1118 Mainstreet – Hopkins Apartments Concept Plan Discussion; LindahlMEMO
To: Honorable Mayor and City Council
From: Jason Lindahl, City Planner
Date: May 11, 2021
Subject: 1118 Mainstreet – Hopkins Apartments Concept Plan Discussion
Proposed Action
As a concept review, this application does not require formal action by the Planning & Zoning
Commission or City Council nor does it end with approval or denial of the project. Rather, a
concept plan application process allows the applicant to gather feedback on their proposal so they
can work toward preparing a future, formal submittal. Any comments provided by the City Council
or Planning & Zoning Commission shall be for guidance only and shall not be considered binding
upon the City regarding any future, formal application.
Staff recommends the City Council provide additional feedback to the applicant regarding the
proposed height and density of the Hopkins Apartments concept plan.
Overview
The Hopkins Apartments concept plan was initially reviewed by the Planning & Zoning
Commission on March 23rd and the City Council on April 6, 2021. During the City Council review,
the Council directed staff to bring this item back to a future work session for further review and
discussion. In subsequent discussions, staff and the applicant agreed this work session should focus
on height and density standards. This memo includes the City’s zoning and density standards, an
analysis of the applicant’s proposal using these standards and a comparison of other buildings in
Downtown. Key questions for the City Council to consider during this meeting include:
Would the City Council consider deviating from the 44 units per acre density standard? If so,
staff recommends providing a density range target for the applicant (i.e. 40 to 50 units per acre).
Would the City Council consider deviating from the 4 story and 45’ maximum building height
standard? If so, staff recommends providing a building height maximum target for the applicant
(i.e. Maximum Building Height of 50’).
Supporting Documents
2040 Future Land Use Map
Building Elevations
Density
The density standards for mixed-use commercial and residential uses in the Downtown Overlay
District allow for a maximum of 44 units per acre. The density of a particular property is
determined by dividing the number of units by the size of the parcel.
In this case, the density for the concept plan has changed over time (see table below). This change in
density resulted from the applicant’s change of plans to not subdivide the existing parcel. The
applicant’s original plans include a subdivision that would have created two separate parcels – one the
movie theatre property and a second for the existing standalone commercial building containing the
Thirty Bales restaurant, nail salon, insurance agency and pet businesses.
Concept Plan Density Comparison
(Maximum Allowed Density = 44 Units/Acre)
Concept Plan Subdivision Resulting Parcel Size Resulting Density
Original Proposal Yes 1.49 Acres (Hopkins Apts.)
0.39 Acres (Existing Commercial
Bldg.
88 Units/Acre
Current Proposal No 1.88 Acres 69 Units/Acre
The applicant’s revised concept plan does not include a subdivision which would result in a single
property containing two separate buildings with notably different use, density and scale characteristics.
Both staff and the City Attorney, recommend the approval process for the proposed Hopkins
Apartment development include a subdivision consistent with the applicant’s original proposal. In
either case, the applicant concept plan exceeds the maximum 44 units/acre zoning standard.
Should the City Council consider deviating from the density allowed under the zoning regulations, it
should look for guidance from the 2040 Comprehensive Plan. The Future Land Use Map in the 2040
Comprehensive Plan (see attached) guides the subject property as Downtown Center. The plan details
a strategy for scaled densities within the Downtown Center area based on distance from the
Downtown light rail transit station.
The comprehensive plan calls for the highest densities (75 to 150 units per acre) be located within ¼
mile of the Downtown light rail station. This area includes most of Downtown south of Mainstreet
between 5th and 11th Avenues South. Examples of developments within this area and density standard
include Gallery Flats at 90 units per acre or the Moline at 97 units per acre.
