V. 1. Planning Application 2021-01 Raspberry Ridge II Site Plan, CUP & PUD
January 26, 2021 Planning Application 2021-01
Raspberry Ridge II (Formerly Hopkins Village II)
Rezoning, Conditional Use Permit & Site Plan Review
Proposed Action: Staff recommends the Planning & Zoning Commission adopt the following
motions:
• Move to adopt Planning & Zoning Commission Resolution 2021-01 recommending the City
Council approve an ordinance rezoning the subject property (PID 24-117-22-43-0240) from
B-2, Central Business District to B-2, Central Business District with a Planned Unit
Development (PUD), subject to conditions.
• Move to adopt Planning & Zoning Commission Resolution 2021-02 recommending the City
Council approve a conditional use permit allowing a residential use in the B-2, Central
Business District on the subject property (PID 24-117-22-43-0240), subject to conditions.
• Move to adopt Planning & Zoning Commission Resolution 2021-03 recommending the City
Council approve the site plan for the Raspberry Ridge II Multiple Family Apartment
Building on the subject property (PID 24-117-22-43-0240), subject to conditions.
Overview
The applicant, Dan Walsh with Trellis Community Housing Corporation, requests rezoning,
conditional use permit and site plan approvals for the Raspberry Ridge II (formerly the Hopkins
Village II) development. The subject property is located at the southwest corner of Mainstreet
and 6th Avenue South. The applicant’s plans call for a 4-story, 43-unit infill apartment building
on what is currently the surface parking lot for the existing Hopkins Village development. The
site is currently guided Downtown Center by the 2040 Comprehensive Plan and zoned B-2,
Central Business District. As part of the necessary approvals, the applicant requests rezoning to
a B-2, Central Business District with a Planned Unit Development (PUD) to allow flexibility
from some of the B-2 zoning standards in exchange for a higher quality development. Based on
the findings in this report, staff recommends approval of these requests subject to the conditions
detailed in the attached resolutions.
Primary Issues to Consider
• Background
• Conditional Use Permit Review
• Planned Unit Development Review
• Alternatives
• Site Plan Review
Supporting Documents
• Site Location Map
• Resolutions
• Applicant’s Narrative
• Plans & Elevations
• Parking & Traffic Study
• Public Comments
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 2021-01
Page 2
BACKGROUND
Development Proposal. The Hopkins Village Apartments site was originally developed in
1971. The 1.9 acre site includes an 11 story apartment building and associated 151 stall surface
parking lot. The building totals 161 units made up of a mixture of one and two bedroom
affordable apartments for seniors. In 2016, the City approved a request from the applicant to
subdivide off the existing surface parking lot for future development. The applicant has now
come forward with plans for development of the newly created property, which includes a 4-
story, 43-unit multiple family affordable apartment building targeted to families at 50 percent of
the Area Median Income (AMI). Of the 43 units, there are 11 – 1BR, 18 – 2B and 14 – 3BR.
The applicant increased the number of 3-bedroom units from eight in the concept plan to 14 in
the current plan in response to the City’s housing goals in the 2040 comprehensive plan.
It should be noted that the subdivision approval included a condition that requires the applicant
to pay park dedication at the time of a building permit for the subject property. Based on the
proposed 43 unit design, that fee would be $129,000 ($3,000/unit X 43 units = $129,000).
Concept Plan Review. The Planning & Zoning Commission and City Council reviewed the
concept plan for this project during the respective meetings in October of 2020. Both generally
supported the concept and offered the comments listed below.
• General support for the workforce type housing intended to house those making 60-80
percent of the Area Median Income (AMI).
• Support for including eight larger 3-bedroom units
• A 5-story building is ok provided the architecture fits in with Mainstreet.
• The Council preferred the Version 1 design over the Version 3 design because of the
“storefront” appearance on the ground floor is more compatible with Mainstreet.
• The applicant should add more “historic” architectural features to make the building more
compatible with Mainstreet including more brick on the street side corner elements, a
“storefront” appearance along the street side ground floor and the bump-outs on floors 2
through 5 should be extended to the ground floor.
• The applicant should update the parking and traffic study to reflect the new site design and
unit count. The applicant should make every effort to insure parking from their
development occurs on their site and does not impact the surrounding neighborhood.
• The applicant should add buffering and landscaping to help screen the parking area from
adjacent properties.
Public Comment. Due to the ongoing coronavirus pandemic and the related statewide
emergency declaration, notice of the public hearing for this item directed all interested parties to
make their comments to City Planner Jason Lindahl by mail, phone or e-mail before noon on
Tuesday, January 26, 2021. As of the writing of this report, the City had received one comment
from Joe Hruska (31 – 6th Avenue South) with concerns about parking (see attached). Staff will
provided an update on all public comments received prior to the Planning & Zoning
Commission Meeting during the public hearing.
The City’s public engagement process for this development goes above and beyond the typical
statutory requirements for a public hearing and review by the Planning & Zoning Commission
and approval by the City Council. It also requires the applicant to host a neighborhood meeting
before the public hearing to explain the project, answer questions and take any comments.
During COVID, staff asks developers to hold virtual meetings and take comments through their
Planning Application 2021-01
Page 3
website. According to the applicant, they received 6 comments which are summarized below
and attached for your reference.
• Shane Conaty – Opposed to rental affordable housing.
• Leah Grover – Opposed based on lack of parking.
• Joe Hruska – Opposed based on lack of parking. Mr. Hruska provided similar comments
directly to the City as noted above.
• Gene Maxwell – Concerned about a lack of parking. Mr. Maxwell is offering to let
construction workers park in his newly acquired lot at 5th Avenue and Mainstreet.
• Roz Peterson – Concerned about a lack of parking.
• Bob and Mary Kay Burns – Generally supportive of the development proposal.
Legal Authority. This proposal includes two different types of land use applications. The
PUD rezoning application is considered a legislative action. When considering a legislative
action, the City is assigning zoning classifications or creating development standards to regulate
the development of certain types of use and/or structures. Under the law, the City has wide
flexibility to create standards that will ensure the type of development it desires; however, these
regulations must be reasonable and supported by a rational basis relating to promoting the
public health, safety and welfare.
By comparison, site plan and conditional use permit applications are considered quasi-judicial
actions. For this type of application, the City is acting as a judge to determine if the regulations
within the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being
followed. Generally, if the applications meet these requirements they should be approved.
PLANNED UNIT DEVELOPMENT REVIEW
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.
Staff recommends approval of rezoning the site from B-2, Central Business District to B-2,
Central Business District with a Planned Unit Development (PUD). Rezoning to a PUD would
allow the applicant to deviate from some of the zoning regulations as detailed in the table below
in exchange for construction of affordable housing targeted to families at 50 percent of the Area
Median Income (AMI), inclusion of 14 three (3) bedroom units, sustainability construction
measures including compliance with the Enterprise Green Communities standards and an
indoor bicycle storage room with a repair station.
Planning Application 2021-01
Page 4
Requested Planned Unit Development Deviations
Zoning Category Zoning Requirement Requested Deviation
Conditional Use Permit Residential Dwellings
Prohibited On 1st Floor
Allow Residential
Dwellings on First Floor
Parking Stall Size 9’ by 18’ 8’ or 8.5’ by 18’
Exterior Materials on the Side of a
Building Along a Street
100% Brick 74% Brick
Transparent Materials on First Floor
Along a Street
30% Transparent or Glass 26 % Glass Along 6th
Avenue South
CONDITIONAL USE PERMIT REVIEW
The B-2, Central Business District allows residential uses (in this case, a multiple family
apartment building) as a conditional use. In evaluating a conditional use permit (CUP)
applications, the Planning & Zoning Commission and City Council shall consider and require
compliance with the general standards for conditional use permits found in City Code Part III,
Chapter 102, Article III, Section 102-94 and the specific standards for residential uses in the B-2
district detailed in City Code Part III, Chapter 102, Article VII, Section 102-216. The general
conditional use permit standards are similar to the site plan review standards and analyzed in that
section below. The specific CUP standards for residential uses in the B-2 district are reviewed
below. With the exceptions noted in this staff report, staff finds the proposed development
consistent with the CUP requirements.
1. That residential dwelling units abutting a right-of-way of 50 feet or more in width cannot
occupy the first floor.
Finding: As proposed, this development would not meet this standard as it includes
residential uses on the ground floor along 6th Avenue South. During the concept plan
review the City recommended removing the first floor units from Mainstreet but was
agreeable to walkup units along the east (6th Avenue South) and west sides of the building.
The current plans removed the first floor units from Mainstreet and still has units along both
6th Avenue South and the west sides of the building but they are no longer walkup units with
direct access outside.
2. That there is at least one underground parking space per unit.
Finding: The applicant’s plans conforms with this standard as it includes 43 units and 43
enclosed parking stalls. However, these stalls do not meet the minimum size requirements
(see Vehicle Parking section above) and the applicant is seeking relief from this standard
through the PUD.
3. That all dwellings must have an entrance leading directly out of the building.
Finding: The applicant’s plans conforms to this standard as each unit will have an entrance
leading directly out of the building through the internal hallway system.
4. That the density allowed shall be as in an R-5 District.
Finding: The applicant’s plans conforms to this standard. The R-5 district allows densities
up to 44 units/acre. The subject property is 1 acre in size and the applicant is proposing to
Planning Application 2021-01
Page 5
build 43 units.
SITE PLAN REVIEW
The zoning regulations establishes site plan review procedures and provides regulations
pertaining to the enforcement of site design standards consistent with the requirements in
Article IV, Section 102-128. These procedures are established to promote high quality
development, to ensure the long-term stability of residential neighborhoods and enhance the
built and natural environment within the city as new development and redevelopment activities
occur. The specific site plan goals include:
1. To ensure the application of quality design principles within new and redevelopment
projects.
2. To protect the long-term public interest by ensuring the internal and external relationship of
property improvements.
3. To ensure the active participation and review of site plans by the affected public.
4. To mitigate to the extent possible adverse impacts of one development upon another.
5. To ensure new development contains elements of internal cohesiveness to promote good
neighborhood atmosphere.
6. Implement the comprehensive plan.
7. Promote the orderly and safe flow of vehicular and pedestrian traffic.
8. Protect public safety.
The subject property is also located with the Downtown Overlay District and therefore subject
to the specific development standards in Article VVII. The development review criteria from
both the Site Plan Review and Downtown Overlay District are provided below.
Land Use. The proposed 43 unit multiple family apartment building use is consistent with the
subject property’s future land use designation. The 2040 Comprehensive Plan – 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. Maintaining downtown
Hopkins’ unique identity and sense of place must be a central consideration when planning for
future growth. Mixed uses (vertical or horizontal) are encouraged. Overall, this land use
category should include medium to larger scale neighborhood and regional uses at densities of
75 to 150 units an acres within one-quarter mile of a light rail station. The estimated mix of uses
throughout the land use category should be 40% commercial and 60% residential.
Zoning. The subject property is zoned B-2, Central Business District and is also located within
the Downtown Overlay district. The Downtown Overlay District details the site design and
architectural standards for Mainstreet and the surrounding Downtown area. The spirit and
intent of the overlay district is to preserve the small-town, unique character of Mainstreet
Hopkins; complement the existing historic architecture; enhance the pedestrian orientation of
Downtown Hopkins; encourage streetscape design that is inviting and on a human scale; and
communicate the community’s vision for the Mainstreet area. The zoning standards intend
cultivate this vision are reviewed below.
Planning Application 2021-01
Page 6
Signage. Signage standards in the Downtown Overlay District require signs be compatible with
the style, composition, materials, colors and details of the building and with signs on other
nearby buildings. Internally illuminated, ground or rooftop signs are prohibited. Projecting
signs are allowed provided they do not exceed 12 square feet or 3 feet in width. The maximum
area of a single sign in the B-2 Central Business zoning district is 60 square feet.
The applicant has yet to finalize their sign plan; however, the building elevations show wall
signage near the buildings main entrance along Mainstreet. Staff recommends the applicant
consider incorporating historic and/or creative place making elements in their signage that will
help connect the new building to the broader Hopkins community. Some examples could
including historic vertical wall signage more consistent with the traditional Mainstreet
environment, a mural sign or a public art piece. Sign plans must be submitted to City staff for a
separate administrative sign permit review and must be consistent with the B-2, Central Business
district and the Downtown Overlay district standards.
Building Height. New buildings, buildings and additions and redeveloped or remodeled
buildings must complement the existing pattern of building heights. Buildings in the Overlay
District may not exceed four stories or 45 feet in height. The applicant’s plans call for a 4-story
building that is just over 42 feet which is consistent with the City’s zoning standards.
Building Setback. Buildings in the Overlay District will together create the wall of buildings
effect associated with traditional Main Street areas. The applicant’s plan generally conform to
this standard with the building positioned near its northern (Mainstreet) and eastern (6th Avenue
South) property lines following the surrounding downtown development pattern.
In addition, the B-2 district provides more detailed setbacks for each side of the building. Those
standards require a 1 foot front, zero foot side and 10 foot rear yard setback. The proposed
building exceeds these standards with an 8.5’ front (Mainstreet), 8’ street side (6th Avenue South),
5.7’ west side and 175’ south side setback.
Roofs and Parapets. Rooflines will mimic the separate yet complementary character and
design of historic Main Street buildings. Sloped roofs are not allowed unless the roof form is
concealed by a parapet or false front. Exceptions may be granted if the sloped roof is used on
top of a multi-story building to help reduce the overall height of the facade and define the
residential character of the upper floors.
