V. 1. 2022-06 Blake Road Station PUD Amendment and Phase B Site Plan Review
March 22, 2022 Planning Application 2022-06
Blake Road Station
Planned Unit Development Amendment & Site Plan Review for Site B
Proposed Action: Staff recommends the Planning & Zoning Commission adopt the following
motions:
• Move to adopt Planning & Zoning Commission Resolution 2022-01 recommending the City
Council approve an amendment to the Blake Road Station Planned Unit Development
(PUD) to incorporate Site B, subject to conditions.
• Move to adopt Planning & Zoning Commission Resolution 2022-02 recommending the City
Council approve the site plan for Blake Road Station Site B (PID 19-117-21-42-0046),
subject to conditions.
Overview
The applicant, Bryan Farquhar of TF Hopkins, LLC (Trilogy Real Estate Group), requests an
amendment to the Blake Road Station Planned Unit Development (PUD) and site plan review
for Blake Road Station Site B. In August 2021, the City approved the Blake Road Station
Planned Unit Development and site plan for Site A. The applicant now seeks planned unit
development (PUD) amendment and site plan review approvals for the second phase of the
Blake Road Station development (Site B).
Site B is located at the northwest corner of Excelsior Boulevard and Blake Road and its plan are
generally consistent with the original PUD Master Plan. As designed, the proposed building will
include 250 residential units, approximately 10,000 square feet of commercial space and 339
enclosed parking spaces to serve both the residential and commercial uses. Based on the
findings in this report, staff recommends approval of these requests subject to the conditions
detailed in the attached resolutions.
Primary Issues to Consider
• Background
• PUD Amendment
• Site Plan Review
• Engineering Review
• Alternatives
Supporting Documents
• Site Location Map
• Applicant’s Narrative
• Neighborhood Meeting Comments
• Plans and Building Elevations
• Resolution 2022-01 & 2022-02
_________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 2022-06
Page 2
BACKGROUND
This Background section provides a history of existing site, project summary, and a brief
summary of the review process for this development to date. More detailed information about
the project, it’s phasing, design, streetscape and public realm, and retail components can be
found in the applicant’s narrative (see attached).
Existing Site. The 6.4-acre subject property was re-platted as Lots 1, 2 & 3, Hopkins Commerce
Addition in July of 1992. However, the buildings on each of these lots were built much earlier.
Lot 1 (Site C) contains a 44,000 square foot building constructed in 1954 (Goodwill and vacant
space). Lot 2 (Site A) contained a 25,000 square multitenant strip commercial building
constructed in 1957. The building on Lot 2 has been cleared and construction on Site A began
late last year. Lot 3 (Site B) contains a 26,000 square foot multitenant strip commercial building
constructed in 1959. In total, the 3 multitenant strip commercial buildings contained
approximately 95,000 square feet of neighborhood serving retail and service uses.
Project Summary. According to the applicant, the Blake Road Station project will redevelop 6.4
acres of land located at the intersection of Excelsior Boulevard and Blake Road into a multi-
modal, transit-oriented development adjacent to the future Blake Road Station along the Metro
Green Line Extension. Each of the 3 phases of this development are designed to build upon the
improvements of the previous phase and are intended to create an increasingly connected,
pedestrian friendly, and transit focused neighborhood. As detailed in the table below, overall the
site will include 770 residential units and just over 12,000 square feet of retail space.
Blake Road Station Development Summary
Site Start Commercial
Space
Residential
Units
Parcel
Size Density
A December 2021 2,100 220 1.55 Acres 142 Units/Acre
B Summer 2022 10,062 250 2.1 Acres 119 Units/Acre
C 2026-2031 0 300 2.76 Acres 109 Units/Acre
Total N/A 12,162 770 6.4 Acres 120 Units/Acre
Review Process to Date. The review process for this project included both the City’s land use
and zoning review and the required State of Minnesota environmental review processes. The
City Council and Planning & Zoning Commission reviewed the concept plan for this
development in June 2020 and were generally supportive of the design. As a concept plan
review, no public hearing was required. However, because of the ongoing COVID-19 pandemic
the City did require the applicant to hold a virtual neighborhood meeting to engage the
community about their redevelopment plans. Community comments from the concept plan
neighborhood meeting focused on the following topics:
• Business displacement and a need to incorporate affordable neighborhood serving
commercial uses.
• Need for affordable and larger apartment units with 3-4 bedrooms.
• The importance of pedestrian scaled architecture.
• The importance of pedestrian and bicycle access to and through the site.
In response to these comments, the applicant made an effort to improve communication with
existing businesses about the timeline for the redevelopment, provide reduced rents and allow
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Page 3
additional time for businesses to relocate.
After the concept plan review, the project went through the state required environmental review
process in 2020. Based on the size and scope of this redevelopment, the project was required to
go through the environmental assessment worksheet (EAW) process. The EAW process
included a parking study and a 30-day comment period that resulted in comments from 5 state
agencies, Hennepin County, the Hopkins Housing Team and 1 Hopkins resident. The Planning
& Zoning Commission reviewed the EAW on October 14th and recommended City Council
approval. The City Council then reviewed the EAW on October 20th and made a negative
declaration of need regarding the EAW clearing the way for the developer to go through the
City’s development review process.
Following the EAW process, the applicant submitted development applications for the overall
Blake Road Station development and the first phase of this project in June of 2021. These
applications include rezoning, planned unit development (PUD) and site plan review for the first
phase of the development (Site A). The review process for these applications included an in-
person neighborhood meeting on July 14, a public hearing before the Planning & Zoning
Commission on July 27 and review and action by the City Council during their August 2 and
August 17, 2021 meetings. During the development review process, public comment included
the need for affordable housing and commercial space, pedestrian and bicycle improvements,
displacement of existing businesses, environmental concerns and the need for an equitable
development review of the proposal.
Neighborhood Meeting. The current PUD amendment and site plan review applications require
the applicant to host a neighborhood meeting. That meeting took place on March 2, 2022 from
6:00 – 7:30 PM at 1002 2nd Street Northeast (43 Hoops). Neighborhood meetings must be
hosted by the developer and require them to engage with the surrounding neighborhood to
explain their project, answer questions and take any comments. In addition to the in-person
meeting, the applicant was also required to set up a webpage to allow online comments.
According to the applicant, they did not receive any online comments and the overall questions
or concerns from the in-person meeting included the items list below. The applicant’s responses
to these items are detailed in their meeting notes (see attached).
• Affordable housing
• Inquiries from current and prospective tenants about retail space
• Project timeline
• Pedestrian connections and improvements.
Community Comment. Under state law, these applications require a public hearing.
Accordingly, the City published notice of this request and public hearing in the Sun Sailor,
mailed notices directly to all property owners and existing tenants within 500’ of the subject
property, posted a sign on the subject property to inform the general public of the proposed
project and added information about the project and staff and developer contact information to
the City’s website.
The 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
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received no comments or questions regarding this request. During the public hearing, staff will
provide an update on any public comments received prior to the Planning & Zoning
Commission meeting.
