V. 7. 2021-24 325 Blake Road Site Plan Review - Site D
November 23, 2021 Planning Application 2021-024
325 Blake Road Site D Site Plan Review
Proposed Action: Staff recommends the Planning & Zoning Commission adopt the following
motions:
• Move to adopt Planning & Zoning Commission Resolution 2021-30 recommending the City
Council approve the site plan for 325 Blake Site D, subject to conditions.
Overview
The applicant, Alatus, LLC on behalf of the property owner the Minnehaha Creek Watershed
District (MCWD), requests site plan approval for Site D within the overall 325 Blake Road
redevelopment. Site D includes a 5-story, 162-unit mixed income multiple unit building. As a
mixed-income building, 80 percent of the units would be market rate while the remaining 20
percent would be designated for tenants at 60 percent of the Area Median Income (AMI). Site
D is proposed on Lot 3, Block 1 of the newly create Mile 14 on Minnehaha Creek Addition.
This site plan design is subject to the applicant’s associated subdivision and rezoning
applications currently before the city. Based on the findings in this report, staff recommends
approval of the site plan for Site A subject to the conditions detailed in the attached resolutions.
Primary Issues to Consider
• Background
• Site Plan Review
• Engineering Review
• Alternatives
Supporting Documents
• Site Location Map
• Resolution 2021-30
• Plans and Building Elevations
• Applicant’s Narrative
• Neighborhood Meeting Comments
• Multi-Purpose Parking Solution
Summary
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
BACKGROUND
The attached Applicant’s Project Narrative provides a detailed summary of all the various
components of the 325 redevelopment project. Generally, Alatus intends to redevelop
approximately 12.75 acres of the nearly 17-acre site with the remaining property to be retained
by the MCWD for stormwater management and creek restoration. The applicant proposes to
redevelop their portion of the property into a mixed use, transit-oriented development near the
future Blake Road light rail transit station. The applicant proposes a two-phased redevelopment
consisting of approximately 761 housing units targeted to owners, renters (both affordable and
market rate) and seniors in both multiple unit buildings and townhome units. Features of the
Planning Application 2021-24
Page 2
development include an overall design focus to connect both residential and the public with the
Minnehaha Creek, a mix of housing types and affordability levels, a mix of residential and
commercial uses at transit supportive densities, an enhanced public realm intended to activate
public spaces and promote pedestrian and bicycle activity, sustainability components, enhance
stormwater management and shared parking.
Site D is proposed on Lot 3, Block 1 of the newly create Mile 14 on Minnehaha Creek Addition
As proposed, Site D includes a 5-story, 162-unit mixed-income multiple unit building. Of the
total units, 20 percent will be designated affordable for those residents at 60 of the area median
income (AMI) while 80 percent of the units will be market rate. This site plan design is subject
to the applicant’s associated subdivision and rezoning applications currently before the city.
Residents of this building will have use of the on-site shared amenities in this building as well as
access to the common areas throughout the development and the exercise facility in Site C.
Other notable features of Site D include:
• Cascade stormwater management features along the north side of the building
• A minimum of 10% of the 277 parking spaces will have electric vehicle charging stations
• Rooftop solar energy system
• High efficiency applicances
• Shared parking
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 concept plan was reviewed by the Planning & Zoning Commission in August and the City
Council in September. Generally, both bodies and the public expressed support for the concept
plan, rezoning to mixed use and use of a Planned Unit Development (PUD).
The EAW is being reviewed concurrently with the land use approvals for this project. Based on
the review of the project, reasonably expected environmental impacts, and the findings of fact
and conclusions in the EAW, the City finds 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. The collection of land use applications
(subdivision, rezoning and PUD and individual site plans) are subject to approval of the EAW.
Neighborhood Meeting. As part of the associated rezoning application, the applicant was
required to hold a neighborhood meeting. This meeting took place on November 15, 2021 at
1002 – 2nd Street Northeast (43 Hoops). Comments from this meeting are attached as a
reference and detailed in the associated rezoning staff report.
Community Comment. Under state law, site plan review 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 residents and property owners within 500’ 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 one email comment from Dale Johnson regarding this request (attached). Mr.
Johnson’s questions focused comparison between the Trilogy Blake Road Station and the 325
Blake Road projects, snow removal, and concerns over long term developer accountability.
Planning Application 2021-24
Page 3
During the public hearing, staff will provide an update on all public comments received prior to
the Planning & Zoning Commission meeting.
SITE PLAN REVIEW FOR SITE D
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.
Land Use & Zoning. The subject property is guided as Activity Center in the 2040
Comprehensive Plan. The Activity Centers future land use category 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 and enhance the existing development pattern in these areas and
support the public investment in transit. 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 subject
property is within the ¼ mile radius of the future Blake Road Station and results in a density of
63 units/acre.
To implement the Activity Center future land use classification, Alatus has filed a separate
application to rezone the subject property from I-2 General Industrial to Mixed Use. Staff finds
this rezoning request consistent with the Activity Center future land use category. A more
detailed review of the rezoning proposal can be found in the associated rezoning application. As
such, this site plan review for Site D evaluates the property against the zoning standards in the
Mixed Use district and any specific deviations granted through the planned unit development.
Staff recommends that a condition of site plan approval require the applicant to also receive
approval of the separate rezoning application.
Height. The applicant’s plans call for the height of the buildings on Site D to exceed the Mixed
Use district standard. The Mixed Use district height standard for the Blake Road Station Area
allows 3-4 stories for residential structures and 5-6 stories for mixed use buildings. In this case,
Site D will have 5-stories or 1 more story than allowed through the Mixed Use district. From an
overall design perspective, the greater height is necessary to achieve the transit supportive
densities called for in the Activity Center future land use category of the 2040 Comprehensive
Plan. The increased height of this building is acceptable under the planned unit development as
the overall development site will include substantial open space, Outlot C is planned to include
3-story townhouse units and Lot 2, Block 1 is planned to include 1-story commercial buildings.
