VI.2. Theater Site Redevelopment; Elverum
CITY OF HOPKINS
Memorandum
To: Honorable Mayor and City Council
Mike Mornson, City Manager
From: Kersten Elverum, Director of Planning & Development
Date: April 19, 2022
Subject: Theater Site Redevelopment
_____________________________________________________________________
PURPOSE
Enclave Companies will update the City Council on their plans for the redevelopment of
the Theater site on Mainstreet. No action is necessary by the City Council for this item
but Enclave is asking for feedback on their development proposal around the design and
willingness of the City to provide financial assistance and dedicated parking spaces in the
adjacent public ramp.
INFORMATION
Since the Hopkins Cinema 6 closed as a result of the Covid epidemic, there have been
discussions about a redevelopment of the site into a mixed-use, retail and apartment
development first by The Beard Group, and then by Enclave Companies. As the attached
narrative describes, the site and current market conditions pose challenges to making a
development feasible. The developer will present the latest concept drawings and site
plan, discuss a proposed parking solution that utilizes the City-owned parking ramp and
describe the financial gap in their project proforma.
The following are considerations for each of these issues:
Site Plan
The developer has revisited the architecture of the building since they submitted an
application for land use approvals in December 2021 to reflect feedback from the City
Council. That feedback included moving the rooftop deck to the east side of the building
to provide a better transition from the one-story commercial building (30 Bales) and using
changes in architecture and materials to break the building into different segments, rather
than an overall design and appearance as one large building.
Because the land use applications were put on hold by the developer, a full zoning review
has not been conducted. Comments on the site plan and renderings will help inform
additional changes to the concept.
Parking Commitment in the Municipal Ramp
Enclave is offering to pay for 45 parking spaces at a rate of $50 per space/month.
Currently a parking permit is $42/month with no overnight parking allowed, with two
exceptions: residents living on Mainstreet between 8th and 11th and residents of Gallery
Flats apartments that can purchase permits through the management company. Those
permits are allowed through a parking agreement that runs through 2024 but can be
terminated by either party with 120-day notice. The Gallery Flats agreement allows for
the nonexclusive right to use 36 parking spaces in the ramp at a cost of $24,000 per year
plus the pro rata share of property taxes for the 36 spaces. Gallery Flats must also carry
comprehensive general public liability insurance covering their use of the ramp. This
agreement with Gallery Flats was entered into as a way to bridge the parking demand
from today until the Green Line Extension is operational, when it is believed fewer
residents will own automobiles.
The main difference in these two arrangements would be the long-term commitment that
Enclave is requesting to lock-in the private residential use for up to 20 years. They have
indicated that a long-term commitment is necessary for project financing.
There are 380 total spaces in the municipal ramp that was built to support commercial
uses in the downtown. It is currently underutilized most of the time but does serve as the
parking for the Hopkins Center for the Arts, the Wells Fargo building and event/peak hour
parking for the downtown. It is unclear what impact the Bear Cave Brewing business,
and other new businesses, will have on the ramp going forward.
Public Financial Assistance
The developer has not completed a formal application for public financial assistance/tax
increment financing, but the project proforma has been reviewed by the City’s financial
advisor, Stacie Kvilvang from Ehler’s. A memo regarding the financial analysis is
attached and Stacie Kvilvang will be at the City Council meeting to answer any questions
the City Council may have regarding the need for assistance.
To date, staff and our advisor have attempted to limit possible financial assistance to a
one-time forgivable loan for demolition while the developer has indicated a greater need
for financial assistance for the first several years of the project when returns are not
adequate.
FUTURE ACTION
If the City Council is supportive of the project as outlined by Enclave, and the associated
requests for assistance, staff will begin working on refining the financial assistance
request and parking ramp agreement terms with the City Attorney and Financial
Advisor, as well as the land use approval applications necessary for the project to move
forward including site plan, conditional use permit and planned unit development
reviews. This will also include completing a parking study that was started but put on
hold when the development was put on hold by Enclave.
ATTACHMENTS:
• Memo from Brian Bochman, Enclave
• Memo from Stacie Kvilvang, Ehlers
• Site B Plans
• Rendering
April !3,2022
To: City of Hopkins
From: Enclave Companies
We look forward to talking to the Council on April l-2th to get their feedback on our proposed
redevelopment of the Mann Theater in downtown Hopkins. Enclave has been looking for
opportunities to become part of the Hopkins community for several years now, and we look
forward to being a long term partner in the City's growth.
