VII.1. Blake Road Station Concept Plan Review; Lindahl
June 16, 2020 City Council Report 2020-046
Blake Road Station Concept Plan Review
Proposed Action: As a concept review, this application does not require formal action by the
City. Rather, the applicant requests feedback on the proposals so they can work toward
preparing a future, formal submittal. Any comments provided shall be for guidance only and
not be considered binding upon the City regarding any future, formal application. Key items
for the City to consider when reviewing this application include:
• Should the City consider rezoning the property from B-4, Neighborhood Business and I-1,
Industrial to Mixed Use?
• Should the City consider using a Planned Unit Development (PUD) to allow deviation from
the zoning standards? If so, what would the City look for in exchange for the PUD?
Overview
The applicant, Bryan Farquhar of Trilogy Real Estate Group, requests concept plan review of
Blake Road Station, a 3 phase mixed use residential and commercial development proposed for
the northwest quadrant of Excelsior Boulevard and Blake Road just south of the future Blake
Road light rail transit station. As proposed, Blake Road Station would redevelop the existing
Hopkins Commerce Center strip commercial development into 3 separate 6-story buildings
totaling 752 residential units and 11,035 square feet of commercial space. 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
• Public Comments
• Subdivision Review
• Land Use & Zoning Review
• Engineering & Fire Department
Comments
• Potential Review Process
Supporting Documents
• Development Team Experience
• Concept Plans
• Exterior Materials Summary
• Stormwater and Subdivision Summary
• Engineering & Fire Dept. Comments
• Hennepin County Comments
• Southwest LRT Project Office
Comments
• Public Comments
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
City Council Report 2020-046
Page 2
BACKGROUND
The 6.4 acre subject property was re-platted as Lots 1, 2 & 3, Hopkins Commerce Addition in
July of 1992. However, the buildings on each of these lots were built much earlier. Lot 1
contains a 44,000 square foot building constructed in 1954 (Goodwill and vacant space). Lot 2
contains a 25,000 square multitenant strip commercial building constructed in 1957. And Lot 3
contains a 26,000 square foot multitenant strip commercial building constructed in 1959. The
multitenant strip commercial buildings contain a variety of neighborhood serving retail and
service uses.
Project Summary. According to the applicant, the Blake Road Station project will redevelop
6.4 acres of land located at the intersection of Excelsior Boulevard and Blake Road South.
Trilogy Real Estate Group is working with the City of Hopkins to develop the site in a three
phase, multi-modal transit-oriented development adjacent to the Blake Road Southwest LRT
Station. Each phase will build upon the improvements of the previous phase and will ultimately
result in an increasingly connected, pedestrian friendly, and transit focused community. The
project will add to the mix of housing choices for area residents, providing a new opportunity to
live immediately adjacent to the light rail transit station. Area businesses will be supported by
more than 800 new neighbors who will eventually call this location their home.
Streetscape and Public Realm. The development team has approached this site as a unique
opportunity to complement the transformative power of the Southwest LRT line. Each phase of
the Blake Road Station project defines and beautifies the streetscape while complementing the
crucial transit functions in and around the site. Currently, the majority of the site is comprised of
older, stressed pavement with ill-defined access and a plethora of surface parking stalls. In
contrast, the development team is proposing a transformed site that emphasizes a neighborhood
scale of connected streets, with traffic calming measures and pedestrian features that will
significantly improve the aesthetic of the Gateway to the City of Hopkins.
The project vision includes extensive pedestrian improvements for the area, including sidewalk
connections through the site that do not exist today. Ample boulevards and a rhythm of
deciduous street trees are anticipated and would provide a human scale canopy year-round. The
trees’ summer shade reduces the heat island effect, creating a comfortable microclimate when
needed most. Both the trees and parallel parking zones will help to create visible friction that will
successfully reduce driving speeds to provide a safer environment for people, bikes, and drivers.
The pedestrian zone along Excelsior Boulevard and Blake Road expands to a width suitable for
public street furniture including benches, planters, and bike racks.
A new North-South street that divides the site in two and connects to the SWLRT station
becomes the crucial spine from which stem entries, active uses, and a linear park. The parcel that
sits immediately adjacent to the project and south of the park-n-ride lot will have a unique
opportunity to respond to this North-South street and linear park in addition to the many other
benefits in and around the site.
Retail. The project includes prime retail opportunities at the intersection of Blake Road and
Excelsior Boulevard. This location within Building B of Blake Road Station offers exceptional
visibility along this major corridor with ample depth at the sidewalk for retailers to engage the
street and pedestrian realm. Street trees and plantings calm and protect this zone as an inviting
benefit to the community.
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Along with the 11,035 SF of retail space, Building B includes dedicated retail loading and trash
rooms off the street, internal to the building. Twenty-seven retail parking stalls are conveniently
located at the garage entrance adjacent to the linear park. In addition to these twenty-seven
covered parking stalls, the master site plan includes 28 parallel parking stalls along the internal
streets. With the SWLRT station and Cedar Lake Regional Trail less than 800 feet away, this
retail location is also easily accessible by multiple modes of transport.
Development Phasing. Commencement of construction of the various phases is dependent
upon existing lease agreements. The development team assumes the following start dates for the
various phases:
• Building A: Spring 2021
• Building B: Spring 2021 – 2023 (pending existing lease agreements)
• Building C: Spring 2026 - 2031 (pending existing lease agreements)
Building Design. Blake Road Station will provide creative, mid-rise residential buildings that
maximize density while emphasizing green space and public realm at the street level. Trilogy
envisions a community that values leisure and comfort with the ease of urban connection. The
exterior building design draws on these qualities of being a transition from an urban to
naturalistic landscape. Contemplated exterior materials are modern interpretations of the
familiar. This pairing of materials adds an interesting and tactile palette fitting of such a
prominent and active corner.
Amenity courtyards and balconies extend living spaces to the outdoors while improved
sidewalks and connections encourage active lifestyles for residents. With close proximity to the
Cedar Lake Trail, each building will supply ample storage to encourage bicycle use for recreation
as well as daily commuting.
The new, state-of-the-art dwelling units will support the residents’ sustainable living experience
by providing urban housing that incorporates energy-efficient appliances, low-flow water
fixtures, low-VOC paints, building-wide recycling practices and encourages car-free living. The
buildings will be designed to incorporate assemblies that ensure high-quality acoustical
performance between units (wall and floor assemblies).
PUBLIC COMMENTS
Typically, the Planning & Zoning Commission reviews concept plan applications before the City
Council. However, given the size and scope of the applicant’s concept plan, staff thought it
appropriate to share this plan with the City Council first. The Planning & Zoning Commission
will review this concept plan, and any comments from the City Council, during their June 23rd
regular meeting.
As a concept plan review, no public hearing is required. However, the City did require the
applicant to hold a virtual neighborhood meeting. The applicant mailed invitations to property
and business owners within 350’ of the subject property (the same notification distance as a
public hearing). The applicant will provide a summary of the comments from the virtual
neighborhood meeting during the City Council meeting.
As of the writing of this report, staff had received one public comment letter (see attached).
That letter came from William and Daniel Schumacher, owners of Schumacher Chiropractic
Clinic. This letter states their concerns about the proposed development and its potential to
City Council Report 2020-046
Page 4
displace their business.
