VII.2. Hopkins Apartments Rezoning, Conditional Use Permit and Site Plan Review; Krzos
August 1, 2022 Council Report 2022-071
Hopkins Apartments (Former Mann Theatre – Hopkins Cinema 6)
Rezoning, Conditional Use Permit & Site Plan Review
Proposed Action: Staff recommends the City Council adopt the following motions:
• Move to adopt Resolution 2022-050 approving the first reading of Ordinance 2022-1183
rezoning the subject property (PID 24-117-22-34-0249) from B-2, Central Business District
to B-2, Central Business District with a Planned Unit Development (PUD), subject to
conditions.
• Move to adopt Resolution 2022-051 approving a conditional use permit allowing a
residential use in the B-2, Central Business District on the subject property (PID 24-117-22-
34-0249), subject to conditions.
• Move to adopt Resolution 2022-052 approving the site plan for the Hopkins Apartments
Mixed Use Building on the subject property (PID 24-117-22-34-0249), subject to conditions.
Overview
The applicant, Brian Bochman with Enclave Companies, requests rezoning, conditional use
permit and site plan approvals for the Hopkins Apartments development. The subject property
is located along Mainstreet between 11th Avenue and 12th Avenue South. The applicant’s plans
call for a 4-story, 150-unit mixed use building with 5,300 square feet of commercial space on
what is the former Mann Theatre – Hopkins Cinema 6 building site. The site is currently guided
Downtown Center by the 2040 Comprehensive Plan and zoned B-2, Central Business District.
As part of the necessary approvals, the applicant requests rezoning to B-2, Central Business
District with a Planned Unit Development (PUD) to allow flexibility from some of the B-2
zoning standards in exchange for a higher quality development. Based on the findings in this
report, staff and the Planning Commission recommend approval of these requests subject to the
conditions detailed in the attached resolutions.
Primary Issues to Consider
• Background
• Conditional Use Permit Review
• Planned Unit Development Review
• Alternatives
• Site Plan Review
Supporting Documents
• Ordinance and Resolutions
• Applicant’s Narrative
• Plans & Elevations
• Public Comments/Neighborhood
Meeting Summary
_____________________
Ryan Krzos, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Council Report 2022-071 Hopkins Apartments
Page 2
BACKGROUND
Development Proposal. The 1.88 acre subject property was originally platted as part of the
West Minneapolis Addition in 1887. The existing Hopkins Cinema 6 Movie Theatre was
constructed in 1995 as part of a redevelopment of this property which included the movie
theatre, three retail spaces and a 5,000 square foot casual dining restaurant. The movie theatre
property was owned by the Beard Group who leased it to the Mann Theatres Group. Prior to
1995, the site was occupied by the Suburban Chevrolet automobile dealership.
The Hopkins Housing and Redevelopment Authority (HRA) purchased the subject property
from Suburban Chevrolet and sold it to the Beard Group in 1995 and executed a development
agreement with the developer (the Beard Group) which included both financial and site and
building design requirements for the project. The financial requirements created Tax Increment
District 1-2 encompassing the subject property which generated tax increment dollars to offset
public costs in conjunction with redeveloping the site. That TIF District obligation ended in
2020.
On November 20, 2020, Mann Theatre – Hopkins Cinema 6 permanently closed its business
due primarily to the continuing COVID-19 pandemic. In 2021, the City reviewed a concept
plans related to redevelopment of the site brought forward by a different developer. Those
discussions focused on the comprehensive plan goals and policies, site design, building height,
density, ground floor uses, parking, exterior materials, overall architectural design and building
mass, balconies and the design and intended use of the ground floor commercial space.
Enclave Companies recently secured an agreement to purchase the site, and is now seeking land
use approvals. The redevelopment would provide a residential mix of 67 alcove, 22 studio, 47
one-bedroom, and 14 two-bedroom market rate apartments; and 5,382 square feet of
commercial space on the ground floor accessed from Mainstreet.
Neighborhood Meeting. Chapter 7 of the City’s Legislative Policy Manual requires applicants
for certain types of zoning applications to hold a neighborhood meeting in addition to the City’s
required public hearing process. The purpose of the neighborhood meeting is to expand and
enhance the dissemination of information to the residents of the City and to encourage
involvement by residents in the planning process. The meeting was held on July 20th at Bear
Cave Brewing. A summary of the meeting is included as an attachment.
Planning & Zoning Commission Action. The Planning & Zoning Commission held a public
hearing to review this application during its regular meeting on July 26, 2022. As required, the
City published notice of the public hearing in the local paper and mailed notices directly to
residents and property owners within 500’ of the subject property. Signage, alerting the pubic to
the proposed redevelopment, was put on site on July 12, 2022. Prior to the public hearing, the
City was contacted by 15 individuals on this item. The submitted public comments and a
summary of phone calls received are included as an attachment.
During the meeting, the Commission also heard a presentation from staff and held a public
hearing that produced several public comments opposed and one speaker in support of the
development. Comments during the public hearing focused on parking and use of municipal
garage parking; desire for owner occupancy; lack of fit with historical character of downtown;
lack of notification and information dissemination for the project; the size of the building; safety
for adjoining residents and future tenants; utility capacity; sustainability; activity and amenities
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for youth, families, and seniors; auto traffic; loss of an art related facility; and pet waste
management.
Those speaking during the public hearing included:
• Don Roesner
• Jim Shirley
• Gary McGlennen
• Kiley Vlasak
• Claire Nicholson
• Cindy Vlasak
• Wendy Goetz
• Brandon Armstrong
• Daron Dolynchuk
• Marie Trafas
The Commission discussed the issues and concerns raised during the public hearing. After
further discussion the Planning & Zoning Commission approved motions recommending the
City Council approve the rezoning subject to an added stipulation that the applicant explore
additional sustainability features or certification and some residential affordability as a part of the
Planned Unit Development request. The applicant has indicated that they are looking into the
project impacts to deliver additional sustainability programming and housing affordability, and
will likely have information to present during the City Council meeting.
Additionally, the Planning and Zoning Commission’s recommendation to approve the
conditional use permit and site plan request were both approved on 6-1 votes with
Commissioner Goodlund voting against the motions.
Following action on these items the Commission had a general discussion of the sentiment from
the public comments that there is a need for additional public amenities and facilities. The
Commission then approved a motion on a 5-2 vote encouraging the City Council to study ways
to proactively acquire property in order to meet community goals. Staff can schedule a future
work session to further discuss opportunities and limitations should the City Council be
interested in having such discussion.
Legal Authority. This proposal includes three different types of land use applications. The
planned unit development rezoning application is considered a legislative action. When
considering a legislative action, the City is assigning zoning classifications or creating
development standards to regulate the development of certain types of use and/or structures.
Under the law, the City has wide flexibility to create standards that will ensure the type of
development it desires; however, these regulations must be reasonable and supported by a
rational basis relating to promoting the public health, safety and welfare.
By comparison, site plan and conditional use permit applications are considered quasi-judicial
actions. For this type of application, the City is acting as a judge to determine if the regulations
within the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being
followed. Generally, if the applications meet these requirements they should be approved.
PLANNED UNIT DEVELOPMENT REVIEW
The purpose of a planned unit development is to allow flexibility from traditional development
standards in return for a higher quality development. Typically, the City looks for a developer to
exceed other zoning standards, building code requirements or meet other goals of the
Comprehensive Plan. In exchange for the flexibility offered by the planned unit development,
Council Report 2022-071 Hopkins Apartments
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the applicant is expected to detail how they intend to provide a higher quality development or
meet other City goals.
The requested rezoning of the site from B-2, Central Business District to B-2, Central Business
District with a Planned Unit Development (PUD) would allow the applicant to deviate from
some of the zoning regulations as detailed in the table below. The applicant is seeking this
flexibility in exchange for the project delivering a pedestrian connection from 12th Avenue South
to 11th Avenue South, pedestrian level art installation, and a building design that includes design
and amenity features above and beyond minimal requirements.
Requested Planned Unit Development Deviations
Zoning Category Zoning Requirement Requested Deviation
Conditional Use Permit Residential Dwellings
Prohibited On 1st Floor
Allow Residential Dwellings on
First Floor
One underground space
per unit
120 underground stalls proposed.
30 stalls located in surface lot, and
conceptual agreement on lease of
40 stalls in municipal garage
Density limited to
allowance for R-4 (44
unit/ac)
79.6 units per acre in accordance
with guided range of 20-100 units
per acre in the Downtown Center
Off-street Parking: 2 stalls per unit 1.26 stalls per unit
Building Height Four Stories or 45 ft 47.9 ft as measured along
Mainstreet
CONDITIONAL USE PERMIT REVIEW
The B-2, Central Business District allows residential uses as a conditional use. In evaluating
conditional use permit (CUP) applications, the Planning & Zoning Commission and City
Council shall consider and require compliance with the general standards for conditional use
permits found in City Code Part III, Chapter 102, Article III, Section 102-94 and the specific
standards for residential uses in the B-2 district detailed in City Code Part III, Chapter 102,
Article VII, Section 102-216. The general conditional use permit standards are similar to the site
plan review standards and analyzed in that section below. The specific CUP standards for
residential uses in the B-2 district are reviewed below. With the exceptions noted in this staff
report, staff finds the proposed development consistent with the CUP requirements.
1. That residential dwelling units abutting a right-of-way of 50 feet or more in width cannot
occupy the first floor.
Finding: As proposed, this development would not meet this standard as it includes
residential uses on the ground floor. The applicant is seeking a deviation from the
requirement as a part of the Planned Unit Development request.
2. That there is at least one underground parking space per unit.
Finding: The applicant’s plans would not conform to this standard as it includes 150 units
and only 120 underground parking stalls. However, the applicant is seeking relief from this
standard through the Planned Unit Development.
Council Report 2022-071 Hopkins Apartments
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3. That all dwellings must have an entrance leading directly out of the building.
Finding: The applicant’s plans conforms to this standard as each unit will have an entrance
leading directly out of the building through the internal hallway system.
4. That the density allowed shall be as in an R-5 District.
Finding: The applicant’s plans do not conform to this standard and as such the request
includes a deviation from this standard as a part of the Planned Unit Development. The R-5
district allows densities up to 44 units per acre. The subject property is 1.88 acres in size and
the applicant is proposing to build 150 units; resulting in a density of 79.6 units per acre. It
should also be noted that the site is guided by the 2040 Comprehensive Plan as Downtown
Center. The Downtown Center is guided as allowing density generally between 20-100 units
per acre – this site is outside of the ¼ mile buffer from the Downtown light rail transit
station which would allow additional density. Density is qualified in the plan by envisioning a
transition from the higher end of the range in the core; down to the lower end of the range
at the periphery where an interface with lower density residences occurs.
SITE PLAN REVIEW
The zoning regulations establish site plan review procedures and provides regulations pertaining
to the enforcement of site design standards consistent with the requirements in Article IV,
Section 102-128. These procedures are established to promote high quality development, to
ensure the long-term stability of neighborhoods and enhance the built and natural environment
within the city as new development and redevelopment activities occur. In this case, site plan
review is required to review construction of a new building.
Land Use. The 2040 Comprehensive Plan – Cultivate Hopkins guides the subject property as
Downtown Center. According to the comprehensive plan, the City envisions this area as the
central economic, social and civic district for Hopkins and the region. Maintaining downtown
Hopkins’ unique identity and sense of place must be a central consideration when planning for
future growth. Mixed uses (vertical or horizontal) are encouraged. Overall, this land use
category should include medium to larger scale neighborhood and regional uses at a densities
between 20 to 100 units per acre.
As noted above, the density standards in the Downtown Center future land use category are
intended to allow for a transition of density. The highest densities (75 to 150 units per acre) are
intended for the area within ¼ mile of the Downtown station. Examples include Gallery Flats
which has a density of 90 units per acre or the Moline which has a density of 97 units per acre.
The area from ¼ mile to ½ mile of the Downtown station (including Mainstreet) is intended to
have more moderate densities (20 to 100 units per acre). The 1-3 level commercial buildings
along Mainstreet serve as the next transition level before stepping down to the Avenues single
family neighborhood north of 1st Street North. Staff finds that generally the proposed mixed
use residential and commercial apartment building is consistent with the subject property’s
future land use designation and density requirements.
Zoning. The subject property is zoned B-2, Central Business District and is also located within
the Downtown Overlay district. The Downtown Overlay District details the site design and
architectural standards for Mainstreet and the surrounding Downtown area. The spirit and intent
of the overlay district is to preserve the small-town, unique character of Mainstreet Hopkins;
Council Report 2022-071 Hopkins Apartments
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complement the existing historic architecture; enhance the pedestrian orientation of Downtown
Hopkins; encourage streetscape design that is inviting and on a human scale; and communicate
the community’s vision for the Mainstreet area. The established zoning standards intended to
cultivate this vision are reviewed below.