Floor to Area Ratio (FAR). As designed, the Floor to Area Ratio (FAR) for site D does not
meet 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. In this case, the FAR for Site D is calculated to be 1.57 and does not
Planning Application 2021-24
Page 4
conforms to the Mixed Use district FAR standard for residential buildings. This deviation from
the FAR standards is most directly related to the additional land on the north side of the
building for the cascade stormwater feature is acceptable under the planned unit development.
Setbacks. As designed, the Site D does not meet the setback standards for the Mixed Use
district on any side of the building. The table below compares the required and proposed
setbacks for Site D. It shows the largest deviations on the north, east and west sides of the
building. The greater setback along the west side of the building provide additional space for the
woonerf (or shared pedestrian, bicycle and vehicle space) while the additional space on the north
side of the building allows additional area for the cascade stormwater management feture. This
design is acceptable under the overall planned unit development.
Setback Review for Blake Road Station – Site A
Setback Standard Proposed Status
Front (North) 15’ – 25’ 76.8’ +51.8 Non-Conforming
Side (East) 10’ 14.9’ +4.9’ Non-Conforming
Side (West) 10’ 48.4’ +38.4’ Non-Conforming
Rear (South) 10’ 11.3’ +1.3’ Non-Conforming
Off-Street Parking & Travel Demand Management. Overall, the applicant’s traffic impact
analysis study for the entire 325 Blake Road site confirms the City’s off-street parking
requirements and the number of parking stalls proposed by the developer are adequate.
A specific review of Site D finds the proposed off-street parking exceeds the requirements of the
Mixed Use district. The Mixed Use district 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 162 unit building proposed for Site D would be required to provide at least 171
off-street parking stalls and no more than 254 stalls. With 277 stalls show on the plans, Site D
exceeds the off-street parking maximum standard of the Mixed Use district. The applicant plans
to use the access parking to supplement the parking needs for the 2 commercial pods on
neighboring Lot 2, Block 1. Further parking analysis of the shared parking will be done under
the future site plan review for Lot 2, Block 1.
Buildings C & D will include “multi-purpose” parking garages that serve both the residents of
the housing projects and the patrons of the public realms and entertainment node within the
Development – these garages will include a combined 797 parking stalls (520 in Site C and 277
in Site D).
The applicant has experience curating multi-purpose parking solutions and seeing them through
to reality. The key to any successful parking solution is maximizing the utilization rate of the
parking such that the supply adequately and precisely meets demand at all hours of the day. The
Development will include a variety of uses that have complementary parking needs. For
instance, an average resident that does not work from home will primarily use their parking stall
from 5pm-9am, while an average employee at one of the various retail outlets would use their
parking stall from 9am-5pm (standard workday hours).
General guidelines for the multi-purpose garages operated in Buildings C & D are provided
below. The City is agreeable to this parking system give the transit-oriented design of the
Planning Application 2021-24
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development under the overall planned unit development agreement.
• Approximately one-third of the parking stalls (250-300 of the approx. 800) would be
dedicated reserved stalls leased to residents of the buildings.
• The remaining two-thirds of the parking stalls (500-550 of the approx. 800) would be split
between unreserved resident parking and transient parking.
• In our recent experience with similar suburban projects, the parking needs of the average
rental community is approx. 1.20 parking stalls per unit.
• Buildings C & D are currently designed to include approx. 500 rental units, which would
equate to 605 total parking stalls (reserved + unreserved) dedicated to the residents based on
a 1.20 parking factor. That would leave almost 200 parking stalls for transient/overflow
demand.
• The parking garages will be equipped with state-of-the-art parking technology that uses
machine learning to make sure there are no inventory problems; this technology would
ensure that there is ample parking for residents and track the utilization by the public.
Bicycle Parking. Site D does not meet the bicycle parking standards for residential uses in the
Mixed Use district. For multifamily residential uses, the Mixed Use district requires 1 long-term
space per 2 units and 1 short-term space per 20 units. With this standard, Site D must provide
81 long-term and 8 short-term spaces or a total of 89 bicycle parking spaces. This this case, the
plans for Site D show 82 long-term stalls in a bicycle parking rooms on the ground floor levels
of the parking structure. The site plan also shows 6 short-term stalls near the entrance to the
leasing office/lobby on the north side of the building. Staff recommends a condition of
approval require the applicant to revise their plans to show at least 8 short-term bicycle parking
stalls prior to execution of the planned unit development agreement.
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. Review of the shadow study finds little to no
impact on adjacent properties even with the additional height to 5-stories allowed through the
PUD.
Exterior. Exterior materials proposed for Site D do not meet the standards of the Mixed Use
district. The proposed exterior materials for the building on Site D are summarized in the table
below.
Site C Exterior Materials
Material North
Pedestrian Way
South
New Street
East
Pedestrian Way
West
Blake Road
Brick 10% 63% 12.4% 15%
Cast Stone 0% 0% 0% 0%
Metal Panel 62.4% 2% 61% 54%
Fiber Cement Panel-
Reveal System 27.6% 35% 26.6% 31%
Total 100% 100% 100% 100%
Planning Application 2021-24
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The Mixed Use district requires the primary exterior treatment 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
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. Staff interprets primary to be at least 65 percent and secondary
to not exceed 35 percent of the side of a building.
It should be noted that the exterior elevations plans show the highest percentages of brick
materials on the south side of the building facing the LRT/Cedar Lake Regional Trail corridor
and the lowest percentage of brick on the north side of the building facing the main pedestrian
and vehicle access along new spine road and stormwater cascade. Overall, these deviations in
materials are acceptable on the planned unit development agreement.
Building Orientation. The building on Site D exceeds 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 D show an
enhanced public realm along the north (cascade stormwater feature), east (connection to the
Cedar Lake Regional Trail) and west (Woonerf) sides of the building.
Façade. The building on Site D meets the façade articulation standards of the Mixed
Use district. These standards require the primary street side façade of a building shall not
consist of an unarticulated blank walls, 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. In this case, the primary street side (south and west) facades of the
building are articulated through a combination of architectural features, breaks in materials and
balconies.
Transparency & Fenestration. The building on Site D meets the transparency & fenestration
standards of the Mixed Use district. The Mixed Use district requires at least 30 percent
fenestration for windows above the first floor for all sides that abut a public right-of-way. For
Site B, that applies to the south and west sides of the building. According to the applicant, the
north side of the building has 37 percent fenestration while the west side has 40 percent.