SUBDIVISION REVIEW
To facilitate the proposed concept plan, the applicant will need to go through the subdivision
process including preliminary and final plat. Subdivision will be necessary to insure each
proposed building will fit on each lot, to dedicate right-of way necessary for public roads,
sidewalk/trails and pedestrian streetscape (see Engineering and Fire Department comments
below). Because this project is along a county road, Hennepin County also has plat review
authority.
With any subdivision, the City has the ability to collect park dedication in the form of land or a
fee-in-lieu. The standard park dedication fee for multiple family residential subdivisions is
$3,000 per unit while the commercial fee is an amount equal to five (5) percent of the fair market
value of the commercial land as estimated by the county assessor. Park dedication fees are
typically due with final plat approval.
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 Mixed Use by the 2030 Comprehensive Plan.
According to the 2030 Comprehensive Plan, the Mixed Use category is intended to capture
anticipated redevelopment initiatives associated with the proposed LRT stations. The density
range for this category establishes a minimum threshold of 30+ units per acre. It is assumed the
mixed use category will develop at 60% residential and 40% commercial. The applicant’s
concept plan illustrates a residential density of 109 units per acre, which is consistent with the
Mixed Use category standards; however, it falls short of the commercial space percentage
standard.
By comparison, the 2040 Comprehensive Plan Update – Cultivate Hopkins guides this property
as Activity Center. Activity Centers surrounds and supports the planned Blake Road and Shady
Oak light rail stations along the Southwest LRT Green Line Extension. These areas will 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. The
Activity Center areas are expected to experience significant reinvestment and redevelopment to
absorb a substantial portion of the city’s anticipated future growth.
Development in the Activity Center areas is expected to be medium to larger scale
neighborhood and regional uses with an approximate mix of 75% residential and 25%
commercial. Densities in these areas will typically range from 20-60 units per acre, with 75-150
units per acre within ¼ mile of an LRT station platform. The applicant’s concept plan illustrates
a residential density of 109 units per acre, which is consistent with the Activity Center category
standards; however, it falls short of the commercial space percentage guideline.
Zoning Review. The subject property is zoned both B-4, Neighborhood Business and I-1,
Industrial. Based on the goals and policies of the 2030 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.
Height. The Blake Road Station Area height standard is 3-4 stories for residential structures and
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Page 5
5-6 stories for mixed use buildings. The concept plan calls for all three sites to have 6-story
buildings. The mixed use building on Site B meets this standard but the residential buildings on
Sites A and C exceed it.
Floor to Area Ratio (FAR). Floor to area ratio (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.
In the Blake Road Station Area, the FAR standard is a minimum of 2 and a maximum of 3 for
residential buildings and a minimum of 3 and a maximum of 5 for mixed use buildings.
According to the applicant’s plans, the FAR for this project is 2.96 on Site A, 2.33 on Site B and
2.3 on Site C. As a result, Sites A and C meet the FAR standard while Site B falls below it.
Setbacks. Setback standards for the Blake Road Station Area are listed below. The applicant’s
plans do not provide detailed setback information. The applicant shall examine their plans to
insure compliance with these setback standards or request specific deviations through the
Planned Unit Development (PUD) process.
Setback Standards for the Blake Road Station Area
Setback Residential Office
Front (Along Blake & Excelsior) 15’ – 25’ 5’ – 15’
Side 10’ 10’
Rear 10’ 10’
Off-Street Parking & Travel Demand Management. Parking within the Mixed Use District must
be located in multi-level structures or in shared parking lots where feasible and with approval of
the City. The following requirements will apply to all permitted uses located within the Mixed
Use District if a travel demand management or shared parking study has not been completed
and approved by the City Council.
• Residential buildings require a minimum of one enclosed parking stall per unit and one guest
stall per 15 units.
• All uses other than residential shall require a parking study to determine the necessary
parking required.
• Commercial, office or retail development five (5) acres or larger or residential developments
100 units and larger require a travel demand management study. Off-street parking
requirements may be reduced subject to approval by the City Council, where a TDM plan,
parking and transportation study is submitted. The TDM plan, parking and transportation
study is conducted in accordance with accepted methodology approved by the City staff,
prepared by an independent traffic engineering professional under the supervision of the
City, and paid for by the applicant. These plans must address the transportation impacts of
the development and proposed TDM mitigating measures and show that parking demand
will be decreased by access to nearby transit. Where a TDM plan is approved, a properly
drawn legal instrument, executed by the parties concerned, must be filed on the property in
the Recorder’s or Register’s Office of Hennepin County.
• Where practicable, ingress and egress from parking must be from side streets or alleys.
Based on the size and uses proposed in the development, a travel demand management study is
required. Hennepin County also calls for this type of study (see comments below). A
preliminary review of the residential portion of the proposed development finds it exceeds the
residential and guest parking requirements for the Mixed Use District. Parking for the
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commercial space will be evaluated through the Travel and Demand Management Study.
Bicycle Parking. The applicant’s plans do not include information about bicycle parking. The
applicant shall revise their plans to meet the bicycle parking requirements of the Mixed Used
District. These standards include:
• Bicycle parking facilities must be provided for all office and multi-family structures and
freestanding commercial uses.
• Bicycle parking facilities must be located in a well-lighted area.
• All bicycle racks, lockers, or other facilities must be securely anchored to the ground or to a
structure.
• All required bicycle parking must be located within 50 feet of central or well-used building
entrances.
• The required number of bicycle parking spaces will be based on the following:
Mixed Use District Bicycle Parking Standards
Use Long Term Short Term
Multifamily Residential 1 per 2 Units 1 per 20 Units
Retail 0.5 Space per Employee 0.5 Spaces per 1,000 Square
Feet of Net Building Area
Office 0.25 Spaces per 1,000 Square
Feet of Net Building Area
1 per 40,000 Square Feet of
Net Building Area
Park & Ride Facility 10 Spaces per Acre 10% of Parking Stalls
Shadow Study. The Mixed Use district requires a shadow study for all buildings four stories or
higher. The applicant’s plans do not provide a shadow study. A shadow study shall be included
in with their formal applications.
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.
The applicant’s concept plan include elevation for Building A and a narrative description of the
proposed exterior materials for the first phase of the proposed development (attached). The
proposed exterior materials are summarized in the table below.
Site A Exterior Materials
Material North East South West
Masonry Brick N/A 18% 18% 19%
CMU 19% N/A N/A N/A
Metal Tile 36% 36% 25% 16%
Panel 6% 4$ 4% 6%
FC Lap Siding 16% 18% 29% 36%
Glass 23% 23% 25% 23%
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Total 100% 100% 100% 100%
Of the proposed materials, only the masonry products (brick and concrete masonry unit) qualify
as a primary material. The Mixed Use District standards call for a minimum of 80% of an
elevation to be a primary material; however, the applicant’s plans show only 18 to 19 percent.
The other proposed materials could be used as secondary materials but cannot exceed 20
percent of any elevation.
It should be noted that the City has deviated from these standards with other projects like the
Moline and Beacon’s Vista 44. However, the deviations were granted through the planned unit
development process only after the entire development proposal was found to exceed other
areas and produce an overall higher quality development.
