Hopkins Park Plaza Concept Discussion; Elverum
CITY OF HOPKINS
Memorandum
To: Honorable Mayor and City Council
Mike Mornson, City Manager
From: Kersten Elverum, Planning & Economic Development Director
Jason Lindahl, City Planner
Date: March 8, 2022
Subject: Hopkins Park Plaza Concept Discussion
_____________________________________________________________________
PURPOSE
Hopkins Park Plaza, LLC would like to discuss redevelopment of a portion of their
current site located on Mainstreet between 5th and 6th Avenues. No action is necessary
by the City Council for this item.
INFORMATION
The ownership of the Hopkins Park Plaza property has presented a concept for a
redevelopment of a portion of their property that also includes three City of Hopkins-
owned parcels: 501 & 525 Mainstreet and 15 - 6th Avenue North. Attached please find
the property owner’s narrative and concept drawings. According to this information, the
property owner would like to acquire the three HRA lots on this block, demolish three of
their existing buildings and develop two new multiple unit apartment buildings on
approximately 1.7 acres of the block. They would leave three of the existing buildings
in place and have indicated a willingness to make additional improvement to these
buildings and guarantee a certain level of affordability for a percentage of these units.
According to the property owner, one building will consist of 85 units and will be
restricted to tenants 55 years of age and older. This building will consist of one
bedroom, one bedroom plus den, two bedroom and two bedroom plus den units
ranging in size from 760 to 1,350 square feet. The larger unit sizes respond to the
demands of the 55+ age group in the Hopkins area. This building will feature numerous
amenity and common areas, including an outdoor recreational plaza. The second
building will have 87 units, primarily studio and alcove-style apartments ranging in size
from 475 to 630 square feet, with a small number of one bedroom units.
The concept was refined to reflect feedback provided at the January 7th City Council
goal setting session. Initially they had contemplated a redevelopment of the entire
existing development and a building height of 5 stories. The feedback from the City
Council was a concern over the height, preferring a 4-story development at Mainstreet
and dropping down to 3 stories at 1st Street North. There was also a feeling that
without affordability or any other community benefit, there was not a compelling case
Planning & Economic
Development Department
for the creation of a Tax Increment Financing District or land donation. The revised
concept that the owner’s representatives would like to share at the March 8, 2022, City
Council work session attempts to address these concerns.
In order to move forward with development, the owner would need cooperation from the
City of Hopkins on the transfer of City-owned property and as indicated in the attached
narrative, the use of Tax Increment Financing. The amount of financial assistance is
unknown at this time.
According to the property owner, their timeline for beginning the city review process for
this concept is at least the 3rd quarter of 2022. Given that timeline, staff has informed
them they should be applying the working draft of the new zoning code to their plans.
The attached plans appear generally consistent with the anticipated new zoning
standards (use, height, setback, exterior design and parking) for this area. Staff will
process any land use applications received using the zoning regulations in place at the
time and if a new zoning code is not in place would anticipate the use of a planned unit
development (PUD) for any potential zoning deviations.
FUTURE ACTION
The owner is asking for feedback from the City Council on the willingness to partner on
this development proposal before they move forward with a more refined concept and a
review of a project proforma that would indicate the level of public financial assistance
needed. If the City Council indicates support, future action would include land use
approvals and the negotiation of a development agreement.
ATTACHMENTS
• Site Location Map
• Narrative
• Concept Drawings
Site Location Map - Hopkins Park Plaza
Subject property
PROJECT OVERVIEW
Hopkins Park Plaza – 5th on Main Concept Proposal
Hopkins Park Plaza LLC proposes to redevelop a portion of its current site located on
Mainstreet between Fifth and Six Avenues in downtown Hopkins.
The Developer currently owns six buildings on the block. The Hopkins Housing and
Redevelopment Authority (HRA) owns three lots on the same block interspersed among the
Developer’s buildings. The Developer proposes to acquire the three lots from the HRA, demolish
three of the current buildings on the current campus and develop two new buildings on an
approximately 75,351 square feet of the block.
The development will be comprised of two buildings, each four stories in height. One
building will consist of 85 units and will be restricted to tenants 55 years of age and older. This
building will consist of one bedroom, one bedroom plus den, two bedroom and two bedroom
plus den units ranging in size from 760 to 1,350 square feet. The larger unit sizes respond to the
demands of the 55+ age group in the Hopkins area. This building will feature numerous amenity
and common areas, including an outdoor recreational plaza. Hopkins has a strong demand for
units of this type. Rents will likely average $2.33 per square foot, depending on unit size and
location.
