Subdivision - Permit# 25-01 LUA - 4501 Shoreline Drive - 4/28/2026 Application No. 25-6 1LUA
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CITY OF SPRING PARK
GENERAL LAND USE APPLICATION
SPRING PARK 2025
On Lake Minnetonka
APPLICATION TYPE:
❑ Ordinance Amendment ❑Variance Request ❑ Interim Use Permit Request
❑ Conditional Use Permit ❑ Rezoning Request ❑ Site&Building Plan Review
❑Administrative Permit bdivision ❑ Other(please specify below)
PROPERTY INFORMATION v
Property Identification Number(PID): 18-117-23-34-0245
Street Address: 4501 Shoreline Drive, Spring Park, MN 55384
Legal Description: See Attached Exhibit B
Other Information:
APPLICANT INFORMATION
PHS/Lake Minnetonka, LLC(a subsidiary of Presbyterian Homes &Services) 651-631-6100
Applicant Name Phone
Presbyterian Homes & Services Roseville MN 55127
Business Name City State Zip Code
2845 Hamline Avenue North jwade@seniorpartners.com
Business Address E-mail Address
Jenny Wade 612-790-7949
Name/Title Contact Person Cell Phone#For Contact Person
PROPERTY OWNER INFORMATION(if different than applicant)
Owner's Name Phone
Business Name City State Zip Code
Business Address E-mail Address
Name/Title Contact Person Cell Phone# For Contact Person
DESCRIPTION OF REQUEST
Existing Use of Property: PID 18-117-23-34-0245 commonly known as 4501 Shoreline Drive, Spring Park,
MN (the "4501 Parcel") includes a portion of a 296-unit senior housing community ("Lake
City of Spring Park-4349 Warren Avenue,Spring Park,MN 55384
Phone: (952) 471-9051 /Fax: (952)471-9160/Web:www.ci.spring-park.mn.us
Minnetonka Shores") and a 17-unit all age apartment building commonly known as 4599 Shoreline
Drive, Spring Park, MN (the "Shoreview Project"), which is part of the Parkshore Apartments complex.
Nature of Proposed Use: A single apartment building together with approximately 1.5 acres of land split
from the 4501 Parcel.
Reason to Approve Request_The subdivision will allow us to sell the Shoreview Project; the remaining
portion of the 4501 Parcel, including Lake Minnetonka Shores, will be retained by us, PHS/Lake
Minnetonka, LLC.
Please describe any previous applications pertaining to the subject site:
Project Name: Application for Subdivison - 4501 Shoreline Drive
Date of Application: 08/12/2025
APPLICATION FEES&EXPENSES:
The undersigned has paid the application fees and posted the required escrows for this application. The undersigned agrees to
pay all expenses incurred by the City of Spring Park for review and processing of this application,including expenses for legal,
planning,engineering,administrative and/or other professional services. If these expenses exceed the application fee paid and
the posted escrows,the undersigned understands and agrees that it is the responsibility of the applicant and property owner to
pay such expenses in full within 30 days of the date of the bill from the City. If the City does not receive payment in full within
30 days of the date of the bill,the City may approve a special assessment against the property for the full amount of such unpaid
expenses and the property owner specifically agrees to waive all appeals under Minnesota Statutes 429.82. All fees and expenses
are payable in full whether the application is approved or denied. Escrow funds received in excess of the City's expenses for
review and processing of the application will be returned to the applicant/property owner.
I,the undersigned,hereby apply for the considerations described above and declare that the information and materials submitted
in support of this application are in compliance with adopted City policy,code, and ordinance requirements and are complete
to the best of my knowledge.
I understand that this application will be processed in accordance with the established City review procedures and Minnesota
Statutes Section 15.99,as amended,supplemented,or replaced from time to time,at such time as it is determined to be complete.
Pursuant to Minnesota Statutes Section 15.99,as amended,supplemented or replaced from time to time,the City will notify the
applicant within 15 business days from the filing date of any incomplete or other information necessary to complete the
application. Failure on my part to supply all necessary information as requested by the City may be cause for denial of this
application.
