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V. 1. 2021-13 715 2nd Avenue South CUP (Kid Zone Early Learning Center)
August 24, 2021 Planning Application 2021-15 325 Blake Road Concept Plan Review Proposed Action: As a concept review, this application does not require formal action by the City. Rather, the applicant requests feedback on the proposals so they can work toward preparing a future, formal submittal. Any comments provided shall be for guidance only and not be considered binding upon the City regarding any future, formal application. Overview The applicant, Alatus, LLC on behalf of the property owner the Minnehaha Creek Watershed District (MCWD), requests concept plan review of their plans to redevelop the property at 325 Blake Road (the former Cold Storage site). The site is a 17-acre property located on the west side of Blake Road between Lake Street Northeast and the Southwest Light Rail Transit/Cedar Lake Regional Trail corridor. As proposed, approximately 4-5 acres will be retained by the Minnehaha Creek Watershed District for creek restoration and stormwater management with the remaining portion of the property available for private redevelopment by Alatus. This report summarizes the concept proposal, reviews the proposal against the City’s development standards and outlines a likely future formal review process. Primary Issues to Consider • Background • Community Comment • Subdivision Review • Land Use & Zoning Review • Potential Review Process Supporting Documents • Site Location Map • Concept Plans • Narrative • Development Vision • Community Engagement Framework • Community Comments _____________________ Jason Lindahl, AICP City Planner Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________ Related Documents (CIP, ERP, etc.): _________________________________________ Notes: Planning Application 2021-15 Page 2 BACKGROUND Existing Site. In 2011, the Minnehaha Creek Watershed District (MCWD) acquired the 17-acre property at 325 Blake Road as a key element in the restoration of the Minnehaha Creek Greenway. In 2018, in anticipation of future redevelopment the City and the MCWD worked together to demolish and remove the existing cold storage warehouse building. The Watershed District’s original goal for the site was to implement a regional stormwater improvement project on approximately 5 acres of the site to treat polluted stormwater that flows into the creek from approximately 270 acres of surrounding area and restore more than 1,000 feet of creek frontage. The City of Hopkins and MCWD identified the potential to integrate a restored Minnehaha Creek with a transit-oriented, mixed-use development near the future Blake Road Southwest light rail transit station. In 2021, the City and MCWD began a process to select a preferred developer for this redevelopment site. To guide this process, the City and MCWD created a Development Vision (attached) which outlined the purpose, guiding principles, development parameters and potential financing and approval process for the site. In June, the City and MCWD selected Alatus, LLC as the preferred developer for the site. Project Summary. Since being selected as the preferred developer for this site, Alatus has been working with the City, MCWD and the community to develop and refine their concept plan to redevelop 325 Blake Road. The latest version of their site plan is the basis for this concept plan review. According to the applicant’s narrative (attached), the latest version of the site plan arranges the site as originally intended in the Development Vision, with 4-5 acres reserved for Minnehaha Creek restoration and stormwater management and the remaining land available for redevelopment by Alatus. The applicant’s plans call for the site to include 5 multi-story buildings, 33 3-story townhome units, and 2 restaurant pads. Community amenities planned for the site include multi-purpose trails, boathouse with pier and an ice rink. The makeup of the multi-story buildings and townhomes are summarized below and detailed in the attached narrative and concept site plan. • Building I: 4-story, 109-unit low-income housing tax credit development (50% to 60% AMI rental and income restricted units) with 114 underground parking stalls • Building II: 5-story, 116-unit for-sale senior co-op development with 180 underground parking stalls • Building III & IV: 14-story, 172-unit multi-family market-rate Type I development; 5-story, 175-unit multi-family market-rate development; 472 above-ground parking stalls • Building V: 5-story, 193-unit multi-family market-rate development with 276 above-ground parking stalls; some stalls available for flexible commercial space parking • Townhomes: 3-story, 33-unit townhome units with variable pricing; 66 attached garage parking stalls The applicant’s concept plan also includes approximately 17,000 square feet of commercial space. The applicant envisions community oriented commercial uses intended to attract existing residents and those accessing the site as a pedestrian, bicyclists or transit rider. The applicant expects a mixture of locally sourced retreatants and/or brewery/distillery opportunities with both indoor and outdoor experiences for all seasons. Planning Application 2021-15 Page 3 COMMUNITY COMMENT Early in the process, both the MCWD and the City identified the importance of community engagement in the plan development process. To this end, they developed the 325 Blake Road Community Engagement Framework (attached) to serve as the foundation of community engagement for the development of the 325 Blake Road site. This framework includes engagement principles and goals, stakeholders overview, methods of engagement and identifies an engagement process moving forward. As part of implementing this framework, the MCWD conducted a series of community listening sessions. These began with virtual meetings with various City, Watershed, County and State level planning staff. These also include both one virtual and one in-person meeting on design preferences. Most recently, the MCWD’s consultant team led a design charrette with Alatus and various community stakeholders to further view and refine the current design concept. While no public hearing is required as part of the concept review process, the City did require the applicant to hold a neighborhood meeting to gather community feedback. That meeting took place on the evening of Thursday, August 19, 2021 at Cottageville Park. Representatives Alatus led the meeting and presented their concept plans to the public. Feedback from this meeting was not available before finalizing this report. As a result, the developer will present community feedback gathered from their neighborhood meeting during the Planning & Zoning Commission meeting. The City did receive one email comment (see attached) from Wayne Faris, resident of Creekwood Apartments adjacent to the project site, who is not opposed to the development but is requesting the City work with the developer to explore noise mitigation methods during construction of any development. ENVIRONMENTAL REVIEW Both Minnesota Rules 4410 and City Code Article II – Environmental Review require developments of this size and makeup to conduct an Environmental Assessment Worksheet (EAW). Notification of the need for this environmental review was provided to the Planning & Zoning Commission during the July 27th meeting and the City Council during the August 2nd meeting. While the applicant conducts this study, the City of Hopkins acts as the Responsible Government Unit and reviews and acts on the final report. The applicant has agreed to conduct the required EAW and associated traffic study. Under the applicant’s EAW timeline, the report is scheduled to have its required 30-day public comment period from October 5 to November 4, 2021. Interested parties will be able to review and comment on the 325 Blake Road EAW on the City’s website during the 30-day comment period. SUBDIVISION REVIEW To facilitate the proposed concept plan, it is anticipated that the applicant will need to go through the subdivision process including preliminary and final plat. At a minimum, subdivision will be necessary to insure each proposed building will fit on each lot, to dedicate any public land necessary for the development and to separate the land that will be retained by the Minnehaha Creek Watershed District for creek restoration and stormwater management. Because this project is along a county road, both the City of Hopkins and Hennepin County will review and Planning Application 2021-15 Page 4 approve any plat. 