III.2. Concept Plan Review – Knollwood Towers North; Krzos
December 20, 2022 Council Report 2022-102
Knollwood Towers North
Concept Plan Review
Proposed Action
As a concept review, this application does not require formal action by the 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 concept
plans call for a seven-story, 139-unit building to be constructed in the location of two existing
structured parking buildings. The proposal also includes construction of a new shared parking
structure at the rear of the site and interior modifications to both the existing East and West Towers
buildings. 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 contain 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 as an alternative to repairs to the existing structure.
A five-story, 365-stall structured parking building would also be constructed and would contain
resident amenity facilities. 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.
Following the Planning and Zoning Commission review of the concept plan the applicant provided
an additional narrative and submittal refining their concept based on the discussion at the meeting.
The updated drawings depict additional amenity areas both in the proposed parking structure, and
also within reconfigured common areas in both the existing East and West buildings. Additionally,
exhibits are included showing construction phasing as well as proposed improvements to internal
areas of the existing east and west buildings. Lastly, the applicant’s narrative includes an
acknowledgement from the owner that the proposal would include 10% of the West Units, being kept
at rents at 60% of AMI for 10 years, and 10% of the proposed North units would also be at 60% of
AMI.
PUBLIC COMMENT
The City required 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 three email messages and one
written correspondence regarding the concept plans, which are also attached.
Planning and Zoning Commission Review. The Planning and Zoning Commission reviewed the
concept plans at their meeting on October 25, 2022. The Commission discussed the following items:
• The need to address operation and maintenance issues described by existing residents;
• Preserving affordability of the East and West Towers Building;
• Vehicle parking during construction and following completion;
• Building design and location as it relates setbacks and pedestrian orientation;
• Potential for sustainability elements, public art, or enhanced pedestrian activation as offset for
a potential Planned Unit Development
Although concept plan reviews do not require a public hearing, the Planning and Zoning Commission
allowed those in attendance to provide comments. Two members of the public spoke, one in resident
of Knollwood Towers spoke regarding dissatisfaction with the existing facility’s conditions and
Knollwood Towers North - Concept Plan Review
Page 3
management; the other speaker offered comments about the design specifically the need for a Blake
Road entry and general pedestrian orientation of the building.
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 (see “Zoning Review”). While a number of issues identified are expected
to be addressed as the plans get further refined, a summary of key items is provided below:
• Excess setback from Blake Road.
• Compliance with building design requirements that ensure visual variety in the treatment of
facades at 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.
• A lack of primary pedestrian entry along Blake Road was present in the initial concept
drawings. However, the refined concept plan now proposes an entrance facing Blake Road.
• 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:
Knollwood Towers North - Concept Plan Review
Page 4
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
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
Knollwood Towers North - Concept Plan Review
Page 5
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. Additionally, since Blake Road is a county road, review by Hennepin County
is required.
• 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 City Council; however, the
Council 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.
MEMORANDUM
Tel: 612.879.6000 1301 American Blvd E. Suite 100, Bloomington, MN 55425 www.kaaswilson.com
Page 1 of 3
Date: December 14, 2022
Attention:
Kersten Elverum, Ryan Krzos
Re: Knollwood East and West Properties
Kersten and Ryan.
Thank you so much for having a video call to review our concept submittal to city council.
Your frank feedback of neighboring property owners and their distress regarding Knollwood is
of concern to KWA and IPG. IPG is working on quality-of-life issues for the residents daily,
making small steps each day, but this is a complex site and complex repair proposal. It began
for KWA as a review of two tired parking garages that IPG inherited with the property they
purchased right before the onset of Covid in Late 2019.
The covid restrictions were a tremendous challenge for apartment owners during covid as the
moratorium restricted owners from removing problem tenants. On several projects through
out the metro area we have seen IPG transform its organization since March of 2020 to a great
management team. Their president Julie Rodriguez, based in Irvine California, is in close
contact with the properties. We are in contact weekly with Christopher Bowden on project
repairs for their multiple properties in Hopkins.
One of Julie’s top people, from the west coast, Lee Nieves is now in Minnesota, full time,
managing all properties. As with all businesses throughout the Metro hiring great people is a
challenge, but IPG is dedicated to adding quality staff and addressing issues head on, but it is
a process and we appreciate the city’s willingness to help.
IPG has had made improvements in their repairs and connecting with local Crime Prevention
and Fire personal. I am certain for some it is not fast enough.
