARCHITECTURAL PLANS 1. Eleva/on of front, side, and rear of building. • See submiSed drawings 2. Type, color, square footage, and percentages of exterior materials proposed for each building façade. • Brick veneer and hardboard siding; same as current 3. Color renderings of building facades. • No change 4. Treatment of roowop mechanical screening. • Standard 5. Type, loca/on, and size of all signs. • No change 6. Type, loca/on, and size of all lighting. • No change 7. Preliminary floor plans with square footage and building height. • See submiSed drawings 10 8. Include preliminary floor plans showing: • See submiSed drawings 9. Indicate type of construc/on and occupancy classifica/on of the building. • Frame construc/on; office 10. Show allowable floor area calcula/ons for the occupancy and type of construc/on of the building. • Not applicable 11. Indicate proposed height of building and proposed number of stories. • 10’ high; one story 12. Indicate whether the building is sprinkled in conformance with the Minnesota State Building Code. • Not sprinkled 13. Specifica/ons showing design load used in designing the building. Requirements for structural plans (if available). • To be determined M. TREE INVENTORY (Details in City Code 11.55) • Per requirements, one new tree will be added to the site N. TRAFFIC IMPACT STUDY • No change to exis/ng traffic paSerns O. TRANSPORTATION DEMAND MANAGEMENT PLAN • No change P. PRELIMINARY PLAT (Chapter 12) • Not required Q. PHASE I ENVIRONMENTAL ASSESSMENT • Not applicable R. EAW (Environmental Assessment Worksheet)/ EIS • Not required 11 S. SOILS REPORT/ GEOTECHNICAL ANALYSIS • Slab on grade; Not applicable T. STORMWATER MANAGEMENT REPORT • The project is seeking a permeability waiver to address stormwater runoff concerns. See previous narra/ve. U. GREEN INFRASTRUCTURE ANALYSIS • Not applicable V. SHORELAND REVIEW • Not applicable W. ENDANGERED, THREATENED, OR SPECIAL CONCERN SPECIES • Not applicable X. SALT AND SNOW MANAGEMENT PLANS • No change to current plan Y. AFFORDABILITY PLAN (MULTIFAMILY RESIDENTIAL PROJECTS ONLY) • Not applicable Z. SUSTAINABLE BUILDING STANDARD • High efficiency hea/ng and cooling systems and Energy Star appliances will be installed when appropriate Prairie Village Pet Hospital v 2.0 Presented by Alan Hupp 40 years as a full-service veterinary hospital in Eden Prairie … now time to grow. Alan Hupp Hupp Holdings LLC •Eden Prairie resident for 32 yrs •3 children > EP schools •Helping Paws Foster Home & supporter •Career as business professional •Twin Cities real estate investor & developer since 2010 •Cottages on Dale (St. Paul) •In-fill, missing-middle •Sustainable, solar + •Top Project award from Finance & Commerce Prairie Village Pet Hospital v 2.0 Existing 1,995 sf veterinary clinic built in 1985 at 7815 Terrey Pine Court Property purchased by Hupp Holdings IX, LLC (Alan Hupp) in July 2024 Current tenant is CareVet, national operator with over 200 veterinary hospitals across 35+ states EP clinic is one of their top performers but has outgrown its capacity. Project will remodel current space and add a 1,144 sf addition Prairie Village Pet Hospital v 2.0 •Project reimagines and modernizes clinic: o Surgical/treatment areas will be enlarged o Staff flow made more efficient o Client-facing experience will be improved •Goal: PVPH will continue to be positioned as one of the premier veterinary clinics in an increasingly competitive Eden Prairie marketplace. Project Objectives •Design respects existing land use patterns in the immediate area: o Complements existing buildings and surrounding properties o Maintains the overall cohesion of the neighborhood and commercial area o Complies with the City’s Comprehensive Guide Plan •Our project team of architects, civil engineers and general contractors have been collaborating with City’s Planning Department, Fire Department and Permitting