VII. 1. 2022-13 Knollwood North Concept Plan Review
October 25, 2022 Planning Application 2022-13
Knollwood Towers North
Concept Plan Review
Proposed Action
As a concept review, this application does not require formal action by the Planning & Zoning
Commission or City Council. Rather, the applicant requests feedback on the proposal so they can
work toward preparing a future, formal submittal. Any comments provided by the City Council or
Planning & Zoning Commission shall be for guidance only and shall not be considered binding
upon the City regarding any future, formal application.
Overview
The applicant, Ben Delwiche with Kaas Wilson Architects, on behalf of Hopkins Apartments LLC
the property owner, requests concept plan review for the Knollwood Towers North development.
The subject property is located at the southwest corner of Blake Road and Lake Street. The
applicant’s plans call for a seven-story, 139-unit building. The proposed building would be
constructed in the location of two existing structured parking buildings. The proposal includes
construction of a new shared parking structure. The site is currently guided Activity Center by the
2040 Comprehensive Plan and zoned RX-TOD, Residential-Office Mix Transit-Oriented District
(TOD) Center.
Primary Issues to Consider
• Background
• Public Comment
• Zoning and Land Use Review
• Potential Review Process
Supporting Documents
• Applicant’s Narrative, Plans, & Elevations
• Zoning Review
• Public Comments and Neighborhood
Meeting Summary
_____________________
Ryan Krzos, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Knollwood Towers North - Concept Plan Review
Page 2
BACKGROUND
Knollwood Towers East, a six-story 129-unit, multi-family apartment building was originally
constructed in 1968. Knollwood Towers West, a seven-story 187-unit multi-family apartment building
was constructed in 1970. The 5.41 acre parcels comprising Knollwood Towers also contains two
structured parking buildings (containing 206 and 128 stalls respectively) and associated surface parking
areas with 106 total stalls – totaling 440 stalls or 1.39 per existing residential unit. Both of these existing
parking structures are beyond their useful life. The applicant, on behalf of the current owner, has now
come forward with a concept plan for development of a seven-story, 139-unit, multi-family apartment
building in the location of the parking structures. A five-story, 365-stall structured parking building
would also be constructed. With 46 existing surface stalls, 25 new surface stalls, and 137 stalls within
the new building; a total of 573 parking stalls are proposed or 1.26 per residential unit.
PUBLIC COMMENT
As a concept plan review, no public hearing is required. However, the City did require the applicant
to hold a neighborhood meeting to gather feedback from the community. The meeting was held on
October 20th at the Cambridge Towers Community Room. The applicant mailed invitations to
property owners and residents within 500 feet of the subject property (the same notification distance
required of a typical public hearing). A summary of the neighborhood meeting is included as an
attachment. Signage informing the community of a development proposal was displayed on the site.
The City received one email message regarding the concept plans, which is also attached.
ZONING AND LAND USE REVIEW
The 2040 Comprehensive Plan Update – Cultivate Hopkins guides this property as Activity Center.
According to the Comprehensive Plan, Activity Centers surround and support the planned Blake Road
and Shady Oak light rail stations along the Southwest LRT Green Line Extension. These areas will
include moderate to high density mixed use development designed to complement and enhance the
existing development pattern in these areas and support the public investment in transit. The Activity
Center areas are expected to experience significant reinvestment and redevelopment to absorb a
substantial portion of the city’s anticipated future growth.
Development in the Activity Center areas is expected to be medium to larger scale neighborhood and
regional uses. Overall, densities in the Activity Center category will range from 20-60 units per acre;
however, densities within ¼ mile of an LRT station platform must range between 75-150 units per
acre within. The subject site is within ¼ mile of the Blake Road LRT Station. Inclusive of the two
existing residential buildings, residential density would equate to 84.1 units per acre (455 total
proposed and existing units within a total area of 5.41 acres). Accordingly, the proposal would bring
the existing site more in-line with the residential density envisioned by the Comprehensive Plan.
A detailed assessment of the proposed concept plans against the provisions of the Zoning Code is
provided as an attachment. While there are a number of issues identified that are expected to be
addressed as the plans get further refined, a summary of key items is provided below:
• Lack of primary pedestrian entry along Blake Road.
• Excess setback from Blake Road.
• Compliance with building design requirements that ensure visual variety in the treatment of
Knollwood Towers North - Concept Plan Review
Page 3
facades along longer street-facing portions of the building.
• Missing definition along parapet roof by way of shadow lines.
• Lack of a second vertical division with shadow line along Lake St façade.
• Application of more than one major façade material within building façade segments 60-foot
or larger. Additionally, the applicant will need to verify that the major materials proposed
would qualify as such.
• Second story balconies are projecting and not integrated into the building’s architecture.
• Compliance with parking structure design requirements.
• Potential compliance with requirements of large-scale Planned Unit Developments as further
discussed below.
Planned Unit Development. The Zoning Code states that property owners must apply for Large-
Scale Planned Unit Development overlay zoning whenever a site, three (3) acres or larger, is
developed with multiple buildings, or if a subdivision is involved. Due to the configuration of the
site, the proposed concept would necessitate the owner to either pursue approval under two
scenarios:
1) Combining the two existing parcels into one resulting in multiple buildings on the lot.
Since the existing parcels when combined are over three acres, the requirement for the
Large-scale Planned Unit Development form of approval would apply under this scenario.
2) The two existing parcels are re-subdivided to create a new parcel for the proposed North
building, with separate parcels for the existing East and West buildings respectively.
Staff is interpreting this scenario as not meeting the threshold for a required Large-scale
Planned Unit Development, so long as the resulting parcel is less than three acres. It should
be noted that the applicant could pursue an optional Small-scale Planned Unit Development
in this scenario. Alternatively, under this scenario the applicant could request a straight
zoning approval, by way of site plan review, provided all of the zoning provisions are
adhered to.
Large-scale Planned Unit Developments are intended to promote master-planned development of
large parcels with a system of streets, blocks, and open spaces, and a mix of zones to create new,
walkable neighborhoods. Accordingly, the requirements for a Large-scale Planned Unit
Development, which are detailed in Section 102-440(f), would include a required mix of zones, a
compact layout of blocks and new streets, further refined pedestrian oriented features, and provision
of civic spaces within 10% of the project. The Large-scale Planned Unit Development process
would also require the applicant to contemplate and plan for how abutting parcels that are vacant or
anticipated to be redeveloped within 10 years would be incorporated in the development as it relates
to such items as access, street layout and mixing of uses. Staff will continue to work with the owner
to better understand the constraints in order to identify the proper avenue of review.