A complete application shall include a completed and signed application form,payment of all required fees and escrows,and a
complete plan submission for the specific application.
The undersigned, an applicant for a permit under the rules and regulations of the City of Spring Park, understands and
consents to the release and use of private or confidential data,as described above.
I acknowledge and grant permission to any City staff members,city consultants, council,or planning commission members
to access the property named in this application at any time during the application process in order to view, evaluate and
understand this request.
Applicant Printed Name: Jenny Wade Date: 08/12/2025
Property Owner: PHS/Lake Minnetonka, LLC
(For office use only)
a5- �- ---
Application#: Date of City Council Mtg for consideration:
Fee Amount: • Receipt/ heck#: ��� � Did City Council Approve? Yes U/No
Escrow Amount(Al�•� Receipt/ eck# 5��?g Additional conditions attached? Yes No
Date application received: g t� S Resolution attached? Yes V-O*No
Date sent to City Planner for review: $ \'3 I Date of CC Approval:
Date applicant was sent notice of missing info: Date of expiration if no action by applicant:
Date 60-day clock runs out: Date City sent final decision to applicant:
Date notification mailed to 350'owners: Extension Request
Sent legal notice to paper? Yes No Date Extension Request Received:
Date legal notice was published in paper: Additional Fees Required? Yes No
Date of public hearing w/PC: Fee Amount: Receipt/Check#:
Date applicant was notified of extension: City Staff/Planner Reviewed? Yes No
Deadline for City action under extension or waiver: Date of City Council Approval:
New Expiration Date:
Comments:
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Helpful hints& reminders:
• Missing info?If the city gives such notice,it must do so within 15 business days after the date the application was
received. If the time clock is restarted by such a notice,record all subsequent deadlines.
• To calculate the 60-day limit,include all calendar days.
• Statutory notification of 350'surrounding property owners for land use change.
• If the city opts for an extension,it must notify the applicant before the 60 day time period ends.
• The city must act before the deadline.
• It is best if the city not only takes action within the time limit,but also notifies the applicant before the time limit runs
out.
City of Spring Park- 4349 Warren Avenue,Spring Park,MN 55384
Phone: (952) 471-9051 / Fax: (952) 471-9160/Web:www.ci.spring-park.mn.us
presbyterian
homes & services
July 29, 2025
Mike Anderson
City Administrator
City of Spring Park
4349 Warren Avenue
Spring Park, MN 55384
RE: Application for Subdivision—4501 Shoreline Drive
Dear Mr.Anderson:
PHS/Lake Minnetonka, LLC (a subsidiary of Presbyterian Homes & Services) as the property owner, along with
our engineer, Alliant Engineering, are requesting that the City of Spring Park review and approve a proposed
subdivision of PID# 18-117-23-34-0245 commonly known as 4501 Shoreline Drive, Spring Park, Minnesota (the
"4501 Parcel")to create two new lots. As is,the 4501 Parcel includes:
• a 17-unit all-age apartment building commonly known as 4599 Shoreline Drive,Spring Park, Minnesota(the
"Shoreview Project"), which is part of the Parkshore Apartments complex; and
• a portion of a 296-unit senior housing community("Lake Minnetonka Shores").
As depicted in the attached Exhibit A, a new lot for the Shoreview Project would include the single apartment
building together with approximately 1.5 acres of land split from the 4501 Parcel. The subdivision will allow us
to sell the Shoreview Project; the remaining portion of the 4501 Parcel, including Lake Minnesota Shores, will
be retained by us, PHS/Lake Minnetonka, LLC.
The following are noteworthy highlights of the subdivision:
• Site Access —the existing access to Shoreline Drive will remain intact and provide vehicular access to the
front entrance of the apartment building, Lake Minnetonka Shores,and a single-family residence located at
4569 Shoreline Drive.
• Parking — the existing 38 parking spaces north of the apartment building will remain intact and provide
parking to residents and guests of the apartment building.