Enclave Companies is a fully integrated development and construction company with offices in
Fargo and St. Louis Park. What that means is that we are the Developer, the Contractor, The
Manager and the long term Owner of all of our projects. We are currently building in North
Dakota, South Dakota, Minnesota, Nebraska, Montana, and Washington. ln the Minneapolis
Metro, we started in October of 2Ot9 and have current projects in Shakopee, Savage, Maple
Grove, Rogers, Brooklyn Park, Richfield, Bloomington, Hastings, Cottage Grove and Eagan in
different stages of the process. We pride ourselves on being a good neighbor as we commit
long term to our projects and their communities. We do not build and sell our projects. When
we commit to a project we commit to designing, developing, constructing and managing the
project like we will be the owners of the property for decades to come. Each site, each
neighborhood and each community are our long term priority.
For the Downtown Hopkins project there are several items to review on the project, but I
believe the three key points to cover are Design, Parking and Financial Assistance. I will try and
give a bit of background on each of these issues in this document, so that Council can get up to
speed prior to the meeting on the 12th.
DESIGN:
When we first looked ot the project and its original plon, we were mode oware of the height issue with
neighboring properties. So in our plon we removed a fullfloor to reduce the overall project height. The floor
removed was a parking level. Removing that on-site parking caused the site porking issue we will need to
discuss. Remova! of the porking level did not bring the building into height compliance when using the
overage height languoge in City code. But we think there may be some wdys to address this issue through the
PLJD or o Conditionol lJse Permit moy help solve for thdt situotion.
Our origina! plan chonged the took to d more stondard "Downtown" type look to the proiect. We included a
"Sky Lounge" amenity that would look over the new brew pub and their roof top amenity. City Stoff has
recommended that we have our "Sky Lounge" on the opposite side of the building to help lessen the height
difference between the new Mixed lJse building and the remaining retail building thot will be retained ond
updoted during the project.
Staff atso preferred the more broken up look that the previous opplicont had presented, so we mode some
exterior chonges to reflect those requests. You will see the two different options in your pockets.
PARKING:
We currently have 120 underground porking spaces in our design for the 150 proposed units. We olso have 30
surface porking spoces on site. The project's proximity to the 397 spoce City owned parking ramp can help
olleviote our parking shortage.
During the doytime business hours our tenants ond customers for our retoil businesses will be oble to use our
surfoce porking lot os well as the porking romp to come and go from the project. The porking romp is not
highly used during these times so the odditionol parking that will come with new customers ond new residents
in the orea can be accommodoted wetl. These new customers ond new residents will olso help other oreo
businesses os we add new people to live, work ond shop in Downtown Hopkins.
We witt need to lease 45 spaces for overnight porking within the romp. This will get the residential portion of
the project adequote spqces to occommodate our tenonts' vehicles. With 9L% of the units being Studio or 1-
bedroom units, coupled with the proximity to moss tansit options make this number work for this proiect'
We would propose to pay 550.00 per spoce per month or 522,000/yeor for these spaces. And since there is no
overnight parking ollowed in the romp except by permit, the porking structure is essentiolly olmost empty on
o nightty bosis. So these renta! spoces con provide income to help maintain the structure while providing new
residents o ploce to pork their vehicles. We witt need to hove a commitment to maintoin these spaces for the
long term as without them the project witl not be able to acquire or maintain financing minimums for the
project. We would propose o 10 yeor leose with o 10 yeor option to renew or o 5 yeor lease with three 5 year
options. That timing will cover two thirds of our finoncing commitment'
We also have an option where a solar canopy could be added to the roof of the parking romp to moke the top
ftoor of the romp more attractive to park. The solar power creoted would then be availoble for locol residents
ond businesses to subscribe to for discounted energy costs. The Developer would be happy to look into this
option further if Council is interested in discussing it.
FINANCIAL ASSISTANCE:
Downtown redevelopment is never inexpensive due to the complexity of the build, the tightness of the site
ond the buildings to be removed ond buitt around. So this project was alwoys going to cost more to build on o
per unit bosis then the some type project buitt on a five acre greenfield. That is why it is extremely rore for
these types of redevelopment projects to not receive some sort of financiol ossistonce to moke them
buildoble.
