V. 1. Planning Application 2019-11-CON Beacon Multifamily Housing Concept Plan
July 23, 2019 Planning Application 2019-11-CON
Beacon Interfaith Housing Collaborative Multiple Family Housing
Concept Plan Review
Proposed Action: As a concept review, this application does not require formal action by the
Planning & Zoning Commission or City Council. Rather, the applicant requests feedback on the
proposals so they can work toward preparing a future, formal submittal. Any comments
provided by the Planning & Zoning Commission or City Council shall be for guidance only and
shall not be considered binding upon the City regarding any future, formal application.
Overview
The applicant, Beacon Interfaith Housing Collaborative (Vista 44 Housing Limited Partnership),
requests concept plan review of a 4 story 50 unit affordable multifamily apartment building. The
subject property is owned by the Parish of St. Gabriel the Archangel of Hopkins, Minnesota and
located on the south 1 acre (green space) of St. Joseph’s Church parking lot. The site is
currently guided by the 2030 Comprehensive Plan as HDR - High Density Residential and
zoned R-5, High Density Multiple Family. As part of their future formal application, the
applicant anticipates rezoning to Mixed Use. As such, this staff report reviews the concept plan
against the Mixed Use zoning standards. Based on the review detailed below, it is likely the
applicant will also need approval of a Planned Unit Development (PUD) to allow flexibility from
some of the Mixed Use Standards in exchange for a high quality development. This report
summarizes the concept proposal, reviews the proposal against the Mixed Use district
development standards and outlines a likely formal review process.
Primary Issues to Consider
• Background
• Subdivision Design
• Land Use & Zoning Review
• Engineering Comments
• Potential Review Process
Supporting Documents
• Applicant’s Narrative
• Concept Plans
• Engineering Comments
• Public Comments
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 2019-11-CON
Page 2
BACKGROUND
The 2.5-acre subject property was originally platted as part of the West Minneapolis Addition in
1887. The property is currently used as a 170 stall surface parking lot for St. Joseph Church and
the Chesterton Academy (scheduled to open in September). At the southern end of the parking
lot is approximately 1-acre green space. The applicant plans to subdivide off the 1-acre green
space for the proposed 50 unit multiple family apartment building. It should be noted that the
proposed subdivision and multiple family apartment building detailed below will not reduce the
amount of existing off-street parking provided for the either church or school.
Public Comments. Prior to the Planning & Zoning Commission public hearing, staff received
several call seeking general information about the project and three written comments. The first
written comment came from Jeff Budish, Vice President at Colliers Capital Markets &
Investment Services and owner of the property at 12th and Mainstreet, who expressed support
for the project. The second written comment came from Pat Lea of 32 – 11th Avenue South
who expressed options to the project. Ms. Lea’s concerns focused on the size of the building,
traffic, and overall disturbance from other construction projects. The third written comment
came from Jim Shirley of 32 – 11th Avenue South who expressed option to the project. Mr.
Shirley’s concerns focus on the amount of both rental and affordable housing in Hopkins.
SUBDIVISION DESIGN
To facilitate the proposed concept plan, the applicant would need to subdivide the subject
property. As proposed on the concept plan, this subdivision would likely meet the requirements
of the zoning ordinance and therefore be processed through the Administrative Subdivision
process. It should be noted that approval of an Administrative Subdivision does not require
formal review by the Planning & Zoning Commission or action by the City Council.
With any subdivision, the City has the ability to collect park dedication in the form of land or a
fee. The standard park dedication fee for multiple family residential subdivisions is $3,000 per
unit. Based on the concept plan’s 50 unit design, this project would be required to pay park
dedication of $150,000.
LAND USE & ZONING REVIEW
The land use and zoning section reviews the concept plans against the goals and policies in the
comprehensive plan (both 2030 and draft 2040) as well as the specific zoning standards of the
Mixed Use district. Staff’s review and findings related to each standard are provided below.
