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V. 5. 2021-07 Blake Road Station PUD, Rezoning & Site Plan Review July 27, 2021 Planning Application 2021-07 Blake Road Station Rezoning, Planned Unit Development & Site Plan Review for Site A Proposed Action: Staff recommends the Planning & Zoning Commission adopt the following motions: • Move to adopt Planning & Zoning Commission Resolution 2021-12 recommending the City Council approve an ordinance rezoning the subject properties (PID 19-117-21-42-0044, 19- 117-21-42-0045 & 19-117-21-42-0046)24-117-22-43-0240) to Mixed Use with a Planned Unit Development (PUD), subject to conditions. • Move to adopt Planning & Zoning Commission Resolution 2021-13 recommending the City Council approve the site plan for the Blake Road Station Site A (PID 24-117-22-43-0240), subject to conditions. Overview The applicant, Bryan Farquhar of Trilogy Real Estate Group, requests rezoning and planned unit development (PUD) approvals for Blake Road Station, a 3 phase mixed use residential and commercial development proposed for the northwest quadrant of Excelsior Boulevard and Blake Road just south of the future Blake Road light rail transit station. This project will redevelop the existing Hopkins Commerce Center strip commercial development into 3 separate 7-story buildings totaling 770 residential units and approximately 11,000 square feet of commercial space. The applicant also requests site plan approval for Site A, the first of the 3 phase redevelopment, which includes a 7-story building with 220 apartment units and approximately 2,100 square feet of commercial space. This report summarizes the concept proposal, reviews the proposal against the Mixed Use district development standards and outlines a likely formal review process. Based on the findings in this report, staff recommends approval of these requests subject to the conditions detailed in the attached resolutions. Primary Issues to Consider • Background • Rezoning & PUD Review • Site Plan Review • Engineering Review • Alternatives Supporting Documents • Site Location Map • Applicant’s Narrative • Neighborhood Meeting Comments • Plans and Building Elevations • Resolution 2021-12 & 2021-13 • Traffic Impact Analysis _____________________ Jason Lindahl, AICP City Planner Planning Application 2021-07 Page 2 Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________ Related Documents (CIP, ERP, etc.): _________________________________________ Notes: BACKGROUND This Background section provides a history of existing site, project summary, and a brief summary of the review process for this development to date. More information about the project, it’s phasing, design, streetscape and public realm and retail components can be found in the applicant’s narrative which is attached for your reference. Existing Site. The 6.4-acre subject property was re-platted as Lots 1, 2 & 3, Hopkins Commerce Addition in July of 1992. However, the buildings on each of these lots were built much earlier. Lot 1 contains a 44,000 square foot building constructed in 1954 (Goodwill and vacant space). Lot 2 contains a 25,000 square multitenant strip commercial building constructed in 1957. And Lot 3 contains a 26,000 square foot multitenant strip commercial building constructed in 1959. In total, the 3 multitenant strip commercial buildings total approximately 95,000 square feet of neighborhood serving retail and service uses. Project Summary. According to the applicant, the Blake Road Station project will redevelop 6.4 acres of land located at the intersection of Excelsior Boulevard and Blake Road South. Trilogy Real Estate Group is working with the City of Hopkins to develop the site in a three phase, multi-modal transit-oriented development adjacent to the Southwest Light Rail Transit (LRT) Blake Road Station. Each phase will build upon the improvements of the previous phase and will ultimately result in an increasingly connected, pedestrian friendly, and transit focused community. The project will add to the mix of housing choices for area residents, providing a new opportunity to live immediately adjacent to the light rail transit station. As detailed in the table below, overall the site will include 770 residential units and over 11,000 square feet of retail space. Blake Road Station Development Summary Site Start Units Parcel Size Density A Late Summer 2021 220 1.55 Acres 142 Units/Acre B 2022-2027 250 2.1 Acres 119 Units/Acre C 2026-2031 300 2.76 Acres 109 Units/Acre Total N/A 770 6.4 Acres 120 Units/Acre Review Process to Date. The review process for this project to date included both a concept plan review with a neighborhood meeting and Environmental Assessment Worksheet (EAW). The City Council and Planning & Zoning Commission reviewed the concept plan for this development in June 2020 and generally supported the concept plan, rezoning to mixed use and use of a Planned Unit Development (PUD). The City Council offered the following comments during the concept plan review: • In exchange for the PUD, the applicant must detail