Those cost issues ore vastly magnified in our current environment of skyrocketing construction costs, delivery
delays, ond rising interest rotes. Our construction costs hove risen by olmost 50% since Morch of 2020, our
construction timelines hove increosed by on overage of 2 months due to recurring supply delays or shortoges,
ond we hove seen our interest rates increose by over o full percentoge point as well.
So this project will require some form of assistonce to make it financially feasible. ls thot TlF, is it abotement,
is it fee reductions...it could be any ond oll of those. We are open to looking at ony ond oll available options to
help moke this project buitdobte. We witl work with Staff ond Ehlers to try ond find some creative solutions
that can make the difference for the eorly years of the project where the proiect does not produce ot o
tronsactable level.
So, ln conclusion we remain very bullish on Hopkins and its Downtown. We simply need some
help to get this project to the finish line. We believe that the 545,000,000+ project when
completed will be a great addition to the Downtown and the community. With new retail
spaces and other area retailers positively impacted by new Hopkins residents walking to their
shops, stores and restaurants. This project will continue to build on the commitment your
community has made to its Downtown and help to ensure the long term viability and success of
the area.
We look forward to being a part of it. Please let us know if you should have any questions.
Best Regards.
Brian Bochman
Enclave Development
300 23'd Ave E, Suite 300, West Fargo, ND 58078
o. 701.997.2567 C. 701.212.8110
W. enclavecompanies.com
MEMORANDUM
TO: Kersten Elverum – Director of Planning and Development
FROM: Stacie Kvilvang - Ehlers
DATE: April 19, 2022
SUBJECT: Enclave Request for Assistance
Enclave is proposing to construct a 150-unit market rate apartment on the former Hopkins Theater site and adjacent
commercial building. They initially requested approximately $5.578M in tax abatement assistance over 15 years.
As you may recall, this site was part of TIF District 1-2 (entertainment district), that was certified in 1995. The City provided
the developer (Beard Group) the land for $1 and utilized the TIF generated to repay themselves for the land write down
of $750,000 over the 26-year period. The District doesn’t decertify until December 31, 2023, at which time the intrfund
loan will be paid in full. Since the City has yet to realize any tax revenue from this property and it is still in a TIF District,
we stated that similar to the Trilogy development along Blake Road, that we could recommend providing up front
assistance for demolition costs since that is the only extraordinary cost of the site. In addition, we requested that Enclave
go back and revisit their land acquisition price of $5.1M with the property owner (since high at $32,000/unit), their
developer fee, their contingency costs and discuss a reduced return expectation with their equity investors.
Enclave stated they would do that and that their preliminary estimates for demolition was $750,000. The funding source
for demolition could come from TIF District 2-11 (Super Valu), which is a redevelopment TIF District that the City/HRA has
cash available for use on qualified redevelopment expenditures like these (these are restricted funds per State Statute
and can only be used for qualified purposes). The District currently has enough funds in the account to pay the $750,000,
without impeding the City from having dollars available for other qualified redevelopment purposes in the future. If the
City wanted to provide tax abatement to the development, the first year would be in 2024 when the TIF District is done.
Overall, investment of $750,000 for redevelopment of the site will net higher returns to the City in the form of future tax
base and taxes. Currently the pay 2022 taxable value of the property is $2.594M and generates approximately $92,400 in
annual taxes, of which the City’s portion is approximately $22,500. Upon completion of the development, the value will
be approximately $33.75M and will generate approximately $674,000 in annual taxes, of which the City’s portion is
approximately $293,800.
Based upon these factors and preliminary “high level” review of the development proforma, the request for up front
assistance of $750,000 for demolition is reasonable and will not unduly enrich the developer.
Please contact me at 651-697-8506 with any questions.
C 2021 MOMENTUM DESIGN GROUP LLC
D0
COVER SHEET
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
F.A.R. SITE AREA 82,016 SF (1.88 ACRES)
Gross Area Excluding Garages F.A.R.