Knollwood Overview
A significant issue we will bring before you are the parking structures at Knollwood West and
East. KWA, Braun Intertec and Langerman Construction have a repair and review plan in
place to keep the West Garage Stable until removal. The original examination was to spend 5
million dollars to repair both garages. This would not have helped the blight and the maze of
corridors and stairs residents must traverse in order to get from the garages to an elevator
inside Knollwood East and West.
Tel: 612.879.6000 1301 American Blvd E, Bloomington, MN 55425 www.kaaswilson.com
Page 2 of 3
Instead IPG is proposing to spend 12 million dollars to add a well-lit accessible ramp to serve
both Knollwood East and Knollwood West and they are adding much needed amenities to
each property.
IPG is daily working on a number of repairs and Security measures at Knollwood.
Such as stair tower doors and lighting
Plumbing repairs are on going
Storm drain repair
Broken signage repair
Daily upkeep has improved
Daily stair tower cleaning
Common area and corridor cleaning and maintenance
Daily grounds keeping
The Plan moving forward.
Attached to this memo is a masterplan for a new apartment building on the north side of the
site, in the future, but the immediate plan is to improve the lives of residents in Knollwood East
and West first.
That plan will include a new secured and handicap accessible Ramp, but at Knollwood West
it will also include Laundry rooms on each floor that are not in the building today. A fitness
room, A community room, key card parcel storage, indoor bike storage and a centralized
maintenance facility for staff. None of which are in the building today.
Knollwood East will add a computer center, community room, enhanced fitness center, and a
kids indoor play area.
The Exterior will include a connected path system to a shared outdoor amenity between
Knollwood East and West.
Affordability.
10% of the Knollwood West Units, will lock in at 60% of AMI for 10 years and then reassess.
Currently Knollwood West Units are at naturally affordable range, and we do not see that
changing. However, for the balance of the units at Knollwood West, IPG needs to be able to
afford asset preservation.
Tel: 612.879.6000 1301 American Blvd E, Bloomington, MN 55425 www.kaaswilson.com
Page 3 of 3
The Knollwood North Property which will be the new building will lock in at 10% of the units at
60% AMI.
Construction Plan
The plan is to submit for entitlement in early 2023 and have the confidence to lock in Taracon
Precast for a Labor Day delivery. Taracon has been chosen for the speed of Delivery to the
site and erection time. However, they are backlogged and Sept 1 range is the earliest they
can deliver. This still will ensure a ramp opening prior to Thanksgiving of 2023 which we see as
prior to snow emergency periods.
We have attached a parking plan that includes a rework of Knollwood West (west) parking so
that elderly and disabled can park near the front door.
The Knollwood East parking plan includes a gravel lot with accommodation for elderly to park
near the north entry, but also for accessible parking to be at the East drive-through area to
keep them close to the elevator and a stable walking surface.
IPG owns CreekPoint which is 100 yards north and that site will be restriped to accommodate
addition temp surface stalls that will be flagged for Knollwood West Residents.
The construction period will be short but messy and we ask that the city grant IPG living
parking passes for Fall of 2023 street parking along Lake Street top keep residents close to their
homes.
Knollwood North 2024
In order to keep this memo brief, Knollwood North has been enhanced since the last planning
commission meeting (per your direction) and it will continue to be a forward looking
development that incorporates some passive house and energy star features. IPG will be
looking to spend 30+ million dollars on the Knollwood North portion of the property in 2024.
therefore, they will do all they can to ameliorate the issues at Knollwood West and East. They
have much to do prior to the ground break of that beautiful building. However, in the last 20
months they have demonstrated that they are taking steps to correct the issues of the previous
owner of Knollwood West and East.
EXISTING
WEST PARKING
(DEMO -PHASE 1)
EXISTING
EAST PARKING RAMP
(DEMO -PHASE 2)
3.1
1
3.3
1
KNOLLWOOD
TOWER WEST
KNOLLWOOD
TOWER EAST
0
kaas wilson architects
50'100'
KNOLLWOOD PARKING RAMPExisting Site Plan
2.1 11/02/22 21048
CURRENT IMPROVEMENTS
COMPLETED & IN PROGRESS
EXISTING TOWERS
A) Daily stairwell cleaning
B) Hallway & common area
carpet cleaning
C) Hallway wall cleaning
D) Broken signage replaced
E) Storm drain repair
F) Daily grounds keeping
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
Campus currently comprised of:
Knollwood West Tower with
187 units, 46 surface stalls & 206 covered stalls
and
Knollwood East Tower with
129 units, 60 surface stalls & 128 covered stalls
The residential towers are connected to parking
garages. Both existing garages are structurally beyond
useful life and repairs can only be temporary.