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. Park dedication fees are typically due with final plat approval. LAND USE & ZONING REVIEW The land use and zoning section reviews the concept plan against the 2040 Comprehensive Plan and the specific zoning standards of the Mixed Use district. Staff’s review and comments related to each standard are provided below. It is not expected that concept plans address every aspect of the comprehensive plan or zoning regulations. Rather, staff provides these comments as a basis for community discussion and to help guide the applicant in preparing future formal land use applications. Land Use. The 2040 Comprehensive Plan Update – Cultivate Hopkins guides this property as Activity Center. According to the comprehensive plan, Activity Centers surround and support the planned Blake Road and Shady Oak light rail stations along the Southwest LRT Green Line Extension. These areas will include moderate to high density mixed use development designed to complement and enhance the existing development pattern in these areas and support the public investment in transit. The Activity Center areas are expected to experience significant reinvestment and redevelopment to absorb a substantial portion of the city’s anticipated future growth. Development in the Activity Center areas is expected to be medium to larger scale neighborhood and regional uses with an approximate mix of 75% residential and 25% commercial. Overall, densities in the Activity Center category will range from 20-60 units per acre; however, densities within ¼ mile of an LRT station platform must range between 75-150 units per acre within. The applicant’s concept plan illustrates a net residential density which is consistent with the Activity Center category standards; however, it falls short of the 25% commercial space guideline. Zoning Review. The subject property is zoned I-2, General Industrial. Based on the goals and policies of the 2040 Comprehensive Plan and project needs, the applicant anticipates requesting rezoning to the Mixed Use District with a planned unit development (PUD). These standards and staff’s comments for each are detailed below. Height. The Mixed Use district height standard are 3-4 stories for residential structures and 5-6 stories for mixed use buildings. The concept plan calls for 5 separate buildings ranging in height from 4 to 14 stories (see table below). Concept Plan Building Height Analysis Building Zoning Standard Proposed Height Difference I 3-4 stories 4-Stories N/A II 3-4 stories 5-Stories +1 III 3-4 stories 14-Stories +10 IV 3-4 stories 5-Stories +1 Planning Application 2021-15 Page 5 V 3-4 stories 5-Stories +1 All but one of the proposed buildings exceeds the Mixed Use district height standards. Generally, the City has found that additional height beyond the current zoning standard is necessary to achieve the 75-150 units/acre density goals of the comprehensive plan within ¼- mile of a light rail station. It is anticipated that the future revised zoning regulations will better coordinate the density goals of the comprehensive plan and Mixed Use district height standard. In the meantime, necessary deviations from the height standards may be managed through the Planned Unit Development (PUD) process. Floor to Area Ratio (FAR). Floor to area ratio (FAR) is a measurement of density calculated by dividing the floor area of a building by the lot area of the parcel on which the building is located. In the Blake Road Station Area, the FAR standard is a minimum of 2 and a maximum of 3 for residential buildings and a minimum of 3 and a maximum of 5 for mixed use buildings. The applicant’s future final plan shall address this standard or request specific deviations through the Planned Unit Development (PUD) process. Setbacks. Setback standards for the Mixed Use district are listed below. The applicant’s concept plans do not provide detailed setback information at this stage. The applicant shall examine their plans to insure compliance with these setback standards or request specific deviations through the Planned Unit Development (PUD) process. Setback Standards for the Blake Road Station Area Setback Residential Office Front (Along Blake & Excelsior) 15’ – 25’ 5’ – 15’ Side 10’ 10’ Rear 10’ 10’ Off-Street Parking & Travel Demand Management. Parking within the Mixed Use District must be located in multi-level structures or in shared parking lots where feasible and with approval of the City. The following requirements will apply to all permitted uses located within the Mixed Use District if a travel demand management or shared parking study has not been completed and approved by the City Council. • Residential buildings require a minimum of one enclosed parking stall per unit and one guest stall per 15 units. • All uses other than residential shall require a parking study to determine the necessary parking required. • Commercial, office or retail development five (5) acres or larger or residential developments 100 units and larger require a travel demand management study. Off-street parking requirements may be reduced subject to approval by the City Council, where a TDM plan, parking and transportation study is submitted. The TDM plan, parking and transportation study is conducted in accordance with accepted methodology approved by the City staff, prepared by an independent traffic engineering professional under the supervision of the City, and paid for by the applicant. These plans must address the transportation impacts of the development and proposed TDM mitigating measures and show that parking demand will be decreased by access to nearby transit. Where a TDM plan is approved, a properly drawn legal instrument, executed by the parties concerned, must be filed on the property in the Recorder’s or Register’s Office of Hennepin County. Planning Application 2021-15 Page 6 • Where practicable, ingress and egress from parking must be from side streets or alleys. Based on the size and proposed uses in the concept plan, a travel demand management study is required. Since Blake is a County road, both Hennepin County and the City of Hopkins will have review authority over the study. The applicant has agreed to conduct this study as part of the Environment Assessment Worksheet (EAW). Both the parking study and EAW will inform development of the final plans. Bicycle Parking. The applicant’s plans do not include information about bicycle parking. The bicycle parking requirements of the Mixed Used District are detailed below. The applicant’s future final plans shall meet these standards or request specific deviations through the Planned Unit Development (PUD) process. • Bicycle parking facilities must be provided for all office and multi-family structures and freestanding commercial uses. • Bicycle parking facilities must be located in a well-lighted area. • All bicycle racks, lockers, or other facilities must be securely anchored to the ground or to a structure. • All required bicycle parking must be located within 50 feet of central or well-used building entrances. • The required number of bicycle parking spaces will be based on the following: Mixed Use District Bicycle Parking Standards Use Long Term Short Term Multifamily Residential 1 per 2 Units 1 per 20 Units Retail 0.5 Space per Employee 0.5 Spaces per 1,000 Square Feet of Net Building Area Office 0.25 Spaces per 1,000 Square Feet of Net Building Area 1 per 40,000 Square Feet of Net Building Area Park & Ride Facility 10 Spaces per Acre 10% of Parking Stalls Shadow