how they intend to provide a higher quality development or meet other City goals. Items the applicant could focus on include enhanced architecture, pedestrian and bicycle, sustainability, energy conservation, renewable energy, and public art elements. • The applicant should add additional commercial space to offset the loss of the existing commercial space. This space should focus on neighborhood serving uses. Planning Application 2021-07 Page 3 • The applicant should explore incorporation of affordable residential and commercial space into the project including larger apartment units with 3-4 bedrooms. • The applicant should revise their plans to meet the City’s exterior building materials, façade and building orientation standards. • All 3 buildings should provide “360-degree architecture” with active street fronts on the ground level and pedestrian scaled architecture for at least the first 2 levels. • Given the site’s location adjacent to the Blake Road light rail transit station, pedestrian and bicycle access to and through this site will be essential. The applicant shall revise their plans to meet or exceed the City’s landscaping, streetscape, bicycle, sidewalk and trail standards. • The applicant shall conduct a Travel Demand Management study as required by the Mixed Use District and Hennepin County. As a concept plan review, no public hearing was required. However, the City did require the applicant to hold a virtual neighborhood meeting. The applicant mailed invitations to property and business owners within 350’ of the subject property (the same notification distance as a public hearing). A summary of the community comments from the concept plan neighborhood meeting focused on the following topics: • Business displacement and a need to incorporate affordable neighborhood serving commercial uses • Need for affordable and larger apartment units with 3-4 bedrooms • The importance of pedestrian scaled architecture • The importance of pedestrian and bicycle access to and through the site The City Council reviewed the Environmental Assessment Worksheet in October of 2020 and made a negative declaration of need regarding the EAW. Based on the review of the project, reasonably expected environmental impacts, and the findings of fact and conclusions in the EAW, the City found that the project does not have the potential for significant environmental effects and that where there may be environmental impacts, they can be addressed through the permitting process. Neighborhood Meeting. The City’s public engagement process for this development goes above and beyond the typical statutory requirements for a public hearing and review by the Planning & Zoning Commission and approval by the City Council. It also requires the applicant to host a neighborhood meeting before the public hearing to explain the project, answer questions and take any comments. This meeting took place on July 14, 2021 at 1002 – 2nd Street Northeast (43 Hoops). The comments from this meeting are attached for your reference. The meeting included Trilogy staff and 8 community participants. During the meeting, Trilogy staff presented their proposal and took questions on the following topics: • Development site selection process & project timeline • Types of units and potential rents • Displacement of existing businesses • Public financial participation in the project • Environmental issues Planning Application 2021-07 Page 4 • Potential use of solar panels Community Comment. Under state law, these applications require a public hearing. Accordingly, the City published notice of this request and public hearing in the Sun Sailor and mailed notice directly to all property owners within 350’ of the subject property. That notice directed all interested parties to send questions or comments to City Planner Jason Lindahl by mail, phone or email or to attend the public hearing where they could learn about the request, ask questions and provide feedback. As of the writing of this report, the City had received no comments or questions regarding this request. During the public hearing, staff will provide an update on all public comments received prior to the Planning & Zoning Commission meeting. REZONING & PLANNED UNIT DEVELOPMENT REVIEW The applicant is proposing to rezone the subject property from B-4, Neighborhood Business and I-1, Industrial to Mixed Use with a planned unit development (PUD) consistent with the Activity Center Future Land Use guiding in the 2040 Comprehensive Plan. The PUD establishes the Mixed Use district and its development regulations as the base zone and standards for review. Overall, the PUD entitles lot configuration, access and private road configuration, and building height for all 3 sites as well as the setback standards for Site A. These standards will be used for the site plan review for Site A below. Sites B and C will be required to receive separate site plan review and approval based on the entitlements established in the PUD Master Plan detailed above and the specific zoning standards of the Mixed Use