The development has also been battling other issues
including crime, security and major maintenance issues
in the existing residential towers.
Project team would like to propose the following:
Single new parking ramp to replace both existing
garages. New structure will house approximately 368
total stalls, as well bicycle storage, new maintenance
space, and a new fitness room.
Subsequently the development will include
Knollwood North Tower ( Future Construction ) that
will include 139 units, 25 surface stalls & 137 covered
stalls
This project will also include improving spaces in both
existing residential towers, and adding amenity spaces
to enhance the living quality of residents at the existing
towers.
Goal: Feb 2023 Knollwood East Tower to be retrofitted.
May 2023. West Ramp demolished, as well as pool
building for KW. Sitework for new ramp planned for June
2023. East Ramp to be demolished in July 2023 allowing
for new ramp construction to begin mid-Aug 2023.
Temp street parking will be needed for a short term with
an agreement with city.
New Parking Ramp Projected Opening is Oct 1st, 2023.
Potential for Ground Break of Knollwood North Aug 15,
2023-opening Oct. 2024.
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 temporarily moved to
Cambridge Towers which has an open
maintenance space
There is a maintence space in the KW footprint
that should is proposed to be renovated to include
fitness, kids and community room.
Proposed Improvements in East & West Towers
will cost an appoximately $2,000,000
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
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
EXISTING
WEST PARKING
(DEMO -PHASE 1)
EXISTING
EAST PARKING RAMP
(DEMO -PHASE 2)
3.1
1
3.3
1
KNOLLWOOD
TOWER WEST
KNOLLWOOD
TOWER EAST
0
kaas wilson architects
50'100'
KNOLLWOOD PARKING RAMPExisting Site Plan
2.1 11/02/22 21048
CURRENT IMPROVEMENTS
COMPLETED & IN PROGRESS
EXISTING TOWERS
A) Daily stairwell cleaning
B) Hallway & common area
carpet cleaning
C) Hallway wall cleaning
D) Broken signage replaced
E) Storm drain repair
F) Daily grounds keeping
New Ramp Connection to
Existing Apartment Buildings
EXIST ENTRY NEW ENTRY
IN
OUT
UP
DN
DN
UP
KNOLLWOOD
TOWER WEST
KNOLLWOOD
TOWER EAST
KNOLLWOOD NORTH
APARTMENTS
7 STORIES
139 UNITS
KNOLLWOOD PARKING
RAMP
5 STORIES
365 STALLS
REPAVED
PARKING
TR
3.3
2
3.1
2
1
1
2
2
3
3
4
6
78
5
5
COMMUNITY
ROOM
GAME
ROOM
FITNESS
ROOM
RESTROOMS
LEASING/MAIL
/PARCEL
LOBBY
/LOUNGE
BICYCLE
STORAGE
1 BUILDING ENTRANCE
2 GARAGE ENTRANCE
3 COMMUNITY PATIO
4 TRASH
5 COVERED WALKWAY
6 TOT LOT
7 GRILL STATION
SITE PLAN KEY
8 LAWN GAMES
0
kaas wilson architects
50'100'
KNOLLWOOD PARKING RAMPProposed Site Plan
2.2 11/04/22 21048
PROPOSED AMENITIES IN
EXISTING TOWERS & NEW
RAMP
A) New fitness rooms
B) New kids room
C) New community rooms
D) New computer room
E) New laundry rooms on
each floor ( west tower )
F) New outdoor recreation
and amenities
G) Bike Storage
H) New package room
I) Updated security
A
B
E
GH
A
B
C
D
F
UNDEFINED
EXISTING
LAUNDRY
EXISTING
FITNESS
STORAGE
STORAGE
EXISTING
MAINTENANCE
STORAGE
EQUIP.
ELEV
ELEV
EXISTING
STORAGE
EXISTING
OFFICE
STAIR
BR
BREXISTING UNITEXISTING UNITEXISTING UNIT
EXISTING UNITS
NEW
COMMUNITY
ROOM
NEW
LAUNDRY
ROOM
STAIR
EXISTING
OFFICE
NEW MAIL &
PKG
ELEV
ELEV
EQUIP.