The second building will have 87 units, primarily studio and alcove-style apartments
ranging in size from 475 to 630 square feet, with a small number of one bedroom units. Rents
will likely average $2.74 per square foot. It, too, will have common amenity areas and an outside
plaza.
The two buildings will serve different communities and will generally feature separate
amenity areas. The buildings will share a common parking platform providing approximately
300 parking spaces.
Storm water will be managed with underground storage and filtration tanks; one on the
north side of the site and one on the south side.
The Project can be constructed within the parameters of the new zoning code currently
being finalized without major variance requirements. A key element of the Project design is the
ability to create the desired housing within a four story profile and at the same time enhance the
Project’s Mainstreet presence.
The Developer seeks input and guidance from the City Council as it develops the
Project’s concept design. As part of the entitlement package, the Developer will ask the City to
convey to the Project the three HRA-owned lots and to approve tax increment financing for
specified TIF qualified site improvements. Given the density limits imposed on the site and the
high cost of construction, TIF support will be an essential component of the Project and but for
TIF the Project will not be viable.
2
The Project meets a number of key City priorities and objectives, providing a strong
rationale for City participation in the Project through the conveyance of the HRA lots and TIF
support. These priorities and objective include:
· The enhanced and activated use of Mainstreet while furthering the Mainstreet
design plan and standards;
· Providing added housing density at the levels desired by the City;
· Removing three aging and past their prime structures and, if TIF is implemented,
the rehabilitating and improving the interiors and exteriors of the remaining
buildings and the landscaping surrounding them;
· Providing needed market rate housing to Hopkin’s residents 55 and older;
· Providing competitively priced market rate housing in smaller units matching the
housing and economic requirements of the Hopkin’s workforce segment;
· If TIF is supported, ensuring that the current Naturally Occurring Affordable
Housing (NOAH) units are improved and enhanced;
· If TIF is supported, committing that a portion of the NOAH units remain
affordable for the long term by imposing an affordable covenant on units equal to
10% of the number of new units developed.
We look forward to presenting the Project to the City Council and receiving the Council’s
feedback and comments.
MAINSTREET AND 5TH AVE N, HOPKINS, MN
ZONING
CURRENT PRIMARY ZONING B-3: General Business
R-4: PUD
CURRENT DOWNTOWN OVERLAY N/A
PROPOSED REZONING PUD
PARKING REQUIRED
PARKING REQUIRED 260 STALLS (173 UNITS x 1.5)
PARKING PROVIDED INT 317 STALLS
8 ADA STALLS
177 STANDARD STALLS
132 COMPACT STALLS
PARKING PROVIDED TOTAL 317 STALLS
BIKE PARKING REQUIRED 87 SPACES (1 per 2 UNITS)
PROVIDED 87 SPACES
SITE*
TOTAL AREA 75,351 SF
SITE AREA -BUILDING FOOTPRINT (55+ BUILDING) 29,400 SF
SITE AREA -BUILDING FOOTPRINT (MICRO BUILDING)17,125 SF
Copyright 2022 DJR Architecture, Inc.