district. Deviations from the Mixed Use standards for Sites B or C other than those noted above will require either a minor or major amendment to the planned unit development. It should be noted that applicant’s narrative notes their intent to subdivide the property as part of future development for Sites B and C. Because this project is along a county road, both the City of Hopkins and Hennepin County will have plat review authority. With any subdivision, the City has the ability to collect park dedication in the form of land or a fee-in-lieu. The current park dedication fee for multiple family residential subdivisions is $3,000 per unit while the commercial fee is an amount equal to five (5) percent of the fair market value of the commercial land as estimated by the county assessor. The applicant has requested and the City has agreed to apply the current park dedication fees to their future subdivision and that fee will apply to the development on all 3 sites. Rezoning applications are considered a legislative action. When considering legislative actions, the City is advancing health, safety, and welfare by making rules that apply throughout the entire community. By including the PUD in this case, the zoning standards are only specific to the subject properties. There are three key criteria for the City to weigh when considering a rezoning request – consistency with the comprehensive plan, compatibility with present and future land uses and how the proposed development conforms with the new zoning standards. These criteria and staff's findings for each are detailed below. Consistency with the Comprehensive Plan. Rezoning the subject properties from B-4, Neighborhood Business and I-1, Industrial to Mixed Use with a planned unit development (PUD) is consistent with the Activity Center Future Land Use guiding in the 2040 Comprehensive Plan. Activity Centers surrounds and supports the planned Blake Road and Shady Oak light rail stations along the Southwest LRT Green Line Extension. These areas are planned to include moderate to high density mixed use development designed to complement Planning Application 2021-07 Page 5 and enhance the existing development pattern in these areas and support the public investment in transit. The Activity Center areas are expected to experience significant reinvestment and redevelopment to absorb a substantial portion of the city’s anticipated future growth. Development in the Activity Center areas is expected to be medium to larger scale neighborhood and regional uses with an approximate mix of 75% residential and 25% commercial. Densities in these areas will typically range from 20-60 units per acre, with 75-150 units per acre within ¼ mile of an LRT station platform. The applicant’s plan illustrates an overall residential density of 120 units per acre, which is consistent with the Activity Center category standards; however, it falls short of the commercial space percentage guideline. The following goals from the comprehensive plan support the proposed development: • 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. • Encourage the transition of selected auto-oriented areas into Activity Centers, as defined and designated in the comprehensive plan. • Improve pedestrian and bicycle access throughout the community, particularly in the Centers future land use categories as defined and designated in the comprehensive plan or other areas in close proximity to transit. • Engage the community to explore how to increase the mix of housing types near transit corridors, parks, and the Centers future land use categories as defined and designated in the comprehensive plan. • 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. Compatibility with Present and Future Land Uses. Rezoning the subject properties from B- 4, Neighborhood Business and I-1, Industrial to Mixed Use with a planned unit development (PUD) is consistent with surrounding present and future land uses. These uses are detailed in the table below. Surrounding Existing and Future Land Uses Analysis Direction Existing 2040 Future Land Use North Future Southwest LRT Station and Rail Corridor Activity Center South Blake School Campus Activity Center East Multiple Family Residential Activity Center West Commercial/Industrial Activity Center Conformance with New Zoning Standards. Generally, the overall development site meets the development standards for the Mixed Uses district with the exception of building height, Planning Application 2021-07 Page 6 signage for Goodwill, floor to area ratio (FAR), setbacks, parking stall dimensions, building façade articulation, and exterior building materials. These deviations are acceptable based on the overall planned unit development proposal from the applicant which includes transit supportive densities, ground floor walk-up units, enhanced landscaping, pet exercise area, extra bicycle facilities and energy efficiency measures. The zoning regulations for the Mixed Use district include both development and dimensional regulations and are reviewed in detail for Site A in