Land Use. The Subject property is guided HDR – High Density Residential by the 2030
Comprehensive Plan. According to the narrative for this land use classification, it allows for
high-density residential uses including multi-unit and multi-building developments. The high-
density category accommodates more intense housing, such as apartments and condominium
developments. The density range for this category establishes a minimum threshold of 17+
units per acre, ultimately resulting in multi-storied structures.
The Residential Land Use Pattern goal from the 2030 Comprehensive Plan states the City
should work toward a balanced supply of housing, which is important to Hopkins’ efforts to
serve the needs of a broad range of residents. The land use plan identifies land use patterns
that will support a variety of residential uses including medium to high density uses, such as
condos, townhomes and apartments. In addition, the Housing chapter of the 2030
Planning Application 2019-11-CON
Page 3
Comprehensive Plan includes the goal - continue to strive for a mix of housing that
accommodates a balance of all housing needs. Policies to support these goals include:
• Ensure that the infilling of vacant parcels and the rehabilitation of existing developed land
will be in accordance with uses specified in the Comprehensive Plan.
• Work to assure strong and well-maintained neighborhoods.
• Work to enhance a variety of residential land uses in the City.
• Work to balance the supply of multiple family residential uses within the City.
By comparison, the 2040 Comprehensive Plan Update – Cultivate Hopkins guides this property
as Downtown Center. The City envisions this area as the central economic, social and civic
district for Hopkins and the region. Development in this area should include moderate to high
density mixed use development designed to complement and enhance the existing development
pattern in these areas and support the public investment in transit. This area is expected to
absorb significant amount of anticipated future growth.
Maintaining downtown Hopkins’ unique identity and sense of place must be a central
consideration when planning for future growth. Mixed uses (vertical and horizontal) are
encouraged. Overall, this land use category should include medium to larger scale neighborhood
and regional uses. Densities in this area typically range from 20-100 units per acre, with 50-100
units per acre within ¼ mile of an LRT station platform. The estimated mix of uses throughout
the land use category should be 40% commercial and 60% residential.
The 2040 Comprehensive Plan Update – Cultivate Hopkins organizes goals and policies by the
four environments – Built, Natural, Social and Economic. Goals and policies that support this
proposal are listed below by those environments.
Built Environment - Land Use Goals
1. Welcome growth to the city by directing most of new housing and employment to the city’s
mixed use centers and employment districts, allowing for the continuation of the scale and
character of Hopkins’ existing neighborhoods.
• Encourage the development of housing and employment in Neighborhoods, Centers,
and Districts future land use categories, as defined and designated in the comprehensive
plan.
• Encourage transit-oriented development (development that emphasizes pedestrian and
bicycle connectivity and a broader mix of uses at densities that support transit) in areas
with high quality transit service, especially within a quarter mile of light rail stations or
high frequency bus routes.
• Plan for appropriate amenities, high quality design, pedestrian and bicycle facilities, and
open space in high growth areas, particularly in the Neighborhood Center, Activity
Center, and Downtown Center future land use categories or other areas in close
proximity to transit.
2. Create and develop mixed use centers and districts throughout the city, to support livability
and community vitality.
Planning Application 2019-11-CON
Page 4
• Promote the development of high density transit oriented mixed use development
around planned Green Line Extension light rail stations
5. Reinforce Hopkins’ unique identity and sense of community through high quality urban
design.
• Reinforce the distinctive characteristics of Downtown and existing neighborhoods by
encouraging developments that are compatible in design and supportive within their
context.
7. Encourage all public and private developments to be well designed, durable, human-scaled,
and pedestrian oriented.
• Encourage all new projects to have a positive relationship to the street by orienting main
entrances to the front of the property, connecting the front door to the sidewalk, and
reducing parking between the building and the street as much as possible.
• Encourage all development projects to be durable and environmentally responsible.
• Encourage all developments to incorporate common spaces (interior or exterior) that
help enhance the public realm and sense of community.