CONCEPT MATRIX
MAINSTREET AND 5TH AVE N, HOPKINS, MN
5TH ON MAIN
21-124
02.28.2022
AREA SCHEDULE (55+)
Name Level Area
1BR LEVEL 1 2,309 SF
1BR+D LEVEL 1 4,554 SF
2BR LEVEL 1 9,220 SF
AMENITY LEVEL 1 3,272 SF
CIRCULATION LEVEL 1 3,172 SF
LOBBY LEVEL 1 5,001 SF
MEP LEVEL 1 345 SF
TRASH LEVEL 1 105 SF
LEVEL 1 27,979 SF
1BR LEVEL 2 2,309 SF
1BR+D LEVEL 2 4,554 SF
2BR LEVEL 2 16,259 SF
2BR+D LEVEL 2 1,358 SF
CIRCULATION LEVEL 2 3,172 SF
MEP LEVEL 2 345 SF
TRASH LEVEL 2 105 SF
LEVEL 2 28,103 SF
1BR LEVEL 3 2,309 SF
1BR+D LEVEL 3 4,554 SF
2BR LEVEL 3 16,259 SF
2BR+D LEVEL 3 1,358 SF
CIRCULATION LEVEL 3 3,172 SF
MEP LEVEL 3 345 SF
TRASH LEVEL 3 105 SF
LEVEL 3 28,103 SF
1BR LEVEL 4 2,309 SF
1BR+D LEVEL 4 4,554 SF
2BR LEVEL 4 16,259 SF
2BR+D LEVEL 4 1,358 SF
CIRCULATION LEVEL 4 3,172 SF
MEP LEVEL 4 345 SF
TRASH LEVEL 4 105 SF
LEVEL 4 28,103 SF
Grand total 112,287 SF
AREA SCHEDULE (MICRO)
Name Level Area
ALCOVE LEVEL 1 8,850 SF
CIRCULATION LEVEL 1 2,767 SF
LOBBY LEVEL 1 2,371 SF
MEP LEVEL 1 349 SF
STUDIO LEVEL 1 1,943 SF
TRASH LEVEL 1 273 SF
LEVEL 1 16,553 SF
ALCOVE LEVEL 2 10,774 SF
CIRCULATION LEVEL 2 2,112 SF
MEP LEVEL 2 349 SF
STUDIO LEVEL 2 3,130 SF
TRASH LEVEL 2 273 SF
LEVEL 2 16,639 SF
ALCOVE LEVEL 3 10,774 SF
CIRCULATION LEVEL 3 2,112 SF
MEP LEVEL 3 349 SF
STUDIO LEVEL 3 3,130 SF
TRASH LEVEL 3 273 SF
LEVEL 3 16,639 SF
ALCOVE LEVEL 4 10,774 SF
CIRCULATION LEVEL 4 2,112 SF
MEP LEVEL 4 349 SF
STUDIO LEVEL 4 3,130 SF
TRASH LEVEL 4 273 SF
LEVEL 4 16,639 SF
Grand total 66,468 SFPARKING SCHEDULE
Type Level Count
LEVEL P2
8' x 16' - COMPACT LEVEL P2 5
8' x 20' - COMPACT LEVEL P2 9
9' x 16' - COMPACT LEVEL P2 52
9' x 20' - ADA LEVEL P2 4
9' x 20' - STANDARD LEVEL P2 93
163
LEVEL P1
8' x 16' - COMPACT LEVEL P1 5
8' x 20' - COMPACT LEVEL P1 12
9' x 16' - COMPACT LEVEL P1 49
9' x 20' - ADA LEVEL P1 4
9' x 20' - STANDARD LEVEL P1 84
154
Grand total: 317
AREA SCHEDULE (P1-P2)
Name Level Area
BIKE LEVEL P2 1,440 SF
CIRCULATION LEVEL P2 1,797 SF
MEP LEVEL P2 1,781 SF
PARKING LEVEL P2 57,529 SF
STORAGE LEVEL P2 1,265 SF
LEVEL P2 63,811 SF
BIKE LEVEL P1 2,026 SF
CIRCULATION LEVEL P1 1,797 SF
MEP LEVEL P1 1,037 SF
PARKING LEVEL P1 58,585 SF
TRASH LEVEL P1 651 SF
LEVEL P1 64,096 SF
Grand total 127,906 SF
AREA SCHEDULE (55+) TOTAL UNITS
Name Level Area Count
1BR LEVEL 1 2,309 SF 3
1BR+D LEVEL 1 4,554 SF 5
2BR LEVEL 1 9,220 SF 8
LEVEL 1 16,083 SF 16
1BR LEVEL 2 2,309 SF 3
1BR+D LEVEL 2 4,554 SF 5
2BR LEVEL 2 16,259 SF 14
2BR+D LEVEL 2 1,358 SF 1
LEVEL 2 24,479 SF 23
1BR LEVEL 3 2,309 SF 3
1BR+D LEVEL 3 4,554 SF 5
2BR LEVEL 3 16,259 SF 14
2BR+D LEVEL 3 1,358 SF 1
LEVEL 3 24,479 SF 23
1BR LEVEL 4 2,309 SF 3
1BR+D LEVEL 4 4,554 SF 5
2BR LEVEL 4 16,259 SF 14
2BR+D LEVEL 4 1,358 SF 1
LEVEL 4 24,479 SF 23
Grand total 89,521 SF 85
AREA SCHEDULE (MICRO) TOTAL UNITS
Name Level Area Count
ALCOVE LEVEL 1 8,850 SF 14
MEP LEVEL 1 349 SF 1
STUDIO LEVEL 1 1,943 SF 4
LEVEL 1 11,141 SF 19
ALCOVE LEVEL 2 10,151 SF 16
MEP LEVEL 2 349 SF 1
STUDIO LEVEL 2 3,130 SF 6
LEVEL 2 13,630 SF 23
ALCOVE LEVEL 3 10,151 SF 16
MEP LEVEL 3 349 SF 1
STUDIO LEVEL 3 3,130 SF 6
LEVEL 3 13,630 SF 23
ALCOVE LEVEL 4 10,151 SF 16
MEP LEVEL 4 349 SF 1
STUDIO LEVEL 4 3,130 SF 6
LEVEL 4 13,630 SF 23
Grand total 52,031 SF 88
03.03.2022
Copyright 2022 DJR Architecture, Inc.