The comprehensive plan calls for more moderate densities (20 to 100 units per acre) in the area from
¼ mile to ½ mile of the Downtown light rail station. This area includes the subject property and area
north of Mainstreet but south of 1st Street North between 5th and 14th Avenues. The 1-3 level
commercial buildings along Mainstreet serve as the next transition level before stepping down to the
Avenues single family neighborhood north of 1st Street North. Examples of developments within this
area and density standard include, Marketplace and Main Apartments at 64 units per acre and
Raspberry Ridge II at 44 units per acre. Marketplace Lofts is located at the edge of the ½ radius but
has a density of 40 units per acre.
Building Height
The Downtown Overlay District establishes two standards to review building height (see below). The
first is a general comparison with the surrounding buildings while the second provides specific number
of stories and height maximum limits. Based on these standards, the concept plan does not comply
with either the surrounding building height pattern or the specific number of stories and height
standards for the Downtown Overlay district.
The zoning code provides specific guidance for determining the height of a building (see Building
Height definition below). In this case, the zoning code requires building height to be measured from
the mean grade along the right-of-way (or street) sides of the building to top of the flat roof. Using
this standard, the applicant’s plans indicate the proposed building is 57’ 6” high along 11th Avenue
South and 58’ 6” high along Mainstreet and 12th Avenue South.
Building Height - Building height means the distance measured from the mean ground level for all of that
portion of the building having frontage on a public right-of-way or approved private road, to the top of the cornice
of a flat roof, or to the deck line of a mansard roof, to a point on the roof directly above the highest wall of a
shed roof, or to the uppermost point on a round or other arched type roof or to the midpoint of the highest gable
on a gable, pitched or hip roof.
The 58’ 6” height can be used to compare the proposed building with the Downtown Overlay District
height standards.
Surrounding Buildings Comparison. The Downtown Overlay District standards require “New
buildings, buildings and additions and redeveloped or remodeled buildings will complement the
existing pattern of building height.” The table below compares the proposed Hopkins Apartment
building with surrounding buildings and some of the other recently constructed buildings along
Mainstreet. Building height information in the table is based on the City’s building height definitions
and comes from the applicant plans (attached) or staff’s measurements from either city files or Google
Earth. A positive (+) number in the difference column indicates comparison building is higher than
the proposed Hopkins Apartment building while a negative (-) number indicates the comparison
building is lower than the proposed building. None of the selected buildings is higher than the
proposed Hopkins Apartments building. Only the Wells Fargo building is higher but that is the result
of measuring to the top of the utility penthouse and not consistent with the City’s building height
measurement standards. It should also be noted that while the Wells Fargo building located in
Downtown it is not located along Mainstreet.
Building Height Comparison (Hopkins Apartments = 58’ 6”)
Building Existing Height Difference
CitiGables 52’ (South Side)
37’ 6’ (12th Ave South)*
-6’ 6”
-21’**
Hopkins
Cinema 6
49’ (Top of Marquee Along Mainstreet)
34’ (Top of Building Along 11th Ave South)
-9’ 6”
-14’ 6”
Hopkins Center
for the Arts
52’ (Utility Room Along Alley)
38’(Mainstreet)*
-4’ 6”
-20’ 6”
Thirty Bales 20’ -38’ 6”
Wild Boar 20’ -38’ 6”
Kiddywampus 18’ -40’ 6”
Hopkins Parking
Garage
36’ (Top of Stairway)
-22’ 6”
Roger’s Service & Sales 15’ 6” -33’
Bear Cave Brewing 24’ (Mainstreet) -34’ 6”
Wells Fargo
Building
64’ (To Recessed Utility Room)
50’ to Roof Along 1st South*
+6’ 6”
-8’ 6”
Marketplace Lofts 55’ 8” -1’ 8”
Marketplace & Main Apts 55’ 8” -1’ 10”
Raspberry Ridge II 44’ 14’ 6”
*Height along Street
**Measured to the midpoint of the peaked roof
Number of Stories & Building Height. The Downtown Overlay District height standards state
“Buildings in the Overlay District may not exceed four stories or 45 feet in height.” The table below
details the number of stories and height of the proposed building along each street side. A positive
number (+) indicates how much higher the proposed building is than the City’s number of stories or
maximum building height standards.
