HomeMy WebLinkAbout#5420-Prelim. plat-2006•
CITY of ORONO
RESOLUTION OF TI E,CI �( COUNCIL
NO. 55 u
A RESOLUTION APPROVING THE
GENERAL CONCEPT PLAN
AND GRANTING PRELIMINARY PLAT APPROVAL
FOR PROPERTY LOCATED AT
190 WILLOW DRIVE NORTH AND 177 GLENDALE DRIVE
FILE NO. 05-3131
WHEREAS, Bohland Development, Inc. (hereinafter the "applicant") has an
interest in property located at 190 Willow Drive North and 177 Glendale Drive within the City of
Orono (hereinafter the "City") and legally described as follows:
EXHIBIT A (Attached)
(hereinafter the "property"); and
WHEREAS, the applicant has requested General Concept Plan Approval for
Planned Unit Development of this approximately 10.3 -acre property. Proposed is a rezoning
from RR -1B, One Family Rural Residential District to RPUD Residential Planned Unit
Development District for creation of 9 single family residential lots, in addition to creation of a
lot for an existing church on the property to remained zoned RR -113; and
WHEREAS, on June 22, 2005 the Developer filed a subdivision application with
the City for preliminary approval of a 10 -lot residential plat of the Property; and
WHEREAS, after due published and mailed notice in accordance with Minnesota
Statutes 462.358 et. seq. and the City of Orono Zoning and Subdivision Codes, the Orono
Planning Commission held a public hearing for the application and reviewed it on July 18, 2005,
at which time all persons desiring to be heard concerning this application were given the
opportunity to speak thereon; and
WHEREAS, the Planning Commission further reviewed the application at
continued hearings held on July 18, 2005; September 19, 2005; October 17, 2005; and November
21, 2005; and
Page 1 of 14
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CITY of ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 5420
WHEREAS, the Planning Commission on November 21, 2005 recommended on
a vote of 6-0 that the Council grant rezoning to RPUD Residential Planned Unit Development
District and grant general concept plan and preliminary plat approval subject to:
1) Defer to Park Commission and/or Council for recommendation on whether trails should
be installed by applicant and who should pay for the installation.
2) Applicant shall agree to and incorporate into plans all of the recommendations of Applied
Ecological Services (AES) regarding conservation design, etc.
3) Applicant shall provide a landscape plan per AES recommendations and per prior
Planning Commission discussions.
4) Applicant to provide evidence of MCWD approval for filling wetland in Lot 8; and
WHEREAS, the. Orono City Council makes the following findings in regard to
this application for rezoning and RPUD General Concept Plan approval:
FINDINGS
A. Commurifty Management Plan Conformity, Rezoning
1. This application was reviewed as Zoning File #05-3131.
2. The entire property is currently zoned RR -1B One Family Rural Residential
Zoning District, requiring a minimum residential lot size of 2.0 acres. The
property consists of approximately 10.3 acres in total, comprised of three separate
tax parcels, containing an existing single family residence, a church, and church
related outbuildings.
3. The property is guided in the 2000-2020 Orono Community Management Plan
(CMP) for single family residential use at a density of up to 3 units per acre. The
proposed layout contains 9 single-family lots (1 existing home and 8 new vacant
building lots) on 5.03 acres for a density of 1.79 units per dry -buildable acre (2.12
units per dry acre if private road is excluded). The proposed use of the property is
�- consistent with the Orono 2000-2020 Community Management Plan (CMP)
guiding of the property
Page 2 of 14
CITY of ORONO
RESOLUTION OF TY%IC Tff COUNCIL
NO. L
4. The Property is located within the MUSA and is intended to be developed using
municipal sewer. Municipal sewer is available from the City of Orono, and
municipal water is available from the adjacent City of Long Lake.
5. Because the property is guided in the CMP for single family residential use at a
density of up to 3 units per acre, use, the portions of the property intended for
such use should be rezoned consistent with the intended and guided use. The most
appropriate zoning for the intended use is RPUD, Residential Planned Unit
Development District. However, the church use on the site is intended to
continue under the existing conditional use permits for said use, and church use is
not a permitted or conditional use in the RPUD District. Therefore, it would be
most appropriate that the church parcel remain zoned RR -1B to allow continued
use under the current CUPS.