Building Height. New buildings, building additions, and redeveloped or remodeled buildings
must complement the existing pattern of building heights. The applicant’s plans call for a 4-story
building which would measure 47.9’ along the average grade of Mainstreet. Buildings in the
Overlay District may not exceed four stories or 45 feet in height. The four stories of the
proposed building is consistent with the City’s zoning standards. However, the overall building
height would exceed the 45 foot limitation. The applicant is seeking relief from this standard as a
part of their Planned Unit Development request. For reference a building height comparison
table is provided below
Building Height Comparison
Building Existing Height
CitiGables 52’ (South Side)
37’ 6’ (height along 12th Ave South)
Hopkins Cinema 6 49’ (Top of Marquee Along Mainstreet)
34’ (Top of Building Along 11th Ave South)
Hopkins Center for the Arts 52’ (Utility Room Along Alley)
38’(Mainstreet)
Thirty Bales 20’
Wild Boar 20’
Kiddywampus 18’
Hopkins Parking Garage 36’ (Top of Stairway)
Roger’s Service & Sales 15’ 6”
Bear Cave Brewing 24’ (Mainstreet)
Wells Fargo Building 64’ (To Recessed Utility Room)
50’ to Roof Along 1st South*
Marketplace Lofts 55’ 8”
Marketplace & Main Apts 55’ 8”
Raspberry Ridge II 44’
Building Setback. Buildings in the Overlay District are required to together create the wall of
buildings effect associated with traditional Main Street areas. The applicant’s plan generally
conform to this standard with the new building positioned near its northern (Mainstreet) and
western (12th Avenue South) property lines in a roughly similar configuration to the theater
building and in generally following the surrounding downtown development pattern.
In addition, the B-2 district provides more detailed setbacks for each side of the building. Those
standards require a 1 foot front, zero foot side, and a rear yard setback equaling the greater of
25’ or ½ the height of the building. The proposed building complies these standards with front
(Mainstreet) setback ranging from 4’-1” to 12’-1”. The proposed side setback are 13’-11” on the
west street side (12th Avenue South), and 12’-8” east street side (11th Avenue South). A rear
setback of 29’-2” is proposed on the south side; which complies with the 25’ minimum.
Floor to Area Ratio. Floor to Area Ratio (FAR) is a measurement of density calculated by
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dividing the total floor area of a building by the total lot area of the parcel on which the building
is located. The B-2 District has a maximum Floor to Area Ratio of 6.0. As proposed, the site has
a FAR of 1.63 (inclusive of the Thirty Bales building) which falls within this zoning standard.
Roofs and Parapets. Rooflines are required to mimic the separate yet complementary character
and design of historic Main Street buildings. Sloped roofs are not allowed unless the roof form is
concealed by a parapet or false front. Exceptions may be granted if the sloped roof is used on
top of a multi-story building to help reduce the overall height of the facade and define the
residential character of the upper floors. The applicant’s plans appear to conform to this
standard with varying rooflines and a fourth story amenity deck along Mainstreet. The roofline
along 12th Avenue South is broken into several sections with varying heights. Lastly, the
proposed design includes multiple shadow lines at the cornice to enhance the roof line and
provide an appropriate “top” to the building.
Utility Areas, Mechanical Equipment and Screening. Utility areas, mechanical equipment,
and screening are required to be designed so that they do not detract from the aesthetic appeal
of the district. The screening of exterior trash, storage areas, service yards, loading areas,
transformers, heating, and air conditioning units must use the same materials, color and/or style
as the primary building in order to be architecturally compatible with the primary building and
the building it is adjacent to. If the utility area is separate from the building it serves, it should be
consistent with the city streetscape theme. All roof equipment will be screened from public view
so as not to be visible from the street. All exterior trash and storage areas, service yards, loading,
areas, heating, and air conditioning units must be screened from view. Camouflaging heating and
air conditioning units is an acceptable screening method.
The applicant’s plans show an interior trash storage area in the new building that would be
accessed within the surface parking/courtyard area. The plans appear to include architectural
roofline elements that should meet the screening standards above for roof mounted equipment.
Lastly, the applicant’s plans also shows a transformer at the south west corner of the building
that would be screened by way of plantings.
Facades. To break up the monotonous appearance of long facades, the exterior of buildings are
to be designed with visual breaks. A building more than 45 feet in width will be divided into
increments of no more than 45 feet through articulation of the facade. This can be achieved
through combinations of the following techniques: divisions or breaks in materials; window
bays, separate entrances and entry treatments; variation in roof lines; or building setbacks. The
proposed building conforms to the standard of division into 45 ft wide sections. Each section is
separated by articulation through relief in the setback of the building. Recesses in the building
along the 12th Avenue façade are utilized to incorporate balconies for individual units.
Windows and Doors. The Downtown Overlay District requires that a minimum of 30 percent
of the ground level façade and side of buildings adjacent to public streets consist of transparent
materials. Windows are required on upper levels, and should provide privacy while aesthetically
and functionally serving the building. Reflective glass or glass tinted more than 40 percent is not
allowed. The applicant’s plan indicate that the Mainstreet ground floor will be 64 percent
transparent (glass) material. Furthermore, the 11th Avenue South ground floor is proposed at 47
percent and the 12th Avenue South ground floor is 54 percent. The proposed building’s main
entrance is within a set of strorefront windows and is directly connected to the sidewalk along
Mainstreet. A secondary entrance for residents is located along the west side of the building and
Council Report 2022-071 Hopkins Apartments
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is framed by sidelight and transom windows.
Materials and Detailing. The Downtown Overlay District requires building renovations be
constructed to be long lasting and use materials that maintain the distinct character and harmony
of the downtown. Staff has interpreted this to require a majority brick or similar on the street
sides of building along or adjacent to a public right-of-way. Staff finds the proposed materials
and their percentage within the overall composition meet this requirement. The mix of exterior
materials for each side of the proposed building are illustrated in the table below.
Exterior Building Materials Abutting a Public Street
Material North
(Mainstreet)
East*
(11th Ave. S.)
West
(12th Ave. S.)
South
(CitiGables)
Masonry 68% 39%* 65% 33%
Wood Look Panel 10% 0%* 1% 0%
Fiber Cement 22% 61%* 34% 67%
*Inclusive of interior of courtyard. The portion of the façade abutting the right-of-way would be majority masonry
Streetscape. The streetscape shall be uniform so that it acts to provide continuity throughout
the downtown. When a redevelopment project disturbs existing streetscape elements, those
items must be replaced with approved city streetscape elements compatible with the character of
downtown Hopkins.
The City has a specific streetscape theme along Mainstreet (lighting, sidewalks, street furniture
and the like). Both the Planning and Engineering staff find that existing streetscape elements
along 12th Avenue shall not be disturbed by this project. According to the applicant’s narrative,
this project will not impact the existing streetscape elements along Mainstreet and the existing
lighting and mature trees in these areas will be protected. Additionally, the applicant’s proposal
includes a number of art installations in support of their Planned Unit Development application
that would create further street level interest.
Staff’s recommendation includes a stipulation encouraging the applicant to explore
modifications that would create walk out units along 11th Street to further enhance street level
activity and provide additional eyes on the street, and as a continuation of the condition found
on the adjoining CitiGables building.
Landscaping. The applicant’s landscape plan includes significant plantings throughout the site
and meets the City’s minimum landscaping requirements. To insure the installation and survival
of the required landscaping, the applicant shall be required to provide a landscape letter of credit
equal to 1.5 times the cost of all plantings. The City shall hold this security until all plantings
improvements are installed and have survived at least one full growing season.
Pedestrian & Bicycle Access. Overall, the site should have good pedestrian and bicycle access
that supports the City’s transit supportive and pedestrian friendly vision for Downtown and the
areas with proximity to a light rail station. As previously noted, the proposed building’s main
entrance will be directly connected to the sidewalk along Mainstreet and the rest of the City’s
sidewalk system. The applicant’s plans also call for a private sidewalk connecting 11th and 12th
Avenues south of the building which will be lit for safety and buffered from the adjoining
property by tree plantings. The applicant’s plans also proposed interior bicycle racks for 88 bikes
as well as 20 exterior bike racks for tenants and for use by the public in support of their Planned
Council Report 2022-071 Hopkins Apartments
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Unit Development application.
Vehicle Parking. The City’s off-street parking standards are detailed in both Article XV – Off-
Street Parking and Section 102-560 of the Downtown Overlay district. Residential parking
requirements are detailed in the conditional use permit section (1 underground space for each
unit). The off-street parking standards also requires multi-family uses to provide at least two
spaces per unit. No off-street parking stalls are required for commercial uses. Based on these
standards, the site is required to have 300 parking stalls. All totaled, the development will have
190 parking stalls (30 surface, 120 enclosed, and 40 leased stalls in the municipal garage per an
agreement in principal with the City) for a parking ratio of 1.26 stalls/unit. For comparison sake,
the updated zoning code would require a ratio of 1.2 stalls per residential unit in the Downtown
Mixed Use District. Given the mix of unit types staff finds the provisions for parking to be
reasonable quantity. Lastly, the applicant has indicated that electric vehicle charging stations and
conduit for future stations will be provided in the underground parking area in support of their
planned unit development request.
Signage. The applicant’s plans show conceptual signage, but not a specific sign plan. All signs
must be approved through a separate administrative permit subject to conformance with the
standards of the B-2 district and sign regulations contained in Article XXI - Signs.
Engineering Comments. In regards to the proposed development, Engineering and Public
Works department has the following comments:
• 11th Avenue South is scheduled for rehabilitation in 2024, the applicant should
coordinate any work in the right-of-way with this street project.
• Water and sewer capacities are not an issue, there are large diameter trunk mains
available.
• A traffic study is not required based on the size of the project and previous use of the
site.
• A permit is required for work within the City Right-of-way.
• Watershed District approval of the project is required.
• Trees and tree grate on Mainstreet does not need to be protected or replaced. Trees and
grates on 12th Avenue will need to be protected or replaced.
• Paver sidewalk sections will need to be protected or replaced.
ALTERNATIVES
1. Vote to Approve. By voting to approve rezoning, site plan and conditional use permit
applications, this item will move forward for a second reading on the planned unit
development (PUD) rezoning scheduled for the August 16, 2022 meeting.
2. Vote to Deny. By voting to deny the rezoning, site plan and conditional use permit
applications, this item will not move forward. Should the City Council consider this option,
it must also identify specific findings that support this alternative.
3. Continue for further information. If the City Council finds that further information is
needed, the items should be continued.
1
CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 2022-1183
AN ORDINANCE REZONING THE PROPERTY WITH PID 24-117-22-34-0249 FROM B-2,
CENTRAL BUSINESS DISTRICT TO B-2, CENTRAL BUSINESS DISTRICT WITH A
PLANNED UNIT DEVELOPMENT
THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS
FOLLOWS:
1. That the zoning classification of B-2, Central Business District, upon the following described
premises is hereby repealed, and in lieu thereof, said premises is hereby zoned B-2, Central
Business District with a Planned Unit Development (PUD).
2. The property to be rezoned is legally described in Exhibit A
First Reading: August 1, 2022
Second Reading: August 16, 2022
Date of Publication: August 25, 2022
Date Ordinance Takes Effect: August 25, 2022
________________________
ATTEST: Patrick Hanlon, Mayor
__________________________
Amy Domeier, City Clerk
1
EXHIBIT A
Legal Description of subject property
Tract A:
Lots 1 through 6 inclusive, Block 7,
That part of the North Half of the adjoining vacated East-West alley in said Block 7 lying between the extension
across it of the West line of said Lot 1 and the East line of Lot 26, in said Block 7,
That part of the vacated East-West alley lying North of the center line of said alley and between the extension across
it of the East line of Lot 6 and the East line of Lot 26, all in Block 7, “West Minneapolis”. According to the recorded
plat thereof, and situate in Hennepin County, Minnesota.
Being registered land as is evidenced by Certificate of Title No. 834358.
Tract B:
Lot Twenty-three (23) except the South 25 feet thereof, front and rear, and all of Lots Twenty-four (24), Twenty-
five (25), and Twenty-six (26), Block Seven (7), West Minneapolis, according to the recorded plat thereof, and
situate in Hennepin County, Minnesota, together with that part of the South half of the vacated East-West alley in
said Block 7 lying between the extension across it of the West line of Lot 26 and the center line of the North-South
alley in said Block 7 and together with that part of the West half of the vacated North-South Alley in said Block 7
lying between the extensions across it of the South line of Lot 23 except the South 25 feet thereof and the North line
of said Lot 26.