Study. The Mixed Use district requires a shadow study for all buildings four stories or higher. Typically, shadow studies are not included at the concept plan review stage. However, the applicant will be required to include a shadow study with their future formal land use application. Exterior Materials. The applicant’s concept plans do not include detailed exterior materials information. The Mixed Use district requires the primary exterior treatment of walls facing a public right-of–way or parking lot shall be brick, cast concrete, stone, marble or other material similar in appearance and durability. Regular or decorative concrete block, float finish stucco, EIFS-type stucco, cementitious fiberboard, or wood clapboard may be used on the front façade as a secondary treatment or trim but shall not be a primary exterior treatment of a wall facing a public right-of-way. The applicant’s future final plan shall meet these standards or request specific deviations through the Planned Unit Development (PUD) process. Building Orientation. Buildings within the Mixed Use district must be oriented toward the pedestrian by providing a direct link between each building and the pedestrian walking system, with emphasis on directing people to a transit station. The applicant’s concept plan appears to Planning Application 2021-15 Page 7 show all buildings will have pedestrian connections to the proposed internal trail and sidewalk system, surrounding city trail and sidewalk system and regional trail network. The final site design shall prioritize connections to the adjacent Blake Road light rail transit station. Façade Articulation. The Mixed Use zoning 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 concept plan does not provide the level of detail needed to review this standard. The applicant’s future formal application shall address this standard or request a specific deviation through the Planned Unit Development (PUD) process. Block Design. According to the Mixed Use zoning standards, blocks must not exceed 600 feet in length and must provide pedestrian connectors. These pedestrian connectors can be pedestrian easements and pathways or through-building linkages at least every 300 feet. The concept plan design was arranged within the existing block and street network but still appears consistent with this standard. Pedestrian and bicycle access to and through the site is one of the key design principles included in the Development Vision. There is approximately 950’ of frontage along Blake Road and the concept plan calls for 3 pedestrian connections at the southwest corner, at 2nd Street Northeast and midway between 2nd Street Northeast and Lake Street Northeast. Similarly, there is approximately 1,200’ frontage along the southern property line which abuts the Southwest light rail transit/Cedar Lake Regional Trail corridor and the concept plans includes 3 pedestrian connections at the southwest corner, midway along this frontage and at the southeast corner adjacent to the Minnehaha Creek. Transparency. The Mixed Use district transparency standards are detailed below. The applicant’s concept plans have not developed to a point that includes transparency information. Future final plans shall address these standards or request a specific deviation through the Planned Unit Development (PUD) process. A require a minimum of 60 percent to a maximum of 75 percent of the front street-facing facade between two feet and eight feet in height must comprise clear windows that allow views of indoor nonresidential space or product display area. Side facades abutting a public right-of-way shall have a minimum of 30 percent clear windows. The bottom edge of any window or product display window used to satisfy the transparency standard above may not be more than three feet above the adjacent sidewalk. Product display windows used to satisfy these requirements must have a minimum height of four feet and be internally lighted. Transparent windows allowing visual access into and out of nonresidential buildings shall be required on the first floor frontage along the front yard. Thirty percent fenestration for windows above the first floor for all sides that abut a public right-of-way. Sidewalks. The Mixed Use district requires a minimum 5-foot wide sidewalk along the frontage of all public streets and within and along the frontage of all new development or redevelopment. The applicant’s concept plan appears to meet this standard. Dedication of additional right-of- way may be necessary to accommodate the required sidewalk. Planning Application 2021-15 Page 8 Pedestrian/Streetscapes. The Mixed Use district requires pedestrian streetscape improvements along all sidewalks. If the existing right-of-way does not allow for street trees, landscaping, trees, planters or street furniture, they will be added to the interior side of the sidewalk where the setback will allow. Dedication of additional right-of-way may be necessary to accommodate required pedestrian and streetscape improvements (see also comments from Hennepin County). Pedestrian improvements of at least 25 percent of the landscaping budget shall be included in the development. These improvements shall create a high quality pedestrian experience through the provision of benches, planters, drinking fountains, waste containers, median landscaping and the like. Pedestrian-scale light fixtures that shine downward on the sidewalks and walkways shall be no greater than 12 feet in height and must be provided along all sidewalks and walkways to provide ample lighting during nighttime hours for employees, residents, and customers. Landscaping. All open areas of a lot that are not used or improved for required parking areas and drives shall be landscaped with a combination of over-story trees, under-story trees, shrubs, flowers and ground cover materials. The plan for landscaping shall include ground cover, bushes, shrubbery, trees, sculptures, fountains, decorative walks or other similar site design features or materials. The applicant’s concept plan provides general landscaping and pedestrian streetscape improvement information but lacks the detail necessary for staff to provide a full review. The applicant’s future formal plans shall include a detailed landscaping and pedestrian streetscape plan demonstrating compliance with the standards noted above or request a specific deviation through the Planned Unit Development (PUD) process. Signs, Canopies and Awnings. Generally, concept plans do not include detailed sign plans. All signs must be approved through a separate administrative permit subject to conformance with the standards of the Mixed Use district and sign regulations contained in Article XXI - Signs. Trash Enclosure. The applicant plans to store trash containers within the underground parking garage. The applicant shall designate an on-site location for trash pickup. Trash pick-up shall not occur within the public right-of-way. Exterior Lighting. The applicant’s concept plans did not include exterior lighting or photometric plans. The applicant’s future formal application shall include these plans. POTENTIAL REVIEW PROCESS Based on the applicant’s concept plan, staff anticipates this project will need the approvals listed below. The applicant should use feedback from the concept plan review process to prepare these applications. • Environmental Assessment Worksheet (EAW) • Travel Demand Management Study approval by the City of Hopkins and Hennepin County • Preliminary and Final Plat approval by the City of Hopkins and Hennepin County • Rezoning from I-2, General Industrial to Mixed Use • Planned Unit Development (PUD) Planning Application 2021-15 Page 9 • Execution of a Planned Unit Development (PUD) Agreement • Site Plan approval for each individual sites prior to construction • Approvals from the Minnehaha Creek Watershed District Planned Unit Development. The purpose of a planned unit development is to allow flexibility from traditional development standards in return for a higher quality development. Typically, the City looks