Built Environment - Housing Goals
1. Grow the supply of housing in Hopkins, particularly in targeted areas.
• Support the development of moderate to high-density housing in appropriate locations,
particularly near commercial nodes and activity centers.
2. Maintain an inventory of housing that is affordable to low and moderate income households.
• Support preservation, production, and protection of affordable housing units.
• Support programs and initiatives that create long-term affordable units.
• Strengthen partnerships with developers, nonprofits, banks, and others to create and
preserve affordable units.
Economic Environment – Economic Competitiveness Goals
4. Promote economic equity in Hopkins, to benefit residents regardless of identity or
background.
• Encourage the development and maintenance of affordable housing and commercial
space.
Zoning Review. The subject property is zoned R-5, High Density Multiple Family. The site is
also located within the Downtown Overlay District. Based on the goals and policies of the 2040
Comprehensive Plan and project needs, the applicant anticipates requesting rezoning to the
Mixed Use district. These standards and staff’s findings for each are detailed below.
Downtown Development Standards. The Downtown Development standards address parking
design, location of the pedestrian entrance, and the building bulks standards including height,
Planning Application 2019-11-CON
Page 5
setbacks and floor to area ratio (FAR).
• Parking Design. Each off-street parking area is encouraged to be designed and located so
that parking lots on adjacent parcels may be linked. See staff comments on parking below.
• Pedestrian Entrance. The principal functional doorway for public or direct-entry access into
a building shall face the fronting street. Corner entrances shall be provided on corner lot
buildings or have dual entries. A secondary entrance may be oriented towards off-street
surface parking. Based on this standard, the applicant should redesign the project to have a
corner entrance or have a secondary entrance along 1st Street South.
• Height. The Mixed Use district requires a minimum 4-story building from the alley south of
Mainstreet to Excelsior Boulevard. The concept plan calls for a 4-story building in
conformance with this standard.
• Floor to Area Ratio (FAR). The Mixed Use district establishes a minimum 3 and a
maximum 5 floor to area ration (FAR). FAR is a measurement of density calculated by
dividing the floor area of a building by the lot area of the parcel on which the building is
located. According to the applicant’s plans, the subject property has a FAR of 1.63, which
is below the minimum requirement.
• Setbacks. Setback standards for the Mixed Use district are detailed in the table below. From
this information, the concept plan meets the required setback.
Setback Requirements for the Mixed Use District
Category Required Proposed Status
Front (East) Minimum = 1’
Maximum = 5’
5’ Conforming
Side (North & South) 0’ (Zero) North = 58’
South = 5’
Conforming
Rear (West) 10’ 40’ 6 and ½” Conforming
Off-Street Parking & Travel Demand Management. The Mixed Use district requires a minimum
of one enclosed parking stall per unit and one guest stall per 15 units. Based on these standards,
the property must provide 50 enclosed stalls and 4 guest stalls for a total of 54 stalls. By
comparison, the concept plan includes 43 enclosed and 12 surface stalls for a total of 55 stalls.
The concept plan also identifies 11 potential future “proof of parking” stalls that could be
constructed should conditions warrant. The design and location of these stalls also lends itself
to a potential connection with parking for a future development to the north. Staff believes that
access limitations will necessitate elimination of 2 surface and 1 “proof of parking” stalls
bringing the concept design to a total of 53 stalls. This is 7 stalls short of the enclosed parking
requirement.
The City’s off-street parking standards allow for and the applicant has agreed to conduct, a
parking and travel demand management study to identify specific traffic impacts and parking
needs for the proposed uses. The applicant plans to conduct this study as part of their future
formal land use and zoning applications.
Bicycle Parking. According to the applicant’s narrative, the proposed development will conform
Planning Application 2019-11-CON
Page 6
to the Mixed Use district bicycle parking standards of 1 long-term bicycle parking space per 2
units and 1 short-term bicycle parking space per 20 units. However, their plans fail to illustrate
the location of these required short and long-term bicycle parking spaces. Any future formal
proposal shall be required to provide the minimum amount of bicycle parking.
