V. 2. Planning Application 2021-03 Hopkins Apartments Concept Plan Review
March 23, 2021 Planning Application 2021-03
Hopkins Apartments (Formerly Cinema Flats) Concept Plan Review
Proposed Action: As a concept review, this application does not require formal action by the
Planning & Zoning Commission or City Council nor does it end with approval or denial of the
project. Rather, a concept plan application process allows the applicant to gather feedback on
their proposal so they can work toward preparing a future, formal submittal. Any comments
provided by the City Council or Planning & Zoning Commission shall be for guidance only and
shall not be considered binding upon the City regarding any future, formal application.
Overview
The applicant, Momentum Design Group, LLC on behalf of the Beard Group, LLC, requests
concept plan review for the Hopkins Apartments development (formally Hopkins Cinema
Flats). This application was originally submitted in December of last year; however, shortly after
submittal the applicant requested the City table their application so they could have more time to
consider and revise their plans.
Recently, the applicant submitted revised plans and informed the City that they wish to
reactivate their original concept plan review application. The revised concept plan renames the
project Hopkins Apartments and offer a different exterior architecture but the same type of
building with a mix of ground floor commercial space along Mainstreet, apartments on the 3
level above and two levels of parking (1 level underground and 1 level fully/partially above
ground on 3 sides of the building).
It is important to remember concept plan review is an optional process that allows the applicant
to present their development proposal to the community, Planning & Zoning Commission and
City Council for discussion and comment. It does not result in approval or denial of a project.
It is intended to provide the applicant with information and feedback that can then be used to
inform a future formal land use application. The City would need to review and act on a future
formal application to allow any project to move forward. Any comments provided by the City
Council or Planning & Zoning Commission are for guidance only and shall not be considered
binding upon the City regarding any future, formal application.
Primary Issues to Consider
• Background
• Public Comment
• Concept Plan Review
• Engineering Comments
• Potential Review Process
Supporting Documents
• Site Location Map
• Applicant’s Narrative
• Plans & Elevations
• Public Comments
_____________________
Jason Lindahl, City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
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BACKGROUND
The 1.88 acre subject property was originally platted as part of the West Minneapolis Addition in
1887. The existing Hopkins Cinema 6 Movie Theatre was constructed in 1995 as part of a
redevelopment of this property which included the movie theatre, three retail spaces and a 5,000
square foot casual dining restaurant. The movie theatre property is currently owned by the Bead
Group who leased it to the Mann Theatres Group. The Mann Theatres Group operated the
movie theater for the last 25 years. Prior to 1995, the site was occupied by the Suburban
Chevrolet automobile dealership.
The Hopkins Housing and Redevelopment Authority (HRA) purchased the subject property
from Suburban Chevrolet and sold it to the Beard Group in 1995 and executed a development
agreement with the developer (the Beard Group) which included both financial and site and
building design requirements for the project. The financial requirements created Tax Increment
District 1-2 encompassing the subject property which generated tax increment dollars to offset
public costs in conjunction with redeveloping the site. That TIF District obligation ended in
2020.
According to the applicant, On November 20, 2020, Mann Theatre – Hopkins Cinema 6
permanently closed its business due primarily to the continuing COVID-19 pandemic. As a
result of this closure, The Beard Group, Inc. seeks to re-develop the property as provided in its
preliminary concept plan for the proposed Hopkins Apartments Multi-Family Mixed-Use
Development along with certain other improvements to the Thirty Bales restaurant.
Concept Plan Proposal. The revised Hopkins Apartment mixed use residential and
commercial building includes 4 levels of wood-framed construction on top of 2 levels of
concrete wall enclosed parking (1 level underground and 1 level fully/partially above ground on
3 sides of the building). These 2 levels include 136 stalls for the residents of the building. The
first level of wood-framed construction includes 3,155 square feet of commercial space along
Mainstreet with the balance of this level containing a mix of common residential amenity space
and individual apartment units. The next three levels of wood-framed construction include
mostly individual apartment units with the fourth level featuring apartments and an outdoor
rooftop patio common space. There is a total of 130 apartment units, including 59 one-
bedrooms, 16 one-bedroom + den, 36 studio, and 19 two-bedroom units. Other private
amenities included in the concept proposal include a dog park, outside ground level exterior
patio, on-site gym, dog spa, and generous bicycle parking and storage.
The applicant has made significant modifications to the Mainstreet side of the building as
compared to the original concept design submitted last December. The most notable is the
change from an Art Deco exterior architecture to one more complementary to Hopkins’ existing
Mainstreet. However, the concept plan still includes several items that do not meet the B-2 or
Downtown Overlay District standards. Staff is in agreement with the applicant that these items
include density, building height and residential uses on the ground floor. Staff also identifies
several other areas that deviate from the code including the scale of the proposed development
(density, height and building position), exterior materials (type, percentage and distribution
around the building), ground floor transparency, protruding balconies and roofline and façade
articulation. Each of these items is reviewed in more detail below. As designed, these items
would not be allowed under the current code and staff does not anticipate they would conform
to a future revised code currently under development. Staff hopes to continue work with the
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developer through the concept review process to bring the plan into greater conformance with
the comprehensive plan, character of the downtown and the zoning regulations.
The City is in the early stages of a comprehensive review and update of City’s Zoning Code to
be consistent with the 2040 Comprehensive Plan. Recognizing the City is in an interim period
between the existing and the future updated zoning regulations, staff has recommended
developers use the PUD approval process to keep projects moving forward that don’t meet all
of the existing zoning standards while the City works to update the zoning regulations. The
developer contends that the building as proposed would likely be allowed under the new future
zoning code (once it is adopted). Staff disagrees with this assumption based on discussions to
date and the preliminary designation for this property under the draft new zoning code as MX-D
or Mixed-Use, Downtown Center. Under this preliminary broad description of MX-D district,
buildings would have allowable heights of 1 to 4 stories or up to 45 feet. The building as
proposed is 58’ 6” and 5 levels along both 11th and 12th Avenue South. In discussing the
proposed concept plan with the City’s zoning code update consultants, they indicated other
areas where the proposed building would likely not meet the future zoning standards including
overall density, exterior materials, vehicle access points, and blank first floor (parking garage)
elevations.
It should also be noted that the zoning update process has not yet progressed enough to
determine what standards will be needed to preserve the look, scale and hometown feel of
Mainstreet. Further, approving the development on the speculation that it could comply with
the future zoning regulations could set a pattern for many future Mainstreet zoning standards
(like height and density) that could put the historic nature and scale of Mainstreet in jeopardy of
being lost to redevelopment pressure being brought on by the economics of high density
development opportunities. The vision of the 2040 comp plan is to focus this more dense
development pressure in the areas around the future light rail transit station and preserve the
scale and development pattern along Mainstreet.
Summary of concept plan review findings. A detailed review of the applicant’s concept plan
is provided below. A summary of key findings and items for discussion include:
• Should the City consider using a planned unit development (PUD) to allow deviation from
the zoning standards? If so, what would the City look for in exchange for the PUD?
• Maintaining downtown Hopkins’ unique identity and sense of place must be a central
consideration when planning for future growth.
• Commercial uses are essential along the ground floor of Mainstreet. The sides of buildings
facing an Avenue could have other non-commercial uses provided they include pedestrian
friendly and/or active storefront architecture. 11th Avenue South is a gateway into
downtown and the design of this side of the building should enhance the pedestrian
experience.
• The current proposal eliminates the subdivision included in the original concept plan
submitted in December 2020. The development process for this site should include a
subdivision process that creates a separate parcel for the proposed mixed-use apartment
building.
• While the concept plan conforms to the 1 parking stall per unit standard required under the
CUP, it does not meet the general parking requirement for multiple dwelling apartment
buildings of at least two parking spaces for each unit. Both Planning and Engineering staff
recommend a more detailed parking and access analysis be completed based on the specific
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mix of proposed uses.
• Generally, the proposed mixed use residential and commercial apartment building use is
consistent with the use and density standards in the 2040 comprehensive plan. However, the
concept plan appears to exceed several of the current zoning standards that more specifically
address the scale and intensity of developments in the B-2 Central Business District.
• At 88 units per acre, the concept plan exceeds the R-5 District 44 units per acre maximum
density standard.
• At its highest point along Mainstreet and 12th Avenue South, the proposed building is 58’ 6”
tall including 4 levels of apartments on top of 2 levels of concrete wall enclosed parking (1
level underground and 1 level fully/partially above ground on 3 sides of the building). This
design exceeds the 4-story or 45’ height standard along both 11th and 12th Avenues.
• The site design and scale of the proposed building does not conform to the development
pattern of the central business district. The applicant should consider redesigning the site to
reduce its mass, add a pedestrian connection and maintain the current design in Downtown
along Mainstreet by placing the building along Mainstreet with either parking or open space
between the proposed building and the neighboring site to the south.
• The architectural techniques and varying rooflines used to divide the building and break up
its appearance are effective along Mainstreet but lack the same elements and rhythm on the
other sides of the building. The applicant should incorporate more of the traditional
architectural features and provide a consistent architectural pattern on all sides of the
building.
• Projecting balconies are inconsistent with traditional Mainstreet architecture and should be
recessed into the building or eliminated.
• The proposed building meets the ground level transparency standard along Mainstreet but
not on any other side of the building. The applicant should strive to meet the transparent
material standards along all ground levels of the building.
• The proposed building does not meet the exterior building materials standard on any side of
the building. Each elevation facing a public street should consist of at least 80 percent brick.
The proposed siding materials should be eliminated from any street facing elevation.
• The applicant’s future formal application shall include more detailed streetscape and
landscaping plans. These improvements shall ensure continuity with the rest of Mainstreet
and allow for the continued use of the abutting public right-of-way for public events.
• The applicant intends to design and market the ground floor commercial space along
Mainstreet as either drop-in office or specialty retail space. Overall, the space is shallow and
does not include the proper venting needed for restaurant or bar uses. This limited scope is
inconsistent with the Economic Environment Downtown goals in the 2040 comprehensive
plan and is expected to generate significantly less street activity than the former movie
theatre or surrounding restaurant, bar and entertainment uses.
PUBLIC COMMENT
As a concept plan review, no public hearing is required. However, the City did require the
applicant to hold a virtual neighborhood meeting to gather feedback from the community. The
applicant mailed invitations to property and business owners within 350’ of the subject property
(the same notification distance required of a typical public hearing).
The applicant reported two comments from their virtual neighborhood meeting outreach
efforts. The first was with the residents of CitiGables who reported concerns with building
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height, privacy and security in the setback area between the buildings, landscaping, and pets.
The second was with the Hopkins Coalition. The applicant shared two emails they received, one
from Patrick Hanlon indicating his support for the project and another general email from the
Hopkins Coalition to its members. In the general email to members, the Hopkins Coalition did
not take a position on the proposed concept plan as it relates to the City’s zoning standards but
did support the project from an economic development perspective citing tax revenue and the
economic impact of the building's residents on the local economy.
In addition to the feedback provided to the applicant, the City received 31 email comments
regarding the proposed concept plan. A list of the people who provided comments directly to
the city and whether they generally supported or opposed the concept plan is provided below.
A summary spreadsheet with more detail about each person’s specific concerns along with their
individual emails are attached for your reference. Of the 31 comments, 1 was neutral, 4 were
generally supportive and 26 were generally opposed the concept plan. The issues most cited by
those generally opposed to the project included:
• Save the theatre
• Hopkins needs less rental and more owner-occupied housing
• More affordable housing
• The design does not fit in Downtown
• Keep the hometown feel
• More parking
• Retail space should be larger and include restaurants and bars
• Commercial space should be locally owned, no “chain stores.”
By comparison, those that generally supported the project cited the need for more high density
housing, more home ownership opportunities, tax revenue and the economic impact of more
residents downtown.
Name Address Generally Support/Oppose
1. Kris Dahl 221 13th Ave N, Hopkins Oppose
2. Laurie Severson 302 Jackson Ave N, Hopkins Support
3. John Wegner 10451 Greenbrier Rd #105, MTKA Oppose
4. Karin Eckblad 944 Westbrooke Way #5, Hopkins Oppose
5. James Gullekson 33 6th Ave N, Hopkins Oppose
6. Tom Hurdock 325 13th Ave N, Hopkins Oppose
7. Zachary Clifton 345 10th Ave N, Hopkins Oppose
8. Samantha Sands 10 7th Ave N #212, Hopkins Oppose
9. Casey Kreie 8911 W 34th St, St. Louis Park Support
10. Sharon Oldani 1502 5th St N, Hopkins Oppose
11. Amy Digman 54 Harrison Ave S, Hopkins Oppose
12. Ethan Kassner 233 11th Ave N, Hopkins Support
13. Shannon Martin 315 19th Ave N, Hopkins Oppose
14. Shelly Billiet 213 13th Ave N, Hopkins Oppose
15. Adam Martin 315 19th Ave N, Hopkins Oppose
16. Antonia Barlage 230 6th Ave N, Hopkins Oppose
17. Brian Beresford 308 10th Ave N, Hopkins Oppose
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18. Michele Pasko 13024 Muriel Rd, Minnetonka Oppose
19. Meghan McInerny 1936 Mainstreet, Hopkins Support
20. Marshall Davis 314 7th Ave N, Hopkins Oppose
21. Kyle Bresin 25 15th Ave N, Hopkins Neutral
22. Ali Wachutka 218 8th Ave N, Hopkins Oppose
23. Nancy Parker 32 11th Ave S #205, Hopkins Oppose
24. Amy Schneider 315 13th Ave N, Hopkins Oppose
25. Curt Dederich 221 8th Ave N, Hopkins Oppose
26. Teresa Jones 1016 Westbrooke Way #2, Hopkins Oppose
27. Rebekah Hudock 325 13th Ave N, Hopkins Oppose
28. Maureen Davis 314 7th Ave N, Hopkins Oppose
29. Nadeem Ayoob 410 Monroe Place, Hopkins Oppose
30. Jim Shirley 32 11th Ave S Oppose
31. Francis Tangney 32 11th Ave S Oppose
CONCEPT PLAN REVIEW
Subdivision. The original concept plan application submitted in December 2020 indicated the
developer intended to subdivide the property. The subdivision would separate the movie theatre
property from the existing standalone commercial building containing the Thirty Bales
restaurant, nail salon, insurance agency and pet businesses. The revised concept does not
include a subdivision which would result in a single property containing two separate that are
notably different in use, scale and density. Both staff and the City Attorney, recommend any
approval process for the proposed Hopkins Apartment development include a subdivision
consistent with their original proposal.
The original subdivision concept may meet the requirements of the zoning ordinance and
therefore be eligible for review under the Administrative Subdivision process. It should be
noted that the Administrative Subdivision process allows staff review and approval and does not
require formal review by the Planning & Zoning Commission or action by the City Council.
With any subdivision, the City has the ability to collect park dedication in the form of land or a
fee. The standard park dedication fee for multiple family residential subdivisions is currently
$3,000 per unit. Based on the concept plan’s 130 unit design, this project would be required to
pay park dedication fee of $390,000.
Land Use. The 2040 Comprehensive Plan – Cultivate Hopkins guides the subject property as
Downtown Center. According to the comprehensive plan, 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 a densities
between 20 to 100 units per acre.
Overall, the density standards in the Downtown Center future land use category are intend to
allow for a transition of density. The highest densities (75 to 150 units per acre) are intended for
the area within ¼ mile of the Downtown station. Examples include Gallery Flats which has a
density of 90 units per acre or the Moline which has a density of 97 units per acre. The area
from ¼ mile to ½ mile of the Downtown station (including Mainstreet) is intended to have
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more moderate densities (20 to 100 units per acre). The 1-3 level commercial buildings along
Mainstreet serve as the next transition level before stepping down to the Avenues single family
neighborhood north of 1st Street North.
Generally, the proposed mixed use residential and commercial apartment building is consistent
with the subject property’s future land use designation and density requirements. However, the
concept plan appears to exceed several of the current zoning standards that more specifically
address the scale and intensity of developments within the B-2 Central Business District. Each
of these items is reviewed in more detail in the Downtown Overlay District and conditional use
permit sections.
In addition to use and density standards noted above, the 2040 Comprehensive Plan includes
goals and policies to help guide the community when considering future development proposals.
For greater context, these goals and policies are categorized under 4 environments - Built,
Natural, Social and Economic. The goals and polices that can help inform the review and
discussion of the Hopkins Apartments concept plan are provided below.
Built Environment Goals. Built Environment goals address the areas of land use, housing and
transportation. They guide future growth to the City’s mixed-use center (including Downtown)
but at a scale and character consistent with Hopkins existing neighborhoods. Development
should be transit-oriented and reinforce Hopkins’ unique identity and sense of community
through high quality urban design. It should include appropriate transitions between areas of
the city where there are potential incompatibilities in land use or scale.
Land Use
1. Welcome growth to the city by directing most of new housing and employment to the city’s
mixed use centers and employment districts, allowing for the continuation of the scale and
character of Hopkins’ existing neighborhoods.
• Encourage the development of housing and employment in Neighborhoods, Centers,
and Districts future land use categories, as defined and designated in the comprehensive
plan.
• Encourage transit-oriented development (development that emphasizes pedestrian and
bicycle connectivity and a broader mix of uses at densities that support transit) in areas
with high quality transit service, especially within a quarter mile of light rail stations or
high frequency bus routes.
• Plan for appropriate amenities, high quality design, pedestrian and bicycle facilities, and
open space in high growth areas, particularly in the Neighborhood Center, Activity
Center, and Downtown Center future land use categories or other areas in close
proximity to transit.
2. Create and develop mixed use centers and districts throughout the city, to support livability
and community vitality.
• Promote the development of high density transit oriented mixed use development
around planned Green Line Extension light rail stations
• Improve pedestrian and bicycle access throughout the community, particularly in the
Centers future land use categories as defined and designated in the comprehensive plan
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or other areas in close proximity to transit.
5. Reinforce Hopkins’ unique identity and sense of community through high quality urban
design.
• Reinforce the distinctive characteristics of Downtown and existing neighborhoods by
encouraging developments that are compatible in design and supportive within their
context.
6. Create appropriate transitions between areas of the city where there are potential
incompatibilities in land use or scale.
• Use urban design elements, building massing, land use strategies, and public realm
improvements to provide appropriate transitions between developments – particularly
those of different scale and intensity.
• Encourage pedestrian and bicycle continuity and connection between established and
developing areas of the city.
• Carefully manage vehicular access and parking to minimize its impact on individual
developments, the public realm, and the overall fabric of the community.
7. Encourage all public and private developments to be well designed, durable, human-scaled,
and pedestrian oriented.
• Encourage all new projects to have a positive relationship to the street by orienting main
entrances to the front of the property, connecting the front door to the sidewalk, and
reducing parking between the building and the street as much as possible.
• Encourage all development projects to be durable and environmentally responsible.
• Encourage all developments to incorporate common spaces (interior or exterior) that
help enhance the public realm and sense of community.
Housing
1. Grow the supply of housing in Hopkins, particularly in targeted areas.
• Support the development of moderate to high-density housing in appropriate locations,
particularly near commercial nodes and activity centers.
Natural Environment Goals. Natural Environment goals relate to natural systems and resources
and include guidance on building and site efficiency. These goals recommend development be
sustainable by supporting transit, bicycle and pedestrian activity; encouraging sustainable
building techniques; and energy and water use efficiency.
Building and Site Efficiency
1. Encourage sustainable practices in locating, designing, constructing, and maintaining
development in the city.
• Support development in areas that are or will be served by transit, bicycle, and pedestrian
infrastructure to reduce dependency on automobiles for travel.
• Support site design that efficiently and sustainably uses space.
• Encourage the use of sustainable construction techniques that promote the reuse and
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recycling of materials.
• Encourage energy efficient building standards and sustainable investments in new and
existing facilities to reduce energy consumption, improve air quality, and reduce
greenhouse gas emissions.
• Support greener development patterns through stormwater management and
landscaping of sites.