PLANNED UNIT DEVELOPMENT AMENDMENT
The applicant received approval of the Blake Road Station PUD and associated Master Plan in
August of 2021. The PUD establishes the Mixed Use zoning district and its development
regulations as the base zone and standards for review. Overall, the PUD entitled lot
configuration, access and private road configuration, and building height for all 3 sites as well as
the setback standards for Site A.
Review of Site B requires separate site plan review approval based on the entitlements
established in the PUD Master Plan noted above and the specific zoning standards of the Mixed
Use district. Deviations from the Mixed Use standards, other than those noted above require an
amendment to the existing Blake Road Station Planned Unit Development (PUD) agreement.
As you may recall, the purpose of a PUD 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.
The requested deviations and items offered by the developer in exchange for the requested
deviations for Site B are compared in the table below. Each of the requested deviations is
compared with the applicable Mixed Use zoning district standards in the Site Plan review section
below.
PUD Comparison for Blake Road Station Site B
Requested Deviations Items Offered to Support the PUD
Building Height Transit Supportive Density
Floor to Area Ratio Linear Park
Setbacks on all 4 Sides of the Building 20 EV Charging Stations
Parking Stall Dimensions
Exterior Building Materials
Transparency & Fenestration
Façade Articulation
When weighing a PUD request, the City should consider if the proposed deviations and items
offered by the developer create a higher quality development, if there is a reasonable trade-off
between these items and if the items offered by the developer help to mitigate the requested
deviations.
Future review of Site C will required separate site plan review approval based on the
entitlements established in the PUD Master Plan and the specific zoning standards of the Mixed
Use district. Deviations from the Mixed Use standards for Sites C other than those specifically
noted in the PUD agreement will require an amendment to the existing Blake Road Station
Planned Unit Development (PUD) agreement.
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It should also be noted that the applicant’s narrative for the original PUD states their intent to
subdivide these properties as part of future development of Site C. Because this project is along
a county road, both the City of Hopkins and Hennepin County will have plat review authority.
With any subdivision, the City has the ability to collect park dedication in the form of land or a
fee-in-lieu. The original PUD established the park dedication rates in place in 2021 which are
$3,000 per unit for multiple family residential and five (5) percent of the fair market value of the
commercial land as estimated by the county assessor.
SITE PLAN REVIEW FOR SITE B
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 the long-term stability of residential neighborhoods and enhances the
built and natural environments within the City as new development and redevelopment activities
occur. Specifically in this case, site plan review is required for the new mixed-use building. Staff
has reviewed the proposed development against the zoning regulations for the Mixed Use
district and the standards established in the Blake Road Station PUD. 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 Metro 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 has a density of 119 Units/Acre. As
noted above, the site is also zoned Mixed Use with a planned unit development which is
consistent with the comprehensive plan designation.
Height. The applicant’s plans call for the building on Site B to be a total of 7 stories which is
consistent with the height standard established for Site A, B and C under the Blake Road Station
PUD. In total, the building will have one level of parking below grade, two levels of concrete
construction for commercial and amenity spaces and additional parking, and five stories of
wood-framed construction for residential apartment units. As a mixed-use building, the base
Mixed-Use zoning would allow the building to be up to six stories in height. However, the PUD
allowed for one additional story in exchange for the development more closely meeting the 2040
comprehensive plan density goals around light rail stations.
Floor to Area Ratio (FAR). As designed, the Floor to Area Ratio (FAR) for Site B fails to meet
the standard of the Mixed Use district. FAR is a measurement of density calculated by dividing
the floor area of a building by the lot area of the parcel on which the building is located. In the
Blake Road Station Area, the FAR standard is a minimum of 2 and a maximum of 3 for
residential buildings and a minimum of 3 and a maximum of 5 for mixed use buildings. The
building on Site A is considered a mixed-use building because it includes commercial space.
With a proposed FAR of 2.8, the building on Site B does not conform to the minimum 3.0 FAR
standard. However, given the overall design of the site, the proposed 2.8 FAR is acceptable
under the PUD.
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Setbacks. As designed, the building on Site B does not meet the setback standards for the Mixed
Use district. The table below compares the required and proposed setbacks for Site B.
Overall, the proposed setbacks are less than required on the north, south and east sides of the
building but greater than required on the west side of the building. This design results in
additional space for a linear parking along the west side of the site which results in a more
pedestrian and transit focused layout and is acceptable under the overall planned unit
development.
Setback Review for Blake Road Station – Site A
Setback Standard Proposed Status
Front (South) 15’ – 25’ 10’-8” to 18’-2” Non-Conforming (-4’-4” to -6’-10”)
Front (East) 15’ – 25’ 9’-8” to 28’-5” Non-Conforming (-5’-4” to +3’-5”)
Front (west) 15’ – 25’ 32’-8’ to 49’-10’ Non-Conforming (+22’-8” to +24’-10”)
Rear (North) 10’ 5’-3” to 20’-7” Non-Conforming (-4’-9” to +10’-7”)
Note: Setbacks are measured from the foundation; however, it should be noted that stories 3-7 along the south side of the building are
recessed which results in great visible setback for these upper floors.
Off-Street Parking & Travel Demand Management. The applicant conducted a traffic impact
analysis as part of the concept plan and environmental review processes. Overall, the study
confirmed the City’s off-street parking requirements of the Mixed Use district and the number
of parking spaces proposed by the developer were adequate for all 3 buildings.
A specific review of Site B finds the proposed off-street parking meets the requirements of the
Mixed Use district. These standards require residential uses provide a minimum of 1 and a
maximum of 1.5 enclosed parking stalls per unit and 1 guest stall per 15 units. Using these
standards, the 250 unit building proposed for Site B is required to provide at least 267 off-street
parking stalls and a total of 339 are proposed.
Of the 339 total proposed stalls, 297 are reserved for residential use while 42 are designated to
serve the commercial uses. Under this parking division, the site exceeds the minimum amount
of required residential parking by 30 stalls but is 8 stalls under the minimum commercial parking
standard of 1 stall per 200 square feet. Therefore, staff recommends a condition of approval
require the applicant to reallocate the parking so that 289 stalls are assigned to residential and 50
are assigned to commercial uses.
The recommended allocation of parking results in a parking ratio of 1.15 stalls per unit for
residential and 1 stall per 200 square feet for commercial. By comparison, Site A has 256 total
stalls with a parking ratio of 1.16 stalls per unit.
Bicycle Parking. According to the applicant’s narrative, bicycle parking on Site B exceeds the
minimum requirements of the Mixed Use district. For multifamily residential, the Mixed Use
district requires 1 long-term space per 2 units and 1 short-term space per 20 units or a total of
138 bicycle parking spaces. According to the applicant, there will be 150 bicycle parking stalls
for residential use within the building. However, the location of these stalls is not illustrated on
their plans. Staff recommends that a condition of approval require the applicant to revise their
plan to show at least 138 long-term bicycle parking stalls within the building and at least 13
short-term stalls outside the building.