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 applicant’s Ground Floor Plan shows
the buildings on Sites A and B will have pedestrian connections to the existing sidewalk along
either Excelsior Boulevard or Blake Road. The building on Site C will also have a pedestrian
connection to the proposed internal private street. These connections appear to provide direct
connection to the adjacent Blake Road light rail transit station.
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 does not appear to meet this standard. Staff recommends the applicant revise their
plans to demonstrate they meet the façade articulation standards. As part of a PUD application,
the applicant may wish to consider enhanced façade articulation in exchange for deviations from
the exterior materials standards.
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 applicant’s concept plans appear to meet this standard. 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. Dedication of additional right-of-way may be necessary to accommodate
required pedestrian and streetscape improvements (see also comments from Hennepin County).
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 and
the like.
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.
The applicant’s Landscape & Streetscape plan provide general examples of
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pedestrian/streetscape improvement but lack the detail necessary for staff to provide a full
review. Staff recommends the applicant revise their future formal application to meet the
standards detailed above. The City Council should review the applicant’s proposed examples
and provide feedback to help the applicant prepare a more detailed plan for their formal
submittal.
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’s Landscape & Streetscape plan provides general examples
of pedestrian and streetscape improvement but lacks the detail necessary for staff to provide a
full review. The applicant shall provide a detailed landscaping plan demonstrating compliance
with these requirement and the minimum project value standards as part of their future formal
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 Article XXI - Signs.
Trash Enclosure. The applicant plans to store trash containers within the underground parking
garage. The applicant shall designate an on-site location for trash pickup. Trash pick-up shall
not occur within the public right-of-way.
Exterior Lighting. The applicant’s concept plans did not include exterior lighting or
photometric plans. The applicant’s future formal application shall include these plans.
Stormwater Treatment. The applicant’s plans include a narrative summary of their stormwater
management plan (see attached). According to this statement, the site today is nearly all
impervious. While the redevelopment will be appropriately dense, it will also introduce more
trees and greenspace providing both better aesthetics and some stormwater treatment benefits.
Due to the phased nature of the project, each site will contain its own stormwater treatment as
required by the City of Hopkins and Minnehaha Creek Watershed District. For Site A, the
majority of the stormwater treatment and attenuation will occur underground given existing site
constraints. Due to soil and groundwater contamination, filtration is likely necessary. Sites B
and C will also have underground chambers for rate control, but also have slightly more space to
do some above ground pretreatment such as biofiltration basins.
ENGINEERING & FIRE DEPARTMENT COMMENTS
The Engineering and Fire Departments completed an initial review of the applicant’s concept
plans. Based on this review, the Engineering and Fire Departments offers the following
comments.
• The plan will be subject to Hennepin County review (see comments below) in addition to
the City, whereby the County will have authority regarding access along County Roads,
review of traffic impacts, and potential necessary improvements to maintain safe and
acceptable traffic operations.
• The plan will be subject to Minnehaha Creek Watershed District (MCWD) review in
addition to the City, as the MCWD is the permitting authority for storm water.
• West of the site there is a localized low area that is currently not served by gravity storm
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sewer, and does take significant runoff from the site. The drainage plan must address this
issue to mitigate the flooding that occurs at 8660 and 8700 Excelsior Boulevard.
• The concept plan shows potential minor modification to the SWLRT Park and Ride lot to
better accommodate the site plan. Staff has forwarded the plans to the Metropolitan
Council for review, as they have authority to modify said layout (see comments below).
• Construction of Pierce Avenue and the SWLRT Park and Ride by the Metropolitan Council
includes extension of new water main from Blake Road. The proposed water main extension
to serve the Blake Road Station site from Excelsior Boulevard must connect to the new
main in Pierce Avenue.
• The City has a sanitary lift station along Excelsior Boulevard, which must remain operational
and accessible.
• Water and sewer infrastructure shall meet City Standards.
• All drive aisles through the site must meet the standards for fire access per the State Fire
Code.
• There is an access location to serve 126 and 140 Blake Road just north of Site B that
provides full ingress/egress at Blake Road. While these properties are not included in the
current plan, when redevelopment of 126 and 140 Blake Road occurs, any drive aisle
extending from this access must have the ability to connect with the Blake Road Station
transportation network.
Hennepin County Comments. Hennepin County Transportation staff has been meeting
separately with the applicant to discuss the site and necessary easement vacations at the corner
of Excelsior Boulevard and Blake Road and offers the following concept plan review comments.
Access
• We recommend closure of the mid-block, right-in/right-out driveway access along
Excelsior. This segment of road has an above average crash rating, with inadequate spacing
from the signal at Blake Rd. Our concern with the projected increase in turning traffic is that
it would further compound existing safety and operational concerns. We believe these right-
turn movements should be guided to an improved Pierce Avenue with more preferable
spacing and queuing. The removal of this access would also enhance pedestrian safety and
comfort along Excelsior Blvd by reducing crossing conflicts.
• Should access closure proceed, modification would be necessary to the existing right turn
lane to be an exclusive bus pullout bay, reducing the taper west of the access and removing
the arrow striping.
• The future of the Pierce Ave/Blake School intersection will need further discussion between
city/county/SWLRT engineering staff. We believe regardless, whether it is signalized or not,
a westbound right turn lane will be necessary to serve this significant traffic movement. The
right turn lane would necessitate a shift of the sidewalk and potentially a greater bldg.
setback at the corner (Pierce/Excelsior).
Right-of-Way/Easement
• We request dedication of right of way or easement along Excelsior Blvd allowing for a
minimum 6’ boulevard (8-10’ if city wants trees planted). See boulevard further west as an
example: https://goo.gl/maps/Gkem5Ni1M1fsbsPV9.
• We request a dedication of right-of-way at this corner (Pierce/Excelsior) to ensure sight
distance for vehicles entering Excelsior Blvd. This is all the more critical should a signal be
desired.
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Additional consideration
• When available please provide both a traffic study and drainage report for our review as well.
Southwest Light Rail Transit Office Comments. The Metropolitan Council Southwest Light Rail
Transit Office offers the following comments on the applicant’s concept plans.
• The SWLRT Civil contractor is under contract to build Peirce Ave and the Pierce access
drive that surround this proposed development on the west and north sides. The same is
true for the parking lot and parking lot access to the northeast.
• Any request to change utility sizes or access will require a change order to the SWLRT Civil
contract and those costs must be borne but the developer or City. It appears the access on
the west side of the park and ride lot is proposed to be modified. More discussion required.
• SWLRT is required to provide access to Carnco at all times from Blake Rd.
• The proposed plans are not showing the SWLRT constructed utilities on Pierce Ave access
drive near the park and ride. Accounting for these utilities could influence the location of
the proposed watermain connection on Blake Rd.
• All stormwater utilities and underground system design and construction timing need close
coordination with SWLRT construction. Any restoration of SWLRT construction will have
to match in kind. More discussion required.
• The proposed plans are showing utility work under Pierce Ave access drive for Site 3 that
could impact SWLRT construction work, depending on the timing of Site 3 construction.
• Close coordination will be required between the developer’s contractor and all SWLRT
construction contractors.
POTENTIAL REVIEW PROCESS
Based on the applicant’s concept plan, staff anticipates this project will need the approvals listed
below. The applicant should use feedback from the Planning & Zoning Commission and City
Council to prepare these applications.