The purpose of any Planned Unit Development is to provide a cohesive development by way of
allowing 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 process, the applicant is expected to detail how they
Knollwood Towers North - Concept Plan Review
Page 4
intend to provide a higher quality development or meet other City goals. The typical list of items the
City considers when evaluating the use of a Planned Unit Development for this site includes, but is
not limited to, the items listed below:
• Enhanced architectural design and building materials
• Natural resource protection and storm water management
• Pedestrian and bicycle facilities in excess of minimums
• Affordable housing
• Enhanced sustainability or livability elements
• Energy conservation and renewable energy
• Open space preservation
• Enhanced landscaping, streetscape, public art, or buffering
POTENTIAL REVIEW PROCESS
Based on the applicant’s concept plan, staff anticipates this project will need the approvals listed
below. The applicant should use feedback from the Planning & Zoning Commission and City
Council to prepare these applications:
• Planned Unit Development accompanied by execution of a Planned Unit Development
Agreement (as described above).
• Site Plan Review is necessary under the re-subdivision scenario provided there are no requested
deviations from the Zoning Code.
• Lot Combination or Subdivision approval. As proposed by the concept plan, this process may
not necessarily require additional review by the Planning & Zoning Commission or approval by
the City Council.
• Approvals from the Minnehaha Creek Watershed District.
ENGINEERING COMMENTS
The Engineering and Public Works department has reviewed the applicant’s concept plan and offered
the following comments:
• A traffic study will need to be completed to determine any impacts the development will have to
adjacent streets and the transportation network. There are other planned developments adjacent
to this site and the study should take into account the anticipated impacts from those in the
analysis.
• A review of the City’s sewer capacity in the vicinity and water model will need to be completed.
There are other planned developments adjacent to this site and the review should take into account
the anticipated impacts from those in the analysis.
• The site is within the Minnehaha Creek Watershed District and the applicant will need to obtain
a storm water permit from the District.
RECOMMENDATION
As a concept review, this application does not require formal action by the Planning & Zoning
Commission; however, the Commission should discuss the proposal, particularly as it relates to the
flexibilities and offsets for a potential PUD process, so they can work toward preparing a future,
formal submittal.
kaas wilson architects
Knollwood AptsCOVER
0.0 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
Knollwood Apts
1010 Lake Street Northeast, Hopkins, MN 55343
09/23/2022
#21048
CONTENTS
COVER 0.0
PROJECT SUMMARY 0.1
PROJECT DATA 0.2
SITE PHOTOS - SITE CONTEXT 0.3
ADJACENT BUILDINGS 0.4
SITE PLAN - EXISTING 1.0
SITE PLAN - PROPOSED 1.1
FLOOR PLAN - LEVEL -1 3.0
FLOOR PLAN - LEVEL 1 3.1
FLOOR PLAN - LEVEL 2 3.2
FLOOR PLAN - TYP. HOUSING LEVEL 3.3
FLOOR PLAN - LEVEL 7 3.4
BUILDING SECTION 4.0
CONCEPTUAL RENDERING 5.0
CONCEPTUAL RENDERING 5.1
CONCEPTUAL RENDERING 5.2
EXTERIOR ELEVATIONS 6.0
EXTERIOR ELEVATIONS 6.1
RAMP IMAGES 7.0
Diagramatic View Looking Southwest
KNOLLWOOD EAST
KNOLLWOOD WEST
KNOLLWOOD NORTH
L A K E S T R E E TBLAKE STREET
Diagramatic View Looking Northeast
KNOLLWOOD NORTH
RAMP
KNOLLWOOD EAST
KNOLLWOOD WEST
LAK E S T R E ET
BLAKE STREET
CONCEPTUAL RENDERING - NORTHEAST (BLAKE RD & LAKE ST)
PROJECT TEAM
DEVELOPMENT
IPG Living
18006 Sky Park Circle
Irvine, CA 92614
Julie Rodriguez: (714) 438-9191
ARCHITECT
Kaas Wilson Architects
1301American Blvd E, Suite 100
Bloomington, MN 55425
(612) 879-6000
PROJECT NARRATIVE
LOCATION
1010 Lake St NE. Hopkins, MN 55343
Currently comprised of:
187 unit Knollwood West with 46 surface stalls and 206
covered stalls
129 unit Knollwood East with 60 surface stalls
and 128 covered stalls
316 units, 440 stalls.
139 unit Knollwood North -not built
both existing garages beyond useful life repairs can only
be temporary.
goal: Feb 2023 Knollwood east Retrofitted. March 2023.
West Ramp removed, as well as pool building for KW.
new ramp built that will house 368 stalls + 32 stalls of
Knollwood North
Temp Street Parking will be needed for short term
agreement with city.
Ramp Projected Opening 4th of July 2023. Knollwood
East Ramp demolished
Potential for Ground Break of Knollwood North Aug 15,
2023-opening Oct. 2024.
ZONING
RX-TOD with a complex site such as this
some variance may be expected however RX-TOD
embraces density
high quality materials and resident amenities are
expected.
there will be expectations that amenities be maintained
for Knollwood West and East, and some level of
affordability be maintained for K.W and K.E.
Recommend Storage and Maintenance areas lost in KW
will be replaced under new Ramp at Northwest quadrant.
CONSTRUCTION
PRE-RAMP RENOVATION
Knollwood West (K.W. ) will lose storage,
maintenance and trash
Langerman can build temp trash enclosure during
the 4 months of ramp construction
maintenance can be moved to Cambridge which
has an open maintence space
there is a maintence space in the KW footprint that
should be renovated to fitness/community once
the ramp is built.