123276 SF 1.50
GROSS BUILDING AREA BY FLOOR
Garage 42461 SF
1st Floor 31455 SF
2nd Floor 31133 SF
3rd Floor 31105 SF
4th Floor 29583 SF
Total 165737 SF
GROSS BUILDING AREA BY USE
Amenity 2355 SF 2%
Circulation 17042 SF 14%
Commercial 5281 SF 4%
Storage 1727 SF 1%
Unit 95640 SF 78%
Utility 1230 SF 1%
TOTAL (w/o GARAGE) 123276 SF 100%
TOTAL UNIT COUNT
1 BED 49
2 BED 13
ALCOVE 67
STUDIO 21
Grand total: 150
PARKING SCHEDULE
GARAGE 120
SURFACE LOT 30
Grand total: 150
PLANNING SUMMARY
PROPOSED ZONING CODE: R-2 HIGH DENSITY MULTIPLE FAMILY
EXISTING ZONING CODE: B-2 GENERAL BUSINESS
SETBACKS
FRONT YARD: 30'
SIDE YARD: 5'
REAR YARD: 25' OR 1/2 THE HEIGHT, WHICHEVER IS GREATER
MAXIMUM HEIGHT: 4 STORIES
LOT AREA: 82,016 SF
ARCHITECTURAL SHEETS
SHEET SHEET NAME DATE ISSUED
D0 COVER SHEET 03/30/22
D1 CONCEPT DESIGN SITE PLAN 03/30/22
D2 CONCEPT DESIGN PLANS 03/30/22
D3 CONCEPT DESIGN PLANS 03/30/22
D4 CONCEPT PERSPECTIVES 03/30/22
D5 CONCEPT ELEVATIONS 03/30/22
D6 CONCEPT ELEVATIONS 03/30/22
D7 BUILDING SETBACKS & HEIGHTS 03/30/22
D8 SHADOW STUDY 03/30/22
D9 BIKE ROUTES & PUBLIC PARKING 03/30/22
D10 PUBLIC TRANSIT ROUTES 03/30/22
PROJECT SUMMARY
SHEET INDEX:
ARCHITECT
MOMENTUM DESIGN GROUP
Jesse Hamer
Anna Cobus
755 Prior Avenue North, Suite 301A
St. PaulL, MN 55114
612.859.5833
jesse@mdgarchitects.com
651.280.8065
anna@mdgarchitects.com
DEVELOPER
ENCLAVE DEVELOPMENT
Brian Bochman
300 23rd Ave. E. Suite 300
West Fargo, ND 58078
701.212.8110
701.478.4300
brian@enclavecompanies.com
CIVIL ENGINEER
SAMBATEK
Brian Frank
12800 Whitewater Dr #300
Minnetonka, MN 55343
507.328.1507
765.297.3654
bfrank@sambatek.com
Hopkins Apartments
CITY SUBMITTAL
118 Mainstreet, Hopkins, MN 55343
BICYCLE COUNT SCHEDULE
GARAGE
SURFACE LOT
88
20
Grand total: 98
DENSITY
TOTAL UNIT COUNT
PARCEL SIZE
150
1.88 ACRES
Resulting Density: 80 Units/Acre
(Max. Allowed Density: 44 Units/Acre)
30 PARKING STALLS
EXISTING BUILDING
TO REMAIN
100'
TO GARAGE
PUBLIC PARKING
GARAGE AND
SURFACE LOT
HOPKINS CENTER FOR
ARTS AND THEATER
ST. GABRIEL THE ARCHANGEL -
ST. JOSEPH CHURCH AND
AMERICAN LEGION PRIVATE
SURFACE LOT
CONDOMINIUM
SEE FIRST
FLOOR PLAN
PARKING
GARAGE
BELOW
TRASH PICK-UP
EXISTING BUILDING'S
TRANSFORMER TO REMAIN
EXIT12TH AVE. PEDESTRIAN
ENTRANCE
EXIT
COMMERCIAL
RETAINING WALL
PEDESTRIAN PATH
EXISTING BUILDING'S DRIVE
AISLE TO REMAIN
MAIN STREET PEDESTRIAN
ENTRANCE
M A I N S T R E E T
12TH AVENUE SOUTH11TH AVENUE SOUTHTRANSFORMER &
GENERATOR LOCATION
COMMERCIAL
EXISTING SIDEWALK TO REMAIN
PROPERTY LINE30' - 0"LANDSCAPE BUFFER AND
RETAINING WALL TO PROVIDE
SEPERATION BETWEEN FIRST
FLOOR UNITS AND PUBLIC
SIDEWALK; SEE ELEVATIONS
C 2021 MOMENTUM DESIGN GROUP LLC
D1
CONCEPT DESIGN SITE PLAN