Shadow Study. The Mixed Use district requires a shadow study for all buildings four stories or
higher. The applicant’s narrative pledges to provide a shadow study as part of their formal land
use and zoning application. No such information was included in their concept plan submittal.
Exterior. The Mixed Use district requires the primary exterior treatment of walls facing a
public right-of–way or parking lot on a structure shall be brick, cast concrete, stone, marble or
other material similar in appearance and durability. Regular or decorative concrete block, float
finish stucco, EIFS-type stucco, cementitious fiberboard, or wood clapboard may be used on the
front façade as a secondary treatment or trim but shall not be a primary exterior treatment of a
wall facing a public right-of-way. Staff defines primary as at least 80% of the wall while
secondary could be up to 20% of the wall. As illustrated on the attached building elevations, the
building fails to meet the exterior materials standards. The plans show the building is 53.8%
brick on the north elevation, 25% brick on the south elevation, 54.3% brick on the east elevation
and 50% brick on the west elevation. Staff recommends the applicant revise their plans to meet
the minimum 80% primary and 20% secondary materials requirement.
Building Orientation. Buildings within the Mixed Use district must be oriented toward the
pedestrian by providing a direct link between each building and the pedestrian walking system,
with emphasis on directing people to a transit station. The concept plan illustrates the main
pedestrian entrance to the building will connect to the City’s trail and sidewalk network along
12th Avenue North. This network provides direct pedestrian access to the existing transit routes
along Mainstreet and 11th Avenue South as well as a connection to the future Downtown
Hopkins and Shady Oak light rail transit stations.
Façade. The primary street side façade of a building shall not consist of an unarticulated blank
wall, flat front facades or an unbroken series of garage doors. The front of a building shall be
broken up into individual bays of a minimum of 25 feet and maximum of 40 feet wide. The
concept plan fails to meet this standard on any side of the building. The south side of the
buildings has breaks of more than 60 feet while the east and west sides have breaks exceeding 70
feet.
Sidewalks. The Mixed Use district requires a minimum 5-foot wide sidewalk along the frontage
of all public streets and within and along the frontage of all new development or redevelopment.
The concept plan shows sidewalks along both 1st Street South and 12th Avenue South but does
not include sidewalk along 13th Avenue South. The applicant shall revise their plans to include a
sidewalk at least 5 feet wide along 13th Avenue South that connects to the existing sidewalk to
the north. Dedication of additional right-of-way may be necessary to accommodate the required
sidewalk.
Pedestrian/Streetscapes. The Mixed Use district requires pedestrian streetscape improvements
along all sidewalks. If the existing right-of-way does not allow for street trees, landscaping, trees,
planters or street furniture, they will be added to the interior side of the sidewalk where the
setback will allow.
Planning Application 2019-11-CON
Page 7
Pedestrian improvements of at least 25 percent of the landscaping budget shall be included in
the development. These improvements shall create a high quality pedestrian experience through
the provision of benches, planters, drinking fountains, waste containers, median landscaping, etc.
Pedestrian-scale light fixtures that shine downward on the sidewalks and walkways shall be no
greater than 12 feet in height and must be provided along all sidewalks and walkways to provide
ample lighting during nighttime hours for employees, residents, and customers.
Landscaping. All open areas of a lot that are not used or improved for required parking areas
and drives shall be landscaped with a combination of over-story trees, under-story trees, shrubs,
flowers and ground cover materials. The plan for landscaping shall include ground cover,
bushes, shrubbery, trees, sculptures, fountains, decorative walks or other similar site design
features or materials. The applicant shall provide a detailed landscaping plan demonstrating
compliance with these requirement and the minimum project value standards as part of their
formal land use and zoning application.
Signs, Canopies and Awnings. The concept plans do not include sign plans. All signs must be
approved through a separate administrative permit subject to conformance with the standards of
the Mixed Use district and sign regulations contained in Section 570.