Abstract Property
Tract C:
Lots Seven (7), Eight (8), Nine (9) and Ten (10), Block Seven (7), West Minneapolis, except the South 25 feet of
said Lot 10, according to the recorded plat thereof, and situate in Hennepin County, Minnesota, together with that
part of the East half of the vacated North-South alley in said Block Seven (7) lying between the extensions across it
of the South line of Lot 10 except the South 25 feet thereof and the North line of said Lot 7 and together with that
part of the South half of the vacated East-West alley in said Block 7 lying between the extensions across if of the
East line of said Lot 7 and the Center line of the North-South alley in said Block 7.
Abstract Property.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2022-050
A RESOLUTION APPROVING THE FIRST READING OF ORDINANCE 2022-1183
REZONING THE PROPERTY WITH PID 24-117-22-34-0249 FROM B-2, CENTRAL
BUSINESS DISTRICT TO B-2, CENTRAL BUSINESS DISTRICT WITH A PLANNED UNIT
DEVELOPMENT, SUBJECT TO CONDITIONS
WHEREAS, the applicant, Enclave Companies, initiated an application requesting to rezone the
property along Mainstreet Between 11th Avenue South and 12th Avenue South (PID 24-117-22-34-
0249) from B-2, Central Business District to B-2, Central Business District with a Planned Unit
Development (PUD), and
WHEREAS, this property is legally described in Exhibit A; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on June 24, 2022; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed notice,
held a public hearing on the application and reviewed such application on July 26, 2022: all
persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
4. That the Hopkins Planning & Zoning Commission reviewed this application during their July
26, 2022 meeting and recommended approval by the City Council, subject to conditions; and
5. That the Hopkins City Council reviewed this application during their August 1, 2022 meeting
and agreed with the findings of the Planning & Zoning Commission.
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated August 1, 2022.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the First Reading of Ordinance 2022-1183 rezoning the property along Mainstreet
Between 11th Avenue South and 12th Avenue South (PID 24-117-22-34-0249) from B-2, Central
Business District to B-2, Central Business District with a Planned Unit Development (PUD), subject to
the conditions listed below.
1. The Applicant shall explore the addition of affordable housing and sustainability certifications
and/or features in support of the Planned Unit Development request.
2. Execution of a Planned Unit Development Agreement.
3. Approval of the associated conditional use permit to allow a residential use in the B-2, Central
Business District and conformance with all related conditions.
4. Approval of the associated site plan application and conformance with all related conditions.
5. Approval of the development by the Nine Mile Creek Watershed District and conformance with
all related conditions.
Adopted by the City Council of the City of Hopkins this 1st day of August, 2022.
By:___________________________
Patrick Hanlon, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
EXHIBIT A
Legal Description of subject property
Tract A:
Lots 1 through 6 inclusive, Block 7,
That part of the North Half of the adjoining vacated East-West alley in said Block 7 lying between the
extension across it of the West line of said Lot 1 and the East line of Lot 26, in said Block 7,
That part of the vacated East-West alley lying North of the center line of said alley and between the
extension across it of the East line of Lot 6 and the East line of Lot 26, all in Block 7, “West
Minneapolis”. According to the recorded plat thereof, and situate in Hennepin County, Minnesota.
Being registered land as is evidenced by Certificate of Title No. 834358.
Tract B:
Lot Twenty-three (23) except the South 25 feet thereof, front and rear, and all of Lots Twenty-four (24),
Twenty-five (25), and Twenty-six (26), Block Seven (7), West Minneapolis, according to the recorded
plat thereof, and situate in Hennepin County, Minnesota, together with that part of the South half of the
vacated East-West alley in said Block 7 lying between the extension across it of the West line of Lot 26
and the center line of the North-South alley in said Block 7 and together with that part of the West half
of the vacated North-South Alley in said Block 7 lying between the extensions across it of the South line
of Lot 23 except the South 25 feet thereof and the North line of said Lot 26.
Abstract Property
Tract C:
Lots Seven (7), Eight (8), Nine (9) and Ten (10), Block Seven (7), West Minneapolis, except the South
25 feet of said Lot 10, according to the recorded plat thereof, and situate in Hennepin County,
Minnesota, together with that part of the East half of the vacated North-South alley in said Block Seven
(7) lying between the extensions across it of the South line of Lot 10 except the South 25 feet thereof
and the North line of said Lot 7 and together with that part of the South half of the vacated East-West
alley in said Block 7 lying between the extensions across if of the East line of said Lot 7 and the Center
line of the North-South alley in said Block 7.
Abstract Property.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2022-0051
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT ALLOWING A
RESIDENTIAL USE IN THE B-2, CENTRAL BUINESS DISTRICT
ON THE PROPERTY WITH PID 24-117-22-34-0249, SUBJECT TO CONDITIONS
WHEREAS, the applicant, Enclave Companies, initiated an application for a conditional use
permit allowing a residential use in the B-2, Central Business District on the property along Mainstreet
Between 11th Avenue South and 12th Avenue South (PID 24-117-22-34-0249), and;
WHEREAS, this property is legally described in Exhibit A; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on June 24, 2022; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed notice,
held a public hearing on the application and reviewed such application on July 26, 2022: all
persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
4. That the Hopkins Planning & Zoning Commission reviewed this application during their July
26, 2022 meeting and recommended approval by the City Council, subject to conditions; and
5. That the Hopkins City Council reviewed this application during their August 1, 2022 meeting
and agreed with the findings of the Planning & Zoning Commission, and;
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated August 1, 2022.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves a conditional use permit allowing a residential use in the B-2, Central Business District
on the property along Mainstreet Between 11th Avenue South and 12th Avenue South (PID 24-117-22-
34-0249), subject to the conditions listed below.
1. Conformance with all general conditional use permit standards in City Code Part III, Chapter
102, Article III, Section 102-94 and the specific standards for residential uses in the B-2
district detailed in City Code Part III, Chapter 102, Article VII, Section 102-216.
2. Approval of the associated rezoning application and execution of a Planned Unit
Development (PUD) Agreement.
3. Approval of the associated site plan application and conformance with all related conditions.
4. Approval of all necessary permits from the Building, Engineering and Fire Departments.
5. Approval of the development by the Nine Mile Creek Watershed District and conforms with
all related conditions.
6. Payment of all applicable development fees including, but not limited to SAC, park
dedication and City Attorney fees.
Adopted by the City Council of the City of Hopkins this 1st day of August, 2022.
By:___________________________
Patrick Hanlon, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2022-052
A RESOLUTION APPROVING THE SITE PLAN FOR A MIXED-USE REDEVELOPMENT
OF THE PROPERTY WITH PID 24-117-22-34-0249, SUBJECT TO CONDITIONS
WHEREAS, the applicant, Enclave Companies, initiated an application for site plan approval to
allow a 4-story, 150-unit mixed use redevelopment on the property along Mainstreet Between 11th
Avenue South and 12th Avenue South (PID 24-117-22-34-0249), and;
WHEREAS, this property is legally described in Exhibit A; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on June 24, 2022; and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed notice,
held a public hearing on the application and reviewed such application on July 26, 2022: all
persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
4. That the Hopkins Planning & Zoning Commission reviewed this application during their July
26, 2021 meeting and recommended approval by the City Council, subject to conditions; and
5. That the Hopkins City Council reviewed this application during their August 1, 2022 meeting
and agreed with the findings of the Planning & Zoning Commission, and;
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated August 1, 2022.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves a site plan to allow a 4-story, 150-unit mixed use redevelopment on the property along
Mainstreet Between 11th Avenue South and 12th Avenue South (PID 24-117-22-34-0249), subject to the
conditions listed below.
1. Conformance with all applicable standards of the B-2, Central Business District and the
Downtown Overlay District.
2. Approval of the associated rezoning application and execution of a Planned Unit
Development (PUD) Agreement.
3. Approval of the associated conditional use permit to allow a residential use in the B-2,
Central Business District and conformance with all related conditions.
4. The applicant shall demonstrate all equipment will be screened in conformance with all
zoning requirements.
5.The existing streetscape elements along Mainstreet shall be maintained in their current
condition or replaced at the applicant expense. The applicant shall also relocate and reuse the
bicycle parking racks near the theater entrance along Mainstreet.
6.The applicant should consider modifications that would create walk out units along 11th
Avenue.
7.Submission and approval of exterior lighting and photometric plans prior to issuance of a
building permit. These plans shall cover the entire site and demonstrate downward directed
light fixtures, poles no higher than twenty (20) feet and light levels equal to or less than 1.0
lumens at any non-residential property line or 0.5 lumens at any residential property line.
8.Provide a landscape letter of credit equal to 1.5 times the cost of all plantings. The City shall
hold this security until all plantings have survived at least one full growing season.
9.Approval of all necessary permits from the Building, Engineering and Fire Departments.
10.Approval of the development by the Nine Mile Creek Watershed District and conformance
with all related conditions.
11.Payment of all applicable development fees including, but not limited to SAC, park
dedication and City Attorney fees.
Adopted by the City Council of the City of Hopkins this 1st day of August, 2022.
By:___________________________
Patrick Hanlon, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
December 21 ,2021
To: The City of HoPkins
From: EnclaveComPanies
please find our submissions for the upcoming Planning & Zoning meeting. Enclave has been looking for opportunities in Hopkins for
several years and we are looking forward to Seing a p-rt of tne communiiy. Enclave has b_een a very active PlaVel il the Minneapolis
Metro over the past few years, viith projects in Sh,-akopee, Savage, Maple Grove, Rogers, Brooklyn Park and Richfield ftnished or under
construction. We have iOZZ proiecis in Bloomington, ptymouth, Roseville and Hastings in the process of entitlement. Enclave is a fully
integrated development, construttion and managlment company that is also the long-term owner of its projects. Being a good neighbor
andl supportive member of communities is what we strive for in each of our projects.
()ENCLAVE Fz701-478.43OO
3OO 23RD AVE E, SUITE 3OO
WEST FARGO, ND 5AO7A
enclovecomponiee.com
We are excited to bring this updated vision for the Mann Theater redevelopment. We have been working with City staff to address
some of the issues that were iaised previously with this project concept. We have removed a floor from the building, reoriented the
garage access, added walking paths for accessibility, and better defined our retail areas on Main Street. Our current plan is to let the
Ietaiinuitoing and its tenants iemain in place as a long-term part of our overall project. We will be happy to have those tenants along
with some new users be a part of this Downtown revitalization.
We look forward to bringing this fonlrrard and sharing our vision with community. We will schedule a Neighborhood Meeting in January
to share our updates and answer questions from the neighbors.
Thank you for your time and consideration.
Best
Brian Bochman
Enclave Companies
(701)212-811O
brian@enclavecom pan ies. com
DEVELOP . CONSTRUCT' MANAGE
TABLE OF CONTENTS
I. Introduction
A. Enclave Companies
B. Momentum Design Group, LLC
II. Hopkins Apartments, Multi-Family Mixed-Use Development
A. Project Overview and Design Challenges
B. Planned Unit Development
C. Particular Deisgn Standards
III. Appendix: Drawings, Plans, and Submittals
Exhibit A – Preliminary Concept Review Plans
Exhibit B – Storm Water Management Report
2
I. INTRODUCTION
Brian Bochman is a developer and Andrew Moeding is the Director of Construction at
Enclave Companies (established in July 2011). The property was bought by Enclave Companies
from a previous developer in 2020.
On November 20, 2020, Mann Theatre – Hopkins Cinema 6 permanently closed its
business due primarily to the continuing COVID-19 pandemic. As a result of this closure,
Enclave Companies seeks to re-develop the Property as provided in its Preliminary Concept Plan
for the proposed Hopkins Apartments Multi-Family, Mixed-Use Development (the “Project”)
submitted for consideration by the City of Hopkins (the “City”).
As detailed below, the Project is a mixed-use, market rate, multi-family apartment and
commercial building offering 150 residential dwelling units and 5,300 square feet of commercial
space along with walking-paths, outdoor recreational areas, generous bicycle parking, and one
floor of secure underground parking. The Project is designed and developed by Enclave
Companies and Momentum Design Group, LLC.
A. Enclave Companies
Founded in 2011, Enclave Companies is a fully integrated real estate development,
construction and management company specializing in mixed-used, commercial, multi-family,
industrial, and healthcare projects, and is officed in West Fargo, North Dakota. For each project,
Enclave Companies implements its foundational values of community, creativity, and honorable
innovation. Specifically, Enclave Companies invests itself as a stakeholder by upholding the
highest standards of care and integrity in each community it serves. In so doing, Enclave
Companies brings a creative and innovative rigor and disciplined drive to deliver a performance
and work ethic that advances tradition. Finally, Enclave Companies delivers integrity by
forthrightly expressing its commitment and then performing in accordance with expectations.