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
N
1" = 20'-0"
SITE PLAN
40764 SF
GARAGE
120 PARKING
STALLSBIKE RACKSUTILITY
UTILITY UTILITY
0.3%
89' - 2"1.3%89' - 0"
89' - 0"
89' - 2"
8.4%
88 BICYCLE
RACKS
37' - 0"200' - 1"46' - 0"225' - 2"67' - 8"203' - 6"139' - 8"97' - 5"
10' - 10"18' - 0"
DRIVE AISLE
24' - 0"18' - 0"18' - 0"
DRIVE AISLE
24' - 0"18' - 0"5' - 2 3/8"DRIVE AISLE24' - 0"16' - 3 7/8"5' - 4 3/8"18' - 0"24' - 0"18' - 0"30 PARKING STALLS
EXSTG BUILDING
TO REMAIN
2035 SF
COMMERCIAL
1607 SF
COMMERCIAL
1179 SF
AMENITY
ALCOVE
ALCOVE
ALCOVE
1 BED
2 BED
STUDIO
ALCOVE
STUDIO
1 BED
1 BED
ALCOVE
Trash
ALCOVEALCOVE
ALCOVE
ALCOVE
STUDIO
1 BED 1 BED
1 BED1 BEDALCOVEALCOVE
2 BED
ALCOVE
ALCOVE
1 BED
TO GARAGE
1 BED
STUDIO
TRASH PICK-UP
PEDESTRIAN ENTRANCE
PEDESTRIAN
ENTRANCE
PEDESTRIAN ENTRANCE
1639 SF
COMMERCIAL
TEN (10) BICYCLE RACKS
ALCOVE
10
1
12
7
RESIDENTIAL COMMON AREA
PROPERTY LINE
708 SF
AMENITY
1 BED
18' - 0"24' - 0"18' - 0"24' - 0"18' - 0"C 2021 MOMENTUM DESIGN GROUP LLC
D2
CONCEPT DESIGN PLANS
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
1/16" = 1'-0"
Garage
1/16" = 1'-0"
1st Floor
N
1 BEDALCOVE2 BED
STUDIO
1 BED
ALCOVE
ALCOVE
1 BED
2 BED
STUDIO
ALCOVE
1 BED
1 BED
1 BED
ALCOVE
STUDIO
ALCOVE ALCOVE
ALCOVE
ALCOVE
STUDIO
1 BED
1 BED
1 BED
1 BEDALCOVEALCOVE
2 BED
ALCOVESTUDIO
1 BED
ALCOVE 1 BED STUDIO
ALCOVE 1 BEDALCOVE
ALCOVE ALCOVE
STUDIO
2 BED
ROOF DECK
1 BED
AMENITY
ALCOVE
1 BED
ALCOVE
ALCOVE
1 BED
2 BED
ALCOVE
1 BED
1 BED
1 BED
ALCOVE
STUDIO
ALCOVE ALCOVE
ALCOVE
ALCOVE ALCOVE
1 BED
1 BED
1 BED
1 BEDALCOVEALCOVE2 BED
ALCOVESTUDIO
1 BED
1 BED STUDIO
ALCOVE 1 BEDALCOVE
ALCOVE
STUDIO
ALCOVE
STUDIO
2 BED
ALCOVE
C 2021 MOMENTUM DESIGN GROUP LLC
D3
CONCEPT DESIGN PLANS
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
1/16" = 1'-0"
2nd - 3rd Floor
1/16" = 1'-0"
4th Floor
N
C 2021 MOMENTUM DESIGN GROUP LLC
D4
CONCEPT PERSPECTIVES
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
NORTH PERSPECTIVE: OPTION 1 NORTH PERSPECTIVE: OPTION 2
EAST PERSPECTIVE WEST PERSPECTIVE
ROOF
145' -0"
2nd Floor
112' -0"
3rd Floor
123' -0"
4th Floor
134' -0"
PARAPET
146' -6"
1st Floor
100' -0"
DARK METAL
PANEL
BRICK
SOLDIER COURSE BRICK
TRELLIS
BRICK
PREF. ALUM
BALCONY & RAILING
FIBER CEMENT SIDING
WOOD LOOK METAL PANEL
NEIGHBORING BUILDING
FLUSH METAL PANEL
CAST STONE OVERALL BUILDING HEIGHT45' - 0"LINEAR CAST LIGHTING
LINEAR CAST LIGHTING
WALL-MOUNTED LANTERN LIGHT
FULLY RECESSED PREF. ALUM BALCONY & RAILING
DARK METAL PANEL
FIBER CEMENT SIDING
CAST STONE
SILL
FIBER CEMENT SIDING
ROOF
145' -0"
2nd Floor
112' -0"
3rd Floor
123' -0"
4th Floor
134' -0"
Garage
912' -4"
PARAPET
146' -6"
1st Floor
100' -0"
FIBER CEMENT SIDING
WOOD LOOK METAL PANEL
PREF. ALUM.