The proposed building attempts to meet this standard by including two tower elements with
deep cornices that rise above the standard parapet with projecting eyebrows. Staff finds these
features meet the zoning standard along the north (Mainstreet) side of the building but not along
the east (6th Avenue South) elevation. The applicant shall revise the roofline/parapets along the
east elevation to comply with the city zoning requirement or seek relief from this standard
through the PUD.
Utility Areas, Mechanical Equipment and Screening. Utility areas, mechanical equipment,
and screening will be designed so that they do not detract from the aesthetic appeal of the
district. The screening of exterior trash, storage areas, service yards, loading areas, transformers,
heating, and air conditioning units must use the same materials, color and/or style as the primary
building in order to be architecturally compatible with the primary building and the building it is
adjacent to. If the utility area is separate from the building it serves, it should be consistent with
Planning Application 2021-01
Page 7
the city streetscape theme. All roof equipment will be screened from public view so as not to be
visible from the street. All exterior trash and storage areas, service yards, loading, areas, heating,
and air conditioning units must be screened from view. Camouflaging heating and air
conditioning units is an acceptable screening method.
The applicant’s plans show an interior trash storage area in the new building and an existing
trash enclosure for the existing Hopkins Village building. The applicant must provide more
detail as to how and where the trash will be placed for pickup. This placement must be located
on the applicant’s property and shall not interfere with normal vehicle or pedestrian movement
through the site. This issue was also identified by the parking and traffic study.
The applicant’s site plan also shows a transformer on the south side of the building but no other
information about screening the rooftop mechanical equipment. The applicant shall
demonstrate this equipment will be screened consistent with zoning requirements. One option
for the transformer could be to wrap it with a graphic that turns it into a public art piece.
Facades. To break up the monotonous appearance of long facades, the exterior of buildings
will be designed with visual breaks. A building more than 45 feet in width will be divided into
increments of no more than 45 feet through articulation of the facade. This can be achieved
through combinations of the following techniques: divisions or breaks in materials; window
bays, separate entrances and entry treatments; variation in roof lines; or building setbacks.
Technically, the proposed building conforms to this standard. However, staff finds the
application of the architectural techniques to divide the building and break up the appearance of
the façade lacks the same rhythm and appearance of other Downtown buildings. The applicant
should consider revisiting their design (especially along the 6th Avenue South elevation) to
incorporate more of the traditional architectural techniques listed above and found on other
Downtown buildings.
Windows and Doors. The Downtown Overlay District requires that a minimum of 30 percent
of the ground level façade and side of buildings adjacent to public streets consist of transparent
materials. Windows are required on upper levels, and should provide privacy while aesthetically
and functionally serving the building. Reflective glass or glass tinted more than 40 percent is not
allowed. The applicant’s plan demonstrate the Mainstreet ground floor will be 35 percent
transparent (glass) material while the 6th Avenue South ground floor will be slightly under the
zoning standard at 26 percent. Staff finds the slight deviation along 6th Avenue acceptable in the
balance of the planned unit development enhancements offered by the developer.
Materials and Detailing. The Downtown Overlay District requires building renovations be
constructed to be long lasting and use materials that maintain the distinct character and harmony
of the downtown. During the concept plan review, the City recommended the applicant revise
the Mainstreet and 6th Avenue South sides of the building to be 100 percent brick and add color
variation to better maintain the distinct character and harmony of downtown. The applicant’s
plans now show 74 percent brick on the Mainstreet and 6th Avenue South elevation with the
balance of these sides of the building to be fiber cement panels. By comparison, the south side
of the building is 38 percent brick and 60 percent fiber cement panels and the west side is 21
percent brick and 71 percent fiber cement. The balance of the south and west elevations is
burnished concrete masonry unit (CMU). While this design falls short of the City’s
recommendation, staff finds it acceptable in the balance of the planned unit development
Planning Application 2021-01
Page 8
enhancements offered by the developer.
Franchise Architecture. To maintain the unique character of the city downtown, buildings will
not be constructed or renovated using franchise architecture. Franchise architecture is not
allowed. The term "franchise architecture" means building design that is trademarked or
identified with a particular franchise, chain or corporation and is generic or standard in nature.
This standard typically applies to commercial buildings and is not applicable in this case.
Streetscape. The streetscape shall be uniform so that it acts to provide continuity throughout
the downtown. When a redevelopment project disturbs existing streetscape elements, those
items must be replaced with approved city streetscape elements compatible with the character of
downtown Hopkins.
The recent Mainstreet improvement project installed sidewalk and street lighting in front of this
site that are consistent with those streetscape elements along the rest of Mainstreet and both the
Planning and Engineering staff (see Engineering Comments section below) find that these
elements shall not be disturbed by this project. This site also has significant mature trees that
should be maintained. According to the applicant’s narrative, this project will not impact the
existing streetscape elements along Mainstreet and the existing lighting and mature trees in these
areas will be protected.
Exterior Lighting. Lighting in the Overlay District should serve to illuminate facades,
entrances, and signage to provide an adequate level of personal safety while enhancing the
aesthetic appeal of the buildings. Building and signage lighting must be indirect, with the light
sources hidden from direct pedestrian and motorist view. The district standards encourage
shaded gooseneck lamps for sign illumination.
The applicant has submitted a lighting and photometric plan that details lighting around the
proposed building but does not cover the parking lot. The limited area shown on this plan
appears to meet the lighting requirements with the exception of the entrance at the southeast
corner of the building. Staff recommends a condition of approval require the applicant to
submit and receive approval of an exterior lighting and photometric plan for the entire site prior
to issuance of a building permit. These plans shall demonstrate downward directed light
fixtures, poles no higher than twenty (20) feet and light levels equal to or less than 1.0 lumens at
any non-residential property line or 0.5 lumens at any residential property line.
Landscaping. The applicant’s landscape plan includes significant planting throughout the site
and meets the City’s minimum landscaping requirements with the exception of the area abutting
the east side of the surface parking lot along 6th Avenue South. During the concept plan review
the City recommended the applicant add buffering and landscaping to help screen the parking
area from adjacent properties. Staff now recommends a condition of approval require the
applicant to revise their landscaping plan to install either an ornamental fence or low spreading
evergreen shrubs to screen the parking lot from the adjacent public right-of-way along 6th
Avenue South. To insure the installation and survival of the required landscaping, the applicant
shall be required to provide a landscape letter of credit equal to 1.5 times the cost of all
plantings. The City shall hold this security until all plantings improvements are installed and
have survived at least one full growing season.
Pedestrian & Bicycle Access. Overall, the site should have good pedestrian and bicycle access
Planning Application 2021-01
Page 9
that supports the City’s transit supportive and pedestrian friendly vision for Downtown and the
areas within ¼ mile of a light rail station. The proposed building is positioned abutting both
Mainstreet and 6th Avenue South and its main entrance will be directly connected to the sidewalk
along Mainstreet and the rest of the City’s sidewalk system. The applicant’s plans also call for a
private sidewalk connecting Mainstreet, the private reaction area in between the two buildings
and the east entrance to the existing Hopkins Village building. The applicant’s plans also
includes an undefined number of indoor long-term and outdoor short-term bicycle parking stalls
in support of their PUD application.
It should be noted that the traffic and parking study recommends installation of an additional
private sidewalk from 6th Avenue South to the east entrance of the existing Hopkins Village
building (see Vehicle Parking section below). Such a facility is consistent with the City’s transit
supportive and pedestrian friendly vision for Downtown and for areas within ¼ mile of a light
rail station. Staff recommends the 31’ east-west drive lane from 6th Avenue South be narrowed
to 24’ wide and a 5’ private sidewalk be installed between the south side of the proposed
building and the north side of the east-west drive lane.
Vehicle Parking. The proposed development meets the number of required off-street parking
stalls as determined by both the City’s zoning standards and a site specific parking and traffic
study. The existing parking lot will be reduced from 151 to 91 stalls to accommodate the
proposed 43 unit apartment building. It should be noted that the proposed building will include
43 enclosed parking spaces bringing the total stalls on the site to 134 (91 surface and 43 enclosed
parking stalls).
The City’s off-street parking standards are detailed in both Article XV – Off-Street Parking and
Section 102-560 of the Downtown Overlay district. Residential parking requirements are
detailed in the conditional use permit section (1 underground space for each unit). The off-
street parking standards also requires senior buildings to provide at least one-half space per unit.
Based on these standard, the existing Hopkins Village building must have at least 81 surface
parking stalls (161 units X 0.5 stalls/unit). So, with the existing parking lot having 151 stalls, the
existing Hopkins Village building has a surplus of parking under the zoning regulations. By
comparison, the proposed Raspberry Ridge II building must have at least 43 enclosed parking
stalls (43 units X 1 stall/unit). All totaled, the site will have 134 parking stalls (91 surface and 43
enclosed) and a parking ratio of 1.25 stalls/unit.
The applicant agreed to conduct a site specific parking and traffic study (see attached). This
study also found the site will have sufficient off-street parking to accommodate both the existing
Hopkins Village and proposed Raspberry Ridge II developments. Specific conclusions from the
study include:
1. Results of the existing intersection capacity analysis indicates that all study intersections
currently operate at an acceptable overall LOS C or better during the a.m. and p.m. peak
hours.
2. The proposed development is expected to generate a total of approximately 18 a.m. peak
hour, 22 p.m. peak hour, and 283 daily trips.
Planning Application 2021-01
Page 10
3. Results of the year 2023 build condition intersection capacity analysis indicates that all study
intersections are expected to continue to operate at an acceptable overall level of service C
or better during the a.m. and p.m. peak hours.
4. No roadway improvements are necessary to accommodate the proposed development from
a roadway capacity perspective.
5. The observed existing peak parking demand for the site (i.e. Hopkins Village I) was 80
spaces, which equates to a 68-space surplus today.
6. The average and 85th percentile parking demand for the proposed development (i.e.
Hopkins Village II) is approximately 43 and 57 spaces, respectively, which equates to a range
of a three (3) space deficit to an 11-space surplus.
7. The parking demand for the entire Hopkins Village site (I and II) is estimated to range from
approximately 123 to 137 spaces, which equates to a range of a three (3) space deficit to an
11-space surplus. Note this is prior to any potential transit or multimodal parking reductions.
8. The proposed parking supply is expected to be adequate to accommodate the proposed
development during most peak parking times, although the developer should look at
opportunities to provide additional parking on site, if possible, including:
a. Limit parking spaces used to store snow during winter months.
b. Residents of Hopkins Village should be encouraged or assigned to compact parking
spaces if they have a smaller vehicle.
c. There is expected to be available on-street parking capacity to accommodate the minimal
(three (3) space) deficit if it occurs.
9. Truck turning movements should be reviewed to ensure that garbage/delivery trucks
have adequate accommodations to negotiate internal parking lot aisles.
10. Any landscaping and signage should be located to not create any sight distance issues at
the proposed driveways.
11. On-street parking regulations should be reviewed and modified if additional on-street
parking adjacent to the proposed development is needed.
12. Providing a sidewalk connection from 6th Avenue to Hopkins Village I should be
considered to provide improved connectivity.
It should be noted that while the applicant’s plans meet the number of required off-street
parking stalls, only 21 of these stalls meet the minimum size requirements of the zoning
ordinance. And they only meet the compact stall size standards. The zoning ordinance requires
off-street parking stalls to be at least 9’ by 20’ with up to 25% compact stalls with dimensions of
at least 8’ by 16’ provided such stalls are clearly marked as compact cars. The number of stalls
provided in each size type are detailed in the table below. The applicant is seeking relief from
the parking stall size standards through the PUD and staff is agreeable to this request.
Planning Application 2021-01
Page 11
Parking Stall Size Summary
Stall Size Number of Enclosed Stalls Number Outdoor Surface Stalls
8’ by 16’ 0 21
8’ by 18’ 10 0
8.5’ by 18’ 0 66
9’ by 18’ 33 0
Van Accessible 0 1
Standard Accessible 0 3
Total 43 91
Engineering Comments. In regards to the subject project, Engineering and Public Works
department has the following comments:
• The applicant must develop a winter maintenance plan for snow removal in the post
construction condition. The plan should address staging in various areas and snow
storage/removal, as there is limited on-street parking for lot occupants to use while the lot is
cleared. Also, the loss of parking spaces during the winter may be problematic per the traffic
and parking analysis completed by SRF dated December 23, 2020.
• Water service for the new building should be provided from the 12-inch diameter main in
Mainstreet. The water main on 6th Avenue South is an old 6-inch diameter line. The
applicant may want to consider also bringing in an 8-inch water service line, rather than a 6-
inch.
• Sanitary sewer service should connect to the existing main in 6th Avenue South. There is no
active sanitary sewer line along the frontage of this property in Mainstreet.
• A review of the city’s water model will need to be completed. There are other planned
developments in downtown Hopkins, and the review should take into account the
anticipated impacts from those in the analysis.
• Restoration of streets, sidewalks, and driveway aprons must meet city specifications and
standards, and the limits of restoration shall be reviewed and approved by the city in advance
of the work.
• Restoration along Mainstreet shall match the general aesthetic of that existing in the
corridor.
• The site is within the Nine Mile Creek Watershed District and the applicant will need to
obtain a storm water permit from the District.
ALTERNATIVES
1. Recommend approval of the rezoning, site plan and conditional use permit applications. By
recommending approval of these applications, the City Council will consider a
recommendation of approval.
2. Recommend denial of the rezoning, site plan and conditional use permit applications. By
recommending denial of these applications, the City Council will consider a recommendation
of denial. Should the Planning & Zoning Commission consider this option, it must also
identify specific findings that support this alternative.
3. Continue for further information. If the Planning & Zoning Commission indicates that
further information is needed, the items should be continued.