2. Increase the use of solar power and other renewable sources for city infrastructure, facilities,
and operations and encourage residents and businesses to make renewable energy
improvements.
• Encourage energy efficiency measures to reduce the overall energy consumption and
carbon dioxide emissions from development.
• Encourage the use of renewable energy sources in relation to City facilities,
infrastructure, and operations.
• Encourage development projects to evaluate on-site solar opportunities and incorporate
solar system installation into designs.
Social Environment Goals. The social environment is defined as human interaction and
engagement in the community. It includes sections on quality of life and sense of community
and addresses such topics as public services and facilities, education and equity. But the
sections on public health, community connections, and arts and culture are most relevant to the
proposed concept plan. These goals call for development to be designed to support active and
healthy lifestyles and include art or other culturally distinctive elements to define a sense of place
and blend into the fabric of the community.
Quality of Life
1. Support the vision of a community where everyone has access to the resources and
opportunities needed to live healthy, active lives.
• Support investments in infrastructure that encourage the incorporation of physical
activity into daily routines, such as walking or bicycling to destinations.
Sense of Community
4. Promote arts and culture as tools for community and economic development.
• Encourage private developments to include public art or other culturally distinctive
elements as part of their development plan.
Economic Environment Goals. The economic environment covers the economy, jobs,
businesses, income and poverty, and affordability. It includes sections on economic
development and competitiveness and guidance for Downtown Hopkins as the city’s economic
hub. The downtown goals most relevant to the proposed concept plan recommend
development grow the residential and jobs populations in downtown, attract specialty retailers
and focus commercial development along Mainstreet.
Downtown Goals
2. Continue to grow Downtown’s population and jobs base.
• Target development efforts that encourage growth and expansion of commercial
establishments that address two market orientations: (1) the destination specialty market
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(e.g. entertainment, arts, and experiential businesses), and (2) the local convenience
market (e.g. food, social services, and other daily needs).
• Attract specialty retail and destination uses including arts, entertainment, recreation,
antiques, hobbies and crafts, gifts, and family-oriented uses.
• Encourage the growth of Downtown’s share of housing and employment and continue
its growth as the city’s center for innovation and exchange through commerce,
employment, arts, culture, entertainment, education and government.
• Encourage commercial development to be clustered along Mainstreet where it reinforces
and is consistent with existing establishment types.
• Continue to expand medium density residential opportunities in Downtown to support
businesses and provide housing options.
Conditional Use Permit. The subject property is zoned B-2, Central Business District and is
also located within the Downtown Overlay district. Under the B-2 zoning, residential uses are a
conditional use subject to the following standards:
1. That residential dwelling units abutting a right-of-way of 50 feet or more in width cannot
occupy the first floor. As proposed, the concept plan would meet this standard as there is
commercial space on the first floor along Mainstreet. However, there is enclosed parking
for the apartment units on the first level along 11th and 12th Avenues.
2. That there is at least one underground parking space per unit. The concept conforms to this
standard as it includes 130 apartment units and 167 parking stalls (136 enclosed parking stalls
and another 31 stalls in a parking courtyard behind the building). This results in a parking
ratio of 1.3 stalls per unit. A more detailed parking and access analysis is provided below.
That includes a recommendation that the applicant conduct a parking and traffic study based
on the specific mix of proposed uses.
3. That all dwellings must have an entrance leading directly out of the building. The concept
plan 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. The concept plan exceeds this
maximum density standard of the R-5 District. The R-5 district allows residential densities
of up to 44 units per acre. As proposed, the concept plan has a density of 88 units per acre
or twice the allowable density.
As mentioned above, the original concept plan included a subdivision to separate the movie
theatre site from the Thirty Bales retail building. That split resulted in two lots, one 1.49 acre
property for the new building and a 0.39 acres parcel for the existing Thirty Bales building.
That split had the typical result of increasing the density by placing the same number of units on
a smaller lot (130 units/1.88 acres = 88 units/acre). The revised proposal currently before the
City eliminates the proposed subdivision and places the proposed building on the original 1.88
acres site with the Thirty Bales retail building which results in a lower density of 69 units/acre
(130 units/1.88 acres = 69 units/acre). As noted in the subdivision review section above, staff
recommends this application include the subdivision proposed as part of the applicant’s original
application.
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Downtown Overlay District Standards. The subject property is zoned B-2, Central Business
District but 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
proposed Hopkins Apartment concept plan is compared against each of the Downtown Overlay
District standards below.
Awnings. Awnings may be required to enhance the historic character of Mainstreet while
providing sun protection for display windows, shelter for pedestrians, and a sign panel for
businesses. Awnings cannot extend across multiple storefronts and/or multiple buildings and
must be constructed of durable, protective, and water repellant materials. Plastic, fiberglass
backlit or illuminated awnings are not allowed. Awnings must project a minimum of 36 inches
from the building. The proposed concept plan includes awnings along the ground floor
commercial space. These awnings shall comply with the standards of the Downtown Overlay
District.
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 concept
plan includes preliminary commercial wall signs for the commercial spaces along Mainstreet.
These sites will be subject to these sign standards and should be reviewed under the typical
separate administrative sign permit process.
Building Height. The Downtown Overlay District establishes two standards to review building
height. First, generally it states that new buildings, buildings and additions and redeveloped or
remodeled buildings must complement the existing pattern of building heights. Second, it
provides a more specific standard requiring buildings in the Overlay District may not exceed
four stories or 45 feet in height.
When examining height, it is also important to understand how the zoning regulations define
building height. Under the Code, building height is defined “as the distance measured from the
mean ground level for all of that portion of the building having frontage on a public right-of-way
or approved private road, to the top of the cornice of a flat roof, or to the deck line of a
mansard roof, to a point on the roof directly above the highest wall of a shed roof, or to the
uppermost point on a round or other arched type roof or to the midpoint of the highest gable
on a gable, pitched or hip roof.” In this case, this standard requires building height to be
measured along the right-of-way (or street) sides of the building to top of the flat roof. Using
this standard, according to the applicant the building is 58’ 6” high from the mean street grade
along Mainstreet and 12th Avenue South and 57’ 6” high along 11th Avenue South.
Overall, the proposed building does not comply with either the general or specific height
standards for the Downtown Overlay district. First, it does not complement the existing pattern
of building heights. At its highest point of 58’ 6” along 12th Avenue South, the proposed
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building is higher than the 45’ standard and higher than the neighboring CitiGables building to
the south (52’), the Hopkins Center for the Art to the north (52’) and the Hopkins Parking
Garage to the east (36’). It should be noted that the CitiGables has a peaked roof not a flat roof
like the proposed building. So its 52’ height is measured to the midpoint of that peak. As a
result, the ceiling of the dwelling units on the top floor are positioned notably lower than the
overall height. And the proposed building is significantly higher than the single story
commercial buildings directly to the east (Thirty Bales, Wild Boar) and west (Retro Wonderlust,
Rogers Service & Sales and Monkabeans).
In addition to total height, the building exceeds the four story limit along both 11th and 12th
Avenues. Along 11th Avenue South, which is a gateway into Downtown, the building includes a
full level of enclosed parking with no transparency and 4 levels of wood-framed construction
containing apartment units. While along 12th Avenue South, the building includes one partially
visible level of enclosed parking and 4 levels of wood-frame construction containing apartment
units. This design results in the building exceeding the 4-story height limit along both 11th and
12th Avenues.
Contributing to the overall height of the building is the high ceiling of the ground floor
commercial spaces along Mainstreet. While the developer has not provided the specific height
of the proposed ground floor commercial space, a visual comparison with the commercial space
along Mainstreet appears to show it is notably higher. The applicant should consider revising
their plans so that the height of the ground floor commercial space is consistent with the
adjacent commercial space along Mainstreet. This would likely have the added effect of
lowering the overall height of the building making it more consistent with the overall height of
adjacent buildings.
Building Position and Setback. Buildings in the Overlay District will together create the wall of
buildings effect associated with traditional Main Street areas. New construction and infill
buildings must maintain the existing alignment of facades along the street front. Exceptions
may be granted if the setback is pedestrian-oriented and contributes to the quality and character
of the streetscape (i.e. outdoor dining). In instances where there are parking areas abutting the
street, the sidewalk edge must be delineated with landscaping.
The applicant’s concept plan generally follows this standard and maintains alignment with the
street, other buildings along Mainstreet and the existing movie theatre. However, the proposed
site design significantly changes the overall site layout and development pattern when compared
with Mainstreet overall. The proposed building would extend along the entire west (12th
Avenue) and south (adjacent to CitiGables) sides of the property. There is no other site along
Mainstreet where a building of this size and bulk directly abuts a neighboring property without a
break of permanent open space such as a parking lot or alley. Staff recommends the applicant
consider redesigning the site to reduce its mass, add a pedestrian connection and maintain the
current design in Downtown along Mainstreet by placing the building along Mainstreet with
either parking or open space between the proposed building and the neighboring site to the
south.
In addition to the Downtown Overlay standards, the underlying B-2 district provides more
detailed setback requirements for each side of the building. Those standards require a 1 foot
front, zero foot side and 25 foot or one-half the height of the proposed building (whichever is
Planning Application 2021-03
Page 13
greater) rear yard setback. As designed, the proposed building appears to meet these setback
standards including a 29’ 4” rear yard (south) setback which is more than one-half of the 57’ 6”
height of the rear (south) side of the proposed building.
Floor to Area Ratio. Floor to Area Ration (FAR) is a measurement of density calculated by
dividing the total floor area of a building by the total lot area of the parcel on which the building
is located. The B-2 District has a maximum Floor to Area Ration of 6.0. As proposed, the
concept plan has a FAR of 1.72 which falls within this zoning standard.
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 applicant’s plans appear to conform to this standard with
varying rooflines along Mainstreet. However, the roofline of the other 3 sides of the building
(including the 2 other sides of the building along 11th and 12th Avenues) have more uniform
rooflines and should be revised to include variation and architectural detail similar to the
Mainstreet side of the building.
Utility Areas, Mechanical Equipment and Screening. According to the Downtown Overlay
District standards, 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 the city streetscape theme. All
roof equipment will be required to 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 appear to include architectural roofline elements that should meet the
screening standards above. The plans also show trash collection areas in both the retail and
upper garage areas but no information about how trash will be placed for picked-up. No trash
pick-up shall occur within the public right-of-way and must occur on the site in a manner that
does not interfere with typical vehicle, bicycle or pedestrian access.
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 particularly along Mainstreet.
However, staff finds the application of the architectural techniques to divide the building and
break up the appearance of the façade on the other sides of the building lack the same rhythm
and appearance of the Mainstreet side of the proposed building and other buildings along
Mainstreet.
Planning Application 2021-03
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One architectural feature used to break up the façade is balconies. To be sure, balconies can be
both an effective architectural feature and a practical outdoor space for residents. However, the
use of projecting balconies on the proposed building is a more modern technique and
inconsistent with the traditional architectural elements of Mainstreet. The applicant should
revisit their design to eliminate projecting balconies and incorporate more of the overall
traditional architectural features listed above and found in other Mainstreet buildings and that
design should follow the same pattern on all sides of the building.
Windows and Doors. The Downtown Overlay District encourages and may require that
windows and doors be incorporated in building designs to provide large open views into the
commercial space enhancing the pedestrian experience by providing a visual connection to the
use inside the building. Specifically, this standard requires that a minimum of 30 percent of the
ground level façade and side of buildings adjacent to public streets consist of transparent
materials. A minimum of 15 percent of the building’s rear façade facing a public right-of-way,
parking area or open space shall 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.
As designed, the concept plan meets this standard on the ground level along Mainstreet but not
along any other side of the building. The proposed building is 47 percent glass along Mainstreet
but only 23 percent along 12th Avenue. And there is no transparent material along the ground
level along 11th Avenue or the rear (south) exterior sides of the building. The applicant’s plans
do not provide transparent material information for the interior ground level sides of the
building adjacent the internal surfacing parking lot. The applicant should strive to meet the
transparent material standards along all ground levels of the building.
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. Staff has interpreted this to require 80 percent brick on the street sides of
building along or adjacent to a public right-of-way. The mix of exterior materials for each side
of the proposed building are illustrated in the table below. This information shows the
proposed concept plan does not meet this standard on any side of the building. Staff
recommends the applicant revise their plans so that each elevation facing a public street consist
of at least 80 percent brick and 20 percent stone or other acceptable materials. The proposed
siding material should be eliminated on the street facing sides of the building.
Exterior Building Materials Abutting a Public Street
Material North (Mainstreet) South (CitiGables) East (11th Ave. S.) West (12th Ave. S.)
Stone 16% 0% 0% 11%
R.F. CMU 0% 28% 21% 15%
Brick 55% 11% 0% 20%
Siding 29% 61% 79% 54%
Total 100% 100% 100% 100%
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.
Planning Application 2021-03
Page 15
This standard typically applies to particular commercial or retail franchises and does not apply to
this development proposal.
Streetscape. According to the Downtown Overlay standards, 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 City has a specific streetscape theme along Mainstreet (lighting, sidewalks, street furniture
and the like). This theme is enhanced with additional sidewalks and other features in front of
the subject property and the adjacent Hopkins Center for the Arts. Staff recommends that this
theme and these features be maintained as part of any redevelopment to ensure continuity with
the rest of Mainstreet and allow for the continued use of the abutting public right-of-way for
public events. The applicant’s formal application shall include more detailed streetscape and
landscaping plans.
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’s plans do not include exterior lighting details. The
applicant’s formal application shall include detailed exterior lighting and photometric plans
consistent with City requirements.
Vehicle Parking. While the concept plan conforms to the 1 parking stall per unit standard
required under the CUP it does not meet the general parking requirement for multiple dwelling
apartment building of at least two parking spaces for each unit. The subject property is zoned
B-2, Central Business District which does not have off-street parking requirements for individual
commercial uses but rather manages parking for commercial uses in the City’s Downtown
district parking system. Residential parking requirements are detailed in the conditional use
permit section above (1 underground space for each unit) and the off-street parking section of
the code.
The applicant’s plans show a total of 167 off-street parking stalls. These stalls include 136 in the
2-level enclosed parking structure and another 31 surface stalls in a parking courtyard interior to
the building site. This results in a parking ratio of 1.3 stalls per unit. Staff recommends that the
applicant conduct a traffic and parking study to determine the specific parking needs for the uses
and activities of this development as part of their future formal land use application process.
ENGINEERING COMMENTS
The Engineering and Public Works department has reviewed the applicant’s concept plan and
offer the following comments.
• A traffic and parking study will need to be completed to determine any impacts the
development will have to adjacent streets and the transportation network.
• There are other planned developments adjacent to this site and the study should take into
account the anticipated impacts from those in the analysis.
• Water and sanitary sewer service should connect to the respective mains in Mainstreet.
Planning Application 2021-03
Page 16
• A review of the city’s water model will need to be completed. There are other planned
developments adjacent to this site and the review should take into account the anticipated
impacts from those in the analysis.
• The site is within the Nine Mile Creek Watershed District and the applicant will need to
obtain a storm water permit from the District.
• Shoring or other support of excavation will need to be used to protect streets, sidewalks,
buildings and other infrastructure adjacent to the site.
• Site access and trucking should be via Excelsior Boulevard and 11th Avenue South during
construction.
POTENTIAL REVIEW PROCESS
One of the most important parts of the concept plan review process is for the applicant and City
to agree on a review process that has the most likely chance of approval. In this case, the
applicant has initially indicated that they would like to stay in the B-2 zone with the Downtown
Overlay and seek variances rather than pursue a more holistic review approach through a
planned unit development (PUD). As mentioned above, the current concept project does not
meet several requirements of the zoning code and Downtown Overlay District. Staff is in
agreement with the applicant that these items include density, building height and residential
uses on the ground floor. Staff has also identified several more areas where the plan deviates
from the code including the scale of the proposed development (density, height and building
position), exterior materials (type, percentage and distribution around the building), ground floor
transparency, protruding balconies and roofline and façade articulation. Given the type and
number of items, staff and the City Attorney are recommending the applicant pursue a PUD
rather than individual variances.
The developer has proposed that they will seek approval through the use of variances. Under
Minnesota law, the use of variances must meet a “practical difficulty” standards which in this
context means:
• The variance request is consistent with the purposes and intent of the zoning regulations.
• The variance is consistent with the comprehensive plan.
• Granting of the variance allows reasonable use of the property.
• There are unique circumstances to the property which are not created by the landowner.
• Granting of the variance does not alter the essential character of the locality.
A variance is not permitted if a property owner claims that economic considerations are the
cause of the practical difficulties.
The applicant has identified a sloping grade, high water table and close proximity to other
buildings as the practical difficulty that would prevent them from meeting the zoning standards.
They have not offered justification based on the variance criteria provided in state law as to why
these factors would prohibit a less dense (44 units per acre vs 88 units per acre), lower height
(45’ maximum height vs 58’ 6” proposed height) development other than financial or economic
reasons, which is specifically prohibited under state law.
Based on the information provided by the applicant at this point, staff finds it will be challenging
for the applicant to meet the “practical difficulty” standards variance criteria detailed in state law
Planning Application 2021-03
Page 17
and recommends seeking approval through a planned unit development (PUD). A planned unit
development allows flexibility from traditional development standards in return for the applicant
creating a higher quality development. Typically, the city allows deviation from some standards
while the developer exceeds other zoning standards, building code requirements or meets other
goals of the Comprehensive Plan. In exchange for the flexibility offered by the planned unit
development, the applicant is expected to detail how they intend to provide a higher quality
development or meet other City goals. A list of items to consider when evaluating the use of a
planned unit development for this site could include, but is not limited to, the items listed below.
• Enhanced architectural design and building materials
• Enhanced façade or roofline articulation
• Activation of the ground floor/commercial space
• Natural resource protection and storm water management
• Pedestrian and bicycle facilities
• Enhanced sustainability or livability elements
• Energy conservation and renewable energy
• Add larger units
• Open space
• Public art
• Enhanced landscaping, streetscape or buffering
Based on the applicant’s concept plan, staff anticipates this project will need the approvals listed
below. The applicant should use feedback from the public, Planning & Zoning Commission
and City Council to prepare these applications.
• Traffic and parking study
• Administrative subdivision to split the property into two parcels
• Site Plan Review
• Conditional Use Permit (CUP) review for a residential use in the B-2, Central Business
District
• Planned Unit Development (PUD)
• Execution of a Planned Unit Development (PUD) Agreement
• Approvals from the Minnehaha Creek Watershed District
Site Location Map
PRELIMINARY CONCEPT PLAN FOR THE PROPOSED HOPKINS APARTMENTS, MULTI-FAMILY MIXED-USE DEVELOPMENTDEVELOPERBEARD GROUP, INC.750 2NDStreet NE, Suite 100Hopkins, MN 55343ARCHITECTMOMENTUM DESIGN GROUP, LLC755 Prior Avenue North, Suite 301ASt. Paul, MN 55104
TABLE OF CONTENTS
I. Introduction………………………………………………………………………………1
A. The Beard Group, Inc……………………………………………………………1
B. Momentum Design Group, Inc……………………………………………….….2
C. Building Construction Management, Inc……………………………………….2
D. Steven Scott Management, Inc…………………………………………………..3
II. Hopkins Apartments, Multi-Family Mixed-Use Development…..……………………3
A. Project Overview and Design Challenges..…………………………………..…3
1. Homes……………….…………………………………………………….4
2. Amenities …………………………………………………………………4
3. Commercial ………………………………………………………………5
B. Project Specifications…………………………………………………………….5
1. Gross Building Area by Floor……………………………………………5
2. Gross Building Excluding Garages…………………………………...…5
3. Residential Efficiency Ratio…………………………………………..…6
4. F.A.R. Site Area………………………………………………………..…6
5. Unit Type Ratio……………………………………………………..……6
6. Area Per Dwelling Unit………………………………………………….6
7. Walking, Biking, Public Transportation, and Parking………………..7
III. Zoning, Conditional Use Permit, and Variances/Exceptions………………………….7
A. Zoning…………………………………………………………………………….7
B. Conditional Use Permit………………………………………………………….8
1. General Standards……………………………………………………….8
2. Particular Standards…………………………………………………...11
a. Standards for Residential Use in B-2 District………………...11
b. Standards for Downtown Overlay District…………………...12
C. Variances and Exceptions……………………………………………………..20
IV. Appendix: Drawings, Plans, and Submittals
Exhibit A – Preliminary Concept Review Plans
Exhibit B – Storm Water Management Report
1
I. INTRODUCTION
Bill Beard and Paul Gamst are the principals of Hopkins Mainstreet, Inc. (established in
November 1995) and The Beard Group, Inc. (established in September 1990). In 1995, Hopkins
Mainstreet, Inc. acquired the former Suburban Chevrolet site in downtown Hopkins, Minnesota
which was then re-developed by The Beard Group, Inc. to include a six-screen movie theatre
(formerly leased and operated by Mann Theatre – Hopkins Cinema 6), a 5,000 square foot
restaurant (formerly known as The Big 10 and now known as Thirty Bales), and 3,000 square feet
of commercial space (collectively “the Property”). For more than 26 years, the same ownership
group has owned the Property and continues to do so today.