$750,000
RAMP COST
Langermand General
Taracon Precast of Fargo, who will build and
install all precast elements including stairs,
and cabling, and stairs, joint caulking
30000-footings Langerman sub
30000-curbs at all levels
5000-mis rails in stairs and snow gates
7000-drivable surface, maintained yearly
8000-glazing at stairs
22000-plumbing drains each floor
misc hose bibs
26000-lighting, low volt security
Estimated cost $8,000,000
HOUSING COST
139 x $200k/unit=28,000,000
MISC SITE COSTS
$500,000
CIVIL ENGINEER
Civil Site Group
5000 Glenwood Ave
Golden Valley, MN 55422
(612) 615-0060
STRUCTURAL ENGINEER
BKBM
6120 Earle Brown Drive, Suite 700
Minneapolis, MN 55430
(763) 843-0420
kaas wilson architects
Knollwood AptsPROJECT SUMMARY
0.1 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1" = 100'-0"1 Existing Site Location Aerial
kaas wilson architects
Knollwood AptsPROJECT DATA
0.2 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
UNIT MIX - GROSS AREA
Name Count
Unit Gross
Area
Total Area %Main Floor
0 BR Alcove)
Unit 0-2 2 502 ft² 1,003 ft² 1.4%
Unit 0-3 5 597 ft² 2,986 ft² 3.6%
7 3,989 ft² 5.0%
1BR
Unit 1-3 65 747 ft² 48,533 ft² 46.8%
Unit 1-4 5 728 ft² 3,640 ft² 3.6%
Unit 1-8 1 724 ft² 724 ft² 0.7%
Unit 1-9 1 780 ft² 780 ft² 0.7%
Unit 1-10 1 672 ft² 672 ft² 0.7%
73 54,351 ft² 52.5%
1BR+DEN
Unit 1.5-1 5 981 ft² 4,907 ft² 3.6%
5 4,907 ft² 3.6%
2BR
Unit 2-2 3 1,222 ft² 3,665 ft² 2.2%
Unit 2-2B 1 1,165 ft² 1,165 ft² 0.7%
Unit 2-3 10 1,283 ft² 12,829 ft² 7.2%
Unit 2-4 4 1,145 ft² 4,579 ft² 2.9%
Unit 2-6 15 1,117 ft² 16,758 ft² 10.8%
Unit 2-8 10 1,003 ft² 10,031 ft² 7.2%
Unit 2-9 1 1,213 ft² 1,213 ft² 0.7%
44 50,241 ft² 31.7%
3BR
Unit 3-0 10 1,591 ft² 15,913 ft² 7.2%
10 15,913 ft² 7.2%
Grand total 139 129,401 ft² 100.0%
GROSS AREA - TOTAL
Level Area
Level 7 25,289 ft²
Level 6 25,277 ft²
Level 5 25,277 ft²
Level 4 25,277 ft²
Level 3 25,277 ft²
Level 2 22,239 ft²
Level 1 22,347 ft²
Level -1 33,977 ft²
Grand total 204,960 ft²
POST-TENSION TOTAL: 78,663 FT2
WOOD-FRAMED TOTAL: 126,302 FT2
EXISTING SITE PARKING (316 TOTAL UNITS):
Surface Stalls: 106
Covered Stalls (West): 206
Covered Stalls (East): 128
Total Stalls: 440 (1.39 STALLS/UNIT)
PROPOSED SITE PARKING (455 TOTAL UNITS):
Surface Stalls: 71
Ramp Stalls: 365
Apartment Garage Stalls: 137
Total Stalls: 573 (1.26 STALLS/UNIT)
Knollwood West
Minneapolis Skyline view
Multi-Family
Housing
Development Site
Public
Park
Public
Park
Light Rail Station -
Coming 2023
Knollwood
East
Knollwood
West
Minnehaha
Creek
2 story
parking
SITE AMENITIES:
- Light rail station coming 2023
- Shoppes at Knollwood (formerly Knollwood Mall) in walking distance
- 2 public parks border the property
- Minneapolis skyline views from site (above 3 stories)
- Minnehaha Creek adjacent to property
- Neighboring property under development
Knollwood West parking garage from Lake Street
Knollwood West towers from Lake Street - largest trees planted near building
kaas wilson architects
Knollwood AptsSITE PHOTOS - SITE CONTEXT
0.3 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
kaas wilson architects
Knollwood AptsADJACENT BUILDINGS
0.4 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
KNOLLWOOD TOWERS EAST
KNOLLWOOD TOWERS WEST
LAKE STREET NE
N89°27'22"W 465.22N1°02'48"E 380.64S89°16'40"E 461.40
N0°28'13"E 379.191
1
2
1
VICINITY MAP
NOTES CORRESPONDING TO SCHEDULE B - 2
PROPERTY DESCRIPTION
TABLE "A" OPTIONAL ITEMS
GENERAL NOTES
CERTIFICATION
1
2
STATEMENT OF POSSIBLE ENCROACHMENTS
SUBJECT
PROPERY
LEGEND
LAKE STREET NE
BLAKE ROAD N.S89°23'28"E 198.22S0°28'13"W 467.41N89°16'40"W 166.53
L=218.18R=5685.58Δ=2°11'55"CHB=N01°36'05"WCH=218.17N2°42'03"W 239.43N
4
5
°
5
3
'
4
9
"
W
14
.
5
9
NOTES CORRESPONDING TO SCHEDULE B - 2
PROPERTY DESCRIPTION
TABLE "A" OPTIONAL ITEMS
GENERAL NOTES
CERTIFICATION
1
2
STATEMENT OF POSSIBLE ENCROACHMENTS
VICINITY MAP LEGEND
SUBJECT
PROPERY
3
two story parkingseven
story
tower
KNOLLWOOD
WEST
seven story tower
two
story
link
two story parking
KNOLLWOOD
EAST
seven
story
tower
seven
story
tower
PUBLIC PARK
EXISTING SITE PARKING:
Surface Stalls: 138
Covered Stalls (West): 103 x 2= 206
Covered Stalls (East): 128
Total: 472
472 - 71 Surface = 401 Stalls + 100 Ramp
=501 Ramp
46 stalls
103 + 103 = 206 64 + 64 = 128
8
20
temp
stalls
1 2
3 4
5
6
7 8
kaas wilson architects
Knollwood AptsSITE PLAN - EXISTING
1.0 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1" = 80'-0"1 Site Plan EXISTING
Knollwood Towers WestKnollwood Towers East7 Stories / 139 Units
FFE 918
PARKING RAMP:
5 STORIES
365 STALLS
Commons Patio
Garage Entrance
(Level -1)Retaining Wall
Main Entrance
Garage Entrance
(Level 1)25 STALLS
37 STALLS
No apartment windows
on this facade
No apartment windows
on this facade
71'-0"24'-0"31'-0"