EXISTING CONDITIONS -SURVEY
MAINSTREET AND 5TH AVE N, HOPKINS, MN
5TH ON MAIN
21-124
02.28.202210" Sanitary (Per Rec.)8" Sanitary (Per Rec.)
8" Sanitary (Per Rec.)15" Storm (Per Rec.)15" (Rec.)15" (Rec.)12"(Rec.
)15"(Rec.)15"(Rec.)12"(Rec.)
15"
(Rec.)
15" Storm (Per Rec.)12" W.M. (Per Rec.)6" W.M. (Per Rec.)
6" W.M. (Per Rec.)N89°30'27"E 63.69N89°09'53"E 122.66N03°23'41"E 245.93S89°08'43"E 122.45S03°23'41"W 542.23
S89°15'24"W 307.79N03°09'50"E 300.78
1.06
S03°23'41"W
P.I.D. 24-117-22-42-0005
Address: 33 6th Ave N
Owner: Puntnam Properties LLC
5TH AVENUE NORTH
(A Public R/W)
P.I.D. 24-117-22-42-0009
Address: 501 Mainstreet
Owner: Hsg/Redeve Auth City of Hopkins
P.I.D. 24-117-22-42-0016
Address: 10 5th Ave N
Owner: Hopkins Park Plaza LLC
P.I.D. 24-117-22-42-0015Address: 24 5th Ave NOwner: Hopkins Park Plaza LLCP.I.D. 24-117-22-42-0013Address: 30 5th Ave NOwner: Hopkins Park Plaza LLCP.I.D. 24-117-22-42-0014
Address: 36 5th Ave N
Owner: Hopkins Park Plaza LLC
P.I.D. 24-117-22-42-0012
Address: 44 5th Ave N
Owner: Hopkins Park Plaza LLC
P.I.D. 24-117-22-42-0017Address: 15 6th Ave NOwner: Hsg/Redeve Auth City of HopkinsP.I.D. 24-117-22-42-0018Address: 13 6th Ave NOwner: Hopkins Park Plaza LLCP.I.D. 24-117-22-42-0019Address: UnassignedOwner: Hopkins Park Plaza LLCP.I.D. 24-117-22-42-0018
Address: 13 6th Ave N
Owner: Hopkins Park Plaza LLC
6TH AVENUE NORTH
(A Public R/W)MAINSTREET(A Public R/W)1ST STREET N(A Public R/W)Bituminous
Parking Lot
Bituminous
Parking Lot
Bituminous
Parking Lot
Bituminous
Parking Lot
Concrete
Concrete Sidewalk
Concrete Sidewalk
Concrete SidewalkGuard
Rail
ConcreteConcrete
Wall
C.L.
Fence
C.L.
Fence
C.L.
Fence
30.5
35.911.27.913.115.16.012.214.5
22.614.622.575.2
48.474.948.048.2
75.248.175.246.079.8
46.480.1
45.6
2
0
.
9
8.4
3.671.4
0.73.8
32.2149.248.148.1
75.346.575.213.9
17.31.9
25.91.9
35.918.278.9N
60153001530
SCALE IN FEET
= HOPKINS PARK PLAZA OWNED LOTS = HRA OWNED LOTS
03.03.2022
NCopyright 2022 DJR Architecture, Inc.
EXISTING CONDITIONS -SATELLITE VIEW
MAINSTREET AND 5TH AVE N, HOPKINS, MN
5TH ON MAIN
21-124
03.03.2022
1" = 100'-0"
EXISTING CONDITIONS -SATELLITE VIEW
6th AVE N
MAINSTREET1st ST N150'
40'
35'
35'
7th AVE N
5th AVE N
48'
49'NCopyright 2022 DJR Architecture, Inc.