Office to improve space functionality in compliance with code. •Hupp Holdings will privately fund development; CareVet will agree to new, 10-year lease. •Project will require two waivers. Permeability Waiver •Current permeability standard = 70% •Applied to 19,999-sf lot, 13,999 sf of permeable surface is required •Current permeable = 12,104 •As proposed permeable = 9,465 or 52% impervious •City is working with DNR to change requirement in near future •Water garden is being considered as part of new landscaping Parking Setback Waiver Spaces •Required = 16 (5/1000 sf) •Current = 9 •To be built = 5 •Proof of parking = 2 Setback •Backyard req = 10’•Driveway encroaches •Front yard req = 35’•3 built spaces encroach Questions? Planning Commission Agenda Staff Report Date: July 28, 2025 Location: South of unimproved Riverview Road along the Minnesota River in Section 35 Subject: Lower MN River Watershed District Zoning District Change From: Beth Novak-Krebs, Senior Planner Applicant: Lower MN River Watershed District Review period expires: October 27, 2025 ITEM DESCRIPTION This applicant requests rezoning of approximately 4.2 acres north of Minnesota River, in Section 35 from Rural to Parks and Open Space. REQUESTED ACTIONS • Zoning District Change from Rural to Parks and Opens Space on 4.2 acres BACKGROUND The parent property is a 16-acre parcel zoned Rural and owned by Greg and Kelly Hueler. The Huelers have agreed to sell 4.2 acres of the 16-acre parcel to the Watershed District for a riverbank stabilization project, as illustrated in the graphic below. The Watershed District has received a grant to complete this stabilization work and the grant requires that the Watershed District own the impacted property. The property to be rezoned Park and Open Space is south of the unimproved Riverview Road ROW. The 16-acre parent property is currently zoned Rural. The minimum lot area for the Rural zoning district is 10 acres. If the property to be acquired by the Watershed District is not rezoned, it would not meet the lot size requirements of the Rural Zoning District, so the Watershed District is requesting a zoning change for the 4.2 acres to Parks and Open Space. There is not a minimum lot area requirement for the Parks and Open Space Zoning District. The Huelers will continue to own the remaining 10+ acres; therefore, the size of that lot would conform to the Rural zoning standards. The Watershed District has also applied for an Administrative Lot Split to separate the property it is acquiring from the existing larger parcel. This is a separate review process administered at a staff level. The lot split will be conditioned on approval of the zoning district change. The riverbank stabilization project is necessary because the meander of the river in this location has been slowly creeping northward since the 1950’s. By 2018, there was significant erosion occurring along the banks of the river in some areas of the subject property. The project is intended to keep this particular area from further erosion. Staff Report – Lower Minnesota River Watershed District Rezone July 28, 2025 Page 2 COMPREHENSIVE PLAN AND ZONING The entire overall property is guided Park and Open Space in the Comprehensive Plan and it is zoned Rural. The applicant is requesting to rezone 4.2 acres to Parks and Open Space, which is consistent with the comprehensive land use plan. The remaining acres will continue to be zoned Rural. The map below and on the next page illustrate the current and proposed zoning. Rural Rural Parks and Open Space R1-13.5 RM-6.5 Current Zoning Property owned by Watershed District 1957 2018 Staff Report – Lower Minnesota River Watershed District Rezone July 28, 2025 Page 3 TREE LOSS AND TREE REPLACEMENT The applicant prepared a Tree Inventory along with the Riverbank Stabilization Plan. The applicant is required to identify the significant and heritage trees