We look forward to hearing your feedback and completing the subdivision process. If you need further
information, please contact me at 612.790.7949 or jwade@seniorpartners.com.
Sincerely,
Jenny Wade
Vice President of Real Estate
Senior Housing Partners, LLC, a division of Presbyterian Homes&Services
T 651-631-6100
F 651-631-6108
2845 Harn ine Avenue North
Roseville, MN 55113 Page 1 of 2
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presbyterian
homes & services
EXHIBIT A
DEPICTION OF PARCELS AND PROPOSED SUBDIVSION
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EXHIBIT B
PROPERTY DESCRIPTION
Legal Description
To be governed by Title Commitment and Survey.
Park Hill Project:
Parcel A: (Torrens property; Certificate of Title No. 1322942)
That part of Government Lot 8, Section 18,Township 117, Range 23 described as beginning on
the South line of said Government Lot 8 distant 1326.9 feet West from the Southeast comer of
said Government Lot 8,thence West along said South line a distance of 278.3 feet; thence North
parallel with the East line of said Government Lot 8 to the North line of County Road No. 15;
thence Southeasterly along the North line of said County Road to its intersection with a line
drawn parallel with the East line of said Government Lot 8 from the point of beginning, thence
South along said last mentioned parallel line to the point of beginning, according to the
Government Survey thereof which lies North of a line drawn parallel with and 370.0 feet North,
measured at right angles from the South line of Government Lot 8, except the West 22 feet
thereof.
Together with a non-exclusive easement for ingress and egress purposes including vehicular use,
utility use,pedestrian use and general driveway purposes over and across the West 22 feet of that
part of Government Lot 8, Section 18, Township 117, Range 23, described as beginning on the
South line of said Government Lot 8, distant 1326.9 feet West from the Southeast comer of said
Government Lot 8; thence West along said South line a distance of 278.3 feet; thence North
parallel with the East line of said Government Lot 8 to the North line of County Road No. 15;
thence Southeasterly along the North line of said County Road to its intersection with a line
drawn parallel with the East line of said Government Lot 8 from the point of beginning; thence
South along said last mentioned parallel line to the point of beginning, as contained in Document
No. 1392121. (see Order Document No. 1461150).
Parcel B: (Torrens property; Certificate of Title No. 1322942)
That part of Government Lot 8, Section 18, Township 117, Range 23, described as beginning on
the South line of said Government Lot 8 distant 1326.9 feet West from the Southeast corner of
said Government Lot 8; thence West along said South line a distance of 278.3 feet; thence North
parallel with the East line of said Government Lot 8 to the North line of County Road No. 15;
thence Southeasterly along the North line of said County Road to its intersection with a line
drawn parallel with the East line of said Government Lot 8 from the point of beginning; thence
South along said last mentioned parallel line to the point of beginning except therefrom that part
lying North of a line drawn parallel with the 370.0 feet North, measured at right angles from the
South line of said Government Lot 8, and except the West 22 feet of the above described
property.
Together with a non-exclusive easement for ingress and egress purposes, including vehicular use,
utility use,pedestrian use and general driveway purposes over and across the West 22 feet of that
part of Government Lot 8, Section 18, Township 117, Range 23, described as beginning on the
1
Docusign Envelope ID: BC5198A2-846A-4F72-A5A0-D644910F48B9
South line of said Government Lot 8, distant 1326.9 feet West from the Southeast corner of said
Government Lot 8; thence West along said South line a distance of 278.3 feet; thence North
parallel with the East line of said Government Lot 8 to the North line of County Road No. 15;
thence Southeasterly along the North line of said County Road to its intersection with a line
drawn parallel with the East line of said Government Lot 8 from the point of beginning; thence
South along said last mentioned parallel line to the point of beginning,as contained in Document
No. 1392120; (See Order Document No. 1461150).