the Site Plan Review section below. Sites B and C will require separate future site plan review to insure conformance with the PUD Master Development plan and zoning standards of the mixed use district. SITE PLAN REVIEW FOR SITE A Standards for reviewing site plan applications are detailed in Article IV of the City Code. This section establishes the site plan review procedure and provides regulations pertaining to the enforcement of site design standards. These procedures are established to promote high quality development that ensures long-term stability of residential neighborhoods and enhance the built and natural environments within the City as new development and redevelopment activities occur. In this case, site plan review is required to review construction of a new building. Staff has reviewed the proposed development against the zoning regulations for the Mixed Use district. Staff’s review and findings for each of these regulations are detailed below. Height. The applicant’s plans call for the height of all three buildings to exceed the Mixed Use district standard which is acceptable under the overall planned unit development. The Mixed Use district height standards for the Blake Road Station Area allows 3-4 stories for residential structures and 5-6 stories for mixed use buildings. The 7-story buildings on Sites B and C are acceptable under the planned unit development but will require separate site plan review prior to construction. This site plan application specifically reviews Site A which includes a 7-story mixed use building with 220 residential units and 2,106 square feet of commercial space. As a mixed use building, the Mixed Use district would allow building to be up to 6 stories in height. The proposed 7- story building is acceptable in this case under the overall planned unit development. Floor to Area Ratio (FAR). As designed, the Floor to Area Ratio (FAR) for site A meets the standard of the Mixed Use district. Floor to Area Ratio (FAR) is a measurement of density calculated by dividing the floor area of a building by the lot area of the parcel on which the building is located. In the Blake Road Station Area, the FAR standard is a minimum of 2 and a maximum of 3 for residential buildings and a minimum of 3 and a maximum of 5 for mixed use buildings. The building on Site A is considered a mixed use building because it includes commercial space. With a proposed FAR of 3.46, the building on Site A conforms to the 3 to 5 FAR Mixed Use district standard for mixed use buildings. Setbacks. As designed, the building on Site A does not meet the setback standards for the Mixed Use district. The table below compares the required and proposed setbacks for Site A. This design results in a pedestrian and transit focused site layout and is acceptable under the overall planned unit development. Planning Application 2021-07 Page 7 Setback Review for Blake Road Station – Site A Setback Standard Proposed Status Front (South) 15’ – 25’ 8’ -7 Non-Conforming Side (East) 10’ 28’ +18 Non-Conforming Side (west) 10’ 6’ -4 Non-Conforming Rear (North) 10’ 0’ -10 Non-Conforming Off-Street Parking & Travel Demand Management. The applicant’s Traffic Impact Analysis is attached as a reference. Overall, this study confirmed the City’s off-street parking requirements were adequate for all 3 buildings. A specific review of Site A finds the proposed off-street parking meets the requirements of the Mixed Use district. These standards require residential uses provide a minimum of 1 and a maximum of 1.5 enclosed parking stalls per unit and 1 guest stall per 15 units. Using these standards, the 220 unit building proposed for Site A is required to provide at least 235 off-street parking stalls and 256 are proposed. This results in 21 more stalls than required under the Mixed Use district standards and a parking ratio of 1.16 stalls/unit. It should be noted that the building on Site A also includes 2,106 square feet of commercial space. The Traffic Impact Study found the development provided adequate off-street parking for up to 11,000 square feet of commercial space with this space and its associated 32 parking stalls in Site B. The applicant will be required to demonstrate how they intend to manage off- street parking for the commercial space on Site A until completion of Site B and its 32 commercial off-street parking spaces. Bicycle Parking. Site A exceeds the short-term and long-term bicycle parking standards for the Mixed Use district. For multifamily residential, the Mixed Use district requires 1 long-term space per 2 units and 1 short-term space per 20 units or a total of 121 bicycle parking spaces. The applicant proposes over 200 bicycle parking spaces in either a centralized bicycle parking room located at the southwest corner of Building A or at the ends of many of the vehicle parking stalls within the building. The bicycle parking room will include a fix-it station and there will also be a bike wash area in the P1 parking level. For the retail space, the Mixed Use district bicycle parking requirements