• 6. This proposed SFR development for 8 new homes has an average dry buildable
lot area of slightly under 16,000 s.f., with no new building lots less than 14,000
s.f. as recommended by the Planning Commission. This is consistent with the
general range of lot sizes in the surrounding neighborhood.
7. The property is within "Parcel Group 3" as identified in the CMP and is guided
for residential density greater than 1 unit per 2 acres. The property is one of the
areas reviewed as part of Orono's Rural Oasis visioning study. Although City
Ordinances do not yet require that applicant address elements of Conservation
Design, because this is a RPUD planned development the applicant has been
required to address the visual impacts and the elements of Conservation Design.
A key element in this development proposal is the retention and enhancement of
natural views looking northeastward towards the site from Willow Drive.
8. Rezoning the portion of the property planned for single family residential use to
RPUD Residential Planned Unit Development is appropriate based on the
proposed density and nature of the proposal, which meets the following general
_ purposes of the RPUD District:
incorporates flexibility in land development and redevelopment in order to
utilize new techniques of building design, construction and land
development;
incorporates energy conservation through the use of clustering of
buildings and land;
Page 3 of 14
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CITYof ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 54 20
preserves desirable site characteristics and open space and protects
sensitive environmental features, including sensitive wetland areas;
- provides design compatible with surrounding land uses, including both
existing and planned;
results in development compatible with the densities of residential housing
located in the immediate area, including the Hackberry neighborhood of
Orono and the Glendale Drive area in Long Lake;
yields development which is consistent with the Comprehensive Plan.
Site Planning & Amenities
9. The southwesterly portion of the property contains wetlands which will be
protected by a Conservation and Flowage Easement, save for a portion of a small
wetland finger extending into Lot 8. A 1700 s.f. portion of this wetland will be
filled, as part of the deminimus amount of fill allowed by WCA regulations
without requiring mitigation. Because of this filling, Lots 7 and 8 will not require
variances for the wetland buffer setback established in the City's new wetland
ordinance.
10. Lot 10 and the proposed public road entrance to Willow Drive include an area of
ditch wetland along Willow Drive. The MCWD has classified this ditch wetland
as "incidental"; however, 300 s.f. wetland fill will be required for roadway
construction, using up the remainder of the 2000 sf deminimus fill allowed by
WCA regulations. The required 25' buffer and 20' required setback from the
buffer for structures on Lot 10 would require a structure setback approximately
80' from the west line of Lot 10, leaving a buildable envelope of approximately
60' in width. Applicant has requested that the 20' buffer setback be reduced to 10'
for this lot. Potential alternatives to relaxation of the setback would include
reduction of the buffer width (requires MCWD acceptance); fill wetland and
mitigate elsewhere on site; re=apportionment of Lot 8 deminimus filling to Lot 10;
or shifting of lot lines eastward for Lots 8-9-10. Based on the recommendation of
the City's wetland consultant, it would not be inappropriate for the City to allow a
reduction of the wetland buffer setback to 10' along the west side of Lot 10. The
deminimus fill and buffer setback relaxation are allowed under Zoning Code
Section 78-1608 in conjunction with an approved buffer management plan.
Page 4 of 14
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11. The proposed development
[Section 78-626(8)], with the
by the Planning Commission:
CITY of ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 54 2 0
meets the RPUD standards for SFR development
following exceptions recommended as appropriate
* Existing house on Lot 1 at 40' setback from Willow will remain nonconforming
* * Lots 4, 5, 6, 7 and 10 are just short of the 125' standard, but each contains a usable building site with
acceptable rear yard
*** Structural coverage for this development will be governed by Floor Area Ratio and the standard
15% lot coverage limit will not apply. Floor Area for FAR purposes will include 3 -season and 4 -
season porches, but not screen porches that are smaller than 12' x 14'.
12. Lots 3-10 will be served by a new public road to be constructed by the developer
to City standards for this 8 -lot plat. All 8 new lots will have driveways accessing
the new road, and none shall have direct driveway access to Willow Drive. Lot
1's existing driveway access to Willow Drive will be allowed to remain. Because
this is considered an urban development, the City will ultimately own and
maintain the sanitary sewer lines and water mains.