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The Mixed Use district also requires bicycle parking for the commercial space. These standards
require at least 0.5 long-term spaces per employee and 0.5 short-term spaces per 1,000 square
feet of net building area. According the applicant’s narrative, to meet these requirements Site B
will have 20 bicycle racks located within the right-of-way adjacent to the building’s primary
entrance. However, the required 5 long-term space must be located within the building. Staff
recommends that a condition of approval require the applicant to revise their plan to provide at
least 5 long-term commercial bicycle parking stall inside the building in close proximity to the
commercial spaces. The balance of the 15 commercial bicycle parking stalls may be located
outside the building close to the entrances to the commercial space. Any bicycle parking located
within the public right-of-way must be approved by the City and or Hennepin County.
Shadow Study. The Mixed Use district requires a shadow study for all buildings four stories or
higher and the applicant has included this study with their plans. According to the Mixed Use
district standards, the shadow study must indicate the shadows cast at the shortest and longest
days of the year. Impacts of a shadow on the surrounding property may be a reason to lower
and/or adjust the location or height of buildings. Staff review of the shadow study finds little to
no impact on adjacent properties even with the additional height to 7-stories allowed through
the PUD.
Exterior. Exterior materials proposed for Site B do not meet the standards of the Mixed Use
district. 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. The proposed exterior materials for the building
on Site B are summarized in the table below.
Exterior Materials for Blake Road Station Site B
Material North South East West
Brick Veneer 32% 32% 15% 44%
Metal Panel 7% 8% 15% 12%
Metal Tile 36% 37% 32% 31%
Fiber Cement Lap Siding 25% 23% 38% 14%
Total 100% 100% 100% 101%???
Of the proposed exterior materials detailed above, only the brick qualifies as a primary material
and it covers 32% of the north and south, 15% of the east and 44% of the west sides of the
building on Site B. While these are significantly less than the requirement, the applicant notes
that the brick material is concentrated on the first two levels of all sides of the building to
enhance the ground level pedestrian experience. This design and mix of materials for the
building on Site B is acceptable under the overall planned unit development.
Building Orientation. The building on Site B conforms to the building orientation standards of
the Mixed Use district. Buildings within the Mixed Use district must be oriented toward the
pedestrian by providing a direct link between each building and the pedestrian walking system,
with emphasis on directing people to a transit station.
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The applicant’s plans for Site B show the building will have pedestrian connections to the
existing sidewalk along both Blake Road and Excelsior Boulevard that will eventually connect
with the sidewalks and streets planned for overall site and the City’s sidewalk and trail system.
Staff recommends a condition of approval require the applicant to revise their plans to include
architectural features that will make the building entrance along Blake Road more noticeable to
pedestrians.
Transparency & Fenestration. The building on Site B does not meets the transparency &
fenestration standards of the Mixed Use district. The Mixed Use district requires 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. And the building must have at least 30 percent fenestration for
windows above the first floor for all sides of the building.
The applicant’s narrative and plans only provide transparency information for the north and
west side of the building along the first floor and those percentages do not meet the minimum
transparence standards. Staff recommends that a condition of approval require the applicant to
revise their plan to provide transparency on the first floor of at least 60 percent along the south,
east and west sides of the building and at least 50 percent along the north side of the building.
The applicant shall also submit information demonstrating at least 30 percent fenestration for
windows above the first floor on all sides of the building.
Façade Articulation. The building on Site B does not meet the façade articulation standards of
the Mixed Use district. These standards require the primary street side façade of a building shall
not consist of 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. While of the building’s architectural elements (window, balconies and
materials) provide some break-up of the elevation, there is no variation in the roofline and
variation in the plain of the elevation exceed the 25-foot minimum. Overall, this design is
acceptable under the PUD provided the applicant revise their plans to include a building cap
architectural feature (parapet with a horizontal shadow line or lintel).
Sidewalks. Site B meets the minimum sidewalk standards of the Mixed Use district. The Mixed
Use district requires a minimum 5-foot wide sidewalk along the frontage of all public streets and
within and along the frontage of all new development or redevelopment. The applicant’s plans
illustrate sidewalks of at least 5 feet along all four sides of the building; however, the sidewalk
along the north side of the building passes through a corridor that is just over 5 feet. As a result,
staff recommends a condition of approval require the applicant provide enhanced architecture
on the first two stories along the north side of the building to improve the pedestrian experience
through this corridor (see transparency section above).
Pedestrian/Streetscapes. The applicant’s plans appear to meet the pedestrian and streetscape
standards of the Mixed Use district. 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
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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 to provide more detailed streetscape information for street furniture and
light (see also landscaping and exterior lighting sections below).
Landscaping. The applicant’s landscape plan for Site B exceeds the landscaping standards for
the Mixed Use district. According to the applicant’s estimates, this project is required to provide
$103,000 in landscape improvements with at least 25% allocated to pedestrian/streetscape
improvements (see section above). In this case, the applicant’s plans include $286,000 of total
landscaping improvements with $188,000 of plantings, fencing and irrigation and $98,000 (or
34%) in pedestrian/streetscape improvements. Staff recommends a condition of approval
require the applicant to provide a landscape and pedestrian/streetscape letter of credit in a form
acceptable to the City Attorney for 125% of the value of all improvements. The City will hold
the letter of credit until all pedestrian/streetscape improvements have been installed and all
plantings have survived at least one growing season.
Signs, Canopies and Awnings. The plans for Site B do not include a specific sign plan.
However, the plans do include general information about a monument style sign in the southeast
corner of the site adjacent to the Blake Road and Excelsior Boulevard intersection. All signs
must be approved through a separate administrative permit subject to conformance with the
standards of the Mixed Use district and sign regulations contained in Article XXI - Signs. It
should be noted that the original PUD allowed for a specific ground sign located at the
southwest corner of Site B. This item is addressed in the original PUD and is in addition the
future sign proposed for the southwest corner of Site B.
Trash Enclosure. The applicant plans to store trash containers within the underground parking
garage. The applicant shall designate a specific location within the Level 1 parking garage and an
on-site location for trash pickup. Trash pick-up shall not occur within the public right-of-way or
any street surface.
Exterior Lighting. The applicant’s plans for Site B include a photometric site plan but does not
include detailed light fixture information. The Mixed-Use district standards require 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 action on this item by the City Council.
This plan shall include both pedestrian-scale street lights (no greater than 12’ in height) as well as
all building exterior lighting, light fixture spec sheets and photometric data demonstrating equal
to or less than 1.0 lumens at any non-residential property line or 0.5 lumens at any residential
property line.
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, runoff from Site B will be conveyed to the future 325
Blake Road regional stormwater treatment facilities via the Powell Road diversion. More
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detailed information about the applicant’s stormwater treatment plans can be found in the
attached project narrative. Staff recommends a condition of approval require the applicant to
receive all necessary approvals from the City Engineer and the Minnehaha Creek Watershed
District prior to issuance of a building permit.
ENGINEERING REVIEW
The Engineering Department offers the following comments.
• Conformance with all applicable conditions of the PUD Master Plan approval.
• Conformance with all requirements of the Traffic Impact Study.
• Storm Sewer
o Watershed review and approval required
o All underground detention and newly installed infrastructure will be private, and will be
the responsibility of the owner/developer for all future maintenance.