for a developer to exceed other zoning standards, building code requirements or meet other goals of the Comprehensive Plan. In exchange for the flexibility offered by the planned unit development, the applicant is expected to detail how they intend to provide a higher quality development or meet other City goals. A list of items to consider when evaluating the use of a planned unit development for this site could include, but are not limited to, the items listed below. • Transit Oriented Development (TOD) design • Architectural design and building materials • Natural resource protection and storm water management • Pedestrian and bicycle facilities • Affordable housing • Enhance sustainability or livability elements • Energy conservation and renewable energy • Open space preservation • Enhanced landscaping, streetscape or buffering • Public art Site Location Map for 325 Blake Road North Subject Property June 17, 2021 June 17, 2021 Hopkins June 17, 2021 June 17, 2021 Parking - Bldgs III&IV472 spacesPodium -Bldg I114 spacesTownhomes garages66 spacesSurface parking22 spaces1,184 spaces1 level5 levels6 levelsHOPKINS- parking countParking -Bldg V276 spacesPodium -Bldg II180 spaces2 levelesPodium restaurants48 spaces1 level135'-0"135'-0"30'-8"18 1 5 1 5 2 1 9 9 6.04% RAMP UP 6.04% RAMP DN6.04% RAMP UP access ramp15% RAMP UP##90'-0"90'-0"3 0 ' - 8 "161010169Total regular P on floor= 6198 . 2 9% R AM P U P 8.29% RAMP UP8.29% RAMP DNSCALE: 1" = 40' - 0" 0' 40' 80' 160'(24"x36" SHEET)N© 2016 by HUMPHREYS & PARTNERS ARCHITECTS, LP The arrangements depicted herein are the sole property of Humphreys & Partners Architects, LP and may not be reproduced in any form without its written permission. Architectural conceptual site plans are for feasibility purpose only. Revisions may occur due to further investigation from regulatory authorities and building code analysis. Dimensions shown are of a strategic intent only. Refer to surveys and civil drawings for technical information and measurements.HUMPHREYS & PARTNERS ARCHITECTS, L.P.Hopkins, MinnesotaHPA# 21180325 BLAKE ROAD5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.comALATUS,LLC August 16, 2021PARKINGPARKING 15% RAMPUPfirst level-115 parking spaces15%RAMPUPRAMP DN6.5%TOTAL- 180 parking spaces2nd level-65 parking spacesfirst level-114 parking spacesRAMP UP6.5%© 2016 by HUMPHREYS & PARTNERS ARCHITECTS, LP The arrangements depicted herein are the sole property of Humphreys & Partners Architects, LP and may not be reproduced in any form without its written permission. Architectural conceptual site plans are for feasibility purpose only. Revisions may occur due to further investigation from regulatory authorities and building code analysis. Dimensions shown are of a strategic intent only. Refer to surveys and civil drawings for technical information and measurements.HUMPHREYS & PARTNERS ARCHITECTS, L.P.Hopkins, MinnesotaHPA# 21180325 BLAKE ROAD5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.comALATUS,LLC August 16, 2021SCALE: 1" = 20' - 0" 0' 20' 40' 80'(24"x36" SHEET)PODIUM PARKING -FirstLEVELPODIUM PARKING -SecondLEVEL City of Hopkins Planning & Zoning Department Attn: Mr. Jason Lindahl 1010 1st Street South Hopkins, MN 55343 Delivered via Email – Monday, August 16th, 2021 Mr. Jason Lindahl, Alatus LLC is pleased to present the following Concept Site Plan Review application for the proposed redevelopment of the property located at 325 Blake Road N, Hopkins, MN 55343. Please note that Alatus LLC has received consent from the seller of the property, Minnehaha Creek Watershed District – located at 15320 Minnetonka Blvd., Minnetonka, MN 55345, to submit this application and said consent is contained in this application as an Exhibit. Project goals and public benefits envisioned for the development site at 325 Blake Road N are as follows: Environmentally and Fiscally Sustainable – the project will not create negative environmental externalities while also fiscally supporting itself due to dense, usable infrastructure with a significant tax base to benefit projects outside of the Watershed development project for years to come. The process of ensuring that the project makes the space better than it was before will commence with a state-governed Environmental Assessment Worksheet and culminate with a state-of-the-art regional stormwater infrastructure installment in and around a dense, vibrant housing development, that will add vitality to the already vulnerable Minnehaha Creek Watershed District. Spectrums of Housing & Affordability – Market-rate, mixed-income, and low-income rental opportunities partnered with townhome living arrangements in for-sale product mean that a diverse demographic and socioeconomic population can live here and enjoy the same quality of life. The concept of the “15 Minute City” will further enhance affordability for residents, nearby residents, and the public alike by reducing dependency via the tax that is vehicular ownership, maintenance, etc. thanks in no small part to multi-modal connections with the Greenway LRT and Cedar Lake Trail bike and pedestrian corridor Progressive Sub-Urban Design Concepts – High quality housing, retail, and infrastructure improvements, along with a pedestrian and bicycle first infrastructure scope, that will be a baseline benchmark for future development projects in the city of Hopkins and in the larger Twin Cities region, at a minimum Inclusivity of Natural and Man-Made Resources for All – Too often natural resources in urban corridors are only eligible to the privileged able to afford a “lake” or “waterfront” private parcel. By inviting residents of Hopkins to enjoy the substantial investment from the Minnehaha Creek Watershed District into this regional corridor, this natural resource will remain a public attraction and amenity for all to enjoy for years to come in a multitude of ways The nature of the proposed development is concentrated on creating a spectrum of opportunities for community members of all different backgrounds. The proposed housing mix will include the creation of a 14-story tower for views unlike any seen in the west-suburb market, interspersed with low- rise market-rate developments, a low-income housing tax credit property with 50% to 60% AMI rental and income restrictions, and for-sale townhome / condominium offerings with affordable ownership opportunities as well. At this time the Concept Site Plan estimates the following unit types and counts for housing options on the development site: Building I: 4-story, 109-unit low-income housing tax credit development (50% to 60% AMI rental and income restricted units) with 114 underground parking stalls Building II: 5-story, 116-unit for-sale senior co-op development with 180 underground parking stalls Building III & IV: 14-story, 172-unit multi-family market-rate Type I development; 5-story, 175-unit multi-family market-rate development; 472 above-ground parking stalls Building V: 5-story, 193-unit multi-family market-rate development with 276 above-ground parking stalls; some stalls available for flexible commercial space parking Townhomes: 3-story, 33-unit townhome units with variable pricing; 66 attached garage parking stalls The commercial space envisioned for the property, currently at approximately 17,000 sqft, is envisioned to be community oriented with an eye toward attracting the existing residents of Hopkins that enjoy the density of their Downtown Hopkins and also for the bike or pedestrian commuter stopping through on the public infrastructure tied into the backbone of the project. The impact of the Southwest LRT will be compounded with the proposed development improvements. We expect to have a mixture of locally sourced restaurateurs, brewery and distillery opportunities with indoor and outdoor experiences for optimization of space in both the summer and winter, as well as more affordable commercial space leasing options for the relocation of existing Hopkins community retail locations that are having to make decisions about their upcoming leasehold interests. Alatus LLC