• Travel Demand Management Study approval by the City of Hopkins and Hennepin County
• Preliminary and Final Plat approval by the City of Hopkins and Hennepin County
• Rezoning from B-4, Neighborhood Commercial and I-1, Industrial to Mixed Use
• Planned Unit Development (PUD)
• Execution of a Planned Unit Development Agreement
• Site Plan approval for each individual phases prior to construction
• Approvals from the Minnehaha Creek Watershed District
Planned Unit Development. The purpose of a planned unit development is to allow flexibility
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 are not limited to, the
items listed below.
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Page 11
• Architectural design and building materials
• Natural resource protection and storm water management
• Pedestrian and bicycle facilities
• Enhance sustainability or livability elements
• Energy conservation and renewable energy
• Open space
• Public art
• Enhanced landscaping, streetscape or buffering
• Affordable housing
June 8, 2020
BLAKE ROAD STATION
Hopkins, MN Team Project Experience
Old Orchard Woods - Skokie, IL The Streets of St. Charles - St. Charles, MO
Kenyon Square - Westerville, OH
PROJECT EXPERIENCE - TRILOGY
1441 Rhode Island Ave - Washington, DC
Crescent Center - Louisville, KY
June 8, 2020
BLAKE ROAD STATION
Hopkins, MN Team Project Experience
Arcata - Golden Valley Central Park West - St. Louis Park
Avidor - EdinaElan Uptown - Minneapolis1700 Plymouth Road - Minnetonka
PROJECT EXPERIENCE - ESG
June 8, 2020
BLAKE ROAD STATION
Hopkins, MN Team Project Experience
The Marke - Elmhurst, ILEllison Apartments - Des Plaines, IL
TEAM PROJECT EXPERIENCE
BLAKE ROAD STATION
Hopkins, MN
MAY 22, 2020
APPLICANT:
Trilogy Real Estate Group
Bryan Farquhar
520 W Erie Street, #100 | Chicago, IL 60654
(312) 549-8936 | bfarquhar@trilogyreg.com
LAND OWNER:
Hopkins Commerce Center, LLP
Michael Launer
7000 Gleason Road | Edina, Minnesota 55439
U.S. BANK
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Site Context Map
N
Neighborhood Context Map
DESIGNATED
ACCESSBLAKE RD NB LA K E R D SW LR T ST A T IO N
B U S STO P
EXCELSIOR BLVDPIERCE AVESITE A
SITE C
SITE B
FUTURE USE
BLAKE SCHOOL
BOYCE STREET ASHLEY ROADPRESTON LANE
2 N D STR E ET N EPARKSIDE BOULEVARDS T LO U IS STR EE TTYLER AVENUE NP A R K A N D R ID EC ED A R LA K E LR T R E G IO N A L T R A ILPOLK AVENUEE X C E L S I O R B L V D
OAKES PARK
COTTAGEVILLE PARKMINNEHAHA
C
R
E
E
K
LAKE STREET NE LAK E S T R E E T N E
OXFORD STREET
1/4 MILE
1 .5 M ILE S TO TH E A R TE R Y O N 8T H A VE
5 M ILE S T O B D E M A K A SKA
1 .5 M IL E S T O D O W N T O W N H O P K IN S 1.25 MILES TO SHOPPES AT KNOLLWOODMCWD 325 BLAKE RD
REDEVELOPMENT
PIZZA LUCE
BLAKE RD SINDUSTRIAL/WAREHOUSEMULTIFAMILY RESIDENTIAL COMMERCIAL EDUCATION/RECREATION
BLAKE STATION, MASTER PLAN NEIGHBORHOOD CONTEXT MAP
March 9, 2020
Hopkins, Minnesota
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN
N
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN
PROGRAMMATIC LEGEND
RESIDENTIALLOBBY/AMENITY
RETAIL
LANDSCAPE/PARKPARKING/
BIKE STORAGE
BLAKE STATION, MASTER PLAN MASTER PLAN - AXON
March 27, 2020
Hopkins, Minnesota
EXC
E
L
S
I
O
R
B
L
V
D BLAKE RD NSITE B
SITE A
SITE C
FUTURE USE
PROGRAMMATIC LEGEND
RESIDENTIALLOBBY/AMENITY
RETAIL
LANDSCAPE/PARKPARKING/
BIKE STORAGE
BLAKE STATION, MASTER PLAN MASTER PLAN - AXON
March 27, 2020
Hopkins, Minnesota
SWLRT
CEDAR L
A
K
E
T
R
A
I
L
Master Plan Axon Views
SITE A Lot area (SF):70,338 Lot area (acres):1.615
Project SF:300,610 FAR (excludes parking):2.96
Dwelling units:204 DUA:126
Parking stalls:246 Parking ratio:1.21
SITE B Lot area (SF):110,352 Lot area (acres):2.533
Project SF:405,569 FAR (excludes parking):2.33
Retail SF:11,035
Dwelling units:250 DUA:99
Parking stalls (Retail + Res):316 Parking ratio:1.16
*27 parking stalls dedicated to Retail use *1.26 including Retail stalls
SITE C Lot area (SF):125,865 Lot area (acres):2.889
Project SF:404,788 FAR (excludes parking):2.30
Dwelling units:298 DUA:103
Parking stalls:331 Parking ratio:1.11
SITES A,B,C Total lot area (SF):306,555 Total lot area (acres):7.037
Total project SF:1,110,967 Average FAR (excludes parking):2.53
Total dwelling units:752 Average DUA:109
Total parking stalls:893 Average parking ratio:1.16
SITE PARKING Parallel parking 28
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Narrative & Metrics
Project Overview
The Blake Road Station project is the redevelopment of 6.4 acres of land located at the intersection of Excelsior Boulevard
and Blake Road South in Hopkins, MN. Trilogy Real Estate Group is working with the City of Hopkins to develop the site in
a three-phase, multi-modal transit-oriented development adjacent to the Blake Road Southwest LRT Station. Each phase
will build upon the improvements of the previous phase and will ultimately result in an increasingly connected, pedestrian
friendly, and transit-focused community. The project will add to the mix of housing choices for area residents, providing a new
opportunity to live immediately adjacent to the light rail transit station. Area businesses will be supported by more than 800
new neighbors who will eventually call this location their home.
Streetscape and Public Realm
The development team has approached this site as a unique opportunity to complement the transformative power of the
Southwest LRT line. Each phase of the Blake Road Station project defines and beautifies the streetscape while complementing
the crucial transit functions in and around the site. Currently, the majority of the site is comprised of older, stressed pavement
with ill-defined access and a plethora of surface parking stalls. In contrast, the development team is proposing a transformed
site that emphasizes a neighborhood scale of connected streets, with traffic calming measures and pedestrian features, that
will significantly improve the aesthetic of the Gateway to the City of Hopkins.
The project vision includes extensive pedestrian improvements for the area, including sidewalk connections through the site
that do not exist today. Ample boulevards and a rhythm of deciduous street trees are anticipated and would provide a human
scale canopy year-round. The trees’ summer shade reduces the heat island effect, creating a comfortable microclimate when
needed most. Both the trees and parallel parking zones will help to create visible friction that will successfully reduce driving
speeds to provide a safer environment for people, bikes, and drivers. The pedestrian zone along Excelsior Boulevard and Blake
Road expands to a width suitable for public street furniture including benches, planters, and bike racks.