• Water/Sewer
o All newly installed infrastructure will be private, and will be the responsibility for the
owner/developer for all future maintenance. This includes hydrants, valves, and service
connections.
o ROW permit will be required for any work in the public ROW. This includes Hennepin
County and Hopkins.
o There are no local SAC or WAC fees. Met Council SAC fees may apply.
• The monumentation at Blake and Excelsior may be removed.
• The City is only responsible for snow removal for sidewalk and trails within the public
ROW. The owner is responsible for all other snow removal. The developer may remove
snow from the public ROW.
• Lighting with the ROW shall match adjacent corridor lighting.
• Irrigation shall be provided in all ROW boulevards. Coordinate location and type with
Hopkins Public Works.
ALTERNATIVES
1. Recommend approval of the planned unit development (PUD) amendment & site
plan for Blake Road Station Site B. By recommending approval of these applications, the
City Council will consider a recommendation of approval.
2. Recommend denial of the planned unit development (PUD) amendment & site plan
for Blake Road Station Site B. 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 & Zoning Commission find that further
information is needed, these items should be continued.
Site Location Map for Blake Road Station
Subject Property
Blake Road Station -- pg 1
Blake Road Station – Phase B
Project Narrative – Formal Review
2022-02-18 Submission (03-17-22 Update)
PROJECT OVERVIEW
The Blake Road Station project is the redevelopment of 7.4 acres of land located at the intersection of
Excelsior Boulevard and Blake Road South in Hopkins, MN. Trilogy Real Estate Group has been working
with the City of Hopkins to develop the site in a three-phase, multi-modal transit-oriented development
adjacent to the Blake Road Southwest LRT Station. The project received PUD and Phase A site plan
approval in August of 2021, allowing for construction to begin on the first building in December of 2021.
The second phase, which is the subject of the current site plan approval request, is situated on the
corner of Excelsior and Blake Rd and will serve as a welcoming gateway to the project and City of
Hopkins. When the third phase is completed, the development will be an anchor for the new transit
station and will advance long-standing City goals outlined in numerous area planning documents,
including the East Hopkins Land Use & Market Study (2003), Blake Road Corridor Small Area Plan (2009),
Blake Road Corridor Study (2015) and the Blake Road LRT Station Area Development Guidelines (2015),
as discussed in more detail in the latter part of this narrative.
As early as 2003, the East Hopkins Land Use & Market Study confirmed that redevelopment within the
City’s east end along Excelsior Boulevard and Blake Road would require a significant catalyst to help
overcome certain existing barriers and obstacles to market delivery of such redevelopment. The
applicant believes that the high-quality redevelopment of the project site and creation of a new transit-
oriented node with significant residential density will provide such a catalyst. Each phase will build upon
the improvements of the previous phase and will ultimately result in an increasingly connected,
pedestrian friendly, and transit-focused community. The project will add to the mix of housing choices
for area residents, providing a new opportunity to live immediately adjacent to the light rail transit
station.
STREETSCAPE AND PUBLIC REALM
The development team has approached this site as a unique opportunity to complement the
transformative power of the Southwest LRT line. Each phase of the Blake Road Station project defines
and beautifies the streetscape while complementing the crucial transit functions in and around the site.
Currently, two of the three parcels on the site are comprised of older, stressed pavement with ill-
defined access and a plethora of surface parking stalls. The Planned Unit Development that was
previously entitled will transform the site and emphasizes a neighborhood scale of connected streets,
with traffic calming measures and pedestrian features that will significantly improve the aesthetic of the
gateway to the City of Hopkins.
This is the second of three parts of the projects vision that includes extensive pedestrian
improvements for the area including sidewalk connections through the site with boulevards and a
rhythm of deciduous street trees will provide a human-scale canopy year-round. The trees’ summer
shade reduces the heat island effect, creating a comfortable microclimate when needed most. Both
the trees and parallel parking zones will help to create visible friction that will successfully reduce
driving speeds to provide a safer environment for people, bikers, and drivers. The pedestrian zone
along Excelsior Boulevard and Blake Road expands to a width suitable for public street amenities
including benches, bike racks, street lighting and planting beds.
Phase B of the development will begin to define a new north-south street that divides the sites in two
Blake Road Station -- pg 2
and will connect to the SWLRT station. This phase creates the spine between the first phase from which
stems entries, active uses, and a newly created linear pocket park. Adjacent to the future use parcel that
sits immediately to the north of this phase of the project, the pocket park will feature seating, natural
play features, landscaping, and a pedestrian walk that offers a connection from Blake Road to the
interior of the development. The pedestrian connection will provide flexibility to adapt to opportunities
that may develop on the future use parcel that is not currently controlled by the applicant.
BUILDING DESIGN
Blake Road Station will provide creative, mid-rise residential buildings that maximize density while
emphasizing green space and public realm at the street level. The proposed style of construction for
Buildings B is five levels of wood framing over two levels of concrete podium and a below-grade level of
parking; similar to Building A. Trilogy envisions a community that values leisure and comfort with the
ease of urban connection. The exterior building design draws on these qualities of being a transition
from an urban to naturalistic landscape. The architecture offers a refined exterior material palette that
reinforces this site’s potential as a catalyst for beautiful design and smart growth in the Blake Station
area of Hopkins. The palette, forms, colors, textures, and details create a coherent whole that is
energizing and enduring.
The design of Site B builds on the design language established by Site A. Where Site A has a warm, neutral
tones to evoke a feeling of rural comfort, Site B uses similar materials and massing but in a higher contrast
color scheme that is dressier and more formal, better suited to its location and role as a gateway building.
While the forms of Site B are simple and peacefully resolved they are meant to have more of a “signature”
presence both for the development and for the city of Hopkins.
At street level, the sidewalk experience at the base of Site B is nearly identical to that of Site A. This is
intentional so that the campus will have a sense of place with small differences that can be explored. The
articulation in the masonry of Site B is also slightly more animated to enliven the pocket park. Site B has
much more commercial square footage. The commercial sidewalk experience is metal clad. It has a clean
and modern look, clearly differentiated from the residential and amenity areas at street level, while also
maintaining specific historic references to a cornice and traditional façade signage. Blade signs also neatly
slot into the elegant panel system used to define the retail facades. Building lighting is utilized to enhance
the sidewalk experience throughout.
At the upper levels, all facades are clad with durable materials. Masonry and medium gauge metals and
composite metal panels along with quality windows comprise more than eighty percent of the façade
surfaces on the primary sides of the building along Blake and Excelsior. The primary sides as well as the
west side of the building are articulated with separate clearly defined masses, each with its own carefully
composed façade whether the function within the building is residential, parking, retail, or private
amenity. The projecting masses are wrapped consistently on all three sides, expressing how the building
is organized into separate groupings in a beautiful and balanced architecture while also saying something
about how each of the individual homes within are configured. Fiber cement lap siding is shown in
recesses in order to visually separate these areas from the main facades’ more prominent architectural
elements. As with Site A, the metal portions of the cladding on Site B will also have an attractive luster.