Site Location Map – Hopkins Village II Development
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-01
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE
REZONING THE PROPERTY WITH PID 24-117-22-43-0240 FROM B-2, CENTRAL
BUSINESS DISTRICT TO B-2, CENTRAL BUSINESS DISTRICT WITH A PLANNED UNIT
DEVELOPMENT, SUBJECT TO CONDITIONS
WHEREAS, the applicant, Trellis Community Housing Corporation, initiated an application
requesting to rezone the property at the southwest corner of Mainstreet and 6th Avenue South (PID 24-
117-22-43-0240) from B-2, Central Business District to B-2, Central Business District with a Planned
Unit Development (PUD), subject to conditions, and
WHEREAS, this property is legally described as Lot 002, Block 001, Hopkins Village,
Hennepin County, Minnesota; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December 23, 2020; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed notice,
held a public hearing on the application and reviewed such application on January 26, 2021:
all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated January 26, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve an ordinance rezoning the property at the
southwest corner of Mainstreet and 6th Avenue South (PID 24-117-22-43-0240) from B-2, Central
Business District to B-2, Central Business District with a Planned Unit Development (PUD), subject to
the conditions listed below.
1. Execution of a Planned Unit Development Agreement.
2. Approval of the associated conditional use permit to allow a residential use in the B-2, Central
Business District and conformance with all related conditions.
3. Approval of the associated site plan application and conformance with all related conditions.
4. Approval of the development by the Nine Mile Creek Watershed District and conformance with
all related conditions.
Adopted this 26th day of January 2021.
_______________________
Gerard Balan, Chair
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-02
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE
A CONDITIONAL USE PERMIT ALLOWING A RESIDENTIAL USE IN THE B-2, CENTRAL
BUINESS DISTRICT ON THE PROPERTY WITH PID 24-117-22-43-0240,
SUBJECT TO CONDITIONS
WHEREAS, the applicant, Trellis Community Housing Corporation, initiated an application for
a conditional use permit allowing a residential use in the B-2, Central Business District on the property
at the southwest corner of Mainstreet and 6th Avenue South (PID 24-117-22-43-0240), and;
WHEREAS, this property is legally described as Lot 002, Block 001, Hopkins Village,
Hennepin County, Minnesota; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December 23, 2020; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed notice,
held a public hearing on the application and reviewed such application on January 26, 2021:
all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated January 26, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve a conditional use permit allowing a
residential use in the B-2, Central Business District on the property at the southwest corner of Mainstreet
and 6th Avenue South (PID 24-117-22-43-0240), subject to the conditions listed below.
1. Conformance with all general conditional use permit standards in City Code Part III, Chapter
102, Article III, Section 102-94 and the specific standards for residential uses in the B-2
district detailed in City Code Part III, Chapter 102, Article VII, Section 102-216.
2. Approval of the associated rezoning application and execution of a Planned Unit
Development (PUD) Agreement.
3. Approval of the associated site plan application and conformance with all related conditions.
4. Approval of all necessary permits from the Building, Engineering and Fire Departments.
5. Approval of the development by the Nine Mile Creek Watershed District and conforms with
all related conditions.
6. Payment of all applicable development fees including, but not limited to SAC, park
dedication and City Attorney fees.
Adopted this 26th Day of January, 2021.
_______________________
Gerard Balan, Chair
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-03
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE SITE PLAN
FOR THE PROPERTY WITH PID 24-117-22-43-0240, SUBJECT TO CONDITIONS
WHEREAS, the applicant, Trellis Community Housing Corporation, initiated an application for
site plan approval to allow a 4-story 43-unit infill development on the property at the southwest corner
of Mainstreet and 6th Avenue South (PID 24-117-22-43-0240), and;
WHEREAS, this property is legally described as Lot 002, Block 001, Hopkins Village,
Hennepin County, Minnesota; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on December 23, 2020; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed notice,
held a public hearing on the application and reviewed such application on January 26, 2021:
all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated January 26, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve a site plan to allow a 4-story 43-unit
infill development on the property at the southwest corner of Mainstreet and 6th Avenue South (PID 24-
117-22-43-0240), subject to the conditions listed below.
1. Conformance with all applicable standards of the B-2, Central Business District and the
Downtown Overlay District.
2. Approval of the associated rezoning application and execution of a Planned Unit
Development (PUD) Agreement.
3. Approval of the associated conditional use permit to allow a residential use in the B-2,
Central Business District and conformance with all related conditions.
4. Revise the roofline/parapets along the east elevation to comply with the city zoning
requirement or specifically seek relief from this standard through the PUD.
5. The applicant shall provide more detail as to how and where the trash will be placed for
pickup. This placement must be located on the applicant’s property and shall not interfere
with normal vehicle or pedestrian movement through the site.
6. The applicant shall demonstrate all equipment will be screened in conformance with all
zoning requirements. One option for the transformer could be to wrap it with a graphic that
turns it into a public art piece.
7. The applicant should consider revisiting their façade design (especially along the 6th Avenue
South elevation) to incorporate more of the traditional architectural techniques listed in the
staff report and found on other Downtown buildings.
8. The existing streetscape elements and mature trees along the Mainstreet and 6th Avenue
South sides of the site shall be maintained in their current condition or replaced at the
applicant expense.
9. Submission and approval of exterior lighting and photometric plans prior to issuance of a
building permit. These plans shall cover the entire site and demonstrate downward directed
light fixtures, poles no higher than twenty (20) feet and light levels equal to or less than 1.0
lumens at any non-residential property line or 0.5 lumens at any residential property line.
10. Provide a landscape letter of credit equal to 1.5 times the cost of all plantings. The City shall
hold this security until all plantings have survived at least one full growing season.
11. The applicant shall revise their landscaping plan to include installation of either an
ornamental fence or low spreading evergreen shrubs to screen the surface parking lot from
the adjacent public right-of-way along 6th Avenue South.
12. The applicant shall revise their plans to include a 5’ wide private pedestrian and bicycle way
between the south end of the proposed building and the north side of the east-west drive lane
from 6th Avenue South. This drive lane shall be narrowed from 31’ to 24’ wide to slow
traffic and provide needed space for the private pedestrian and bicycle way.
13. Approval of all necessary permits from the Building, Engineering and Fire Departments.
14. Approval of the development by the Nine Mile Creek Watershed District and conforms with
all related conditions.
15. Payment of all applicable development fees including, but not limited to SAC, park
dedication and City Attorney fees.
16. Establishment or modification of any necessary cross access or parking easement to ensure
both Lots 1 and 2, Hopkins Village addition have full access to all parking, maneuvering and
access point to the public right-of-way for each property.
Adopted this 26th day of January, 2021.
_______________________
Gerard Balan, Chair
Memorandum
DATE: January 21, 2021
TO: City of Hopkins Planning
FROM: Lisa Germann, Project Manager
RE: Raspberry Ridge II – Site Plan Review Application
Project Narrative
Overview
Raspberry Ridge II (fka Hopkins Village II) is a proposed apartment building (R2) that will contain 43 total apartment units (11-
1BR, 18-2BR, 14-3BR), 43 interior parking spaces, resident common areas and one elevator. It will be located on the
southwest quadrant of Main Street and Sixth Avenue South on 1.0742 acres currently used as surface parking for the
adjacent high-rise apartment building, Hopkins Village.
The building will be four stories and approximately 62,112 gross square feet. Of that 47,643 gsf is associated with residential
occupancy and 14,469 gsf with the enclosed parking. Height will be approximately 39’-7 1/2” to top of roof deck. Basement
and first floor structure will consist of concrete plank bearing on CMU walls. Second through four floors will be wood framing
and floor/roof joists. Exterior cladding will include a combination of brick and fiber cement panel. Windows will be fiberglass,
single hung units. Roof will be fully adhered TPO with tapered insulation to internal roof drains and overflow scuppers.
Zoning
The site is zoned B-2, Central Business District within the Downtown Overlay District. Residential use is permitted in B-2
district with a Conditional Use Permit with the following conditions, all except the first is satisfied with this design:
1) Residential Dwelling Units are not located on first floor (grade) where building fronts a street that is 50’ or wide. First
floor dwelling units are located on all elevations except the primary/Main Street elevation. Units fronting Sixth
Avenue are noncompliant. A PUD is being requested due to noncompliance.
2) Underground parking is provided at one-to-one ratio (unit-to-parking space).
3) Dwelling units have entrance leading directly out of the building.
4) Density must not exceed that allowed under zoning district R-5.
The Downtown Overlay District requirements include primarily design standards intended to maintain the historic character of
Main Street. Standards applicable to this project are described below and include signage, building height, setbacks, roofs
and parapet design, screening, façade design, openings, materials and detailing, streetscape, lighting and parking.
Signage
This application does not include a signage permit application, but it is acknowledged that this will be required. It is
anticipated that building (wall) mounted signage near the main building entrance on the north elevation, west end, will be
proposed. Signage will be designed to comply with city standards.
Building Height and Stories
As noted above, top of roof deck height is 39’-7 12” and the building is 4 stories tall. The tallest parapet height is 42’-0 5/8”.
The proposed building height and number of stories meets the maximum 45’-0” height / 4 stories outlined in the Downtown
Overlay District.
Raspberry Ridge II Project Narrative Page: 2
December 23, 2020
Building Setback
The front yard setback along Main Street varies from 8.54’ at the west corner to 13.76’ at the east corner; the side yard
setback along Sixth Street is consistently 8.19’. The front yard setback meets the Overlay District requirements, but exceeds
allowable distance outlined in the B-2 District. The side yard setback is compliant for both. A PUD is being requested due
to non-compliance.
Roofs and Parapets
The building has been designed to break up the massing and roofline along Main Street and Sixth Avenue. The design
includes two tower elements with deep cornices, which rise above the standard parapet with projecting eyebrow.
Utility Areas, Mechanical Equipment and Screening
The project includes interior trash collection/storage (within the building), exterior pad mounted transformer and rooftop
mechanical units. Screening for the transformer and rooftop units will be provided as required.
Facades
The building design uses a variety of materials, projecting wall planes (bays), canopies, varying roof heights and parapet
details to create a building elevation that is complimentary to the historic architecture of this District.
Windows and Doors
Common active spaces have been relocated along Main Street and to the corner of Main/Sixth, with storefront windows and
doors that continue the commercial ‘feel’ of this street. First floor dwelling units have been relocated to secondary elevations
(east and west). The current design exceeds the Downtown Overlay District requirement of 30 percent glass at ground level,
as well as windows at upper stories of all building elevations that exceed 15 percent of the wall area.
Material and Detailing
The exterior material palette employs brick and fiber cement, used in conjunction with varied wall planes and roof height to
align with the historic architecture along Main Street. Brick is the primary cladding material on the north and east elevations
that front Main Street and Sixth Avenue, with fiber cement panel as the secondary material. Brick wraps the west and south
corners, with fiber cement used as the primary cladding material on areas of those elevations that are not visible from the
public right of way. The brick wall is further articulated through the use of color, banding and eyebrow to reinforce the street
front.
Streetscape
This project does not impact existing streetscape elements along Main Street. Existing street lighting and mature trees will be
protected.
Exterior Lighting
Preliminary site lighting design has been completed and a photometric study with detail will be provided for review by the city.
Vehicle Parking
Parking has been designed to accommodate both the existing Hopkins Village and the proposed Raspberry Ridge II
properties and has been reviewed against the local Zoning Code and the ‘Traffic and Parking Study’ by SRF, dated April 7,
2020. The study was completed using a prior building design with 9 fewer dwelling units (34 rather than 43) and will be
updated to confirm accuracy and assumptions below.
The City of Hopkins B-2 Central Business District requires 1 covered parking space for each dwelling unit, plus 1 guest
parking space per 15 units. This equates to 43 covered spaces and 3 surface stalls for this development.
Covered parking spaces are provided in the basement and first floor enclosed parking area within the building, at a quantity of
43 stalls. This complies with the zoning code requirements.
Off street parking will be reduced in capacity from 151 spaces to 91 spaces to accommodate construction of the proposed
building. The parking lot will be reconfigured to include 66 standard, 21 compact, 3 standard accessible and 1 van accessible
Raspberry Ridge II Project Narrative Page: 3
December 23, 2020
spaces. With 91 stalls and assuming 0.5:1 ratio for the Hopkins Village property, the parking lot provides 80 spaces for the
existing building and 11 stalls for the proposed building. These surface stalls increase the parking ratio for the proposed
development to 1.25:1.
The zoning code notes standard stall size of 9’-0” x 20’-0” with up to 25% compact stalls permitted. The proposed
development includes 8’-5” x 18’-0” standard stalls and 8’-0” x 18’-0” compact stalls. The proposed standard stall size is
smaller than required by the city, but in compliance with state and neighboring municipality requirements (Minnetonka, St.
Louis Park, Minneapolis, St. Paul). A PUD is being requested due to non-compliance.
PUD Application
The project is requesting a PUD in exchange for approving the first floor dwelling units, setback and parking stall size
variances noted above. The project team has incorporated the following improvements to the project:
Indoor bike storage with repair station located just off the main entrance. This highly visible amenity encourages
healthy lifestyle and alternative forms of transportation to resident of the building and the city.
High quality affordable housing targeted to families
Increased, prioritized and maximized 3br units
Sustainability measures including:
o Compliance with Enterprise Green Communities with Minnesota Overlay
o High performing, energy efficient building design:
Building Envelope: Meets or exceeds MN Energy Code
Roof: R-30 CI, TPO membrane with SRI 78 or higher
Walls: U-0.051, 2x8 framing with R-25 batt insulation
Foundation: R-10 CI
Exterior Doors/Frames: Thermally broken aluminum and insulated hollow metal (depending on
location)
Windows: Energy Star rated for Northern Zone
Appliances: Energy Star rated
HVAC: High efficiency heating/cooling units including:
Dwelling units: minimum 95% efficient heating, 12.0 SEER cooling
Common areas: 80% - 95% efficient heating, 14.0 - 16.0 SEER cooling
Service Water Heating: 95% efficient
Sub-metered electric meters for all dwelling units
High efficiency lighting, including:
Interior – LED fixtures; common area lighting controlled by occupancy or vacancy sensor.