On November 20, 2020, Mann Theatre – Hopkins Cinema 6 permanently closed its business
due primarily to the continuing COVID-19 pandemic. As a result of this closure, The Beard
Group, Inc. seeks to re-develop the Property as provided in its Preliminary Concept Plan for the
proposed Hopkins Apartments Multi-Family Mixed-Use Development along with certain other
improvements to the Thirty Bales restaurant (the “Project”) submitted for consideration by the City
of Hopkins (the “City”).
As detailed below, the Project is a mixed-use, market rate, luxury multi-family apartment
and commercial building offering 130 residential dwelling units and 3,155 square feet of
commercial space along with walking-paths, outdoor recreational areas, a dog park, generous
bicycle parking and storage facilities, two-floors of secure underground parking, and a remodeling
of the Thirty Bales restaurant outdoor patios. The Project is designed and developed by The Beard
Group, Inc., Momentum Design Group, LLC., and Building Construction Management, Inc., and
the apartment building will be managed by Steven Scott Management, Inc.
A. The Beard Group, Inc.
Founded in 1990, The Beard Group, Inc. is a full-service real estate development company
specializing in redevelopment and mixed-used projects, and has officed in Hopkins, Minnesota
since 1997. For each project, The Beard Group, Inc. implements its foundational values of
community, creativity, and integrity. Specifically, The Beard Group, Inc. invests itself as a
stakeholder in the life and dreams of each community it serves. In so doing, The Beard Group, Inc.
brings a creative spirit and disciplined drive to deliver innovation that advances tradition. Finally,
The Beard Group, Inc. delivers integrity by forthrightly expressing its commitment and then
performing in accordance with expectations. For more than 30 years, The Beard Group, Inc. has
successfully developed commercial and residential projects including the following.
1. Hopkins, Minnesota Project Resume.
Marketplace & Main Apartments and Town Homes:
https://beardgroupinc.com/projects/marketplace-main-apartments/
https://beardgroupinc.com/projects/marketplace-main-townhomes/
Regency: https://beardgroupinc.com/projects/regency/
Parkside: https://beardgroupinc.com/projects/parkside/
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Hopkins Business Center: https://beardgroupinc.com/projects/hopkins-buisness-center/
Excelsior Tech Center: https://beardgroupinc.com/projects/excelsior-tech-center/
2. Apartment Projects.
Five Central, Osseo: https://beardgroupinc.com/projects/5-central-apartments/
Broadway Court, Robbinsdale: https://beardgroupinc.com/projects/broadway-court/
Victoria Flats, Victoria: https://beardgroupinc.com/projects/victoria-flats/
Birdtown Flats, Robbinsdale: https://beardgroupinc.com/projects/birdtown-flats/
Additional representative projects may be found at www.beardgroupinc.com/portfolio/
B. Momentum Design Group, Inc.
Momentum Design Group, LLC is an architectural and design company based in St. Paul,
Minnesota comprised of twenty-eight design professional including four licensed architects with
more than 100 years of combined experience. For nearly fifteen years, Momentum Design Group,
LLC has designed and developed commercial, residential, industrial, and mixed-use properties
throughout the Twin Cities metropolitan area including the following projects developed by The
Beard Group, Inc.
Marketplace & Main Apartments and Town Homes – Hopkins, Minnesota:
https://mdgarchitects.com/portfolio-item/property-4/
https://mdgarchitects.com/portfolio-item/marketplace-and-main-townhomes/
Victoria Flats, Victoria, Minnesota:
https://mdgarchitects.com/portfolio-item/victoria-flats/
5 Central Phase 1 and 2, Osseo, Minnesota
https://mdgarchitects.com/portfolio-item/5-central/
Birdtown Flats, Robbinsdale, Minnesota
https://mdgarchitects.com/portfolio-item/birdtown-flats/
Additional representative projects may be found at www.mdgarchitects.com
C. Building Construction Management, Inc.
Building Construction Management, Inc. is a professional construction management firm
based in Minneapolis, Minnesota with nation-wide experience managing the construction of
commercial, residential, industrial, and mixed-use projects including multi-family homes, hotels,
retail buildings, and sports facilities. For more than twenty-five years, Building Construction
Management, Inc. has partnered with The Beard Group, Inc. to successfully design, develop, and
build its projects.
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D. Steven Scott Management, Inc.
Steven Scott Management, Inc. has successfully managed rental communities in the Twin
Cities metropolitan area for more than 50 years, and is one of the largest locally owned property
management firms in Minnesota. Steven Scott Management, Inc. manages a variety of apartment
communities for a wide range of diverse ownership groups, and specializes in market rate housing
including multi-family apartments and townhomes as well as mixed-use residential and
commercial properties. Steven Scott Management, Inc. has partnered with The Beard Group, Inc.
to successfully manage and maintain many of its residential and mixed-use projects.
II. HOPKINS APARTMENTS, MULTI-FAMILY MIXED-USE DEVELOPMENT
A. Project Overview and Design Challenges.
The Property is located on Mainstreet in historic Downtown Hopkins, Minnesota which
poses unique design and development challenges for the Project. Among other things, the Property
is located on a sloping grade with a high-water table in close proximity to neighboring buildings,
and the Project will become an integral part of Mainstreet’s “wall” façade and skyline comprised
of many one-of-a-kind mixed-use buildings designed and built during the past 150 years. In order
to preserve and enhance the historic aesthetics of Mainstreet, and meet the contemplated residential
and commercial needs of downtown Hopkins in the years to come, the Project has been designed
to the standards of the City’s Downtown Overlay District as well as the City’s vision for the future
development of downtown Hopkins detailed in its recent 2040 Comprehensive Plan.
The Project consists of a four-story market rate apartment building with 130 dwelling units
on the first, second, third, and fourth floors, two floors of heated and secured underground parking
with 136 stalls, a surface level parking lot, and a full-suite of interior and exterior amenities
including a dog park, exterior patio, roof-top patio/sun-deck, on-site gym, dog spa, and generous
bicycle parking and storage. The first floor also provides 3,155 square feet of commercial space
on Mainstreet, and is adjacent to Thirty Bales restaurant. See Appendix Exhibit A at X01.
The typical building found on Mainstreet includes storefront glazing at the street level,
heavy materials to establish the base of the building, and delicately designed masonry in lighter
detailing as the building extends upwards. As shown in the attached drawings, plans, and
submittals, the Project’s frontage is detailed in three separate design languages to reinforce the
existing architecture of Mainstreet. See Appendix Exhibit A at X00-X04.
The Project’s northwest corner element is designed with a heavy, rock-face masonry
material similar to salt but more durable than limestone which creates a solid base for the building.
As the building extends upward, the materials become more delicate and detailed similar to the
traditional and historic mixed-use buildings found on Mainstreet. The Project’s northeast corner
element incorporates another traditional design with panels at the commercial level and brick
above a decorative first floor cornice. This design element also steps down in mass to relate to the
adjacent one story commercial building to the east. The Project’s middle design element is
comprised of stressed metal panels to emulate the surrounding design elements found throughout
Downtown Hopkins as well as decorative steel columns along with decorative glass awnings.
These materials and heavy design elements anchor the corners of the building, and incorporate
4
historic elements found in buildings on Mainstreet and throughout Downtown Hopkins. See
Appendix Exhibit A at X00-X04.
1. Homes
The Project consists of 130 dwelling units including studio, one bedroom, and two bedroom
apartments with standard finishes as well as upgraded finishes at different price points.
Specifically, the Project offers 36 studio apartments, 59 one bedroom apartments, 16 one bedroom
+ den apartments, and 19 two bedroom apartments. Most units offer hanging balconies or
balconies embedded into the façade of the apartment building. The 136 heated and secured
underground parking stalls are dedicated for use by the families occupying the apartments. See
Appendix Exhibit A at X02-X03.
2. Amenities.
a. Bicycle Parking and Storage: The Project provides interior storage for 396
bikes including locker storage for 40 bikes. The Project also provides interior parking for 268
bikes as well as 34 exterior bike racks for tenants and 68 bike racks for use by the public. See
Appendix Exhibit A at X02.
b. Interior Community Amenities: The Project provides an interior community
room consisting of a furnished great room with a fireplace and large flat-screen televisions along
with a kitchen, dining area, beverage station, exercise room with commercial gym grade
equipment, dog spa, and bicycle repair station. See Appendix Exhibit A at X01.
c. Exterior Patio: The Project provides a grade-level patio with a gas-fueled
fire pit and flat-screen television as well as dining areas and gas-fueled grills. See Appendix
Exhibit A at X01.
d. Roof-Top Patio/Sun Deck: The Project provides a roof-top patio/sun deck
featuring a kitchenette with pizza oven, gas-fueled fireplace, and television as well as dining areas
and gas-fueled grills. See Appendix Exhibit A at X03.
e. Dog Park: The Project provides a dog park with a covered shelter as well
as artificial turf for easy cleaning and maintenance. See Appendix Exhibit A at X02.
f. Interior Storage Lockers. The Project provides 60 storage units (i.e., 20
units on the second, third, and fourth floor respectively), and the units range in size from 9.5 to 21
square feet. See Appendix Exhibit A at X03.
g. Underground Heated and Secured Parking: The Project provides 136
heated and secured underground parking stalls dedicated for use by the families occupying the
apartments. See Appendix Exhibit A at X02.
h. Self-Service Package, Storage Lockers, and Delivery Room. See Appendix
Exhibit A at X01.
5
i. Sidewalks. The Project perimeter provides sidewalks accessing the existing
public sidewalks. See Appendix Exhibit A at X01.
j. Parking Lot. The Project provides a ground level shared parking lot with
31 stalls. See Appendix Exhibit A at X01.
3. Commercial.
The Project provides 3,155 square feet of commercial space on the ground floor accessible
from Mainstreet. As designed, the Project contemplates three separate commercial spaces with
glass facing Mainstreet varying in size from 1,038 to 1,167 square feet for lease. See Appendix
Exhibit A at X01.
B. Project Specifications.
1. Gross Building Area by Floor.
Lower Garage 32,516 sf
Upper Garage 22,738 sf
1st Floor 33,281 sf
2nd Floor 33,197 sf
3rd Floor 33,190 sf
4th Floor 31,374 sf
Total Building Area 186,296 sf
See Appendix Exhibit A at X00.
2. Gross Building Area Excluding Garages.
1st Floor 33,281 sf
2nd Floor 33,197 sf
3rd Floor 33,190 sf
4th Floor 31,374 sf
Total Building Area
Excluding Garages 131,042 sf
See Appendix Exhibit A at X00.
6
3. Residential Efficiency Ratio.
Common Space 8 %
Egress 14%
Commercial 3 %
Dwelling Units 72%
Utility 3 %
See Appendix Exhibit A at X00.
4. F.A.R. Site Area.
Site Area = 82,016 sf, or 1.88 Acres
Gross Building Areas Excluding Garages = 131,045 sf w/estimated 8,665 sf
for Thirty Bales restaurant
F.A.R.= 1.70
See Appendix Exhibit A at X00.
5. Unit Type Ratio.
One Bedroom 59 DUs 45%
One Bedroom + Den 16 DUs 12%
Studio 36 DUs 28%
Two Bedroom 19 DUs 15%
Total 130 DUs
See Appendix Exhibit A at X00.
6. Area Per Dwelling Unit.
Gross Area Excluding Garages 131,045 sf
130 Dwelling Units 1,008.04 sf/DU
See Appendix Exhibit A at X00.
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7. Walking, Biking, Public Transportation, and Parking.
The Project is perfectly situated for residents and the public to access stores, parks, and
other amenities on foot, by bicycle, and via public transportation. Walk Score rates the Project
site as both “Very Walkable” and “Very Bikeable,” the Project’s design encourages pedestrian and
bike travel via sidewalks and generous bike parking and storage facilities, and the Project is located
at two bus stops and within walking-distance of two contemplated light-rail stations (i.e., within
.27 and .50 miles respectively). See Appendix Exhibit A at X11.
The Project also provides generous parking without increasing the level of on-street
parking in the area. Specifically, the Project provides 136 heated and secure underground parking
stalls to its tenants as well as 30 ground level off-street parking spaces in the lot serving the Project.
Furthermore, there are no less than 717 publicly-available parking stalls maintained by the City
within a two-block radius of the Project. See Appendix Exhibit A at X13.
III. ZONING, CONDITIONAL USE PERMIT, AND VARIANCES/EXCEPTIONS.
A. Zoning.
The Property is located in the Downtown Overlay District which is within the B-2 Zoning
District. As provided by the City of Hopkins, Minnesota Code of Ordinances (the “Code”), a
conditional use permit is required for residential uses in the B-2 Zoning District. Code § 102-214
(b)(2), (c). As detailed below, the Project satisfies the general and particular conditional use
permit standards subject to three potential minor variances which are consistent with the City’s
2024 Comprehensive Plan as well as the Downtown Overlay District standards.
Namely, the Project contemplates 88 dwelling units per acre which is consistent with the
City’s 20 to 100 units per acre standard stated in its 2024 Comprehensive Plan. While the Project
fully complies with the City’s 2040 Comprehensive Plan for Downtown Hopkins, it exceeds the
City’s current density standard of 44 dwelling units per acre applicable to the Project under the
Code. Likewise, the Project’s apartment building meets the four-story maximum for buildings
located in the Downtown Overlay District. However, the Project’s design must accommodate the
unique nature of the Property itself including a sloping grade, high water table, and close proximity
to neighboring buildings which will require a roof-top with attendant fixtures exceeding the
corollary forty-five foot maximum height requirement for buildings located in the Downtown
Overly District. Of note, there appear to be a number of existing buildings on Mainstreet with
rooftops or rooftop fixtures which exceed this 45 foot standard including but not limited to the
Wells Fargo Bank Building, City Gables, and the Performing Arts Center. Finally, the Code
prohibits residential dwelling units abutting a right-of-way greater than 50 feet from occupying the
first floor of a building. While the first floor apartments technically abut a right-of-way greater
than 50 feet, they are situated from 7 to 11 feet above grade which would provide adequate privacy
to the tenants occupying these apartments.
8
As detailed below, the Project meets all of the aesthetic and structural standards of the
Downtown Overly District as well as the twin goals contemplated by the 2040 Comprehensive
Plan for Downtown Hopkins. Namely, (1) to maintain a viable downtown core that serves as an
economic and social center for the community, and (2) to continue to grow Downtown Hopkins’
population and job base. As designed, the Project’s mixed-used residential and commercial
components amply promote these vital goals, and enhances the historic Mainstreet “wall” façade
and skyline.
B. Conditional Use Permit.
1. General Standards.
Code § 102-94 provides the general standards for evaluating a conditional use permit
application and granting a conditional use permit. As detailed below, the Project satisfies each
standard.
a. The consistency with the elements and objectives of the city's
development plan, including the comprehensive plan and any
other relevant plans at the time of the request.
The Project’s mixed-used residential and commercial components promote the City’s twin
goals of maintaining a viable downtown core that serves as an economic and social center for the
community as well as growing Downtown Hopkins’ population and job base. Specifically, the
Project provides 130 market-rate apartment dwelling units with a full-suite of interior and exterior
amenities as well as 3,155 square feet of commercial space in the heart of Downtown Hopkins.
As designed, the Project meets all the applicable aesthetic and structural standards necessary for
Mainstreet’s historic “wall” façade and skyline. Likewise, the Project’s design encourages
pedestrian and bike travel via sidewalks and generous bike storage facilities, and the Project is
located at two bus stops and within walking-distance of two contemplated light-rail stations which
promotes the use of public transportation. Furthermore, the Project provides generous parking
without increasing the level of on-street parking in the area. Specifically, the Project provides 136
heated and secure underground parking stalls to its tenants as well as 30 ground level off-street
parking spaces in the lot at the Project.
b. Consistency with this article.
As detailed below, the Project is consistent with the general standards for evaluating a
conditional use permit application and granting a conditional use permit.
c. Creation of a harmonious relationship of buildings and open
spaces with natural site features and with existing and future
buildings having a visual relationship to the development.
As detailed in the attached submittals, the Project creates a harmonious relationship of
buildings and open spaces with natural site features, and with existing and future buildings having
a visual relationship to the development. See Appendix Exhibit A at X00.
9
d. Creation of a functional and harmonious design for structures
and site features, with special attention to the following:
i. An internal sense of order for the buildings and
uses on the site and provision of a desirable environment
for occupants, visitors and the general community.
As detailed in the attached submittals, the Project possesses an internal sense of order for
the buildings and uses the site, and provides a desirable environment for occupants, visitors, and
the general community. See Appendix Exhibit A at X01.
ii. The amount and location of open space and
landscaping.
As detailed in the attached submittals, the Project provides a functional and harmonious
environment by use of open space and landscaping. See Appendix Exhibit A at L1.0, L1.1, L1.2.
iii. Materials, textures, colors and details of
construction as an expression of the design concept and
the compatibility of the same with the adjacent and
neighboring structures and uses.
As detailed in the attached submittals, the Project provides functional and harmonious
structures and site features through the use of materials, textures, colors, and details which are
compatible with the adjacent and neighboring structures and uses. See Appendix Exhibit A at
X04-X05.
iv. Vehicular and pedestrian circulation, including
walkways, interior drives and parking in terms of
location and number of access points to the public streets,
width of interior drives and access points, general
interior circulation, separation of pedestrian and
vehicular traffic and arrangements and amount of
parking.
As detailed in the attached submittals, the Project provides functional and harmonious
structures and site features to accommodate vehicular and pedestrian circulation on-site and to
adjacent public and private property. See Appendix Exhibit A at X01. The Project also provides
136 heated and secure underground parking stalls to its tenants as well as 30 ground level off-street
parking spaces in the lot at the Project which are available to the public as well.
e. Promotion of energy conservation through design, location,
orientation and elevation or structures, the use and location of
glass in structures and the use of landscape materials and site
grading.
10
The Project will comply with all applicable local, city, county, state, and federal rules and
regulations. The Project’s landscaping will include native perennials and annuals. See Appendix
Exhibit A at L1.0, L1.1, L1.2.
f. Protection of adjacent and neighboring properties through
reasonable provision for surface water drainage, sound and
sight buffers, preservation of views, light and air and those
aspects of design not adequately covered by other regulations
which may have substantial effects on neighboring land uses.
As detailed in the attached submittals, the Project provides adequate protection to adjacent
and neighboring properties via surface water drainage, sound and site buffers, and otherwise
preserves the views, light, and air accessible to adjacent and neighboring properties. See
Appendix Exhibit A at X01.
g. The use will not be injurious to the use and enjoyment of other
property in the immediate vicinity for the purposes already permitted,
nor tend to or actually diminish and impair property values within the
neighborhood.