A new North-South street that divides the site in two and connects to the SWLRT station becomes the crucial spine from which
stem entries, active uses, and a linear park. The parcel that sits immediately adjacent to the project and south of the park-
n-ride lot will have a unique opportunity to respond to this North-South street and linear park in addition to the many other
benefits in and around the site.
Retail
The project includes prime retail opportunities at the intersection of Blake Road and Excelsior Boulevard. This location within
Building B of Blake Road Station offers exceptional visibility along this major corridor with ample depth at the sidewalk for
retailers to engage the street and pedestrian realm. Street trees and plantings calm and protect this zone as an inviting benefit
to the community.
Along with the 11,035 SF of retail space, Building B includes dedicated retail loading and trash rooms off the street, internal
to the building. Twenty-seven retail parking stalls are conveniently located at the garage entrance adjacent to the linear park.
In addition to these twenty-seven covered parking stalls, the master site plan includes 28 parallel parking stalls along the
internal streets. With the SWLRT station and Cedar Lake Regional Trail less than 800 feet away, this retail location is also easily
accessible by multiple modes of transport.
Development Phasing
Commencement of construction of the various phases is dependent upon existing lease agreements. The development team
assumes the following start dates for the various phases:
Building A: Spring 2021
Building B: Spring 2021 – 2023 (pending existing lease agreements)
Building C: Spring 2026 - 2031 (pending existing lease agreements)
Building Design
Blake Road Station will provide creative, mid-rise residential buildings that maximize density while emphasizing green space
and public realm at the street level. Trilogy envisions a community that values leisure and comfort with the ease of urban
connection. The exterior building design draws on these qualities of being a transition from an urban to naturalistic landscape.
Contemplated exterior materials are modern interpretations of the familiar. This pairing of materials adds an interesting and
tactile palette fitting of such a prominent and active corner.
Amenity courtyards and balconies extend living spaces to the outdoors while improved sidewalks and connections encourage
active lifestyles for residents. With close proximity to the Cedar Lake Trail, each building will supply ample storage to
encourage bicycle use for recreation as well as daily commuting.
The new, state-of-the-art dwelling units will support the residents’ sustainable living experience by providing urban housing
that incorporates energy-efficient appliances, low-flow water fixtures, low-VOC paints, building-wide recycling practices
and encourages car-free living. The buildings will be designed to incorporate assemblies that ensure high-quality acoustical
performance between units (wall and floor assemblies).
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Site Visioning
POCKET PARK BIKE FRIENDLY
SEATINGWALKWAYS/PLANTINGSACTIVE STOREFRONTS
LANDSCAPE - STREETSCAPE
PARK AND RIDE
BLAKE ROAD NB LA K E R D SW LR T STA TIO N
B U S ST O P
D R O P O FFB U S ST O P
E X C E L SI O R B O U L E V A R DPIERCE AVESITE A
SITE C
SITE BLINEAR PARK126 BLAKE RD N(NOT IN PROJECT)C E D A R LA K E LR T R EG IO N A L T R A IL140 BLAKE RD N
(NOT IN PROJECT)
PROJECT BOUNDARY
BLAKE STATION, MASTER PLAN MASTER PLAN
March 27, 2020
Hopkins, Minnesota
N
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Master Plan
Scale 1 : 1400
Ground Floor Plan - All Phases
Scale 1” = 100’BLAKE RD NE X C E L S I O R B L V DPIERCE AVEB LA K E R O A D SW LR T ST A T IO N
B LA K E R O A D P A R K A N D R ID E
SITE A
SITE B
SITE C
PROGRAMMATIC LEGEND
AMENITY RETAIL PARKINGLOBBY SERVICE / STORAGE
BLAKE STATION, MASTER PLAN GROUND FLOOR PLAN - ALL PHASES
March 27, 2020
Hopkins, Minnesota
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN
Scale 1” = 80’BLAKE ROAD NE X C E L S IO R B O U L E V A R DPIERCE AVENUEEXISTING BUILDING
EXISTING BUILDING
EXISTING
BUILDING
EXISTING BUILDINGSWLRT PARK AND RIDE
UNDER CONSTRUCTION
EXISTING PARKING
EXISTING PARKING
SITE A - NEW CONSTRUCTION
BLAKE STATION, MASTER PLAN SITE A - PHASING PLAN
March 9, 2020
Hopkins, Minnesota
PROGRAMMATIC LEGEND
LOBBY AMENITY RETAIL
PARKING SERVICE/STORAGE
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Site A Phasing Plan
Scale 1” = 50’
PARKING
PARKING
GARAGE ENTRY
LOBBY
AMENITYBIKE STORAGE
TRASH
MECHELEC
RAMP UP TO LVL 2 STORAGE
PARKING
POOL EQUIP
MECH
MAINT
MDF
RAMP DN TO LVL1
BLAKE STATION, MASTER PLAN SITE A - FLOOR PLANS
March 9, 2020
Hopkins, Minnesota
SITE A - LEVEL 1SITE A - LEVEL 2
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Site A Floor Plans
Scale 1” = 50’1 BRSTUDIO1 BRSTUDIO2 BRSTUDIOALCOVEALCOVE
STUDIO
STUDIO
STUDIO
2 BR
1 BR + D
2 BR
1 BR
2 BR
2 BR
2 BR
1 BR
2 BR
1 BR
2 BR 1 BRSTUDIOSTUDIO1 BR1 BR1 BR1 BRALCOVEALCOVE2 BR
1 BR
1 BR
2 BR
2 BR
1 BR2 BR
AMENITY
2 BR
ALCOVETRASH
EXTERIOR
AMENITY DECK
POOL2 BR
2 BR
1 BR
2 BR
2 BR
1 BR
2 BR
1 BR
ALCOVE
2 BRALCOVEALCOVE1 BR1 BR1 BR1 BRSTUDIOSTUDIO1 BR2 BR
1 BR
2 BR
1 BR
2 BR
2 BR
2 BR
1 BR 2 BR
1 BR + D
2 BR
STUDIO
STUDIO
STUDIO
ALCOVE ALCOVESTUDIO2 BRSTUDIO1 BRSTUDIO1 BRTRASHBLAKE STATION, MASTER PLAN SITE A - FLOOR PLANS
March 9, 2020
Hopkins, Minnesota
SITE A - LEVEL 3SITE A - LEVELS 4-7
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Site A Floor Plans
Scale 1” = 100’May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Site A Perspective View
EXCELSIOR BLVD
Scale 1” = 100’May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Site A Perspective View
EXCELSIOR BLVD
PIERCE AVE
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Exterior Material Palette
CEMENTITIOUS LAP SIDING (IVORY)
WOOD ACCENT (WALNUT)BRICK - MEDIUM IRONSPOT
ALUMINUM TILE
May 22, 2020
BLAKE ROAD STATION
Hopkins, MN Access & Utility Plan
PR. HYDRANT
LOCATION
PR. HYDRANT
LOCATION
PR. HYDRANT
LOCATION
PR. HYDRANT
LOCATION
PR. WTR SERVICE
CONNECTION
PR. WTR SERVICE
CONNECTION
PR. SAN SERVICE
STUB
PR. SAN SERVICE
CONNECTION
PR. HYDRANT
LOCATION
CONNECT TO
EX. SAN MH
CONNECT TO EX.