is looking forward to partnering with the City of Hopkins and the Minnehaha Creek Watershed District on this tremendous opportunity. Sincerely, Chris Osmundson Director of Development (O): 612.455.0712 | (C): 612.201.8487 email@alatusllc.com August 16th, 2021 City of Hopkins Planning & Zoning Department 1010 1st Street South Hopkins, MN 55343 Re: Owner Authorization of Zoning, Land Use and Related Applications To Whom it May Concern: I am the Project Planning Manager of Minnehaha Creek Watershed District (“Seller”), the current vested owner of the property described as 325 Blake Road N, PID #1911721140002, Hennepin County, Minnesota (the “Property”). Seller is under preliminary contract to sell the Property to Alatus Development LLC, or its permitted successors or assigns (“Alatus”) and is aware of Alatus’s proposed development of 325 Blake Road Redevelopment (the “Project”) to be located on the Property. I am authorized on behalf of Seller to consent to land use and related applications pertaining to the Property and/or the Project. On behalf of Seller, I hereby consent to zoning, land use, subdivision, site plan approval, permit or other related application(s) submitted or to be submitted by Alatus, its designated contractors, architects and/or engineers in conjunction with the Project with the understanding that this consent may be withdrawn by Seller at any time. If you have any questions or comments, please contact me at your earliest convenience. Very truly yours, ___________________ Michael Hayman Project Planning Manager Minnehaha Creek Watershed District City of Hopkins and the Minnehaha Creek Watershed District DEVELOPMENT VISION FOR 325 BLAKE ROAD Purpose This document memorializes the shared vision between the City of Hopkins (City) and the Minnehaha Creek Watershed District (MCWD) for the redevelopment of 325 Blake Road. It is intended to provide a shared understanding of the guiding principles for redevelopment, parameters of development, and approvals and financing by the City, MCWD, the community and potential development partners. The MCWD and the City seek highly creative, water-focused development proposals for this unique redevelopment opportunity. Proposals should include sustainable development characteristics with the Minnehaha Creek as the central feature of the development and a special emphasis on multiple connections to amenities including the future Blake Road LRT Station. Inclusive community engagement will also be important to ensure this new neighborhood blends seamlessly into the broader Hopkins community. Property Description The 325 Blake Road site is owned by the MCWD and consists of a 16.84 acre parcel located at the southeast quadrant of the Blake Road North (CSAH 20) and Lake Street Northeast intersection; less than ¼-mile from both State Highway 7 to the north and Excelsior Boulevard (CSAH 3) to the south, and within 1 mile of Highway 169. The property is bounded by approximately 1100 feet of Minnehaha Creek, 1100 feet of Blake Road and 1200 feet of the Cedar Lake LRT Regional Trail and future METRO Green Line Extension. Guiding principles for redevelopment Creative design approach. Recognizing that the size and location of this property make it a unique development opportunity within a fully urbanized area, pursue a creative approach to design that is thoughtful of the environment, the social relationships between residents and the larger community, and brings something vibrant and new. Transit Oriented Development. Embrace elements of Transit Oriented Development (TOD) based on its proximity to the Blake Road LRT Station, the adjacent Green Line Extension, and connections to trail systems. Consider recreational and commercial amenities within the vicinity of the Site. TOD densities, parking ratios and shared parking within the Site are encouraged, as well as other transit-supportive uses such as jobs and neighborhood-serving retail. Water-focused approach. Feature Minnehaha Creek, the Minnehaha Creek Greenway, and storm water management elements as central to the identity and orientation of the Site. Sustainability. Incorporate sustainable development components, such as construction materials and techniques, water and energy efficiency, renewable energy, waste management, and educational elements. Open design. Provide open design that establishes inviting views of Minnehaha Creek and allows for public access into the Site so that Minnehaha Creek becomes a community amenity. The design should permit easy access to and throughout the Site by pedestrians and bicyclists, while maintaining safety for all residents and users of the property. Connections. Enhance physical and visual connections along and across Blake Road and to the Minnehaha Creek Greenway, Cedar Lake LRT Regional Trail, Blake Road LRT Station and Cottageville Park. Buildings should have minimal setbacks from Blake Road and an active first floor to enhance the pedestrian experience. The southwest corner of the Site is a key location due to its proximity to the Blake Road LRT Station, and development should embrace the prominence of this portion of the Site when looking at design and land use. Inclusion. The site is located in a very economically and culturally diverse neighborhood with a significant number of naturally-occurring affordable housing units. It is the goal to embrace that diversity and develop the site in a way that is equitable, seeks to honor and preserve the existing community and does not aim to gentrify the neighborhood. Housing mix. Consider a variety of housing types, including ownership and rental for people at a mix of income levels and household sizes. All efforts should be made to mix the affordable units with the market rate units. If financial barriers prevent that, site design should encourage interaction between buildings via shared common areas and amenity spaces throughout the Site. Because the majority of Hopkins housing units today are rental, the City is very interested in homeownership opportunities, especially for low and moderate income households. Community Engagement. The City and MCWD are interested in engaging with the community early and in a way that is meaningful and helps to inform the site plan. It is the expectation that developing the engagement plan, with the development team (City, MCWD & Developer), will be a priority. Development Parameters Access The primary access point for the Site shall extend from the existing signalized intersection of Blake Road and 2nd Street NE. Access from Lake Street will be dependent upon a traffic study to be paid for by the Developer. Any traffic study will be subject to review by both the City and Hennepin County, as Blake Road is under County jurisdiction. Road Infrastructure The City is interested in exploring concepts that have no or limited roads designed for cars but have strong pedestrian/bike connections through the Site. A precedent is Thornton Place, Seattle, WA. If the Developer determines that access by automobiles is necessary to achieve the redevelopment goals, the roadways will be constructed by the Developer. If they are designed to City public street specifications, constructed in dedicated public right-of- way, and meet a clear public purpose, the maintenance of the roads from curb to curb will be taken on by the City. Utilities Utilities are stubbed in with the intent to serve the Site. Water service extends into the Site from the intersection of Blake Road and 2 nd Street NE. To provide reliability and adequate flow, the water main must be looped through the Site and connect to the main in Lake Street NE right-of-way. There is a water service line into the Site that needed to remain active during the Blake Road construction and was reconnected. This line will need to be removed if it will no longer serve a building or hydrant. A deep sanitary sewer manhole was placed in the northwest corner of the Site during the reconstruction of Blake Road with the intent to serve the Site. There are two other sanitary sewer services that were reconnected during