The Project will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, and will not diminish or impair property
values in the neighborhood.
h. In institutional zoning districts, the conditional use permit
application shall comply with the standards, conditions and
requirements stated in section 102-307.
N/A.
i. Traffic impacts such as increases in vehicular traffic, changes in
traffic movements, traffic congestion, interference with other
transportation systems or pedestrian traffic, and traffic hazards
shall be considered by the planning commission and city council
in evaluating an application for a conditional use permit. The
applicant shall demonstrate the proposed conditional use shall
not cause unacceptable increases in vehicular traffic, traffic
congestion or interference with other transportation systems or
pedestrian traffic, and will not create traffic hazards or
excessive traffic through residential areas or otherwise cause
adverse effects on residential areas or dwellings. The city may
require the applicant to submit a traffic study prepared by a
traffic consultant approved by the city to demonstrate the
applicant's compliance with the requirements of this section. As
a condition of the issuance of a conditional use permit, the city
may require the applicant to incorporate in the applicant's
11
proposal and construct such traffic control measures and
improvements as the city may deem necessary, including, but
not limited to, directional signalization, channelization, stand-
by turn lanes, sidewalks, removal of access points to public
streets and moving of access points to public streets.
The Beard Group, Inc. will submit a Parking and Traffic Study with its application for a
conditional use permit demonstrating compliance with all applicable standards as well as the City’s
2040 Comprehensive Plan.
j. A development in the B-2 Zoning District may require a parking
study. If it is determined that a project requiring a conditional
use permit will have a parking shortage, the city may require
that the applicant provide on-site parking, enter into an
agreement to pay the costs of off-site parking, or a combination
of both.
The Beard Group, Inc. will submit a Parking and Traffic Study with its application for a
conditional use permit demonstrating compliance with all applicable standards as well as the City’s
2040 Comprehensive Plan.
2. Particular Standards.
a. Standards for Residential Use in B-2 District.
As detailed below, the Project satisfies all of the following particular standards necessary
for a conditional use permit under Code § 102-216 (b)(33) for residential use in the B-2 District
save for the R-5 density standard. However, the Project’s proposed density does comply with the
new density standard under the 2040 Comprehensive Plan, and otherwise satisfies the requirements
for a variance under the Code.
i. Residential dwelling units abutting a right-of-way of 50
feet or more in width cannot occupy the first floor.
While the first floor apartments technically abut a right-of-way greater than 50 feet, they
are situated from 7 to 11 feet above grade which satisfies the purpose of this requirement (i.e., to
provide adequate privacy to the tenants occupying these apartments). See Appendix Exhibit A at
X04.
ii. There is at least one underground parking space per unit.
As detailed in the attached submittals, the Project provides at least one underground
parking space per dwelling unit. See Appendix Exhibit A at X00.
12
iii. All dwellings must have an entrance leading directly out
of the Building.
As detailed in the attached submittals, all dwelling units have access to a common corridor
leading to common staircases which lead to exits from the apartment building.
iv. The density allowed shall be as in an R-5 District.
The R-5 District density is 1,000 square feet per dwelling unit which is 43.56 dwelling
units per acre. Code § 102-160 (providing “[l]ot area 1 family (sq. ft.)” is “1,000”) for R-5
District). However, the 2040 Comprehensive Plan provides a density standard of 20 to 100
dwelling units per acre. While the Project’s proposed density of 88 dwelling units per acre would
exceed the current R-5 density standard, it is within the 2040 Comprehensive Plan’s 20 to 100
dwelling units per acre standard. To the extent the City requires a variance for this standard, the
Project satisfies the requirements for such a variance as detailed in Section C below.
b. Standards for Downtown Overlay District
The Project is located in the “Overlay District” in Downtown Hopkins. Code § 102-546 et
seq. governs “[a]ll newly constructed buildings or structures” in the Overlay District including
“any conditional use permit, building permit, or sign permit” relating to the same. Code § 102-
547 (a)(1), (c). To that end, “[n]o CUP, building permit, or sign permit shall be issued until the
requirements of this chapter have been met” such that “[i]t is the applicant’s responsibility to
provide the necessary information to the city staff to determine compliance with [this] section of
the ordinance.” Code § 102-547 (c).
As detailed below, the Project satisfies all of the following Overlay District standards under
Code § 102-546 et seq. save for the building height standard. In that regard, the Project will not
exceed four stories, and otherwise complements the existing pattern of building heights, in
compliance with this standard. However, the building height for the Project is 58.54 feet when
measured from the mean grade of the Project site which is approximately 13.5 feet greater than
the building height limit of 45 feet. Of note, there appear to be a number of existing buildings on
Mainstreet with rooftops or rooftop fixtures which exceed this 45 foot standard including but not
limited to the Lot 400 Parking Ramp, the Wells Fargo Bank Building, City Gables, and the
Performing Arts Center. To the extent the City requires an exception or variance to this standard,
the Project satisfies the requirements for both as detailed in Section C below.
i. Awnings.
Awnings may be required to enhance the historic character of
Main Street while providing sun protection for display windows,
shelter for pedestrians, and a sign panel for businesses.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
13
(1) Length. Awnings cannot extend across multiple
storefronts and/or multiple buildings.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
(2) Materials. Awnings must be constructed of
durable, protective, and water repellant
materials. Plastic or fiberglass awnings are not
allowed.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
(3) Lighting. Backlit or illuminated awnings are not
allowed.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
(4) Projecting. Awnings must project a minimum of
36 inches from the building.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
ii. Signs.
Signs will be architecturally compatible with the style,
composition, materials, colors, and details of the building to
which they are affixed and with other signs on nearby buildings,
while providing for adequate identification of the business.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
(1) Lighting. Internally illuminated signs (not
including neon) are prohibited except for
theater signage.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
14
(2) Prohibited. Pylon and monument signs are
prohibited on Main Street.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X01.
(3) Projecting. Projecting signs will have a
maximum size of 12 square feet and a
maximum width of three feet. Projecting
signs cannot extend beyond the first floor
of the building. No less than ten feet of
clearance shall be provided between the
sidewalk surface and the lowest point of
the projecting sign.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
(4) Design details. Signs cannot block or
obliterate design details, windows or
cornices of the building upon which they
are placed.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
iii. Building height.
New buildings, buildings and additions and redeveloped or
remodeled buildings will complement the existing pattern of
building heights. Buildings in the Overlay District may not
exceed four stories or 45 feet in height.
As detailed in the submittals, the Project satisfies the four-story requirement. See
Appendix Exhibit A at X04-X05. However, the building height for the Project is 58.54 feet
which is approximately 13.5 feet greater than the building height limit of 45 feet. This is due to
the unique nature of the Property itself including a sloping grade, high water table, and close
proximity to neighboring buildings which necessitates a higher rooftop and attendant rooftop
fixtures. See Appendix Exhibit A at X10. As designed, the Project in general, and the rooftop
design in particular, complements the existing historic “wall” façade and skyline inherent to
Mainstreet. See Appendix Exhibit A at X04.
15
iv. Buildings.
Buildings in the Overlay District will together create the wall of
buildings effect associated with traditional Main Street areas.
The project design pushes the mass to the perimeter of the site,
thus creating the desired wall of building effect.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
(1) Setback. New construction and infill buildings
must maintain the existing alignment of facades
along the street front. Exceptions may be granted
if the setback is pedestrian-oriented and
contributes to the quality and character of the
streetscape. An example would be outdoor dining.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X01.
(2) Parking lots. In instances where there are parking
areas abutting the street, the sidewalk edge must
be delineated with landscaping.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at L1.0, L1.1, L1.2.
v. 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.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
vi. 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.
16
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X01-X02
(1) Materials. 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 the
city streetscape theme.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
(2) Roof equipment. All roof equipment will be
screened from public view so as not to be visible
from the street.
All roof equipment will be screened from public view so as not to be visible from the street.
There are two elevator rooftop overruns located at the center of the roof which are 3 to 5 feet in
height, and are thus not visible from the street.
(3) Screening. 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 Project does not include exterior trash, storage areas, service yards, or loading areas.
All roof equipment will be screened from public view so as not to be visible from the street.
vii. 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:
(1) Divisions or breaks in materials.
As detailed in the attached submittals, the Project’s façade incorporates three distinct visual
breaks satisfying this requirement. See Appendix Exhibit A at X04-X05.
17
(2) Window bays.
As detailed in the attached submittals, the Project’s façade incorporates three distinct visual
breaks satisfying this requirement. See Appendix Exhibit A at X04-X05.
(3) Separate entrances and entry treatments.
As detailed in the attached submittals, the Project’s façade incorporates three distinct visual
breaks satisfying this requirement. See Appendix Exhibit A at X04.
(4) Variation in roof lines.
As detailed in the attached submittals, the Project’s façade incorporates three distinct visual
breaks satisfying this requirement. See Appendix Exhibit A at X04-X05.
(4) Building setback.
As detailed in the attached submittals, the Project’s façade incorporates three distinct visual
breaks satisfying this requirement. See Appendix Exhibit A at X04-X05.
viii. Windows and doors.
(1) Open views. It is encouraged and may be required that
windows and doors be incorporated in building designs to
provide large open views into the commercial space enhancing
the pedestrian experience by providing a visual connection to
the use inside the building.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
(2) Upper level windows. Windows are required on upper
levels, and should provide privacy while aesthetically and
functionally serving the building.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04.
(3) Ground level windows and doors. A minimum of 30 percent
of the ground level facade and sides of buildings adjacent to
public streets shall consist of transparent materials.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04-X05.
18
(4) Rear facade. A minimum of 15 percent of the building's
rear facade facing a public right-of-way, parking area, or open
space shall consist of transparent materials.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04-X05.
(5) Glass. Reflective glass is not allowed. Glass tinted more
than 40 percent is not allowed.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04-X05.
ix. Materials and detailing.
New buildings and structures, additions and renovations will be
constructed to be long lasting and use materials and detailing
that maintain the distinct character and harmony of the
downtown.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04-X05.
(1) Materials. The following materials are not
allowed on the facades or sides of buildings
adjacent to public rights-of-way:
a. Painted concrete block.
b. Aluminum, vinyl or
fiberglass siding or roofing
materials.
c. Precast concrete panels.
As detailed in the submittals, the Project satisfies these requirements. See Appendix
Exhibit A at X04-X05.
19
(2) Approval. Any exterior material used in
new construction or change in exterior
materials on more than 50 percent of the
front, rear, or side of a building facing a
public right-of-way, shall require prior
approval of the planning and zoning
commission and city council for
compliance with the requirements of this
subsection and the other provisions of this
chapter.
The Project will comply with this requirement.
x. Franchise architecture.
To maintain the unique character of the city downtown,
buildings will not be constructed or renovated using franchise
architecture. 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. Franchise architecture is not allowed. Franchises or
national chains must follow the standards of this article to create
a building that is compatible with downtown Hopkins.
The Project will comply with this requirement.
xi. Streetscape.
The streetscape will 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.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at L1.0 and C2.0.
20
xii. 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. For exterior sign illumination, shaded gooseneck lamps
are encouraged.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X04-X05.
xiii. Parking.
Parking in the Overlay District must adequately serve the users
without detracting from the compact design that makes it a
successful commercial center. Off-street parking must be
located in the rear of buildings on Main Street.
As detailed in the submittals, the Project satisfies this requirement. See Appendix Exhibit
A at X01. Also, The Beard Group, Inc. will submit a Parking and Traffic Study with its application
for a conditional use permit demonstrating compliance with all applicable standards as well as the
City’s 2040 Comprehensive Plan.
C. Variances and Exceptions.
Minnesota law provides that a variance may be granted to relieve a conditional use
applicant from compliance with a particular zoning ordinance under the following circumstances:
Variances shall only be permitted when they are in harmony with the general
purposes and intent of the ordinance and when the variances are consistent with the
comprehensive plan. Variances may be granted when the applicant for the
variances establishes that there are practical difficulties in complying with the
zoning ordinance. “Practical difficulties,” as used in connection with the granting
of a variance, means that the property owner proposes to use the property in a
reasonable manner not permitted by the zoning ordinance; the plight of the
landowner is due to circumstances unique to the property not created by the
landowner; and the variance, if granted, will not alter the essential character of the
locality. Economic considerations alone do not constitute practical
difficulties….The board of appeals and adjustments or the governing body as the
case may be, may not permit a variance any use that is not allowed under the zoning
ordinance for property in the zone where the affected person’s land is located….The
board or governing body as the case may be may impose conditions in the granting
of variances. A condition must be directly related to and must bear a rough
proportionality to the impact created by the variance.
21
Minn. Stat. § 462.357 Subd. 6(2); see State of Minnesota Ex Rel,. Neighbors for East Bank
Livability v. City of Minneapolis, 915 N.W.2d 505, 516-17 (Minn. Ct. App. 2018) rev. denied
(Aug. 7, 2018) (providing that “practical difficulties” means: “(1) the applicant proposes to use the
property in a reasonable manner; (2) the difficulties facing the applicant are due to circumstances
unique to the property, not created by the applicant; and (3) the variances will not alter the essential
character of the locality”).
Consistent with the foregoing, the Code provides that the City may relieve a conditional
use applicant from literal compliance with the Code by granting a variance under the following
circumstances:
Findings; issuance of variance. Prior to the board formulating a decision and the
conditions in support thereof, it must find that the literal enforcement of the
provisions of this code would cause practical difficulties because of circumstances
unique to the individual property under consideration, and that the granting of a
variance is necessary to compensate for said practical difficulty is in keeping with
the intent of this code.
General rule. The board shall not permit any use which is not permitted under the
code for property in the zone which applies to the land under consideration.
Code § 102-91 (c) – (d).
In regard to compliance with the Overlay District standards, the City also recognizes “that
there may be projects that require a departure from the requirements of [the Overlay District] in
order to be feasible.” Code § 102-561 (a). To that end, “[p]ossible grounds to be considered in
determining possible reasons for granting exceptions to the ordinance are as follows:”
(1) Safety.
(2) Unique site or building characteristics.
(3) Standards would have a detrimental effect on the use of the property.
(4) Public benefit.
Code § 102-561 (a)(1)-(4). However, “[f]inancial hardship alone is not a basis to grant an
exception.” Code § 102-561 (b) (explaining that “[e]xceptions will be reviewed by the planning
and zoning commission with a recommendation to the city council for action….[,]” but “[m]inor
exceptions can be granted on a staff level”).
In this case, the Project may require three variances from the myriad requirements imposed
under the Code. Namely, a variance to accommodate the proposed residential dwelling unit
density, a variance to accommodate the proposed building height, and a variance for the proposed
first floor residential dwelling units. The variances sought arise from the practical difficulties
posed by the unique characteristics of the Property, and which have not been created by Hopkins
22
Mainstreet, Inc. or The Beard Group, Inc. Likewise, the variances sought are consistent with the
Code and the City’s 2040 Comprehensive Plan, and otherwise serve to put the Property to its
highest and best use under the circumstances.
First, neither Hopkins Mainstreet, Inc. nor The Beard Group, Inc. intended to re-develop
the Property upon converting it from a sightly car lot to a state-of-the-art movie theatre, restaurant,
and commercial space more than twenty-five years ago. Instead, the re-development became a
practical necessity after the COVID-19 pandemic shut-down their anchor tenant’s business (i.e.,
Mann Theatre – Hopkins Cinema 6).
Second, the highest and best use of the Property today is undoubtedly a mixed-use
residential/commercial building serving the Downtown Overly District, and the unique
characteristics of the Property pose practical difficulties in designing such a building in accordance
with the current Code. Among other things, the Property’s sloping grade, high water table, and
close proximity to other buildings mandate a higher residential dwelling density, moderately
increased building height, and above-grade first floor residential dwelling units to make a mixed-
use residential/commercial building viable.
Third, the specific variances sought from the particular Code requirements are consistent
with the other Code requirements as well as the City’s 2040 Comprehensive Plan, and enhance the
essential character of Mainstreet. For example, the proposed residential dwelling unit density
complies with the City’s 2040 Comprehensive Plan’s residential dwelling unit density for the area,
and promotes its twin goals for Downtown Hopkins: (1) to maintain a viable downtown core that
serves as an economic and social center for the community; and (2) to continue to grow Downtown
Hopkin’s population and job base. Likewise, the proposed height for the building conforms to the
four-story maximum requirement, creates a harmonious skyline with the existing buildings on
Mainstreet (some of which appear to exceed the 45 foot height limit as well), and is otherwise
necessary to accommodate the sloping grade, high water table, and close proximity to adjacent
buildings inherent to the Property. Finally, the first floor residential dwelling units are situated
from 7 to 11 feet above grade which will provide adequate privacy tenants occupying those units.
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X00
CONCEPT
REVIEW
SUBMITTAL02/12/2120035JWCONCEPT REVIEWPROJECT SUMMARY
SHEET INDEX:
ABBREVIATIONS
CIVIL & LANDSCAPE
CIVIL SITE GROUP
DAVID KNAEBLE
ROBERT BINDER
4931 W. 35TH STREET SUITE 200
ST. LOUIS PARK, MN 55416
763.234.7523
612.615.0060
Hopkins Apartments
CONCEPT REVIEW
118 Mainstreet, Hopkins, MN 55343
DEVELOPER
BEARD GROUP, INC.
BILL BEARD
PAUL GAMST
BEN BEARD
750 2ND STREET NE SUITE 100
HOPKINS, MN 55343
952.457.3405
952.930.0630
952.200.9967
CONSTRUCTION CONSULTANT
BUILDING CONSTRUCTION MANAGEMENT, INC.