EXISTING
MECHEXISTING UNITEXISTING UNITEXISTING UNIT
EXISTING
UNITS
FLOOR PLAN KEY
Amenity
Circulation
Existing
FITNESS
ROOM
MAINTENANCE
ROOM
NEW MAIL NEW MAIL NEW ENTRY
NEW COVERED
WALKWAY
BIKE
STORAGE
kaas wilson architects
KNOLLWOOD PARKING RAMPWest Tower - L1 Floor plan
3.1 11/02/22 21048
3/64" = 1'-0"1 WEST TOWER - L1 EXISTING
3/64" = 1'-0"2 WEST TOWER - L1 PROPOSED PLAN
RAMP
EXIST. EQUIP.
NEW
LAUNDRY
ROOM
kaas wilson architects
KNOLLWOOD PARKING RAMPWest Tower - L2 Floor plan
3.2 11/02/22 21048
3/64" = 1'-0"1 WEST TOWER - L2 PROPOSED
(TYP. LEVEL 2-7)
EQUIP.EQUIP.ELEVELEVEXISTINGMAINTENANCEEXISTINGLAUNDRYEXISTINGMAINTENANCEEXISTINGMAINTENANCEEXISTINGBATHROOMEXISTINGFITNESSEXISTING UNITS
EXISTING UNITS
1,081 ft²NEWCOMMUNITYROOMC106EXISTINGLAUNDRYROOMEXISTINGMAINTENANCE909 ft²NEW FITNESSC103577 ft²NEW 1 BRU102438 ft²NEW KIDSROOMC104565 ft²NEW 1 BRU101398 ft²NEWCOMPUTERROOMC107EXISTINGBATHROOMELEVELEVEXISTING UNITS
EXISTING UNITS
FLOOR PLAN KEYAmenityCirculationExistingLiving Unitkaas wilson architectsEast Tower - L1 Floor plan3.3KNOLLWOOD PARKING RAMP 12/06/22 210483/64" = 1'-0"1EAST TOWER - L1 EXISTING3/64" = 1'-0"2EAST TOWER - L1 PROPOSEDACCESSIBLEENTRY FROMPARKING RAMP
kaas wilson architects
Knollwood AptsCOVER
0.0 1010 Lake Street Northeast, Hopkins, MN 55343 12/14/2022 21048
Knollwood Apts
1010 Lake Street Northeast, Hopkins, MN 55343
12/14/2022
#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 ST REET
BLAKE STREE
T
CONCEPTUAL RENDERING -NORTHEAST (BLAKE RD & LAKE ST)
KNOLLWOOD NORTH
RAMP
KNOLLWOOD EAST
KNOLLWOOD WEST
L A K E S T R E E T
BLAKE STREET
COVER
PROJECT SUMMARY
SITE PHOTOS - SITE CONTEXT
ADJACENT BUILDINGS
RAMP IMAGES
EXISTING SITE PLAN
PROPOSED SITE PLAN
WEST TOWER - L1 FLOOR PLAN
WEST TOWER - L2 FLOOR PLAN
EAST TOWER - L1 FLOOR PLAN
CONCEPTUAL RENDERING
CONCEPTUAL RENDERING
PROJECT DATA
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
BUILDING SECTION
TEMPORARY PARKING
DEVELOPMENT SCHEDULE
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 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 0-1 2 502 ft² 1,003 ft² 1.4%
Unit 0-2 5 597 ft² 2,986 ft² 3.6%
7 3,989 ft² 5.0%
1BR
Unit 1-1 65 747 ft² 48,533 ft² 46.8%
Unit 1-2 5 728 ft² 3,640 ft² 3.6%
Unit 1-3 1 724 ft² 724 ft² 0.7%
Unit 1-4 1 780 ft² 780 ft² 0.7%
Unit 1-5 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 2-0 3 1,222 ft² 3,665 ft² 2.2%
Unit 2-1 1 1,165 ft² 1,165 ft² 0.7%
Unit 2-2 10 6,019 ft² 7.2%
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 2-7 1 1,213 ft² 1,213 ft² 0.7%
44 46,228 ft² 31.7%
3BR
Unit 3-0 10 1,591 ft² 15,913 ft² 7.2%
10 15,913 ft² 7.2%
Grand total 139 125,389 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 16,405 ft²
Level 1 22,347 ft²
Level -1 33,977 ft²
Grand total 199,127 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: 373
Apartment Garage Stalls: 137