CONCEPT SITE PLAN -LEVEL 1
MAINSTREET AND 5TH AVE N, HOPKINS, MN
5TH ON MAIN
21-124
03.03.2022
1" = 100'-0"
CONCEPT SITE PLAN -LEVEL 1
6th AVE N
MAINSTREET5th AVE N 1st STREET NEXISTING
BUILDING
EXISTING
BUILDING
EXISTING
BUILDING
EXISTING
BUILDING
EXISTING
BUILDING
STORAGE
TRASHMEPCIRCULATION
AMENITY
AMENITY
ACTIVE COMMON AREA
1BR 1BR 1BR+D 1BR+D 2BR 2BR
CIRCULATION
AMENITY
1BR+D
2BR
2BR2BR
2BR
2BR2BR1BR+D1BR+D1BR
CIRCULATION
ACTIVE COMMON AREA
CIRCULATION
STUDIO + ALCOVE STUDIO + ALCOVE
STUDIO + ALCOVE TRASH MEP
STUDIO + ALCOVE
STUDIO + ALCOVE
STUDIO
STUDIO + ALCOVE
STUDIO + ALCOVE
STUDIO
STUDIO
STUDIO
STUDIO + ALCOVE
STUDIO + ALCOVE
STUDIO
STUDIO + ALCOVE
STUDIO + ALCOVESTUDIO + ALCOVE
STUDIO + ALCOVE
STUDIO + ALCOVE
MEP
AMENITY DECK
AMENITY DECK
DN
NCopyright 2022 DJR Architecture, Inc.
CONCEPT FLOOR PLAN -LEVEL 1
MAINSTREET AND 5TH AVE N, HOPKINS, MN
5TH ON MAIN
21-124
03.03.2022
1" = 40'-0"
CONCEPT FLOOR PLAN -LEVEL 1
2BR+D2BR2BR1BR+D1BR+D1BR1BR2BR
2BR
2BR
2BR 2BR
2BR
CIRCULATION
1BR 1BR+D 1BR+D 2BR 2BR
MEP
1BR+D
2BR 2BR
2BR2BR
STUDIO
STUDIO + ALCOVE
STUDIO + ALCOVE
STUDIO
CIRCULATION
STUDIO + ALCOVE STUDIO + ALCOVE
STUDIO + ALCOVE TRASH MEP
STUDIO + ALCOVE
STUDIO + ALCOVE
STUDIO
STUDIO + ALCOVE
STUDIO + ALCOVE
STUDIO
STUDIO + ALCOVE
STUDIO
STUDIO + ALCOVE
STUDIO + ALCOVE
STUDIOSTUDIO + ALCOVE
STUDIO + ALCOVESTUDIO + ALCOVE
STUDIO + ALCOVE
STUDIO + ALCOVE
STORAGE
TRASHMEP
AMENITY
CIRCULATION
CIRCULATION
CIRCULATION
AMENITY
CIRCULATION
CIRCULATION
NCopyright 2022 DJR Architecture, Inc.
CONCEPT FLOOR PLAN -LEVELS 2-4 AND ROOF
MAINSTREET AND 5TH AVE N, HOPKINS, MN
5TH ON MAIN
21-124
03.03.2022
1" = 40'-0"
CONCEPT FLOOR PLAN -LEVELS 2-4
1" = 40'-0"
CONCEPT FLOOR PLAN -ROOF
UP
UP
BIKE
BIKE
BIKE
CIRCULATION MEP
CIRCULATION
MEP
CIRCULATION
PARKING
PARKING
MEP
CIRCULATION
CIRCULATION
MEP
CIRCULATION
STORAGE
DN
DN
BIKE
BIKE
BIKE
TRASH
CIRCULATION
MEP
CIRCULATION
CIRCULATION
BIKE
MEP
CIRCULATION
TRASHCIRCULATION
MEP
CIRCULATION
PARKING
PARKING
NUP
Copyright 2022 DJR Architecture, Inc.
CONCEPT FLOOR PLAN -LEVEL P2 AND P1
MAINSTREET AND 5TH AVE N, HOPKINS, MN
5TH ON MAIN
21-124
03.03.2022
1" = 40'-0"
CONCEPT FLOOR PLAN -LEVEL P2
1" = 40'-0"
CONCEPT FLOOR PLAN -LEVEL P1
Copyright 2022 DJR Architecture, Inc.
CONCEPT EXTERIOR ELEVATION AND PERSPECTIVE VIEWS
MAINSTREET AND 5TH AVE N, HOPKINS, MN
5TH ON MAIN
21-124
03.03.2022
1/16" = 1'-0"
CONCEPT ELEVATION -MAINSTREET
CONCEPT VIEW -CORNER OF MAINSTREET AND 6TH AVE NORTH CONCEPT VIEW -CORNER OF MAINSTREET AND 5TH AVE NORTH
Copyright 2022 DJR Architecture, Inc.
CONCEPT EXTERIOR ELEVATION AND PERSPECTIVE VIEWS
MAINSTREET AND 5TH AVE N, HOPKINS, MN
5TH ON MAIN
21-124
03.03.2022
1" = 20'-0"
CONCEPT ELEVATION -6th AVENUE NORTH
CONCEPT VIEW -CORNER OF 6TH AVE NORTH AND MAINSTREETCONCEPT VIEW -6TH AVE NORTH FACADE AT MID-BLOCK