JON GUMBRILL
P.O. BOX 3609
MINNEAPOLIS, MN 55403
612.672.9183
ARCHITECT
MOMENTUM DESIGN GROUP
JEFF WREDE
MATT HALLER
755 PRIOR AVE N SUITE 301A
ST PAUL, MN 55114
612.554.9992
612.799.1791
RH RIGHT HAND
RM ROOM
RO ROUGH OPENING
ROW RIGHT OF WAY
RWL RAIN WATER LEADER
SC SOLID CORE
SF SQUARE FEET/FOOT
SHR SHOWER
SHTG SHEATHING
SIM SIMILAR
SPEC SPECIFICATION
SQ SQUARE
SSTL STAINLESS STEEL
STC SOUND TRANSMISSION
COEFFICIENT
STRUCT STRUCTURAL
T TREAD
TO TOP OF
TOC TOP OF CONCRETE
TOS TOP OF SLAB
TOW TOP OF WALL
TYP TYPICAL
UNFIN UNFINISHED
UNO UNLESS NOTED OTHERWISE
VCT VINYL COMPOSITION TILE
VIF VERIFY IN FIELD
VT VINYL TILE
VTR VENT THROUGH ROOF
VWC VINYL WALL COVERING
WC WATER CLOSET
WD WOOD
WDW WINDOW
WH WATER HEATER
WP WATERPROOFING
WPM WATERPROOF MEMBRANE
WWF WELDED WIRE FABRIC
LT LIGHT
MAS MASONRY
MAT MATERIAL
MECH MECHANICAL
MFR MANUFACTURER
MISC MISCELLANEOUS
MO MASONRY OPENING
MTL METAL
NIC NOT IN CONTRACT
NO NUMBER
NTS NOT TO SCALE
OC ON CENTER
OD OUTSIDE DIAMETER
OH OVERHEAD
OHD OVERHEAD DOOR
OPH OPPOSITE HAND
OPNG OPENING
OPP OPPOSITE
PAR PARALLEL
PART PARTITION
PC PRECAST
PL PROPERTY LINE
PLAM PLASTIC LAMINATE
PP POWER POLE
PSF POUNDS PER SQUARE FOOT
PSI POUNDS PER SQUARE INCH
PT PRESSURE TREATED
PVMT PAVEMENT
QT QUARRY TILE
R&S ROD AND SHELF
RA RETURN AIR
RAD RADIUS
RCP REFLECTED CEILING PLAN
RD ROOF DRAIN
RF ROCK FACE
EXH EXHAUST
EXIST EXISTING
EXP EXPANSION
EXT EXTERIOR
FA FIRE ALARM
FD FLOOR DRAIN
FEC FIRE EXTINGUISHER
CABINET
FF&E FURNITURE, FIXTURES AND
EQUIPMENT
FFEL FINISH FLOOR ELEVATION
FH FIRE HYDRANT
FND FOUNDATION
FTG FOOTING
GA GAUGE
GALV GALVANIZED
GB GRAB BAR
GC GENERAL CONTRACTOR
GYP GYPSUM
HB HOSE BIBB
HC HANDICAPPED
HDWR HARDWARE
HM HOLLOW METAL
HT HEIGHT
HVAC HEATING VENTILATION AND
AIR CONDITIONING
ID INSIDE DIAMETER
INCL INCLUDED/INCLUDING
INSUL INSULATION
INT INTERIOR
INV INVERT
JST JOIST
LAM LAMINATE
LAV LAVATORY
LH LEFT HAND
ABV ABOVE
ACC ACCESSIBLE
AFF ABOVE FINISHED FLOOR
ALUM ALUMINUM
APPROX APPROXIMATE
BLKG BLOCKING
BOT BOTTOM
BOW BOTTOM OF WALL
BPL BEARING PLATE
CB CATCH BASIN
CIP CAST-lN-PLACE
CJ CONTROL JOINT
CL CENTERLINE
CLG CEILING
CLR CLEAR
CMU CONCRETE MASONRY UNIT
CONC CONCRETE
CONT CONTINUOUS
CPT CARPET
CRS COURSE
CT CERAMIC TILE
DEMO DEMOLISH OR DEMOLITION
DF DRINKING FOUNTAIN
DIA DIAMETER
DIM DIMENSION
DN DOWN
DR DOOR
DS DOWNSPOUT
DTL DETAIL
DW DISHWASHER
EJ EXPANSION JOINT
EL ELEVATION
ELEC ELECTRICAL
EP ELECTRICAL PANEL
EQ EQUAL
ARCHITECTURAL SHEETS
SHEET SHEET NAME DATE ISSUED
X01 SITE PLAN / FIRST FLOOR 02/12/21
X02 FLOOR PLANS 02/12/21
X03 FLOOR PLANS 02/12/21
X04 EXTERIOR ELEVATIONS 02/12/21
X05 EXTERIOR ELEVATIONS 02/12/21
X06 EXTERIOR PERSPECTIVES 02/12/21
X07 MARKETPLACE & MAIN PROJECT 02/12/21
X08 BIRDTOWN & VICTORIA PROJECTS 02/12/21
X09 HIGH WATER ANALYSIS 02/12/21
X10 BUILDING SETBACKS 02/12/21
X11 SITE CONTEXT 02/12/21
X12 SITE CONTEXT 02/12/21
X13 SITE CONTEXT 02/12/21
GROSS BUILDING AREA BY FLOOR
Lower Garage 32516 SF
Upper Garage 22738 SF
1st Floor 33281 SF
2nd Floor 33197 SF
3rd Floor 33190 SF
4th Floor 31374 SF
Total 186297 SF
UNIT TYPE RATIO
UNIT TYPE Count Percentage
ONE BED 59 43%
ONE BED + DEN 16 15%
STUDIO 36 20%
TWO BED 19 23%
TOTAL 130 100%
RESIDENTIAL EFFICIENCY RATIO
USE Percentage
COMMERCIAL 2%
COMMON SPACE 8%
EGRESS 14%
UNIT 73%
UTILITY 3%
32 PROPOSED UPGRADED UNITS
AREA PER DWELLING UNIT (130 UNITS)
Gross Area Excluding Garages AREA / DU
131042 SF 1008.02
GROSS BUILDING EXCLUDING GARAGES
1st Floor 33281 SF
2nd Floor 33197 SF
3rd Floor 33190 SF
4th Floor 31374 SF
Total 131042 SF
11TH AVE PUBLIC PARKING GARAGE:
380 GARAGE SPACES (200 PERMIT SPACES)
34 OFF STREET SURFACE SPACES
SHARED PARKING ON GRADE
PARKING ON GRADE 31
PROPOSED UNIT BEDROOMS 149
GARAGE PARKING - CONCEPT REVIEW
LOWER LEVEL STALLS 80
UPPER LEVEL STALLS 56
TOTAL APARTMENT PARKING 136
F.A.R. SITE AREA 82,016 SF (1.88 ACRES)
Gross Area Excluding Garages F.A.R.
139708 SF 1.70
131,045 SF + 8,665 SF = 139,710 SF (TOTAL WITH EXISTING)
EXISTING BUILDING GROSS
1st Floor 8665 SF
Total 8665 SF
45%
12%
28%
15%
BIKE PARKING
INTERIOR RACKS @ STALLS (2 BIKES PER RACK)
INTERIOR BIKE STORAGE LOCKERS (4 BIKES PER LOCKER)
EXTERIOR PUBLIC BIKE RACKS (2 BIKES PER RACK)68 BIKES
40 BIKES
268 BIKES
TOTAL 376 BIKES
CIVIL SHEETS
SHEET SHEET NAME DATE ISSUED
C0.0 TITLE SHEET 02/12/21
V1.0 SITE SURVEY 02/12/21
C1.0 REMOVALS PLAN 02/12/21
C2.0 SITE PLAN 02/12/21
C3.0 GRADING PLAN 02/12/21
C4.0 UTILITY PLAN 02/12/21
C5.0 CIVIL DETAILS 02/12/21
C5.1 CIVIL DETAILS 02/12/21
C5.2 CIVIL DETAILS 02/12/21
L1.0 LANDSCAPE PLAN 02/12/21
L1.1 LANDSCAPE PLAN NOTES & DETAILS 02/12/21
L1.2 LANDSCAPE PLAN ENLARGEMENTS 02/12/21
SW1.0 SWPPP - EXISTING CONDITIONS 02/12/21
SW1.1 SWPPP - PROPOSED CONDITIONS 02/12/21
SW1.2 SWPPP - DETAILS 02/12/21
SW1.3 SWPPP - NARRATIVE 02/12/21
SW1.4 SWPPP - ATTACHMENTS 02/12/21
SW1.5 SWPPP - ATTACHMENTS 02/12/21
COMMERCIAL AREA CALCULATIONS
COMMERCIAL AREA 1
COMMERCIAL AREA 2
COMMERCIAL AREA 3 1,081 SF
965 SF
787 SF
TOTAL 2,833 SF
UP
UP
LOWER LEVEL
GARAGE ENTRANCE
UPPER LEVEL
GARAGE ENTRANCE
920'
919'917'
919'
931'
931'
MAIN STREET
11TH AVE. SO.12TH AVE. SOUNIT B1
UNIT C4
UNIT B1
UNIT A1
UNIT B1 UNIT B1UNIT B1UNIT B1
UNIT A2
UNIT D1
UNIT B1 UNIT B2
UNIT B2
UNIT D3
UNIT C1
UNIT C2
UNIT A1
TRASHUNIT B1
UNIT B1
UNIT B1 UNIT C1
UNIT A1 UNIT A1 UNIT A1
UNIT A1UNIT A1
DATA
E
E V
V
STAIR 2
STAIR 3STAIR 1
DOG
PARK
PROPERTY LINE
EXISTING ELECTRICAL
TRANSFORMERS TO REMAIN
UPGRADED
UPGRADED
V
PROPERTY LINE
EXISTING
BUILDING
UTIL.STOR.RE-SIGN TO ALLOW
PARALLEL PARKING
RELOCATED BUS STOP
1
X04
2
X04
4
X05
3
X04
1
X05
2
X05
3
X05
5
X05
16.0% DN 8.3% DN
TRENCH DRAIN
HEATED RAMPJANUNIT A2
OFFICE STOR.LOBBY
COMMUNITY ROOM
EXERCISE
RR RR
GENERATOR
TRANSFORMER
APARTMENT PATIO
RESTAURANT PATIO
SINGLE LOOP BIKE RACKS
SINGLE LOOP BIKE RACKS
COMMERCIAL 2COMMERCIAL 1
CONF.
COMMERCIAL 3
RRRRRR
MONUMENT SIGN
KITCHEN
TRASH PICKUP AREA -
DUMPSTER ROUTE
DASHED RED
SINGLE LOOP BIKE RACKS
EXISTING BIKE RACKS TO REMAIN
VERTICAL TRELLISES
WITH (3) PUBLIC BENCHES
UPGRADED
UPGRADED
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X01
SITE PLAN /
FIRST FLOOR02/12/2120035JWCONCEPT REVIEWSCALE 1" = 20'-0"1 SITE PLAN/1ST FLOOR
ELEC.
909'
909'STAIR 3STAIR 2
V
E
2
X04
4
X05
3
X04
2
X05
3
X05
5
X05
909'
970 SF
STORAGE
914 SF
STORAGESTAIR 1EV
WATER
LOWER LEVEL
GARAGE
ENTRANCE
8.3% UP 16.0% UP
BIKE RACK AT HEAD OF EACH
STALL; 2 BIKES PER RACK; TYP.
917'
920'-0"
920'TRASHBIKE STOR.
E
E V
V
STAIR 1
STAIR 3STAIR 2
314 SF
PET WASH
442 SF
BIKE REPAIR
1
X04
2
X04
4
X05
3
X04
1
X05
2
X05
3
X05
5
X05
OPEN TO
BELOW
DOG
PARK
COVERED
AWNING
OPEN TO BELOW
919'
UPPER LEVEL
GARAGE
ENTRANCE
14' - 0"220' - 2"29' - 7 1/4"29' - 4 1/2"270' - 6 1/4"3' - 6 1/4"12' - 1 1/2"143' - 8 3/4"30' - 4 1/2"66' - 0"EXISTING
BUILDING
16.0% DN 8.3% DN
GARAGE
GENERATOR
TRANSFORMER
TRASH PICKUP AREA -
DUMPSTER ROUTE
DASHED RED BIKE RACK AT HEAD OF EACH
STALL; 2 BIKES PER RACK; TYP.
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X02
FLOOR PLANS02/12/2120035JWCONCEPT REVIEWSCALE 1" = 20'-0"1 LOWER GARAGE LEVEL
SCALE 1" = 20'-0"2 UPPER GARAGE LEVEL
UNIT B1
UNIT B5UNIT B4
UNIT B1
UNIT B1
UNIT A2
UNIT D1
UNIT C1
DATA
UNIT B1 UNIT B1
UNIT A1
UNIT B1 UNIT B1UNIT C2
UNIT A1
UNIT C3
UNIT D3 UNIT D4
UNIT D6
UNIT B1 UNIT B2
UNIT B2
UNIT D2
UNIT C1
TRASHSTORAGE
UNIT A2
UNIT B1
UNIT B1
UNIT B1
UNIT A1 UNIT A1
UNIT A1UNIT A1
UNIT A1E
V
STAIR 1
STAIR 2
STAIR 3UPGRADED
UPGRADEDUPGRADED
UPGRADED
UPGRADED
UPGRADEDUPGRADEDUPGRADED UPGRADED
UTIL.STOR.UNIT B3
E V
1
X04
2
X04
4
X05
3
X04
1
X05
2
X05
3
X05
5
X05
UNIT D5
UPGRADED
EXISTING
BUILDING
1
D6
1
X04
2
X04
4
X05
3
X04
1
X05
2
X05
3
X05
5
X05
UNIT B1
UNIT B4
UNIT B1
UNIT B1
UNIT A2
UNIT D1
UNIT C1
DATA
UNIT B1 UNIT B1
UNIT A1
UNIT B1 UNIT B1UNIT C2
UNIT A1
UNIT C3
UNIT D3 1777 SF
ROOFTOP
PATIO
UNIT D5
UNIT D6
UNIT B1 UNIT B2
UNIT B2
UNIT D2
UNIT C1
TRASHSTORAGE
UNIT A2
UNIT B1
UNIT B1
UNIT B1
UNIT A1 UNIT A1
UNIT A1UNIT A1
UNIT A1E
V
STAIR 1
STAIR 2
STAIR 3UPGRADED
UPGRADEDUPGRADED
UPGRADED
UPGRADED
UPGRADED
UPGRADED UPGRADED
UTILITY
STOR.UNIT B3
E V EXISTING
BUILDING
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X03
FLOOR PLANS02/12/2120035JWCONCEPT REVIEWSCALE 1" = 20'-0"1 2ND-3RD FLOORS
SCALE 1" = 20'-0"2 4TH FLOOR
1st Floor
931' -0"
ROOF
975' -7"
2nd Floor
942' -2 5/8"
3rd Floor
953' -4 1/2"
4th Floor
964' -6 3/8"
Ground
924' -0"
BRICK 1
COMPOSITE BOARD &
BATTEN SIDING
BRICK 2
MANUFACTURED STONE
PHENOLIC PANELS
STONE:810.9 SF 10%
R.F. CMU:0.0 SF 0%
BRICK:1,643.7 SF 21%
SIDING:2,466.1 SF 31%
GLAZING:2,913.7 SF 38%
TOTAL:7,834.4 SF 100%
STRUCTURED STEEL AWNING
DECORATIVE UP/DOWN LIGHTING
CANVAS AWNINGSCANVAS AWNINGS
1st Floor
931' -0"
ROOF
975' -7"
2nd Floor
942' -2 5/8"
3rd Floor
953' -4 1/2"
4th Floor
964' -6 3/8"
Ground
924' -0"
R.F. CMU
COMPOSITE BOARD &
BATTEN SIDING
MANUFACTURED
STONE MANUFACTURED
STONE
BRICK 2
PHENOLIC PANELS
STONE:1,241.3 SF 08%
R.F. CMU:1,773.4 SF 11%
BRICK:2,338.2 SF 15%
SIDING:6,184.9 SF 40%
GLAZING:3,995.1 SF 26%
TOTAL:15,532.9 SF 100%
COMPOSITE LAP SIDING COMPOSITE BOARD & BATTEN SIDING COMPOSITE LAP SIDING
BRICK 1
BRICK 1
CANVAS AWNINGS
DECORATIVE
UP/DOWN LIGHTING
1st Floor
931' -0"
ROOF
975' -7"
2nd Floor
942' -2 5/8"
3rd Floor
953' -4 1/2"
4th Floor
964' -6 3/8"
Upper Garage
920' -0"
Ground
924' -0"
BRICK 1
COMPOSITE BOARD &
BATTEN SIDING
ROCKFACE CMU
COMPOSITE LAP SIDING
COMPOSITE BOARD &
BATTEN SIDING
STONE:0.0 SF 00%
R.F. CMU:3,007.3 SF 22%
BRICK:1,210.5 SF 10%
SIDING:6,609.5 SF 49%
GLAZING:2,605.8 SF 19%
TOTAL:13,433.1 SF 100%
COMPOSITE LAP SIDING
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X04
EXTERIOR
ELEVATIONS02/12/2120035JWCONCEPT REVIEWSCALE 1" = 10'-0"1 NORTH ELEVATION
SCALE 1" = 10'-0"2 WEST ELEVATION
SCALE 1" = 10'-0"3 SOUTH ELEVATION
HOPKINS CINEMA FLATS
TOTAL BUILDING MATERIAL %'S
STONE: 2,109.3 SF 3.3 %
R.F. CMU: 8,118.6 SF 12.6 %
BRICK: 8,877.8 SF 13.8 %
SIDING: 29,637.9 SF 45.9 %
GLAZING: 15,737.4 SF 24.4 %
64,481.0 SF
COMPOSITE BOARD &
BATTEN SIDING
ROCKFACE CMU
PHENOLIC PANELS
STONE:0.0 SF 00%
R.F. CMU:713.9 SF 19%
BRICK:0.0 SF 00%
SIDING:2,619.6 SF 68%
GLAZING:480 SF 13%
TOTAL:3,813.5 SF 100%
BRICK (COLOR 1)
COMPOSITE BOARD &
BATTEN SIDING
ROCKFACE CMU
COMPOSITE LAP SIDING
STONE: 0.0 SF 0%
R.F. CMU:1,586.5 SF 18%
BRICK: 916.9 SF 10%
SIDING:4,360.4 SF 49%
GLAZING:2,049.4 SF 23%
TOTAL:8,913.2 SF 100%
1st Floor
931' -0"
ROOF
975' -7"
2nd Floor
942' -2 5/8"
3rd Floor
953' -4 1/2"
4th Floor
964' -6 3/8"
Ground
924' -0"
COMPOSITE LAP SIDING
BRICK (COLOR 1)
COMPOSITE BOARD &
BATTEN SIDING
STONE: 0.0 SF 0%
R.F. CMU: 0.0 SF 0%
BRICK:1,169.5 SF 28%
SIDING:1,768.5 SF 44%
GLAZING:1,121.0 SF 28%
TOTAL:4,059.00 SF 100%
CANVAS AWNINGS
1st Floor
931' -0"
ROOF
975' -7"
2nd Floor
942' -2 5/8"
3rd Floor
953' -4 1/2"
4th Floor
964' -6 3/8"
Ground
924' -0"
BRICK (COLOR 1)
COMPOSITE BOARD &
BATTEN SIDING
ROCKFACE CMU
COMPOSITE LAP SIDING
STONE: 0.0 SF 00%
R.F. CMU:1,037.5 SF 14%
BRICK: 626.4 SF 09%
SIDING:3,947.5 SF 53%
GLAZING:1,781.5 SF 24%
TOTAL:7,392.9 SF 100%
1st Floor
931' -0"
ROOF
975' -7"
2nd Floor
942' -2 5/8"
3rd Floor
953' -4 1/2"
4th Floor
964' -6 3/8"
Ground
924' -0"
COMPOSITE LAP SIDING
MANUFACTURED STONE
BRICK
PHENOLIC PANELS
COMPOSITE BOARD &
BATTEN SIDING
STONE: 57.1 SF 02%
R.F. CMU: 0.0 SF 00%
BRICK: 972.6 SF 28%
SIDING:1,681.4 SF 44%
GLAZING: 923.0 SF 26%
TOTAL:3,501.9 SF 100%
CANVAS AWNINGS
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X05
EXTERIOR
ELEVATIONS02/12/2120035JWCONCEPT REVIEWSCALE 1" = 10'-0"4 EAST ELEVATION - SOUTH END
SCALE 1" = 10'-0"2 SOUTH ELEVATION - INTERIOR
SCALE 1" = 10'-0"1 NORTH ELEVATION - INTERIOR
SCALE 1" = 10'-0"3 EAST ELEVATION - INTERIOR
SCALE 1" = 10'-0"5 EAST ELEVATION - NORTH END
HOPKINS CINEMA FLATS
TOTAL BUILDING MATERIAL %'S
STONE: 2,109.3 SF 3.3 %
R.F. CMU: 8,118.6 SF 12.6 %
BRICK: 8,877.8 SF 13.8 %
SIDING: 29,637.9 SF 45.9 %
GLAZING: 15,737.4 SF 24.4 %
64,481.0 SF
MANUFACTURED STONE
BRICK 2 COMPOSITE
LAP SIDING
COMPOSITE BOARD &
BATTEN SIDING
PHENOLIC PANELSROCKFACE CMU
BRICK 1
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X06
EXTERIOR
PERSPECTIVES02/12/2120035JWCONCEPT REVIEWPerspective from NW
Sidewalk Perspective from NW
Sidewalk Perspective from NE
Arial View of Rooftop Patio Birdtown Flats Rooftop - Robbinsdale, MN Proposed Materials
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X07
MARKETPLACE
& MAIN
PROJECT02/12/2120035JWCONCEPT REVIEWMARKETPLACE & MAIN -HOPKINS, MN
MARKETPLACE & MAIN MATERIAL %'S
STONE:0 SF 0%
R.F. CMU:6,948 SF 16.69%
BRICK:5,895 SF 14.17%
SIDING:20,879 SF 50.17%
GLAZING:7,894 SF 18.97%
41,616 SF
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X08
BIRDTOWN &
VICTORIA
PROJECTS02/12/2120035JWCONCEPT REVIEWBIRDTOWN FLATS MATERIAL %'S
STONE:5,516 SF 7%
R.F. CMU:10,924 SF 13%
BRICK:11,372 SF 14%
SIDING:40,388 SF 48%
GLAZING:15,514 SF 19%
83,714 SF
BIRDTOWN FLATS -ROBBINSDALE, MN
VICTORIA FLATS MATERIAL %'S
STONE:5%
R.F. CMU:15%
BRICK:11%
SIDING:43%
GLAZING:25%
VICTORIA FLATS -VICTORIA, MN
B-1 B-2
B-3B-4
B-5
B-6
B-7 B-9
B-8
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X09
HIGH WATER
ANALYSIS02/12/2120035JWCONCEPT REVIEW1/32" = 1'-0"
HIGH WATER ANALYSIS
2
X10
FRONT YARD
FRONT YARDFRONT YARDSIDE YARD (ABUTTING R-5)(1/2 BUILDING HEIGHT)BUILDING EDGE3' - 11 1/2"BUILDING EDGE11' - 2 1/2"BUILDING EDGE
14' - 0"(1/2 BUILDING HEIGHT)CANTILEVERED PROJECTIONS, TYPICAL MIN. SETBACK28' - 9"BUILDING EDGE
29' - 6"MIN. SETBACK28' - 9"1' - 0" MIN. SETBACK
SETBACK
1' - 0" MIN.SETBACK1' - 0" MIN.BUILDING EDGE
12' - 1 1/2"BUILDIN EDGE30' - 4 1/2"BUILDING EDGE29' - 4 1/2"3
D27
1st Floor
931' -0"
1st Floor
931' -0"
ROOF
975' -7"
ROOF
975' -7"
Upper Garage
920' -0"
Mean Grade
921' -0 23/32"
Mean Grade
921' -0 23/32"(1/2 BUILDING HEIGHT = 28' - 9 1/8" MIN. SETBACK)57' - 6 1/4" PARAPET HEIGHT ABOVE MEAN GRADE3' - 0"C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X10
BUILDING
SETBACKS02/12/2120035JWCONCEPT REVIEW1" = 20'-0"
1st Floor - w/ Setbacks
SETBACK REQUIREMENTS FOR B2:
FRONT YARD = 1'-0"
-If abutting a residential district -1/2 requirement of the abutting R-district
-Abutting R-5 District Front Yard = 30'-0"
SIDE YARD = 0'-0"
-If abutting a residential district -same requirement as abutting R-district
-Abutting R-5 District Side Yard = 15'-0" or 1/2 height of building (whichever is greater)
REAR YARD = 10'-0"
-If abutting a residential district -same requirement as abutting R-district
-Abutting R-5 District Rear Yard = 25'-0" or 1/2 height of building (whichever is greater)
3/32" = 1'-0"
South Elevation - Building Height
MAIN STREET 11TH AVE. SO.12TH AVE. SOSITE10TH AVE. SO.9TH AVE. SO.8TH AVE. SO.7TH AVE. SO.6TH AVE. SO.5TH AVE. SO.NORTH CEDAR LAKE REGIONAL TRAILLAKE MIN
N
ET
O
N
KA LRT R
E
GIO
N
AL TR
AIL
M N R IV E R B L U F F S L R T R E G IO N A L T R A IL
C E D A R L A K E L R T R E G IO N A L T R A IL
MAIN STREET MAIN STREET
EXCELSIOR BLVD E X C E L S I O R B L V D
E X C E L S I O R B L V D HWY 169HWY 1695TH AVE. SO.8TH AVE. SO.11TH AVE. SO.0.20 M ILE0.27 MILE0.19 MILE
Lot #800
95 Spaces
Lot #750
37 Spaces
Lot #700
73 Spaces
Lot #600
137 SpacesLots #500 & 500A
117 Spaces
Lot #200
67 SpacesLot #300
69 Spaces
Lots #400 &
#400A-C
414 Spaces
1,009 Total Parking Spaces in
Downtown Area Municipal Lots
MAIN STREET
11TH AVE. SO.12TH AVE. SOSITE10TH AVE. SO.9TH AVE. SO.8TH AVE. SO.MAIN STREET11TH AVE. SO.12TH AVE. SO(2) EXISTING BIKE RACKS TO REMAIN
(8) BIKE RACKS
(10) BIKE RACKS(10) BIKE RACKS
(10) BIKE RACKS
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X11
SITE
CONTEXT02/12/2120035JWCONCEPT REVIEW1" = 200'-0"
Bicycle Trails
1" = 200'-0"
Public Parking
1/64" = 1'-0"
Public Bike Rack Locations
MAIN STREET
11TH AVE. SO.12TH AVE. SO10TH AVE. SO.9TH AVE. SO.8TH AVE. SO.7TH AVE. SO.6TH AVE. SO.5TH AVE. SO.ROUTE 670
L IG H T R A IL G R E E N L IN E
DOWNTOWN
HOPKINS
STATION
ROUTES 12, 612 & 664
ROUTE 615
SITE1/2 MILE1/2 MILESHADY OAK
STATION
EXCELSIOR BLVD
E X C E L S I O R B L V D
MAIN STREET
0.27 MILE
0.47 MILEMAIN STREET
11TH AVE. SO.12TH AVE. SOROUTE 670ROUTES 12, 612 & 664ROUTE 615BUS
STOPS