13'-0"
Tot Lot
Grill Station &
Outdoor Seating
Lawn Games
14
9
14
Surface Parking
46 Stalls
9
kaas wilson architects
Knollwood AptsSITE PLAN - PROPOSED
1.1 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1" = 80'-0"1 SD SITE PLAN
UP
33,060 ft²
Garage
SLOPE DOWN
1
4.0
175 ft²
Maint. Office
6.0
1
6.05
200 ft²
Stair
226 ft²
Stair
6.0
4
6.0 2
kaas wilson architects
Knollwood AptsFLOOR PLAN - LEVEL -1
3.0 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1/32" = 1'-0"1 Level -1
UP
13,362 ft²
Garage
1,228 ft²
Lobby / Lounge
1,271 ft²
Fitness / Yoga
1,365 ft²
Game Room
718 ft²
Leasing / Mail / Parcel
446 ft²
Bicycles
1,362 ft²
Community Room
390 ft²
Restrooms
1
4.0
BOCCI & BAG TOSS
DECK
DN
UP
6.0
1
6.05
279 ft²
Stair
6.1 2
1
DN
226 ft²
Stair
6.0
4
6.0 2
kaas wilson architects
Knollwood AptsFLOOR PLAN - LEVEL 1
3.1 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1/32" = 1'-0"1 Level 1
1
4.0
1,222 ft²
Unit 2-2
1,222 ft²
Unit 2-2
6.0
1
6.05
1,003 ft²
Unit 2-8
1,003 ft²
Unit 2-8
1,003 ft²
Unit 2-8
1,003 ft²
Unit 2-8
1,213 ft²
Unit 2-9
279 ft²
Stair
724 ft²
Unit 1-8
6.1 2
1
1,003 ft²
Unit 2-8
1,003 ft²
Unit 2-8
502 ft²
Unit 0-2
672 ft²
Unit 1-10
502 ft²
Unit 0-2
780 ft²
Unit 1-9
1,222 ft²
Unit 2-2
1,003 ft²
Unit 2-8
1,003 ft²
Unit 2-8
279 ft²
Stair
6.0
4
6.0 2
1,003 ft²
Unit 2-8
1,003 ft²
Unit 2-8
1,165 ft²
Unit 2-2B
kaas wilson architects
Knollwood AptsFLOOR PLAN - LEVEL 2
3.2 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1/32" = 1'-0"1 Level 2
1
4.0
981 ft²
Unit 1.5-1
6.0
1
6.05
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
1,117 ft²
Unit 2-6
747 ft²
Unit 1-3
1,117 ft²
Unit 2-6
728 ft²
Unit 1-4
6.1 2
1
1,283 ft²
Unit 2-3
597 ft²
Unit 0-3
1,283 ft²
Unit 2-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
1,145 ft²
Unit 2-4
280 ft²
Stair
1,117 ft²
Unit 2-6
1,591 ft²
Unit 3-0
1,591 ft²
Unit 3-0
333 ft²
Stair
6.0
4
6.0 2
kaas wilson architects
Knollwood AptsFLOOR PLAN - TYP. HOUSING LEVEL
3.3 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1/32" = 1'-0"1 Level 6
1
4.0
697 ft²
Rooftop Deck
981 ft²
Unit 1.5-1
6.0
1
6.05
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
1,117 ft²
Unit 2-6
747 ft²
Unit 1-3
1,117 ft²
Unit 2-6
728 ft²
Unit 1-4
280 ft²
Stair
376 ft²
Sky Lounge
6.1 2
1
1,283 ft²
Unit 2-3
597 ft²
Unit 0-3
1,283 ft²
Unit 2-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
747 ft²
Unit 1-3
1,117 ft²
Unit 2-6
1,591 ft²
Unit 3-0
1,591 ft²
Unit 3-0
333 ft²
Stair
6.0
4
6.0 2
kaas wilson architects
Knollwood AptsFLOOR PLAN - LEVEL 7
3.4 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1/32" = 1'-0"1 Level 7
Level 1
917'-0"
Level 3
938'-10"
Level -1
905'-8"
Level 4
949'-5 7/8"
Level 5
960'-1 3/4"
Truss Brg.
991'-4 5/8"
Level 2
927'-8"
Level 6
970'-9 5/8"11'-2"10'-7 7/8"10'-7 7/8"11'-4"10'-7 7/8"Level 7
981'-5 1/2"9'-11 1/8"10'-7 7/8"10'-8"EXPOSED GARAGE6'-0"TYPE IIIA LIMIT85'-0"8"1'-2"APPROX. AVG GRADE PLANETYPE IA33'-2"10'-0"10'-0"9'-0"LOWEST LEVEL OF FIRE ACCESS ~908
3HR SLAB (14")8'-0"9'-0"SOFFIT1'-0"SOFFIT2'-0"2'-0"75'-0"18'-10"GARAGE CONTINUES
BEYOND
kaas wilson architects
Knollwood AptsBUILDING SECTION
4.0 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
3/32" = 1'-0"1 Building Section Looking North
kaas wilson architects
Knollwood AptsCONCEPTUAL RENDERING
5.0 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
CONCEPTUAL RENDERING - NORTHEAST VIEW (BLAKE RD & LAKE ST)
kaas wilson architects
Knollwood AptsCONCEPTUAL RENDERING
5.1 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
CONCEPTUAL RENDERING - EAST VIEW (BLAKE RD)
kaas wilson architects
Knollwood AptsCONCEPTUAL RENDERING
5.2 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
CONCEPTUAL RENDERING - NORTH VIEW (LAKE ST)
BRICK
FIBER
CEMENT
PANEL
ROOFTOP
DECK
METAL
CLADDING
STUCCO
Level 1
917'-0"
Level 3
938'-10"
Level -1
905'-8"
Level 4
949'-5 7/8"
Level 5
960'-1 3/4"
Truss Brg.
991'-4 5/8"
Level 2
927'-8"
Level 6
970'-9 5/8"
Level 7
981'-5 1/2"
FIBER
CEMENT
PANEL
METAL
CLADDING
BRICK
6'-0"STUCCO
Level 1
917'-0"
Level 3
938'-10"
Level -1
905'-8"
Level 4
949'-5 7/8"
Level 5
960'-1 3/4"
Truss Brg.
991'-4 5/8"
Level 2
927'-8"
Level 6
970'-9 5/8"
Level 7
981'-5 1/2"
kaas wilson architects
Knollwood AptsEXTERIOR ELEVATIONS
6.0 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1" = 30'-0"1 NORTH ELEVATION
1" = 30'-0"5 EAST ELEVATION
1" = 30'-0"2 WEST ELEVATION 1
1" = 30'-0"4 SOUTH ELEVATION 2
EXTERIOR MATERIAL PERCENTAGES
NORTH FACADE (LAKE ST)
MAJOR MATERIALS (BRICK, CMU, STUCCO) = 68%
MINOR MATERIALS (CFB, METAL PANEL) = 32%
EAST FACADE (BLAKE RD)
MAJOR MATERIALS (BRICK, CMU, STUCCO) = 73%
MINOR MATERIALS (CFB, METAL PANEL) = 27%
Level 1
917'-0"
Level 3
938'-10"
Level -1
905'-8"
Level 4
949'-5 7/8"
Level 5
960'-1 3/4"
Truss Brg.