Trash Enclosure. The applicant plans must detail how the site will store its trash containers.
The City requires each site to either store their containers inside the building or provide a
separate trash enclosure with exterior materials that match the principal building.
ENGINEERING COMMENTS
The Engineering Department completed an initial review of the applicant’s concept plans.
Based on this review, the Engineering Department offers the following comments.
• The applicant will need to escrow funds with the city to have a traffic and parking study
completed.
• The applicant will need to escrow funds with the city to allow for a review of the city’s water
model to ensure the building can be served and to recommend improvements by the
developer if necessary.
POTENTIAL REVIEW PROCESS
Based on the applicant’s concept plan, staff anticipates this project will need the approval listed
below. The applicant should use feedback from the Planning & Zoning Commission and City
Council to prepare these applications.
• Comprehensive Plan amendment.
• Rezoning from R-5, High Density Residential to Mixed Use with a Planned Unit
Development (PUD).
• Administrative Subdivision approval. As proposed by the concept plan, this process would
not require additional review by the Planning & Zoning Commission or approval by the City
Council.
• Execution of a Planned Unit Development Agreement.
• Approvals from the Nile Mile Creek Watershed District.
Planned Unit Development. The purpose of a planned unit development is to allow flexibility
Planning Application 2019-11-CON
Page 8
from traditional development standards in return for a higher quality development. Typically, the
City looks for a developer to exceed other zoning standards, building code requirements or meet
other goals of the Comprehensive Plan. In exchange for the flexibility offered by the planned
unit development, the applicant is expected to detail how they intend to provide a higher quality
development or meet other City goals. A list of items to consider when evaluating the use of a
planned unit development for this site could include, but is not limited to, the items listed below.
• Architectural design and building materials
• Natural resource protection and storm water management
• Pedestrian and bicycle facilities
• Energy conservation and renewable energy
• Open space
• Public art
• Buffering and landscaping
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RE: COMPLIANCE WITH MIXED USE DEVELOPMENT STANDARDS & DOWNTOWN OVERLAY DISTRICT
The goal of this multi-unit development is to comply with as many mixed-use zoning standards as possible while integrating
with its surroundings in compatible use, scale and operation transitions to neighboring uses. In addition, these standards must
be balanced with the privacy and comfort of this specific multi-unit population.
543.03 Parking Per statute a minimum of one enclosed parking stall per unit and one guest stall per 15 units must be
provided. Vista 44 will provide 43 enclosed stalls for 50 units along with 13 surface stalls. Four of the surface stalls will be for
guests and 9 will be for residents if not reduced by a TDM plan/parking & transportation study approved by the City Council.
Proof of parking will provide the balance of the required number of parking spaces.
543.04 Travel Demand Management Plan Beacon is commissioning a TDM plan/parking and transportation study.
543.05 Shared Parking Not being considered at this time.
543.06 Bicycle Parking The required 1 bike parking space per unit will be provided for long term use in addition to 1 per 20
units for short term. Such parking will meet the rest of standards 543.06.
543.07 Shadow Study A shadow study will be provided.
543.08 Exterior Beacon requests alternative compliance for Nichiha siding to be allowed as a primary exterior treatment..
543.09 Building Orientation A direct link between the building and the pedestrian walking system will be provided with
emphasis on directing people to a transit station.
1. Façade: the front of the building will be articulated.
2. Blocks: Not applicable
3. Height: Not applicable
543.10 Transparency A minimum of 60% of the front street facing façade between 2 and 8 feet will be comprised of clear
windows that allow views of indoor space. Side facades facing a public right of way will have a minimum of 30 percent clear
windows.
543.11 Sidewalks Sidewalks with a minimum width of 5 feet will be constructed along all public streets.
JASON LINDAHL
jlindahl@hopkinsmn.com
BART NELSON
bnelson@urban-works.com
City Planner
City Hall
1010 First Street South
Hopkins, Minnesota 55343
CC
Chris Dettling
UrbanWorks Architecture LLC
901 North Third Street Suite 145
Minneapolis, MN 55401
612.455.3100
June 27, 2019
Beacon Vista 44
19-0013
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543.12 Pedestrian/Streetscapes The standards in 543.12 will be met.