Sidewalks. Site D exceeds 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. As noted in the
Building Orientation section above, the applicant’s plans for Site D show an enhanced
pedestrian realm and sidewalks along the north (cascade stormwater feature), east (woonerf) and
west (Blake Road Plaza) sides of the building.
Landscaping. The applicant’s plans have yet to demonstrate conformance with the Mixed Use
district’s landscape standards. This standard requires sites in excess of $4 million to provide
landscape improvements equal to 1 percent of the project’s value plus 0.10 of the value over $4
million. The applicant shall provide detailed landscape and planting plans demonstrating
compliance with these standards prior to execution of the planned unit development agreement.
Planning Application 2021-24
Page 7
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.
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 demonstrating compliance with this standard prior to execution of the planned unit
development agreement.
Signs, Canopies and Awnings. The site plan for Site D 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.
Trash Enclosure. The applicant plans to store trash containers within the ground level parking
Garage which will be accessed from the driveway along the south side of the building. Trash
pick-up shall not occur within the public right-of-way.
Exterior Lighting. The applicant’s plans for Site D 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 B prior to execution of the planned
unit development agreement. 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. According to the applicant, building D treatment is part of a more comprehensive
approach to stormwater developed in the PUD for the entire 325 Blake Road redevelopment.
Runoff from this site will be conveyed to the proposed 325 Blake Road regional stormwater
treatment facilities via a combination of proposed storm sewer, the Lake Street Diversion and
recirculation of pumped stormwater through the Cascade. The previous Cold Storage facility
had large impervious area of both rooftop and pavement that flowed untreated to Minnehaha
Creek. The proposed project reduces the amount of impervious surface and provides rate
control, treatment, and volume control through the use of permeable pavements, filtration,
infiltration, underground storage and cycling of pumped stormwater through the Cascade to
Planning Application 2021-24
Page 8
provide biofiltration, infiltration and storage. The pumped stormwater will flow through
Cascade in a series of pools and riffles and end in a waterfall into the upper cell of the MCWD
pond, then flow over a weir to the lower cell, where the water will be drawn up at the Pavilion,
screened of floatables and pumped through a forcemain to the west end of the Cascade to start
the cycle over. A condition of approval shall require the applicant’s stormwater design to
comply with all requirements of the City Engineer and the Minnehaha Creek Watershed District.
ENGINEERING REVIEW
The Engineering Department has reviewed the applicant’s plans for the overall 325 Blake Road
redevelopment and the specific site plan for Site B and offers the following comments listed
below.
• Addresses will be assigned once PIDs are provided.
• MCWD rules are as or more stringent than City of Hopkins. Meeting MCWD
stormwater, water quality, and construction permit requirements satisfies City of
Hopkins requirements.
• All utilities will be private. Provide appropriate watermain valves to isolate private system
from public network.
• Currently plans show connecting to two 8” existing stubs. A 12” watermain is located in
Lake Street NE if water system modeling requires additional flow.
• A full engineering review will be completed once construction documents are provided.
ALTERNATIVES
1. Recommend approval of the site plan application for Site D. By recommending
approval of these applications, the City Council will consider a recommendation of approval.
2. Recommend denial of the site plan application for Site D. 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 325 Blake Road North
Subject Property
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-30
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE SITE PLAN
FOR 325 BLAKE ROAD SITE D, SUBJECT TO CONDITIONS
WHEREAS, the applicant, Alatus, LLC on behalf of the property owner the Minnehaha Creek
Watershed District (MCWD), initiated site plan review application for 325 Blake Road North Site D
within PID 19-117-21-14-0002, and
WHEREAS, this property is legally described as follows:
LOT 74 AND COM AT A PT IN THE E LINE OF MONK AVE DIST 14 48/100 FT S FROM ITS
INTERSEC WITH THE NWLY LINE OF LOT 97 TH N 14 48/100 FT TO SAID NWLY LINE
THEREOF TH NELY 845 FT ALONG SAID NWLY LINE TH S14 48/100 FT PAR WITH E LINE
OF MONK AVE TH SWLY 845 FT TO BEG EXROAD, AUDITOR'S SUBDIVISION NO. 239
HENNEPIN COUNTY, MINN
WHEREAS, the applicant has also requested to subdivide the property legally described above
to facilitate development on Site D and that plat proposes to assign Site D to Lot 3, Block 1, Mile 14 on
Minnehaha Creek Addition; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on October 22, 2021; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed notice,
held a public hearing on the application and reviewed such application on November 23,
2021 and all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated November 23, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve the site plan application for 325 Blake
Road North Site D, subject to the conditions listed below.
1. Approval of a negative declaration of need regarding an Environmental Impact Statement for
the 325 Blake Road development.
2. Approval of the associated rezoning application and execution of a Planned Unit
Development (PUD) Agreement in a form acceptable to the City Attorney.
3. Conformance with all applicable standards of the Mixed Use district and approved planned
unit development agreement.
4. Approval of the associated preliminary and final plat applications for Mile 14 on Minnehaha
Creek Addition and conformance with all conditions of approval.
5. Revise the site plan application to show at least 8 short-term bicycle parking stalls prior to
execution of the planned unit development agreement. These stalls shall be located near the
pedestrian entrance to the leasing office/lobby on the north side of the building.
6. Submission and approval of a detailed landscape and streetscape plan prior to execution of
the planned unit development agreement.
7. Provision of a landscape security equal to 1.5 times the cost of all plantings and streetscape
improvements in a form acceptable to the City Attorney prior to issuance of a building
permit. The City shall hold this security until all streetscape improvements have been
installed and all plantings have survived at least one full growing season.
8. The applicant shall designate an on-site location for trash pickup. Trash pick-up shall not
occur within the public right-of-way.
9. Submission and approval of exterior lighting and photometric plans prior to issuance of a
building permit. These plans shall cover the entire site and demonstrate downward directed
light fixtures, poles no higher than twenty (20) feet and light levels equal to or less than 1.0
lumens at any non-residential property line or 0.5 lumens at any residential property line.