991'-4 5/8"
Level 2
927'-8"
Level 6
970'-9 5/8"
Level 7
981'-5 1/2"
kaas wilson architects
Knollwood AptsEXTERIOR ELEVATIONS
6.1 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
1" = 30'-0"1 SOUTH ELEVATION 1
1" = 30'-0"2 WEST ELEVATION 2
kaas wilson architects
Knollwood AptsRAMP IMAGES
7.0 1010 Lake Street Northeast, Hopkins, MN 55343 09/23/2022 21048
Taracon Precaster Ramp-Fargo -300 32nd Ave W, West Fargo, ND 58078 is a carbon copy of what KWA Recommends in Hopkins
From:Steve Steinman
To:Ryan Krzos
Cc:Jan Youngquist; Mike Mornson
Subject:[EXTERNAL] Meeting tommorrow night..proposed developement ...Knollwood Towers West, East
Date:Thursday, October 20, 2022 2:05:24 AM
I understand there is a meeting tomorrow night regarding a proposed development. If someone
can not attend will there
be a way to watch it at a later date? It is at Cambridge Towers if I am correct.
This email is to make clear that I feel there is a problem with the current management
company.
I want to make sure you are aware of the History of the Management company that is now
Managing the two properties, Knollwood
Towers West and East. They have had shootings in both buildings since they have been the
owners. They are very difficult to deal with
and often do not return calls or emails examples of what have taken place are:
Water on the floor from the laundry room to the hall yesterday.
Carpets that are dirty on many of the floors.
Smoke smell in the building that is non smoking, smoke smell even in the hall next to the
office during business hours.
False advertising, maybe not illegal but they sign letters with we are here to help..not my
experience..can't often get a hold of them.
Last week the lobby was full of tenants who had received letters on their doors. I saw a couple
of the letters, ( I believe all were but
I did not see them all) letters of intent to evict. Some of the tenants told me they were sure it
was a mistake and at least one I know for sure was not correct.
Some people waited for hours to see the office. I do not know if what they did was illegal but
it was disgusting to handle the situation the way they did.
I hope someone from the city can ask people about this if someone from the city is at the
meeting.
They charge now for garbage but refuse to lock the garbage room door so anyone can just
leave what they want in there and we all get charged.
There has been a problem with how they bill us for the Utilities, incorrect bills hoping it will
get straightened out but not seen it yet. No breakdown on how they
come up with the bills and I think it seems unfair, but maybe not illegal..not sure..the billing is
vague and not detailed.
The building is not secure, people have been seen entering through the garbage room for some
time now. It has been left wide open in the last week several times.
I have been told by others that it used to have a lock on it. I never saw it left open till this
managemant company took over. The East building requires the trash company to use a key to
get in already, yet the management company has not been able to figure out a way to simply
put a lock on the door and give the trash company a key. No formal communication has been
sent to us regarding anything they are doing about the door. This door has not been lockable
for some time now.
I smelled paint in the stairwell in the last week, .not sure why.....people entering the building
and getting high?
People knock on doors and attempt to open door making me think they are possibly not from
this building.
Packages are stolen and opened, the management says its not just here, but they do nothing to
help...no closet or room...just in the open for everyone to see.
Smoke alarms are beeping on more then one floor in the West building....they had a major fire
in the West building this year...some balconies are just full of junk.
There is more but I think you can understand that there is a problem here.
I hope if the management company makes any promises or says they will be doing something
the city takes into account the history of the buildings since
they took over. They hired security that is here, I am not sure when, and the place is still scary.
I do not feel safe, and having doors propped open just makes
it worse.
Also, the management company does not provide upper level contacts, it is very difficult to
reach anyone above the building office so the office can do what it wants.
Thank you, To be transparent my name is not Steve but I do live in Knollwood Towers West. I
am afraid to use my real name, the management company
has convinced me they are not here for us.
Tommorrow evening is a great time for someone to hear first hand what the experience of
living in Knollwood Towers East and West is like.
Thank you,
ZONING REVIEW: KNOLLWOOD TOWERS NORTH INFILL DEVELOPMENT
Review Date: October 25, 2022
PROJECT DECRIPTION:
Infill development of a lot containing multiple existing structures: Two residential apartment buildings two parking
structures. Development of a new L-shaped mixed-use building with basement and first level parking, interior
common amenity spaces, and 139 apartments.
BASE ZONE: RX-TOD PROPOSED USE: Multi Family
BUILDING TYPES
ALLOWED:
General Building, Row
Building
COMPREHENSIVE PLAN
DESIGNATION: Activity Center
BUILDING TYPE
SELECTED: General Building EXISTING USE: Multi-Family, Parking Garage
LARGE PUD REQUIRED? Yes/No DEADLINE FOR ACTION N/A
ZONING MAP
Review Key
Meets or exceeds
regulation
N/A Regulation does
not apply
Does not meet
regulation
Cond. Met per conditions
? More Information
Needed
PUD PUD/Variance
Deviation
ARTICLE 3 MIXED-USE ZONES
Section
of Code Regulation REVIEW NOTES
102-350 REGULATIONS APPLICABLE TO ALL BUILDING TYPES
102-350(a) PERMANENT STRUCTURES Proposed structures are permanent.
PUD 102-350(b) ONE BUILDING PER LOT Concept shows there may be more than one principal
building per lot, which would be require a Large-scale PUD.
102-350(c) TREATMENT OF YARDS
Surface parking is to rear of building per building type
regulations
Street yard areas appear to be planned for people and
landscaping.
? 102-350(d) TRASH, RECYCLING, REFUSE
LOCATIONS
Location of utilitarian items to be identified as plans are
refined
102-350(e) FRONT STREETS Blake Road is the designated front street abutting this lot.
? 102-350(f) MINIMUM PEDESTRIAN AREA
There appears to be +/- 8 ft between the curb and the lot
line on the Lake St NE side. Four feet of additional
streetscape space need to be provided, and setbacks are to
be measured from 12 ft of the back of the curb.
102-380 GENERAL BUILDING TYPE REGULATIONS (RX-TOD Zone)
Section
of Code Regulation REVIEW NOTES
102-380(d) BUILDING LOCATION
PUD 120-380(d) MULTIPLE PRINCIPAL BUILDINGS Allowed; Given Size of Project a PUD would be required if
within one parcel.
? 120-380(d) FRONT STREETWALL 80% min.; Additional information on the lot line
configuration is needed.