are 0.5 long-term spaces per employee and 0.5 spaces per 1,000 square feet of net building area. Based on these standards the applicant estimates 3 required spaces but is planning for 8 spaces directly along Excelsior Boulevard next to the planned retail space. At least 1 of these spaces must be long- term and located inside the building. Shadow Study. The Mixed Use district requires a shadow study for all buildings four stories or higher and the applicant has included this study with their plans. According to the Mixed Use district standards, the shadow study must indicate the shadows cast at the shortest and longest days of the year. Impacts of a shadow on the surrounding property may be a reason to lower and/or adjust the location or height of buildings. Staff review of the shadow study finds little to no impact on adjacent properties even with the additional height to 7-stories allowed through the PUD. Exterior. The Mixed Use district requires the primary exterior treatment (80%) of walls facing a public right-of–way or parking lot on a structure shall be brick, cast concrete, stone, marble or other material similar in appearance and durability. Regular or decorative concrete block, float Planning Application 2021-07 Page 8 finish stucco, EIFS-type stucco, cementitious fiberboard, or wood clapboard may be used on the front façade as a secondary treatment or trim (up to 20%) but shall not be a primary exterior treatment of a wall facing a public right-of-way. The proposed exterior materials for the building on Site A are summarized in the table below. Site A Exterior Materials Material North South East West Glass 29% 32% 30% 27% Metal Panel Tile Siding 33% 42% 40% 18% Smooth Tile 5% 9% 7% 7% Brick Veneer 21% 13% 14% 19% Fiber Cement Lap Siding 12% 4% 8% 29% Total 100% 100% 100% 100% Of the proposed exterior materials detailed above, only the brick qualifies as a primary material and it covers 21% of the north, 13% of the south, 14% of the east and 19% of the west sides of the building on Site A. While these are significantly less than the requirement, the applicant notes that the brick material is concentrated on the first two levels of all sides of the building to enhance the ground level pedestrian experience. This design and mix of materials for the building on Site A is acceptable under the overall planned unit development. The Mixed Use district zoning standards do not specifically call out exterior building material standards for interior “courtyard” facing elevations. For your reference, the applicants plan also provides this information which is summarized in the table below. Site A Courtyard Exterior Materials Material North South East West Glass 39% 25% 34% 25% Metal Panel Tile Siding 0% 71% 15% 51% Smooth Tile 2% 2% 2% 1% Fiber Cement Lap Siding 59% 0% 49% 22% Wood Accent Siding 0% 0% 0% 1% Total 100% 100% 100% 100% Building Orientation. The building on Site A conforms to the building orientation standards of the Mixed Use district. Buildings within the Mixed Use district must be oriented toward the pedestrian by providing a direct link between each building and the pedestrian walking system, with emphasis on directing people to a transit station. The applicant’s plans for Site A show the building will have pedestrian connections to the existing sidewalk along Blake Road and will eventually connect with the sidewalks and streets planned for Sites B and C and the City’s sidewalk and trail system. Staff recommends a condition of approval require the applicant to create a plan to allow residents, visitors and patrons of Site A to access both the City’s sidewalk and trail system and the Blake Road LRT station until Sites B and C are complete. Façade. The building on Site A does not meet the façade articulation standards of the Mixed Planning Application 2021-07 Page 9 Use district. These standards require the primary street side façade of a building shall not consist of an unarticulated blank wall, flat front facades or an unbroken series of garage doors. The front of a building shall be broken up into individual bays of a minimum of 25 feet and maximum of 40 feet wide. The applicant’s plans show two sections of Levels 1 and 2 on all four sides of the building on Site A with bays larger than 40 feet (see attached plans and narrative). According to the applicant, this design is a result of the parking design on Level 2. While this design does not technically meet the Mixed Use district standard, all four sides of the building are articulated with other architectural elements that help break up these elevations. As a result, this design is acceptable under the overall planned unit development. Sidewalks. Site A meets the sidewalk standards of the Mixed Use district. The Mixed Use district requires a minimum 5-foot wide sidewalk along the frontage of all public streets and within and along the frontage of all new development or redevelopment. The applicant’s plans illustrate sidewalks of at least 5 feet along all four sides of Site A. Pedestrian/Streetscapes. The Mixed Use district