For the past decade, Enclave Companies has successfully developed commercial and residential
projects including, but not limited to, the following:
1. Minnesota Project Resume.
Reside Apartments - Savage, Minnesota: https://www.enclavecompanies.com/reside
Caliper Apartments - Maple Grove, Minnesota:
https://www.enclavecompanies.com/caliper
Fredrik Apartments - Rogers, Minnesota: https://www.enclavecompanies.com/fredrik
The Deco – Shakopee, Minnesota: https://www.enclavecompanies.com/the-deco
Stonecrest - Moorhead, Minnesota: https://www.enclavecompanies.com/stonecrest
Glenpond Apartments – Eagan, Minnesota: https://www.enclavecompanies.com/glen-
pond
3
2. Projects.
Center for Special Surgery - West Fargo, ND:
https://www.enclavecompanies.com/center-for-special-surgery
300 Enclave - West Fargo, ND: https://www.enclavecompanies.com/300-enclave
Veraway Apartments - Bismark, ND:
https://www.enclavecompanies.com/veraway-apartments
Wild Oak Apartments - Fargo, ND: https://www.enclavecompanies.com/wild-oak
Silverthorne Flats - Sioux Falls, SD: https://www.enclavecompanies.com/silvethorne-flats
Additional representative projects may be found at https://www.enclavecompanies.com/our-work
B. Momentum Design Group, LLC
Momentum Design Group, LLC is an architectural and design company based in St. Paul,
Minnesota comprised of twenty-five design professionals including eight licensed architects with
more than 100 years of combined experience. For nearly fifteen years, Momentum Design
Group, LLC has designed and developed commercial, residential, industrial, and mixed-use
properties throughout the Twin Cities metropolitan area:
Good Dwelling Mixed Use – Minneapolis, Minnesota:
https://mdgarchitects.com/portfolio-item/good-dwelling-mixed-use/
Ventana Apartments – Wayzata, Minnesota:
https://mdgarchitects.com/portfolio-item/ventana/
The Luxe Apartments at Ridgedale – Minnetonka, Minnesota:
https://mdgarchitects.com/portfolio-item/the-luxe-apartments-at-ridgedale/
Linden43 – Minneapolis, Minnesota:
https://mdgarchitects.com/portfolio-item/linden-43/
Borealis – Minneapolis, Minnesota:
https://mdgarchitects.com/portfolio-item/borealis/
Riverwalk Apartments – Rochester, Minnesota:
https://mdgarchitects.com/portfolio-item/riverwalk-apartments/
Additional representative projects may be found at www.mdgarchitects.com
4
II. HOPKINS APARTMENTS, MULTI-FAMILY MIXED-USE DEVELOPMENT
A. Project Overview and Design Challenges.
The Property is located on Mainstreet in historic Downtown Hopkins, Minnesota which
poses unique design and development challenges for the Project. Among other things, the
Property is located on a sloping grade with a high-water table in close proximity to neighboring
buildings, and the Project will become an integral part of Mainstreet’s “wall” façade and skyline
comprised of many one-of-a-kind mixed-use buildings designed and built during the past 150
years. In order to preserve and enhance the historic aesthetics of Mainstreet and meet the
contemplated residential and commercial needs of downtown Hopkins in the years to come, the
Project has been designed to the standards of the City’s Downtown Overlay District as well as
the City’s vision for the future development of downtown Hopkins detailed in its recent 2040
Comprehensive Plan.
The Project consists of a four-story market rate apartment building with 150 dwelling
units on the first, second, third, and fourth floors, one floor of heated and secured underground
parking with 120 stalls, a surface level parking lot with 30 parking stalls, and a full-suite of
interior and exterior amenities including an exterior roof-top patio/sun-deck, on-site gym, dog
spa, and generous bicycle parking and storage. The first floor also provides approximately 5,382
square feet of commercial space on Mainstreet and is adjacent to Thirty Bales restaurant. See
Appendix Exhibit A.
The typical building found on Mainstreet includes storefront glazing at the street level,
heavy materials to establish the base of the building with detailed masonry, and lighter materials
as the building extends upwards. As shown in the attached drawings, plans, and submittals, the
Project’s primary frontage is detailed in three separated façade languages with smaller details to
reinforce the existing architecture of Mainstreet. See Appendix Exhibit A.
The Project’s northwest corner is designed with a masonry material resistant to salt which
creates a solid base for the building. As the building extends upward, the building steps
backwards to reveal an exterior roof top patio that allows for views of Main Street for the
tenants. The Project’s northeast corner element incorporates the traditional masonry design at the
commercial level and extends upward to become a lighter, more detailed siding, similar to the
traditional and historic mixed-use buildings found on Mainstreet. The Project’s smaller details
include decorative blade signage, metal picket railings, steel overhangs and awnings, and a trellis
element on the rooftop patio. These materials and heavy design elements anchor the Northern
elevation of the building, and incorporate historic elements found in buildings on Mainstreet and
throughout Downtown Hopkins. See Appendix Exhibit A.
5
1. Homes
The Project consists of 150 dwelling units including alcove, studio, one bedroom, and
two-bedroom apartments with standard finishes at different price points. Specifically, the Project
offers 67 alcove apartments, 22 studio apartments, 47 one-bedroom apartments, and 14 two-
bedroom apartments. All of the one-bed and two-bed units offer balconies. The 120 heated and
secured underground parking stalls are dedicated for use by the families occupying the
apartments. See Appendix Exhibit A.
2. Amenities.
a. Bicycle Parking and Storage: The Project provides interior bicycle racks
for 88 bikes as well as 20 exterior bike racks for tenants and for use by the public. See
Appendix Exhibit A.
b. Interior Community Amenities: The Project provides an interior
community room consisting of a furnished community room with a fireplace and large flat-
screen televisions along with a kitchen, dining area, beverage station, exercise room with
commercial gym grade equipment, dog spa, and bicycle repair station. See Appendix Exhibit
A.
c. Roof-Top Patio/Sun Deck: The Project provides a roof-top patio/sun deck
featuring a kitchenette, gas-fueled fireplace, and televisions as well as dining areas and gas-
fueled grills. See Appendix Exhibit A.
d. Underground Heated and Secured Parking: The Project provides 120
heated and secured underground parking stalls dedicated for use by the families occupying the
apartments. See Appendix Exhibit A at D02.
e. Self-Service Package, Storage Lockers, and Delivery Room. See
Appendix Exhibit A.
f. Sidewalks. The Project perimeter provides sidewalks accessing the
existing public sidewalks including an added sidewalk on the southern side of the building
between CitiGables and the project that connects 11th Avenue South and 12th Avenue South. See
Appendix Exhibit A.
g. Parking Lot. The Project provides a shared surface parking lot with 30
stalls. See Appendix Exhibit A.
3. Commercial.
The Project provides approximately 5,382 square feet of commercial space on the ground
floor accessible from Mainstreet. As designed, the Project contemplates three separate
6
commercial spaces with glass facing Mainstreet varying in size from 1,600 to 2,100 square feet
for lease. This includes the corner space on 12th Avenue South and Main Street. See Appendix
Exhibit A at D02.
B. Project Specifications.
1. Gross Building Area by Floor.
Garage 42,461 sf
1st Floor 31,484 sf
2nd Floor 31,087 sf
3rd Floor 31,087 sf
4th Floor 31,148 sf
Total Building Area 167268 sf
See Appendix Exhibit A.
2. Gross Building Area Excluding Garages.
1st Floor 31,481 sf
2nd Floor 31,087 sf
3rd Floor 31,087 sf
4th Floor 31,148 sf
Total Building Area
Excluding Garages 124,807 sf
See Appendix Exhibit A.
3. Residential Efficiency Ratio.
Amenity/Common Space 4%
Egress 12%
Commercial 4%
Dwelling Units 78%
Utility 2%
See Appendix Exhibit A.
4. F.A.R. Site Area.
Site Area = 82,016 sf, or 1.88 Acres
Gross Building Areas Excluding Garages = 133,426 sf
7
F.A.R.= 1.63
See Appendix Exhibit A.
5. Unit Type Ratio.
One Bedroom 47 DUs 31%
Alcove 67 DUs 45%
Studio 22 DUs 15%
Two Bedroom 14 DUs 9%
Total 150 DUs
See Appendix Exhibit A.
6. Area Per Dwelling Unit.
Gross Area Excluding Garages 124,807 sf
150 Dwelling Units 832 sf/DU
See Appendix Exhibit A.
7. Walking, Biking, Public Transportation, and Parking.
The Project is perfectly situated for residents and the public to access stores, parks, and
other amenities on foot, by bicycle, and via public transportation. Walk Score rates the Project
site as both “Very Walkable” and “Very Bikeable,” the Project’s design encourages pedestrian
and bike travel via sidewalks and generous bike parking and storage facilities, and the Project is
located at two bus stops and within walking-distance of two contemplated light-rail stations (i.e.,
within .27 and .50 miles respectively). See Appendix Exhibit A at D09
The Project also provides generous parking without increasing the level of on-street
parking in the area. Specifically, the Project provides 120 heated and secure underground
parking stalls to its tenants as well as 30 ground level off-street parking spaces in the lot serving
the Project. Furthermore, there are no less than 717 publicly-available parking stalls maintained
by the City within a two-block radius of the Project. See Appendix Exhibit A at D10.
8
III. ZONING, PLANNED UNIT DEVELOPMENT (PUD).
A. Zoning.
The Property is located in the Downtown Overlay District which is within the B-2 Zoning
District. As provided by the City of Hopkins, Minnesota Code of Ordinances (the “Code”), a
conditional use permit is required for residential uses in the B-2 Zoning District. Code § 102-
214 (b)(2), (c). As detailed below, the Project satisfies the general and particular conditional use
permit standards subject to three potential minor variances which are consistent with the City’s
2024 Comprehensive Plan as well as the Downtown Overlay District standards.
Namely, the Project contemplates 82 dwelling units per acre which is consistent with the
City’s 20 to 100 units per acre standard stated in its 2040 Comprehensive Plan. While the
Project fully complies with the City’s 2040 Comprehensive Plan for Downtown Hopkins, it
exceeds the City’s current density standard of 44 dwelling units per acre applicable to the Project
under the Code. Likewise, the Project’s apartment building meets the four-story maximum for
buildings located in the Downtown Overlay District. However, the Project’s design must
accommodate the unique nature of the Property itself including a sloping grade, high water table,
and close proximity to neighboring buildings which will require a roof-top with attendant
fixtures exceeding the corollary forty-five foot maximum height requirement for buildings
located in the Downtown Overly District. Of note, there appear to be a number of existing
buildings on Mainstreet with rooftops or rooftop fixtures which exceed this 45 foot standard
including but not limited to the Wells Fargo Bank Building, City Gables, and the Performing
Arts Center. Finally, the Code prohibits residential dwelling units abutting a right-of-way
greater than 50 feet from occupying the first floor of a building. While the first floor apartments
technically abuts a right-of-way greater than 50 feet, they are situated on a separate private
sidewalk access above and setback from the public sidewalk, which provides adequate privacy to
the tenants occupying these apartments.
As detailed below, the Project meets all the aesthetic and structural standards of the
Downtown Overly District as well as the twin goals contemplated by the 2040 Comprehensive
Plan for Downtown Hopkins. Namely, (1) to maintain a viable downtown core that serves as an
economic and social center for the community, and (2) to continue to grow Downtown Hopkins’
population and job base. As designed, the Project’s mixed-used residential and commercial
components amply promote these vital goals, and enhances the historic Mainstreet “wall” façade
and skyline.
B. Planned Unit Development.
1. Considerations.
9
Code § 102-673 provides the establishment of the Planned Unit Development (PUD)
Zoning Districts… in areas suitable in location and character for use and application of the
following considerations. As detailed below, the Project satisfies each consideration.
a. Variety. Inclusion within a comprehensive site design plan a
mixture of land uses, types of housing and densities.
The Project’s mixed-used residential and commercial components promote the City’s
twin goals of maintaining a viable downtown core that serves as an economic and social center
for the community as well as growing Downtown Hopkins’ population and job base.
Specifically, the Project provides 150 market-rate apartment dwelling units with a full-suite of
interior and exterior amenities as well as 5,382 square feet of commercial space in the heart of
Downtown Hopkins. As designed, the Project meets all the applicable aesthetic and structural
standards necessary for Mainstreet’s historic “wall” façade and skyline. Likewise, the Project’s
design encourages pedestrian and bike travel via sidewalks and generous bike storage facilities,
and the Project is located at two bus stops and within walking-distance of two contemplated
light-rail stations which promotes the use of public transportation. Furthermore, the Project
provides generous parking without increasing the level of on-street parking in the area.