BALCONY & RAILING
DARK METAL PANEL
BRICK
DARK METAL PANELWOOD-LOOK METAL PANEL
CAST STONE
WOOD-LOOK METAL PANEL
CAST STONE
FIBER CEMENT SIDING
50' - 0"CAST STONE SILL
ROOF
145' -0"
2nd Floor
112' -0"
3rd Floor
123' -0"
4th Floor
134' -0"
Garage
912' -4"
PARAPET
146' -6"
1st Floor
100' -0"
FIBER CEMENT SIDING
DARK METAL PANEL
PREF. ALUM BALCONY
& RAILING
CAST STONE
BRICK
WOOD-LOOK
METAL PANEL
TRELLIS
FLUSH METAL
PANEL
WOOD LOOK METAL PANEL
OVERALL BUILDING HEIGHT45' - 0"AWNING
CAST STONE
SEMI-RECESSED PREF. ALUM BALCONY & RAILING PREF. ALUM BALCONY & RAILINGDARK METAL PANELDARK METAL PANEL
C 2021 MOMENTUM DESIGN GROUP LLC
D5
CONCEPT ELEVATIONS
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
1/8" = 1'-0"
NORTH ELEVATION
1/8" = 1'-0"
SOUTH ELEVATION
1/8" = 1'-0"
WEST ELEVATION
ROOF
145' -0"
2nd Floor
112' -0"
3rd Floor
123' -0"
4th Floor
134' -0"
PARAPET
146' -6"
1st Floor
100' -0"
BRICK
FIBER CEMENT SIDING
DARK METAL PANEL
AWNING OVERALL BUILDING HEIGHT45' - 0"FULLY RECESSED PREF. ALUM
BALCONY & RAILING
DARK METAL PANEL
CAST STONE SILL
ROOF
145' -0"
2nd Floor
112' -0"
3rd Floor
123' -0"
4th Floor
134' -0"
PARAPET
146' -6"
1st Floor
100' -0"
PREF. ALUM. BALCONY & RAILING
DARK METAL PANELFIBER CEMENT SIDING
BRICK
WOOD LOOK METAL PANEL
CAST STONE
FIBER CEMENT SIDING
45' - 0"SEMI-RECESSED PREF. ALUM BALCONY & RAILING
PREF. ALUM. BALCONY & RAILING
CAST STONE SILL
ROOF
145' -0"
2nd Floor
112' -0"
3rd Floor
123' -0"
4th Floor
134' -0"
PARAPET
146' -6"
1st Floor
100' -0"
BRICK
SIGNAGE
DARK METAL PANEL
BRICK
DARK METAL PANEL
CAST STONE
FIBER CEMENT SIDING PREF. ALUM. BALCONY & RAILING
FLUSH METAL PANEL
OVERALL BUILDING HEIGHT45' - 0"CAST STONE SILL
CAST STONE SILL
MATERIAL PERCENTAGES - WEST ELEVATION:
BRICK: 1,541 SF 11%
CAST STONE: 1,147 SF 8%
METAL PANEL: 7,656 SF 56%
FIBER CEMENT: 3,439 SF 25%
__________________________________________
TOTAL SF: 13,783 SF 100%
MATERIAL PERCENTAGES - SOUTH COURTYARD ELEVATION:
BRICK: 501 SF 6%
CAST STONE: 117 SF ~1%
METAL PANEL: 3,533 SF 44%
FIBER CEMENT: 3,950 SF 49%
__________________________________________
TOTAL SF: 8,101 SF 100%
MATERIAL PERCENTAGES - NORTH COURTYARD ELEVATION:
BRICK: 484 SF 14%
CAST STONE: 12 SF ~1%
METAL PANEL: 651 SF 19%
FIBER CEMENT: 2,215 SF 66%
_________________________________________
TOTAL SF: 3,362 SF 100%
MATERIAL PERCENTAGES - EAST ELEVATION:
BRICK: 4,676 SF 36%
CAST STONE: 280 SF 2%
METAL PANEL: 1,458 SF 12%
FIBER CEMENT: 6,485 SF 50%
__________________________________________
TOTAL SF: 12,899 SF 100%