120-380(d) FRONT STREET SETBACK 7.5 ft. min, 15 ft. max.; Proposed building is setback 20-24 ft
from the Blake Road Property line
? 120-380(d) NON-FRONT STREET SETBACK
(Lake Street Side) 5 ft. min., 15 ft. max; Additional
information on the location of the curb line in relation to
the building is needed.
? 120-380(d) SIDE SETBACK 5 ft. min. Additional information on the lot line
configuration is needed.
120-380(d) REAR SETBACK 20 ft. min.
? 120-380(d) IMPERVIOUS SITE COVERAGE 80% max. Additional information on the lot line
configuration is needed.
? 120-380(d) ADDITIONAL SEMI-PERVIOUS
COVERAGE
+15% - In addition to the 80% hardcover, 15% of the site
may be semi-pervious, i.e. green roof, porous pavement, etc.
102-380(e) PARKING & ACCESSORY STRUCTURES
120-380(e) PARKING & DRIVEWAY ACCESS
LOCATION
Required off alley or non-front street; proposed driveway
off of Lake St NE.
?
120-380(e) DRIVEWAY SIZE & NUMBER
Depicted driveway width (+/- 24 ft.) would exceed 22 ft
maximum
Max. 1 access per development per street. One new access is
proposed. Compliance depends on how/if the property is
divided.
120-380(e) ATTACHED GARAGE SETBACK
Required 20 ft. min. behind front facade in rear of building;
First floor structured parking is positioned ~64 ft to the rear
of the Blake Road front façade.
120-380(e) ATTACHED GARAGE DOOR LOCATION Proposed on interior side as is required
120-380(e) SURFACE PARKING Proposed in Rear Yard as is required.
120-380(e) ACCESSORY STRUCTURES Parking Structure is allowed and is proposed
120-380 (f) HEIGHT
120-380(f) HEIGHT 2 stories min, 10 stories max; Seven (7) Stories proposed
120-380(f) ALL STORIES HEIGHT 9 ft. min., 14 ft. max.; All stories shown as between 9 ft and
11 ft in height
120-380 (g) ROOFS
120-380(g) ROOF TYPES Flat, parapet, pitched allowed; appears to be proposed as
parapet
120-380(g) TOWER Allowed, none proposed
120-380 (h) STREET FACADES
? 120-380(h) TRANSPARENCY: FRONT FACADES 20% min; Transparency not quantified.
? 120-380(h) TRANSPARENCY: NON-FRONT
FACADES 18% min; Transparency not quantified.
120-380(h) BUILDING ENTRANCES LOCATION One per every 120 ft. on front façade; Blake Street side
requires a minimum of one entrance.
120-380(h) ENTRANCE TRANSITION TYPE A Stoop entrance type is Required. See 102-730 (c)
? 120-380(h) GROUND STORY ELEVATION Between 18 in. and 30 in. above grade or between 30 in. and
4 ft. with a visible basement, except in floodplain locations.
120-380(h) HORIZONTAL DIVISIONS WITH
SHADOW LINES
Horizontal shadow lines to run a min. 80% of length of
facade. One division is required within 3 ft. of the top of any
story between the basement and 3rd
120-380(h) VERTICAL DIVISIONS WITH SHADOW
LINES
One vertical division is required per every 120 ft. of street
façade. Two vertical divisions are needed along Lake
Street Façade, only one provided.
102-380 (i) SUPPLEMENTAL GENERAL BUILDING REGULATIONS
120-380(i)(1) FRONT STREETWALL EXCEPTIONS
No street facing courtyard proposed
Maximum setback may be expanded up to 20 feet for a
maximum of 20% of the facade to allow for permanent
outdoor seating or outdoor dining area; more than 20% of
the façade exceeds the Blake Road maximum setback.
N/A 120-380(i)(2) THROUGH-LOTS Subject site is not a through lot.
N/A 120-380(i)(3) STORY SETBACKS AT N OR NX N/A. No N or NX zoned property abuts the site.
N/A 120-380(i)(4) VISIBLE BASEMENTS For basement levels located more than 3 ft. above grade,
street facades must meet the transparency regulations.
N/A 120-380(i)(5) ADDITIONAL STORY HEIGHT (IX-TOD
& IX-S) N/A. Site is not zoned IX.
ARTICLE 7 BUILDING DESIGN
Section
of Code Regulation REVIEW NOTES
102-720 (c) PARAPET ROOF TYPE
?
102-720(c)(1) PARAPET HEIGHT
Minimum height is 1.5 feet with a maximum height
of 6 feet
A shadow line must be located within 2 feet of the top of
the uppermost story.
A shadow line must be located at the top of the parapet.
See 102-16210 for definition of shadow line
102-720(c)(2) OCCUPIED BUILDING SPACE No portion of the parapet appears to include occupied
building space.
? 102-720(c)(3) ROOFTOP APPURTENANCES
Any rooftop appurtenances must be located towards the
rear or interior of the parapet roof. Rooftop appurtenances
should be located such that the parapet blocks their view
from the sidewalk across the street. No rooftop equipment
depicted.
102-730 (c) STOOP ENTRANCE TYPE
? 102-730(c)(1) STOOP SIZE
A stoop is a small, open platform that may include a canopy
or roof cantilevered off the building and may or may not be
elevated above the sidewalk.
Stoops must be a minimum of 4 feet wide and 3 feet deep
? 102-730(c)(2) RAMPS
Where feasible, ramps should be incorporated at the
principal building entrance and designed as an integrated
part of the stoop, with rails matching any provided on steps.
102-740 FAÇADE MATERIALS
? 102-740(b) MAJOR STREET FACADE MATERIALS Allowed major façade materials, listed in Table 7-1 for
General Building Type in the RX-TOD Zone: Full
Dimension brick, architectural Concrete Masonry Units,
Stone, 2-3 layer cement-based stucco.
? 102-740(b)(1) STREET AND OTHER FRONT FACADES
Major materials must be applied to a minimum of 65% of all
street or other front facades, not including window and
door areas.
Blake Rd (east) façade: 73% as Brick, CMU, Stucco
Lake St (north) façade: 68% as Brick, CMU, Stucco
Proposed brick would have to be full brick and not
veneer.
Proposed stucco must be traditionally-applied stucco
and not synthetic or EFIS
? 102-740(b)(2) SIMPLICY OF FACADE MATERIALS
A single major façade material must be used for each
building façade segment, 60-foot or larger. Significant
portions of both the Blake Road and Lake Street
facades use multiple major materials – not clear if any
single material would be at least 65% like it is with majority
brick on the Lake/Blake corner.