adjacent reconstruction and will need to be removed if they will no longer serve a building. The Developer will be required to pay for all on site utility connections and removal or relocation of any existing water lines or sanitary sewer services. Storm Water MCWD will design and construct a regional storm water management facility that treats storm water from approximately 270 acres surrounding the Site. This facility will clean and control the rate of storm water that would otherwise flow untreated directly into Minnehaha Creek. Open space amenities and a trail network connecting the Cedar Lake LRT Regional Trail and Cottageville Park will be interwoven with the storm water features. The Developer will remain responsible for meeting storm water regulations for the portion of the Site devoted to the future development. However, it is expected that the Developer and MCWD will work closely together to design an innovative, aesthetically pleasing, and integrated approach to management of all storm water, trail, and open space elements throughout the Site. Land Use The City is open to a range of development types on the Site if they are transit- supportive in nature. Included is housing, neighborhood-serving retail, and/or office uses. Housing Density The City and the Metropolitan Council’s expectations for residential density on the Site is 75-150+ units per acre of buildable land. Parking TOD parking ratios and shared parking between uses are encouraged and expected. Parking that can be used by visitors to the Minnehaha Creek Greenway and Cottageville Park is desirable. Parking should be located underground and behind the buildings and not along Blake Road. The City is open and flexible on parking requirements as long as the proposed development doesn’t impact surrounding neighborhoods. The appropriate parking ratios will be determined through a parking and traffic study, paid for by the Developer. For planning purposes, the Developer should propose a parking ratio based on past experience and TOD best practices. Sustainability 325 Blake Road is a very unique site, adjacent to both a future LRT station and bordered by Minnehaha Creek. It provides an opportunity to demonstrate environmentally-sensitive design as an example for other development to follow. The City and MCWD desire a development that utilizes sustainable design and materials, water and energy efficiency and education. Housing Affordability The City desires the Developer(s) to include 10-15% of the units as affordable and have them integrated with market rate units rather than as a standalone affordable development. If a mix of affordable and market rate units cannot be achieved, the site design should provide places for residents to come together and amenities that are shared between developments. If funding sources or Developer interest calls for a higher percentage of affordable units, the City is open to discussing that with the Developer. Public Art PLACES is an effort to bring public art to the Green Line Extension. The City believes there is an opportunity to use the PLACES initiative to inform both public art on the Site, as well as the overall development. The City is interested in working with artist(s), the community and the Developer to determine the long-term goals for public art, either through PLACES or independent of that process. Approvals & Financing Zoning The Site is currently zoned Industrial but is guided in the 2040 Comprehensive Plan as Activity Center which calls for a moderate to high density mix of uses that support the public investment of transit. The City acknowledges that existing zoning districts may not have the flexibility needed for development on a site that is so unique, including its irregular shape, the plans for regional storm water treatment, and the opportunity to achieve remarkable views and changes in grade. As a result, the City will consider using a Planned Unit Development (PUD) approach to better achieve the redevelopment goals. Environmental Review It is likely that the size and scope of this project will require environmental review under Minnesota Statute 4410 and City Code Part III, Chapter 100, Article II – Environmental Review Program. The City of Hopkins will serve as the Responsible Governmental Unit (RGU) for any environmental review. Any environmental review shall be paid for by the Developer. Park Dedication Fee The City is open to discussions about the fee as the development is shaped and the overall development plan is known. Tax Increment Financing (TIF) The City acknowledges that goals for the development may result in a financial gap in the project’s pro forma. The City is willing to consider the establishment of a TIF district to make the project financially feasible and maximize the community benefits of the development. Blight findings were documented for the cold storage facility that would allow for a TIF Redevelopment District to be established. However, because the building was demolished late 2018, a redevelopment district would need to be established by the end of 2021. The City will rely on the Ehlers, the City’s financial consultant, to advise on the appropriate level of public assistance based on a detailed TIF analysis of the Developer’s pro forma for the proposed development. Strategy for Partnerships with Other Agencies The location of this site in proximity to LRT, combined with the innovative approach to storm water management, dedication to community engagement and goals of an integrated and inclusive community, make this redevelopment an excellent candidate for grant funds through the Metropolitan Council and Hennepin County. Throughout the concept development stage, the development team will look for opportunities to maximize funds from other agencies through creative design, exemplifying TOD principles and innovative problem-solving. 325 Blake Road Community Engagement Framework Purpose: The Community Engagement Framework will serve as the foundation of a community engagement plan for the development of the 325 Blake Road site. The Minnehaha Creek Watershed District (District) and City of Hopkins (City) will use this framework to prepare a draft community engagement plan in coordination with a selected master developer. The community engagement plan will be shaped by the following principles and goals. Community Engagement Principles: 1) Reflect the neighborhood, community-wide and watershed-wide impact of the site; 2) Engage early and be meaningful; 3) Represent different stakeholder groups with an interest in the site; 4) Utilize remote tools to protect health and allow broader participation while pandemic restrictions remain in place. Goals of Community Engagement: Create community ownership in the project by developing opportunities for community members to shape the project where it is feasible and is in alignment with broader community goals Provide an inclusive and equitable process which engages a diverse range of community stakeholders Identify new community assets, such as public trails and greenspace, that reflect the interests and needs of the neighborhood, city and watershed Develop community understanding of the project, its goals and the community’s role in the process Provide clarity of project partner roles (City, District, developer) and their scope of authority/responsibility for the project Reflect the community engagement principles throughout the engagement plan Build on the community engagement processes conducted previously in the Blake Road Corridor Community Engagement Background: The 325 Blake Road project is a continuation of broader planning efforts within the city, watershed district and region to improve the Blake Road corridor and maximize opportunities created by new investments in public transit. This project is located near multiple regional assets that include the District’s Minnehaha Creek Greenway system, the Cedar Lake LRT Regional Trail, the newly reconstructed Blake Road, and the Southwest LRT/METRO Green Line Extension. Proximity to these assets presents new