Metallic luster allows the building to show its personality by dressing itself in the colors of its
surroundings, most beautiful at sunrise and sunset but also softly echoing the glow of the carefully
designed and manicured pedestrian realm at ground level, reflecting its current lighting configuration
and its active uses.
Blake Road Station -- pg 3
Amenity courtyards, balconies, and terraces extend living spaces to the outdoors while improved
sidewalks and connections encourage active lifestyles for residents. Ground floor retail space will
enhance the streetscape experience and provide an opportunity for retailers to have an intimate
connection with residents, LRT riders, and the surrounding Hopkins community. With proximity to the
Cedar Lake Trail, each building will supply ample storage and access to bicycle repair facilities to
encourage bicycle use for recreation as well as daily commuting.
Similar to Site A, these state-of-the-art dwelling units will support the residents’ sustainable living
experience by providing urban housing that incorporates energy-efficient appliances, low-flow water
fixtures, low-VOC paints, building-wide recycling practices and encouraging car-free living. The buildings
will be designed to incorporate assemblies that ensure high-quality acoustical performance between
units (wall and floor assemblies).
DEVELOPMENT PHASING
Commencement of construction of the various phases is dependent upon market conditions and
existing lease agreements. Subject to those conditions, the development team currently anticipates the
following construction start dates for the various phases:
Building A: Under Construction
Building B: Summer 2022
Building C: Spring 2026 – 2031 (pending existing lease agreements)
CITY APPLICATIONS/APPROVALS
Previous Approvals
• Zoning Application: Requesting rezoning from B-4 (Neighborhood
Commercial) and I-1 (Industrial) to Mixed Use District
• Planned Unit Development (PUD) Submittal (for the Overall Site)
• Site Plan Approval for Site A (Site Plan Review Application)
• Travel Demand Management Study approved by the City of Hopkins and Hennepin
County
• Execution of a Planned Unit Development Agreement
Site Plan Approval for Site B (Site Plan Review Application)
The development plan may necessitate re-platting of the land in future phase C
Approvals from the Minnehaha Creek Watershed District
Amendment to the Planned Unit Development Agreement
Blake Road Station -- pg 4
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 Site B are summarized in the following table:
Requested Deviations
Category Mixed-Use Standards Proposed for Site B
Building Height 6 stories 7 stories granted with previous PUD approval
Floor Area Ratio 3.0 2.8
South Setback 15’ – 25’ 10’-8” to 18’-2” on Levels 1 and 2
25’-1” to 30’-8” on Levels 3 thru 7
West Setback 15’ – 25’ 32’-8” to 49’-10”
East Setback 15’ – 25’ 9’-8” to 28’-5”
North Setback 10’ 5’-3” to 20’-7 on Levels 1 and 2
11’-1” to 20’-4” on Level 3 thru 7
Parking Stall Dimensions 9 ft x 20 ft 9 ft x 18 ft
Primary Exterior Building
Materials
The zoning material
guideline does not
identify the metal
panel tile as a
primary or secondary
material
High-quality, primary materials of brick and
glazing are proposed at Levels 1 and 2 of Building
B. The applicant proposes the metal tile material
as an equally durable and attractive option to
other primary materials.
Exterior Building Material
Percentage
20% maximum for
secondary materials
such as fiber cement
siding
East elevation – Fiber cement siding, a secondary
material, covers about 24% of the east elevation.
Requested deviation to allow up to 30% for
secondary materials on the east elevation.
Building Transparency 60% transparency
between 2 ft and 8 ft
West elevation: 30% tinted or opaque glazing and
20% recessed brick is proposed between 2 and 8
ft.*
Signage One monument sign
permitted for each
multi-tenant building
provided the surface
area of the sign does
not exceed 2 sq ft per
front foot of lot. No
sign shall be over 150
sq ft, 20 feet in height
and have a setback in
no case less than 20 ft
from the property
lines.
Approved as part of the PUD, a 3 ft x 6 ft
monument sign at the southwest corner of Site
B is proposed as a marker for Goodwill.
Blake Road Station -- pg 5
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 better aligns with overall Comprehensive Plan goals.
To ensure a high-quality development, the applicant is proposing the following site enhancements in
support of the proposed deviations:
Enhanced Pedestrian Scale Architecture
Primary building materials of brick, metal and glass are focused at the first two levels of the street-facing
elevations. Other building elements such as canopies, building mounted light sconces, a trellis over the outdoor
seating area and recessed balconies enhance the street presence and pedestrian experience at the ground
floor. Stepping back the building at the third level along Blake and Excelsior creates a 2-story expression at
focused pedestrian areas to further emphasize the human scale. Finally, the selected metal panel tile is both
modern and traditional, with a shingle shape that creates a more residential scale at the upper-level elevations.
Site signage will be constructed with materials that match the architectural style and materials of the building.
The base of the primary monument sign for the development will be surrounded by landscaped planting beds
and enhanced with seating opportunities. The development team is open to working out a solution for public
art at this intersection.
Active Uses and Building Transparency
With effectively three front yards on Site B, the pedestrian scale design and site programming ensures
articulation and interest on all sides, rounding out the 360-degree architecture of the building design. Active
uses line the public street frontages with multiple retail spaces lining Blake Road and anchoring the southeast
building corner. Shared building amenity spaces for residents will front Excelsior Boulevard with the primary
residential entrance at the intersection of Excelsior and the new north-south internal road. Building accent
lighting will enhance the building architecture throughout the site.
The elevations along Blake Road and Excelsior Boulevard will meet or exceed the city ordinance minimum
requirement of 60% transparency for front street-facing façades (between 2 ft and 8 ft).
Where 60% transparency is not provided along the western elevation facing the private internal road,
windows are provided into the parking garage and the wall is comprised primarily of brick. The wall acts
as a backdrop for the public linear park and will be planted with trees and vines that will provide another
layer of visual interest for passersby that varies with the seasons. The western façade will incorporate
recessed detailing along with the glass, accounting for a total of 50% of the elevation (30% glazing and
20% recessed brick) The western drive is a private road created by the development team, so it is unclear
if a deviation should be required for this frontage, as this isn't a city street.
The north elevation will receive a similar treatment to the West with the addition of wrapping the retail
detailing around the corner. Then elevating the visual interest and aesthetic with a balanced mix of
glazing, brick accents and illuminated façade. There is no glazing or transparency requirement as it does
not face the street or a public right-of-way, but ±20% tinted/opaque glazing is provided in addition to
±22% façade detailing with a recessed brick accent.
Blake Road Station -- pg 6
Site Access Improvements
The master plan for the new development aligns directly with goals from Station Area Planning documents. A
new network of publicly accessible streets divides the site into pedestrian-scaled, walkable quadrants and
connect the surrounding context to the SWLRT station. The new north-south street becomes the crucial spine
from which stems primary building entries, active uses, and a public linear park. The east-west street further
breaks down an otherwise super block, improving circulation and creating a tree-lined street with parallel
parking and walk-up townhome 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. Both the trees and parallel parking zones will help to create visible friction that will successfully
reduce driving speeds to provide a safer environment for people, bikers, and drivers. The pedestrian
zone along Excelsior Boulevard (ranges from 28’ to 34 ft) and Blake Road (ranges from 17’-6” to 34 ft)
expands to a width that supports public street amenities including benches, bike racks, street lighting
and planting beds.