10. Conformance with all requirements of the City Engineer.
11. Approval of all necessary permits from the Building, Engineering and Fire Departments.
12. Approval of the development by the Minnehaha Creek Watershed District and conforms with
all related conditions.
13. Payment of all applicable development fees including, but not limited to SAC, park
dedication and City Attorney fees.
Adopted this 23rd day of November 2021.
______________________________
Samuel Stiele, Chair
PROJECT TEAM325 BLAKE ROAD - SITE D (BUILDING D)SITE D - TITLE SHEETSHEET CONTENTS:Revisions:License #:Typed or printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER40199DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK ·
NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOI ·
LONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.com
ARCHITECTS, L.P.
HUMPHREYS PARTNERS
5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240
(972) 701 - 9636 · (972) 701 - 9639 FAX
USER: sduran XREF(s): 21180 TBLK-11X17.dwg 24x36 TBLK-FINAL.dwg X-BLDG -V-WRAP-ELE.dwg 21180 TBLK-30X42_2.dwg X-BLDG -WRAP-2.dwgSCALE: 384 DATE/TIME: Oct 28, 2021 - 4:23pmFILE: Z:\1.JOBS\2021\21180 - Hopkins\PROCESS\21180-COVER - SITE D.dwg LAYOUT: 30x42
I hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.PUD SUBMITTAL310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTAA101DNeighborhood Context MapSite LocationPROJECT TEAMPROJECT LOCATIONBUILDING METRICSDRAWING INDEX325 BLAKE ROAD, HOPKINS, MN11/12/202111/12/2021
+908'CLVT80039898.2336 CULVERT80340896.00EDGE OF WATER80341896.37EDGE OF WATER80342894.22EDGE OF WATER80343896.00EDGE OF WATER80344896.02EDGE OF WATER80345896.16EDGE OF WATER80346896.06EDGE OF WATER80347895.92EDGE OF WATER80348896.16EDGE OF WATER80349896.00EDGE OF WATER80350895.02EDGE OF WATER80393897.32EDGE OF WATER80422911.06HYDRANT80423912.90ELEC METERTRAN80424913.09POWR TRANSTRAN80430913.80POWR TRANS80432914.03ELEC METERTRAN80434914.94POWR TRANSTRAN80458914.78POWR TRANS80461912.95HYDRANT6.5%RAMP U
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ARCHITECTS, L.P.HUMPHREYS PARTNERS
5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAX
USER: lwei XREF(s): 24x36 TBLK-FINAL.dwg 193805191_BASE_MCWD_012221-new2.dwg TH-1.dwg X-BLDG-Highrise.dwg X-S1-alt.dwg X-A1.dwg X-A2.dwg X-A3.dwg X-B1.dwg X-C1.dwg X-B2.DWG 24x36 TBLK-FINAL.dwg 30x42 TBLK-FINAL.dwg X-BLDG-Podium-II.dwg X-B3-P.dwg X-BLDG -WRAP-3.dwg X-BLDG-Podium-I.dwg 21180 TBLK-11X17.dwg 21180 TBLK-30X42_2.dwg S20503A-PPLAT.dwgSCALE: 192 DATE/TIME: Nov 15, 2021 - 2:53pmFILE: M:\2021\21180-Hopkins\01.5 CONCEPT\01.01 DRAWINGS\x-Site-16 - Standard\x-Site-17.dwg LAYOUT: A-201-30x42
I hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.PUD SUBMITTAL11/12/2021310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTAARQUITECTURAL SITEPLANA201
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ARCHITECTS, L.P.HUMPHREYS PARTNERS
5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAX
USER: lwei XREF(s): 24x36 TBLK-FINAL.dwg 193805191_BASE_MCWD_012221-new2.dwg TH-1.dwg X-BLDG-Highrise.dwg X-S1-alt.dwg X-A1.dwg X-A2.dwg X-A3.dwg X-B1.dwg X-C1.dwg X-B2.DWG 24x36 TBLK-FINAL.dwg 30x42 TBLK-FINAL.dwg X-BLDG-Podium-II.dwg X-B3-P.dwg X-BLDG -WRAP-3.dwg X-BLDG-Podium-I.dwg 21180 TBLK-11X17.dwg 21180 TBLK-30X42_2.dwg S20503A-PPLAT.dwgSCALE: 192 DATE/TIME: Nov 12, 2021 - 2:05pmFILE: M:\2021\21180-Hopkins\01.5 CONCEPT\01.01 DRAWINGS\x-Site-16 - Standard\x-Site-17.dwg LAYOUT: A-202-30x42
I hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.PUD SUBMITTAL11/12/2021310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTANARQUITECTURAL SITEPLANA202
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ARCHITECTS, L.P.HUMPHREYS PARTNERS
5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAX
USER: lwei XREF(s): 24x36 TBLK-FINAL.dwg 193805191_BASE_MCWD_012221-new2.dwg TH-1.dwg X-BLDG-Highrise.dwg X-S1-alt.dwg X-A1.dwg X-A2.dwg X-A3.dwg X-B1.dwg X-C1.dwg X-B2.DWG 24x36 TBLK-FINAL.dwg 30x42 TBLK-FINAL.dwg X-BLDG-Podium-II.dwg X-B3-P.dwg X-BLDG -WRAP-3.dwg X-BLDG-Podium-I.dwg 21180 TBLK-11X17.dwg 21180 TBLK-30X42_2.dwg S20503A-PPLAT.dwgSCALE: 192 DATE/TIME: Nov 12, 2021 - 2:08pmFILE: M:\2021\21180-Hopkins\01.5 CONCEPT\01.01 DRAWINGS\x-Site-16 - Standard\x-Site-17.dwg LAYOUT: A-201D-30x42
I hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.PUD SUBMITTAL11/12/2021310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTANSCALE: 1/32" = 1'-0" 0' 32' 64' 128'(24"x36" SHEET)ARQUITECTURAL SITEPLANARQUITECTURAL SITEPLANA201DBLDG-DTOTAL BUILDING GROSS AREA: 174,555 S.F.LOT AREA: 2.56 Acres,FAR 1.57
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82 BIKE PARKING REQUIREDB1A1C2A1B1A3A3S1A3A3S1A1A1A1B2A1A1A1S1B2B0B02HR2HR2HR2HR2HRA1A1B2A1A1A1A12HR2HR2HR2HR2HR287'-0"250'-5"SCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)GROUND FLOOR PLANSHEET CONTENTS:Revisions:License #:Typed or printed name:Signature:Date Plotted: #SHEET NO.DATE COMMENTSThese drawings are forpreliminary coordinationonly and not to be usedfor regulatory approval orconstruction.21180GREGORY FAULKNER4019910/29/2021DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK · NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOI ·LONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.com
ARCHITECTS, L.P.HUMPHREYS PARTNERS