opportunities for the businesses and residents located in the Blake Road Corridor within Hopkins. To ensure the interests of the local community are considered in these planning efforts, engagement of the community has been and continues to be an integral part of the Blake Road Corridor planning process. There is a long history of partnership, community engagement, and planning within the Blake Road Corridor. Below is a brief, chronological accounting of efforts to date. Creating a Vision for the Blake Road Corridor Blake Road Corridor Small Area Plan (2008-2009): To prepare for redevelopment opportunities created by the planned Southwest light rail transit corridor, the City and Hennepin County commissioned a small area plan to serve as a vision for the future of the Blake Road Corridor. A series of public meetings and workshops allowed for public input and participation throughout the entire project. This public process provided key insights into the study area. Comments related to the area’s strengths, weaknesses, opportunities and liabilities were incorporated into the final plan and recommendations. The plan creates a vision for the Blake Road Corridor and recommends land use, urban design characteristics, and streetscape improvements in support of this vision. The Blake Road Corridor Small Area Plan was approved by the Hopkins City Council on May 19, 2009. Stabilizing and Connecting the Corridor Community Building Hope, Building Community: A Community Action Plan for the Blake Road Neighborhood (2008- 2010): The Blake Road Corridor historically faced challenges with instability and crime. In 2005, the Hopkins Police Chief formed a task force to help stabilize the Blake Road community, which formally organized as the Blake Road Corridor Collaborative (BRCC). The BRCC consists of non-profit, faith, business, and government entities focused on building community in the corridor. As efforts shifted from short-term actions to a long-term focus, Wilder Research was contracted to conduct a survey of residents and businesses to clarify community members’ concerns and inform a plan to address those concerns. The Wilder Research community survey was supplemented by a community planning process led by the BRCC that helped inform the development of a community action plan. The goals of the planning process included staying connected to the interests and needs of the residents and businesses and supporting strategies to stabilize and improve the area. Over the past decade, the BRCC has implemented the community action plan to help stabilize and connect the corridor community. Cottageville Park Expansion (2011-2015): As part of a project to restore Minnehaha Creek through its most heavily urbanized portion and upgrade a neighborhood park with crime issues, the City and District redesigned and expanded Cottageville Park. The City, in partnership with other members of the BRCC and District, led a robust community engagement process to shape the park plan, which resulted in new park and creek side amenities. Overall, the project transformed Cottageville Park by increasing the amount of green space along Blake Road, improving the water quality of the creek and increasing community access to the creek. Refining and Implementing the Blake Road Corridor Vision Blake Road Corridor LRT Station Area Guidelines (2015): In preparation for new light-rail transit investment in the corridor, the City and other members of the BRCC partnered with Twin Cities Local Initiatives Support Corporation (LISC) to explore different redevelopment scenarios with the community. At four community workshops facilitated by LISC, community members explored development options for sites along the corridor and developed recommendations that were integrated into the vision and guiding principles for the 325 Blake Road site. Blake Road Station Transit Oriented Development Early Implementation (2017): This study took an in- depth look at potential redevelopment sites along the Blake Road corridor, including 325 Blake Road, and spent extensive time developing goals for each site and the corridor as a whole. Goals were refined and developed based on feedback from the community, obtained through a Local Initiative Support Corporation (LISC) Corridor Development Initiative (CDI) process and through City staff and City Council. Guidance on the goals was also provided by the Urban Land Institute-Minnesota Technical Advisory Panel. 325 Blake Road Project Engagement Outcomes to Date: Shaped the Vision for the Site The vision and guiding principles for the project at 325 Blake Road serve as important guides for the developer selection process and the redevelopment of the property. Community input collected during the above referenced Twin Cities LISC CDI process is reflected in the vision document and the guiding principles for the site. Goals developed in the LISC CDI Process: Create stronger connections and walkability for the Blake Road area Preserve the neighborhood diversity Improve water and environmental quality Strengthen residential and neighborhood-oriented retail to enhance vitality and livability These goals and their sub-elements were used to create the District and City’s shared guiding principles for the restoration and development of the 325 Blake Road site. The City shared the draft development vision for the site with the community in September 2020, which encompasses the guiding principles stated below: 1. Creative design approach: Recognizing that the size and location of this property make it a unique development opportunity within a fully urbanized area, pursue a creative approach to design that is thoughtful of the environment, the social relationships between residents and the larger community, and brings something vibrant and new. 2. Transit Oriented Development: Embrace elements of Transit Oriented Development (TOD) based on its proximity to the Blake Road LRT Station, the adjacent Green Line Extension, and connections to trail systems. Consider recreational and commercial amenities within the vicinity of the Site. TOD densities, parking ratios and shared parking within the Site are encouraged, as well as other transit-supportive uses such as jobs and neighborhood-serving retail. 3. Water focused approach: Feature Minnehaha Creek, the Minnehaha Creek Greenway, and storm water management elements as central to the identity and orientation of the Site. 4. Sustainability: Incorporate sustainable development components, such as construction materials and techniques, water and energy efficiency, renewable energy, waste management, and sustainability education elements. 5. Open design: Provide open design that establishes inviting views of Minnehaha Creek and allows for public access into the Site so that Minnehaha Creek becomes a community amenity. The design should permit easy access to and throughout the Site by pedestrians and bicyclists, while maintaining safety for all residents and users of the property. 6. Connections: Enhance physical and visual connections across Blake Road and to the Minnehaha Creek Greenway, Cedar Lake LRT Regional Trail, Blake Road LRT Station and Cottageville Park. The southwest corner of the Site is a key location due to its proximity to the Blake Road LRT Station, and development should embrace the prominence of this portion of the Site when looking at design and land use. 7. Inclusion: The Site is located in a very economically and culturally diverse neighborhood with a significant number of naturally-occurring affordable housing units. It is a goal to embrace that diversity and develop the site in a way that is equitable, seeks to honor and preserve the existing community and does not aim to gentrify the neighborhood. 8. Housing mix: Consider a variety of housing types, including ownership and rental for people at a mix of income levels and household sizes. All efforts should be made to mix the affordable units with the market rate units. If financial barriers prevent that, Site design should encourage interaction between buildings via shared common areas and amenity spaces throughout the Site. Because a majority of Hopkins housing units today are rental, the City is very interested in homeownership opportunities, especially for low and moderate income households. 