Specifically, the Project provides 120 heated and secure underground parking stalls to its tenants
as well as 30 ground level off-street parking spaces in the lot at the Project.
b. Sensitivity. Through the departure from the strict application
of required setbacks, yard areas, lot sizes, minimum house sizes,
minimum requirements, and other performance standards associated
with traditional zoning, planned unit developments can maximize the
development potential of land while remaining sensitive to its unique
and valuable natural characteristics..
As designed, the Project meets the applicable aesthetic and structural standards necessary
for Mainstreet’s historic “wall” façade and skyline, including the separation of the façade into
different façade languages.
c. Efficiency. Consolidation of areas for recreation and utility
purposes.
The mixed-use nature of the project maintains the commercial character of the mainstreet
corridor while providing expanded residential capacity above and behind this commercial
corridor, allowing for the concentration of living, working, and recreational space with the
Downtown Core.
d. Density transfer. Density requirements may be based on a
number of units per acre by clustering project density:
The residential density of the project proposes 82 units/acre, which while greater than the
current 44 units/acre is within the 20 to 100 units/acre proposed in the City’s 2040
Comprehensive Plan.
10
e. District integration. The combination of uses which are allowed
in separate zoning districts such as:
a. Mixed residential in density and unit types.
b. Integration of compatible mixed land uses.
Again, the mixed-use nature of the Project integrates both residential and
commercial uses within the building. As well, the Project brings greater versatility, walk-ability,
and livability to the Downtwon Core with a design that encourages pedestrian and bike travel via
sidewalks and generous bike storage facilities, and the Project is located at two bus stops and
within walking-distance of two contemplated light-rail stations which promotes the use of public
transportation. Furthermore, the Project provides generous parking without increasing the level
of on-street parking in the area. Specifically, the Project provides 120 heated and secure
underground parking stalls to its tenants as well as 30 ground level off-street parking spaces in
the lot at the Project.
C. Particular Design Standards.
a. Standards for Residential Use in B-2 District.
As detailed below, the Project satisfies all of the following particular standards for
residential use in the B-2 District save for the R-5 density standard. However, the Project’s
proposed density does comply with the new density standard under the 2040 Comprehensive
Plan.
i. Residential dwelling units abutting a right-of-way of 50
feet or more in width cannot occupy the first floor.
While the first floor apartments technically abuts a right-of-way greater than 50 feet, they
are situated on a private sidewalk separated by both setback and elevation from the public
sidewalk, which provides adequate privacy to the tenants occupying these apartments. Appendix
Exhibit A.
ii. There is at least one underground parking space unit.
As detailed in the attached submittals, the Project provides at least one underground
parking or surface lot parking stall per dwelling unit.
iii. All dwellings must have an entrance leading directly out
of the Building.
As detailed in the attached submittals, all dwelling units have access to a common
corridor leading to common staircases which lead to exits from the apartment building. Units on
11
the first floor at the west side of the building will have direct access to the private sidewalk,
which provides, in turn, access to the public sidewalk.
iv. The density allowed shall be as in an R-5 District.
The R-5 District density is 1,000 square feet per dwelling unit which is 43.56 dwelling
units per acre. Code § 102-160 (providing “[l]ot area 1 family (sq. ft.)” is “1,000”) for R-5
District). However, the 2040 Comprehensive Plan provides a density standard of 20 to 100
dwelling units per acre. While the Project’s proposed density of 82 dwelling units per acre
would exceed the current R-5 density standard, it is within the 2040 Comprehensive Plan’s 20 to
100 dwelling units per acre standard.
b. Standards for Downtown Overlay District
The Project is located in the “Overlay District” in Downtown Hopkins. Code § 102-546
et seq. governs “[a]ll newly constructed buildings or structures” in the Overlay District including
“any conditional use permit, building permit, or sign permit” relating to the same. Code § 102-
547 (a)(1), (c). To that end, “[n]o CUP, building permit, or sign permit shall be issued until the
requirements of this chapter have been met” such that “[i]t is the applicant’s responsibility to
provide the necessary information to the city staff to determine compliance with [this] section of
the ordinance.” Code § 102-547 (c).
As detailed below, the Project satisfies all of the following Overlay District standards
under Code § 102-546 et seq. save for the building height standard. In that regard, the Project
will not exceed four stories, and otherwise complements the existing pattern of building heights,
in compliance with this standard. However, the building height for the Project is 45 feet above
grade for the majority of the building but is 47.8 feet above grade along the south elevation,
which is approximately 2.8 feet greater than the building height limit of 45 feet. Of note, there
appear to be several existing buildings on Mainstreet with rooftops or rooftop fixtures which
exceed this 45-foot standard including but not limited to the Lot 400 Parking Ramp, the Wells
Fargo Bank Building, City Gables, and the Performing Arts Center. To the extent the City
requires an exception or variance to this standard, the Project satisfies the requirements for both
as detailed in Section C below.
i. Awnings.
Awnings may be required to enhance the historic character of
Main Street while providing sun protection for display
windows, shelter for pedestrians, and a sign panel for
businesses.
(1) Length. Awnings cannot extend across multiple
storefronts and/or multiple buildings.
(2) Materials. Awnings must be constructed of
durable, protective, and water repellant
12
materials. Plastic or fiberglass awnings are not
allowed.
(3) Lighting. Backlit or illuminated awnings are not
allowed.
(4) Projecting. Awnings must project a minimum of
36 inches from the building.
As detailed in the submittals, the Project satisfies this requirement. See Appendix
Exhibit A.
ii. Signs.
Signs will be architecturally compatible with the style,
composition, materials, colors, and details of the building to
which they are affixed and with other signs on nearby
buildings, while providing for adequate identification of the
business.
(1) Lighting. Internally illuminated signs (not
including neon) are prohibited except for
theater signage.
(2) Prohibited. Pylon and monument signs
are prohibited on Main Street.
(3) Projecting. Projecting signs will have a
maximum size of 12 square feet and a
maximum width of three feet. Projecting
signs cannot extend beyond the first floor
of the building. No less than ten feet of
clearance shall be provided between the
sidewalk surface and the lowest point of
the projecting sign.
(4) Design details. Signs cannot block or
obliterate design details, windows or
cornices of the building upon which they
are placed.
As detailed in the submittals, the Project satisfies this requirement. See Appendix
Exhibit A.
13
iii. Building height.
New buildings, buildings and additions and redeveloped or
remodeled buildings will complement the existing pattern of
building heights. Buildings in the Overlay District may not
exceed four stories or 45 feet in height.
As detailed in the submittals, the Project satisfies the four-story requirement. See
Appendix Exhibit A. However, the building height for the Project is 45 feet above grade for
the majority of the building but is 47.8 feet above grade along the south elevation, which is
approximately 2.8 feet greater than the building height limit of 45 feet. This is due to the
unique nature of the Property itself including a sloping grade, high water table, and close
proximity to neighboring buildings that necessitates a higher rooftop and attendant rooftop
fixtures. See Appendix Exhibit A. As designed, the Project in general, and the rooftop design,
complements the existing historic masonry façade and skyline inherent to Mainstreet. See
Appendix Exhibit A.
iv. Buildings.
Buildings in the Overlay District will together create the wall
of buildings effect associated with traditional Main Street
areas.
The project design pushes the mass to the perimeter of the site,
thus creating the desired wall of building effect.
As detailed in the submittals, the Project satisfies this requirement with the material
choices of a red brick masonry, lighter cast stone, complimenting metal panels, and fiber cement
detailing. As well, the Project includes first floor storefront glazing for both the commercial and
residential entries. See Appendix Exhibit A.
(1) Setback. New construction and infill buildings
must maintain the existing alignment of facades
along the street front. Exceptions may be
granted if the setback is pedestrian-oriented and
contributes to the quality and character of the
streetscape. An example would be outdoor
dining.
(2) Parking lots. In instances where there are
parking
areas abutting the street, the sidewalk edge must
be delineated with landscaping.
14
As detailed in the submittals, the Project satisfies this requirement. See Appendix
Exhibit A.
v. Roofs and parapets.
Rooflines will mimic the separate yet complementary character
and design of historic Main Street buildings. Sloped roofs are
not allowed unless the roof form is concealed by a parapet or
false front. Exceptions may be granted if the sloped roof is used
on top of a multi-story building to help reduce the overall
height of the facade and define the residential character of the
upper floors.
As detailed in the submittals, the Project satisfies this requirement with the siding
material disruption of the masonry on floors one through three. With the building’s rooftop patio
being inset, the building façade’s roofline is determined via the pergola that spans the width of
the rooftop patio. See Appendix Exhibit A.
vi. Utility areas, mechanical equipment, and screening.
Utility areas, mechanical equipment, and screening will be
designed so that they do not detract from the aesthetic appeal
of the district.
(1) Materials. The screening of exterior trash,
storage areas, service yards, loading areas,
transformers, heating, and air conditioning units
must use the same materials, color and/or style
as the primary building in order to be
architecturally compatible with the primary
building and the building it is adjacent to. If the
utility area is separate from the building it
serves, it should be consistent with the city
streetscape theme.
(2) Roof equipment. All roof equipment will be
screened from public view so as not to be visible
from the street.
All roof equipment will be screened from public view so as not to be visible from the
street. There are two elevator rooftop overruns located at the center of the roof which are 3 to 5
feet in height, and are thus not visible from the street.
(3) Screening. All exterior trash and storage areas,
service yards, loading areas, heating, and air
conditioning units must be screened from view.
15
Camouflaging heating and air conditioning units
is an acceptable screening method.
The Project does not include exterior trash, storage areas, service yards, or loading areas.
All roof equipment will be screened from public view so as not to be visible from the street.
vii. Facades.
To break up the monotonous appearance of long facades, the
exterior of buildings will be designed with visual breaks. A
building more than 45 feet in width will be divided into
increments of no more than 45 feet through articulation of the
facade. This can be achieved through combinations of the
following techniques:
(1) Divisions or breaks in materials.
(2) Window bays.
(3) Separate entrances and entry treatments.
(4) Variation in roof lines.
(4) Building setback.
As detailed in the attached submittals, the Project’s street façades incorporate distinct
visual breaks satisfying these requirements, including three separate façade languages on the
north (Main Street) elevation. See Appendix Exhibit A.
viii. Windows and doors.
(1) Open views. It is encouraged and may be required that
windows and doors be incorporated in building designs to
provide large open views into the commercial space enhancing
the pedestrian experience by providing a visual connection to
the use inside the building.
(2) Upper level windows. Windows are required on upper
levels, and should provide privacy while aesthetically and
functionally serving the building.
(3) Ground level windows and doors. A minimum of 30
percent of the ground level facade and sides of buildings
adjacent to public streets shall consist of transparent materials.
16
(4) Rear facade. A minimum of 15 percent of the building's
rear facade facing a public right-of-way, parking area, or open
space shall consist of transparent materials.
(5) Glass. Reflective glass is not allowed. Glass tinted more
than 40 percent is not allowed.
As detailed in the submittals, the Project satisfies these requirements. See Appendix
Exhibit A.
ix. Materials and detailing.
New buildings and structures, additions and renovations will
be constructed to be long lasting and use materials and
detailing that maintain the distinct character and harmony of
the downtown.
(1) Materials. The following materials are not
allowed on the facades or sides of
buildings adjacent to public rights-of-
way:
a. Painted concrete block.
b. Aluminum, vinyl or
fiberglass siding or roofing
materials.
c. Precast concrete panels.
(2) Approval. Any exterior material used in
new construction or change in exterior
materials on more than 50 percent of the
front, rear, or side of a building facing a
public right-of-way, shall require prior
approval of the planning and zoning
commission and city council for
compliance with the requirements of this
subsection and the other provisions of
this chapter.
As detailed in the submittals, the Project satisfies these requirements. See Appendix
Exhibit A.
x. Franchise architecture.
17
To maintain the unique character of the city downtown,
buildings will not be constructed or renovated using franchise
architecture. The term "franchise architecture" means
building design that is trademarked or identified with a
particular franchise, chain or corporation and is generic or
standard in nature. Franchise architecture is not allowed.
Franchises or national chains must follow the standards of this
article to create a building that is compatible with downtown
Hopkins.
The Project will comply with this requirement.
xi. Streetscape.
The streetscape will be uniform so that it acts to provide
continuity throughout the downtown. When a redevelopment
project disturbs existing streetscape elements, those items must
be replaced with approved city streetscape elements
compatible with the character of downtown Hopkins.
As detailed in the submittals, the Project satisfies this requirement. See Appendix
Exhibit A.
xii. Lighting.