BUS
STOPS
C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X12
SITE
CONTEXT02/12/2120035JWCONCEPT REVIEW1" = 300'-0"
Public Transportation Routes
1" = 80'-0"
Bus Stop Locations
Performing Arts Center
52' -0"
Citigables
52' -0"
Public Parking Ramp
36'' -0"
MAIN STREET
11TH AVE. SO.12TH AVE. SOSITE10TH AVE. SO.STREET ELEVATION = 924'-0"STREET ELEVATION = 922'-6"
STREET ELEVATION = 917'-0"
STREET ELEVATION = 917'-0"
STREET ELEVATION = 918'-0"
Wells Fargo Building
64'' -0"
1st Floor
931' -0"
1st Floor
931' -0"
ROOF
975' -7"
ROOF
975' -7"
Ground
924' -0"
Ground
924' -0"
Mean Grade
921' -0 23/32"
Mean Grade
921' -0 23/32"FROM AVERAGE GRADE57' - 6 1/4" PARAPET HEIGHT3' - 0"Citigables52' - 0"Public Parking Ramp36' - 0"Wells Fargo Building64' - 0"Performing Arts Center52' - 0"1st Floor
931' -0"
1st Floor
931' -0"
ROOF
975' -7"
ROOF
975' -7"
Ground
924' -0"
Ground
924' -0"
Mean Grade
921' -0 23/32"
Mean Grade
921' -0 23/32"Public Parking Ramp36' - 0"Citigables52' - 0"Performing Arts Center52' - 0" FROM 924'-0" GRADE55' - 7" PARAPET HEIGHTWells Fargo Building64' - 0"4' - 0"C 2020 MOMENTUM DESIGN GROUP LLCDateProject ArchitectProject Number755 Prior Avenue North , #301A
St. Paul, Minnesota 55104
952.583.9788
ARCHITECTURAL SHEETS ISSUED FOR REFERENCE ONLYHOPKINS APARTMENTS118 Mainstreet, Hopkins, MN 55343X13
SITE
CONTEXT02/12/2120035JWCONCEPT REVIEWSCALE 1" = 100'-0"3 Estimated Surrounding Building Heights
SCALE 1" = 10'-0"1 South Elevation - Building Height
SCALE 1" = 10'-0"2 North Elevation - Building Height
Name Address
Support/O
ppose Reason/Ideas
Kris Dahl 221 13th Ave N, Hopkins Oppose
Hopkins is currently 65% rental. We need more residential property -
condos/townhomes. No more apartments.
Laurie Severson 302 Jackson Ave N, Hopkins Support
A long time renter in Hopkins and hoping to be on the list. They're going to be beautiful.
I hope not too expensive like the others.
John Wegner 10451 Greenbrier Rd #105, MTKA Oppose
I wish these were condos instead of apartments. There are a lot of apartment buildings
in downtown. Would like to live downtown but as a condo owner it is not very feasible.
Karin Eckblad 944 Westbrooke Way #5, Hopkins Oppose
The proposed monstrosity is not what Hopkins needs right now. We need affordable
housing and spaces for the community, not luxury apartments. The proposed
development is moving away from what Hopkins should be.
James Gullekson 33 6th Ave N, Hopkins Oppose
No more apartments along Mainstreet. Ruining the small town feel of downtown
Hopkins. There are also many vacant business/store fronts along Mainstreet. Try and
find another theater group. A lot of people moved here for the theater.
Tom Hurdock 325 13th Ave N, Hopkins Oppose
Moved to Hopkins 5 years ago because of what Mainstreet & downtown offer residents
and visitors - a unique small-town experience; dinner and a movie, a lunch out.
Zachary Clifton 345 10th Ave N, Hopkins Oppose
While very sad to see the theater go, replacing it with a four story luxury apartment
building is not what our town needs. We would love to see more commercial spaces for
restaurants/small businesses. New residential on Mainstreet should fit with existing
aesthetic. There was a great plan for artists lofts on a minimally used parking lot that
would have brought artists/culture to the community. This was a great idea. Hopkins
does not need more luxury apartments, should focus on affordable options while
maintaining Mainstreet's charm.
Samantha Sands 10 7th Ave N #212, Hopkins Oppose
The theater is a beloved staple of the city. The City should hold off on approving
anything until another theatre company can run a movie theatre again. The City could
give funds to the landowner to keep it open right now. If there is to be an apartment
building the city should insist that it include subsidized/affordable housing.
Casey Kreie 8911 W 34th St, St. Louis Park Support
Like the retail space, but why is it so small? Doesn't look like anything but a news stand
could be in there.
HOPKINS APARTMENTS COMMENTS
Sharon Oldani 1502 5th St N, Hopkins Oppose
Hopkins is a place of inclusion and divsersity. Expensive, luxury apartments attract only
wealthy, white twenty-somethings. I do think it's time to move on from Hopkins Cinema,
however apartments if apartments are going to be built, they should be affordable.
Amy Digman 54 Harrison Ave S, Hopkins Oppose
Disappointed in seeing more 1 bedroom/studio apartments. Hopkins already has so
many apartments of this size. It would be nice to see units that could support more
families in the community. Mainstreet is startin gto feel like a tunnel corridor and less
like the small town downtown that drew us here to begin with.
Ethan Kassner 233 11th Ave N, Hopkins Support
How will the city make sure that the residents don’t' oerwhelm or severely reduce
nearby parking? Overall, think this development would be good for the city as long as
the parking issue is addressed.
Shannon Martin 315 19th Ave N, Hopkins Oppose
If the theater cannot be saved, please reject the current offer to turn into condos. More
luxury apartments is not what our downtown needs. We need to maintain offerings of
activities and opportunities for small businesses to thrive. Fear the commercial space
will simply go to the highest bidder - more chain companies like Verizon or Jimmy Johns.
Hopkins is different and should continue to be so. People visit our downtown because
it's unique, not like every other suburban space.
Shelly Billiet 213 13th Ave N, Hopkins Oppose
Would be all for this if it was ownership not rental. Tons of people want to own in
Hopkins, not rent. It's also concerning that a few chosen corporations (Doran & Beard)
will own a majority of housing in Hopkins.
Adam Martin 315 19th Ave N, Hopkins Oppose
Incredibly disappointed to see the theater close their doors, it was a component of what
makes downtown Hopkins a destination for families. The addition of apartments risks
Hopkins losing it's character/charm. Interested in creative solutions for retaining the
theater: Can the city assist? Are there other operators interested? Is there an option for
creating a municipal theater? Potential for relationship with the Arts Center?
Antonia Barlage 230 6th Ave N, Hopkins Oppose
Fill Mainstreet restaurants and shops - not just chain places on the bottom floor of high
rises - but real businesses not found anywhere else. Build a community center & art
museum that celebrates our rich immigrant population. Build buildings that nod to the
past in architecture but are forward facing. Do not put up another ticky-tacky
monstrosity.
Brian Beresford 308 10th Ave N, Hopkins Oppose
The structure reflects no architectural interest or onrigue, it is just trying to cram as
many units as possible into the space. The Arts Center & cinema created a family-
friendly destination for people from around the metro. Hopkins could use an upscale
restaurant. Can't this project replacing the cinema be more thoughtful, aesthetically
pleasing, family-friendly?
Michele Pasko 13024 Muriel Rd, Minnetonka Oppose
What's the rush to redevelop this space? Why not wait till covid ends and find a buyer
for the theater? There is already too much empty retail space, don't build more.
Affordable apartments are desirable; empty storefronts are not.
Meghan McInerny 1936 Mainstreet, Hopkins Support
Support the development of higher-density housing in Hopkins. The current designs look
attractive and hope it will bring more retailers to Mainstreet. In addition to the
development of apartments, would like to see more condos so there will be a mix of
renters and owners.
Marshall Davis 314 7th Ave N, Hopkins Oppose
Believe it would be good for Hopkins to have these be condos instead of apartments.
People should have more options to buy in Hopkins and have more ownership in the
city.
Kyle Bresin 25 15th Ave N, Hopkins
Will the dog park be public/will it be limited to use by registered Hopkins dogs? How
many parking spots will be initially capable of charging EV vehicles? How many could be
potentially capable of charging EV vehicles 5-10 years from now? Need to be looking
down the road, not designing dense living space that can only accommodate residents
with gas vehicles.
Ali Wachutka 218 8th Ave N, Hopkins Oppose
An apartment complex does not have the same community-centered purpose as a
movie theater. If apartments are necessary, Hopkins should be a leader in community
equity and market rate, 1 bedroom/studio apartments do not alaign with that vision.
Worry that this would deepen the divides in our community by setting the expectiation
that pricing and family structure should define where you can live.
Nancy Parker 32 11th Ave S #205, Hopkins Oppose
CitiGables resident. Where will residents of Hopkins Apartments park? Will the parking
ramp hold them all? Dismayed that a very big building is going to be built that will shut
out light, space and privacy to the north side of CitiGables. We will have to look into the
windows/balconies of the new building, and they will have to look into our
windows/balconies. Consider CitiGables residents who bought property with the
expectation that there would always have large and active views out our windows.
Amy Schneider 315 13th Ave N, Hopkins Oppose
Having more luxury apartments in our town changes the culture and where the focus is.
I have reviewed the intial themes of the Zoning Regulations Update and think that
regjecting this would be part of "Protecting Mainstreet". Efforts should be made to
preserve the businesses we have. If we go the way of gentrification then what makes
Hopkins so unique and wonderful will be lost.
Curt Dederich 221 8th Ave N, Hopkins Oppose
The hope from our family and other neighbors was that the theater would be purchased
and reopened for movies in post-covid times. Please find a way to keep that spot as a
movie theater - via another buyer or helping a buyer with a business loan. It is a big
booster for getting people to Mainstreet - besides the economics, it was a nice thing to
have to enhance the quality of life in Hopkins.
Teresa Jones 1016 Westbrooke Way #2, Hopkins Oppose
It would be really nice to see something in that location that could bring people
together. Instead of apartment buildings in downtown Hopkins lets see more business
to help with property taxes and provide something positive to this community.
Rebekah Hudock 325 13th Ave N, Hopkins Oppose
The theater was a huge draw in choosing where to live. We are very sad and
disappointed the theater has closed. Another apartment building on Mainstreet will
significantlly detract from the small town downtown environment we all love and will
not offer incetive for Hopkins residents and those who visit our city to head downtown
to visit locally-owned businesses. We would rather see the space occupied by a locally-
owned restaurant or family-friendly entertainment/shopping venue (without retail units
attached) If there are housing needs, would rather see additional single-family or units
build off of Mainstreet. We are likely to see taxes increase with more rental units and
see the quality of Mainstreet decline.
Maureen Davis 314 7th Ave N, Hopkins Oppose
Sad to lose the theatre as it brought in more people from outside Hopkins than any
regular retail space could do. Would be lovely to see the developer reach out to movie
businesses to see if a small second run/art house theatre could be included. I like the
idea of more people living on Mainstreet and having another upscale place to live but
can we insist on condos? We need more residents than rentals.
Nadeem Ayoob 410 Monroe Place, Hopkins Oppose
Looks like just another generic modern apartment building. This will likely lead to
increased gentrification of downtown leading to increased rent prices for existing
businesses and restaurants which will cause retail prices to go up. It's
ugly/generic/boring in it's current design. If the apartments are affordable to those that
aren't wealthy, I could get behind it.
Jim Shirley 32 11th Ave S Oppose
CitiGables resident. Proposed concept plan is out of scale with neighboring properties
and Downtown Mainstreet (height, setback). Concerned about health and safety,
security, and parking
Francis Tangney 32 11th Ave S Oppose
CitiGables resident. Concerned about apartment residents and pets and their impact on
the neighborhood.
Patrick Hanlon 109 11th Ave N Support
You should know your responses to community groups is winning you a lot of respect.
People have been very impressed with how you have been engaging the nearby
residents. There is a lot of support in the Hopkins Coalition to support your project. The
point of the Hopkins Coalition updates is to be an objective observer of developments. I
will certainly be submitting comments in support of your development. I know others
are as well. I hope we can help in any small way we can to make this project happen. It's
the kind of development Hopkins needs right now. It's the kind of development that will
spur additional developments.
Hopkins Coalition www.hopkinscoalition.com Support
The Hopkins Coalition sent an email to their members supporting the project. Their
support for the project focuses on economic development items including tax revenue
and the economic impact of the building's residents on the local economy. Their email
specifically states they are not taking a position on the development as it relates to the
City's zoning standards
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Sunday, March 7, 2021 8:35:02 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Adam
Last Name Martin
Address 315 19th Avenue North
City Hopkins
State MN
Zip Code 55343
Phone Number 6126365769
Email Address adam@blueapplestudio.com
Comment/Question I was incredibly disappointed to see the movie theater close their
doors, as it was a business that I frequented even before moving
to Hopkins. It was a component of what makes downtown
Hopkins a destination for families. With the loss of the theater
and the potential addition of a multi-story apartment building,
Hopkins risks losing some of its character and charm.
Surely there are other locations available for development in
Hopkins that will not radically alter the look and feel of downtown,
and I would encourage the Beard Group to explore those
instead.
Additionally, I am interested in creative solutions for retaining the
theater in its current location and building:
-Could the city step in and discuss assisting Mann in some way?
-Are other theater operators interested?
-Is there an option for creating a municipal theater?
-Is there a potential for a relationship with Hopkins Center for the
Arts?
I am happy to personally assist in working to retain the theater;
feel free to contact me if appropriate.
Best,
-Adam Martin
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Tuesday, March 9, 2021 8:11:25 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Ali
Last Name Wachutka
Address 218 8th Ave N
City Hopkins
State Minnesota
Zip Code 55343
Phone Number 9527381459
Email Address simply.mauvelous@gmail.com
Comment/Question Hi, City Council,
If there is a bid for the former movie theater lot that is not
dominated by more apartment complexes I urge you to consider
that option. The continuous stream of 'market-priced luxury
apartments' in the area has become disheartening. Our city, and
Main Street especially, prides itself on charm and that
uniqueness is slowing being developed away. The movie theater
was an asset to our community - something that all of us could
enjoy and that brought people to Hopkins. An apartment complex
does not have the same community-centered purpose.
That being said, if you feel the apartments are necessary I have
some concerns. In looking at the Hopkins Apartments proposal, I
noticed that there was all market priced housing and the vast
majority (85%) is slated for one bedroom or studio apartments.