and tree loss on the plans and provide tree replacement if required prior to issuance of a Land Alteration Permit. HISTORIC/ARCHEOLOGICAL FEATURES AND/OR STRUCTURES The property is located within a cultural and archeological resource buffer area. Properties within the archeological buffer have a high potential to include archeological resources. Any grading activity associated with the riverbank stabilization project should be monitored closely. The approved plans for the slope stabilization project and the Land Alteration Permit must include a requirement stating that work will stop immediately if the contractor encounters any artifacts and the owner will be notified so they can take appropriate action. Due to the sensitive nature of this area, great care should be taken during construction of this project. STAFF RECOMMENDATION Recommend approval of the following request: • Zoning District Change from Rural to Parks and Open Space Zoning District on 4.2 acres. Rural Parks and Open Space Parks and Open Space R1-13.5 RM-6.5 Proposed Zoning Property owned by Watershed District rJ RINKE NOONAN attorneys at law July 26, 2024 Direct Dial: 320-257-3862 Abukowski@RinkeNoonan.com Beth Novak-Krebs Senior Planner City of Eden Prairie 8080 Mitchell Road Eden Prairie, MN 55344 SENT VIA EMAIL Re: Re-zoning and Subdivision of PID 35-22-23-0013 Our File No. 25226-0013 Dear Ms. Novak-Krebs: My office represents the Lower Minnesota River Watershed District (the “District”). The District is applying to re-zone and administratively subdivide part of PID No. 35-22-23-0013 (the “Property”). The Property is legally described and depicted in Exhibit 1. A deed was executed on April 30, 2024, conveying the Property to the District, as shown in Exhibit 2. The District intends to use the Property for a bank stabilization and sediment reduction project (the “Project”). This Project is a result of a collaborative effort between the City of Eden Prairie (the “City”) and the District. The Project will benefit not only the communities that are a part of the District but also the City. As such, it is respectfully requested the City grant the re-zoning and administrative subdivision applications submitted by the District. Background Beginning in 2008, the District and the City became aware of the need for stabilization on the Property. The Property is located on a portion of the Minnesota River where the slope of the bluff is higher than the length of the slope. Due to the steepness of the slope, erosion and sediment have posed challenges for reaches of the lower Minnesota River. Particularly, the slope is estimated to erode at a rate of three (3) feet per year. This rate of erosion can be problematic for adjacent areas, as the erosion contributes to fluvial influence on the slope. Additionally, changes like agriculture and residential development, which have contributed to the discharge of sediment into the Minnesota River and have caused the river to widen by 52% and shorten by 7%, have caused aggradation of the floodplain surface. In the end, these changes limit the accessibility of the Minnesota River to its floodplain and reduces the amount of sediment storage Suite 300 US Bank Plaza FOS W St. Germain St P.O. Box 1497 St. Cloud. MN 56302 326 251 6700 www, rinkenoonan.com Memo to City for Rezoning and Subdivision Applications 1 (002) 4865- 8694-8307 v.1 7/23/2024 2:45 PM Beth Novak-Krebs July 26, 2024 Page 2 available. To help limit the erosion, the District is undertaking a project that will stabilize the river bank and reduce the sediment entering the Minnesota River. The City has been collaborating with the District to stabilize the slope of the Minnesota River. The City had installed a stormwater pond several years ago downstream from the Property. Unknown at the time, the location of the stormwater pond likely contributed to the erosion of the slope. Additionally, the