13. The private recreation area of '10% of the platted property' required under the
RPUD standards will be sufficiently met by the creation of Outlot B as a private
open space area for use of the homeowners just within the development, in
addition to the trail connection between the new road and Glendale Drive through
the church property (Lot 2), such trail connection to be public and to be
constructed by the applicant. The Council has determined that the trail and Outlot
B, while comprising less than 10% of the area of new residential Lots 3-10, are
adequate to provide for the recreational needs of this development, given that it is
directly across Willow Drive from Hackberry Park.
Page 5 of 14
RPUD Standard
Proposed Standard
Min. dry buildable lot area
15,000 sf
14,000 sf
Min. lot width at front setback line
90'
90'
Front setback: internal street
25'
30'
Setback to Willow Drive
50'
50'*
Minimum lot depth
125'
110'-125'**
Minimum rear yard
Lesser of 40' or 20% of
lot depth
Lesser of 40' or 20%
of lot depth
Min. side yard, lot line interior to RPUD
10'
10'
Min. side yard, lot line exterior to RPUD
15'
15'
Maximum building height
30' & 2-1/2 stories
30' & 2-1/2 stories
Floor Area Ratio***
0.5
0.4
Lot coverage by structure* * *
NA
NA
* Existing house on Lot 1 at 40' setback from Willow will remain nonconforming
* * Lots 4, 5, 6, 7 and 10 are just short of the 125' standard, but each contains a usable building site with
acceptable rear yard
*** Structural coverage for this development will be governed by Floor Area Ratio and the standard
15% lot coverage limit will not apply. Floor Area for FAR purposes will include 3 -season and 4 -
season porches, but not screen porches that are smaller than 12' x 14'.
12. Lots 3-10 will be served by a new public road to be constructed by the developer
to City standards for this 8 -lot plat. All 8 new lots will have driveways accessing
the new road, and none shall have direct driveway access to Willow Drive. Lot
1's existing driveway access to Willow Drive will be allowed to remain. Because
this is considered an urban development, the City will ultimately own and
maintain the sanitary sewer lines and water mains.
13. The private recreation area of '10% of the platted property' required under the
RPUD standards will be sufficiently met by the creation of Outlot B as a private
open space area for use of the homeowners just within the development, in
addition to the trail connection between the new road and Glendale Drive through
the church property (Lot 2), such trail connection to be public and to be
constructed by the applicant. The Council has determined that the trail and Outlot
B, while comprising less than 10% of the area of new residential Lots 3-10, are
adequate to provide for the recreational needs of this development, given that it is
directly across Willow Drive from Hackberry Park.
Page 5 of 14
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CITY of ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 54 2 0
14. The Park Commission has recommended that a 10' easement be dedicated to
allow for future extension of the City's public trail system along Willow Drive.
The developer will not be required to construct this trail extension. The City
Council finds that the park dedication for this development should be in the form
of a Cash Contribution in Lieu of Lands as allowed by the Municipal Code. No
reduction or reimbursement of park fees will be allowed for construction of the
trail connection to Glendale Drive, as that is considered as an element of the 10%
private recreation area requirement. A Willow Drive trail crossing from the new
road to Elm Lane should be provided (striping, signage), to be paid for by the
City.
15. Stormwater management will be provided by stormwater catch basins and storm
sewer lines as well as open swales which will discharge to a NURP stormwater
pond to be located in Outlot A. In addition to the City of Orono, the Minnehaha
Creek Watershed District has approval authority over the applicants' stormwater
management plan.
16. The applicant has provided the following Plans attached to this Resolution as
Exhibits B-1 through B-3 including:
B-1: Preliminary Plat dated 2-7-06.
B-2: Preliminary Grading, Drainage and Utility Plan dated 2-7-06.
B-3: Preliminary Landscape Plan dated 11-14-05
and Supplement dated 1-23-06.
Applicant has also provided additional preliminary plans not attached hereto.
Council finds that the plans submitted are generally sufficient to indicate the
intent of the developer and the potential impacts of the project.
17. The City Council finds that the proposed rezoning and proposed development of
the property for single-family uses is appropriate for the property, will not have
negative impacts on the surrounding properties when all Concept Plan Approval
conditions are met, and is in keeping with the goals, policies and philosophies of
the City.