Hopkins should be a leader in community equity and these plans
do not align with that vision. The events of the past year have
brought many inequities in our communities to the forefront of
public discussions. I see no consideration for this in the Hopkins
Apartment plans; I worry that it would in fact deepen the divides
in our community by setting the expectation that pricing and
family structure should define where you can live. Please request
units below market pricing and a greater emphasis on multi-
bedroom units if this apartment complex is truly the direction the
city wants to go.
Thank you,
Ali Wachutka
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 6:12:14 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Amy
Last Name Digman
Address 54 Harrison Ave S
City Hopkins
State MN
Zip Code 55343
Phone Number 6127104989
Email Address Amyjdigman@yahoo.com
Comment/Question I’m disappointed in seeing more 1 bedroom/studio apartments.
Hopkins has so many apartments of this size. It would be nice to
see units that could support more families in the community. I
think it’s short sited to not consider more diversity in the size of
apartments or condos. There is very few places for new families
to grow and stay in the Hopkins community that are affordable.
The Main Street is starting to feel like a tunnel corridor and less
like the small town downtown that drew us here to begin with.
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Thursday, March 11, 2021 11:53:21 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Amy
Last Name Schneider
Address 315 13th Ave N
City Hopkins
State Minnesota
Zip Code 55343
Phone Number 6128750219
Email Address schneideramy18@gmail.com
Comment/Question I'm writing today to express my concern and oppsition to this
proposed apartment building at the theatre site. I do not believe
that this preserves the historical and small town charm of our
community and would not be in allignment with what those of us
living in Hopkins value about our town. I believe that by having
more of these luxury apartments in our town change the culture
of our town where the focus is on how to serve those with higher
incomes, what they value, where they want to shop, eat etc. I
have reviewed the initial themes of the Zoning Regulations
Update Project and I think that rejecting this project would be part
of 'Protecting Mainstreet'. Efforts should be made to preserve the
businesses we have and look to areas that have not been given
the same attention for development (the area south of excelsior
blvd does not have nearly as many shops, grocery stores etc in
that area) . We have already lost businesses to these types of
develpments (eg the site of Chalet Pizza) and I urge the council
to not approve more of these luxury apartment projects. The
movie theatre is a beloved part of our community and work
should be done to preserve it as a theatre that everyone can
gather together and enjoy. There are so many communities that
are bending to the will of the mighty dollar, Hopkins cannot be
one of them. If we go the way of gentrification then what makes
Hopkins so unique and wonderful will be lost.
Thank you for your time and I will be watching closely as plans
develop
Amy
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Sunday, March 7, 2021 9:15:21 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Antonia
Last Name Barlage
Address 230 6th Avenue North
City Hopkins
State MN
Zip Code 55343
Phone Number 612-306-1247
Email Address Welschia@gmail.com
Comment/Question Main Street Hopkins is special. It’s special because it combines
history and community. Art and culture. Community events and
yes, parades and farmer’s markets and local businesses. It’s a
still a meeting place in a world that increasingly seems to tear
down such novelties. Almost every day I walk along it. It breaks
my heart to think another stark, soul-less apartment will go up.
Put such buildings on excelsior. On Highway 7. Heck, even put
them on 5th. But on Main Street? Fill Main Street restaurants and
shops—not just chain places on the bottom floor of high rises—
but real small businesses not found anywhere else. Build a
community center and art museum that celebrates our rich
immigrant population. Build buildings that nod to the past in
architecture but are modern and forward facing. But please, for
the love of god. Do not put up another ticky-tacky monstrosity.
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Saturday, March 13, 2021 11:27:49 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Rebekah
Last Name Hudock
Address 325 13TH AVE N
City HOPKINS
State MN
Zip Code 55343
Phone Number 6513987987
Email Address becky.hudock@gmail.com
Comment/Question Hello,
My husband and I moved to Hopkins approximately 5 years ago.
We are active professionals in the local community and also
have young children. As we were searching for homes, we
looked all over the metro area and ultimately settled in Hopkins
due to the convenience of the city to other parts of the metro, the
small town feel of the community, and the many opportunities to
engage in family-friendly activities. In particular, we LOVE
downtown Hopkins and have spent many, many evenings and
weekends walking downtown and seeing a movie and then
grabbing dinner. In fact, the local theater was a huge draw for us
when choosing where to live since my husband and I frequently
drove to Hopkins prior to living here specifically to see a movie
and eat downtown Hopkins. When we moved here, friends and
family would also frequently come to visit and experience a
movie and dinner together downtown. Needless to say, we are
very sad and disappointed to see that the movie theater has
closed. This is a huge loss to the community and we feel it
personally within our own family. Even more upsetting is seeing
the proposed plans to turn this space in to additional apartments.
Another apartment building on Mainstreet will significantly detract
from the small town downtown environment we all love and will
not offer incentive for Hopkins residents and those who visit our
city to head downtown to visit locally-owned businesses. We
would much rather see this space occupied by a locally-owned
restaurant or a family-friendly entertainment or shopping venue
(without rental units attached). We are strongly opposed to the
addition of more rental units in downtown Hopkins. Hopkins
already has a very, very high density of rental units for a city this
size. If there are housing needs, we would much rather see
additional single-family homes being added to the city or units
built off of Mainstreet. We pay very high tax rates to live in
Hopkins and have generally felt that this high cost has been
mostly balanced by what he city offers. However, choices like
removing a beloved community theater and replacing it with
rental units is not something that I feel benefits me as a resident
and tax payer. In fact, we are likely to see our taxes continue to
rise with the addition of more rental units and also see the quality
of the Mainstreet experience decline. In sum, we are strongly
opposed to the development of apartments on the site of the
Hopkins movie theater. We hope that you seriously consider the
views and requests of Hopkins residents. Thank you.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Monday, March 8, 2021 11:31:28 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Brian
Last Name Beresford
Address 308 10th Avenue N
City Hopkins
State MN
Zip Code 55343
Phone Number 952-933-2438
Email Address beresfordb@msn.com
Comment/Question This latest proposal "Hopkins Apartments" is even more unsightly
that the previous "Cinema Flats". At least I like the name,
Cinema Flats. The concept plan speaks of this building being
erected in the heart of mainstreet. The trouble is, this building is
redefining Mainstreet. The structure reflects no architectural
intrest or onrigue. It clearly is just trying to cram in as many units
as possible into the space.
The Center for the Arts and the cinema created a family-friendly
and atractive destination for people from around the metro. This
horrid building is nothing more than densely-packed apartments.
Any Mainstreet-facing first level square footage should contain
retail space. Hopins could use an upscale restaurant.
I am thrilled to see the Bear Cave making progress, but this is
another adult establishment. Can't this project which is replacing
our dearly-loved cinema be more thoughtful, more asetheticly
pleasing, and more family-friendly?
The city has a unique opportunity to curate a preferred addition
to Mainstreet. We do NOT need this building in it's current state.
It isn't mainstreet-worthy, nor will it help create the pedestrian-
friendly city we all strive to maintain.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 5:12:31 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Casey
Last Name Kreie
Address 8911 w 34th st
City St. Louis Park
State MN
Zip Code 55426
Phone Number 9523005584
Email Address Caseykreie@gmail.com
Comment/Question I like that there is retail space, but why is the retail so small? It
doesn't look like anything but a news stand could be in there.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Thursday, March 11, 2021 3:33:24 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Curt
Last Name Dederich
Address 221 8th Avenue N
City Hopkins
State MN
Zip Code 55343
Phone Number 952-927-0686
Email Address goodnightkourt@earthlink.net
Comment/Question The closing of the Mann Cinema 6 movie theatre is a terrible loss
for Hopkins. It was a special draw to Mainstreet and a draw for all
of the businesses there. It was great having a chance to see
movies at a nice theater on our own Mainstreet.
Many times when I would mention to someone in the Twin Cities
that we lived in Hopkins, usually the first or second comment
from them would be "Oh yeah, I go to the Mann theater on
Mainstreet pretty often, it's great!!”
The hope from our family, and other neighbors I've talked to, was
that the theater would be purchased and reopened for movies in
post-Covid times. It always seemed to be a pretty popular place.
Please, city managers, find a way to keep that spot as a movie
theater -- via another buyer or helping a buyer with a business
loan. It is a big booster for getting people to Mainstreet, which, of
course, is a BIG help for Hopkins retail and restaurant
businesses. (And besides the economics, what a nice thing to
have there to enhance the quality of life in Hopkins.)
Our family is not happy to see a good, and somewhat-new
theatre building torn down for a "mixed-use development.”
Thanks for listening.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Saturday, March 6, 2021 12:59:42 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Ethan
Last Name Kassner
Address 233 11th Ave N
City Hopkins
State MN
Zip Code 55343
Phone Number 6106395409
Email Address erkassner@gmail.com
Comment/Question How will the city make sure that the residents of the new
apartment building don't overwhelm or severely reduce nearby
parking? I assume that apartment residents will have to pay extra
rent to use a space in the private garage, which would incentivize
them to use street or public parking instead. This has been an
issue with similar developments elsewhere in the metro area (for
example, in parts of Minneapolis).
Overall, I think this development would be good for the city as
long as the parking issue is addressed.
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From:Bill Beard
To:F Tangney; CitiGables Board
Cc:Jason Lindahl; Ben Beard
Subject:[EXTERNAL] RE: Dogs from Hopkins Apartments and grass
Date:Tuesday, March 16, 2021 6:41:26 AM
Frances:
Good morning and thank you for your email. It would be
reasonable to have the Apartment project assist with sod
replacement.
Please know that we will have a pet policy that:
1.) Has breed restrictions which restricts aggressive
breeds.
2.) Has all pet owners sign a policy form that states that
they aren’t allowed to have their pets use the sod or
landscaped areas.
3.) Has significant penalties that apply for those pet
owners who violate the rules (fines and/or eviction).
4.) Requires DNA tests for each pet so that we can identify
a pet/tenant that violates the pet policy.
We will include the CitiGables property in our “No-Go” area in
our pet policy so we can enforce violations should they occur.
Please don’t hesitate to contact me with any questions or
comments.
Regards, Bill
Bill Beard
The Beard Group, Inc.
750 2nd Street NE Suite 100
Hopkins, MN 55343
Billb@beardgroupinc.com
952 457-3405 M
952 930-0630 O
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From: F Tangney [mailto:fjtangney@gmail.com]
Sent: Monday, March 15, 2021 9:58 AM
To: CitiGables Board <citigables.board@gmail.com>
Cc: Bill Beard <billb@beardgroupinc.com>; jlindahl@hopkinsmn.com
Subject: Dogs from Hopkins Apartments and grass
Downtown Hopkins has very little grass. The block we live on
has
just the trim around CitiGables and the townhouses. 90% of
that
grass is ours. I am proud of how well we keep it looking. The
grass in front of the townhouses is not that well maintained.
There is no grass on the block to the east of us and the lot on
the block to the west will have Vista 44 built on the only grass
there.
What is the point? When Hopkins Apartments fill up, they
will have many dogs that need to urinate once or twice a day.
That will not all happen in the doggie park but as people walk
the dogs along the street. It is a safe bet that our grass will
receive a lot of urine and urine can kill grass. The Moline
building is a good test location. The only grass on their block
runs beside the building on 9th Street. If you walk by there
now you can see how bad the grass looks. But Moline wants
to keep their place looking great.
They re sod that strip of grass at least once a year.
If our grass needs to be replaced, is it reasonable to ask
Hopkins
Apartments to help?
I am copying the city on this because it may be an issue they
will
face in the future.
Francis Tangney (condo #302)
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 11:52:53 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name James
Last Name Gullekson
Address 33 6TH AVE N
City Hopkins
State MN
Zip Code 55343
Phone Number 952-93-35014
Email Address gulleksonjim@outlook.com
Comment/Question No more apartments along Main street! Ruining the small town
feel of downtown Hopkins, There are also so many vacant
business/store fronts along Mainstreet why would you want to
add more. Makes no sense. Try and find another theater group. I
speak to alot of people that one reason they moved here was the
theater.
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From:mjshirley@aol.com
To:Jason Lindahl
Subject:[EXTERNAL] Hopkins Apartment Projectand
Date:Monday, March 8, 2021 9:43:34 PM
Jason --
Re: Change of Use--Hopkins Theater Property
I, and many residents, of CitiGables Condominiums are concerned about the
detrimental effect the proposed demolition of the Hopkins Theater for the purpose of
building the Hopkins Apartments will be created.
We understand the unfortunate circumstances created when the Mann Theater
people cancelled their lease on the property giving the owners cause to consider their
options. One of the options they chose is to convert the use of the property to an
alternate, more intensive use that severely adversely affects the CitiGables property
owners.
While we understand that his proposal is one of the permitted uses of the site, it
contains an element that is so detrimental and unexpected by even a sophisticated
potential purchaser that it should not be allowed. There are times in the history of the
U.S. that laws were overturned in the new of sensibility. (e.g. the Prohibition
Amendment). Erecting a four-story building within 50 feet of an already built building
is totally out of step with any sense of livability. One only need go north across
Mainstreet to the 50' alley between the US West building and the Hopkins Center for
the Arts to get get a hint of the situation that would be created by the proposal.
Imagine the canyon created if the telephone company building were as tall as the
scenery storage tower at the Art Center-- and nearly a block long!
I believe that in the 80-plus years Suburban Chevrolet occupied the site in question, it
had a foot-print similar to that created by the current use. Thus, it would be difficult to
anticipate a 5-story wall at that location.
In addition to the aesthetics of major residential buildings being that close together,
there are considerations for health and safety--and security. And parking will be a
problem for businesses that need spaces that are within a convenient walking
distance.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 11:16:45 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name John
Last Name Wegner
Address 10451 Greenbrier Rd #105
City Minnetonka
State MN
Zip Code 55305
Phone Number 6512474459
Email Address wjwthe3rd@yahoo.com
Comment/Question I wish these were going to be condos instead of apartments.
There are lots of apartment buildings in downtown, but only 2
buildings of condos (and one of those is 55+). I would love to live
in downtown Hopkins, but as a condo owner, it is not very
feasible.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 11:32:46 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Karin
Last Name Eckblad
Address 944 Westbrooke Way, APT 5
City Hopkins
State MN
Zip Code 55343
Phone Number 6122969733
Email Address eckbladk@gmail.com
Comment/Question I'm having a hard time figuring out what Beard Group thinks
they've changed. The proposed monstrosity is not at all what
Hopkins needs right now. We don't need luxury apartments. We
need affordable housing. We need spaces for the community.
This proposed development is moving away from what Hopkins
should be
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 10:45:14 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Kris
Last Name Dahl
Address 221 13th Avenue North
City Hopkins
State mn
Zip Code 55343
Phone Number 9529356402
Email Address kris.dahl@q.com
Comment/Question Please do not approve this project as is - Hopkins is currently
65% rental property... we need more residential property -
individuals who want to live and invest in our community - use
the space for condo's or townhomes - no more apartments
please.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Tuesday, March 9, 2021 10:48:08 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Kyle
Last Name Bresin
Address 25 15TH AVE N
City HOPKINS
State MN
Zip Code 55343-7416
Phone Number 9529356486
Email Address KYLE@bresin.com
Comment/Question Two questions:
1.) It appears the dog park will be public? Will that be limited to
use by registered Hopkins dogs?
2.) Lots of parking spots, how many will be initially capable of
charging EV vehicles? How many could be potentially capable of
charging EV vehicles a 5-10 years from now? (based on onsite
limitations such as peak power and cabling)
Is there any plan on how metering of those spots to residents.
It is 2021, need to be looking down the road, and not designing
dense living spaces that can *only* accommodate residents who
own gas vehicles.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 11:13:43 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Laurie
Last Name Severson
Address 302 Jackson Avenue N
City Hopkins
State Minnesota
Zip Code 55343
Phone Number 612-325-7124
Email Address sevie56.ls@gmail.com
Comment/Question I am a long time renter in Hopkins and hoping to be on a list!
They're going to be beautiful!
I hope not too expensive like the others! Thanks
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Tuesday, March 9, 2021 10:39:00 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Marshall
Last Name Davis
Address 314 7th Avenue North
City Hopkins
State MN
Zip Code 55343
Phone Number 6129683384
Email Address marshall@davissound.net
Comment/Question I believe it would be good for Hopkins to have these units be
condos instead of apartments. Hopkins is already 2/3 renters and
this just adds to that ratio. I feel people should have more options
to buy in Hopkins and have more ownership in the city. I hear this
same sentiment from many others who live here, and from others
who want to live here.
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Sunday, March 14, 2021 9:00:13 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Maureen
Last Name Davis
Address 314 7th Ave N
City Hopkins
State mn
Zip Code 55343
Phone Number 6122452219
Email Address maureen_davis@ymail.com
Comment/Question Sad to lose the movie theatre, as it brought in more people from
outside Hopkins than any regular retail space could do. Would be
lovely to see the developer reach out to movie businesses to see
if a small second run or art house theatre could be included. I like
the idea of more people living on main street and having another
upscale place to live. But can we insist on condominiums? We
really need more residents rather than rentals. And when my
husband and I decided to sell our single family home, we would
hope Hopkins would have the option of us purchasing a condo
with nice amenities. Right now there are too few choices. Thanks
for reading!
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Tuesday, March 9, 2021 10:30:51 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Meghan
Last Name McInerny
Address 1936 MAINSTREET
City Hopkins
State MN
Zip Code 55343-7400
Phone Number 6123826469
Email Address MEGHAN.MCINERNY@GMAIL.COM
Comment/Question I support the development of higher-density housing in Hopkins.
The current designs look attractive and I hope will bring more
retailers to Mainstreet. As a side-note for the city, in addition to
the development of apartments I'd also like to see more
development of condos so that we have a mix of renters and
owners.
Email not displaying correctly? View it in your browser.
From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Monday, March 8, 2021 12:30:12 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Michele
Last Name Pasko
Address 13024 Muriel Road
City Minnetonka
State MN
Zip Code 55305
Phone Number 952-769-6924
Email Address Michele.Pasko@hopkinsschools.org
Comment/Question Although I live in Minnetonka, I work (and play) in Hopkins. My
first comment is simply: what's the rush to re-develop this space?
Why not wait until COVID ends and find a buyer for the movie
theater?? The theater is a great amenity. And secondly, there is
already too much empty retail space in the community. Don't
build more! Affordable apartments are desirable; empty
storefronts are not.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 12, 2021 12:12:11 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Nadeem
Last Name Ayoob
Address 410 Monroe Place
City Hopkins
State MN
Zip Code 55343
Phone Number 6129636339
Email Address ayoob.nadeem@gmail.com
Comment/Question 1. This looks like just another generic modern apartment building.
The least they could do is keep the theater marquee and work
that into the Main Street facade of the building to retain some of
the city's character, charm, and history.
2. Do we need more apartments in the metro area, or Minnesota,
or even the country as a whole? Yes, absolutely. However,
there's no information on apartment lease pricing that I could see
in the plans. I assume it would be similar to something like
Gallery Flats by the Post Office, which is also studio/1 bed/2 bed.
Even so, I still consider those expensive and pricing out a lot of
the people that actually need housing. This will likely also add to
increased gentrification of downtown leading to increased rent
prices for existing business and restaurants which will in turn
cause retail prices to go up.
Bottom line for me: it's ugly/generic/boring in it's current design. If
the apartments are affordable to those that aren't wealthy, I could
get behind it.
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To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 3:32:19 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Samantha
Last Name Sands
Address 10 7th Ave N #212
City Hopkins
State MN
Zip Code 55343
Phone Number 952-465-6818
Email Address doblesamantha@gmail.com
Comment/Question Hello,
I do not think the city of Hopkins should approve this plan. The
Hopkins theatre is a beloved staple of the city and in other
countries and places where COVID is more under control, they
have shown that people will return to movie theatres. I think the
city should hold off on approving anything until another theatre
company can run a movie theatre again. The city could even give
funds to the landowner to keep it open right now. I also think that
if there does have to be an apartment building there the city
should insist that it include subsidized or affordable housing.