Lighting in the Overlay District should serve to illuminate
facades, entrances, and signage to provide an adequate level of
personal safety while enhancing the aesthetic appeal of the
buildings. Building and signage lighting must be indirect, with
the light sources hidden from direct pedestrian and motorist
view. For exterior sign illumination, shaded gooseneck lamps
are encouraged.
As detailed in the submittals, the Project satisfies this requirement. See Appendix
Exhibit A.
xiii. Parking.
Parking in the Overlay District must adequately serve the
users without detracting from the compact design that makes it
a successful commercial center. Off-street parking must be
located in the rear of buildings on Main Street.
As detailed in the submittals, the Project satisfies this requirement. See Appendix
Exhibit A. Also, Sambatek. will submit a Parking and Traffic Study with its application for a
18
conditional use permit demonstrating compliance with all applicable standards as well as the
City’s 2040
C 2022 MOMENTUM DESIGN GROUP LLC
D0
COVER SHEET
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
F.A.R. SITE AREA 82,016 SF (1.88 ACRES)
Gross Area Excluding Garages F.A.R.
133004 SF 1.62
GROSS BUILDING AREA BY FLOOR
Garage 42277 SF
1st Floor 31305 SF
2nd Floor 30993 SF
3rd Floor 30983 SF
4th Floor 31070 SF
Total 166628 SF
GROSS BUILDING AREA BY USE
Amenity 7452 SF 6%
Circulation 16704 SF 13%
Commercial 5030 SF 4%
Storage 612 SF 0%
Unit 93435 SF 75%
Utility 1118 SF 1%
TOTAL (w/o GARAGE) 124351 SF 100%
TOTAL UNIT COUNT
1 BED 46
2 BED 14
ALCOVE 72
STUDIO 18
Grand total: 150
PARKING SCHEDULE
GARAGE 120
SURFACE LOT 30
Grand total: 150
PLANNING SUMMARY
PROPOSED ZONING CODE: R-2 LOW DENSITY MULTIPLE FAMILY
EXISTING ZONING CODE: B-2 CENTRAL BUSINESS
SETBACKS (AS PER CH. 102 ARTICLE XII, SEC. 102-380):
FRONT YARD: 1'-0"
SIDE YARD: 0'-0"
REAR YARD: 10'-0"
MAXIMUM HEIGHT: 4 STORIES
LOT AREA: 82,016 SF
ARCHITECTURAL SHEETS
SHEET SHEET NAME DATE ISSUED
D0 COVER SHEET 07/21/22
D1 CONCEPT DESIGN SITE PLAN 07/21/22
D2 CONCEPT DESIGN PLANS 07/21/22
D3 CONCEPT DESIGN PLANS 07/21/22
D4 CONCEPT PERSPECTIVES 07/21/22
D5 CONCEPT ELEVATIONS 07/21/22
D6 CONCEPT ELEVATIONS 07/21/22
D7 SHADOW STUDY 07/21/22
D8 BUILDING SETBACKS 07/21/22
D9 SITE CONTEXT 07/21/22
D10 SITE CONTEXT 07/21/22
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
118 Mainstreet, Hopkins, MN 55343
BICYCLE COUNT SCHEDULE
GARAGE
SURFACE LOT
88
20
Grand total: 98
30 PARKING STALLS
EXSTG 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
NEW
APARTMENT
BUILDING
PARKING
GARAGE
BELOW
TRASH PICK-UP
EXISTING BUILDING'S
TRANSFORMER TO REMAIN;
PROVIDE LANDSCAPE SCREENING
EXIT12TH AVE.
PEDESTRIAN
ENTRANCE
EXIT
COMMERCIAL
PEDESTRIAN PATH
(EMERGENCY
VEHICLE ACCESS)
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"BEAR CAVE BREWING
PEDESTRIAN ACCESS TO
WALKUP TERRACE LEVEL
PEDESTRIAN
ACCESS TO WALKUP
TERRACE LEVEL
POTENTIAL
PUBLIC ART
LOCATION
PUBLIC ART MURAL WALLLANDSCAPE
SCREENING
PUBLIC ART
LOCATION
AREA FOR CAFE SEATING
EXISTING AREA FOR
RESTAURANT SEATING
8' - 0"EXISTING
PATIO
SCREENING
ELEMENT
TERRACED
RETAINING WALLS
WITH TWO LEVELS
OF PLANTINGS
TERRACED
RETAINING WALLS
WITH TWO LEVELS
OF PLANTINGS
C 2022 MOMENTUM DESIGN GROUP LLC
D1
CONCEPT DESIGN SITE PLAN
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
N
1" = 20'-0"
SITE PLAN
40602 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"
18' - 0"
DRIVE AISLE
24' - 0" 18' - 0"18' - 0"
DRIVE AISLE
24' - 0" 18' - 0"DRIVE AISLE24' - 0"16' - 4"18' - 0"DRIVE AISLE24' - 0"18' - 0"30 PARKING STALLS
EXSTG BUILDING
TO REMAIN
1751 SF
COMMERCIAL
1650 SF
COMMERCIAL
1 BED
1 BED
2 BED
STUDIO
TRASH
STUDIO
1 BED 1 BED
1 BED1 BED
2 BED
STUDIO
1 BED
TO GARAGE
AMENITY
STUDIO
TRASH PICK-UP
PEDESTRIAN ENTRANCE
PEDESTRIAN
ENTRANCE
PEDESTRIAN ENTRANCE
1629 SF
COMMERCIAL
(10) BICYCLE
RACKS
10
1
12
7
RESIDENTIAL COMMON AREA
PROPERTY LINE
1 BED
18' - 0"
DRIVE AISLE
24' - 0"18' - 0"DRIVE AISLE24' - 0"18' - 0"(8) BICYCLE
RACKS
5,918 SF
1 BED
TRANSFORMER &
GENERATOR PAD
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE ALCOVE ALCOVE
ALCOVEALCOVEALCOVE
ALCOVE32' - 5"29' - 1"28' - 4"22' - 0"11' - 11"TERRACED
RETAINING WALL
WITH TWO LEVELS
OF PLANTINGS 44' - 10"MAXIMUM 45 FOOT
BAYS TO BREAK UP
PRIMARY FACADE
AS PER CITY
ORDINANCE
LANDSCAPING AND
PLANTING
SCREENING AROUND
TRANSFORMER AND
GENERATOR
TERRACED
RETAINING WALL
WITH TWO LEVELS
OF PLANTINGS
SCREENING ELEMENT
11TH AVENUE UNIT
BALCONIES AND
LANDSCAPING PROVIDE
PEDESTRIAN FRIENDLY AND
ACTIVE STREETFRONT
8' - 0"PEDESTRIAN PATH
(EMERGENCY VEHICLE ACCESS)
PUBLIC ART
LOCATION;
POTENTIAL FOR
EXISTING THEATER
SIGN MARQUEE TO BE
PLACED HERE; TBD
POTENTIAL
PUBLIC ART
LOCATION
C 2022 MOMENTUM DESIGN GROUP LLC
D2
CONCEPT DESIGN PLANS
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
1/16" = 1'-0"
Garage
1/16" = 1'-0"
1st Floor
NN
1 BED2 BED
1 BED
1 BED
1 BED
1 BED
2 BED
STUDIO
STUDIO
1 BED
1 BED
1 BED
1 BED2 BEDSTUDIO
1 BED
1 BED STUDIO
1 BED
1 BED STUDIO
2 BED
14' - 0"31' - 9"15' - 10"13' - 3"
MAXIMUM 45 FOOT
BAYS TO BREAK UP
PRIMARY FACADE AS
PER CITY ORDINANCE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE ALCOVE ALCOVE
ALCOVE
ALCOVE ALCOVE ALCOVE
ALCOVE ALCOVE
ALCOVEALCOVE
1 BED
1148 SF
AMENITY
1 BED
1 BED
2 BED
STUDIO
1 BED STUDIO 1 BED 1 BED
1 BED1 BED2 BEDSTUDIO
1 BED
584 SF
AMENITY
1 BED
STUDIO
2 BED
1 BED
2 BED
ROOF DECK
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE ALCOVE
ALCOVE ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE
ALCOVE ALCOVE
ALCOVE ALCOVEALCOVE
C 2022 MOMENTUM DESIGN GROUP LLC
D3
CONCEPT DESIGN PLANS
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
1/16" = 1'-0"
2nd - 3rd Floor
1/16" = 1'-0"
4th Floor
NN
C 2022 MOMENTUM DESIGN GROUP LLC
D4
CONCEPT PERSPECTIVES
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
NORTHEAST PERSPECTIVE
EAST PERSPECTIVEWEST PERSPECTIVE
NORTHWEST PERSPECTIVE
ROOF
145' -4 7/8"
2nd Floor
112' -1 1/8"
3rd Floor
123' -3"
4th Floor
134' -4 7/8"
PARAPET
147' -10 7/8"
1st Floor
100' -0"
BRICK
BRICK
PREF. ALUM
BALCONY & RAILING
LINE INDICATES PREVIOUS PROPOSAL HEIGHT
NEIGHBORING BUILDING
WOOD-LOOK PANEL
OVERALL BUILDING HEIGHT45' - 4 7/8"LIGHTING
WOOD-LOOK PANEL
DARK BRICK
FIBER CEMENT BOARD
& BATTEN SIDING
TRELLIS
WOOD-LOOK PANEL
VINYL WINDOWS & SLIDING
PATIO DOORS
LIGHT BRICK
BLADE SIGN
METAL AWNING METAL AWNINGAPARTMENT ENTRANCE
FIBER CEMENT
BOARD & BATTEN
SIDING
TIERED PARAPET DETAIL TIERED PARAPET DETAILMETAL TRELLIS OVERHANG
POTENTIAL
PUBLIC ART
LOCATION
STOREFRONT
ROOF
145' -4 7/8"
2nd Floor
112' -1 1/8"
3rd Floor
123' -3"
4th Floor
134' -4 7/8"
Garage
89' -0"
PARAPET
147' -10 7/8"
1st Floor
100' -0"
BRICK
PREF. ALUM. BALCONY & RAILING DARK FIBER CEMENT BOARD & BATTEN SIDING
LINE INDICATES PREVIOUS PROPOSAL HEIGHT
DARK FIBER CEMENT BOARD & BATTEN SIDING FIBER CEMENT LAP SIDING
OVERALL BUILDING HEIGHT45' - 4 7/8"DARK FIBER
CEMENT BOARD &
BATTEN SIDING
BRICK
BRICK
POTENTIAL
PUBLIC ART
LOCATION
FLUSH DARK FIBER CEMENT SIDING
ROOF
145' -4 7/8"
2nd Floor
112' -1 1/8"
3rd Floor
123' -3"
4th Floor
134' -4 7/8"
Garage
89' -0"
PARAPET
147' -10 7/8"
1st Floor
100' -0"
PREF. ALUM BALCONY
& RAILING
LIGHT BRICK
WOOD-LOOK
PANELS
PREF. ALUM BALCONY & RAILING
LINE INDICATES PREVIOUS PROPOSAL HEIGHT
LIGHT BRICK
FIBER CEMENT LAP SIDING
OVERALL BUILDING HEIGHT45' - 5"AWNING
FIBER CEMENT
SIDING BOARD &
BATTEN SIDING
FIBER CEMENT BOARD & BATTEN SIDING
BLADE SIGN
GARAGE ENTRYPEDESTRIAN ACCESS
BRICK
FIBER CEMENT BOARD & BATTEN SIDING FIBER CEMENT LAP SIDINGFIBER CEMENT LAP SIDING FIBER CEMENT BOARD & BATTEN SIDING TIERED PARAPET DETAIL
PEDESTRIAN ACCESS TO WALK UP TERRACE LEVEL
POTENTIAL PUBLIC ART LOCATION
POTENTIAL
PUBLIC ART
LOCATION
MULTI-LEVEL RETAINING WALLS WITH PLANTINGSSTOREFRONT
C 2022 MOMENTUM DESIGN GROUP LLC
D5
CONCEPT ELEVATIONS
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
1/8" = 1'-0"
NORTH ELEVATION
1/8" = 1'-0"
SOUTH ELEVATION
1/8" = 1'-0"
WEST ELEVATION
ROOF
145' -4 7/8"
2nd Floor
112' -1 1/8"
3rd Floor
123' -3"
4th Floor
134' -4 7/8"
PARAPET
147' -10 7/8"
1st Floor
100' -0"
BRICK
DARK FIBER
CEMENT BOARD &
BATTEN SIDING
AWNING OVERALL BUILDING HEIGHT45' - 4 7/8"AWNING
FIBER CEMENT LAP
SIDING
PREFIN. ALUM.