543.13 Landscaping The standards in 543.13 will be met.
543.14 Indoor/Outdoor Operations A conditional use permit may be required for a play area.
543.15 Signs, Canopies and Awnings The standards in 543.15 will be met.
543.16 Drive through Not applicable.
543.17 Urban Neighborhood Not applicable.
543.18 Downtown
1. Not applicable
2. Development standards will be met
3. Outdoor Gathering Space standards will be met.
4. Minimum height will be met.
5. Setback standards will not be met due to the privacy and comfort of the specific resident population.
Downtown Overlay District
Awnings Awnings are not included in the design at this time..
Color The building will use primarily earth tones with light and bright colors used only as minor accents.
Fenestration Large windows will allow visual connection with 1st Floor amenity spaces. Reflective or tinted glass more than
40% will not be allowed
Franchise Architecture Vista 44 will not be branded using an architectural style of a company.
Heights & Setbacks Vista 44 will not exceed four stories and any setbacks (desired for resident privacy) from other
neighboring buildings will be pedestrian-oriented and contribute to the quality and character of the streetscape.
Landscaping Landscape treatments will be used to enhance the pedestrian experience, complement architectural features
and scree utility areas.
Lighting Building and signage lighting will be indirect with the light source hidden from direct pedestrian and motorist view.
Colored lighting schemes will be avoided.
Materials & Detailing Beacon requests Nichiha as an alternative primary exterior material.
Parking & Rear Entrances Off street parking is located within the structure or to the rear of the building. Entrance to the
garage will be clean and improved with an architectural feature.
Roofs & Parapets A flat roof is preferred by Beacon but if neighbors request a sloped roof it will be used to reduce the overall
height of the façade and define the residential character of the upper floors.
Signs Vista 44 will comply with standards outlined in the Downtown Overlay District
Streetscape The new streetscape incorporate approved Hopkins streetscape elements.
Utility Areas & Mechanical Equipment Screening Vista 44 will comply with the standards outlined in the Downtown Overlay
District.
Width The façade of Vista 44 will be articulated with divisions or breaks in materials in facades that are longer than 45 feet.
RESTAURANTS
1 Thirsty Bales 0.1
2 Wild Boar Bar & Grill 0.2
3 Nacho’s Mexican Grill 0.2
4 Wendy’s 0.3
5 Star Wok 0.2
6 Samba Taste of Brazil 0.2
7 Hoagie’s Family Restaurant 0.3
8 Mainstreet Bar & Grill 0.3
9 Pub 819 0.3
10 Tibet Corner 0.3
11 Jasmine Garden Restaurant 0.3
12 Chipotle Mexican Grill 0.3
13 Aji Japanese Restaurant 0.3
14 LTD Brewery 0.3
COFFEE
1 Munkabeans Café 0.2
2 Cream & Amber 0.3
3 Amy’s Cupcake W 0.4
GROCERIES
1 Hopkins Farmer’s Market 0.2
2 Driskill’s Downtown Market 0.3
3 Paradise Market 0.3
4 Midnite Market 0.4
5 La Bamba - Mexican Bakery 0.6
PARKS
1 Central Park 0.1
2 Downtown Park 0.2
3 Maetzold Field 0.4
4 Buffer Park 0.7
5 Overpass Skatepark 0.7
6 Burnes Park 0.7
SCHOOLS / CHILD CARE
1 Noah’s Ark 0.2
2 Curren School 0.3
3 Ubah Medical Academy 0.3
4 Alice Smith Elementary School 0.8