Parcel C: (Easement)
A non-exclusive casement for roadway and utility purposes over part of the west 113.5 feet of the
east 1718.7 feet of Government Lot 8 lying south of County Road 15 in Section 18, Township
117, Range 23, as contained in the Easement Agreement for Roadway and Utility Purposes,
recorded November 21, 2006 in the office of the Hennepin County Recorder as Document No.
8895214 and in the office of the Hennepin County Registrar of Titles as Document No.4329645.
2
Presbyterian Homes and Services 4349 WARREN AVENUE 560781
V00024--CITY OF SPRING PARK SPRING PARK, MN 55384-9711 US BANK
PHS MAIN CHECKING 0405
Print As: CITY OF SPRING PARK Date:07/30/2025
Date Bill no. Reference Number Amount Due Amount Paid/Applied
0 7/1 112 0 2 5 ESCROW-4501 SHORELINE DR-SUBDIVISION APP. $1,500.00 $1.500.00
Net Amount: $1,500.00
Page 1 of 1
Presbyterian Homes and Services US BANK 560781
m In 2845 Hae Ave N 9633 LYNDALE AVENUE SOUTH
Roseville, MN 55113 BLOOMINGTON,MN 55420 Date: 07/30/2025
17-2-910
Pa
TheorderofCITY OF SPRING PARK
""One Thousand Five Hundred Dollars— $"'1,500.00"`
CITY OF SPRING PARK
4349 WARREN AVENUE
SPRING PARK,MN 55384-9711
United States
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Jamie Hoffman
From: Lori Johnson <Ijohnson@wsbeng.com>
Sent: Monday, April 27, 2026 1:28 PM
To: Jamie Hoffman; Mike Anderson
Subject: RE: Lake Minnetonka Shores Subdivision Application
Hi Jamie—this was all done administratively and I had made a separate line item on our invoices for my time
on this. It is all done.
Lori Johnson,AICP 612.364.3029(o)
Senior Professional Community Planner I -
701 Xenia Avenue S, Suite 300
Minneapolis, MN 55416
WC h wsbeng.com
For a list of WSB employee licenses and certifications visit here.
This email,and any files transmitted with it,is confidential and is intended solely for the use of the addressee.
If you are not the addressee.please delete this email from your system.Any use of this email by unintended
recipients is strictly prohibited.WSB does not accept liability for any errors or omissions which arise as a result
of electronic transmission.If verification is required,please request a hard copy.
From:Jamie Hoffman<jkhoffman@ci.spring-park.mn.us>
Sent: Monday, April 27, 2026 1:22 PM
To: Lori Johnson <Ijohnson@wsbeng.com>; Mike Anderson<manderson@ci.spring-park.mn.us>
Subject: RE: Lake Minnetonka Shores Subdivision Application
Importance: High
EXTERNAL EMAIL
Hey there—
PHS Lake Minnetonka Shore paid us the fee and escrow and this land use application and all was sent over to WSB
for review.
That is the last status I had for it. Was this completed? Did PC and CC approve?
Let me know—thanks!!
,f— Jamie Hoffman
City Clerk
City of Spring Park
SPRING PARK 4349 Warren Ave
omLu4winarron'�m Spring Park, MN 55384
952.999.7491 (Direct)
952.471.9051 (City Hall)
ikhoffman@ci.spring-park.mn.us
www.ci.spring-park.mn.us
1
City Hall Hours are Monday—Thursday, 7:30am—5:00pm, Friday 7:30am - 11:30am
From:Jamie Hoffman
Sent: Wednesday, August 20, 2025 11:33 AM
To: Lori Johnson <liohnson@wsbeng.com>
Cc: Mike Anderson <manderson@ci.spring-park.mn.us>
Subject: FW: Lake Minnetonka Shores Subdivision Application
Here it is. Thanks!