BALCONY &
RAILING
STOREFRONT
ENTRANCE
ROOF
145' -4 7/8"
2nd Floor
112' -1 1/8"
3rd Floor
123' -3"
4th Floor
134' -4 7/8"
PARAPET
147' -10 7/8"
1st Floor
100' -0"
PREF. ALUM.
BALCONY & RAILING
FIBER CEMENT LAP SIDINGDARK FIBER CEMENT BOARD &
BATTEN SIDING
BRICK
FLUSH DARK FIBER
CEMENT SIDING
DARK FIBER CEMENT SIDING
45' - 4 7/8"LAP SIDING
TRASH ROOM ACCESS DOORSCREENING ELEMENT BIKE RACKS
ROOF
145' -4 7/8"
2nd Floor
112' -1 1/8"
3rd Floor
123' -3"
4th Floor
134' -4 7/8"
PARAPET
147' -10 7/8"
1st Floor
100' -0"
BRICK
BLADE SIGN
BRICK
DARK FIBER CEMENT
BOARD & BATTEN SIDING PREF. ALUM. BALCONY & RAILING
OVERALL BUILDING HEIGHT45' - 4 7/8"VINYL WINDOWS & SLIDING
PATIO DOORS
DARK FIBER CEMENT BOARD & BATTEN SIDING ROOF DECK TRELLISFIBER CEMENT LAP SIDING
PUBLIC ART MURAL;
COORDINATE WITH LOCAL
ARTISTS FOR FINAL DESIGN
DARK FIBER CEMENT
BOARD & BATTEN SIDING
AWNING
AWNING AT ENTRANCEBIKE RACKS11TH AVENUE UNIT BALCONIES AND LANDSCAPING PROVIDE
PEDESTRIAN FRIENDLY AND ACTIVE STREET
SCREENING ELEMENT TO HIDE TRASH ENTRANCE
PREFIN. ALUM.
BALCONY &
RAILING
MATERIAL PERCENTAGES - WEST ELEVATION:
MASONRY:65%
WOOD-LOOK PANEL: 1%
FIBER CEMENT:34%
__________________________________________
TOTAL SF:100%
MATERIAL PERCENTAGES - SOUTH COURTYARD ELEVATION:
MASONRY: 20%
FIBER CEMENT: 80%
__________________________________________
TOTAL SF: 100%
MATERIAL PERCENTAGES - NORTH COURTYARD ELEVATION:
MASONRY: 15%
FIBER CEMENT: 85%
_________________________________________
TOTAL SF: 100%
MATERIAL PERCENTAGES - EAST ELEVATION:
MASONRY: 39%
FIBER CEMENT: 61%
__________________________________________
TOTAL SF: 100%
MATERIAL PERCENTAGES - SOUTH ELEVATION:
MASONRY: 33%
FIBER CEMENT:67%
__________________________________________
TOTAL SF: 100%
MATERIAL PERCENTAGES - NORTH ELEVATION:
MASONRY: 68%
WOOD-LOOK PANEL: 10%
FIBER CEMENT:22%
__________________________________________
TOTAL SF:100%
FIRST FLOOR GLAZING PERCENTAGES:
NORTH ELEVATION: 64%
WEST ELEVATION: 54%
SOUTH ELEVATION: 54%
EAST ELEVATION: 47%
NORTH COURTYARD ELEVATION: 54%
SOUTH COURTYARD ELEVATION: 51%
AS PER CH. 102, ARTICLE XII -SECTION 102-372: A
MINIMUM OF 60% TO A MAXIMUM OF 75% OF THE FRONT-
STREET FACADE BETWEEN TWO FEET AND EIGHT FEET
IN HEIGHT MUST COMPRISE CLEAR WINDOWS THAT
ALLOW VIEWS OF INDOOR NON-RESIDENTIAL SPACE OR
PRODUCT DISPLAY AREA. SIDE FACADES ABUTTING A
PUBLIC RIGHT-OF-WAY SHALL HAVE A MINIMUM OF 30%
CLEAR WINDOWS.
AS PER CH. 102, ARTICLE XII -SECTION 102-554: "A
BUILDING MORE THAN 45 FEET IN WIDTH WILL BE
DIVIDED INTO INCREMENTS OF NO MORE THAN 45 FEET
THROUGH ARTICULATION OF THE FACADE."
PAINT STUCCO GRAY
PAINT TILE BLACK TO
MATCH EXISTING BLACK
PAINTED TILE AT THIRTY
BALES CORNER OF THE
BUILDING
REPLACE AWNINGS WITH
BLACK AWNINGS TO MATCH
THE REST OF THE BUILDING
PAINT FLASHING BLACK TO
MATCH NEW PAINTED BLACK TILE
ENHANCE SIDEWALK SEATING
AREA(S) IN COORDINATION
WITH RESTAURANT
PAINT RAILINGS BLACK
C 2022 MOMENTUM DESIGN GROUP LLC
D6
CONCEPT ELEVATIONS
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
1/8" = 1'-0"
NORTH ELEVATION - COURTYARD
1/8" = 1'-0"
SOUTH ELEVATION - COURTYARD
1/8" = 1'-0"
EAST ELEVATION
NEIGHBORING BUILDING UPDATES - MAIN STREET ELEVATION NEIGHBORING BUILDING UPDATES - 11TH STREET ELEVATION
C 2022 MOMENTUM DESIGN GROUP LLC
D7
SHADOW STUDY
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
1" = 30'-0"
SUMMER SOLSTICE @ 6AM
1" = 30'-0"
SUMMER SOLSTICE @ NOON
1" = 30'-0"
SUMMER SOLSTICE @ 6PM
N N N
BUILDING EDGE12' - 1"BUILDING EDGE
13' - 11"MIN. SETBACK = 22'-6" (1/2 BUILDING HGT)29' - 2"SIDE YARD (ABUTTING R-5)FRONT YARDFRONT YARD
FRONT YARDPerforming Arts Center
52'-0"
Public Parking Ramp
36'-0"
Citigables
52'-0"
Wells Fargo Building
64'-0"
Street Elevation = 924'-0"
Street Elevation = 922'-6"
Street Elevation = 918'-0"
Street Elevation = 917'-0"
EXSTG BUILDING TO
REMAIN
NEW
APARTMENT
BUILDING
ROOF
145' -4 7/8"
Garage
89' -0"
1st Floor
100' -0"(1/2 BUILDING HEIGHT = 22'-6" MIN. SETBACK)45' - 4 7/8"Public Parking Ramp36' - 6"Citigables52' - 6"Performing Arts Center52' - 6"Wells Fargo Building64' - 0"WEST ELEVATION BLDG HGHT AT GARAGE56' - 4 7/8"C 2022 MOMENTUM DESIGN GROUP LLC
D8
BUILDING SETBACKS
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
1" = 30'-0"
First Floor - w/ Setbacks
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 FRONT YARD = 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 = 10'-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
N
SETBACK REQUIREMENTS FOR B-2 OVERLAY DOWNTOWN DISTRICT:
FRONT YARD = 1'-0"
SIDE YARD = 0'-0"
REAR YARD = 10'-0"
(10) BICYCLE RACKS
(2) EXISTING BICYCLE
RACKS TO REMAIN
(8) BICYCLE RACKS
(8) EXISTING BICYCLE
RACKS TO REMAIN
C 2022 MOMENTUM DESIGN GROUP LLC
D9
SITE CONTEXT
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
1" = 40'-0"
BICYCLE STALL LOCATIONS
0.19 MILES0.22 MILES0.27 MILESNN
N
BUS STOPS
BUS STOPSROUTE 615MAIN STREET ROUTE 670ROUTES 12, 612 & 66411TH AVE SO.12TH AVE SO.C 2022 MOMENTUM DESIGN GROUP LLC
D10
SITE CONTEXT
118 Mainstreet, Hopkins, MN 55343
07/21/22
21061
Hopkins Apartments
1" = 40'-0"
BUS STOP LOCATIONS N
1
Ryan Krzos
From:Maija Whitegon <maijawhitegon@gmail.com>
Sent:Tuesday, July 26, 2022 12:46 PM
To:Ryan Krzos
Subject:[EXTERNAL] Public comment for today’s meeting at 6:30
Hi Ryan,
I am writing to submit public comment at the meeting today at 6:30 regarding the proposed development at the former
site of the movie theater.
I am a resident of Hopkins and have been for the last 6 years. Hopkins is a growing community and we’ve had many
positive changes in our community since the time that I’ve moved in. I would love to see Hopkins become a more
diverse community that provides spaces for people of all racial, economic, linguistic, and ability backgrounds. To see a
proposal for turning the movie theater space into yet another expensive apartment complex is a step towards
intentionally exploiting communities that Hopkins claims to value. We can do better and we must do better.
Maija
1
Ryan Krzos
From:Jeff Johnson <jeffroeq@gmail.com>
Sent:Friday, July 22, 2022 12:34 PM
To:Ryan Krzos
Cc:Krissandra Anfinson
Subject:[EXTERNAL] Re: [EXTERNAL] Hopkins Apartments Public Hearing Comments
Hi Ryan,
I'd like to add, one concern we have is I read there's a plan to allocate 40 permitted spaces in the parking ramp
on 11th Ave S. I'd really hate for this to sway people away from visiting Hopkins because they don't think
they'll be able to find parking. We were under the impression when other apartments went in, such as The
Moline, public parking would be included to provide additional space for community events and for the LRT.
That was eventually dropped from those projects. I just want to make sure that's part of the consideration when
this development is discussed during planning.
Jeff M. Johnson
- DON'T PANIC
On Thu, Jul 21, 2022 at 9:44 AM Ryan Krzos <rkrzos@hopkinsmn.com> wrote:
Hi Krissandra,
Thank you for your comments. I will add them to the record and share them with the Planning & Zoning
Commission and City Council when they review this project.
Thanks,
-Ryan
-----Original Message-----
From: Krissandra Anfinson <krissandraaa@gmail.com>
Sent: Thursday, July 21, 2022 9:32 AM
To: Ryan Krzos <rkrzos@hopkinsmn.com>
Cc: Jeff Johnson <jeffroeq@gmail.com>
Subject: [EXTERNAL] Hopkins Apartments Public Hearing Comments
Hello!
As a Hopkins resident who lives down the street from this development, I’m excited for the new building and
apartments. I have many concerns about the parking allotted for the residents and businesses of this building.
Before this is approved, I would please ask the city to ask the developers to allot more space for underground
parking or secure spots in parking lots nearby. We are at capacity for street parking as it is and this will just
exacerbate the situation, especially in winter. Parking for this building needs to be expanded or it should not be
approved.
Kind regards,
Krissandra Anfinson
2
Sent from my iPhone
1
Ryan Krzos
From:ajdance@usfamily.net
Sent:Friday, July 22, 2022 2:22 PM
To:Ryan Krzos
Subject:[EXTERNAL] Comments about Cinnema 6 theater property
Hello Ryan,
I live at Citigables, my concern is about parking on the streets. Trying to pull out of our 12th Avenue
parking lot is always a challenge, cars parked on both sides of our driveway and across the street, makes
visibililty extremely dangerous as I pull out.
We now have P.O. employees . residents from the apartment buildings south of us,Chesterton Academy
students and staff, Bear Cave,Catholic Church,Townhome guests,30 Bales,Center for the Arts, Am Legion,
all needing parking in this very limited area. The existing parking lot that the Church and Legion use is
often packed with cars, as well as the streets [which are narrow] Pickelball folks also park on the 13th
Ave. street. Where will the the "new building" ,2nd car and guests park?
How will this new building fit into our lovely old downtown look?
Thank you,
Judy Johnson
1
Ryan Krzos
From:Tracie Stanton <tracie@resourcewest.org>
Sent:Tuesday, July 26, 2022 10:03 AM
To:Ryan Krzos
Cc:Patrick Hanlon; Heidi Garrido; Brian Hunke; Gerard Balan; Alan Beck;
whitney.terrill@gmail.com; wriand@gmail.com
Subject:[EXTERNAL] Public Comment - Enclave Development
Good morning,
I would like to submit written public comment regarding the Enclave site plan review for the Planning and Zoning
Commission meeting on July 26th. While the proposed project offers diversity in its consideration of mixed‐use
residential and commercial components, it would be unfortunate to not also consider this development as an
opportunity to incorporate diversity in regard to affordable housing. With only market‐rate apartments included in the
proposal, these dwellings will not be affordable for many of the community members who currently live and work in
Hopkins.
At ResourceWest, we frequently experience community members reaching out to our Case Managers for support in
locating and maintaining affordable housing in Hopkins. They are families who have children in Hopkins Schools that
have been priced‐out of the home they are presently in due to frequent rent increases. They are seniors on fixed
incomes who have lived in Hopkins most of their lives, but now that they have retired, they are struggling to find an
apartment that is within their budget. They are also young adults who graduated from the Hopkins School District, work
in Hopkins, have strong community ties, and want to find an apartment in the community they are rooted in.