Total Stalls: 581 (1.28 STALLS/UNIT)
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
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
EQUIP.EQUIP.ELEVELEVEXISTINGMAINTENANCEEXISTINGLAUNDRYEXISTINGMAINTENANCEEXISTINGMAINTENANCEEXISTINGBATHROOMEXISTINGFITNESSEXISTING UNITS
EXISTING UNITS
1,081 ft²NEWCOMMUNITYROOMC106EXISTINGLAUNDRYROOMEXISTINGMAINTENANCE909 ft²NEW FITNESSC103577 ft²NEW 1 BRU102438 ft²NEW KIDSROOMC104565 ft²NEW 1 BRU101398 ft²NEWCOMPUTERROOMC107EXISTINGBATHROOMELEVELEVEXISTING UNITS
EXISTING UNITS
FLOOR PLAN KEYAmenityCirculationExistingLiving Unitkaas wilson architectsEast Tower - L1 Floor plan3.3KNOLLWOOD PARKING RAMP 12/06/22 210483/64" = 1'-0"1EAST TOWER - L1 EXISTING3/64" = 1'-0"2EAST TOWER - L1 PROPOSEDPHASE 1 DEMO - WEST RAMP(approximately 2 weeks)DEMOWESTRAMPTEMP PARKING
(APPROX. 65 STALLS)EASTRAMPREMAINSACCESSIBLEPARKINGSTALLS128 STALLS15 STALLS 49 STALLS25 STALLS @ CREEKPOINT APTSACCESSIBLEPARKINGSTALLSPHASE 2 DEMO - EAST RAMP(approximately 2 weeks)DEMOEASTRAMPTEMP PARKING(APPROX. 115 STALLS)49 STALLS25 STALLS @ CREEKPOINT APTSNEWRAMPF&FACCESSIBLEPARKINGSTALLSRAMP CONSTRUCTION(approximately 16 weeks)NEWRAMPTEMP PARKING(APPROX. 145 STALLS)49 STALLS25 STALLS @ CREEKPOINT APTSACCESSIBLEPARKINGSTALLSACCESSIBLEPARKINGSTALLSLESS 174 STALLSLESS 267 STALLSLESS 237 STALLS
EQUIP.EQUIP.ELEVELEVEXISTINGMAINTENANCEEXISTINGLAUNDRYEXISTINGMAINTENANCEEXISTINGMAINTENANCEEXISTINGBATHROOMEXISTINGFITNESSEXISTING UNITS
EXISTING UNITS
1,081 ft²NEWCOMMUNITYROOMC106EXISTINGLAUNDRYROOMEXISTINGMAINTENANCE909 ft²NEW FITNESSC103577 ft²NEW 1 BRU102438 ft²NEW KIDSROOMC104565 ft²NEW 1 BRU101398 ft²NEWCOMPUTERROOMC107EXISTINGBATHROOMELEVELEVEXISTING UNITS
EXISTING UNITS
FLOOR PLAN KEYAmenityCirculationExistingLiving Unitkaas wilson architectsEast Tower - L1 Floor plan3.3KNOLLWOOD PARKING RAMP 12/06/22 210483/64" = 1'-0"1EAST TOWER - L1 EXISTING3/64" = 1'-0"2EAST TOWER - L1 PROPOSEDEXISTING WEST RAMP - DEMOLITIONDEVELOPMENT SCHEDULE202220232024CITY COUNCIL MEETING(Non-Binding)PARKING RAMP PERMIT DRAWINGSTARACON SHOP DRAWINGS & PRECAST WORKDEC 13/20FEB 20JUNE 20MAY 01JAN 01FEB 15AUG 15JUNE 01AUG 15SITE WORK + FOOTING & FOUNDATIONEXISTING EAST RAMP - DEMOLITIONSEPT 30TARACON RAMP ERECTIONAUG 15JULY 01PLANNING COMMISSION (Re-submission)CITY COUNCIL MEETING(Re-submission)FEB 07JAN 24MAR 30Permit Exp.Proposed WorkOption 1Existing ramp repairs (Langerman/Vector)Current Permit Expires West RampEast RampOption 2New parking ramp (Taracon)(Frerichs)Proposed improvements (Frerichs)East TowerWest TowerNew Ramp AmenitiesEstimated CostMarch 30th, 2023$ 4,000,000$ 3,000,000$ 7,000,000$ 4,700,000$ 4,900,000 $ 1,000,000$ 700,000$ 660,000$11,960,000
1
Ryan Krzos
From:Eric Anondson <xeoth@icloud.com>
Sent:Tuesday, October 25, 2022 4:15 PM
To:Ryan Krzos
Subject:[EXTERNAL] Feedback for Knollwood North proposal, and 11th Ave proposal
Hello!