pond currently has functional issues, and is not retaining water or providing water quality benefits. The Minnesota River is also anticipated to move in the direction of the stormwater pond, which will only amplify the concerns the District and the City share. Consequently, funding has been obtained to remove the stormwater pond, stabilize the riverbank, and construct a new and stable outfall from the City’s stormwater system, which is part of the Project. However, in order for the Project to proceed, the Property must first be administratively subdivided and then re-zoned. Administrative Subdivision The Property meets the standards of an administrative subdivision. As such, the District respectfully requests the City to approve the subdivision so the Project can begin. Chapter 12, Section 12.02 of the Eden Prairie City Code allows for administrative approval of a subdivision if: (1) the division of land will not result in more than two parcels; (2) the subdivision will not cause any structure to be in violation of City Code; (3) the subdivided parcels generally conform to the shape and area of existing or anticipated land subdivision in the surrounding areas; (4) the owners of the land contiguous to the parcel being subdivided do not object; and (5) no public improvement or dedications of right of way are required. The Property meets all these requirements. First, the subdivided land will only result in two (2) parcels. Exhibit 1 shows the parcel boundary, particularly the Property, which was deeded to the District. The residual parcel will not undergo a boundary change, nor is it proposed to be further subdivided. The request is only for two parcels to be created out of the current land identified as PID 35-22-23-0013, as shown in Exhibit 1. The subdivision will also not cause any structure to be in violation of the City Code. The Property and the residual parcel are currently vacant properties. Therefore, no structure can be in violation of the City Code. The subdivision land will also conform to the surrounding areas. The surrounding areas are vacant land. The District has no plans to develop the Property and is requesting this subdivision to complete its land stabilization project. The shape of the subdivided land is harmonious with neighboring parcels. Because the use and shape of the Property is harmonious with neighboring properties, this requirement of the City Code is met. As previously mentioned, the Property was purchased on April 30, 2024, as a portion of a larger parcel identified as PID 35-22-23-0013. Presuming the subdivision is approved, the residual parcel will continue to be owned by the seller of the Property. The seller was aware of the 4865-8694-8307, v. 1 Beth Novak-Krebs July 26, 2024 Page 3 District’s plans related to the Project and did not raise any objections to the Project. Additionally, since the seller only agreed to sell the portion of the parcel that is the Property, the City can assume the seller does not object. To the east of the Property lies the James A. Brown Conservation Area, which the City owns. Since the District and the City have been working collaboratively to complete the Project that is a part of the subdivision application, the District presumes the City does not object. To the west of the Property is a closed landfill unit owned by the Minnesota Pollution Control Agency. The District has not received any objection from the Minnesota Pollution Control Agency. Since the Project is for the benefit of the community and no objections have been received, this criteria is met. Lastly, the Property does not require any public improvement or dedications to benefit the City. The Project will stabilize the bluff and reduce sediment. There are no plans for future development on the Property, so no public improvements or dedications are needed. Since all the criteria for the administrative subdivision