Exterior –LED fixtures, dark-sky approved, controlled by timeclock, photocell or
occupancy sensor.
Water conserving fixtures, including:
Toilet: 1.25 gpf
Shower: 1.5 gpm
Lav Faucet: 0.5 gpm
Kitchen Faucet: 1.5 gpm
o Landscaping: All new plants provided will be either native or adapted to the region, soil and micro-climate.
o Material use:
Low/No VOC paints, coatings, primers, sealants and adhesives
Wood products that emit low/no formaldehyde
Environmentally preferable flooring
Mold resistant materials that have durable, cleanable surfaces and moisture resistant backing
Separate bins and chutes for the collection of trash and recycling
A construction waste management plan with a goal of at least 75% of materials recycled, salvaged
or diverted.
o Healthy, active design
5% of the dwelling units designed to meet Type A, fully accessible guidelines.
Raspberry Ridge II Project Narrative Page: 4
December 23, 2020
Accessible and inviting stairway to encourage use.
Indoor fitness room for residents
Outdoor recreation space with play opportunities for children and gathering space for adults.
Although not part of this land use application, the Owner is replacing Hopkins Activity Center’s two-story roof as part
of the Raspberry Ridge Renovation project being done in conjunction with this project.
c: LHB File No. 190468
M :\1 9 P r o j \1 9 0 4 6 8 \4 0 0 D e s i g n \4 0 3 R e g u l a t o r y \C i t y o f H o p k i n s \2 0 2 0 1 2 2 2 C i t y S u b m i t t a l \1 9 0 4 6 8 R a s p b e r r y R i d g e I I P r o j e c t N a r r a t i v e
2 0 2 0 1 2 2 3 .d o c x
A1
EXTERIOR
ELEVATIONS
Project No. 190468
01-06-21
NORTH ELEVATION
1/16" = 1'-0"
EAST ELEVATION
1/16" = 1'-0"
RASPBERRY RIDGE II
Trellis Co.
A2
EXTERIOR
ELEVATIONS
SOUTH ELEVATION
1/16" = 1'-0"
WEST ELEVATION
1/16" = 1'-0"
Project No. 190468
01-06-21
RASPBERRY RIDGE II
Trellis Co.
NORTHNorth02013463
December 2020
Site Plan Figure 3H:\Projects\13000\13463\TraffStudy\update\Figures\Fig03_Site Plan.cdrHopkins Village II Traffic/Parking Study
City of Hopkins
36"0,92M
48"1,22M HOPKINS, MN 55343RRA PRESERVATIONNODATEREVISIONDRAWING TITLE:PROJECT NAME:DRAWN BY:CHECKED BY:FILE:DRAWING NO:PROJ. NO:..\190468\600 Drawings\C\190468 HV2 C400 - Surfacing.dwg701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.2029COPYRIGHT 2020 BY LHB, INC. ALL RIGHTS RESERVED.C400190468PRELIMINARYNOT FOR CONSTRUCTION12/21/2020614 NORTH 1ST STREET, SUITE 100MINNEAPOLIS, MN 55401COMMUNITYDEVELOPMENTCLIENT:MAIN STREET AND 6TH AVENUE SNODATEISSUED FORTHIS SQUARE APPEARS 1/2" x 1/2" ONFULL SIZE SHEETS.RASPBERRY RIDGE IIAPARTMENTS112/21/2020HUD REVIEWMAGDRP10'20'40'SITE SURFACING ANDLAYOUT PLANRaspberry RidgeLimited PartnershipRaspberry Ridge IIBID PACKAGE 2Raspberry Ridge IIMainstreet and 6th Avenue SouthHopkins, MN 55343
A1
EXTERIOR
ELEVATIONS
Project No. 190468
01-06-21
NORTH ELEVATION
1/16" = 1'-0"
EAST ELEVATION
1/16" = 1'-0"
RASPBERRY RIDGE II
Trellis Co.
A2
EXTERIOR
ELEVATIONS
SOUTH ELEVATION
1/16" = 1'-0"
WEST ELEVATION
1/16" = 1'-0"
Project No. 190468
01-06-21
RASPBERRY RIDGE II
Trellis Co.
DNUPUPDNDNUPUPA2011A2012A2022A20212A302_____________________2A301_____________________1A301_____________________1A302_____________________ELEVATOR LOBBYE0PARKING00140' - 10 3/8"STAIR BSB0STAIR ASA0F3' - 0"14' - 8"23' - 0"19' - 4"59' - 8"17' - 10"2' - 2"20' - 8"G10' - 0"39' - 8"10' - 8"2' - 4"AB38C78" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0"10 1/2"9' - 0"8' - 0"9' - 0"0"1' - 7"17' - 0"16' - 9"6"27' - 8"18' - 0"20' - 10"9"17' - 7"2' - 4"18' - 0"1' - 7" 27' - 5" 26' - 0" 26' - 0" 17' - 8" 16' - 8" 24' - 4" 18' - 4"9' - 11" @ 6.3%73' - 9" @ 12.6%10' - 0" @ 6.3% 2' - 0" 1' - 0"x -3"x -3"x -3"x -3"x -3"x -3"x 0"x 0"x 0"x 0"x 0"x 0"x 0"x 0"x +4"x 0"x 0"x +4"+4" x+4" x+4" xx 0"x -3"0" xx 0"+4" x+4" x+4" xx 0"x 0"x 0"x +4"x +4"+4" xFIRST FLOOR (T.O. TOPPING) - 924.00 = 100'-1"FIRST FLOOR (T.O. PLANK) - 923.92 = 100'-0"BASEMENT (SLAB @ PERIMETER OF DRIVE LANE) -913.25 = 89'-4"SPOT ELEVATIONS NOTED ON PLAN ARE RELATIVE TO BASEMENT ELEVATIONED6460' - 4"1111112222961' - 2"18' - 0"41' - 0"2"19' - 0"40' - 0"61' - 2"35' - 4"24' - 8"41' - 4"21' - 8"124"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"5 1/2"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"3' - 7"51' - 0" 26' - 10 1/2" 9' - 4"99' - 9 1/2"20' - 4"160' - 4"10"9' - 0"9' - 0"1' - 0"1' - 7"8' - 0"8' - 0"8' - 0"8' - 0"9"1A311_____________________2A311_____________________3A311_____________________5A311_____________________1A312_____________________2A312_____________________4A312_____________________6A311_____________________TRASH00215A312_____________________6A312_____________________19' - 0"23' - 0"21' - 4"2' - 0"2' - 4"4A311_____________________CMU12rWP1CMU12WP1CMU12WP1CMU12WP1CMU12WP1CMU12WP1M82hM82hM122h___________________A4021___________________A4011___________________A4031MECHANICAL00321111142928 30 31 32 33 34 35 36 37 381213
141211109876543
15 16 17 18 19 20 21 22 23 24 25 26 2717' - 0"4' - 4"002E0003SA0SB0001233552020203A312_____________________1' - 6"62' - 8"8' - 8"23' - 4"7' - 8"98' - 0"1' - 4"96' - 8"17' - 4"24' - 4"18' - 4"2' - 4"x 100-0"x 99-5 1/4"x 90-1 1/2" x 89-6" x 89-8"4' - 1 1/2"16' - 0"2' - 8"18' - 8"23' - 4"18' - 4"2' - 4"7' - 6"30' - 0 1/2"22' - 9 1/2"1' - 0"17' - 4"23' - 4"9' - 4"9' - 0"95' - 8"123' - 0"2' - 10"4' - 8"8' - 4" 10' - 8"272720' - 0"M82hM82hM8M8M8M122h___________________A4401x 0"28x +4"x 0"2929KEYED SHEET NOTES#1FLOOR DRAIN2INSULATE UNDERSIDE OF PLANK ABOVE IN HATCHED AREA, SEE3MECHANICAL AREA WELL4BIKE RACK5TRASH/RECYCLING CHUTE6OUTLINE OF CANOPY ABOVE7CANOPY DOWNSPOUT825" DEEP PLASTIC LAMINATE COUNTERTOP9WASHER/DRYERS10CLOSET HANGING ROD AND SHELF, SEE11POWER DOOR OPERATOR BUTTONS12FLOOR MOP SINK13PARKING GARAGE EXHAUST FAN14STAINLESS STEEL CORNER GUARD15TENANT DIRECTORY/INTERCOM SYSTEM16PAINT 'NO PARKING' ON ACCESS AISLE FLOOR, SEE17MECHANICAL SHAFT TO ROOF18MOP HOLDER19FDC CONNECTION20SURFACE MOUNTED FIRE EXTINGUISHER, SEE21SEMI RECESSED FIRE EXTINGUISHER CABINET22SEGMENTAL RETAINING WALL, SEE LANDSCAPE23RECESSED METAL FLOOR MAT, SEE24ELECTRIC METERS25GAS METERS26CONCRETE CURB STOP27TRENCH DRAIN/2A10028MECHANICAL LOUVER, SEE MECH. FOR SIZE/HT. ABOVE FLOOR29SUMP PIT, SEE MECH.TYP.1' - 0"45.00° TYP.53PARKING SPACE AS NUMBERED ON PLAN-CONTRACTOR TO VERIFY NUMBERING SCHEME WITH ARCHITECT/OWNER PRIOR TO PAINTINGWALLACCESSIBLE SIGNAGE ON WALLDIAGONAL STRIPE AT HANDICAPPED TRANSFER AISLE, STRIPES 4" WIDE TYP.COMPACT "C" STALLSEE PLAN (8'-0" MIN)STANDARD STALL8' - 6"ACCESS AISLE8' - 0"ACCESSIBLE STALL8' - 0"VARIES 15' - 0" MINVARIES (18'-0" TYP)7"10"1' - 6"6"52NO PARKINGPAINTED TEXT AT ACCESS AISLEMIN. DIMENSIONS, TYP - SEE PLANS FOR EXCEPTIONSGRID LEGENDGRID1,2,8,9,A,B,F,GLOCATIONF.O. BELOW GRADE CMU WALL AND MASONRY3F.O. SHEATHING4,5,D,E CL OF PRECAST COLUMNS6 F.O. PRECAST BEAM AND MASONRY7 F.O. BELOW GRADE CMU WALLCF.O. BELOW GRADE CMU AND F.O. SHEATHINGDRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:Raspberry Ridge IIBID PACKAGE 2Raspberry Ridge IIMainstreet and 6th Avenue SouthHopkins, MN 55343 NOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2020 BY LHB, INC. ALL RIGHTS RESERVED.701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.2029THIS SQUARE APPEARS 1/2"x1/2" ON FULL SIZE SHEETS NODATEISSUED FORNO DATEREVISIONABC1234CLIENT:614 North First StreetSuite 100Minneapolis, MN 55401Raspberry RidgeLimited Partnership3 08.11.2020 PRICING4 10.02.2020 CITY DESIGN CONCEPTN5 11.20.2020 PRELIMINARY PRICINGGENERAL SHEET NOTES1. SEE G001 AND G002 FOR CODE PLANS & INFORMATION2. SEE G010 FOR PROJECT NOTES INCLUDING-GENERAL BUILDING PLAN NOTES-GENERAL UNIT PLAN NOTES-GENERAL KITCHEN NOTES-GENERAL BATHROOM NOTES-GENERAL ELEVATOR NOTES-GENERAL DETAIL NOTES-GENERAL PUBLIC STAIR NOTES-GENERAL PARKING PLAN NOTES-GENERAL SHAFT DETAIL NOTES-GENERAL ROOF NOTES3. SEE SHEET A701 FOR TYPICAL MOUNTING HEIGHTS6 12.21.2020 HUD REVIEWBIM 360://190468 Hopkins Village II/190468 Hopkins Village II A20.rvt12/21/2020 3:21:13 PMA100AuthorChecker190438BASEMENT FLOOR PLAN12/21/20201/8" = 1'-0"1BASEMENT3/16" = 1'-0"2PARKING PAINT STRIPE DIAGRAM
DNDNUPUPW/DW/DREF.REF.W/DREF.REF.REF.REF.UPUPREF.WDREF.A2011A2012A2022A20212A302_____________________2A301_____________________1A301_____________________1A302_____________________COMMUNITY ROOM101ATRASH CHUTEACCESS ROOM1131BR - B1110VESTIBULE1081BR - A1102STAIR ASA1PARKING116STAIR BSB117' - 4"F3BR - A11062BR - B11052BR - B21033BR - B1112GAB38C7x 100'-1"SLOPEx 100'-1"x 100'-1"ED6435' - 4"24' - 8"41' - 4"21' - 8"2' - 8"8' - 8"13' - 8"8' - 4"2' - 2 5/8"8' - 8"2' - 2 5/8"8' - 8"2' - 2 5/8"8' - 8"10' - 4"8' - 8"2' - 8"91224x 100'-0"x 100'-0"x 100'-0"x 100'-0"x 100'-1"5JANITOR114BELEVATOR LOBBYE12BR - B3v1041' - 4 7/8"8' - 0"7 1/8"6' - 8"16' - 0"7' - 0"8' - 0"2' - 0"8' - 8"2' - 0"1A311_____________________2A311_____________________3A311_____________________5A311_____________________1A312_____________________2A312_____________________4A312_____________________6A311_____________________x 100'-0"BIKE STORAGE111OFFICE1095A312_____________________6A312_____________________10' - 0"27' - 6 7/8"5' - 2 1/4"29' - 5 7/8"5"2' - 4"2' - 4"2' - 8"23' - 0 1/4"4' - 8"2' - 8 1/4"9' - 2 1/8"2' - 4"11' - 1 3/8"11' - 8" 2' - 4" 5' - 2" 24' - 8"WC1154A311_____________________WD8B1B1WD8FLSWD8FLSWD8B1WD8B1T4T6PS62hR6.5hR10.5hR6.5hP61hU441hU441hP4S62hP6.5hS42hP41hS42h___________________A4012___________________A4022___________________A4032STORAGE101CLOBBY107COMPUTER114AELEV.E101B101C111A116B116C116D116E116Fx 100'-1"x 100'-1"114113E12' - 8"8' - 8"8' - 4"1414141617551421SA1BFITNESS120A4113113A312________________________________________A7226___________________A722617STORAGE11788251414262626262610' - 0"39' - 8"10' - 8"62' - 8"7' - 4" 11' - 11" 13' - 2" 10' - 1" 9' - 10" 5' - 8" 2' - 4" 5' - 2" 8' - 4" 5' - 2" 2' - 4" 5' - 8" 6' - 10" 3' - 0"1' - 2"96' - 10"96' - 10"1' - 2"7' - 4"30' - 4 1/2"22' - 7 1/2"60' - 4"19' - 2" 24' - 8"43' - 10"160' - 4"3' - 0" 14' - 8" 23' - 0" 19' - 4"59' - 8"20' - 0" 20' - 8"5' - 8" 9' - 0" 5' - 4" 4' - 8" 5' - 8" 4' - 8" 2' - 8" 4' - 4" 10' - 8" 4' - 4" 1' - 8"2' - 4" 4' - 10" 9' - 0" 4' - 10" 2' - 4" 6' - 8" 9' - 0" 10' - 2" 4' - 10"2' - 4"1' - 8" 4' - 4" 11' - 4" 4' - 4" 8' - 4" 8' - 8" 3' - 8"35' - 4"19' - 8"123' - 0"27' - 5 7/8" 11 3/8" 8' - 2 1/2" 11 3/8" 32' - 9 3/8"33' - 2"23' - 0" 30' - 4 1/2" 5"1' - 2" 24' - 5 1/8" 12' - 0 1/8" 33' - 2"36' - 4 1/8" 17' - 4" 5' - 1 3/4" 28' - 4 7/8" 2' - 4"TYP. AT UNIT SEP. WALLS U.N.O.U441hU661hU461hU441hU661hR6.5hR10.5hR10.5hR6.5hP6.5hR10.5hTYP. AT CORRIDOR WALLS U.N.O.R4.5hR4.5hR10.5hR10.5hP6.5hR10.5hx 99'-10 1/2"x 100'-1"x 99'-10 1/2"SLOPESLOPESLOPESLOPESLOPESLOPESLOPE100'-1" xDROP PLANK 4" IN GARAGE AREA TO SLOPE CONCRETE TOPPING AS INDICATED IN SPOT ELEVATIONS8' - 0"8' - 0"8' - 0"8' - 0"8' - 0"8' - 0"7 1/2"9' - 0"NO PARKING