MATERIAL PERCENTAGES - SOUTH ELEVATION:
BRICK: 501 SF 4%
CAST STONE: 745 SF 6%
METAL PANEL: 9,421 SF 79%
FIBER CEMENT: 1,326 SF 11%
__________________________________________
TOTAL SF: 11,993 SF 100%
MATERIAL PERCENTAGES - NORTH ELEVATION:
BRICK: 3,784 SF 57%
CAST STONE: 204 SF 3%
METAL PANEL: 1,316 SF 20%
FIBER CEMENT: 1,310 SF 20%
__________________________________________
TOTAL SF: 6,614 SF 100%
MATERIAL PERCENTAGES - NORTH ELEVATION:
BRICK: 1,512 SF 23%
CAST STONE: 1,601 SF 24%
METAL PANEL: 2,025 SF 31%
FIBER CEMENT: 1,462 SF 22%
__________________________________________
TOTAL SF: 6,600 SF 100%
MATERIAL PERCENTAGES - WEST ELEVATION:
BRICK: 0 SF 0%
CAST STONE: 2,546 SF 19%
METAL PANEL: 7,496 SF 54%
FIBER CEMENT: 3,744 SF 27%
__________________________________________
TOTAL SF: 13,786 SF 100%
FIRST FLOOR GLAZING PERCENTAGES:
NORTH ELEVATION: 49%
EAST ELEVATION: 28%
SOUTH ELEVATION: 23%
WEST ELEVATION: 25%
NORTH COURTYARD ELEVATION: 39%
SOUTH COURTYARD ELEVATION: 21%
OPTION 1OPTION 2 GLAZING(SEE D4 -CONCEPT PERSPECTIVES)
C 2021 MOMENTUM DESIGN GROUP LLC
D6
CONCEPT ELEVATIONS
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
1/8" = 1'-0"
NORTH ELEVATION - COURTYARD
1/8" = 1'-0"
SOUTH ELEVATION - COURTYARD
1/8" = 1'-0"
EAST ELEVATION
ROOF
145' -0"
Garage
912' -4"
1st Floor
100' -0"45' - 0"3' - 6"Public Parking Ramp (Top of Stairway)36' - 0"CitiGables (12th Ave South)37' - 6"Performing Arts Center (Mainstreet)38' - 0"Wells Fargo Building (Roof Along 1st South)50' - 0"Previously Proposed Project Height52' - 0"48' - 6"CitiGables (South Side)52' - 0"ROOF
145' -0"
Garage
912' -4"
1st Floor
100' -0"Wells Fargo Building (to Roof Along 1st South)50' - 0"Performing Arts Center (Mainstreet)38' - 0"CitiGables (South Side)52' - 0"Public Parking Ramp (Top of Stairway)36' - 0"20' - 4"45' - 0"Previously Proposed Project Height52' - 0"CitiGables (12th Ave South)37' - 6"BUILDING EDGE12' - 1"BUILDING EDGE
13' - 11"
BUILDING EDGE
12' - 8"MIN. SETBACK = 22'-6" (1/2 BUILDING HGT)29' - 2"SIDE YARD (ABUTTING R-5)FRONT YARDFRONT YARD
FRONT YARDPerforming Arts Center
38'-0"(Mainstreet)
Public Parking Ramp
36'-0" (Top of Stairway)
CitiGables
52'-0"(South Side)
Wells Fargo Building
50'-0"(Roof Along 1st South)
Street Elevation = 924'-0"
Street Elevation = 922'-6"
Street Elevation = 918'-0"
Street Elevation = 917'-0"
EXISTING BUILDING TO REMAIN
20'-4"
EXISTING SIDEWALK TO REMAIN
CitiGables
37'-6"(12th Ave South)
ROOF
145' -0"
Garage
912' -4"
1st Floor