5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAX
USER: lwei XREF(s): X-S1-alt.dwg X-A3.dwg X-B1.dwg X-B2.DWG X-C1.dwg 24x36 TBLK-FINAL.dwg X-A1.dwg X-BLDG -WRAP-3.dwg 21180 TBLK-11X17.dwg 21180 TBLK-30X42_2.dwgSCALE: 384 DATE/TIME: Oct 29, 2021 - 9:38amFILE: C:\Users\lwei\AppData\Local\Temp\AcPublish_3624\21180-A450.dwg LAYOUT: 1ST 30x42
I hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.PUD SUBMITTAL10/29/2021310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTABUILDING D -BUILDING PLANSA450
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ARCHITECTS, L.P.HUMPHREYS PARTNERS
5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAX
USER: lwei XREF(s): X-S1-alt.dwg X-A3.dwg X-B1.dwg X-B2.DWG X-C1.dwg 24x36 TBLK-FINAL.dwg X-A1.dwg X-BLDG -WRAP-3.dwg 21180 TBLK-11X17.dwg 21180 TBLK-30X42_2.dwgSCALE: 384 DATE/TIME: Oct 29, 2021 - 9:38amFILE: C:\Users\lwei\AppData\Local\Temp\AcPublish_3624\21180-A450.dwg LAYOUT: 2ND 30x42
I hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.PUD SUBMITTAL10/29/2021310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTASCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)BUILDING V - BUILDING PLANSBUILDING D -BUILDING PLANSA451
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ARCHITECTS, L.P.HUMPHREYS PARTNERS
5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAX
USER: lwei XREF(s): X-S1-alt.dwg X-A3.dwg X-B1.dwg X-B2.DWG X-C1.dwg 24x36 TBLK-FINAL.dwg X-A1.dwg X-BLDG -WRAP-3.dwg 21180 TBLK-11X17.dwg 21180 TBLK-30X42_2.dwgSCALE: 384 DATE/TIME: Oct 29, 2021 - 9:38amFILE: C:\Users\lwei\AppData\Local\Temp\AcPublish_3624\21180-A450.dwg LAYOUT: TYP 30x42
I hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.PUD SUBMITTAL10/29/2021310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTABUILDING V - BUILDING PLANSSCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)BUILDING D -BUILDING PLANSA452
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ARCHITECTS, L.P.HUMPHREYS PARTNERS
5339 ALPHA ROAD · SUITE 300 · DALLAS, TEXAS 75240(972) 701 - 9636 · (972) 701 - 9639 FAX
USER: lwei XREF(s): X-S1-alt.dwg X-A3.dwg X-B1.dwg X-B2.DWG X-C1.dwg 24x36 TBLK-FINAL.dwg X-A1.dwg X-BLDG -WRAP-3.dwg 21180 TBLK-11X17.dwg 21180 TBLK-30X42_2.dwgSCALE: 384 DATE/TIME: Oct 29, 2021 - 9:38amFILE: C:\Users\lwei\AppData\Local\Temp\AcPublish_3624\21180-A450.dwg LAYOUT: 5TH 30x42
I hereby certify that thisplan, specification, orreport was prepared byme or under my directsupervision and that I ama duly licensed architectunder the laws of theState of Minnesota.PUD SUBMITTAL10/29/2021310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROADMASTERPLANHOPKINS, MINNESOTABUILDING V - BUILDING PLANSSCALE: 1/16" = 1'-0" 0' 16' 32' 64'(30"x42" SHEET)BUILDING D -BUILDING PLANSA453
METAL PANEL
BRICK
1
325 Blake Road
Building D Narrative
10-29-2021
PROJECT OVERVIEW
Building D is a 5-story, 162-unit multi-family mixed-income development with 277 above-ground parking
stalls; some stalls available for flexible commercial space parking for nearby restaurants. 33 of the units
we be designated at 60% AMI. The project is located to the east of proposed Building C and just to the
north of the Cedar Lake Regional Trail.
BUILDING DESIGN
Blake Road creates an exciting, high density, mixed-use development oriented towards pedestrians,
bicyclists, and public transportation. It offers not only its residents but the neighborhood and the
regional network in its entirety, a place to live, work and play.
Building D, is to be constructed as a wood frame building, five-story wrapping around a 5 level parking
structure. The project seeks to minimize the externalities created by surface level parking and maximize
the density and pedestrian configurations for an urban experience in an otherwise suburban location.
The site plan has significant design characteristics that will make public transportation, multi-modal
sharing, and access to the Green Line Blake Road LRT Station a comfortable and intuitive experience to
encourage alternatives to single occupancy vehicles and corresponding trips. This could only be done
with the tremendous infrastructure improvements that the City of Hopkins, Three Rivers District, and
Met Council have already invested in.
Architecturally, the project proposes a contemporary but timeless architecture. Designed for human
scale and with the pedestrian at top of mind, the Project offers a distinct base on all buildings including
ground floor access to many of its units, and a clear top level with distinct materials and color palette.
While all buildings follow this format, each one has its own character and individually unique
characteristics. The design looks for individuality without sacrificing being contextual within the overall
development project.
All dwelling units will support the latest in technology while striving to provide a sustainable living
experience. Housing units, common areas, and amenities incorporate high efficiency and WiFi controlled
appliances, low-flow water fixtures, low-VOC paints, building-wide recycling practices and solar panels
for electricity generation. Acoustical performance between units will exceed Building Code requirements
for resident comfort and privacy. Select buildings within the Project will also seek LEED Certification and
commissioning.