16NO PARKING1
1108BSB1B1091171P411PARCEL119101DMECH101D101AR6.5hR6.5h14SB1ASA1A116A___________________A4402HALL121HALL121HALL1216' - 3 7/8"NOTE: ALL STEEL AT COMMUNITY ROOM AREA TO BE FIREPROOFED SIM. TO STEEL AT FIRST FLOOR GARAGE11282828A4121716A4117A411118910KEYED SHEET NOTES#1FLOOR DRAIN2INSULATE UNDERSIDE OF PLANK ABOVE IN HATCHED AREA, SEE3MECHANICAL AREA WELL4BIKE RACK5TRASH/RECYCLING CHUTE6OUTLINE OF CANOPY ABOVE7CANOPY DOWNSPOUT825" DEEP PLASTIC LAMINATE COUNTERTOP9WASHER/DRYERS10CLOSET HANGING ROD AND SHELF, SEE11POWER DOOR OPERATOR BUTTONS12FLOOR MOP SINK13PARKING GARAGE EXHAUST FAN14STAINLESS STEEL CORNER GUARD15TENANT DIRECTORY/INTERCOM SYSTEM16PAINT 'NO PARKING' ON ACCESS AISLE FLOOR, SEE17MECHANICAL SHAFT TO ROOF18MOP HOLDER19FDC CONNECTION20SURFACE MOUNTED FIRE EXTINGUISHER, SEE21SEMI RECESSED FIRE EXTINGUISHER CABINET22SEGMENTAL RETAINING WALL, SEE LANDSCAPE23RECESSED METAL FLOOR MAT, SEE24ELECTRIC METERS25GAS METERS26CONCRETE CURB STOP27TRENCH DRAIN/2A10028MECHANICAL LOUVER, SEE MECH. FOR SIZE/HT. ABOVE FLOOR29SUMP PIT, SEE MECH.GRID LEGENDGRID1,2,8,9,A,B,F,GLOCATIONF.O. BELOW GRADE CMU WALL AND MASONRY3F.O. SHEATHING4,5,D,E CL OF PRECAST COLUMNS6F.O. PRECAST BEAM AND MASONRY7 F.O. BELOW GRADE CMU WALLCF.O. BELOW GRADE CMU AND F.O. SHEATHINGDRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:Raspberry Ridge IIBID PACKAGE 2Raspberry Ridge IIMainstreet and 6th Avenue SouthHopkins, MN 55343 NOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2020 BY LHB, INC. ALL RIGHTS RESERVED.701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.2029THIS SQUARE APPEARS 1/2"x1/2" ON FULL SIZE SHEETS NODATEISSUED FORNO DATEREVISIONABC1234CLIENT:614 North First StreetSuite 100Minneapolis, MN 55401Raspberry RidgeLimited Partnership3 08.11.2020 PRICING4 10.02.2020 CITY DESIGN CONCEPTN5 11.20.2020 PRELIMINARY PRICINGGENERAL SHEET NOTES1. SEE G001 AND G002 FOR CODE PLANS & INFORMATION2. SEE G010 FOR PROJECT NOTES INCLUDING-GENERAL BUILDING PLAN NOTES-GENERAL UNIT PLAN NOTES-GENERAL KITCHEN NOTES-GENERAL BATHROOM NOTES-GENERAL ELEVATOR NOTES-GENERAL DETAIL NOTES-GENERAL PUBLIC STAIR NOTES-GENERAL PARKING PLAN NOTES-GENERAL SHAFT DETAIL NOTES-GENERAL ROOF NOTES3. SEE SHEET A701 FOR TYPICAL MOUNTING HEIGHTS6 12.21.2020 HUD REVIEWBIM 360://190468 Hopkins Village II/190468 Hopkins Village II A20.rvt12/21/2020 3:21:26 PMA101AuthorChecker190438FIRST FLOOR PLAN12/21/20201/8" = 1'-0"1FIRST FLOOR
UPUPW/DW/DW/DW/DW/DW/DREF.REF.REF.W/DREF.REF.REF.REF.REF.REF.REF.WWDDW/DREF.REF.UPUPUPREF.A2011A2012A2022A20212A302_____________________2A301_____________________1A301_____________________1A302_____________________1BR - B12102BR - B32062BR - B22031BR - A1202LAUNDRY214A3BR - B1212F2BR - B12053BR - B42083BR - B3207DATA215ELEVATOR LOBBYE21BR - B2211GAB38C77' - 4"30' - 4 1/2"22' - 7 1/2"62' - 8"24' - 8"41' - 4"21' - 8"3' - 0" 14' - 8" 23' - 0" 19' - 4"59' - 8"20' - 0" 20' - 8"ED64912JANITOR214B53BR - B22012BR - B3v2041A311_____________________2A311_____________________3A311_____________________5A311_____________________1A312_____________________2A312_____________________4A312_____________________TRASH CHUTEACCESS2136A311_____________________87' - 8"5A312_____________________6A312_____________________2BR- B42094A311_____________________WD8B1WD8B1B1WD8B1WD8FLSWD8FLSWD8FLSR10.5hS62hR10.5hP4P6.5hS62hP61hP61hS42h___________________A4023___________________A4013ELEV.ESTAIR BSB2E2214A213SA2STAIR ASA25' - 4" 6' - 4" 2' - 4" 5' - 2"3' - 6"3' - 10"5' - 0 1/4"10' - 2"10' - 2"5' - 0 1/4"4' - 4 1/8"4' - 10"2' - 4"5' - 9 3/8"5' - 4"6' - 10" 12' - 4" 5' - 6"5' - 8"9' - 10"10' - 10"4' - 8"2' - 4"2' - 0"4' - 0"3' - 0"3' - 0"10' - 10"3' - 10"5' - 0"5' - 0"2' - 4"4' - 10"10' - 2"9' - 0"5' - 0"3' - 6"8' - 2"3' - 0"3' - 0"4' - 0"160' - 4"214B215A4121415A41133A312_____________________141755171414U441hU661h5"30' - 4 1/2"23' - 0"33' - 2"32' - 9 3/8"11 3/8"8' - 2 1/2"11 3/8"27' - 0 7/8"5"T4PT4S62hS62h5"12' - 8 1/4"33' - 2"38' - 7 3/4"5"1' - 11"5"5' - 0"5' - 0"5' - 2"6' - 2"11' - 4"11' - 4"5' - 8"5' - 4"5' - 4"10' - 0"39' - 8"10' - 8"2' - 4"3' - 0" 5' - 8" 9' - 0" 1' - 8"2' - 4" 4' - 10" 9' - 2" 5' - 0" 4' - 4" 10' - 8" 4' - 4" 1' - 8"2' - 4"4' - 10" 9' - 0" 4' - 10"2' - 4"6' - 8" 9' - 0" 10' - 2" 4' - 10"2' - 4"1' - 8" 4' - 4" 11' - 4" 4' - 4"1' - 8"2' - 4" 4' - 4" 12' - 4"96' - 10"1' - 2"1' - 2"96' - 10"7' - 4" 11' - 11" 5' - 8" 2' - 4" 5' - 2" 10' - 1" 9' - 10" 5' - 8" 2' - 4" 5' - 2" 8' - 4" 5' - 2" 2' - 4" 5' - 8" 6' - 10" 3' - 0"60' - 4"43' - 10"19' - 8"35' - 4"3' - 0" 6' - 8" 3' - 0" 3' - 0" 4' - 0"TYP. AT UNIT SEP. WALLS U.N.O.U461hU661hR6.5h19' - 2"24' - 8"5" 9" 36' - 5 1/4"33' - 2"35' - 10 5/8" 17' - 9 1/2" 5' - 1 3/4" 27' - 11 7/8" 5"2' - 4"32' - 3 1/4"11' - 1 3/4" 5"5"19' - 9 3/4"11' - 3 3/8"10"26' - 8 7/8"10"5' - 2 1/4"10"28' - 7 7/8"5"TYP. AT RECESSED ENTRIESR6.5hTYP. AT CORRIDOR WALLS U.N.O.R6.5hR4.5hTYP. AT RECESSESR4.5hR4.5hR10.5hR10.5hP6.5hR10.5hR10.5hU481hNOTE: SECOND, THIRD, AND FOURTH FLOORS ARE SIM., ALL DISCREPANCIES NOTED HERE-ALL FIRST DIGIT DOOR AND ROOM NUMBERS ARE '3' AT 3RD FLOOR AND '4' AT 4TH FLOOR-SEE ELEVATIONS AND WALL SECTIONS FOR BRICK WALL TO FIBER SUBSTRATE LAP SIDING TRANSITIONS-SEE STAIR PLAN SHEETS FOR STAIR DESIGN VARIATIONS FROM FLOOR TO FLOORSTORAGE ROOM @ 3RD AND 4TH FLOORSUNIT TYPE 1BR - B3 AT 3RD, 4TH FLOOR, SEEFLEX ROOM @ 3RD FLOOR, SEE/5A160A4121112SB2/2A102___________________A4402HALL216HALL216KEYED SHEET NOTES#1FLOOR DRAIN2INSULATE UNDERSIDE OF PLANK ABOVE IN HATCHED AREA, SEE3MECHANICAL AREA WELL4BIKE RACK5TRASH/RECYCLING CHUTE6OUTLINE OF CANOPY ABOVE7CANOPY DOWNSPOUT825" DEEP PLASTIC LAMINATE COUNTERTOP9WASHER/DRYERS10CLOSET HANGING ROD AND SHELF, SEE11POWER DOOR OPERATOR BUTTONS12FLOOR MOP SINK13PARKING GARAGE EXHAUST FAN14STAINLESS STEEL CORNER GUARD15TENANT DIRECTORY/INTERCOM SYSTEM16PAINT 'NO PARKING' ON ACCESS AISLE FLOOR, SEE17MECHANICAL SHAFT TO ROOF18MOP HOLDER19FDC CONNECTION20SURFACE MOUNTED FIRE EXTINGUISHER, SEE21SEMI RECESSED FIRE EXTINGUISHER CABINET22SEGMENTAL RETAINING WALL, SEE LANDSCAPE23RECESSED METAL FLOOR MAT, SEE24ELECTRIC METERS25GAS METERS26CONCRETE CURB STOP27TRENCH DRAIN/2A10028MECHANICAL LOUVER, SEE MECH. FOR SIZE/HT. ABOVE FLOOR29SUMP PIT, SEE MECH.GRID LEGENDGRID1,2,8,9,A,B,F,GLOCATIONF.O. BELOW GRADE CMU WALL AND MASONRY3F.O. SHEATHING4,5,D,E CL OF PRECAST COLUMNS6F.O. PRECAST BEAM AND MASONRY7 F.O. BELOW GRADE CMU WALLCF.O. BELOW GRADE CMU AND F.O. SHEATHINGFG1BR - B3402DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:Raspberry Ridge IIBID PACKAGE 2Raspberry Ridge IIMainstreet and 6th Avenue SouthHopkins, MN 55343 NOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2020 BY LHB, INC. ALL RIGHTS RESERVED.701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.2029THIS SQUARE APPEARS 1/2"x1/2" ON FULL SIZE SHEETS NODATEISSUED FORNO DATEREVISIONABC1234CLIENT:614 North First StreetSuite 100Minneapolis, MN 55401Raspberry RidgeLimited Partnership3 08.11.2020 PRICING4 10.02.2020 CITY DESIGN CONCEPTN5 11.20.2020 PRELIMINARY PRICINGGENERAL SHEET NOTES1. SEE G001 AND G002 FOR CODE PLANS & INFORMATION2. SEE G010 FOR PROJECT NOTES INCLUDING-GENERAL BUILDING PLAN NOTES-GENERAL UNIT PLAN NOTES-GENERAL KITCHEN NOTES-GENERAL BATHROOM NOTES-GENERAL ELEVATOR NOTES-GENERAL DETAIL NOTES-GENERAL PUBLIC STAIR NOTES-GENERAL PARKING PLAN NOTES-GENERAL SHAFT DETAIL NOTES-GENERAL ROOF NOTES3. SEE SHEET A701 FOR TYPICAL MOUNTING HEIGHTS6 12.21.2020 HUD REVIEWBIM 360://190468 Hopkins Village II/190468 Hopkins Village II A20.rvt12/21/2020 3:21:34 PMA102AuthorChecker190438SECOND FLOOR PLAN(3RD & 4TH FL. SIM.)12/21/20201/8" = 1'-0"1SECOND FLOOR (3RD AND 4TH FL. SIM.)1/8" = 1'-0"2FOURTH FLOOR (PARTIAL)
Memorandum
3701 WAYZATA BLVD, SUITE 100 | MINNEAPOLIS, MN 55416 | 763.475.0010 | WWW.SRFCONSULTING.COM
SRF No. 13463.00
To: Jason Lindahl
City of Hopkins
From: Matt Pacyna, PE, Principal
Zach Toberna, EIT, Engineer
Date: January 12, 2021
Subject: Hopkins Village II Traffic and Parking Study
Introduction
SRF has completed a traffic and parking study for the proposed residential development located in
the southwest quadrant of the Mainstreet and 6th Avenue intersection in Hopkins, MN (Figure 1).