requires pedestrian streetscape improvements along all sidewalks. Pedestrian improvements of at least 25 percent of the landscaping budget shall be included in the development. These improvements shall create a high quality pedestrian experience through the provision of benches, planters, drinking fountains, waste containers, median landscaping and the like. Pedestrian-scale light fixtures that shine downward on the sidewalks and walkways shall be no greater than 12 feet in height and must be provided along all sidewalks and walkways to provide ample lighting during nighttime hours for employees, residents, and customers. The applicant’s plans appear to meet these standards. Staff recommends a condition of approval require the applicant to provide more detailed streetscape information for street furniture and light (see also landscaping and exterior lighting sections below). Landscaping. The applicant’s landscape plan for Site A exceeds the landscaping standards for the Mixed Use district. According to the applicant’s estimates, this project is required to provide $90,000 in landscape improvements with at least 25% allocated to pedestrian/streetscape improvements (see section above). In this case, the applicant’s plans include $226,000 of total landscaping improvements with $163,000 of plantings, fencing and irrigation and $63,000 (or 28%) in pedestrian/streetscape improvements. Staff recommends a condition of approval require the applicant to provide a landscape and pedestrian/streetscape letter of credit in a form acceptable to the City Attorney for 125% of the value of all improvements. The City will hold the letter of credit until the plantings have survived at least one growing season and the applicant has installed the pedestrian/streetscape improvements. Signs, Canopies and Awnings. The site plan for Site A does not include a sign plan. All signs must be approved through a separate administrative permit subject to conformance with the standards of the Mixed Use district and sign regulations contained in Article XXI - Signs. It should be noted that the PUD includes a specific approval for a specific sign to be installed on Site B. This item is addressed in the PUD section above and not part of the site plan review for Site A. Trash Enclosure. The applicant plans to store trash containers within the underground parking Planning Application 2021-07 Page 10 garage. The applicant shall designate an on-site location for trash pickup. Trash pick-up shall not occur within the public right-of-way. Exterior Lighting. The applicant’s plans for Site A do not include exterior lighting or photometric plans. Pedestrian-scale light fixtures that shine downward on the sidewalks and walkways shall be no greater than 12 feet in height and must be provided along all sidewalks and walkways to provide ample lighting during nighttime hours for employees, residents, and customers. Staff recommends a condition of approval require the applicant submit and receive approval of a detailed lighting and photometric plan for Site A prior to action on this item by the City Council. This plan shall include both pedestrian-scale street lights (no greater than 12’ in height) as well as all building exterior lighting, light fixture spec sheets and photometric data. Stormwater Treatment. The applicant’s narrative includes stormwater treatment information that indicates it exceeds both the City’s and Minnehaha Creek Watershed District’s (MCWD) standards. For Site A, the majority of the stormwater treatment and attenuation will occur underground given existing site constraints. In summary, the new landscaping will help with stormwater abstraction and the underground treatment system will retain and treat stormwater in excess of MCWD and City standards. The proposed on-site stormwater management system exceeds MCWD/City standards by providing filtration treatment above the required 2” rainfall event. The detention system has the volume capacity to treat up to a 2.59” rainfall event. The proposed Jellyfish Filter system has the capacity to treat a flow rate of 2.92 CFS and the modelled flow rate is 2.62 CFS, allowing for an additional contributing flow rate of 0.3 CFS. ENGINEERING REVIEW The Engineering Department offers the following comments. • Conformance with all requirements of the Traffic Impact Study. • The plan will be subject to Hennepin County review in addition to the City, whereby the County will have authority regarding access along County Roads, review of traffic impacts, and potential necessary improvements to maintain safe and acceptable traffic operations. • The plan will be subject to Minnehaha Creek Watershed District (MCWD) review in addition to the City, as the MCWD is the permitting authority for storm water. • West of the site there is a localized low area that is currently not served by gravity storm sewer, and does take significant runoff from the site. The drainage plan must address this issue to mitigate the flooding that occurs at 8660 and 8700 Excelsior Boulevard. • Construction of Pierce Avenue and