are met, the City is respectfully asked to approve the administrative subdivision. Approving the administrative subdivision will allow both the City and District to move forward with the Project and benefit their respective communities. Re-Zoning Application Presuming the City would approve the administrative subdivision as outlined above, the Property would also need to be re-zoned to be a part of the Park and Open Space District. Currently, the Property is zoned Rural. Under Chapter 11, Section 11.10 Subd. 3(A), the minimum lot size in the Rural District is ten acres. The Property is only 4.2 acres, more or less. The District only purchased the amount of land necessary to complete the Project. Purchasing the entire portion of PID 35-22-23-0013 was not feasible. Since the Property is less than the ten acres required in the Rural District, it is respectfully requested that the Property be re-zoned to be a part of the Park and Open Space District. The purpose of the Park and Open Space District is to, among other things, “protect natural resources including grassland, forest, wetlands, and other features,” as stated in Chapter 11, Section 11.37 Sund. 1(C) of the City Code. As previously explained, the Project will help protect the natural resources of the Minnesota River and the surrounding bluff. Further, the Park and Open Space District does not have a minimum lot size requirement, so the Property will meet the performance standards of the Park and Open Space District. Re-zoning the Property to Park and Open Space will not only help further the goals of the District, but the goals of the City. The City’s Land Comprehensive Use Guide Plan 2040 shows the future land use designation for the Property as “Parks & Open Space.” Re-zoning the Property to Park and Open Space also furthers the goals of the City’s comprehensive plan, “Aspire Eden Prairie 2040.” Particularly, Chapter 8 of the plan discusses the parks and open space plan. In Chapter 8, Goal 2 of the plan specifically states that the City will invest in resources, people, programs, facilities, and infrastructure to help protect the City’s natural resources, among other things. As an objective of the goal, the City desires to develop relationships that promote conservation and preservation. By collaborating with the District on 4865-8694-8307, v. 1 Beth Novak-Krebs July 26, 2024 Page 4 the project, the City is furthering a goal of its comprehensive plan by re-zoning the Property to Park and Open Space. In addition to furthering Goal 2 of the comprehensive plan, the City will also further Goal 3, which aims to maintain a balance between the management of natural resources versus development. As a strategy for this goal, the City cites its commitment to preserving watercourses, improving overall environmental quality, and beautifying the community. Approving the re-zoning, which will lead to the completion of the Project, will help ensure that Goal 3 is met. By approving the application for re-zoning, the City is able to accomplish its goals outlined in the comprehensive plan. The Property, re-zoned to be a part of the Park and Open Space District, will ensure that the City’s natural resources are protected and the environmental quality of the Minnesota River is improved. Sincerely, Astfley M. Bukowski ASH/mjr Attachments cc: Lower Minnesota River Watershed District (via email — w/atts.) 4865-8694-8307, v. 1 Beth Novak-Krebs July 26, 2024 Page 5 EXHIBIT 1 All that part of Government Lot 1, Section 35, Township 116, Range 22 in Hennepin County lying southerly of the following described line: Commencing at the northwest corner of Section 35, Township 116, Range 22; thence South 01 degrees 31 minutes 03 seconds West, assumed bearing along the west line thereof, a distance of 1726.20 feet to a point on the Northerly right of way line of Riverview Road as shown on Flying Cloud Addition, Hennepin