.r Jamie Hoffman
City Clerk
City of Spring Park
SPRING PARK 4349 Warren Ave
Ohs LJk{ Spring Park, MN 55384
952.999.7491 (Direct)
952.471.9051 (City Hall)
ikhoffman@ci.spring-park.mn.us
www.ci.spring-park.mn.us
City Hall Hours are Monday—Thursday, 7:30am—5:00pm, Friday 7:30am - 11:30am
From: Steve Strom <Steve@narrowpathdev.com>
Sent: Wednesday, August 13, 2025 5:32 PM
To:Jamie Hoffman <jkhoff man @ci.spring-park.mn.us>; dekrem@alliant-inc.com
Subject: Re: Lake Minnetonka Shores Subdivision Application
Hi Jamie,
Attached is the application you requested. Please let me know if you have any questions or need
anything else.
Thank you,
Steve Strom
Narrow Path Development
Managing Partner
612.875.5995
Steve@narrowpathdev.com
From:Jamie Hoffman <ikhoffman@ci.spring-park.mn.us> ^
Sent: Monday,August 11, 2025 9:39 AM
To: dekrem@alliant-inc.com <dekrem@a Ilia nt-inc.com>; Steve Strom <Steve@narrowpathdev.com>
Subject: FW: Lake Minnetonka Shores Subdivision Application
Hi there-
2
HENNEPIN COUNTY PARCEL DIVISIONS/COMBINATIONS — CITY APPROVAL FORM
[I Property ID and Platting Unit Email: pip@hennepin.us
Land Information and Tax Services Phone: 612-348-3271
300 South Sixth Street, MC-074
Minneapolis, MN 55487-0060
City Date
Spring Park 10/16/2025
City Contact Person Signature
DigitMke Anderson
Mike Anderson
Mike Anderson Dateally 025.10.16signedy10136:46-05-00'
Phone Email
952-999-7493 manderson@ci.spring-park.mn.us
The city has reviewed the tax parcel change below and determined the following:
❑X The Change is Approved The Change Does Not Require Approval*
Change to Parcel(s):
® Divide Combine Other
Property ID Numbers
(1) 1811723340245 (5)
(2) (6)— —
(3) (7)—
(4) (8)— —
New Property Address(es)(if known/applicable)
Not yet known
*See MN Statute 462.358 Subd. 4b for certain scenarios when city approval is not required.
Last Revised January 2025 HC Property ID and Platting
HENNEPIN COUNTY PARCEL DIVISIONS/COMBINATIONS — CITY APPROVAL FORM
Basic Requirements for Divisions/Combinations/Lot Line Adjustments:
1. Payment of Property Taxes
a. Includes current year and any delinquent taxes (see note about taxes below)
2. City Documentation
a. Option A: Hennepin County Division/Combination City Approval Form
b. Option B: Recording of a resolution from the city approving the change
3. Owner Approval
a. Option A: Hennepin County Division/Combination Owner Request Form
b. Option B: Recording of a deed with the Hennepin County Recorder/Registrar of Titles
i. Deeds resulting in a tax parcel split
ii. Deeds containing multiple tax parcels
iii. Deeds transferring land to the owner of an adjacent parcel (these are required for
lot line adjustments)
Important Reminders:
•All new tax parcels will not be finalized until the spring of the following year.
0 Property Tax Statements for parcels undergoing a division or combination are not
mailed until the process is completed. Typically, this occurs between April 1 and June 1
the following year.
0 Statements postmarked the last week of April (or later) will have a "Pay-By Date"
stamped on the statement to avoid late payment penalties.
•Property Taxes: All current and prior year property taxes must be paid by the end of the
current tax year to initiate a tax parcel change.
0 If any portion of the tax parcels are sold during the current tax year, all current and prior
year property taxes must be paid in full when the deed is recorded with the Hennepin
County Recorder/Registrar of Titles (per MN statutes 272.12 and 272.121).
• Combination Warning: Do not combine properties if the land may later be divided off and
sold.
• City Authority:The city in which the land is located may refuse future changes or place
conditions on granting any division or combination.
•Surveys: If you have a survey, please include it when sending your division paperwork to the
Property ID and Platting Unit.
• Informing Lenders: Keep all lenders or mortgagees aware that you are dividing or combining
real property, especially if you escrow your taxes.