The deviations for building setbacks are a result of the unique property configurations at this site, and
the proposed 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.
Along the northern edge of the site, a sidewalk is proposed within the rear yard. While this is not along
a frontage road and therefore not required, Trilogy believes this added pedestrian pathway through the
site will be a great amenity for the adjacent community. Providing this east-west connection will allow
those walking along Blake Road or coming from the LRT station to access the interior of the site and the
pocket park without having to walk up to Excelsior Blvd to do so. The sidewalk will be well lit with
building mounted and bollard lighting. Native plantings will line the majority of the pathway, and
decorative screening and a wood fence will provide visual interest along the way.
Exceeding Stormwater Standards
The applicant is exceeding the Minnehaha Creek Watershed District and City of Hopkins’ minimum
standards for stormwater treatment. Runoff from this Site will be conveyed to the future 325 Blake
Road regional stormwater treatment facilities via the Powell Road diversion. However, the new
landscape areas, underground pipe retention systems and Jellyfish treatment structures proposed on-
site will not only provide rate control but will treat the first 2-inches of rainfall from the impervious
area. This is a substantial improvement from the site condition today as the site is primarily impervious
surface and stormwater runs off without any treatment or attenuation.
In summary, the new landscaping will help with stormwater abstraction and the underground treatment
system will retain and treat stormwater in excess of MCWD and City standards. The proposed on-site
stormwater management system exceeds MCWD/City standards by providing filtration treatment above
the required 2” rainfall event. The detention systems (BMP 2A and BMP 2C) have the volume capacity to
treat up to a 2.55” rainfall event. The proposed Jellyfish Filter systems (BMP 2B and BMP 2D) have the
capacity to treat a flow rate of 1.30 CFS and 0.85 CFS, respectively. The corresponding modelled flow
rates are 1.24 CFS and 0.72 CFS, which are within the filtration system treatment capacities. MCWD also
requires 70% TSS removal, whereas BMPs 2B and 2D have an 80% removal efficiency. With 88% of Site
capture, the filtration system provides 71% TSS removal.
Blake Road Station -- pg 7
MCWD requires proposed runoff rates to be equal to or less than the existing condition. Total proposed
site runoff rates are reduced by approximately 26-66% from the existing condition, depending on the
rainfall event.
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. The
landscaped area within the study area is almost doubled from the existing conditions as well. Due to
contaminated groundwater conditions, this additional landscape area has not been included in the
model for viable infiltration to be conservative, but the new landscape areas will certainly provide
additional volume reduction in reality.
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).
As previously mentioned under ‘Streetscape and Public Realm,’ the master plan includes generous
planted zones (6 ft to 12 ft wide) and a rhythm of deciduous street trees that will provide a human-scale
canopy year-round. The trees’ summer shade reduces the heat island effect, creating a comfortable
microclimate when needed most.
A linear public park is proposed on the western edge of Building B. The pocket park offers opportunities
for a quick hangout spot or a chance for larger community gatherings to occur. A central plaza space of
crushed stone, column lights, artful concrete ‘asterisk’ blocks and moveable café tables/chairs provide
flexible seating arrangements. A mini stage for small performances is proposed along with some nature
play balance sculptural elements. Additional gabion wall seating is provided along the edges. A spot
for a food truck offers potential food options. Native landscape plantings and trees contributes to a
more natural backdrop.
The streetscape will be greatly improved with new planning beds along Excelsior and Blake Road.
Raised curb planting beds will be similar to Phase A and provide a visual continuity along Excelsior.
New trees and plantings will help extend the existing Blake Road streetscape. Building edges are
enhanced by green and planted yards with an array of site-appropriate species. This variety adds a
visually interesting green environment and is a significant improvement from existing conditions today.
Calculating the minimum landscape value based on the current project budget for Site B and per the
City’s landscape code requirements (section 102-375 Landscaping), the minimum landscape value is
approximately$103,000, with at least 25% allocated to pedestrian improvements. The estimated
Landscape and Pedestrian/Streetscapes value for Site B will exceed the minimum landscape value
requirement.
We estimate that Site B will provide the following:
- Trees: $33,000
- Shrubs: $25,000
- Grasses: $12,000
Blake Road Station -- pg 8
- Sod: $6,000
- Planting Soil: $25,000
- Edger/Mulch: $22,000
- Irrigation: $40,000
- Fencing/screening: $25,000
Excelsior & Blake Boulevards
- Curb islands: $32,000
- Pavers: $26,000
- Site Furniture: $15,000
- Lighting: $25,000
TOTAL ESTIMATED LANDSCAPE VALUE PROVIDED $286,000
Specifics for Site B’s landscaping plan and plant species can be found within the application materials.
Proposed Pet Exercise Area (Dog Park) & Relief Areas
The importance of providing a formal exercise area for pets, specifically dogs, has been acknowledged
by including a dog park along the west side of the future Site C building. The dog park will be fenced
and includes small-scale lighting, seating and receptacles for proper disposal of animal waste.
A dog relief area will be provided for use by residents along the west side of Building B.
Bike Amenities
With immediate access to the Cedar Lake Trail, ample bike amenities will promote the use of multiple
modes of transportation for residents and patrons to the site. The city standard for bike parking is one
long term stall per 2 units and one short term per 20 units (138 total bike racks). Building B will
accommodate over 150 bike racks for resident storage within the building. The Mixed Use district bicycle
parking requirements are 0.5 long-term spaces per employee and 0.5 spaces per 1,000 square feet of
net building area or 5 spaces. Public bike racks (20 capacity) are located within the right-of-way
adjacent to the primary Building B entrance as well as adjacent to the retail uses along Blake Road. A
bike wash area with automatic shut off timer will be available in the P1 parking level. The development
team is open to providing space on site to accommodate city micro mobility solutions in the future.
Sustainable Design
The project is enrolled in the Xcel Energy Design Assist (EDA) program to evaluate and prioritize
strategies in order to maximize energy efficiency. See separate attachment for a comprehensive
summary of the energy saving and sustainable design features of the project.
Support of Comprehensive Plan Goals
The project supports and further advances a number of goals outlined in the City’s 2030 Comprehensive
Plan and draft 2040 Cultivate Hopkins Plan. See summary of these goals below within the PUD
statement section.
Blake Road Station -- pg 9
PLANNED UNIT DEVELOPMENT STATEMENT
Per Hopkins, Minnesota, Code of Ordinances, Part III – Land Development, Chapter 102 – Planning and
Zoning, Article XX. – Planned Unit Development, Sec. 102-680, (e), (6), the applicant is responding to the
following:
A written statement generally describing the proposed PUD and the market which it is
intended to serve and its demand showing its relationship to the city’s comprehensive plan
and how the proposed PUD is to be designed, arranged and operated in order to permit the
development and use of neighboring property in accordance with the applicable regulations of
the city.