The main objectives of this study are to review existing operations within the study area, evaluate
traffic and parking impacts to the adjacent roadway network, and recommend any necessary
improvements to accommodate the proposed development. The following sections provide the
assumptions, analysis, and study conclusions offered for consideration.
Existing Conditions
The existing conditions were reviewed to establish a baseline to identify any future impacts associated
with the proposed development. The evaluation of existing conditions includes various data collection
efforts and an intersection capacity analysis, which are outlined in the following sections. Detailed
information regarding parking impacts are discussed later in this memorandum.
Data Collection
Vehicle turning movement and pedestrian/bicyclist counts were collected by SRF during the a.m. and
p.m. peak periods of the week of January 27, 2020 at the following intersections:
• Mainstreet and 5th Avenue S
• Mainstreet and 6th Avenue S
• Mainstreet and 7th Avenue S
• 6th Avenue S and Hopkins Village Driveways (2)
Observations were also completed to identify area roadway characteristics (i.e. roadway geometry,
speed limits, and traffic controls) and parking utilization and regulations. Currently, all roadways within
the study area are two-lane undivided facilities with 30-mile per hour (mph) posted speed limits. Note
that 5th Avenue S is classified as a major collector roadway, while other area roadways are classified
as local streets. The intersections along Mainstreet at 5th Avenue S and 7th Avenue S are both
signalized. All other study intersections are side-street stop controlled. No overnight parking is
allowed along Mainstreet, while parking is allowed along 6th Avenue and 7th Avenue. Detailed parking
utilization information is provided later in this document. Existing geometrics, traffic controls, and
volumes within the study area are shown in Figure 2. The existing plat for the site is included in the
Appendix, which illustrates an existing alley easement thru the site.
NORTHNorth02013463
December 2020
Project Location Figure 1H:\Projects\13000\13463\TraffStudy\update\Figures\Fig01_Project Location.cdrHopkins Village II Traffic/Parking Study
City of Hopkins
Project
Location
Mainstreet 7th Ave N7th Ave S6th Ave N6th Ave S5th Ave S5th Ave N169
3
HENNEPIN
COUNTY 8th Ave S1st St S
Excelsi
o
r
Bl
v
d
11th Ave S
NORTHNorth02013463
December 2020
Existing Conditions Figure 2H:\Projects\13000\13463\TraffStudy\update\Figures\Fig02_Existing Conditions.cdrHopkins Village II Traffic/Parking Study
City of Hopkins (7) 4(3) 0(26) 207th Ave S3 (15)4 (10)8 (10) Mainstreet
(19) 0
(195) 89
(40) 11
2 (23)
108 (174)
13 (16)7th Ave N (19) 10(8) 5(36) 246th Ave S5 (6)3 (1)11 (5) Mainstreet
(8) 1
(193) 109
(30) 7
12 (10)
108 (188)
21 (17)6th Ave N (92) 76(111) 84(56) 555th Ave S44 (73)79 (95)2 (4) Mainstreet
(79) 37
(63) 27
(92) 80
6 (9)
21 (50)
30 (45)5th Ave NMainstreet
7th Ave S5th Ave S169
ROAD18
3
HENNEPIN
COUNTY 8th Ave S1st St S
Excelsior Blvd
(1) 0(26) 20(2) 56th Ave S10 (5)13 (22)3 (11) North Access
(4) 2
(0) 0
(0) 0
17 (28)
0 (1)
3 (3)5th Ave S (0) 2(23) 116th Ave S5 (5)11 (20) South Access
(6) 14
(0) 1 6th Ave S5,300
25,2505,400
XX
(XX)
X,XXX
- A.M. Peak Hour Volume
- P.M. Peak Hour Volume
- Existing Average Daily Traffic
- Side-Street Stop Control
- Signalized Control
LEGEND
Hopkins Village II Traffic and Parking Study January 12, 2021
Page 4
Intersection Capacity Analysis
An existing intersection capacity analysis was completed using Synchro/SimTraffic software to
establish a baseline condition to which future traffic operations could be compared. Capacity analysis
results identify a Level of Service (LOS) which indicates how well an intersection is operating.
Intersections are graded from LOS A through LOS F. The LOS results are based on average delay
per vehicle, which correspond to the delay threshold values shown in Table 1. LOS A indicates the
best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall
intersection LOS A though LOS D is generally considered acceptable in the Twin Cities area.
Table 1. Level of Service Criteria for Signalized and Unsignalized Intersections
LOS Designation Signalized Intersection
Average Delay/Vehicle (seconds)
Unsignalized Intersection
Average Delay/Vehicle (seconds)
A ≤ 10 ≤ 10
B > 10 - 20 > 10 - 15
C > 20 - 35 > 15 - 25
D > 35 - 55 > 25 - 35
E > 55 - 80 > 35 - 50
F > 80 > 50
For side-street stop/yield-controlled intersections, special emphasis is given to providing an estimate
for the level of service of the side-street approach. Traffic operations at an unsignalized intersection
with side-street stop/yield control can be described in two ways. First, consideration is given to the
overall intersection level of service. This takes into account the total number of vehicles entering the
intersection and the capability of the intersection to support these volumes.
Second, it is important to consider the delay on the minor approach. Since the mainline does not have
to stop, the majority of delay is attributed to the side-street approaches. It is typical of intersections
with higher mainline traffic volumes to experience high-levels of delay (i.e. poor levels of service) on
the side-street approaches, but an acceptable overall intersection level of service during peak hour
conditions.
Results of the existing intersection capacity analysis shown in Table 2 indicates that all study
intersections currently operate at an acceptable overall LOS C or better during the a.m. and p.m. peak
hours. All side-street approaches currently operate at LOS A. There are no significant queues that
were observed. Although it should be noted that the 95th percentile northbound queues along
6th Avenue S at Mainstreet extend between 30 and 40 feet, which do not currently impact the existing
Hopkins Village north access.
Hopkins Village II Traffic and Parking Study January 12, 2021
Page 5
Table 2. Existing Intersection Capacity Analysis
Intersection A.M. Peak Hour P.M. Peak Hour
LOS Delay LOS Delay
Mainstreet and 5th Avenue S (1) C 21 sec. B 17 sec.
Mainstreet and 6th Avenue S (2) A/A 5 sec. A/A 5 sec.
Mainstreet and 7th Avenue S (1) A 5 sec. A 6 sec.
6th Avenue S and Hopkins Village North Access (2) A/A 5 sec. A/B 5 sec.
6th Avenue S and Hopkins Village South Access (2) A/A 4 sec. A/A 4 sec.
(1) Indicates a signalized intersection, where the overall LOS is shown.
(2) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach
LOS; the delay shown represents the worst side-street approach delay.
Proposed Development
The proposed development is in the southwest quadrant of the Mainstreet and 6th Avenue S
intersection, which is currently a parking lot for the Hopkins Village Apartments. The project would
reconfigure the existing surface parking lot in the northeast portion of the site and construct a low-
rise apartment building with 43 dwelling units, 43 covered parking spaces, and 11 surface spaces. Note
that the proposed residential units are expected to be income limited affordable workforce housing.
The reconfigured parking lot for the existing Hopkins Village Apartments is expected to have 91
surface parking spaces remaining upon completion. The existing Hopkins Village Apartments has
148 parking spaces today, which is a 57-space reduction. The site plan for the proposed development
is illustrated in Figure 3.
The proposed development was assumed to be fully completed by the end of year 2022. Access is
proposed along 6th Avenue S, approximately 125 feet south of Mainstreet. Based on the proposed
development site plan, there would be a net decrease of one (1) driveway along 6th Avenue S, which
would add approximately one (1) on-street parking space. Further discussion regarding site access,
parking, and the site plan is provided later in this memorandum.
Year 2023 Build Conditions
To help determine impacts associated with the proposed development, traffic forecasts were
developed for year 2023 build conditions (i.e. one year after anticipated completion). The year 2023
condition accounts for general area background growth and traffic generated by the proposed
development. The evaluation of the year 2023 build condition focuses on an intersection capacity
analysis. Parking impacts are discussed later in this memorandum.
NORTHNorth02013463
December 2020
Site Plan Figure 3H:\Projects\13000\13463\TraffStudy\update\Figures\Fig03_Site Plan.cdrHopkins Village II Traffic/Parking Study
City of Hopkins
Hopkins Village II Traffic and Parking Study January 12, 2021
Page 7
Background Growth
To account for general background growth in the area, an annual growth rate of one-half (0.5) percent
was applied to the existing peak hour traffic volumes to develop year 2023 background forecasts. This
growth rate is consistent with historical growth in the study area (based on MnDOT ADT volumes)
and Southwest Light Rail Transit (SWLRT) forecasts.
Trip Generation
To account for traffic impacts associated with the proposed development, a trip generation estimate
for the proposed land use was developed for the a.m. and p.m. peak hours and on a daily basis. The
estimate, shown in Table 3, was developed using the ITE Trip Generation Manual, Tenth Edition. Note
that a 10 percent modal reduction was applied to the proposed development trip generation to account
for available and planned transit options in the study area, which include Metro Transit Routes 12,
612, 615, 664, 670 and the future Green Line LRT which is expected to be operational b y year 2023.
This modal reduction also accounts for the walkability of Downtown Hopkins and regional trail
connections near the proposed development.
Table 3. Trip Generation Estimates
Proposed Land Use Type (ITE Code) Size
A.M. Peak
Hour Trips
P.M. Peak
Hour Trips Daily
Trips In Out In Out
Low-Rise Multifamily Housing (220) 43 Units 5 15 15 9 315
Modal Reduction (10 percent) (-1) (-1) (-1) (-1) (-32)
Total Site Trips 4 14 14 8 283
Accounting for the modal reductions, the proposed development is expected to generate a total of
approximately 18 a.m. peak hour, 22 p.m. peak hour, and 283 daily trips. These trips were distributed
throughout the area based on the directional distribution shown in Figure 4, which was developed
based on existing area travel patterns and engineering judgment. A majority of vehicular trips (i.e. 60
percent) to/from the proposed development are expected to use 5th Avenue to access key arterials
such as Excelsior Boulevard and Highway 7. Other vehicular trips are more evenly distributed along
roadways such as Mainstreet and Excelsior Boulevard (to the west). The resultant year 2023 build
condition traffic forecasts are shown in Figure 5, which illustrates the expected intersection and
driveway turning movement volumes during the a.m. and p.m. peak hours.