0 Consult your mortgage company regarding the need to issue an amendment or partial
release of any mortgage or other encumbrance affecting the real property. A
foreclosure of the affected real property can undo any previously approved division or
combination.
Last Revised January 2025 HC Property ID and Platting
wsb}
City of Spring Park Memorandum
To: Mike Anderson, City Administrator
Spring Park City Council
From: Lori Johnson, City Planner
Date: September 11, 2025
Regarding: Subdivision Ordinance
On April 7, 2025, the City Council adopted a new subdivision ordinance. The City has
recently received its first subdivision application in several years. Presbyterian Homes
submitted a request for the City to review and approve a proposed subdivision that
6 would create two new lots on a portion of their campus: one encompassing the existing
apartment building and parking area, and the other consisting of the remainder of their
co
U) property. At this time, consideration of this application is on hold.
During the review of this application, it was discovered that a portion of the subdivision
a ordinance I was asked to examine prior to April 7 was excluded from the final version.
Specifically, the section addressing simple subdivisions or lot splits was omitted from
M both the final resolution and ordinance, and the circumstances surrounding its removal
remain unclear. Additionally, although the approved subdivision ordinance was intended
to replace the brief existing provision within the zoning ordinance, it was neither codified
nor did it address the elimination of the current subdivision section within the zoning
ordinance.
Z
2 When reviewing the subdivision ordinance approved in April in relation to the current
U' application, it becomes clear that the ordinance requires property owners to undergo the
° full platting process, including preparation of both preliminary and final plats. This
W process typically takes three to six months, even for straightforward subdivisions, and
Z can be financially burdensome for many property owners. Notably, the outcome of the
subdivision does not differ whether completed through the administrative process or the
0
platting process.
LU
M
The omitted section of the subdivision ordinance significantly streamlines the process for
property owners seeking to divide their property into two lots. The portion of the text that
W
was excluded from the final draft is presented below:
U)
W
W ADMINISTRATIVE SUBDIVISIONS
a
Z Qualification.
W
X
This division shall apply to the following applications:
Subdivision Memo
September 11,2025
Page 2
(1) In the case of a request to divide a portion of a lot where the division is to
permit the adding of a parcel of land to an abutting lot so that no additional lots
are created, and both new lots conform to zoning ordinance lot size minimum
standards.
(2) In the case of a request to divide a lot from a larger tract of land and thereby
creating no more than two lots, both of which conform to zoning ordinance
minimum standards. To qualify, the parcel of land shall not have been part of
an administrative subdivision within the previous five years.
Content and data requirements.
(a) Certificate of survey. The requested administrative subdivision shall be
prepared by a registered land surveyor in the form of a certificate of survey.
(b) Property description and submission information. The data and supportive
information detailing the proposed subdivision shall be the same as required for
a preliminary plat as described in article 111 of this chapter. Exceptions may be
granted by the city manager.
Subdivision design standards.
The administrative subdivision shall conform to all applicable subdivision design
standards as specified for this chapter. Any proposed deviation from such
standards shall require the processing of a variance request.
Processing.
If the land division complies with the applicable provisions of this section, this
chapter, the zoning ordinance and the comprehensive plan, the city
administrator may approve the subdivision.
To correct the omission of this language from the approved ordinance, staff is
recommending that the City Council rescind the ordinance approved in April and
approve a new version of the ordinance with the inclusion of the language above.
Additionally, staff is proposing to place the subdivision code within the overall code of
ordinances rather than in the zoning ordinance. This method of codifying the subdivision
code is used by many other cities, and it allows for changes to the subdivision code
without a public hearing.
The new code has also been codified, which wasn't the case with the first approved
ordinance.
Recommendation:
Subdivision Memo
September 11,2025
Page 3
Staff recommends that the City Council consider two motions regarding the subdivision
ordinance:
Motion 1: Rescind Ordinance No. 25-03, which was approved on April 7, 2025.
Motion 2: Approve a new ordinance as represented in the attached resolution.