Number of Stories and Building Height for Hopkins Apartments
(Zoning Standard = 4 Stories and 45’ Max. Height)
Side of Building Number of Stories Difference Height Difference
11th Ave. South 5 +1 57’ 6” +12’ 6”
12th Ave. South 4 to 5 +1 58’ 6” +13’ 6”
Mainstreet 4 None 58’ 6” +13’ 6”
Conclusion
The applicant requests additional feedback from the City Council regarding the density and height of
their proposed concept plan. This memo provides the City’s density and height standards, an
analysis of the applicant’s proposal using these standards and a comparison of other buildings in
Downtown. Any comments provided by the City Council shall be for guidance only and shall not
be considered binding upon the City regarding any future, formal application.
Performing Arts Center
52' -0"
Citigables
52' -0"
Public Parking Ramp
36'' -0"
MAIN STREET
11TH AVE. SO.12TH AVE. SOSITE10TH AVE. SO.STREET ELEVATION = 924'-0"STREET ELEVATION = 922'-6"
STREET ELEVATION = 917'-0"
STREET ELEVATION = 917'-0"
STREET ELEVATION = 918'-0"
Wells Fargo Building
64'' -0"
1st Floor
931' -0"
1st Floor
931' -0"
ROOF
975' -7"
ROOF
975' -7"
Ground
924' -0"
Ground
924' -0"
Mean Grade
921' -0 23/32"
Mean Grade
921' -0 23/32"FROM AVERAGE GRADE57' - 6 1/4" PARAPET HEIGHT3' - 0"Citigables52' - 0"Public Parking Ramp36' - 0"Wells Fargo Building64' - 0"Performing Arts Center52' - 0"1st Floor
931' -0"
1st Floor
931' -0"
ROOF
975' -7"
ROOF
975' -7"
Ground
924' -0"
Ground
924' -0"
Mean Grade
921' -0 23/32"
Mean Grade
921' -0 23/32"Public Parking Ramp36' - 0"Citigables52' - 0"Performing Arts Center52' - 0" FROM 924'-0" GRADE55' - 7" PARAPET HEIGHTWells Fargo Building64' - 0"4' - 0"C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X13
SITE
CONTEXT02/12/2120035JWCONCEPT REVIEWSCALE 1" = 100'-0"3 Estimated Surrounding Building Heights
SCALE 1" = 10'-0"1 South Elevation - Building Height
SCALE 1" = 10'-0"2 North Elevation - Building Height
1st Floor -South
100' -0"
ROOF
144' -7"
2nd Floor
111' -2 5/8"
3rd Floor
122' -4 1/2"
4th Floor
133' -6 3/8"
1st Floor -North
923' -6"
Mean Grade
921' -0 19/32"
PARAPET -TALL
147' -7"58' - 6 1/2" PARAPET FROM MEAN GRADE53' - 5 1/2" MARKETPLACE & MAIN - ARCHED ELEMENT55' - 4 1/4" MARKETPLACE & MAIN - CORNER ELEMENT55' - 8 3/4" MARKETPLACE & MAIN - TOWER ELEMENT56' - 1" FROM SIDEWALK TO TOP OF PARAPETC 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X15
PROPOSED
MAINSTREET
ELEVATION05/06/2120035CheckerSCALE 3/16" = 1'-0"1 MAINSTREET ELEVATION
69 UNITS/ACRE
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X16
MARKETPLACE
& MAIN
COMPARISON05/03/2120035Checker55'-4 1/4" FROM SIDEWALK - CORNER ELEMENT53'- 5 1/2" FROM SIDEWALK - ARCHED ELEMENT55'-8 3/4" FROM SIDEWALK - TOWER ELEMENTFOR HOPKINS APARTMENTS58'-6 1/2" PARAPET FROM MEAN GRADE53'-3" FROM SIDEWALK - ARCHED ELEMENT55'-2" FROM SIDEWALK - CORNER ELEMENT53'-3" FROM SIDEWALK - ARCHED ELEMENTMAINSTREET ELEVATION OF MARKETPLACE & MAIN
55'-2" FROM SIDEWALK - CORNER ELEMENT64 UNITS/ACRE
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X17
SITE
CONTEXT05/03/2120035CheckerHEIGHT DIFFERENCE OF 1 STORY COMMERCIAL NEXT TO 4 STORY MARKETPLACE & MAIN 53'-3" FROM SIDEWALK - ARCHED ELEMENT55'-2" FROM SIDEWALK - CORNER ELEMENTHEIGHT DIFFERENCE OF 1 STORY COMMERCIAL
ACROSS THE STREET FROM 4 STORY
MARKETPLACE LOFTS -VIEW FROM 8TH AVE.