County, also being the point of beginning of the line to be described; thence South 76 degrees 54 minutes 21 seconds East, a distance of 1084.04 feet; thence easterly, a distance of 270.37 feet along a tangential curve concave to the north, having a radius of 575.43 feet and a central angle of 26 degrees 55 minutes 15 seconds; thence North 76 degrees 10 minutes 24 seconds East, tangent to the last described curve, 22.01 feet to the west line of Lot 2, Block 1, Bluff West Fourteenth Addition, Hennepin County also being the east line of said government Lot 1 and said line there terminating. (Containing 4.2 acres, more or less) 4865-8694-8307, v. 1 Beth Novak-Krebs July 26, 2024 Page 6 6.28 Acres io ocge of wales per aenal photo c= PARCEL BOUNDARY Area 4865-8694-8307, v. 1 Beth Novak-Krebs July 26, 2024 Page 7 EXHIBIT 2 (Top 3 inches reserved fer recording data) WARRANTY DEED ~ Minnesota Uniform Conveyancing Blanks Business Entity to Business Entity Form [0.1.10 (2018) eCRV number: DATE APRTL Sao. 2024 DEED TAX DUE: $ POR VALUABLI CONSIDERATION, Lakefiont Properties, L.LC, a Minnesota limiced iiability company (“Grantor”), hereby conveys and warrants to the Lawer Minnesota River Watershed District, a political subdivis.un of the State of Miaresoia (’Grantee’’s, real property ‘n Hennepin County, Minnesota, legally described as follows: Sec Attached Exhibit A (the “Property”). Check here if all ur part of tie described reel oroperty is Reg-stered (Torrens) [x] together sith all herzcitaments and appuricnances belonging thereto, subject to the following exceptions: N/A. Grantor reserves a mon-assignable right of frst refusal for te purchase of any pertion of the Property. Grantee will not sell the Property to any party without first offering the Property to Grantor. Grantee shall give Grantor at least thirty (30) days prior notice of Grantor’s intent to sell the Property. Grantor and Grantee shall then negotiate the purciase price and terms of the scle. If Granloc aid Grantee do not reach agreement within the thirty (30) days, che Grantee may se_] the Praperty te another buyer. In the event of any repurchase by Grantor, the Property may be encumbered with a conservation easement cr other restrictions necessary to maintain and protect the hank stabilization project to be undertaken by Grantee. 4894.5017-9256, v, 2 4865-8694-8307, v. 1 Beth Novak-Krebs July 26, 2024 Page 8 Check applicable box: Grantor: DJThe Seller certifies that the Seller does not know of any wells on the described real property, LAKEFRONT PROPERTIES, LL [_JA well disclosure certificate accompanies By, Sigg & a this document or has been electronically filed. (If electronically filed, insert WDC number: [_]I am familiar with the property described in this instrument and I certify that the status and number of wells on the described real property have not changed since the last previously filed well disclosure certificate. STATE OF MAERNESSTA OC) ) SS COUNTY OF frepsNEPrn ) On this BottHay of APL . 2024, before me, a Notary Public for this County, personally appeared GREGORY W, HMUECEeR_ who, being by me duly sworn, did say that he/she imARa KS EX of Lakefront Bropericn LLC, a Minnesota limited liability company. ead tone Reh Pasa Prod Bra oh oe eel @ 2 Oe Brent M. Rolf hi Me Notary Public Notary Public : Minnesota Y : "Ny Commis ies ua, ip THIS INSTRUMENT DRAFTED BY: Rinke Noonan (AAR/mjr) 1015 West St. Germain, Suite 300 P.O. Box 1497 St. Claud, MN 56302-1497 (320) 251-6700 File No. 25226-0013 4894-50 17-9256, v. 2 4865-8694-8307, v. 1 Beth Novak-Krebs July 26, 2024 Page 9 EXHIBIT A (Legal Description) All that part of Government Lot 1, Section 35, Township 116, Range 22 in [Iennepin County lying southerly of the followirg described line: Commencing at the northwest comer of Section 35, Township 116, Range 22; thence South 01 degrees 31 minutes 03 seconds West, assumed