Page 6 of 14
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CITY of ORONO
RESOLUTION OF THE CITY COUNCIL
. NO. 15420
CONCLUSIONS, ORDER AND CONDITIONS
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Orono hereby approves the General Concept Plan for development of the property at 190 Willow
Drive North and 177 Glendale Drive by Bohland Development, Inc. subject to the following
declarations and conditions:
1. The City of Orono will approve rezoning of Lots 1 and 3-10 to RPUD as described herein
upon City Council finding of satisfactory completion of the Conditions for Development
Plan approval. Lot 2 shall remain zoned RR -113.
2. Conditions for Development Plan Approval are as follows:
A. RPUD Development Standards and General Conditions.
1) Developer shall provide a final Development Plan for the development
that conforms to all standards of the RPUD District except as modified
herein, and shall demonstrate to the satisfaction of the City Council that all
RPUD standards have been met and shall- demonstrate where such
standards have not been met, and shall satisfy the City Council that non-
compliance with said standards is remedied in a manner acceptable to the
Council
2) Developer shall provide a - landscaping plan meeting all of the
requirements of the RPUD District, and addressing the elements of
Conservation Design to the satisfaction of the City Council. Final
landscaping plans will be reviewed by the .City's consulting landscape
planner for conformity with the RPUD standards. "
3) " The new road serving the- development shall be platted as a public
roadway as shown on the Conceptual Plat. The road shall have an urban
design, and shall have a corridor width of 50' and a paved width (face of
curb to face of curb) of 28'.
Page 7of14
CITY,of ORONO
RESOLUTION OF THE CITY COUNCIL
NO. .5 4 2 0
4) An 8' wide bituminous surfaced public pedestrian/bicycle trail shall be
provided by the Developer within Lot 2 connecting from the public road to
Glendale Drive (a portion of which will be in the City of Long Lake and
will require Long Lake's approval). The City of Orono shall be
responsible for maintenance of this public trail upon its completion and
acceptance. Public easements including a suitable shoulder width shall be
granted over said trail. Additionally, Developer shall grant a 10' trail
easement along Willow Drive within Lots and 10 and within Outlots A
and B, for future public trail construction by the City.
C. Utilities; Stormwater Management
5) Sanitary sewer and municipal water mains shall be installed by the
Developer per plans subject to approval by the City Engineer.
6) The City will own and -maintain the sanitary sewer and water mains within
the development. The City will inspect these systems during their
construction to ensure proper installation. Drainage and Utility Easements
shall be granted to the City of Orono over all sewer and water utility lines
and facilities, including the rights of way necessary to maintain same.
7) Developer shall provide suitable evidence of Minnehaha Creek Watershed
District (MCWD) approval of the stormwater management plan before
Development Plan Approval will be granted. The stormwater drainage
system will be owned and maintained by a Homeowners Association to be
established by the Developer.
D. Wetland Impacts
8) Applicant shall demonstrate to the satisfaction of the City Council that all
requirements of the Minnehaha Creek Watershed District as administrator
of the WCA regulations on Orono's behalf, are complied with.
Page 8 of 14
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9)
CITY of ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 5420
Orono's wetland buffer and buffer setback requirements (Zoning Code
Section 78-1608) shall be met, except as follows:
a) Deminimus fill of 1700 s.f. of wetland in Lot 8 and 300 s.f. of
wetland to accommodate the new road shall be allowed.
b) The 20' wetland buffer setback shall be reduced to 10' for the
ditched wetland along the westerly portion of Lot 10.
E. Grading, Erosion Control
10) Erosion control shall adhere to 'Best Management Practices for Protecting
Water Quality in Urban Areas". All erosion controls as required by the
City and the MCWD shall be in place prior to commencing excavation on
the site. All such erosion control measures shall be maintained in working
order until the site is revegetated.
11) The construction limits shall be clearly marked with adequate fencing to
prevent any construction damage or disturbance of any, trees and
vegetation outside of the construction limits area. Developer shall identify
trees to be preserved on site, shall mark them on a site plan, and shall take
extraordinary measures such as fencing, signage, etc. to ensure they are
not disturbed.
F. Other General Conditions.
12) A monument sign may be provided by the developer at the entrance to the
RPUD development site within Outlot B. The signage shall be limited to a
development name and/or logo and on the monument sign. Final
design/materials of monument signage shall be provided as part of the
N final development plan submittals and shall be subject to approval by the
City Council.