I live near to the Blake Road corridor and have sat on community groups to shape its future.
I am tentatively supportive of the Knollwood North apartments however I have two important points of criticism.
I believe this building needs an active entrance on the Blake Road side of the building. It would be an even better change
if there were walk‐out units on either Blake Road or Lake Street.
I understand that with the underground parking causes the proposed building to be high enough above the sidewalk
that retaining walls end up facing the public sidewalk and nearly all of the public sides. This is a disappointment as it
causes the public realm to suffer with faceless barriers.
I would ask for a more neighborly wall that lines the public sidewalk. That might mean built in benches, or it means steps
up to the lowest level units as walk outs, or creative lighting. Creative landscapers could advise, I’m sure. But a wall that
long is a strong negative to the neighbors in the neighborhood.
Eric Anondson
53 Jackson Ave South
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,
1
Ryan Krzos
From:Concerned TENNANT <tennantconcerned320@gmail.com>
Sent:Sunday, November 13, 2022 8:10 PM
To:Ryan Krzos
Subject:[EXTERNAL] Conditions for Tennants at Knollwood Towers West , someone please let
me know Ryan received this. Thank you...
I want to thank the representatives for the Planning commission for attending the community Meeting. Maggie
Sedoff, her courage for speaking about conditions she heard about at the Knollwood buildings, and Abyan Nur,
for being at the community meeting and hearing what people had to say. Andrew Wright seemed to understand
what is happening with the situation. I do not have Maggie, Abyan Nur, Andrew Wrights email address. They
showed concern in the last meeting, thank you, not sure if the rest of the commission felt the same way. Even if
the current management company showed improvement by the next meeting, or by summer, I do not see how in
the next year that could erase the pattern of how they have managed the current properties or treated its
tennants. We also have heard of no action against the property owners, but still sounds like they are moving
forward the the project anyway.
Why are the garages not being attached to a building. It is cold in Minnesota, isn't the point of having a garage
so you can just enter the building from your warm car.
Something was mentioned somewhere about a room being removed from west building, there was a pool in the
building at one time I heard, is the laundry room
or work out room going to be gone during this construction? We once during this management companies time,
lost the use of the laundry room washing machine vending machine for a while, it was a long time ago but at the
time it was hard to believe some of us could not do laundry. One of the hard to believe experiences from them.
By the way since they took over, no soap in the laundry room dispenser, or paper towel, we had that under last
management.
Exercise room: When you tour the building you see what I think was once a very nice work out room put in by
the last owner. A very nice television that stopped
working properly when the new management company came on board. Three exercise machines that seem very
nice and expensive to me for running ect. but they are missing the safety clip that is needed to use...so you see
nice machines but when you go to use you can not. The remote has not worked right on the television since they
took over, and the sanitizer stuff in the room is long gone Someone took all the weights except for two from the
room..ok the building might not be responsible for that but it would be nice to have some weights. They put in
some new dryers a while ago..nasty lint traps..no idea why they chose those types of machines...often if not
always at least one washer is out of order. Even this week when I did laundry. Be nice if when cleaning
building staff or office staff would check daily themselves for broken machines instead of making us call.
A representative from the Architectural firm spoke at the last planning commission meeting, his presentation
was nice, however he clearly has no idea what it is like to live
in the buildings now. I understand he is there to sell the project but does he really understand how much damage
to the residents he is doing by thinking that it will simply change, look at the last few years from Sage/IPG.
Look at the Central Park Manor reviews, it is owned by IPG/Sage and you will see how similar it is to
Knollwood East and West. I just think Sage/IPG is the wrong company to be doing anything in Hopkins....He
sounds like he thinks just replacing a few employees will just change it....think about how many people they say
they had to recently replace and that should tell you something is dramatically wrong......Where is the president
or Lee of Sage/IPG, sounds like he was there
2
at the meeting.