bearing along the west line thereof, a distance of 1726.20 feet to a point on the Northerly right of way line of Riverview Road as shown on Flying Cloud Addition. Hennepin County, also being the point of beginning of the lire to be described; thence South 76 degrees 54 minutes 21 secoads Eas:, a distance of 1084.04 feet; thence easterly, a distance of 270.37 feet along a tangential curve concave to the north, having a rauius of 575.43 feet and a central angle of 26 degrees 54 minutes 15 seconds; thence Nerth 76 degrees |0 minutes 24 seconds East. tangent to the last described curve, 22.01] feet to the west line of |.ot 2, Block 1, Bluff West Fourteenth Addition, Henncpir. County also being the east line of said government Lot | and said line there terminating. (Canta‘ning 4.2 acres, more or less) 4894-5017-9256, v. 2 4865-8694-8307, v. 1 DISCLAIMER: The City of Eden Prairie does not warranty the accuracy nor the correctnessof the information contained in this map. It is your responsibility to verify the accuracyof this information. In no event will The City of Eden Prairie be liable for any damages,including loss of business, lost profits, business interruption, loss of business informationor other pecuniary loss that might arise from the use of this map or the information itcontains. Map information is believed to be accurate but accuracy is not guaranteed.Any errors or omissions should be reported to The City of Eden Prairie. *Any aerial photography and parcel geometry was obtained from Hennepin County and allusers are bound by the express written contract between Hennepin County and the Cityof Eden Prairie. Scale:1:12,000 ² Parcels 0 1,000 ft >ŽǁĞƌ aŝŶŶĞƐŽƚĂ wŝǀĞƌ tĂƚĞƌƐŚĞĚ ŝƐƚƌŝĐƚ wĞnjŽŶŝŶŐ tƌŽũĞĐƚ >ŽĐĂƚŝŽŶ CITY OF EDEN PRAIRIE DRAINAGE & UTILITY (STORMSEWER) EASEMENT PER DOC. NO. T5037913 CIT Y O F E D E N P R A I R I E D R A I N A G E & U T I L I T Y (ST O R M P O N D I N G ) E A S E M E N T P E R D O C . N O . T 5 0 3 7 9 1 3 1/2" IRON PIPE RLS# 15480 1/2" IRON PIPE RLS# 15480 1/2" IRON PIPES RLS# 154801/ 2 " I R O N P I P E RL S # 1 5 4 8 0 SU R V E Y L I N E C O R N E R N O T F O U N D ON E A S T L I N E O F O U T L O T B , FL Y I N G C L O U D A D D I T I O N HE N N E P I N C O U N T Y RE F E R E N C E M O N U M E N T 1/2" IRON PIPE RLS# 12294 ME A N D E R C O R N E R I N R I V E R (N O M O N U M E N T ) 1/2" IRON PIPE RLS# 15480 1/2" IRON PIPE RLS# 12294 1/2" IRON PIPE RLS# 12294 1/2" IRON PIPE (CAP DAMAGED) 1/2" IRON PIPE RLS# 12294 1/2" IRON PIPE 1/2" IRON PIPE RLS# 12294 1/2" IRON PIPE RLS# 12294 (DISTURBED)1/2" IRON PIPE RLS# 12294 1/2" IRON PIPE RLS# 12294 1/2" IRON PIPE (CAP DAMAGED) 1/2" IRON PIPE (CAP DAMAGED) 1/2" IRON PIPE RLS# 12294 1/2" IRON PIPE (CAP DAMAGED) 1/2" IRON PIPE RLS# 12277 1/2" IRON PIPE RLS# 12277 1/2" IRON PIPE RLS# 12277 1/2" IRON P I P E RLS# 12277SHO R E L I N E ( E D G E O F W A T E R ) WA T E R E L E V A T I O N = 6 8 7 . 5 F T . ( N A V D 8 8 ) LOC A T E D O N 1 1 / 1 5 / 2 0 2 4 S 77°23'2 3 " E 1 7 6 . 9 0 S 81°48'23" E 2 0 7 . 0 0 S 84°48'23" E 430.00 S 64 ° 0 3 ' 2 3 " E 1 3 2 . 0 0 S 84°48'23" E 270.00 N 57° 3 6 ' 3 7 " E 1 7 5 . 0 0 S 0 1 ° 3 1 ' 0 3 " W 5 5 9 ± SOUTH LINE OF BLOCK 1 1 , B L U F F W E S T S E C O N D A D D I T I O N E X C E P T I O N M I N N E S O T A R I V E R WE S T L I N E O F G O V ' T L O T 1 & W E S T L I N E O F S E C . 3 5 EA S T L I N E O F G O V ' T L O T 1 P E R P L A T O F BL U F F S W E S T S E C O N D A D D I T I O N RIVERVIEW ROAD RIVER V I E W ROAD 66 6 6 60 60 60 17 6 0 . 5 0 NW COR. OF SEC. 35, TWP. 116, RGE. 22 S 76°56' 4 5 " E 1 0 8 2 . 3 9 L=281.51 R=599.00 Δ=26°55'38" N 76°07'37" E 12.12 S 0 0 ° 3 6 ' 1 8 " W 1 0 7 5 ± 33 . 6 8 31 2 . 3 2 20.64 1089.13 45 5 . 9 2 34 . 0 8 L=266.00 R=566.00 Δ=26°55'3 8 " 33 . 6 8 1075.65 L=297.02 R=632.00 Δ=26°55'38" 3.60 34 . 