Page 9 of 14
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CITY of ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 5420
13) The applicable general engineering comments and or conditions provided
by the City Engineer during the review process shall be suitably addressed
by the Developer in the development plan submittals.
14) Developer shall provide copies of proposed covenants and documents
describing the structure, rights and responsibilities of the homeowners
association to be reviewed by the City Attorney.
G. Plans and Specifications. The following plans and specifications shall be
submitted for review and approval by the City and other appropriate jurisdictions:
i) Final plans and specifications for all proposed utility lines and services,
including any proposed revisions to existing service facilities. Proposed
plans shall be provided to the City for final review and approval with the
Preliminary Plan set. The Public Works Department and any other
pertinent reviewing agencies shall review and approve all utility
improvements. Final sanitary sewer and watermain plans shall be provided
and are subject to approval by the Public Works Department and City
Engineer, as well as the City of Long Lake.
ii) Final grading, drainage and erosion control plan showing existing and
proposed contours, building locations, elevations, stormwater facilities and
calculations, utilities and erosion control measures to be used during
construction. Development Plan Approval and final plat approval will not
be granted until the Minnehaha Creek Watershed District and has
approved the stormwater plans.
iii) Final landscaping design plan with planting schedules including numbers
and species, in accordance with the landscaping requirements of the
RPUD zoning district, and the recommendations of Applied Ecological
Services.
iv) Final building construction plans, including
Final Grading & Drainage Plan and SWPP
Final Landscape Plan.
Road and Utility Plan
Any additional plans deemed necessary by the City Engineer.
Page 10 of 14
CITY of ORONO
RESOLUTION OF THE CI 6OUNCIL
NO. L
H. Platting Process. Applicant shall complete all requirements for Final Plat
Approval as follows. The following list of final submittals must be submitted to
the Zoning Administrator 2 weeks prior to the regularly scheduled Council
meeting on the second and fourth Mondays of the month. These submittals are as
follows:
1. Record plat drawings in the form of two (3) mylar copies (one copy for the
City's records, one for filing with Hennepin County, and one copy for
approval by the city of Long Lake) and one (1) copy reduced to 1" = 200'.
Drawing to include:
A. Lot lines platted per preliminary plat survey/drawing by Mark S.
Gronberg, latest revision dated February 7, 2006 attached hereto as .
• Exhibit B-1, except as modified herein.
B. Dedication of "drainage and utility easements" 10' along exterior
property lines and 5' along the interior property lines.
C. Dedication of areas shown as wetlands.
D. Dedication of "Drainage Easements" over all drainageways
E. Naming of plat.
2. Legal documents required:
A. Title opinion addressed to the City or a title insurance policy in
favor of the City. All owners, mortgage holders or others with
property interest indicated therein shall sign the plat and all other
documents affected by such interest.
B. The _. applicant - must - provide certified copies 'of all recorded
easements currently affecting the property.
C. Signed Conservation and Flowage Easement to be granted over all
• delineated wetlands on the plat that will not be subject to approved
deminimus filling.
Page 11 of 14
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CITY of ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 5.4 2 0
D. Signed Buffer Maintenance Agreement.
E. Signed Developers Agreement and Letter of Credit for
construction of improvements. The City Engineer shall establish
the amount to be provided in the Letter of Credit.
Plat approval fees to be paid: Total due: $ 530.00
A. Final plat fee = $280.00
B. Legal review & filing fees for subdivision and associated
documents = $250.00
• I. Development Agreement. Development Approval is contingent upon the
successful execution of a Development Agreement between the applicant and the
City. Such Agreement shall address all specific City requirements for the
development.
J. Financial Guarantee. The Development Agreement shall include a financial
guarantee by the applicant to ensure the completion of site improvements. The
City Engineer shall complete an estimate of improvement costs, including but not
limited to public and private streets, curb & gutter, stormsewer, landscaping,
grading, erosion control, utilities, trails, and stormwater management facility
construction, and the applicant shall provide to the City a financial guarantee of
150% of the improvement costs.
K. Storm Water and Drainage Trunk Fee. The standard Storm Water and
Drainage Trunk Fee for residential development shall be paid by the developer
per the 2006 City Fee Schedule. The area of proposed Lot 2, the church parcel,
shall not be included in the calculation of area for this fee.