325 Blake Road Project Engagement Moving Forward: Through the community engagement plan, the City, District, and developer will commit to build upon the planning and community engagement work that has been done within the Blake Road Corridor to date, with authentic, inclusive, and robust engagement specific to the 325 Blake Road project. The community engagement plan will acknowledge that changes have occurred since the previous engagement and planning work (2008-2017) which may impact development of the site and should be taken into account, including adoption of the City’s 2040 Comprehensive Plan, the market changes associated with the COVID-19 pandemic, and new residents in the community who should have an opportunity to participate and have their voices heard. Project Partner Roles and Responsibilities: o Minnehaha Creek Watershed District: The District currently owns the 17-acre site at 325 Blake Road. Once a developer has been selected and the necessary steps have been taken to reach a purchase agreement and satisfy all conditions of that agreement, ownership of approximately 12 acres of the site will be transferred to a developer. The District will retain approximately 5 acres of greenspace and creek frontage and lead efforts to restore the creek and connect it to the broader Minnehaha Creek Greenway. o Developer: The selected developer will work collaboratively with the District, City, and community to develop a plan for the development, including integrating water and natural resources into the overall design. Once an acceptable development proposal is agreed to and the conditions of the purchase agreement are met, the developer will become the owner of approximately 12 acres of the 325 Blake Road site. o City of Hopkins: The City will work with the developer to ensure that elements of the development such as land use, density, housing affordability, streets, parking and sustainability are consistent with the City’s 2040 Comprehensive Plan, the zoning code, and other jurisdictional requirements. The developer would need to secure land use entitlements from the City Council to proceed with development. Roles by project area: Development: Developer & City lead this project area and related community engagement Development concept: housing, commercial, parking, bicycle and pedestrian flow through the site, connections to the Cedar Lake LRT Regional Trail, Blake Road LRT Station, and Cottageville Park Community space and amenities, such as plazas, public art, wayfinding, streetscape Aesthetics, such as architectural style and landscaping Natural Area: District leads this project area and related community engagement Greenspace, such as level of active or passive uses for the greenspace Trail types Stormwater, such as type of water feature Number and type of access points along Minnehaha Creek (e.g., paddling access, view sheds) Integration of natural area/development: The District, City and developer will collaborate to tie together the natural and built areas of the site Stakeholder Overview: The stakeholders with an interest in the 325 Blake Road site vary in scale from neighborhood level to regional. These stakeholder groups also have diverse interests in the development such as housing, commercial, recreational, environmental, fiscal impacts, and quality of life. Known stakeholders groups have been identified; however, given the size and scope of the development, additional stakeholders may be identified as the community engagement plan is developed. Below is an overview of some of the key stakeholder groups that may have an interest in the project: Neighborhood – residents living near the site, local business employees working nearby, neighborhood organizations Business – Blake Road Corridor businesses, broader business community in the city of Hopkins Hopkins-wide – residents of Hopkins Local organizations—Blake Road Corridor Collaborative, Hopkins Business and Civic Association, Hopkins Apartments Managers Association Advocacy groups—Hopkins Housing Team, Access Hopkins, Hopkins Residents for Fiscal Responsibility Creek communities in the watershed – residents in the cities of St. Louis Park and Edina bordering Minnehaha Creek Recreational – people who recreate on Minnehaha Creek and use the Cedar Lake LRT Regional Trail Government –Metropolitan Council, Hennepin County, Three Rivers Park District Methods of Engagement: Project partners will engage stakeholders using a variety of methods to facilitate broad and diverse participation in a community engagement process that reflects neighborhood, city-wide and watershed- wide interests in the site. Methods of engagement will: Go beyond the engagement processes required by statute and proactively seek to meet stakeholders where they are at in the community. Proactive engagement, such as attending existing stakeholder events within the community, will be used alongside the public meetings and comment periods which are required by law. Utilize remote and online tools such as virtual meetings, project websites, interactive mapping, surveys, videos, etc. to broaden the reach of engagement efforts and protect public health. Strive to ensure the process is accessible by addressing barriers related to technology, language, and physical access. Contain feedback loops which update community members on the outcomes of engagement processes and how input influenced the project. Undergo continual assessment and adjustment to reflect the needs and preferred engagement methods of the community. Additional Elements of the Community Engagement Plan: The community engagement plan will also include the following elements, to be determined in conjunction with the selected master developer: Schedule and timeline for engagement, including the number and type of engagement activities. Budget, which will take into account engagement materials, language translation and interpretation needs, refreshments, and other costs associated with implementation of the community engagement plan. Responsibilities of the District, City, and the selected master developer in implementing the community engagement plan. -----Original Message----- From: Amy Domeier <adomeier@HOPKINSmn.com> Sent: Tuesday, August 17, 2021 1:35 PM To: Kersten Elverum <kelverum@hopkinsmn.com>; Jan Youngquist <jyoungquist@HOPKINSmn.com>; Mike Mornson <mmornson@HOPKINSmn.com> Subject: FW: [EXTERNAL] 325 Blake Rd Amy Domeier, City Clerk City of Hopkins | 1010 First Street South | Hopkins, MN 55343 Office: 952.548.6304 | Fax: 952.935.1834 | www.hopkinsmn.com -----Original Message----- From: wayne faris <waynefaris@hotmail.com> Sent: Tuesday, August 17, 2021 1:32 PM To: Amy Domeier <adomeier@HOPKINSmn.com> Subject: [EXTERNAL] 325 Blake Rd Dear Ms Domeier I don’t know if you’re the correct person to whom this should be addressed but I’ll start here. I live in the Creekwood Apt Complex in Hopkins and have resided there for approximately 6 years. During the time when the facility at 325 Blake Rd was demolished there were apparently no noise mitigation procedures in place. Since the Creekwood complex (with 180 + apartments) is directly across the creek from 325 Blake Rd we bore the brunt of the demolition noise which in my mind was totally unreasonable. I was frequently awakened at or before 6:00 am with the screeching of metal being torn apart. Unreasonably early and unreasonably loud and also very frequent. I would request that the City of Hopkins at least explore with the developer what noise mitigation might work for this development. I think this development is positive for the community and I’m in no way suggesting it should be derailed. However, the demolition was very difficult to endure and I’d like to see at least some effort go into thinking about reducing the noise issues for this project in the future. Thank you. Wayne Faris. Sent from my iPhone