? 102-740(b)(4) SIDE AND REAR FACADES
When side yards between two buildings are a total of 5 or
more feet in width, major materials must be applied along
that side facade from the front of the building a distance
equal to the width of the side yard, as measured
perpendicularly between the two side facades. Major
materials are indicated as proposed from the two side,
but would need to meet simplicity rules above.
N/A 102-740(b)(5) ORIGINAL FAÇADE MATERIALS Applicable to modifications of existing buildings with brick
or stone facades. N/A.
102-740(c) MINOR STREET FACADE MATERIALS
A maximum of 35% of each street or other front façade
surface, not including window and door areas, may be
composed of minor facade materials.
Blake Rd (east) façade: 27% as Fiber Cement, Metal Panel
Lake St (north) façade: 32% as Fiber Cement, Metal Panel
102-740(d) SIDE & REAR FACADE MATERIALS
All interior side and rear (non-street) facades not located on
a rail or trail line must be faced in a major facade material, a
minor facade material, or a material as allowed in Table 7-3.
Same material palette used on side and rear as the
street facades.
? 102-740(f) APPROPRIATE GRADE OF MATERIALS All doors, windows, and hardware must be of commercial
grade quality.
? 102-740(g)(1) CHANGES IN FACADE MATERIALS
Changes in façade materials, whether major materials or
minor materials, should occur mainly at concave corners or
changes in facade planes.
102-740(g)(2) MATERIALS HIERARCHY
A hierarchy of materials must be maintained on the building
facade, where "heavier", articulated unit materials (brick,
concrete masonry units, stone) are located at the base of the
facade and "lighter", constant surface materials with fewer
seams (stucco, panels) are located above those on the
facade.
102-740(g)(3) SHADOW LINES ON SURFACES
Shadow lines must delineate changes in materials with solid
materials of a thickness that is greater than 1.5 inches, such
as cast stone, masonry, or stone
102-750 FACADE ELEMENTS
?
102-750 (b) WINDOWS
All windows, with the exception of ground story storefront
systems and glass curtain wall systems, shall be recessed with
the glass a minimum of 2 inches from the facade surface
material or adjacent trim. This level of detail not
provided, but appears to be met.
?
?
A minimum of 70% of street façade windows must be
vertically oriented. All windows appear vertically oriented
Reflective glass and glass block are prohibited on street and
other front facades. Assume reflective glass is not used
A minimum of 70% of all street facade upper story windows
must be operable. Ground story storefront glass and glass
curtain wall systems are not required to be operable. This
level of detail not provided.
For masonry construction, the expression of lintels must be
included above all windows and doors by a change in brick
coursing or by a separate detail or element. No lintels
depicted at windows and door in the brick areas.
? 102-750(c) AWNINGS & CANOPIES No awning or canopies shown
?
102-750(d) BALCONIES
Balconies must be a minimum of 4 feet deep and 5 feet
wide.
A minimum of 50 percent of the perimeter of each balcony
must abut an exterior wall of the building, partially enclosing
the balcony. Second Story balconies do not appear to
meet this standard.
N/A 102-750(e) SHUTTERS Any shutters must meet size and material requirements. No
shutters depicted
N/A 102-750(f) SECURITY GRILLS & BARS
Exterior security bars and grills are prohibited. Interior grills
must be retractable and hidden when retracted. None
shown
? 102-750(g) PRINCIPAL ENTRYWAY Principal entrances to the building must be clearly delineated
through one or more design features in Section 102-750(g)
N/A 102-750(h) ARCADE DESIGN No Arcade proposed
? 102-750(i)(2) GROUND STORY AT SLOPING FACADES
FOR NON-STOREFRONTS
Retaining walls shall not exceed 30 inches in height except
along a maximum 8-foot section of frontage. Additional
information on retaining walls needed.
102-750(j) BUILDING VARIETY
buildings 90 feet in length or greater, as measured along any
street or front facade, must treat that frontage in segments
of 50 feet or less with the building variety standards in 102-
750 (j)(3). Both the Blake Road and Lake Street side
exceed 90 ft.
102-750(k) ARTICULATION OF STORIES
Window placement on street facades must be organized by
stories per the transparency regulations. Windows are
arranged by floor.
Shadow lines can be used to delineate stories.
N/A 102-750(l) VISTAS Vistas (an open space or a street terminating) are not present
at this site.
102-750(m) GARAGE DOORS
Requirements are applicable to garage doors included on any
street facade. Garage doors proposed on non-street
facades.
102-760 UTILITY EQUIPMENT
? 102-760(b) MECHANICAL EQUIPMENT IN
BUILDING
Mechanical equipment shall be located within the building,
unless the applicant demonstrates that locating the
equipment within the building would conflict with the
equipment’s function.
? 102-760(c) ROOFTOP MECHANICAL EQUIPMENT Any rooftop mechanical equipment is to be screened or
setback
? 102-760(d) MECHANICAL EQUIPMENT ON
STREET FACADES
Mechanical equipment and utility appurtenances shall not be
located on a street facade unless the applicant demonstrates
that locating the equipment in a different location would
conflict with the equipment’s function. Any equipment or
appurtenance approved on a facade shall be located
consistent with the standards of this section.
? 102-760(e) MECHANICAL EQUIPMENT ON OTHER
HORIZONTAL FACADES
Mechanical equipment, such as electrical transformers and
air conditioners, located on the ground, decks, or horizontal
surfaces other than the roof shall be located consistent with
the standards of this section.
ARTICLE 8 LANDSCAPE & SITE DESIGN
Section
of Code Regulation REVIEW NOTES
? 102-810(b) VISIBILITY AT INTERSECTIONS
A 30 ft by 30 ft vision triangle, free from walls, fences,
plants, or trees in excess of 30 inches above the abutting
curb line shall be provided.
? 102-820 LANDSCAPE INSTALLATION Notes to follow the specified landscape installation
regulations required on submittal drawings.
? 102-830 LANDSCAPE MAINTENANCE The owner is responsible for the maintenance, repair, and
replacement of all landscaping required by code
? 102-840 EXISTING TREES
A survey of existing trees on the site is required.
Significant and contributing trees
Tree protection is required
? 102-850 GROUND VEGETATION
All unpaved areas of any lot in any other zone must be
covered by planting bed per 102-850 (b) or grass per 102-
850 (c) or a combination of planting bed and grass.
? 102-860 SITE TREES One medium or large tree is required per 3000 square feet of
yard area.