Exterior materials used are a combination of brick, cast stone, metal and glazing to ensure durability and
quality for a generational development asset. Conceptually, lower levels use a combination of brick and
cast stone as primary materials at the base, corners, building entries and garage entries. Metal, in
various forms, is used mostly on upper levels and above the pedestrian scale that will be encountered.
Intermediate levels are a combination of these two materials mentioned plus different cementitious
panel solutions with multiple façade aesthetic options. An enhanced and energy efficient HVAC variable
refrigerant flow (VRF) system ensures that building facades are uninterrupted, rather than the common
solution that presents louvers into the façade design for a sometimes-unsightly exterior aesthetic.
2
STREETSCAPE AND PUBLIC REALM
The development team has approached this site as a unique opportunity to create a water-centric
development that capitalizes on its’ adjacency to Minnehaha Creek, the Blake Road LRT station, and the
Cedar Lake Regional Trail. The proposed 325 Blake Road development project will transform the former
cold storage site with a rich variety of green open spaces and streetscape design improvements.
Proposed open spaces and streetscapes are designed to not only provide safe and convenient
connections to the creek, regional trail, and LRT station, but to create a rich outdoor environment for
future residents, visitors, and community members. Building D is surrounded by vibrant public open
space on all sides. The northern edge fronts onto the Cascade and Central plaza, with the western edge
facing the woonerf and pedestrian access to the regional trail, the southern façade looks over the Cedar
Lake Regional Trail and the eastern edge looks over the Minnehaha Creek Greenway.
Cascade
Central to the open space network are a series of plazas, water features, stormwater treatment
features, and landscaped gathering areas, reaching from the project entry at Blake Road to the Central
Plaza located next to future restaurants and the Minnehaha Creek Greenway. The primary vehicular and
pedestrian entry at Blake Road features gateway plazas on either side of the entry road. These will
include water features, special paving, lighting, and seating areas. The central water cascade feature,
located adjacent to the entry road/parkway, provides a water channel designed to manage stormwater.
Stormwater will be pumped from the future MCWD stormwater pond to the west end of the water
cascade feature, providing the ability to create a water feature that not only provides an amenity for the
development, but also filters and delivers cleaner stormwater back into the pond. It is designed to
provide places for people to gather and stroll along the waterway. Native plant materials, special paving
and lighting, site furnishings, and native stone elements will be incorporated to create an environment
that will reconnect people to local and regional landscape experiences.
Central Plaza and Greenway Commons
The plazas and restaurant deck spaces, located at the east end of the water cascade, will provide
outdoor gathering spaces, and connect people to the future stormwater pond and Minnehaha Creek.
The central plaza, located to the west of the future restaurants, will feature a large area for people to
gather, a splash pad, outdoor seating, plantings, and a pergola. It is designed to provide places for
people to interact with the restaurants and the water cascade. The central plaza will also provide a
place for ice skating in the winter. The pocket plaza between the future restaurants and deck spaces
outside the restaurants will provide opportunities for outdoor dining, and the ability to engage with and
view the pond and creek. The Central Plaza and Greenway Commons will feature special paving, native
plantings, native stone elements, and site lighting to create an inviting outdoor environment.
Woonerf
The drive located between buildings C and D is designed to be pedestrian-oriented (woonerf) while
providing important vehicular access to Building D and fire access to both buildings. The driving surface
will incorporate decorative permeable pavers. Parallel parking spaces are provided along the west side
of the drive. While the entire woonerf is designed to be pedestrian-friendly, sidewalks are provided
along the west side of the driving/parking surface and on the east side of the drive at the north
end/entry to building D. At the south end of the woonerf pedestrian and bike facilities will connect
people to the Cedar Lake Trail. A pergola at this terminus provides a focal element drawing people to
the trail. Materials will include permeable paving, native plantings, site lighting, pavement markings,
wayfinding, and bollards.
3
Cedar Lake Trail Connections
Three opportunities to connect with the Cedar Lake Regional Trail are provided – at the Tower Plaza, the
Woonerf, and promenade that connects the Central Plaza and Greenway Commons to the future
trailhead designed by MCWD. The goal is to provide safe and convenient connections to the regional
trail from the proposed development, encouraging people to walk, bicycle, and utilize public transit, and
to invite trail users to visit the amenities provided within the development at 325 Blake Road.
Streetscapes
The primary roadway through the site is designed as a tree-lined parkway, delivering people from Blake
Road through the site to development parcels, parking garages, open spaces, the Minnehaha Creek
Greenway, and eventually connecting to Lake Street. The parkway will include turf boulevards, street
tree plantings, pedestrian-scaled street lighting, site furnishings, and wayfinding signage. On-street
parallel parking and detached sidewalks will provide a safe environment for pedestrians. Raised
benches are designed to provide traffic calming measures and safe pedestrian crossings where
pedestrian spines cross the parkway. ADA compliant concrete sidewalks will be provided for pedestrian
movement throughout the site, providing connections to open spaces and trails for everyone.
DEVELOPMENT PHASING
Commencement of construction of the various phases is dependent upon market conditions now and
into the future as well as other external factors relating to the various entities and stakeholders that will
be working through the redevelopment effort for the site located at 325 Blake Road. Subject to those
conditions, the development team currently anticipates the following construction start date for
Building D:
Q2 2023
CITY APPLICATIONS/APPROVALS
• Site Plan Approval Building D
PROPOSED DEVIATIONS FROM MIXED USE DISTRICT STANDARDS
Strict adherence to the Mixed-Use District standards and requirements is not required in this case to
satisfy the intent of the City’s planned unit development provisions and the proposed deviations from
those standards will not prejudice the health, safety, or welfare of the residents of the development, the
surrounding area, or the city as a whole. The proposed deviations from Mixed Use District standards for
the Blake Road Station project are as follows:
1. Building D exceeds the parking maximum. It currently has 277 spaces for 162 units. If 35 spaces get
allocated to the Restaurants, it will be right at the maximum allowed.
2. Building Articulation: Building D exceeds the 45’ maximum bay width. However, we believe the
negative space generated by individual balconies provide more than enough articulation.