HEIGHT DIFFERENCE OF 1 STORY COMMERCIAL
ACROSS THE STREET FROM 4 STORY MARKETPLACE
LOFTS -VIEW FROM 7TH AVE.
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X18
MARKETPLACE
LOFTS05/06/2120035CheckerTIBET CORNER -13'-0" MARKETPLACE LOFTS -56'-0"56'-0" MARKETPLACE LOFTS56'-1" HOPKINS APARTMENTS
1st Floor -South
100' -0"
ROOF
144' -7"
2nd Floor
111' -2 5/8"
3rd Floor
122' -4 1/2"
4th Floor
133' -6 3/8"
1st Floor -North
923' -6"
Mean Grade
921' -0 19/32"
PARAPET -TALL
147' -7"58' - 6 1/2" PARAPET FROM MEAN GRADE56' - 0" MARKETPLACE LOFTS55' - 8 3/4" MARKETPLACE & MAIN - TOWER ELEMENT56' - 1" FROM SIDEWALK TO TOP OF PARAPETC 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X19
COMPARISON05/10/2120035CheckerSCALE 3/16" = 1'-0"1 MAINSTREET ELEVATION
TOWER ELEMENT55'-83/4" MARKETPLACE & MAIN56'-0" MARKETPLACE LOFTSMARKETPLACE & MAIN MARKETPLACE LOFTS
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X20
CITIGABLES05/06/2120035CheckerCITIGABLES AT PEAK -54'-0"54'-0" FROM SIDEWALK TO PEAK
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X21
SITE
CONTEXT05/03/2120035CheckerVIEW FROM 11th AVE. S. WITH CITIGABLES AND HOPKINS APARTMENTS
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X22
SITE
CONTEXT05/06/2120035CheckerVIEW FROM 11th AVE. S. WITH CITIGABLES AND HOPKINS APARTMENTS, SHOWING SOUTH SETBACK AND VISUAL BUFFER (WITHOUT SIDEWALK)
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X23
SITE
CONTEXT05/07/2120035CheckerVIEW FROM 11th AVE. S. SHOWING EXISTING LANDSCAPE BUFFER AT CITIGABLES
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X24
SITE
CONTEXT05/06/2120035CheckerVIEW FROM 11th AVE. S. WITH HOPKINS APARTMENTS
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X25
HOPKINS
VILLAGE
APARTMENTS05/06/2120035CheckerHOPKINS VILLAGE APARTMENTS -99' -0" 179 DU/ACRE
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X26
MARKETPLACE
& MAIN
TOWNHOMES05/06/2120035CheckerMARKETPLACE & MAIN TOWNHOMES AT PEAK -47' -0" MARKETPLACE & MAIN -55'-8 3/4"
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X27
GALLERY
FLATS05/06/2120035CheckerGALLERY FLATS -54'-0" WITH NO RETAIL ON FIRST FLOOR 90 DU/ACRE
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X28
THE MOLINE05/06/2120035CheckerTHE MOLINE -70'-0"97 DU/ACRE
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X29
2040 PLAN05/10/2120035Checker2040 PLAN WITH HOPKINS APARTMENTS AND MARKETPLACE & MAIN INDICATED