NORTHNorth02013463
December 2020
Directional Distribution Figure 4H:\Projects\13000\13463\TraffStudy\update\Figures\Fig04_Directional Distribution.cdrHopkins Village II Traffic/Parking Study
City of Hopkins
Mainstreet 7th Ave N7th Ave S6th Ave N6th Ave S5th Ave S169
3
HENNEPIN
COUNTY 8th Ave S1st St S
Excelsi
o
r
B
l
v
d
11th Ave S10%30%
15%
15%30%
NORTHNorth02013463
December 2020
Year 2023 Build Conditions Figure 5H:\Projects\13000\13463\TraffStudy\update\Figures\Fig05_Year 2023 Build Conditions.cdrHopkins Village II Traffic/Parking Study
City of Hopkins (10) 5(5) 0(30) 207th Ave S5 (15)5 (10)10 (15) Mainstreet
(20) 0
(205) 95
(45) 15
5 (25)
115 (180)
15 (20)7th Ave N (25) 15(10) 5(45) 356th Ave S5 (10)5 (5)15 (5) Mainstreet
(10) 5
(200) 110
(35) 10
15 (10)
110 (195)
25 (25)6th Ave N (95) 80(115) 85(60) 605th Ave S50 (80)80 (100)5 (5) Mainstreet
(85) 45
(65) 30
(95) 85
10 (10)
25 (55)
30 (50)5th Ave NMainstreet
7th Ave S5th Ave S169
3
HENNEPIN
COUNTY 8th Ave S1st St S
Excelsior Blvd (5) 5(25) 156th Ave S20 (25)15 (20) Site Access
(20) 30
(5) 5
6th Ave S
XX
(XX)
X,XXX
- A.M. Peak Hour Volume
- P.M. Peak Hour Volume
- Existing Average Daily Traffic
- Side-Street Stop Control
- Signalized Control
LEGEND
5,675
25,8005,560
Hopkins Village II Traffic and Parking Study January 12, 2021
Page 10
Intersection Capacity Analysis
To determine how the adjacent roadway network will accommodate the year 2023 build conditions,
an intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the
year 2023 build condition intersection capacity analysis shown in Table 4 indicates that all study
intersections are expected to continue to operate at an acceptable overall LOS C or better during the
a.m. and p.m. peak hours. Side-street approaches and driveways are also expected to operate at an
acceptable LOS A or B with minimal delays. No significant queues are expected. Note that the 95th
percentile northbound queues along 6th Avenue S at Mainstreet extend between 35 and 40 feet, which
is not expected to impact the proposed Hopkins Village II access. Therefore, no roadway
improvements are necessary to accommodate the proposed development from a roadway capacity
perspective.
Table 4. Year 2023 Build Intersection Capacity Analysis
Intersection A.M. Peak Hour P.M. Peak Hour
LOS Delay LOS Delay
Mainstreet and 5th Avenue S (1) C 21 sec. B 17 sec.
Mainstreet and 6th Avenue S (2)mi A/A 6 sec. A/A 5 sec.
Mainstreet and 7th Avenue S (1) A 4 sec. A 6 sec.
6th Avenue S and Hopkins Village Access (2) A/B 11 sec. A/B 12 sec.
(1) Indicates a signalized intersection, where the overall LOS is shown.
(2) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach
LOS; the delay shown represents the worst side-street approach delay.
Parking Review
Existing parking surveys on site were completed to determine the amount of available parking prior
to the proposed development. The surveys were conducted on both a weekday and weekend during
the overnight hours, which coincide with the peak parking demand for the existing and proposed
residential developments. These surveys occurred in February 2020, prior to any COVID-19 impacts.
Results of the existing off-street parking surveys are shown in Table 5.
Table 5. Existing Off-Street (Site) Parking Information
Parking
Information
Survey Period
Tuesday (2/4/20)
12:00 a.m.
Thursday (2/6/20)
12:00 a.m.
Saturday (2/8/20)
12:00 a.m.
Demand 76 73 80
Supply 148 148 148
Surplus/(Deficit) +72 +75 +68
Hopkins Village II Traffic and Parking Study January 12, 2021
Page 11
To determine if the existing reconfigured parking lot along with the new parking supply for the
proposed development will meet the demand for the entire site, a detailed parking review was
completed using the City’s B-2 Central Business District zoning code, the observed parking demand,
and the ITE Parking Generation Manual, 5th Edition. The following information summarizes the parking
demand review, which is illustrated in Table 6.
1) The City of Hopkins B-2 Central Business District Zoning requires a minimum of one (1) enclosed
parking stall per unit for Hopkins Village II and one-half space per unit for Hopkins Village I
(defined as homes for the elderly). Based on these standards, the proposed development is
required to provide 43 enclosed parking spaces. As noted earlier, the proposed development is
planning to provide 54 (43 enclosed, 11 surface) spaces, which meets the zoning requirement as a
standalone site. The Hopkins Village I site is required to have a minimum of 80 spaces (based on
the existing 161 units), which is expected to be accommodated with the remaining available
parking on-site.
2) The existing observed peak parking demand for the site (i.e. Hopkins Village I) was 80 spaces,
which equates to a 68-space surplus today. This parking rate is approximately 0.5 parking spaces
per unit, based on the existing 161 units, which is similar to the ITE rate for affordable senior
housing (ITE code 223).
3) Upon completion of the proposed development, there is expected to be a total parking supply of
134 spaces (91 surface lot and 43 covered spaces) for the entire site.
a. 54 of the 134 spaces would be designated for the Hopkins Village II development, which
leaves 80 spaces for the Hopkins Village I development.
4) The average and 85th percentile parking demand for the proposed development (i.e. Hopkins
Village II) based on ITE Land Use Code 223 is approximately 43 and 57 spaces, respectively.
a. This equates to a range from a three (3)-space deficit to an 11 space surplus for the proposed
Hopkins Village II development.
5) The parking demand for the entire Hopkins Village site (I and II) is estimated to range from
approximately 123 to 137 spaces, which equates to a three (3)-space deficit to an 11 space surplus.
a. Note that this approach does not account for any parking demand reductions associated with
the existing and proposed Hopkins Village developments, which could occur over time,
particularly once SWLRT is operational.
b. Parking data collected by the Institute of Transportation Engineers (ITE) at several similar
developments with and without the presence of a rail line within a half-mile indicates that the
having a rail transit option nearby can reduce the expected parking demand for the proposed
development by approximately 10 to 20 percent.
Hopkins Village II Traffic and Parking Study January 12, 2021
Page 12
c. Note that this approach does not consider other key factors that could further reduce the
parking demand for the proposed development. These factors include several restaurants,
retail stores, and a supermarket within a quarter mile of the proposed development. In
addition, there is a regional trail approximately 500 feet from the proposed development which
provides access and connectivity to other employment, entertainment, and recreational areas
in the region. These factors could reduce the parking demand by up to an additional 15 percent
based on trip generation information from ITE.
Table 6. Parking Review Summary
* The range represents the average and 85th percentile parking demand based on the ITE Parking Generation Manual.
The proposed parking supply is expected to be adequate to accommodate the proposed development,
given the likelihood of potential transit/multimodal reductions in overall parking demand. However,
during peak parking times, there may be up to a three (3) space deficit. The developer should take
steps to ensure adequate parking on site, if possible. Snow storage on parking spaces should be limited
during winter months.
Note that on-street parking utilization was reviewed along 6th Avenue and 7th Avenue, south of
Mainstreet, where overnight parking is allowed (no overnight parking is allowed on Mainstreet).
Results of the on-street parking surveys summarized in Table 7, which occurred during the overnight
hours during February 2020, indicates there is a surplus of on-street parking spaces along 6th Avenue
and 7th Avenue. The surplus spaces are within approximately 500 feet of the proposed development
and could be leveraged by residents or guests of the proposed development, if needed.
Table 7. Existing On-Street Parking Information
Parking Information Supply
Demand
Surplus /
(Deficit) Tuesday
(2/4/20)
12:00 a.m.
Thursday
(2/6/20)
12:00 a.m.
Saturday
(2/8/20)
12:00 a.m.
6th Avenue
(Mainstreet to 2nd Street) 44 25 32 27 12 to 19
7th Avenue
(Mainstreet to 2nd Street) 43 31 36 32 7 to 12
Development Parking Spaces
Existing Peak Parking Demand (Hopkins Village I) 80
Proposed Development Parking Demand (Hopkins Village II) * 43 to 57
Total Site Parking Demand (Hopkins Village I and II) 123 to 137
Proposed Supply (Hopkins Village I and II) 134
Surplus / (Deficit) (-3) to +11
Hopkins Village II Traffic and Parking Study January 12, 2021
Page 13
Site Plan Review
A review of the proposed site plan was completed to identify any issues and recommend potential
improvements with regard to site access, traffic circulation, and parking. The following information
summarizes the findings.
Site Access
There is one (1) driveway proposed along 6th Avenue S as compared to the two (2) driveways that
currently provide access to the Hopkins Village I development. Reducing the number of driveways
along 6th Avenue S to the proposed development helps to limit potential conflicts, improve safety,
and minimize impacts to on-street parking availability.
Traffic Circulation and Parking
As currently proposed, the access configuration and parking layout limits external site circulation,
which improves the overall safety of the site. With the larger number of compact parking spaces,
residents of both the existing and proposed Hopkins Village developments should be encouraged or
assigned to use these spaces if they drive smaller vehicles to limit any potential issues with loss of
parking spaces for larger vehicles.
Truck turning movements should be reviewed to ensure that garbage/delivery trucks have adequate
accommodations to negotiate internal parking lot aisles, any landscaping and signage should be located
to not create any sight distance issues at the proposed driveways, and on-street parking regulations
should be reviewed and modified if additional on-street parking adjacent to the proposed development
is needed.
Multimodal Access
Consideration of providing a sidewalk connection from 6th Avenue to Hopkins Village I should be
considered to provide improved connectivity.
Summary and Conclusions
The following study summary and conclusions are offered for your consideration:
1) Results of the existing intersection capacity analysis indicates that all study intersections currently
operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours.
2) The proposed development is expected to generate a total of approximately 18 a.m. peak hour,
22 p.m. peak hour, and 283 daily trips.
3) Results of the year 2023 build condition intersection capacity analysis indicates that all study
intersections are expected to continue to operate at an acceptable overall LOS C or better during
the a.m. and p.m. peak hours.
4) No roadway improvements are necessary to accommodate the proposed development from a
roadway capacity perspective.
Hopkins Village II Traffic and Parking Study January 12, 2021
Page 14
5) The observed existing peak parking demand for the site (i.e. Hopkins Village I) was 80 spaces,
which equates to a 68-space surplus today.
6) The average and 85th percentile parking demand for the proposed development (i.e. Hopkins
Village II) is approximately 43 and 57 spaces, respectively, which equates to a range of a three (3)
space deficit to an 11-space surplus.
7) The parking demand for the entire Hopkins Village site (I and II) is estimated to range from
approximately 123 to 137 spaces, which equates to a range of a three (3) space deficit to an 11-
space surplus. Note this is prior to any potential transit or multimodal parking reductions.
8) The proposed parking supply is expected to be adequate to accommodate the proposed
development during most peak parking times, although the developer should look at opportunities
to provide additional parking on site, if possible, including:
a. Limit parking spaces used to store snow during winter months.
b. Residents of Hopkins Village should be encouraged or assigned to compact parking spaces if
they have a smaller vehicle.
c. There is expected to be available on-street parking capacity to accommodate the minimal
(three (3) space) deficit if it occurs.
9) Truck turning movements should be reviewed to ensure that garbage/delivery trucks have
adequate accommodations to negotiate internal parking lot aisles.
10) Any landscaping and signage should be located to not create any sight distance issues a t the
proposed driveways.
11) On-street parking regulations should be reviewed and modified if additional on-street parking
adjacent to the proposed development is needed.
12) Providing a sidewalk connection from 6th Avenue to Hopkins Village I should be considered to
provide improved connectivity.
H:\Projects\13000\13463\TraffStudy\update\Reports\Report|13463_HopkinsVillageII_Traffic_Parking_Study_210112.docx
Appendix
From:Bob@burnsy.us
To:Dan Walsh
Cc:Mary Kay Burns
Subject:Re: Notice
Date:Tuesday, January 12, 2021 10:13:45 AM
Thanks Dan,
We appreciate it, and it looks very nice!
Bob Burns
621 Mainstreet
Hopkins, MN 55343
From: Dan Walsh <dwalsh@trellismn.org>
Sent: Tuesday, January 12, 2021 10:03 AM
To: Bob@burnsy.us <bob@burnsy.us>
Cc: Mary Kay Burns <marykay@burnsy.us>
Subject: RE: Notice
Bob,
Thanks for reaching out and sorry the link doesn’t work for you. I will investigate, but it does work for me. The link goes to a web site with pictures and information on the development and a box to submit questions and feedback. I have pasted all the text and images below (including a map). Do these work? If you
have further questions or feedback, I am happy to continue corresponding by email or touching base by phone.
Thanks again,
Dan
Coming Spring 2022
Property Name: Raspberry Ridge II
Location: Southwest corner of Mainstreet and 6th Avenue South, Hopkins
Developer, Long Term Owner and Manager: Trellis Co.
Description: New urban workforce apartments for families at affordable prices offering amenities, plenty of privacy and the opportunity to be part of a welcoming community. Apartments include free underground and surface parking. Units will have open
layouts and beautifully designed kitchens with dishwashers, microwaves and washers-dryers. Residents will also enjoy many common amenities including a community room, computer room, fitness center, playground and plaza, secure bike fix-it/storage room
and secure package room to ensure deliveries without even needing to leave the comforts of home. The 43-unit four-story building has secure access entry and on-site management and maintenance to ensure the new homes are as maintenance and care-free as
possible!
Site Plan - The building will be situated along the existing sidewalks on the southwest corner of Mainstreet and 6th Avenue South. Parking will be behind the building and screened with dense plantings. One access drive on 6th Avenue South, serving parking in
the surface lot and under the new building, simplifies traffic flow and increases street parking.
1st Floor Plan - Common, active areas of the building including a community room, fitness room and bike storage/fix-it station will be located along the more public Mainstreet side of the building (to the right in this drawing). First floor apartments will be
oriented along 6th Avenue South (along the bottom of the drawing) with parking access at the rear of the building.