5 Orchard Park Child Care 0.8
6 Eisenhower Elementary 0.7
ENTERTAINMENT
1 Mann Hopkins Cinema 6 0.1
2 Hopkins Center fo rthe Arts 0.1
3 Boutin Art Gallery 0.2
4 Hopkins Historucal Society 0.2
5 Hopkins Library 0.2
6 Royal Comedy Theatre 0.3
BANKS
1 Wells Fargo Bank 0.1
2 Citizens Independent Park 0.2
3 US Bank Branch 0.3
4 US Bank - Drive-Up 0.3
PLACES OF WORSHIP
1 St Gabriel the Archangel 0.1
2 Mizpah United Church of Christ 0.7
3 Cross of Glory Baptist Church 0.7
4 Faith Presbytarian Church 0.9
OTHER
1 Holiday Gas Station 0.2
2 Shamblott Family Dentistry 0.2
3 Hopkins Center Drug 0.3
4 My House Fitness 0.5
5 Snap Fitness 0.5
6 Studio 5 Pilates & Wellness 0.5
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Planned Downtown Hopkins
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1HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44
VICINITY MAP
600’0’
1ST ST S 12TH AVE S13TH AVE SCONCEPT REVIEW APPLICATION 2HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44 30’0’
SITE
SUB LEVEL
1ST ST S 12TH AVE S13TH AVE SCONCEPT REVIEW APPLICATION 3HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44 40’0’
1056 SF
1240 SF
925 SF
925 SF
1195 SF
960 SF 960 SF
1195 SF
1ST LEVEL
1ST ST S 12TH AVE S13TH AVE SPROOF OF PARKING
PLAYGROUND PATIO
CONCEPT REVIEW APPLICATION 4HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44 40’0’
1056 SF
1240 SF
925 SF
925 SF
1195 SF
960 SF
1195 SF
960 SF 960 SF 1075 SF
687 SF
863 SF
960 SF 1200 SF
2-4 LEVELS
12TH AVE S13TH AVE S1ST ST S
CONCEPT REVIEW APPLICATION 5HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44 40’0’
CONCEPT REVIEW APPLICATION 6HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44
NORTH ELEVATION
Brick:
53.8% Facade Coverage
Fiber Cement Lap Siding - Navy:
29.3% Facade Coverage
Fiber Cement Panel - Light Gray:
11.3% Facade Coverage
InsulTech:
5.6% Facade Coverage
CONCEPT REVIEW APPLICATION 7HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44 20’0’
SOUTH ELEVATION
Brick:
25% Facade Coverage
Fiber Cement Panel - Light Gray:
31.4% Facade Coverage
Fiber Cement Lap Siding - Navy:
33.5% Facade CoverageInsulTech:
10.1% Facade Coverage
CONCEPT REVIEW APPLICATION 8HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44 20’0’
EAST ELEVATION
Fiber Cement Lap Siding - Navy:
13.9% Facade Coverage
Fiber Cement Panel - Light Gray:
22.9% Facade Coverage
Brick:
54.3% Facade Coverage
InsulTech:
8.9% Facade Coverage
CONCEPT REVIEW APPLICATION 9HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44 20’0’
WEST ELEVATION
Fiber Cement Lap Siding - Navy:
19.5% Facade Coverage
InsulTech:
10.1% Facade Coverage
Brick:
50.1% Facade Coverage
Fiber Cement Panel - Light Gray:
20.3% Facade Coverage
CONCEPT REVIEW APPLICATION 10HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44 20’0’
UNIT
UNIT
UNIT
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UNIT
UNIT
UNIT
PARKINGCORRIDORCORRIDORCORRIDORCORRIDORSECTION
CONCEPT REVIEW APPLICATION 11HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44
Development Summary
Beacon Vista 44 - Hopkins PUD
Updated 06/04/2018Updated 06/27/2019
Description Gross SF Parking GSF Utilities Residential
GSF Res. Amenity Residential
NLSF Efficiency Open Space Paved Surfaces Enclosed Stalls Surface Stalls Res. Units