WTR MAIN
CONNECT TO EX.
WTR MAIN
PR. HYDRANT COVERAGE
- 150' RADIUS (TYP.)
PR. HYDRANT
LOCATION
PR. HYDRANT
LOCATION
PR. WTR SERVICE
STUB
PR. SAN SERVICE
STUB
SITE A
SITE C
SITE B
GARAGE
ENTRANCE
RAILR
O
A
D
R.
O.
W.
EXCELSIO
R
B
L
V
D BLAKE RDGARAGE
ENTRANCE
EX. LIFT
STATIONPIERCE AVEPARK
AND
RIDE
WTR LINE TO BE PROVIDED IN
FUTURE DEVELOPMENT
PR. HYDRANT COVERAGE
- 150' RADIUS (TYP.)
PR. WTR SERVICE
STUB
FIRE PROTECTION& PUBLIC UTILITYEX-1BLAKE &EXCELSIORESG ARCHITECTSNORTH
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUM 2020 KIMLEY-HORN AND ASSOCIATES, INC.PRELIMINARY-NOT FOR CONSTRUCTIONPROPOSED WATER SERVICE
LEGEND
PROPOSED SANITARY MANHOLE
APPROXIMATE PROPERTY LINE
FUTURE WATER SERVICE
PROPOSED SANITARY SERVICE
FUTURE SANITARY SERVICEPR. HYDRANTLOCATIONPR. HYDRANTLOCATIONPR. HYDRANTLOCATIONPR. WTR SERVICECONNECTIONWTR SERVICECONNECTIONPR. SAN SERVICECONNECTIONSAN SERVICESAN CONNECTION TO"BUILDING C" TO BE PROVIDEDIN FUTURE DEVELOPMENTO.W
.
BLAKE RD PARKANDRIDE33.0'
24.0'24.0'45.0'SITE BCONNECT TO EX.WTR MAINRE PROTECTION
PUBLIC UTILITY
ACCESS
2020 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
CTION
June 8, 2020
Jason Lindahl
1010 1st St S
Hopkins, MN 55343
Re: Blake Road Station | Project No: 220503.00
Dear Jason,
Please refer to the table below for preliminary material calculations for Site A of the Blake Road Station project. The
primary materials of the project are masonry (Levels 1-2) and metal tile (Levels 3-7). Lap siding is used strategically in
the courtyard of the building as well as on the West façade and upper level to further define the massing of the
building. The brick at levels 1 and 2 complement the warm bricks of many Hopkins downtown buildings as well as the
Blake School nearby and are paired with a high-quality aluminum tile to create a contemporary aesthetic that is tactile
and dynamic. These exterior materials will be accented with wood details at entries and interior spaces, adding a
natural warmth to the palette.
Sincerely,
ELNESS SWENSON GRAHAM ARCHITECTS, INC.
Alyssa Jagdfeld
Associate
CC: Kersten Elverum, Jan Youngquist, Gretchen Camp, Bryan Farquhar, Joshua Peters, Jesse Karasik
kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651 645 4197
June 8, 2020
PROJECT: BLAKE & EXCELSIOR MIXED-USE REDEVELOPMENT
Subdivision Narrative: The buildings have been adjusted such that lot line adjustments or
subdividing is not needed for the 3 phases of the project. Site A will respect the main north-south
drive aisle from the right-in, right-out off of Excelsior Boulevard, as well as the parking and circulation
that is wholly on Site C (aka Goodwill lot). For subsequent phases, the development would be
interested in dedicating Pierce Avenue to the City as ROW. Likewise, ownership of the internal
roadway network and potential connection to Hill Street through to Blake Road will need to be
discussed.
Stormwater Treatment Narrative: The Site today is nearly all impervious. While the redevelopment
will be appropriately dense, it will also introduce more trees and greenspace to the Site and providing
both better aesthetics and some stormwater treatment benefits. Due to the phased nature of the
project, each Site will contain its own Stormwater Treatment as required by the City of Hopkins and
Minnehaha Creek Watershed District. For Site A, majority of the stormwater treatment and
attenuation will occur underground given existing site constraints. Due to soil and groundwater
contamination, filtration is likely necessary. Sites B and C will also have underground chambers for
rate control, but also have slightly more space to do some above ground pretreatment such as
biofiltration basins.
KIMLEY-HORN AND ASSOCIATES, INC.
Trisha D. Sieh, PE
CITY OF HOPKINS
Memorandum
To: Jason Lindahl, City Planner
From: Nate Stanley, City Engineer
Dale Specken, Fire Chief
Date: June 5, 2020
Subject: Trilogy Development – Blake Road Station Concept Review Comments
_____________________________________________________________________
In regards to the subject project, Engineering and Fire have the following comments:
• The plan will be subject to Hennepin County review in addition to the City,
whereby the County will have authority regarding access along County Roads,
review of traffic impacts, and potential necessary improvements to maintain safe
and acceptable traffic operations.
• The plan will be subject to Minnehaha Creek Watershed District (MCWD) review
in addition to the City, as the MCWD is the permitting authority for storm water.
• West of the site there is a localized low area that is currently not served by
gravity storm sewer, and does take significant runoff from the site. The drainage
plan must address this issue to mitigate the flooding that occurs at 8660 and
8700 Excelsior Boulevard.
• The concept plan shows potential minor modification to the SWLRT Park and
Ride lot to better accommodate the site plan. Staff has forwarded the plans to
the Metropolitan Council for review, as they have authority to modify said layout.
• Construction of Pierce Avenue and the SWLRT Park and Ride by the
Metropolitan Council includes extension of new water main from Blake Road.
The proposed water main extension to serve the Blake Road Station site from
Excelsior Boulevard must connect to the new main in Pierce Avenue.
• The City has a sanitary lift station along Excelsior Boulevard which must remain
operational and accessible.
• Water and sewer infrastructure shall meet City Standards.
• All drive aisles through the site must meet the standards for fire access per the
State Fire Code.
• There is an access location to serve 126 and 140 Blake Road just north of Site B
that provides full ingress/egress at Blake Road. While these properties are not
included in the current plan, when redevelopment of 126 and 140 Blake Road
occurs, any drive aisle extending from this access must have the ability to
connect with the Blake Road Station transportation network.
Engineering & Fire Dept.
From:Jason D Gottfried
To:Jason Lindahl
Cc:Nate Stanley; Robert H. Byers; Kersten Elverum
Subject:[EXTERNAL] RE: [External] City of Hopkins - Request for Plan Review Comments
Date:Tuesday, June 9, 2020 4:37:59 PM
Hello Jason, Thank you for the opportunity to comment at this concept phase. I want to make sure you areaware, Bob and I originally met with the applicant in February to discuss the site and necessaryeasement vacations at the corner of Blake/Excelsior. Our Land Acquisition staff is continuing towork with the development team to work through the details. As far as the current concept plan, I discussed with our plat review committee staff this morning(06/09) and we want to offer our thoughts for your team’s consideration: Access
· We recommend closure of the mid-block, right-in/right-out driveway access alongExcelsior. This segment of road has an above average crash rating, with inadequatespacing from the signal at Blake Rd. Our concern with the projected increase in turningtraffic is that it would further compound existing safety and operational concerns. Webelieve these right-turn movements should be guided to an improved Pierce Avenue withmore preferable spacing and queuing. The removal of this access would also enhancepedestrian safety and comfort along Excelsior Blvd by reducing crossing conflicts.