The Enclave development would be an excellent housing option for many community members to continue to reside in
a community they love, if it included diversity of both market‐rate and below market‐rate dwellings.
Thank you!
Best regards,
Tracie Stanton
Executive Director | ResourceWest
1011 First Street S, Suite #109, Hopkins, MN 55343
direct (952) 737-6413
office (952) 933‐3860
www.resourcewest.org
please find our submissions for the upcoming Planning & Zoning meeting. Enclave has been looking for opportunities in
Hopkins for several years and we are looking forward to Seing a p‐rt of tne communiiy. Enclave has b_een a very active
PlaVel il the Minneapolis Metro over the past few years, viith projects in Sh,‐akopee, Savage, Maple Grove, Rogers,
Brooklyn Park and Richfield ftnished or under construction. We have iOZZ proiecis in Bloomington, ptymouth, Roseville
and Hastings in the process of entitlement. Enclave is a fully integrated development, construttion and managlment
company that is also the long‐term owner of its projects. Being a good neighbor andl supportive member of
communities is what we strive for in each of our projects. () ENCLAVE Fz701‐478.43OO 3OO 23RD AVE E, SUITE 3OO
WEST FARGO, ND 5AO7A enclovecomponiee.com We are excited to bring this updated vision for the Mann Theater
2
redevelopment. We have been working with City staff to address some of the issues that were iaised previously with this
project concept. We have removed a floor from the building, reoriented the garage access, added walking paths for
accessibility, and better defined our retail areas on Main Street. Our current plan is to let the Ietaiinuitoing and its
tenants iemain in place as a long‐term part of our overall project. We will be happy to have those tenants along with
some new users be a part of this Downtown revitalization. We look forward to bringing this fonlrrard and sharing our
vision with community. We will schedule a Neighborhood Meeting in January to share our updates and answer
questions from the neighbors. Thank you for your time and consideration.
The Project consists of 150 dwelling units including alcove, studio, one bedroom, and two‐bedroom apartments with
standard finishes at different price points. Specifically, the Project offers 67 alcove apartments, 22 studio apartments, 47
one‐bedroom apartments, and 14 two[1]bedroom apartments. All of the one‐bed and two‐bed units offer balconies.
The 120 heated and secured underground parking stalls are dedicated for use by the families occupying the apartments.
See Appendix Exhibit A.
The Project’s mixed‐used residential and commercial components promote the City’s twin goals of maintaining a viable
downtown core that serves as an economic and social center for the community as well as growing Downtown Hopkins’
population and job base. Specifically, the Project provides 150 market‐rate apartment dwelling units with a full‐suite of
interior and exterior amenities as well as 5,382 square feet of commercial space in the heart of Downtown Hopkins. As
designed, the Project meets all the applicable aesthetic and structural standards necessary for Mainstreet’s historic
“wall” façade and skyline. Likewise, the Project’s design encourages pedestrian and bike travel via sidewalks and
generous bike storage facilities, and the Project is located at two bus stops and within walking‐distance of two
contemplated light‐rail stations which promotes the use of public transportation. Furthermore, the Project provides
generous parking without increasing the level of on‐street parking in the area. Specifically, the Project provides 120
heated and secure underground parking stalls to its tenants as well as 30 ground level off‐street parking spaces in the lot
at the Project.
1
Ryan Krzos
From:Larry Hiscock <larryhiscock@gmail.com>
Sent:Tuesday, July 26, 2022 1:58 PM
To:Andrew Wright; Whitney Terrill; Ryan Krzos
Subject:[EXTERNAL] Enclave Public Comment
Chair White and Commissioners,
I am writing to request that the Planning Commission continue for further information. This is a significant
redevelopment that will impact the entire community and not just the immediate area. The site also has a
history of public subsidy/investment and now being turned into private profit without broader public benefit that
should be considered. Additionally, key details are not present in the materials submitted by the developer or
in the accompanying staff report that warrant public and commissioner review that warrant continuation of the
public review and comment.
The review of the proposal should be continued for the following reasons:
1. The City of Hopkins supported the initial redevelopment of the site in 1995 through acquiring the
Chevrolet Dealership, selling the land to the Bear Group and providing Tax Increment Financing. The
City of Hopkins and residents invested in the redevelopment of the site. The past City public subsidy
will be generating private profit without consideration of broader public input and consideration of core
comprehensive plan goals or existing policies.
2. The requested deviations from the Zoning Code are another form of public subsidy for the
development. Reductions in parking had direct financial benefit or increases in density of over 70 units
should leverage public goods like affordable housing, affordable commercial space for BIPOC
businesses. There is no reference or consideration in the developer submitted materials or staff
report. What is the financial implication on the development, potential rents, and affordability.
3. Zoning changes with significant financial implication should not be separated from the financial
considerations of the project. Separating the two undermines public review and the goals of the
Comprehensive Plan.
4. The staff report with analysis and recommendations were only made public last Friday giving
little to no time for review or comment. Multiple comments that residents just learned of the
redevelopment during the Raspberry Festival and wanted more information. In many communities
there is a 30-day notice and broader notification of projects in general, but especially projects of interest
like this.
5. The final staff report and developer materials were only recently made available, leaving little time for
review or submission for comment.
6. The Zoning and Planning Commission is responsible for guiding the welfare of the entire City. The
Comprehensive plan supported by residents and approved by council includes the following:
“Systematically and collaboratively address racial equity in evaluating public and private
investments at multiple decision points, transparently report results, and make adjustments
accordingly” (Cultivate Hopkins 2040 Plan pg 69).
a. Please outline the multiple decision points that racial equity was considered?
b. Please direct the public to the transparent report of the findings?
c. What is the history of the developer in working with WMBE (Women and Minority Owned
business and Enterprises)?
d. Who has the City staff or Planning Commissioners collaborated with to understand benefits and
burdens of the project?
7. It is the formal policy of the City of Hopkins will do the following: “Project Planning and Analysis - City
planning functions and development review will consider housing issues, including whether potential
projects may perpetuate segregation or lead to displacement of protected classes.” It was reported
from the neighborhood meeting that the developer will cater to young professionals and individuals over
2
55. There is a history in the Twin Cities region using similar coded language to exclude people of color
and families. What are the tenant demographics of other Enclave Companies development projects?
Thank you for your consideration.
Larry Hiscock
302 7th St S
Hopkins, MN 55343
--
Larry Hiscock
From:Nate Merrill
To:Ryan Krzos; luke.sturm@enclavecompanies.com; brian@enclavecompanies.com
Cc:Laura Merrill
Subject:[EXTERNAL] Writing in support of the Enclave Project
Date:Friday, July 15, 2022 6:32:13 PM
Ryan & Luke/Brian at Enclave,
I'm writing to let you'all know I support this redevelopment of the Mann Theater lot.
I'm hoping to be at the neighborhood meeting on July 20th.
As someone who has lived less than a block south of this development for 13 years — I miss
the movie theater but, belive that the movie theater is not an appropriate use of that lot, we
need increased density to support the thriving mainstreet businesses.
I don't like the articulated facade of the building as planned, it looks the same as every other
modern development — I was there was a way to echo the character of Historic mainstreet in
the facade of the building but, I don't know how that would be done in an economical and
durable way.
I know you'all will face some opposition from NIMBY type folks but, please persevere and
redevelop that lot as you plan.
Thanks!
-Nate Merrill
125 12th ave south
Hopkins, mn 55343
763-439-3443
From:M Maurer
To:brian@enclavecompanies.com; Ryan Krzos; Gerard Balan; Alan Beck; Heidi Garrido; Patrick Hanlon; Brian Hunke
Cc:M Maurer
Subject:[EXTERNAL] Fwd: Apartment complex at Hopkins Theater site ~
Date:Monday, July 18, 2022 1:20:11 PM
Good afternoon, Hopkins Council members, Mayor, City Planner, and Enclave Companies ~ I
shared an email earlier today with only one Council member (Mr. Balan) ~ now taking the
time to involve all of you in my comments. I am sadly unable to attend the Wednesday July
20th meeting. I do hope to attend the July 26th meeting, but in case I cannot ~ would you
please add this email to the record? I'd like a slightly different option for the Hopkins Theater
site. Thank you.
Hopkins-Apartments-Architectural-Drawings---June-27-2022-PDF (hopkinsmn.com)
Michele
---------- Forwarded message ---------
From: M Maurer <greenmaurer@gmail.com>
Date: Mon, Jul 18, 2022 at 10:12 AM
Subject: Apartment complex at Hopkins Theater site ~
To: <gbalan@hopkinsmn.com>, M Maurer <greenmaurer@gmail.com>
Good morning, I'm writing to you about the current plans for an apartment complex being
proposed in place of the Hopkins Theater site, and am unsure if I'll be attending the
community forum on July 26th. The proposed design isn't quite there for me … does is speak
to you, and reflect the quaint, cute nature of our Main Street (and historic registry)? I'm not
seeing the height of the structure as helping, and I'm not seeing the architectural balance with
the rest of the street. A few other thoughts and questions:
(1) Please explain why this is a necessary new apartment complex for the City's tax base. A
part of me thinks the "necessary-tax-base-income-stream" argument is somewhat mute ~ Is
the City gaining tax revenues from all the other new apartments on Main, those planned for
next to the Church, those on the corner of Excelsior and Blake, plus the cold storage apartment
locations? & I may be forgetting a few "new" apartment units - but personally it appears as if
Hopkins has plenty of existing, new, and planned new apartments for a tax base. Please help
explain why this particular block and these proposed new apartments are necessary for
additional tax revenue for the City's business? That will help my understanding of this
proposal.
(2) I'm sure you've done analysis, but is a new Apartment on this block the "highest and best
use" for the City, and that block? I would think a medical office structure of some sort may be
better suited (ortho, dental offices, outpatient surgeries, cosmetic and other medical
businesses) = This type of use would help create jobs (Jobs, JOBS!) for the people that live in
the other apartments and housing in Hopkins, less auto traffic, and still have people visiting
the city's Main Street and eating at the restaurants, shopping, etc. ... and still a new taxable
building.
I wish you continued success in helping navigate the growth of our fine city. We sure enjoyed
the Raspberry Festival!
Michele Maurer
306 10th Ave N.
Hopkins MN 55343
From:Billiet, Shelly
To:brian@enclavecompanies.com
Cc:Ryan Krzos; Patrick Hanlon; Alan Beck; Heidi Garrido; Brian Hunke; Gerard Balan
Subject:[EXTERNAL] 1070 Hopkins
Date:Tuesday, July 19, 2022 11:56:39 AM
Hello Brian, as a resident and longtime Realtor in Hopkins (29 years) I've received numerous
calls from past clients, neighbors & friends. WHY more apartments?
The rendering provided on the website is attractive, I feel you've worked hard to create
something that will fit into the community, but WHY more apartments? Hopkins already has
The Moline, Galaxie, 8th & Main Apartments & the Blake corridor.
Excelsior, Wayzata & Edina have all been successful in building the same style while attracting
homeowners. Homeownership creates more community involvement. I have clients, friends
& neighbors that would love to sell their home that they have been in for over 20+ years, if
they could upscale one level living. Change it to condo's, and you have my support 100%, if
another apartment building, sorry no.
In my almost 30 year as a Hopkins resident, I have seen so many wonderful improvements.
This being in the heart of our town, let's make sure it is done right.
Respectfully
Shelly Billiet. Resident
213 13th Avenue N
Realtor, Edina Realty
sells the avenues
612-240-3661
ALERT! Edina Realty will never send you wiring information via email or request that you
send us personal financial information by email. If you receive an email message like this
concerning any transaction involving Edina Realty, do not respond to the email and
immediately contact your agent via phone.
Date Call / Email Name Address Phone Comments / Questions For or Against Response Given
7/14/2022 direct call did not provide did not provide did not provide
saw development sign while visiting town- wanted more info, sad to lose theater
but hopes something good will replace it neutral
general overview of project proposal, directed to
website & provided neighborhood meeting info
7/17/2022 direct call Ann did not provide 612-808-0499
saw development sign during Raspberry Festival - wanted more info. Glad
something will be done with the vacant property. Asked if it would be mixed use
and if there would be affordable units neutral/for
general overview of project proposal, directed to
website & provided neighborhood meeting info
7/19/2022 direct call did not provide did not provide did not provide
saw development sign - wanted more info. Wondering if whole
building/property would be redeveloeped, how many stories it will be neutral/not specified
general overview of project proposal, directed to
website & provided neighborhood meeting info
7/21/2022 VM Dennis Roof did not provide 612-850-8653 concerns with neighborhood meeting and parking for the development against did not request call back