0 8 55 1 ± 17 9 ± PARCEL B PARCEL A ( 577,010 SQ. FT. ) ( ±225,812 SQ. FT. ) RIVERVI E W R O A D CENTERLI N E O F R I V E R V I E W R O A D A S T R A V E L L E D ( L O C A T E D O N 4 / 8 / 2 0 2 5 ) 33 3333 33 33 3 3 6.4 2.4 @ W A S H O U T E D G E 1.8 1.2 @ W A S H O U T E D G E 4.7 @ W A S H O U T E D G E 1.2 @ W A S H O U T E D G E 4.8 19 . 4 1 3 . 4 12224 NICOLLET AVENUE BURNSVILLE, MN 55337 (952) 890-0509 R SCALE IN FEET 0 60 120 H:\LOWERMNR_WD_MN\24X136553000\CAD\C3D\136553_V_PROP_E2.dwg 5/8/2025 4:29 PM ©Bolton & Menk, Inc. 2025, All Rights Reserved FOR: DRAWN BY:FIELD BOOK:JOB NUMBER: BOUNDARY SURVEY EDEN PRAIRIE, MN 55347 PART OF: GOV'T LOT 1 SEC. 35, TWP. 116, RGE. 22 HENNEPIN COUNTY, MN LOWER MINNESOTA REGIONAL WATERSHED DISTRICT H:\LOWERMNR_WD_MN\24X136553000\CAD\C3D\SDB-136553-HennepinMN-f 24X.136553 ERW S35-T116-R22-23,32 R MONUMENT FOUND (TYPE AS NOTED) HENNEPIN COUNTY CAST IRON MONUMENT FOUND LEGEND Horizontal Datum: Hennepin County Coordinate System (1986 Adj.) Vertical Datum: NAVD 1988 In Feet AREAS EXISTING: 802,822 SQ. FT. PROPOSED PARCEL A: 577,010 SQ. FT. PROPOSED PARCEL B: ±225,812 SURVEYOR'S CERTIFICATION _____________________________________ Eric R. Wilfahrt License Number 46166 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 Minnesota. ________________ Date DRAFT (Certificate of Title No. 1471136) Government Lot 1, Section 35, Township 116, Range 22 except that part thereof embraced within the plat of Bluffs West Second Addition. (Hennepin County, Minnesota) PARCEL A That part of Government Lot 1, Section 35, Township 116, Range 22, EXCEPT that part thereof embraced within the plat of BLUFFS WEST SECOND ADDITION, according to the recorded plat thereof, all in Hennepin County, Minnesota, lying northerly of a line 33.00 feet southerly of and parallel with the centerline of Riverview Road. The centerline of said Riverview Road is described as follows: Commencing at the northwest corner of said Section 35; thence on an assumed bearing of South 01 degree 31 minutes 03 seconds West along the west line of said Section 35, a distance of 1760.50 feet to the point of beginning of the centerline to be described; thence South 76 degrees 56 minutes 45 seconds East, a distance of 1082.39 feet; thence easterly a distance of 281.51 feet along a tangential curve, concave to the north, having a radius of 599.00 feet, and a central angle of 26 degrees 55 minutes 38 seconds; thence North 76 degrees 07 minutes 37 seconds East, tangent to said curve, a distance of 12.12 feet to the east line of said Government Lot 1, and said centerline there terminating. PARCEL B That part of Government Lot 1, Section 35, Township 116, Range 22, EXCEPT that part thereof embraced within the plat of BLUFFS WEST SECOND ADDITION, according to the recorded plat thereof, all in Hennepin County, Minnesota, lying southerly of a line 33.00 feet southerly of and parallel with the centerline of Riverview Road. The centerline of said Riverview Road is described as follows: Commencing at the northwest corner of said Section 35; thence on an assumed bearing of South 01 degree 31 minutes 03 seconds West along the west line of said Section 35, a distance of 1760.50 feet to the point of beginning of the centerline to be described; thence South 76 degrees 56 minutes 45 seconds East, a distance of 1082.39 feet; thence easterly a distance of 281.51 feet along a tangential curve, concave to the north, having a radius of 599.00 feet, and a central angle of 26 degrees 55 minutes 38 seconds; thence North 76 degrees 07 minutes 37 seconds East, tangent to said curve, a distance of 12.12 feet to the east line of said Government Lot 1, and said centerline there terminating. BENCHMARK MNDOT GEODETIC MONUMENT "CLOUD MNDT" ELEV. = 902.452 FT. (NAVD 88) EXISTING LEGAL DESCRIPTION PROPOSED LEGAL DESCRIPTIONS 04/18/2025 Parcel A: Remain Zoned Rural Parcel B: Rezone from Rural to Parks and Open Space Study Area #3 •Intersection of Riverview Road and MooerLane •River Mile 19.5