0 Parking 17,592 17,592 350 - - 43 13
1 Residential Lobby/ Apartments 17,592 200 9,995 7,397 8,455 84.6% 18,208 7,760 8
2 Apartments 17,592 200 17,592 14,202 80.7%14
3 Apartments 17,592 200 17,592 14,202 80.7%14
4 Apartments 17,592 200 17,592 14,202 80.7%14
Total 87,960 17,592 800 62,771 7,397 51,061 81.3% 18,208 7,760 43 13 50
Unit Mix Mix # of Units # of Beds Units SF NLSF
Studio 0.0%- - - -
1 Bedroom 6.0%3 3 687 2,061
2 Bedroom 64.0%32 64 965 30,880
3 Bedroom 30.0%15 45 1,208 18,120
Total 100%50 112 1,021 51,061
Metrics
Total Dwelling Units 50
Enclosed Stalls / Dwelling Unit 0.86
Total Stalls (Enclosed + Surface)56
Total Stalls / Dwelling Unit 1.12
Average Unit Size 1,021
Above Grade SF / Unit 1,407
Gross SF / Unit 1,759
Site SF 43,560
Site Acreage 1.00
Dwelling Unit / Acre 50.00
FAR 1.63
CONCEPT REVIEW APPLICATION 12HOPKINS, MN / 07.12.2019 / 19-0013
Vista 44 40’0’
CITY OF HOPKINS
Memorandum
To: Jason Lindahl, City Planner
From: Nate Stanley, City Engineer
Date: July 12, 2019
Subject: Beacon Development – Vista 44 Comments
_____________________________________________________________________
In regards to the subject project, Engineering has the following comments:
The applicant will need to escrow funds with the city to have a traffic and parking
study completed.
The applicant will need to escrow funds with the city to allow for a review of the
city’s water model to ensure the building can be served and to recommend
improvements by the developer if necessary.
Engineering Dept.
From:Budish, Jeff
To:Jason Lindahl
Subject:[EXTERNAL] RE: [EXTERNAL] Beacon Multifamily
Date:Tuesday, July 16, 2019 9:27:17 AM
Thank you! I will not be there, but think the concept plans look good. That is a great site.
Jeff Budish
Vice President
Capital Markets & Investment Services
Direct 952 897 7755 | Mobile 952 210 0598
Colliers | Minneapolis-St. Paul
4350 Baker Road, Suite 400 | Minnetonka, MN 55343
https://www.colliersinvestmentservices.com/multifamily-retail
From: Jason Lindahl <jlindahl@HOPKINSmn.com>
Sent: Tuesday, July 16, 2019 8:36 AM
To: Budish, Jeff <Jeff.Budish@colliers.com>
Subject: RE: [EXTERNAL] Beacon Multifamily
Hi Jeff – Beacon describes their project as multifamily affordable housing for families. I don’t believe
they have finalized their funding sources yet but it would typical for them to apply for affordable
housing tax credits. As this point, the concept review process focuses on how the proposal conforms
with the zoning standards.
You can review their concept plans on the City’s website by clicking here.
Thanks
Jason
Jason Lindahl | City Planner | City of Hopkins
1010 1st St S | Hopkins, MN 55343 | 952-548-6342 | 952-935-1384 Fax
www.hopkinsmn.com
From: Budish, Jeff <Jeff.Budish@colliers.com>
Sent: Monday, July 15, 2019 5:52 PM
To: Jason Lindahl <jlindahl@HOPKINSmn.com>
Subject: [EXTERNAL] Beacon Multifamily
Jason,
What type of Multifamily housing is this project at the St Joseph’s church in Hopkins. Tax
credit / Affordable? I am an owner in the property at 12th @ Main St.
Thanks!
Jeff Budish
Vice President
Capital Markets & Investment Services
Direct 952 897 7755 | Mobile 952 210 0598
Colliers | Minneapolis-St. Paul
4350 Baker Road, Suite 400 | Minnetonka, MN 55343
https://www.colliersinvestmentservices.com/multifamily-retail