Market
The proposed Planned Unit Development is intended to serve the growing population of Hopkins and
provide dwelling units within one quarter of a mile of the future Blake Road Southwest LRT Station. It is
anticipated with the proposed future LRT station that this site will be a regional draw for apartment-
dwellers.
Trilogy will deliver an incredibly important development node along Blake Road, as envisioned in
numerous planning documents, including the East Hopkins Land Use & Market Study, Blake Road
Corridor Study and the Blake Road LRT Station Area Development Guidelines. This project will be an
anchor for the LRT station and act as a catalyst for future development in the area. Many of the
development recommendations outlined in the station area development guidelines are being realized
within the proposed project. Here are just a few of the stated goals that will be supported by the
project’s site and building design:
Site Design:
Create a connected, walkable, mixed-use, sustainable neighborhood, with a pedestrian-oriented
and human-scale streetscape
Improve safety and security with strategies such as greater security presence, improved lighting,
and other practices such as CPTED (Community Policing Through Environmental Design)
Pursue transit-oriented design that enhances multi-modal access, and provide for bicycle
accommodations (racks, lockers, etc.) for businesses and residents.
Add green space to soften the built environment that would allow for outdoor use year-round.
Utilize landscaping and streetscape amenities to create stronger pedestrian district.
Limit surface parking with new development encourage underground or structured parking
Neighborhood Diversity:
Provide for a range of housing types and price points to meet the needs of people in all stages of
life, with the design flexibility to accommodate changing lifestyle needs
Utilize universal design principles that can respond to changing demographic needs and
anticipate in innovative ways to address the dynamic and changing needs of residents
Strengthen the vitality of the area through increased density and mixed commercial and
residential uses
Promote high-quality design
Enhance a sustainable neighborhood by promoting energy efficiency and renewable energy
Create opportunities to live, work, learn, play – the spectrum of elements for a healthy
community
Sustainable Design:
Blake Road Station -- pg 10
Improve water and environmental quality
Incorporate sustainable development practices into new construction projects
Neighborhood vitality and livability:
Multi-family housing amenities such as guest suites, work-from-home opportunities, and shared
space for larger gatherings
Medium to high density residential, to preserve green space and enhance street-level amenities
Locally owned businesses and increased opportunities for residents of all ages to live and work
in the area
The potential for commercial uses that enhance rather than compete with downtown Hopkins
Mainstreet vitality
Creative ways to support small cultural businesses that serve the community
Convenience services (e.g. pet maintenance areas, bike repair, etc.), especially near the transit
station
Flexible space that can adapt as needs change
Welcome developers and businesses that operate with equity principles of hiring and wages
Comprehensive Plan
The 2040 Comprehensive Plan Update – Cultivate Hopkins – guides this property as Activity Center.
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 density 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. 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 proposed project illustrates a residential density that is consistent with the Activity Center guidance,
but it falls short of the 2040 guidance for commercial space percentage. Site A will provide 2,000 sq ft of
retail space along Excelsior Boulevard and Site B will provide 10,000 sq ft of retail space fronting Blake
Road. Trilogy is responding to current market conditions that are more immediate than a
comprehensive plan’s land use guidance. The Retail Component Evaluation performed concluded that
retail in this development is high-risk. The applicant is attempting to work with the City of Hopkins to
address the retail desire, but also needs to be vigilant and not over supply the site. There are negative
ramifications to continually vacant retail space. The applicant believes strongly that multi-family
residential is highest and best use for this location. The constraints of the site are prohibitive to adding
traditional retail space to the development.
The Applicant is responding to the 2040 comprehensive plan with an overall development project that
supports the following stated goals:
Encourage transit-oriented development (development that emphasizes pedestrian and bicycle
connectivity and a broader mix of uses at densities that support transit) in areas with high
quality transit service, especially within a quarter mile of light rail stations or high-frequency bus
Blake Road Station -- pg 11
routes.
Plan for appropriate amenities, high-quality design, pedestrian and bicycle facilities, and open
space in high growth areas, particularly in the Neighborhood Center, Activity Center, and
Downtown Center future land use categories or other areas in close proximity to transit.
Encourage the transition of selected auto-oriented areas into Activity Centers, as defined and
designated in the comprehensive plan.
Improve pedestrian and bicycle access throughout the community, particularly in the Centers
future land use categories as defined and designated in the comprehensive plan or other areas
in close proximity to transit.
Engage the community to explore how to increase the mix of housing types near transit
corridors, parks, and the Centers future land use categories as defined and designated in the
comprehensive plan.
Encourage all new projects to have a positive relationship to the street by orienting main
entrances to the front of the property, connecting the front door to the sidewalk, and reducing
parking between the building and the street as much as possible.
Designed, Arranged, Operated
This project will not impede improvement of surrounding properties, and the PUD is designed and
arranged to permit the orderly development and use of neighboring property in accordance with the
applicable regulations of the City. The organization of the parcels within this development is specifically
intended to create a walkable, transit-oriented community. The height and associated density of the
project will provide housing to help meet City goals for increasing housing options in Hopkins along
transit corridors. The proposed residential and retail uses are compatible with and will enhance the
existing character of the area. High-density, mixed-use redevelopment of this site is consistent with City
goals and, by being responsive to the land use policies for this area, the project will promote the orderly
development of the Blake Road Corridor.
The contemporary, high-quality building design will be an attractive addition to this important
intersection at Blake Road and Excelsior Boulevard, and the mix of uses will improve and activate the
pedestrian realm. The proposed development will not be detrimental to or endanger the public health,
safety, comfort or general welfare, and approving the PUD will allow a transit-oriented, mixed-use
development that is consistent with the goals of City’s comprehensive plan. Infill development on the
underutilized site will have a positive effect on the health, safety and vitality of the area. The new
construction will comply with all building and site development codes.
Neighborhood Meeting 03/08/22 Minutes – Blake Rd, Page 1 of 2
Project: Blake Road Station Development
RE: Neighborhood Meeting (March 8, 2022, 6:00-7:30 pm)
Attendees: (see attached Sign-In Sheet for attendees that signed in; approximately 13 people attended)
Development Team Attendees:
Josh Peters, Tim Biere, Nicole Midtdahl, Chad Olmschenk – Trilogy Real Estate Group
Gretchen Camp, Jeff Hemer, Brent Holdman, Logan Brandes – ESG
Jesse Symynkywicz – Damon Farber
Overall themes/topics from attendees:
· Affordable housing
· Inquiries from current and prospective tenants about retail space
· Project timeline
· Pedestrian connections and improvements
Questions/comments from discussions:
1. Is there affordable housing within the development? If getting public subsidy, then should really
provide affordable housing on the site. Currently, no affordable units are proposed for Site A,
B or C. Trilogy will continue to review feasibility for adding affordable units to Site C, but this
will require assistance from City/State sources.
2. Will there by minority or women-owned sub-contractors constructing the project? There is
currently no requirement for MBE or WBE sub-contractors. Trilogy will inquire with the
general contractor, Kraus-Anderson, on tracking MBE/WBE participation on the project.