There are enough luxury apartments in Hopkins and the last
thing we need is another place that has studio apartments for
$2000 a month. I really think the city needs to put their foot down
that if another apartment building is built that it needs to be
affordable and it needs to keep intact the integrity of mainstreet
and I think the city should intervene in anyway they can to keep
the theatre running somehow.
Thanks
Samantha
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Saturday, March 6, 2021 4:16:35 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Shannon
Last Name Martin
Address 315 19th Ave. N.
City Hopkins
State MN
Zip Code 55343
Phone Number 612-245-2848
Email Address shannonlynnmartin@gmail.com
Comment/Question I would like to voice my concern regarding the redevelopment of
the Mann Theater. The loss of the theater is significant to this
community. Having amenities like a discount movie theater in our
downtown is a draw to people of all walks of life (seniors, families
on a budget and those under 18). Many of these people choose
to eat out or get drinks either before or after a show as well,
bringing revenue to other nearby businesses. The importance of
such a business cannot be understated. I strongly encourage the
City of Hopkins to advocate for the theater to remain either by
providing tax incentives or using other means at its disposal.
Perhaps it could even become a municipal-run theater. Now is
the time to get creative to save our vibrant downtown area.
If the theater cannot be saved, please reject the current offer to
turn it into condos. There’s a glut of condos on the market in the
Twin Cities area and they are sadly cookie cutter in look and
offerings. More luxury apartments is not what our downtown
needs. We need to maintain offerings of activities in our
downtown core and opportunities for small businesses to thrive. I
fear the commercial space allotted in the proposed condoplex will
simply go the highest bidders - more chain companies like
Verizon or Jimmy Johns - the same that every suburban town
has to offer. Hopkins is different and should continue to strive to
be so. People visit our downtown because it is unique, not
because it looks like every other suburban space.
Please reject the offer of the luxury condos being proposed by
the developer and seek for something more for our downtown.
Sincerely,
Shannon Martin
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 5:48:03 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Sharon
Last Name Oldani
Address 1502 5th St N
City Hopkins
State MN
Zip Code 55305
Phone Number 6515876807
Email Address Oldan002@umn.edu
Comment/Question Hopkins is a place of inclusion and diversity. Expensive, luxury
apartments only attract wealthy, white twenty-somethings. I do
think that it is time to move on from Hopkins Cinema, however if
apartments are going to be built they should be affordable and a
place where people from different backgrounds want to live.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Saturday, March 6, 2021 5:24:21 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Shelly
Last Name Billiet
Address 213 13th Avenue N
City Hopkins
State MN
Zip Code 55343
Phone Number 6122403661
Email Address shellybilliet@edinarealty.com
Comment/Question I would be all for this if it was ownership not rental. It's
increasingly more difficult to find home ownership. Tons of
people want to own in Hopkins, not rent. It's also concerning that
a chosen few corporations (Duran & Beard) will own a majority of
housing in Hopkins.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 12, 2021 8:36:13 AM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Teresa
Last Name Jones
Address 1016 Westbrooke Way,, Unit 2
City Hopkins
State MN
Zip Code 55343
Phone Number 6513257447
Email Address tjones@rseden.org
Comment/Question It seems the first thing that happens are apartment buildings.
People being stacked on top of each other all over this city. I
deliberately moved further out to experience quite and not seeing
a bunch of apartment buildings all over the place because of the
rail. It would really be nice to see something in that location that
could bring people together. Hopkins really should keep a
theatre. I use to come to this theatre often in the past and lived in
south Minneapolis. Instead of apartment buildings in downtown
Hopkins lets see more business to help with property taxes and
provide something positive to this community. It would also be
nice when councils such as this actually listen to the people that
live in the area as to what they would like to see in the area.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 12:06:55 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Tom
Last Name Hudock
Address 325 13th Ave N
City Hopkins
State MN
Zip Code 55343
Phone Number 6122676516
Email Address tommyhudock@gmail.com
Comment/Question Hello Planning and Zoning Commission Members,
I am writing you in regard to the proposed redevelopment of the
Hopkins Cinema into a mixed-use apartment commercial
development. My young family moved to Hopkins 5 years ago
because of what Main Street and the immediate downtown
corridor offers its residents and visitors. What is offered is a
UNIQUE small-town experience. An experience that many have
come to know Hopkins for. A dinner out and a movie. A lunch out
and antique shopping. These experiences are what makes
Hopkins great and unique from other cities that have continued to
be redeveloped into commercial entities. Additionally, with the
loss of the movie theater and more proposed rentals we the
single-family homeowners are going to continue to pay for the
lost tax revenue by these developments. As you all know well our
taxes are some of the highest in the Twin Cities. But we happily
pay them because we are wanting our town to continue to be
unique and be full of a mix of thriving small businesses. I would
rather this commission place a call out to those seeking to
purchase the movie theater building as is and operate it once
again as an independent entity or another business that will be
part of the uniqueness, not the commercialization. This end of
Main Street has so much going for it especially being across from
the Children's Theatre and the soon to be open Bear Cave
Brewing redevelopment. I strongly urge you all to consider what
type of Hopkins you are looking to create in the future or
preserve what has already been established.
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From:noreply@civicplus.com
To:Courtney Pearsall; Jason Lindahl; Mike Mornson; Kersten Elverum; Ari Lenz; Jan Youngquist
Subject:[EXTERNAL] Online Form Submittal: Hopkins Apartments (formerly Hopkins Cinema Flats) Comment Form
Date:Friday, March 5, 2021 1:54:30 PM
Hopkins Apartments (formerly Hopkins Cinema Flats) Comment
Form
Bill Beard with The Beard Group, Inc. has submitted a concept plan review
application to develop a four story apartment building located on the corner of
Mainstreet and 12th Avenue South on the area currently occupied by the Mann
Cinema 6 movie theatre.
This item is scheduled to be presented to the Planning & Zoning Commission on
March 23, 2021 and the City Council on April 6, 2021. As a concept review, this
application does not require formal action from the Planning & Zoning
Commission or City Council.
Further information is available on our website at
www.hopkinsmn.com/1070/Hopkins-Apartments.
Please use this form to share any comments regarding Hopkins Apartments
(formerly Hopkins Cinema Flats) with the Hopkins City Council and City staff.
First Name Zachary
Last Name Clifton
Address 345 10 Ave N
City Hopkins
State Minnesota
Zip Code 55343
Phone Number 6129689390
Email Address zachclifton27@gmail.com
Comment/Question As a Hopkins resident I am opposed to the "Hopkins Apartment"
development by The Beard Group. Hopkins is a jewel of a town
in Minnesota given its unique Mainstreet aesthetic. While I am
very sad to see the theater go out of business, replacing it with a
four story luxury apartment building is not what our town needs.
Our Mainstreet is a lovely place to walk and shop given it's
numerous small business and restaurants. Hopkins' Mainstreet is
also one of the main reasons my wife and I chose to buy our first
home here. We would love to see more commercial spaces for
restaurants and small businesses, but these 4 story luxury
apartment buildings are just too much. We already have multiple
apartment/condo buildings on or around Mainstreet and if the city
keeps approving these buildings we will end up looking and
feeling like Uptown, destroying the charm that Hopkins
Mainstreet has built over the years.
I know that building new residential space is an important to
Hopkin's future, but I think it is important that new residential
space on Mainstreet fits into the existing aesthetic. For example,
there was a great plan to have new artist lofts built a couple
blocks off Mainstreet, replacing a minimally used parking lot, that
would have brought more artists and culture to our community.
These plans did not move forward but would have kept huge
buildings off Mainstreet while still providing housing for the
artistic community. This was a great idea and I was saddened
when the project ultimately feel through. Hopkins does not need
more 4 story luxury apartment buildings on Mainstreet and
should focus on providing more affordable housing options while
keeping the charm Mainstreet has. We do not need, nor want,
Hopkins to become the next Uptown.
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From:Bill Beard
To:Jason Lindahl
Cc:Mike Mornson; Alan Beck; Ben Beard; Kersten Elverum; Jeff Wrede - Momentum Design Group
(jeff@mdgarchitects.com)
Subject:[EXTERNAL] FW: Meeting with CitiGables Condominium Board-Hopkins Apartments
Date:Thursday, March 18, 2021 8:47:28 AM
Jason:
FYI. Just some more follow-up with the Citigables Board.
Regards, Bill
Bill Beard
The Beard Group, Inc.
750 2nd Street NE Suite 100
Hopkins, MN 55343
Billb@beardgroupinc.com
952 457-3405 M
952 930-0630 O
CONFIDENTIALITY NOTICE: This message (including any attachments) is covered by the Electronic Communication Privacy Act,
18 U.S.C. § 2510 – 2521. It may contain confidential and/or privileged material and is intended only for the use of the
recipient(s) named above. Any review, retransmission, conversion to hard copy, copying, reproduction, circulation,
publication, dissemination or other use of, or taking of any action, or omission to take action, in reliance upon this information
by persons or entities other than the intended recipient is prohibited. If you have received this message in error, please
return it to the sender immediately and delete the original message and any copies from all computer storage systems and
media.
DISCLAIMER REGARDING UNIFORM ELECTRONIC TRANSACTIONS ACT (Minn. Stat. ''325L.01-.19) ("UETA"). If this
communication concerns negotiation of a contract or agreement, UETA does not apply to this communication: contract
formation in this matter shall occur only with manually-affixed original signatures on original documents.
From: Bill Beard
Sent: Friday, March 5, 2021 7:19 PM
To: CitiGables Board <citigables.board@gmail.com>
Subject: RE: Meeting with CitiGables Condominium Board-Hopkins Apartments
Brigid:
Good evening. Please my comments below in red. Please don’t hesitate to contact me with any
questions or comments. Thanks.
Regards, Bill
Bill Beard
The Beard Group, Inc.
750 2nd Street NE Suite 100
Hopkins, MN 55343
Billb@beardgroupinc.com
952 457-3405 M
952 930-0630 O
CONFIDENTIALITY NOTICE: This message (including any attachments) is covered by the Electronic Communication Privacy Act,
18 U.S.C. § 2510 – 2521. It may contain confidential and/or privileged material and is intended only for the use of the
recipient(s) named above. Any review, retransmission, conversion to hard copy, copying, reproduction, circulation,
publication, dissemination or other use of, or taking of any action, or omission to take action, in reliance upon this information
by persons or entities other than the intended recipient is prohibited. If you have received this message in error, please
return it to the sender immediately and delete the original message and any copies from all computer storage systems and
media.
DISCLAIMER REGARDING UNIFORM ELECTRONIC TRANSACTIONS ACT (Minn. Stat. ''325L.01-.19) ("UETA"). If this
communication concerns negotiation of a contract or agreement, UETA does not apply to this communication: contract
formation in this matter shall occur only with manually-affixed original signatures on original documents.
From: CitiGables Board <citigables.board@gmail.com>
Sent: Friday, March 5, 2021 6:14 PM
To: Bill Beard <billb@beardgroupinc.com>
Subject: Re: Meeting with CitiGables Condominium Board-Hopkins Apartments
Bill,
Can you please clarify?
1. The Corner upgraded Units - Will they have both gas stoves in the kitchen and gas grills on the
balconies? BB Comment: All our corner units are what we call upgraded units. By upgraded we
mean they all have “condo” quality finishes: Gourmet kitchens with double gas ovens, side by side
double door refrigerators with an exterior water and iced port in the door, California Closets, dual
lavs in the master bath, upgraded cabinets and granite and counter tops and a gas grille on their
deck plus other enhancements. Please remember as we discussed yesterday some Cities don’t allow
grilles on decks so we are proposing gas grilles on the upgraded units but still don’t know what
Hopkins policy is on this yet.
BB: Comment: Please know all our units will have all gas cooking.
2. Retail space - is it designed to only allow businesses that can be run out of an office space?
BB Comment: We will have 3 retails spaces along Mainstreet. Two of the retail spaces are open to be
leased by any commercial tenant including retail uses. We are planning on taking 1 of the 3 retail
bays and are planning to buildout individual offices and offer those initially to our apartment tenant’s
to have a “live-work” space.
Thanks!
Brigid
On Fri, Mar 5, 2021 at 1:51 PM Bill Beard <billb@beardgroupinc.com> wrote:
All:
First you should know that we restrict certain breeds. If a dog is an incessantly barker. The renter
is warned. If the barking continues the renter can either put a bark collar on the dog which
provides an electrical shock each time the dog barks, which usually does the trick or the tenant
can be evicted which sometimes happens.
Once again if you would like I would welcome the opportunity to present to your entire
Association. Have a great weekend. I enjoyed our lunch yesterday as well.
Regards, Bill
From: CitiGables Board <citigables.board@gmail.com>
Sent: Friday, March 5, 2021 1:41 PM
To: Bill Beard <billb@beardgroupinc.com>
Subject: Meeting with CitiGables Condominium Board-Hopkins Apartments
Bill,
Thank you so much for meeting with the CitiGables Condominium Board yesterday.
Lunch was great and the conversation very informative!
We are getting back to the Residents with answers to their questions and the large layouts that
you supplied
One item, we forgot to bring up....
What is done about dogs who incessantly bark?
Best regards,
Brigid Peterson
Carol Anderson
Gary McGlennen
Jim Shirley
From:Bill Beard
To:Jason Lindahl
Cc:Mike Mornson; Alan Beck; Ben Beard; Kersten Elverum; Jeff Wrede - Momentum Design Group
(jeff@mdgarchitects.com)
Subject:[EXTERNAL] FW: Meeting with CitiGables Condominium Board-Hopkins Apartments
Date:Thursday, March 18, 2021 8:47:28 AM
Jason:
FYI. Just some more follow-up with the Citigables Board.
Regards, Bill
Bill Beard
The Beard Group, Inc.
750 2nd Street NE Suite 100
Hopkins, MN 55343
Billb@beardgroupinc.com
952 457-3405 M
952 930-0630 O
CONFIDENTIALITY NOTICE: This message (including any attachments) is covered by the Electronic Communication Privacy Act,
18 U.S.C. § 2510 – 2521. It may contain confidential and/or privileged material and is intended only for the use of the
recipient(s) named above. Any review, retransmission, conversion to hard copy, copying, reproduction, circulation,
publication, dissemination or other use of, or taking of any action, or omission to take action, in reliance upon this information
by persons or entities other than the intended recipient is prohibited. If you have received this message in error, please
return it to the sender immediately and delete the original message and any copies from all computer storage systems and
media.
DISCLAIMER REGARDING UNIFORM ELECTRONIC TRANSACTIONS ACT (Minn. Stat. ''325L.01-.19) ("UETA"). If this
communication concerns negotiation of a contract or agreement, UETA does not apply to this communication: contract
formation in this matter shall occur only with manually-affixed original signatures on original documents.
From: Bill Beard
Sent: Friday, March 5, 2021 7:19 PM
To: CitiGables Board <citigables.board@gmail.com>
Subject: RE: Meeting with CitiGables Condominium Board-Hopkins Apartments
Brigid:
Good evening. Please my comments below in red. Please don’t hesitate to contact me with any
questions or comments. Thanks.
Regards, Bill
Bill Beard
The Beard Group, Inc.
750 2nd Street NE Suite 100
Hopkins, MN 55343
Billb@beardgroupinc.com
952 457-3405 M
952 930-0630 O
CONFIDENTIALITY NOTICE: This message (including any attachments) is covered by the Electronic Communication Privacy Act,
18 U.S.C. § 2510 – 2521. It may contain confidential and/or privileged material and is intended only for the use of the
recipient(s) named above. Any review, retransmission, conversion to hard copy, copying, reproduction, circulation,
publication, dissemination or other use of, or taking of any action, or omission to take action, in reliance upon this information
by persons or entities other than the intended recipient is prohibited. If you have received this message in error, please
return it to the sender immediately and delete the original message and any copies from all computer storage systems and
media.
DISCLAIMER REGARDING UNIFORM ELECTRONIC TRANSACTIONS ACT (Minn. Stat. ''325L.01-.19) ("UETA"). If this
communication concerns negotiation of a contract or agreement, UETA does not apply to this communication: contract
formation in this matter shall occur only with manually-affixed original signatures on original documents.
From: CitiGables Board <citigables.board@gmail.com>
Sent: Friday, March 5, 2021 6:14 PM
To: Bill Beard <billb@beardgroupinc.com>
Subject: Re: Meeting with CitiGables Condominium Board-Hopkins Apartments
Bill,
Can you please clarify?
1. The Corner upgraded Units - Will they have both gas stoves in the kitchen and gas grills on the
balconies? BB Comment: All our corner units are what we call upgraded units. By upgraded we
mean they all have “condo” quality finishes: Gourmet kitchens with double gas ovens, side by side
double door refrigerators with an exterior water and iced port in the door, California Closets, dual
lavs in the master bath, upgraded cabinets and granite and counter tops and a gas grille on their
deck plus other enhancements. Please remember as we discussed yesterday some Cities don’t allow
grilles on decks so we are proposing gas grilles on the upgraded units but still don’t know what
Hopkins policy is on this yet.
BB: Comment: Please know all our units will have all gas cooking.
2. Retail space - is it designed to only allow businesses that can be run out of an office space?
BB Comment: We will have 3 retails spaces along Mainstreet. Two of the retail spaces are open to be
leased by any commercial tenant including retail uses. We are planning on taking 1 of the 3 retail
bays and are planning to buildout individual offices and offer those initially to our apartment tenant’s
to have a “live-work” space.
Thanks!
Brigid
On Fri, Mar 5, 2021 at 1:51 PM Bill Beard <billb@beardgroupinc.com> wrote:
All:
First you should know that we restrict certain breeds. If a dog is an incessantly barker. The renter
is warned. If the barking continues the renter can either put a bark collar on the dog which
provides an electrical shock each time the dog barks, which usually does the trick or the tenant
can be evicted which sometimes happens.
Once again if you would like I would welcome the opportunity to present to your entire
Association. Have a great weekend. I enjoyed our lunch yesterday as well.
Regards, Bill
From: CitiGables Board <citigables.board@gmail.com>
Sent: Friday, March 5, 2021 1:41 PM
To: Bill Beard <billb@beardgroupinc.com>
Subject: Meeting with CitiGables Condominium Board-Hopkins Apartments
Bill,
Thank you so much for meeting with the CitiGables Condominium Board yesterday.
Lunch was great and the conversation very informative!
We are getting back to the Residents with answers to their questions and the large layouts that
you supplied
One item, we forgot to bring up....
What is done about dogs who incessantly bark?
Best regards,
Brigid Peterson
Carol Anderson
Gary McGlennen
Jim Shirley
From:Ben Beard
To:Jason Lindahl; Bill Beard
Subject:[EXTERNAL] Communications
Date:Thursday, March 18, 2021 11:52:19 AM
Jason,
As I mentioned on the phone we did not receive anywhere near the same amount of emails
or phone calls as we did from our previous submission. The Hopkins Apartments website has 0
comments at this time. I didn’t receive any direct emails from anyone either which I thought was
strange. Bill did correspond with the Hopkins Coalition group, I will forward you that email exchange
here shortly.
We met with the Citigables for lunch last week to go over the project and answer any
questions they had. They would like to coordinate the landscape plan between the buildings. They’re
concerned about privacy and security in that area and did not like the idea of a sidewalk or alley. I
think they would prefer to have it fenced off on 11th and 12th to be honest.. They were concerned
about the building blocking sunlight and so we did a sun study which we shared with them .I believe
that has been emailed to you already, if not please let me know. They did mention that they didn’t
like the height of the building as it doesn’t provide them with the same view corridor that they
currently have. They also wanted to know about our dog policy and how we handle waste and
keeping residents accountable for picking up after their pets. We walked them through that process
and they seemed satisfied. We did offer to come and speak to all of the residents but that meeting
has yet to be scheduled.
Please let me know if you have any questions.
Thanks,
Ben Beard
The Beard Group, Inc.
750 2nd St NE
Suite 100
Hopkins, MN 55343
Office: (952) 930-0630
Mobile: (952) 200-9967