the SWLRT Park and Ride by the Metropolitan Council includes extension of new water main from Blake Road. The proposed water main extension to serve the Blake Road Station site from Excelsior Boulevard must connect to the new main in Pierce Avenue. • The City has a sanitary lift station along Excelsior Boulevard, which must remain operational and accessible. • Water and sewer infrastructure shall meet City Standards. • All drive aisles through the site must meet the standards for fire access per the State Fire Code. ALTERNATIVES 1. Recommend approval of the rezoning, planned unit development & site plan for Site A applications. By recommending approval of these applications, the City Council will Planning Application 2021-07 Page 11 consider a recommendation of approval. 2. Recommend denial of the rezoning, planned unit development & site plan for Site A applications. By recommending denial of these applications, the City Council will consider a recommendation of denial. Should the Planning & Zoning Commission consider this option, it must also identify specific findings that support this alternative. 3. Continue for further information. If the Planning Commission indicates that further information is needed, the items should be continued. Site Location Map for Blake Road Station Subject Property Neighborhood Meeting 7/14/21 Minutes – Blake Rd, Page 1 of 2 Project: Blake Road Station Development RE: Neighborhood Meeting (July 14, 2021, 6:30-7:30 pm) Attendees: (see attached Sign-In Sheet for attendees that signed in; approximately 15 people attended) Development Team Attendees: Josh Peters, Tim Biere, Nicole Midtdahl – Trilogy Real Estate Group; Gretchen Camp, Heather Whalen, Alyssa Jagdfeld and Teresa Forsberg – ESG Introductions were made from the development and design team. The general public approvals process and next steps for this project at the City were discussed. General master plan clarification questions were asked as well as the location of the future LRT station. Questions from the group and discussion: 1. What type of apartments and any proposed for ownership? Market-rate; none for ownership. 2. Are you proposing any affordable units? No. The study performed for Hopkins indicated there is a surplus of affordable units that already exist. Perhaps discuss with surrounding sites about proposing some affordable housing. 3. What is the general construction timeframe for each phase? It is approximate – Fall 2021 start construction for Site A; Fall 2022 start construction for Site B; 10 years after approval granted for Site C 4. Do you own this/these property/properties? Not yet. Due diligence is occurring, and a closing date would come after approval is granted (approximately Aug. 18). 5. How did you select this property? It is located near the future LRT station. Hopkins has a certain amount of vacancy, so there is an adequate need for proposing a project like this. 6. Most of us here tonight are business owners: a. What types of retail are you proposing? We are open to various types but cannot discuss the specifics of leases without the landlord(s) present. Any questions we’ve already received have been forwarded onto the landlord(s). b. What types of retail are in your other projects? We do not have retail in other projects due to those projects’ locations and market. 7. What about any environmental issues? We have an environmental report that indicates environmental issues. Any contaminated water that will be properly dealt with in the new construction efforts, proper vapor mitigation will occur, and, for any existing asbestos, proper asbestos remediation will occur. We can share a list of sustainable items that are proposed in the project and site [we shared with an interested attendee via email]. 8. What about solar? We have been exploring being solar-ready. Perhaps investigate the solar payback and electric models. We are enrolled with Xcel Energy for an efficient building analysis. Neighborhood Meeting 7/14/21 Minutes – Blake Rd, Page 2 of 2 9. What is the unit rental range? The rental model is based on the neighborhood analysis. We do not have the rental cost ready to release as that will be concluded further into construction. 10. How much TIF are you asking for? None. 11. How much notice-to-vacate will we receive? We don’t have the lease terms nor can discuss with you without the landlord(s) being present. None of us have leases. Mac’s Liquor owner expressed he is most concerned with where he goes when Site A breaks ground (his existing location). 12. I’d like to see a townhome style proposed for this site. 13. Can you sit down with existing retailers now and work on the top identified needs for retail you’re proposing? We encourage you to discuss this strategy with the City so that we can work together, especially on the subsidy part of the financial ask for tenants. 14. Have you expressed interest in the Arby’s site? We have, and we have not received returned correspondence. Has the City notified you of other possible sites to develop? Yes, and we’ve investigated as well.