3. Concerns about height; too many units on the site. Worried about neighborhood turning into a
multi-family housing area.
4. Previous rent was much lower than what will be charged for the new spaces.
5. What is the project timeline? Site A has started construction. Site B will break ground in late
summer/early fall 2022. Site C is several years out due to existing leases.
6. Add Somali people to the project renderings – make them feel welcome.
7. The Alliance can be a resource – equity scorecard for the project.
8. How wide are sidewalks through the site? See landscape sections for details. Excited about the
project and want to make sure internal roads are safe and people aren’t speeding through the
site. Can the crosswalks be raised? Looking forward to seeing these improvements for
pedestrians.
Neighborhood Meeting 03/08/22 Minutes – Blake Rd, Page 2 of 2
9. When did the mailings get sent out? February 22
10. Work to incorporate affordability for Site C. Commit to engaging community for Site C.
11. Request to provide a 5,000 sq ft retail space (make one part of retail larger).
12. Blake Grocery tenants – interested in moving back into one of the retail spaces.
13. Retail tenants – provide right of first refusal to existing tenants.
Signature
Typed or Printed Name
License #Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS:
KEY PLANNOT FOR CONSTRUCTIONI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly licensed architect
under the laws of the State of Minnesota
2/17/2022 11:48:24 AMT1-1
TITLE SHEET
221561.00
Author Checker
02/18/22
BLAKE STATION SITE B
BLAKE STATION
SITE B
Hopkins, MN
LUA Submittal
2/18/2022
PROJECT TEAMPROJECT LOCATION
DRAWING INDEX
Blake Station Site B
Hopkins, MN
8490 Excelsior Boulevard
Vicinity
Site Location
DRAWING INDEX
DRAWING
NUMBER DRAWING NAME LUA 2/18/2022GENERAL INFORMATION
T1-1 TITLE SHEET ●
T1-2 CONTEXT MAP & IMAGES ●
T1-3 MASTER PLAN ●
CIVIL
C200 DEMOLITION PLAN ●
C300 EROSION AND SEDIMENT CONTROL PLAN – PHASE 1 ●
C301 EROSION AND SEDIMENT CONTROL PLAN – PHASE 2 ●
C401 SITE PLAN – SITE B ●
C501 GRADING PLAN – SITE B ●
C503 STORM SEWER PLAN – SITE B ●
C601 UTILTIY PLAN – SITE B ●
V100 EXISTING CONDITIONS SURVEY ●
LANDSCAPE
L010 GENERAL NOTES ●
L011 REFERENCE NOTES & PLANTING SCHEDULES ●
L100 OVERALL SITE PLAN ●
L111 SITE PLAN BUILDING B ●
L140 LANDSCAPE PLAN - BUILDING B ●
L400 LANDSCAPE SECTIONS ●
L500 LANDSCAPE DETAILS ●
ARCHITECTURAL
A1-0 LEVEL P1 PLAN ●
A1-1 LEVEL 1 PLAN ●
A1-2 LEVEL 2 PLAN ●
A1-3 LEVEL 3 PLAN ●
A1-4 LEVEL 4-6 PLAN ●
A1-5 LEVEL 7 PLAN ●
A1-6 ROOF PLAN ●
A3-1 PERSPECTIVE VIEWS ●
A3-2 SOUTH AND EAST BUILDING ELEVATIONS ●
A3-3 WEST AND NORTH BUILDING ELEVATIONS ●
A3-4 EXTERIOR MATERIALS ●
A3-5 SHADOW STUDIES ●
ELECTRICAL
E0.1P ELECTRICAL SITE PHOTOMETRIC ●
E0.2P ELECTRIC SITE PHOTOMETRIC DETAILS ●
E0.3P ELECTRIC SITE PHOTOMETRIC DETAILS ●
E0.4P ELECTRIC SITE PHOTOMETRIC DETAILS ●
UNIT MIX & BUILDING DATA
OWNER/DEVELOPER:Trilogy Real Estate Group, LLC
520 West Erie Street Suite 100
Chicago, IL 60654
Ph: (312) 750-0900 Ext. 125
ARCHITECT:Elness Swenson Graham Architects, Inc.
500 Washington Ave. South, Suite 1080
Minneapolis, MN 55415
Ph: 612-339-5508
Fx: 612-339-5382
CIVIL ENGINEER:Kimley-Horn
767 N Eustis Street, Suite 100
St. Paul, MN 55114
Ph: 651-645-4197
LANDSCAPE ARCHITECT:Damon Farber Landscape Architects
310 S 4th Ave, Suite 7050
Minneapolis, MN 55415
Ph: 612-332-7522
STRUCTURAL ENGINEER:Meyer Borgman Johnson
510 S Marquette Ave Unit 900
Minneapolis, MN 55402
Ph: 612-338-0713
MEP ENGINEERING:Emanuelson-Podas, Inc.
7705 Bush Lake Road
Edina, MN 55439
Ph: 952-930-0050
**UNIT MIX SUMMARY - OPTION 1)
Name Qty % Area Min - Max SF
1 BED 97 39% 66,839 SF 645 SF ... 720 SF
1 BED + DEN 2 1% 1,572 SF 774 SF ... 797 SF
2 BED 80 32% 81,097 SF 904 SF ... 1,052 SF
3 BED 11 4% 14,087 SF 1,272 SF ... 1,318 SF
ALCOVE 40 16% 21,656 SF 495 SF ... 597 SF
STUDIO 20 8% 9,650 SF 464 SF ... 521 SF
Grand total: 250 250 194,900 SF
BUILDING GROSS BUILDING
Level Area
LEVEL P1 66,337 SF
LEVEL 1 64,904 SF
LEVEL 2 65,004 SF
LEVEL 3 42,027 SF
LEVEL 4 41,828 SF
LEVEL 5 41,828 SF
LEVEL 6 41,828 SF
LEVEL 7 40,812 SF
404,569 SF
RESIDENTIAL GROSS AREA
Level Area
LEVEL 2 19,615 SF
LEVEL 3 38,269 SF
LEVEL 4 40,842 SF
LEVEL 5 40,842 SF
LEVEL 6 40,842 SF
LEVEL 7 38,742 SF
219,153 SF
PARKING GROSS AREA
Level Area
LEVEL P1 62,469 SF
LEVEL 1 39,478 SF
LEVEL 2 42,751 SF
144,697 SF
PARKING SCHEDULE - VEHICLES
Description Count
LEVEL P1
8 x 18 COMPACT 7
9'-0" x 16' COMPACT 3
ACCESSIBLE STALL 4
COMPACT 8
STANDARD 126
LEVEL 1
8 x 18 COMPACT 3
8'-6" x 18' STANDARD 3
9'-0" x 16' COMPACT 3
9'-0" x 18' STANDARD 1
ACCESSIBLE STALL 4
COMPACT 1
STANDARD 71
LEVEL 2
8 x 18 COMPACT 6
9'-0" x 16' COMPACT 2
ACCESSIBLE STALL 4
COMPACT 5
STANDARD 88
TOTAL STALLS:339
No. Description Date