100' -0"45' - 0"Wells Fargo Building (Roof Along 1st South)50' - 0"Performing Arts Center (Mainstreet)38' - 0"CitiGables (12th Ave South)37' - 6"3' - 6"Public Parking Ramp (Top of Stairway)36' - 0"TYP. GRADE SOUTH ELEVATION Previously Proposed Project Height52' - 0"48' - 6"CitiGables (South Side)52' - 0"C 2021 MOMENTUM DESIGN GROUP LLC
D7
BUILDING SETBACKS & HEIGHTS
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
SETBACK REQUIREMENTS FOR B-2:
FRONT YARD = 1'-0"
- IF ABUTTING A RESIDENTIAL DISTRICT - 1/2 REQUIREMENT OF THE
ABUTTING R-DISTRICT
- ABUTTING R-5 DISTRICT FRON TYARD = 30'-0"
SIDE YARD = 0'-0"
- IF ABUTTING A RESIDENTIAL DISTRICT - SAME REQUIREMENT AS
ABUTTING R-DISTRICT
- ABUTTING R-5 DISTRICT SIDE YARD = 15'-0" OR 1/2 HEIGHT OF
BUILDING (WHICHEVER IS GREATER)
REAR YARD = 25'-0"
- IF ABUTTING A RESIDENTIAL DISTRICT - SAME REQUIREMENT AS
ABUTTING R-DISTRICT
- ABUTTING R-6 DISTRICT REAR YARD = 25'-0" OR 1/2 HEIGHT OF
BUILDING (WHICHEVER IS GREATER)
1/16" = 1'-0"
West Elevation - Building Height
1/16" = 1'-0"
North Elevation - Building Height
1" = 40'-0"
First Floor - w/ Setbacks & Heights
1/16" = 1'-0"
South Elevation - Building Height
N
C 2021 MOMENTUM DESIGN GROUP LLC
D8
SHADOW STUDY
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
1" = 30'-0"
SUMMER SOLSTICE @ 6AM
1" = 30'-0"
SUMMER SOLSTICE @ NOON
1" = 30'-0"
SUMMER SOLSTICE @ 6PM
(10) BICYCLE RACKS
(2) EXISTING BICYCLE
RACKS TO REMAIN
(8) BICYCLE RACKS
(8) EXISTING BICYCLE
RACKS TO REMAIN
C 2021 MOMENTUM DESIGN GROUP LLC
D9
BIKE ROUTES & PUBLIC PARKING
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
1" = 40'-0"
BICYCLE STALL LOCATIONS
0.19 MILES0.22 MILES0.27 MILES
BUS STOPS
BUS STOPSROUTE 615MAIN STREET ROUTE 670ROUTES 12, 612 & 66411TH AVE SO.12TH AVE SO.C 2021 MOMENTUM DESIGN GROUP LLC
D10
PUBLIC TRANSIT ROUTES
118 Mainstreet, Hopkins, MN 55343
03/30/22
21061
Hopkins Apartments
1" = 40'-0"
BUS STOP LOCATIONS
MATERIAL PERCENTAGES:
MASONRY -BRICK: 2937.15 SF
METAL PANEL: 3685.78 SF
LAP SIDING:1131.41 SF
GLAZING: 2974.76 SF
MASONRY -CMU: 378 SF
MANUFACTURED
STONE
WOOD-LOOK
METAL PANELS
METAL PANEL
BRICK
FIBER
CEMENT
METAL
PANEL
WOOD-LOOK
METAL
PANEL
METAL PANEL
ROOF DECK AT
TRELLIS AREA
C 2021 MOMENTUM DESIGN GROUP LLC
D11
NORTH FACADE ELEVATION
118 Mainstreet, Hopkins, MN 55343
03/16/22
21061
Hopkins Apartments
1" = 10'-0"
NORTH ELEVATION
C 2021 MOMENTUM DESIGN GROUP LLC
D12
NW CORNER PERSPECTIVE
118 Mainstreet, Hopkins, MN 55343
03/16/22
21061
Hopkins Apartments
NW Front Corner