· Should access closure proceed, modification would be necessary to the existing right turnlane to be an exclusive bus pullout bay, reducing the taper west of the access andremoving the arrow striping.
· The future of the Pierce Ave/Blake School intersection will need further discussionbetween city/county/SWLRT engineering staff. We believe regardless, whether it issignalized or not, a westbound right turn lane will be necessary to serve this significanttraffic movement. The right turn lane would necessitate a shift of the sidewalk andpotentially a greater bldg. setback at the corner (Pierce/Excelsior). Right-of-way/easement
· We request dedication of right of way or easement along Excelsior Blvd allowing for aminimum 6’ boulevard (8-10’ if city wants trees planted). See boulevard further west as anexample: https://goo.gl/maps/Gkem5Ni1M1fsbsPV9.
· We request a dedication of right-of-way at this corner (Pierce/Excelsior) to ensure sightdistance for vehicles entering Excelsior Blvd. This is all the more critical should a signal bedesired Additional consideration
· When available please provide both a traffic study, and drainage report for our review aswell. Thank you again and we look forward to further discussion as you see fit Be well! Jason
Jason Gottfried
Transportation Planner
Transportation Planning
Office: 612-596-0394 Cell: 612-719-8073jason.gottfried@hennepin.usHennepin County Public Works1600 Prairie DriveMedina, MN 55340(working remotely)
From: Jason Lindahl <jlindahl@HOPKINSmn.com>
Sent: Tuesday, June 2, 2020 4:09 PM
To: Robert H. Byers <Robert.Byers@hennepin.us>
Cc: Nate Stanley <nstanley@hopkinsmn.com>; Kersten Elverum <kelverum@hopkinsmn.com>
Subject: [External] City of Hopkins - Request for Plan Review Comments
Hi Bob –
The City of Hopkins received a concept plan review application for the property located in the
northwest quadrant of Excelsior Boulevard and Blake Road just south of the Blake Road LRT station.
These concept plan include 3 phases of multifamily apartment building totaling 752 units. Please
review the attached plans and provide any comments back to me by next Tuesday, June 9, 2020.
Any comments you provide will be shared with the City Council during their review on Tuesday, June
16th and with the Planning & Zoning Commission during their review on Tuesday, June 23rd.
This concept plan review is an initial opportunity for the applicant to discuss their plans directly with
the Hopkins Planning & Zoning Commission and City Council and for the Commission and Council to
provide comments. This review process is not binding on the developer or the City and does not
result in any specific land use or zoning entitlements. Should the City Council support the concept
plan, City staff anticipates the applicant will come back with a full land use and zoning application in
the near future. The City will also inform you of any future applications.
Please review the attached plans and provide any comments back to me by Tuesday, June 9th.
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
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system.
From:Kronzer, Ryan
To:Jason Lindahl
Cc:Nate Stanley; Kersten Elverum; Scheibel, Adam
Subject:[EXTERNAL] RE: City of Hopkins - Request for Plan Review Comments (updated)
Date:Tuesday, June 9, 2020 1:56:26 PM
Jason
Below are comments from SPO. Please let me know if you have any questions
or would like more information.
1. The SWLRT Civil contractor is under contract to build Peirce Ave and the
Pierce access drive that surround this proposed development on the west
and north sides. The same is true for the parking lot and parking lot
access to the northeast.
2. Any request to change utility sizes or access will require a change order to
the SLWRT Civil contract and those costs must be borne but the developer
or City. It appears the access on the west side of the park and ride lot is
proposed the be modified. More discussion required.
3. SWLRT is required to provide access to Carnco at all times from Blake Rd.
4. The proposed plans are not showing the SWLRT constructed utilities on
Pierce Ave access drive near the park and ride. Accounting for these
utilities could influence the location of the proposed watermain connection
on Blake Rd.
5. All stormwater utilities and underground system design and construction
timing need close coordination with SWLRT construction. Any restoration
of SWLRT construction will have to match in kind. More discussion
required.
6. The proposed plans are showing utility work under Pierce Ave access drive
for Site 3 that could impact SWLRT construction work, depending on the
timing of Site 3 construction.
7. Close coordination will be required between the prosed developers
contractor and all SWLRT construction contractors.
rk
---
Ryan Kronzer
C: 612-669-7925
ryan.kronzer@metrotransit.org
From: Jason Lindahl <jlindahl@HOPKINSmn.com>
Sent: Tuesday, June 02, 2020 4:10 PM
To: Kronzer, Ryan <Ryan.Kronzer@metrotransit.org>
Cc: Nate Stanley <nstanley@HOPKINSmn.com>; Kersten Elverum
<kelverum@hopkinsmn.com>
Subject: City of Hopkins - Request for Plan Review Comments
Hi Ryan –
The City of Hopkins received a concept plan review application for the property
located in the northwest quadrant of Excelsior Boulevard and Blake Road just
south of the Blake Road LRT station. These concept plan include 3 phases of
multifamily apartment building totaling 752 units. Please review the attached
plans and provide any comments back to me by next Tuesday, June 9, 2020.
Any comments you provide will be shared with the City Council during their
review on Tuesday, June 16th and with the Planning & Zoning Commission
during their review on Tuesday, June 23rd.
This concept plan review is an initial opportunity for the applicant to discuss
their plans directly with the Hopkins Planning & Zoning Commission and City
Council and for the Commission and Council to provide comments. This review
process is not binding on the developer or the City and does not result in any
specific land use or zoning entitlements. Should the City Council support the
concept plan, City staff anticipates the applicant will come back with a full land
use and zoning application in the near future. The City will also inform you of
any future applications.
Please review the attached plans and provide any comments back to me by
Tuesday, June 9th.
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
Am Domeier
From:
noreply@civicplus.com
Sent: Tuesday, June 16, 2020 5:32 AM
To: Ari Lenz; Amy Domeier
Subject: [EXTERNAL] Online Form Submittal: City Council Virtual Meeting Participation
City Council Virtual Meeting Participation
Due to the technical requirements associated wifh virtua! meetings, we strongly
encourage you to provide your question/comment prior to the meeting in one of two
ways listed below:
-Via the question/comment box on this form
-Via phone at 952-548-6302 during norma! business hours (8 a.m.-4:30 p.m.).
All comments must be submiffed by noon on the day of the meeting in order fo be
included.
!f, despite the technical difficulties, you want to make your comment online or via
phone during the meeting, please check the box at the bottom of the form, provide
your email and phone number, and someone will be in contact with you wifh further
instructions.
First Name
Last Name
Address
City
State
Zip Code
Phone Number
Email Address
Question/Comment (will
be read at meeting)
I want to provide verbal
comment during the
meeting:
Halima
Sabrie
2515 South , 9th Street 1608
Minneapolis
MN
55406
6126444861
laylajubeeste@hotmail.com
3-4 bedrooms is our top priority and affordable housing is also
another important part of our community.
Yes
Email not displaying correctly?