5.6 acres x $4,275 per acre = $23,940.00
L. Park Dedication. The Developer' shall pay the standard Park Dedication Fee for 8
new lots per the 2006 City fee Schedule. Assuming each lot has a value in excess
of $69,735 the lots are subject to the maximum park fee of $5,550 per dwelling
unit.
8 new dwelling units x $5,550 per d.u. _ $44,400.00
Page 12 of 14
CITY of ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 5420
M. Sewer and Water Connection Charges. There are no City of Orono sewer and
water connection charges due because the Developer will be installing a complete
lateral system connecting to existing systems. The Developer shall be responsible
for any connection charges imposed on the City of Orono or on the Developer by
the City of Long Lake for connection to Long Lake systems. MCES Sewer
Availability Charges will be collected for each Lot at the time building permits
are issued for each Lot.
3. This concept plan approval is based upon the known issues that may affect this project,
but this approval does not limit the City from revising or amending these conditions as
the review process continues.
• 4. This General Concept Plan Approval resolution approves the development concept
subject to the applicant meeting the requirements of this resolution and all other
requirements of the City. This resolution does not constitute approval of the rezoning.
Such approval shall only be considered when the City Council finds that all "Conditions
for Development Plan Approval" as identified herein have been met.
5. This General Concept Plan Approval shall be effective until December 31, 2007. If
complete application for Development Plan Approval has not been made by that date, the
terms and conditions of this resolution shall be null and void. The City Council at its sole
discretion may extend this effective period.
Adopted by the Orono City Council on this 13th day of February, 2006.
ATTEST:
in a S. Vee, City Clerk Barbara A. Peterson, Mayor
Applicant
• (for Bohland Development, Inc.)
Page 13 of 14
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STATE OF MINNESOTA
COUNTY OF HENNEPIN
CITY of ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 5420
The foregoing instrument was acknowledged before me on this aq day of
2006 by Barbara A. Peterson, Mayor of the City of Orono, a Minnesota municipal corporation
and said instrument was executed on behalf of the City.
lyry✓1.1J✓fll�C/.11.�C/lJ./✓/.'G✓/✓.iC�"f�
STATE OF MINNESOTA
COUNTY OF HENNEPIN
Notary Public
The foregoing instrument was acknowledged before me on this v;27 day of
2006 by Linda S. Vee, City Clerk of the City of Orono, a Minnesota municipal corporation and
said instrument was executed on behalf of the City.
✓. rJ. /!✓l. rte!!. l- �!!J!JY!!!!!!!(
��a ��i �1' •1 • 1 1' 1 11
STATE OF MINNESOTA
COUNTY OF HENNEPIN
Notary Public
- On this A?_3 day of , 2006, Steven Bohl, f Bohland
Development, Inc. personally appeared before me on behalf of Bohland Development, Inc.
uc ✓!!!./.�Jll...�Jll./.�Jlrl./lllJJ�
Notary Public
Page 14 of 14
LEGAL DESCRIPTION OF PREMISES :
EXHIBIT A 5 4 2 0
RESOLUTION NO.
All that port of the Southwest Ouorter of Section 34. Township 118 North, Range 23 West of the 5th Principal Meridian, described as follows:
Commencing at a point on the West line of aforesaid Southwest Ouarter a distance of 1018.875 feel (61.75 rods) South of the Northwest
corner thereof; thence East and parallel to the North line of said Southwest Ouarter, 214.00 feet (12 rods 16 feet) to a point, said point being
the true point of beginning of the property being described: thence continuing East on the lost described line 321.255 feet (19.47 rods) ;
thence South and parallel to the West line of said Southwest Ouorter, 810.97 feet, more or less, to a point which is 813.55 feet North of the
South line of said Southwest Ouarter, measured parallel to the West line of said Southwest Ouorter; thence West and parallel to the aforesaid
South line 321.255 feet, more or less, to a point, said point being 214.00 feet East of the West line of said Southwest Ouorter; thence North,
and parallel to the West line of said Southwest Ouorter, 810.97 feet, more or less, to the true point of beginning, according to the united States
Government survey thereof, on file or of record in the office of the Register of Deeds, in and for Hennepin County, Minnesota.
ALSO : Lot 1, Block 1, BELLE AIRE ESTATES REARRANGEMENT, and Lot 14, Block 1, BELLE AIRE ESTATES
ALSO, Lot 1, Block 1, ULMER ESTATES
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