3. The proposed development exceeds the maximum block length of 600 feet, however, multiple
pedestrian connectors are provided within each block.
SUPPORT FOR PROPOSED DEVIATIONS
The applicant believes the development, as proposed with deviations from zoning code ordinances, is a
high-quality proposal for the City of Hopkins and aligns with overall Comprehensive Plan goals. To
ensure a high-quality development, the applicant is proposing the following enhancements in support of
the proposed deviations:
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Site Access Improvements
A new network of publicly accessible streets and pedestrian corridors divides the site into pedestrian-
scaled, walkable quadrants and connects the surrounding context to the Blake Road LRT station,
Minnehaha Creek, and the Cedar Lake Regional Trail. The new tree-lined parkway becomes the crucial
spine from which stems primary building entries, active uses, and a series of common open spaces. The
East/West and North/South pedestrian spines further break down proposed development sites,
improving pedestrian circulation and creating a tree-lined pedestrian ways and walk-up residential units.
As described under the ‘Streetscape and Public Realm’ section, the project vision includes extensive
pedestrian improvements for the area, including sidewalk connections through the site that do not exist
today. Building setbacks provide comfortable buffer zones between street right-of-way and the building
edges. The proposed setbacks offer a balance of enough distance to create green zones without
compromising the more urban goals of transit-oriented development. This balance of ample though not
excessive setbacks prioritizes pedestrians and human activity in and around the site.
Exceeding Stormwater Standards
The applicant is exceeding the Minnehaha Creek Watershed District and City of Hopkins’ minimum
standards for stormwater treatment. Building D stormwater is managed by the overall system described
in the 325 Blake Road PUD. Runoff from this site will be conveyed to the proposed 325 Blake Road
regional stormwater treatment facilities via a combination of proposed storm sewer, the Lake Street
Diversion and recirculation of pumped stormwater through the Cascade. The previous Cold Storage
facility had large impervious area of both rooftop and pavement that flowed untreated to Minnehaha
Creek. The proposed project reduces the amount of impervious surface and provides rate control,
treatment, and volume control through the use of permeable pavements, filtration, infiltration,
underground storage and cycling of pumped stormwater through the Cascade to provide biofiltration,
infiltration and storage. The pumped stormwater will flow through Cascade in a series of pools and
riffles and end in a waterfall into the upper cell of the MCWD pond, then flow over a weir to the lower
cell, where the water will be drawn up at the Pavilion, screened of floatables and pumped through a
forcemain to the west end of the Cascade to start the cycle over. The pump will have a base flow to
keep water flowing through the Cascade continuously, then will be throttled up during stormwater
events to engage the upper portions of the Cascade storage and overflow into the underground
stormwater chambers under the skating plaza. This pumped system allows for water level control and
continuous infiltration that is not feasible with a traditional gravity system.
This is a substantial improvement from the Cold Storage site condition that was primarily impervious
surface with stormwater that ran off without any treatment or attenuation. A total existing (previous)
assumed impervious for the site was 10.57 acres, the proposed impervious is 9.75 acres, a reduction of
0.82 acres.
The required infiltration of the 1-inch event requires volume control of 0.8125 acre-ft. The infiltration
systems as proposed provide 0.689 acre-ft of volume at a conservative 0.45 in/hr infiltration rate. The
soil infiltration rates will be confirmed and adjusted to actual rates using Double Ring Infiltrometer
testing. The remaining 0.124 acre-ft will come from the Cascade and the pumping system, the proposed
design displaces approximately 12,000 cf of treatment volume = 0.275 acre-ft.
MCWD requires proposed runoff rates to be equal to or less than the existing condition. Total proposed
site runoff rates will be reduced significantly, by approximately 25% in all rainfall events from the
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existing condition. The system also takes on offsite drainage from the Cedar Lake Trail that would
otherwise go untreated.
The majority of the new/reconstructed site area will be dedicated to roof drainage, which is assumed
cleaner than pavement runoff. This will further reduce pollutant loadings discharged from the site.
Enhanced Landscaping
The deviations in setbacks offer yards that are both deep enough for landscaping and green space and
reasonable for creating a "street wall" for the pedestrian experience. The deviations also help to
implement a comprehensive plan goal of creating a ‘positive relationship to the street’ by proposing
appropriate setbacks for the residential density guided by the 2040 Comprehensive Plan (75-150 units
per acre within ¼ mile of an LRT station platform).
High Quality Common Open Spaces
As previously mentioned under ‘Streetscape and Public Realm,’ the master plan includes a series of high
quality common open spaces for residents, visitors, and community members to gather, recreate, and
connect to nature. They also provide important opportunities to reduce urban heat island effect and
stormwater runoff, while improving water and air quality.
Multi-Modal Opportunities
With immediate access to the Minnehaha Creek Greenway, Cedar Lake Trail, and Blake Road LRT
station, proposed pedestrian and bike facilities will promote the use of multiple modes of transportation
for residents and patrons to and from the project site. The proposed project exceeds the bike parking
requirements for Mixed-Use Districts and includes additional bike facilities such as bike pump/repair
stations, trail maps, seating for trail users and wayfinding signage.
Support of Comprehensive Plan Goals
The project supports and further advances a number of goals outlined in the City’s 2040 Cultivate
Hopkins Plan. See summary of these goals below within the PUD statement section.
From:Chris Osmundson
To:Jason Lindahl
Cc:Robert C. Lux; Chris Osmundson
Subject:[EXTERNAL] 325 Blake Road N - Nov 15th Engagement Summary
Date:Wednesday, November 17, 2021 2:57:04 PM
Attachments:image001.png
Importance:High
“A neighborhood community engagement session was hosted by Alatus LLC at 6:30pm on Monday,
November 15th, 2021 at 43 Hoops, a basketball training facility just across Blake Road N from the
proposed redevelopment site at 325 Blake Road. Members of Alatus LLC, the Minnehaha Creek
Watershed District, and the City of Hopkins were in attendance. The meeting consisted of a
presentation by Bob Lux and Chris Osmundson with Alatus, and Gabe Sherman with Minnehaha
Creek Watershed District, about the proposed master development plan, focusing on both high level
and detailed components of the proposed land use applications and integration with Minnehaha
Creek, respectively. Materials presented via a digital Power Point presentation included the latest
images and schematic design concepts from Alatus’s land use application, in addition to the most
recent engineered drawings from Minnehaha Creek Watershed District. Further discussion was also
had regarding the municipal process that the development is working through, overall site timing,
and forthcoming engagement opportunities even after land use approvals have been proposed to be
received. After the approximately 40 minute presentation, members of the development team and
Minnehaha Creek Watershed District answered specific questions with attendees on a one-on-one
basis. Based on the sign-in sheets provided by Alatus at the entry to the facility, 27 people were
signed in and were in attendance, in addition to those from the development team, Minnehaha
Creek Watershed District, and the City of Hopkins.