Am Domeier
From: noreply@civicplus.com
Sent: Tuesday, June 16, 2020 9:48 AM
To: Ari Lenz; Amy Domeier
Subject: [EXTERNAL] Online Form Submittal: City Council Virtual Meeting Participation
City Council Virtual Meeting Participation
Due to the technical requirements associated with virtual meetings, we strongly
encourage you fo provrde your question/commenf prior fo the meeting in one of two
ways listed below:
-Via the question/comment box on this form
-Via phone at 952-548-6302 during normal business hours (8 a.m.-4:30 p.m.).
AU comments must be submitted by noon on the day of the meeting in order to be
included.
!f, desprfe the fechnica! difficulties, you want fo make your comment online or via
phone during the meefing, please check the box at the botfom of the form, provide
your email and phone number, and someone will be in contact with you with further
instructions.
First Name
Last Name
Address
City
State
Zip Code
Phone Number
Email Address
Larry
Hiscock
302 7th Street South
Hopkins
MN
55343
612-418-3099
larryhiscock@gmail.com
Question/Comment (will My name is Larry Hiscock and I am a resident of Hopkins and a
be read at meeting) homeowner. I am a strong supporter of Transit Oriented
Development and increasing the density within 1-mile radius of
LRT station stops. However, I am deeply concerned and will
actively oppose Trilogy's Blake Road Station development
concept plan as presented because of the exclusion of
affordable housing and displacement of businesses without a
plan for supporting minority owned business. The community
has consistently rated affordable housing and community
diversity as a priority. This is clearly reflected in past public
comment and revised Comprehensive Plan. In direct
contradiction to community priority, Trilogy has advanced a
concept plan with no reference to affordable housing and that
witl accelerate ge�ntrification already underway
(https://drive.google.com/file/d/1 knPFRRyW 5f1-
NwGSscAWcJGB53QcBiou/view?usp=sharing). Additionally,
Trilogy's concept displacement local businesses that serve
local residents with no strategy or stated intent to create
affordable space for business owned by people of color.
The consequences of structural racism in the Twin Cities and
our Country has led to uprising because we have failed to
address how our systems maintain racial inequities.
Community development and planning in the Twin Cities region
has shamefully made a significant contribution to our
segregated communities and racial disparities in wealth. It is
our responsibility to ensure every development supports a
racially diverse, healthy and equitable community.
Trilogy's housing and economic development concept will
accelerate the gentrification process and add to the racial and
economic disparities in Hopkins and the region. It is disturbing
that the developer is not able to read the current social moment
nor the calls for equitable transit oriented development made in
this region for years and chose to submit a proposal that is
designed to create private wealth for themselves from the
enormous public subsidies invested in Light Rail Transit without
also offering any strategy or intent to share benefits with those
harmed by our development policies.
I encourage the Council to reject the Trilogy's concept plan as
presented and request that Trilogy resubmit a concept plan that
supports Equitable Transit Oriented Development as a starting
point for the public review process.
I want to provide verbal Field not completed.
comment during the
meeting:
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Am Domeier
From: noreply@civicplus.com
Sent: Sunday, June 14, 2020 10:50 PM
To: Ari Lenz•, Amy Domeier
Subject: [EXTERNAL] Online Form Submittal: City Council Virtual Meeting Participation
City Council Virtual Meeting Participation
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First Name Eric
Last Name Anondson
Address 53 Jackson Ave S
City Hopkins
State MN
Zip Code 55343
Phone Number 7636700561
Email Address xeoth@icloud.com
Question/Comment (will I live on Jackson Ave S, where we bought out home knowing
be read at meeting) we would be within walking distance to a future LRT station,
but also because we would be within distance to the retail and
restaurants along Blake.
I've been eager for something to come along to jump start the
East End Rede�elopment study. So I want this to work and I
have nothing to object to the density of residents or heights. In
fact willingly support higher and more residents.
I would like to raise issues regarding the streetscape and the
experience pedestrians and people who ride bikes will wave
with this. I worry we may be losing too much retail space in the
end where the sidewalk face of this will trade a dozen doors
facing Excelsior for a handful or less. I realize the East End
study guided for the stretch of Blake south of the railroad
crossing to be retail, but with the park and ride now removing
the opportunity for retail on that segment, we are left with
whatever happens at 146 Blake to bring retail. I'm pessimistic
this leaves our neighborhood node worse, as a measure, the
walk score would plummet.
Regarding the new interior street grid, I ask this to be as
pedestrian focused as the Artery at a minimum. I request the
interior streets grid look to Dutch shared streets for design, but
at a minimum I want the pedestrian crossings on the interior
grid to be tabled crossings. I can provide examples.
I like the County's suggestion to close the right in right out from
Excelsior, but half of their reasoning does not sit well with me. I
agree that closing the access would make pedestrian conflicts
far better. But the County said, essentially, that their own road
is so dangerous this right in right out would put drivers at risk.
Well, they made Excelsior here this way, and quite recently,
too! Excelsior Blvd from 169 to Blake is supposed to be 35
MPH, but no driver would know it because it is designed for
drivers to be safe at 45 to 50. And they drive it that fast all the
time. This project is an opportunity to calm this segment of
Excelsior to function as a street lined with retail a few feet from
the curb. If Hennepin is going to ask that a new turn lane (and
thus new curbs) be created for drivers to enter this block on
Pierce, then we must use the opportunity to narrow the lanes
on Excelsior between Blake and Pierce to 11 feet minimum.
I will be arriving at the station from the west so I need the
access from the west to be high quality for pedestrian and bike
riding. This sidewalk is already used by cyclists for many
reasons and it is questionably safe. I use this sidewalk
regularly to bike to the new Minnehaha Greenway Preserve,
Creekside Park's playground, and the restaurants at Blake and
Cambridge. I will be biking to the station. I will be biking to the
new retail. Don't forget there is a bike store at Harrison and
Excelsior. I request that the sidewalks do not reduce the multi
use trail on the west side of Blake nor encroach in anyway
such as retailers dropping signs in the way. I also go further
and request that the sidewalk on the north of Excelsior not
conform to the sidewalk minimum but safely accommodate the
bike riding that will be coming through. 5' is not wide enough. If
possible I would like to see the multi use trail extended around
towards Pierce such that as the rest of the East End fills in the
multi use trail would connect to the office park at Excelsior
Crossing.
A personal issue I have with many new retail under apartments
is that the retail have barely functional or non functional
awnings. I request that the side of the buildings facing
Excelsior and facing Blake have functional awnings and that
fake awnings not be allowed. For example of a functional
awning, I consider the overhang of the awning for the strip with
Hance Hardware to be the minimum. A large overhang would
be better.
Lastly, the corner of B parcel will become one of the most
visible properties in Hopkins as it will be seen from long
distances from the south (looking north from Blake) and from
the East (looking west from Excelsior). This corner will be a
once in multiple generations opportunity to get a pleasurable
visual sight. As the Japs Olson expansion showed with
Homedale Road as an extreme negative, suddenly the street is
looks blocked off with a plain brick wall. Don't ignore the vistas
buildings provide. Whatever happens to the rest of the exterior,
the Blake and Excelsior corner of the B building needs to look
remarkable to be a gateway to Hopkins.
Thank you for your time!
Eric Anondson
53 Jackson Avenue South.
I want to provide verbal Field not completed.
comment during the
meeting:
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