? 102-870 STREETSCAPE DESIGN
The requirements of this section apply to development of
new streets and development on all lots with 200 feet or
more of street frontage on existing streets or the City may
assess a fee-in-lieu of streetscape for deposit in the city’s
streetscape fund.
? 102-880 STREET SIDEWALKS Sidewalks or multi-use paths must be provided along all
street frontages, located within the public right-of-way.
? 102-890 INTERNAL SITE SIDEWALKS
Sidewalks must connect between all building entrances to all
public sidewalks, including at least one connection to each
street-frontage sidewalk abutting the site
? 102-8100 STREET TREES
Each lot is required to have one tree for every 40 feet of
street frontage with a minimum of one street tree per street
frontage, and must be located between the curb and
sidewalk, a minimum of 2 feet and a maximum of 10 feet
off the back of curb
? 102-8110 FRONTAGE BUFFERS
A frontage buffer is required when on-site vehicular parking,
loading, outdoor storage, and/or other activities abut the
street
N/A 102-8120 SIDE & REAR BUFFERS A side and rear buffer is required along the side and rear lot
lines where transitions between certain zones occur
? 102-8130 INTERIOR PARKING LOT LANDSCAPE
All off-street surface parking lots with more than 10 spaces
and/or more than one drive aisle must meet the interior
parking lot landscape regulations.
? 102-8140 SCREENING OF REFUSE & UTILITY
AREAS
All dumpsters, loading areas, open storage, refuse areas,
mechanical equipment, and utility appurtenances must be
screened
? 102-8150 OUTDOOR LIGHTING No lighting found in drawings.
ARTICLE 9 PARKING & MOBILITY
Section
of Code Regulation REVIEW NOTES
102-920 OFF-STREET PARKING – MOTOR
VEHICULAR MINIMUMS & MAXIMUMS
Minimum for Multi-family: 1.2 enclosed stalls per unit
No Maximum.
1.26 stalls per unit provided. Proposed parking would be
shared with two existing buildings. 316 Total new and
existing unit.
573 Stalls provided (Surface Stalls: 71, Ramp Stalls: 365,
Apartment Garage Stalls: 137)
? 102-920 OFF-STREET PARKING – BICYCLE
MINIMUMS
Minimum for Multi-family: 1.1 stalls per unit. With 90% as
long-term. This would apply to the new units as the existing
units pre-date the requirement.
N/A 102-940 PARKING REDUCTIONS & CREDITS
Applicant can pursue a reduction per with provision of
affordable units or Alternative Compliance per Section 102-
940 (i).
N/A 102-950 LOCATION OF OFF-STREET PARKING
Except as otherwise expressly stated in this article, required
off-street parking areas must be located on the same lot as
the building or use they are required to serve.
?
102-960 PARKING AREA LAYOUT & DESIGN
Parking areas must be designed to allow vehicles to enter
and exit a street and cross public sidewalks in a forward
motion
Parking stalls must be standard or compact
? 102-970 ELECTRIC VEHCILE SUPPLY
EQUIPMENT
Proposal includes residential off-street parking areas with 50
or More Parking Spaces.
One Level 2 electric vehicle charging station plus at least
one Level 1 or Level 2 electric vehicle charging station for a
minimum of 10% of provided parking spaces. At least
one of the electric vehicle charging stations provided must
be accessible to a vehicle parked in an accessible parking
space.
An Additional 10% of the spaces must be EV-ready.
? 102-990 BICYCLE PARKING
Short-term bicycle parking must be located on the subject
lot, unless the city approves a proposal to allow private
bicycle parking facilities to be located in the right-of-way.
Long-term bicycle parking spaces must:
− Be located with direct access by the bicycle rider, with no
more than 50% of the required spaces requiring the use
of stairs or elevators;
− May not be located in dwelling units or on dwelling unit
balconies;
− Must protect the entire bicycle, its components and
accessories against theft and inclement weather, including
wind-driven rain and snow.
− Must be designed to allow bicycles to be securely locked
to a bicycle rack in: A bike storage room that is accessible
only to authorized users and has at least 2 electrical
outlets; or a bicycle locker with a separate access door for
each bike; or an attended bike storage room.
ARTICLE 6 ACCESSORY USES AND STRUCTURES (PARKING STRUCTURE)
Section
of Code Regulation REVIEW NOTES
102-690 PARKING STRUCTURES
102-690(c) LOCATION
Accessory parking structures must be located in the rear
yard and be screened from view of any primary street by the
principal building. Parking structures on lots with multiple
primary street frontages must be screened from view of all
primary streets. Generally, the new and existing
buildings screen the structure from view.
102-690(d) ADDITIONAL REGULATIONS
Parking structures may not be located closer to any street or
interior side lot line than the principal structure. Structure
located to the rear of the primary buildings.
The overall height of a parking structure must be at least
one story lower than the tallest principal structure. Five-
story parking structure is proposed.
102-750 (n) PARKING STRUCTURE FACADES
? 02-750 (n) PARKING STRUCTURE FACADES
Parking structure facades visible from any street or abutting
any pedestrianway or open space shall meet the following
standards
? 102-750 (n)(1) MATERIALS
Major and minor material requirements shall be met on all
street and other front facades. An additional permitted
minor material is stained, finished concrete
? 102-750 (n)(2) RAMPS AND SLOPES Ramps and slopes shall not be located on any front or street
facades.
? 102-750 (n)(3) VERTICAL DIVISIONS
Vertical divisions extending the full height of the structure
are required every 30 feet to deemphasize the horizontal
decks. Divisions shall be a minimum of 2 feet in width with
a minimum projection of 2 inches.
? 102-750 (n)(4) BLANK WALL LIMITATION
No rectangular area greater than 30 percent of any story’s
facade, as measured from floor to floor, and no horizontal
segment of a story’s facade greater than 15 feet in width may
be solid wall without an opening.
? 102-750 (n)(5) ENTRY TOWER
A pedestrian entrance directly into the parking structure
from the street is required to be separate from the vehicular
entrance and directly accessed from the sidewalk. The
pedestrian entrance must meet the principal entryway
regulations in 102-750 (g). Stairwells must be located inside a
tower with windows at a transparency rate of 65%.
? 102-750 (n)(6) CAP The top story of the parking structure shall include a parapet
or other roof type along the public way facades.
? 102-750 (n)(7) VEHICULAR ENTRANCES
Driveways shall be no wider than 22 feet and the entrance
and exit should be split by a median. Access shall be located
on a non-front street, unless the lot does not abut a non-
front street. No more than 2 access points shall be located
on any one street, totaling no more than 24 feet of drives
crossing sidewalk