Questions asked included: (1) questions related to the multi-family affordable housing rental rent
and income limitations in the proposed low-income housing tax credit building and how long those
would be in place; (2) questions about how a joint health club / fitness facility would practically work
and whether or not certain buildings would have certain amenities while others would not; (3)
questions about the how senior co-ops are different and the same from/as a condominium
ownership model and what pricing the senior co-op units would range in price from; (4) various
questions about bike and pedestrian infrastructure and connections to existing infrastructure and
under-construction infrastructure; (5) questions related to parking availability and sufficiency for
guests, retail, and parkland/watershed district visitors; (6) questions about the proposed stories and
floorplans associated with the for-sale townhomes; (7) questions about integration of trash,
recycling, and composting services for all residential units, retail uses, and public parkland and public
spaces and how the owner(s) would ensure cleanliness for the whole space; (8) questions about the
timing and functionality of the solar arrays on each building and when those would be active and
generating electricity for the given residential facilities. While this list is not all inclusive, it is an
accurate representation of the questions that the development team members fielded after the
presentation.
Attendees had the opportunity to pick-up a take-away handout that contained a QR code that could
be scanned to link them directly to the 325blakeroadn.com website that is maintained by Alatus
LLC. Additionally, the presentation was recorded and the presentation, presentation materials, and
other items will be made available on the website for questions and comments and further
feedback. Invitations to the meeting were distributed via municipal notice provisions in addition to
social media postings and general word of mouth.”
Chris Osmundson
Alatus, LLC – Director of Development
(O): 612.455.0712 | (C): 612.201.8487
cbosmundson@alatusllc.com
Stay Connected: Alatus LLC | Facebook | LinkedIn
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Thank you.
From:Dale Johnson
To:Jason Lindahl; Dale Johnson
Subject:[EXTERNAL] Public Hearing
Date:Friday, November 12, 2021 5:36:39 PM
Dear Mr. Lindahl,
I got your letter regarding the meeting on 11/23.
I have also received a letter from a developer named Alatus.
Is this the same company that is developing or wants to develop the property in the NW corner of Blake
and Excelsior by the Goodwill?
I was at a council meeting several weeks ago when that project was being presented. They brought in an
upper management person from out of town who started out by mentioning he was a minority. That starts
the process off on the wrong foot for me. I don't care if he is from Mars but if he and his company feel that
is important it tells me they are playing the ethiscity card. Maybe they get better financial deals from the
feds, the state or Hopkins or the county. I don't know.
A question that I did not ask was where does the snow go when the roads get plowed. If this is a private
project, I presume they will incur the cost to plow the streets in their development, not the city! Have
they really set aside a realistic sized area for the snow? The same questions need to be asked about this
new development.
Are there time tables in the agreements? Can the person developing the property just sell out when it is
finished and therefore have no concern as to the problems that might come up? Any person who has been
educated on city planning must be aware that developers build and split.
I hope you can educate me so I can have answers before your meeting and the one next Tuesday put on by
Alatus.
Sincerely,
Lion Dale Johnson
325 Blake Road N. Master Development
Multi-Purpose Parking Solution
The Master Development (“Development”) created by the Alatus-Hopkins-MCWD partnership located at
325 Blake Road N. was designed as a landmark destination for the residents of Hopkins and beyond. This
is evidenced by the variety of housing, entertainment, and public realm features within the Development,
all of which are easily accessible by multiple forms of transportation (walk, bike, light rail, vehicle). One
of the forms of transportation will be vehicular traffic, and a destination like this requires attention to
detail and creativity when designing a parking solution to meet the needs of the residents and public alike,
while preserving the aesthetics and value of the landscape and structures.
In total, the Development includes 1,239 parking stalls throughout the developable acreage with a high
concentration located below ground underneath the various housing projects. “Exhibit A” displays the
parking volume at each location.
The key to any successful parking solution is maximizing the utilization rate of the parking such that the
supply adequately and precisely meets demand at all hours of the day. The Development will include a
variety of uses that have complementary parking needs. For instance, an average resident that does not
work from home will primarily use their parking stall from 5pm-9am, while an average employee at one
of the various retail outlets would use their parking stall from 9am-5pm (standard workday hours).
Buildings C & D (pictured in Exhibit A) will include “multi-purpose” parking garages that serve both the
residents of the housing projects and the patrons of the public realms and entertainment node within the
Development – these garages will include a combined 797 parking stalls (see table below). The Developer
(Alatus) has experience curating multi-purpose parking solutions and seeing them through to reality.
Below are some general guidelines for the multi-purpose garages operated in Buildings C & D:
- Approximately one-third of the parking stalls (250-300 of the approx. 800) would be dedicated
RESERVED stalls leased to residents of the buildings.
- The remaining two-thirds of the parking stalls (500-550 of the approx. 800) would be split between
UNRESERVED resident parking and transient parking.
- In our recent experience with similar suburban projects, the parking needs of the average rental
community is approx. 1.20 parking stalls per unit.
- Buildings C & D are currently designed to include approx. 500 rental units, which would equate to 605
total parking stalls (RESERVED + UNRESERVED) dedicated to the residents based on a 1.20 parking
factor. That would leave almost 200 parking stalls for transient/overflow demand.
- The parking garages will be equipped with state-of-the-art parking technology that uses machine
learning to make sure there are no inventory problems; this technology would ensure that there is
ample parking for residents and track the utilization by the public.
Exhibit A: 325 Blake Road N. Site Plan