Exterior View from Mainstreet - Ground floor storefront windows, extensive use of brick, canopies, cornices and other traditional details will connect the building to Hopkins’ historic downtown district.
<strong>Exterior View from Mainstreet</strong> - Gorund floor storefront windows, extensive use of brick, canopies, cornices and other traditional details will connect the building to Hopkins’ historic downtown district.
Exterior View from Mainstreet at Corner - The tower-like element at the corner of Mainstreet and 6th Avenue South will serve as a gateway to downtown with large expanses of glass along Mainstreet to animate and illuminate the pedestrian experience.
<strong>Exterior View from Mainstreet at Corner</strong> - The tower-like element at the corner of Mainstreet and 6th Avenue South will serve as a gateway to downtown with large expanses of glass along Mainstreet to animate and illuminate the pedestrian experience.
Exterior View from 6th Avenue South - The scale along the east side of the building will be lower and more horizontal, to reflect the existing residential scale of 6th Avenue South. The use of brick, canopies, cornices and other traditional details continues on
this less prominent side of the building.
We invite your questions, comments, and/or feedback about this development.
Dan Walsh | Vice President, Housing Development
Direct (612) 274-7817 | Cell (612) 710-1232
dwalsh@trellismn.org
614 1st Street North, Suite 100
Minneapolis, Minnesota, 55401
trellismn.org
From: Bob@burnsy.us <bob@burnsy.us>
Sent: Tuesday, January 12, 2021 9:14 AM
To: Dan Walsh <dwalsh@trellismn.org>
Cc: Mary Kay Burns <marykay@burnsy.us>
Subject: Notice
Hi Dan,
We received your letter yesterday regarding a new development in Hopkins, on 7th Street.
Unfortunately, there was not a map included in the envelope, and when I went to the link provided in the letter - https://tinyurl.com/raspberryridgeii-feedback that did not work either.
Can you help us out?
Thanks Dan,
Bob Burns
621 MainstreetHopkins, MN 55343
From:Dan Walsh
To:Gene Maxwell External
Subject:Conversation re: new development
Gene,
Thanks for the call. Planning for street parking during construction and parking for
construction workers are both important issues, and we agree with both of your proposals.
We will be in touch regarding the parking for construction workers. Summary of what we
talked about is below:
Street parking: 30 minute parking near midnite market and closer to main st and resident
permit parking down 6th avenue.
Parking for construction workers and place to put a trailer at the 5th and Main site with the
vacant red building.
Thank you again,
Dan
Dan Walsh | Vice President, Housing Development
Direct 612-274-7817 | dwalsh@trellismn.org
From:Dan Walsh
To:joehruska@msn.com
Subject:9 7th ave feedback
Date:Saturday, January 16, 2021 3:51:24 PM
Joe,
Thanks for your feedback. I hear your concern about parking, which is an important issue
and one we have worked hard to get right. We do not plan to have cars park on 6th Avenue.
I think the “simplifying” comment on the site plan is the removal of the existing curb cuts.
There will be underground parking and indoor/first-floor podium spaces in the new building.
The new building will have roughly 1.25 spaces per unit. The surface parking lot will have
91 spaces +/-. We really studied the parking needs of the existing building, which is a low
income senior population and think the number of stalls they will have is adequate and
“right sized” if that makes sense.
Dan
Dan Walsh | Vice President, Housing Development
Direct 612-274-7817 | dwalsh@trellismn.org
From:Dan Walsh
To:leahagrover@gmail.com
Subject:9 7th ave feedback
Date:Saturday, January 16, 2021 3:52:27 PM
Leah,
Thanks for your feedback. I hear your concern about parking, which is an important issue
and one we have worked hard to get right. It is not feasible to add another level of
underground parking. But, there will be underground parking and indoor/first-floor podium
spaces in the new building. The new building will have roughly 1.25 spaces per unit. In
addition, the surface parking lot will have 91 spaces +/-. We really studied the parking
needs and think the number of stalls they will have is adequate and “right sized” if that
makes sense.
Thanks again,
Dan
Dan Walsh | Vice President, Housing Development
Direct 612-274-7817 | dwalsh@trellismn.org
From:Roz Peterson
To:Dan Walsh
Subject:Re: Workforce Apt building
Date:Friday, January 15, 2021 11:12:39 AM
Nice—thank so much Dan!
Roz Peterson, CCIM
Cerron Commercial Properties
Rozp@cerron.com 612.708.5281
On Jan 15, 2021, at 11:08 AM, Dan Walsh <dwalsh@trellismn.org> wrote:
Roz,
We intend on holding the property indefinitely. Our business model is to build
value over time. We were founded in 1991, now own approximately 40
properties mostly in the metro and have always bought-and-held our properties.
Dan
Dan Walsh | Vice President, Housing Development
Direct (612) 274-7817 | Cell (612) 710-1232
dwalsh@trellismn.org
<TrellisCoSig_20f0f033-7525-4cb7-a243-dbcb22478660.jpg>
614 1st Street North, Suite 100
Minneapolis, Minnesota, 55401
trellismn.org
From: Roz Peterson <RozP@cerron.com>
Sent: Friday, January 15, 2021 11:00 AM
To: Dan Walsh <dwalsh@trellismn.org>
Subject: Re: Workforce Apt building
Thanks for all the information. Sorry-one more question. Do you plan on keeping the
property for an investment or selling as a developer? Thanks!
Roz Peterson, CCIM
Cerron Commercial Properties
Rozp@cerron.com 612.708.5281
On Jan 15, 2021, at 10:25 AM, Dan Walsh <dwalsh@trellismn.org> wrote:
Roz, we do not plan on charging for underground parking.
Have a good weekend,
Dan
Dan Walsh | Vice President, Housing Development
Direct (612) 274-7817 | Cell (612) 710-1232
dwalsh@trellismn.org
<TrellisCoSig_20f0f033-7525-4cb7-a243-dbcb22478660.jpg>
614 1st Street North, Suite 100
Minneapolis, Minnesota, 55401
trellismn.org
From: Roz Peterson <RozP@cerron.com>
Sent: Wednesday, January 13, 2021 8:37 PM
To: Dan Walsh <dwalsh@trellismn.org>
Subject: Re: Workforce Apt building
Thanks so much for your response. Do you plan on charging for
underground parking or will it be included?
Roz Peterson, CCIM
Cerron Commercial Properties
Rozp@cerron.com 612.708.5281
On Jan 13, 2021, at 12:13 PM, Dan Walsh
<dwalsh@trellismn.org> wrote:
I hear you. We won’t be seeking additional off-site
parking spots. We have worked hard to ensure right-
sized parking that will be handled on-site. I hear your
concern though and agree parking is important.
Dan
Dan Walsh | Vice President, Housing
Development
Direct (612) 274-7817 | Cell (612) 710-1232
dwalsh@trellismn.org
<TrellisCoSig_20f0f033-7525-4cb7-a243-dbcb22478660.jpg>
614 1st Street North, Suite 100
Minneapolis, Minnesota, 55401
trellismn.org
From: Roz Peterson <RozP@cerron.com>
Sent: Tuesday, January 12, 2021 2:36 PM
To: Dan Walsh <dwalsh@trellismn.org>
Cc: Tim Peterson <timskidoo@gmail.com>
Subject: Re: Workforce Apt building
Yes. I’m guessing you would want more than that. I know it
is not enough at our center which has been part of my
problem. The Blind Spot was supposed to give us parking in
the original development agreement but is he charges a lot
of money for parking. The city also does not allow parking
without a permit which also puts a lot of pressure on free
parking. I’m just worried that workforce housing will need 2
stalls per 2 bedroom unit in the suburbs. We have parking
issues because Hopkins does not require a lot of stalls.
Roz Peterson, CCIM
Cerron Commercial Properties
612-708-5281
Rozp@cerron.com
On Jan 12, 2021, at 1:48 PM, Dan Walsh
<dwalsh@trellismn.org> wrote:
Roz,
There will be underground parking and
indoor/first-floor podium spaces in the new
building. The new building will have
roughly 1.25 spaces per unit. The surface
parking lot will have 91 spaces +/- meaning
roughly 0.5 spaces per unit plus staff and
visitor spaces. We really studied the
parking needs of the existing building,
which is a low income senior population
and think the number of stalls they will
have is adequate and “right sized” if that
makes sense.
Does that help?
Dan
Dan Walsh | Vice President, Housing
Development
Direct (612) 274-7817 | Cell (612) 710-
1232
dwalsh@trellismn.org
<TrellisCoSig_20f0f033-7525-4cb7-a243-
dbcb22478660.jpg>
614 1st Street North, Suite 100
Minneapolis, Minnesota, 55401
trellismn.org
From: Roz Peterson <RozP@cerron.com>
Sent: Tuesday, January 12, 2021 1:09 PM
To: Dan Walsh <dwalsh@trellismn.org>
Subject: RE: Workforce Apt building
Thanks Dan—the site plan is helpful. How
much parking will be available for how many
units? I see you are adding 43 units but taking
the parking for the existing building. Will there
be underground parking then?
Roz Peterson
Cerron Commercial Properties
21476 Grenada Avenue Lakeville, MN 55044
Cell: 612-708-5281 Office Direct: 952-583-
6136
www.cerron.com
From: Dan Walsh <dwalsh@trellismn.org>
Sent: Tuesday, January 12, 2021 12:44 PM
To: Roz Peterson <RozP@cerron.com>
Subject: RE: Workforce Apt building
Roz,
Thanks for reaching out and sorry the link
doesn’t work for you. I will investigate, but
it does work for me. The link goes to a web
site with pictures and information on the
development and a box to submit
questions and feedback. I have pasted all
the text and images below (including a
map). Do these work? If you have further
questions or feedback, I am happy to
continue corresponding by email or
touching base by phone.
Parking is a critical issue for sure. We are
not demolishing any existing buildings. We
are reconfiguring the existing surface
parking lot and including underground
parking and a handful of podium spaces in
our proposed development.
Thanks again,
Dan
Coming Spring 2022
Property Name: Raspberry Ridge II
Location: Southwest corner of
Mainstreet and 6th Avenue South,
Hopkins
Developer, Long Term Owner and
Manager: Trellis Co.
Description: New urban workforce
apartments for families at
affordable prices offering
amenities, plenty of privacy and the
opportunity to be part of a
welcoming community.
Apartments include free
underground and surface parking.
Units will have open layouts and
beautifully designed kitchens with
dishwashers, microwaves and
washers-dryers. Residents will also
enjoy many common amenities
including a community room,
computer room, fitness center,
playground and plaza, secure bike
fix-it/storage room and secure
package room to ensure deliveries
without even needing to leave the
comforts of home. The 43-unit
four-story building has secure
access entry and on-site
management and maintenance to
ensure the new homes are as
maintenance and care-free as
possible!
Site Plan - The building will be
situated along the existing
sidewalks on the southwest corner
of Mainstreet and 6th Avenue
South. Parking will be behind the
building and screened with dense
plantings. One access drive on 6th
Avenue South, serving parking in
the surface lot and under the new
building, simplifies traffic flow and
increases street parking.
<image001.jpg>
1st Floor Plan - Common, active
areas of the building including a
community room, fitness room and
bike storage/fix-it station will be
located along the more public
Mainstreet side of the building (to
the right in this drawing). First
floor apartments will be oriented
along 6th Avenue South (along the
bottom of the drawing) with
parking access at the rear of the
building.
<image002.jpg>
Exterior View from Mainstreet -
Ground floor storefront windows,
extensive use of brick, canopies,
cornices and other traditional
details will connect the building to
Hopkins’ historic downtown
district.
<image003.jpg>
Exterior View from Mainstreet at
Corner - The tower-like element at
the corner of Mainstreet and 6th
Avenue South will serve as a
gateway to downtown with large
expanses of glass along Mainstreet
to animate and illuminate the
pedestrian experience.
<image004.jpg>
Exterior View from 6th Avenue
South - The scale along the east
side of the building will be lower
and more horizontal, to reflect the
existing residential scale of 6th
Avenue South. The use of brick,
canopies, cornices and other
traditional details continues on this
less prominent side of the building.
<image005.jpg>
We invite your questions,
comments, and/or feedback about
this development.
Dan Walsh | Vice President, Housing
Development
Direct (612) 274-7817 | Cell (612) 710-
1232
dwalsh@trellismn.org
<image006.jpg>
614 1st Street North, Suite 100
Minneapolis, Minnesota, 55401
trellismn.org
From: Roz Peterson <RozP@cerron.com>
Sent: Tuesday, January 12, 2021 12:01 PM
To: Dan Walsh <dwalsh@trellismn.org>
Subject: Workforce Apt building
Hi Dan
I am one of the owners of Marketplace Lofts—
retail portion. I received your notice however
there was no map and the link did not work for
me. Can you provide the site plan and any
other information please? My main concern is
parking. There are lots of problems with ample
parking in the area and I have lost tenants
because of it. Are you tearing down the
existing building?
Roz Peterson
Cerron Commercial Properties
21476 Grenada Avenue Lakeville, MN 55044
Cell: 612-708-5281 Office Direct: 952-583-
6136
www.cerron.com
From:Dan Walsh
To:mnhomefinders@gmail.com
Subject:9 7th ave feedback
Date:Saturday, January 16, 2021 3:52:55 PM
Shane,
Thanks for your feedback. We don’t think we will be bringing more crime as we will have
full-time management on-site, good site lighting, key fob access and security cameras etc.
Trellis also does not intend to ever sell the building. We make long term investments and
work hard to make sure our properties contribute to the neighborhoods and cities they are
located in.
Thanks again,
Dan
Dan Walsh | Vice President, Housing Development
Direct 612-274-7817 | dwalsh@trellismn.org