I had an item stolen in the lobby area and heard it is a is a problem in lots of places, however, they could not
make it easier for people to steal packages, East, West, and Central Park Manor all have packages just laying
around, no cabinet, room, closet. The cameras in the elevators, and lobby, I am fairly certain they are not
on..never heard anyone say the office had video of anythng taken, but I hear people talking when they can't find
packages as I walk by.
Last month they put intent to evict notices on many doors. I am certain at least one is not correct and strong
reason to believe many were not correct. Then the office person Bethany was not with the building any more,
she did not last long, and I thought that might never happen again. It was a mess of people in the lobby for a
whole afternoon waiting to talk to the office, Then the week of Nov. 12th, notices again appeared, lots of them
and I know for certain one was not correct and strong reason to believe many again were mistakes...what are
they doing here...I heard it happened also in East building. How can they get away with this...its their way of
doing business, never saw this kind of thing with the last owner.
No one spoke about any from the two properties, some of it put Hopkins on the map for things happening. Fox
news did a report, kind of interesting though they did not say where and how scared some people are who live
in the East and West buildings. No one spoke of the fire in the building, no once spoke of the chirping
smoke/fire alarms that are either failing or have low batteries chirping as of last night on many floors, no one
spoke of the piles of blue pellets in the street and trash on Lake street NE in front of the buildling this week, I
saw a pellet also in the parking lot of the West building. I think they are inhaling that stuff but not really sure
what else it could be used for. No once spoke of the lower level garage stall in the West Building full of junk
and the corresponding apartment balcony full of junk. The management company before this one really checked
everyones balconies every year, as well as a checklist they did so that things were in order and did not get to a
place where it was a problem. Crime in general was not talked about. ....it felt safe to walk the halls and any
time.
I do not believe that proper background checks have been done in recent years. Maybe they have done them and
then just approved them anyway..I guess I can not know for sure..the only way to know if is someone checks
that has the authority to do so. I think that this place changed so dramatically, so quickly, that it seems hard to
believe that proper checks were done. It is possible but it just changed so fast.
At the meeting it was announced that there was someone Named Lee from Sage, or IPG was there (An
Executive from the home office)?. No one seems to really know who owns this place, it is kept pretty gray as to
who really runs it. No phone numbers or address for the home office, Names with no phone or email are on
documents and letters. The office at the building gets the calls in such large numbers they can't possible
respond. Ginkell was fantastic it was rare to have an issue of any kind, and when we did it was taken care of
fast.
The conditions have not improved and we need some help. I think the only thing that will really help is if it is
referred to some higher level for action. This management company had created a situation where the office
managers at the building are in so deep from whatever staff did before them I do not see how they can any time
soon correct what has been done to the residents and the building itself. I do not think there is any way they can
get through all the emails, phone calls, and daily duties with what is going on here...
How can you or anyone possibly think that this company can manage the parking issues to come or any
communication that will be a part of anything based on the behavior of this management company since they
took over.
3
Privacy/Security: I am afraid and am careful in this building not to share my last name and apartment number
with just anyone my building.
When the building puts notices on the doors, for sure the last two times, I saw all the letters not in envelopes.
Your name and unit number are now on display
for everyone to see. You can look at the letters and see how much people are allegedly behind. It is not only
embarrassing when they are incorrect but also now
anyone knows who you are and what unit you live in. SInce the letter is not mailed they can simply take it off
the door..and then you are now not notified..and that is exactly what
someone did with someones letter. They took it off the door, put it in the elevator notice holder. That does not
seem very professional to me, it also is a way to further
create phone calls and eviction letters when the person has no idea that they even owe money. For some it is
thousands of dollars...wow!!! Also, I feel bad for trash company,
it must really awfull having to deal with the slobs that live in the west building and leave the trash room floor
covered with trash. It was not like this before the new company and
the people they filled the building with as tennants moved out.
There has been a water shut off in the last month for example, no email when turned off or back on for at least
one of them. The maintenance turned the cold water off first , so nice and hot to burn the victim in the shower
once they figured out that no cold water was coming back.. Seems they like to turn the water off on Tuesdays or
Wed.,and the last two times it was at almost the exact same time..about 11:05 in the morning. I am going to
guess they forget to send out a notice, the plumber shows up..then now its an emergency shut off. There is wet
carpet on the first floor today, the spot seems to be growing every time I walk by. I expect another water shut
off possibility this week...will they let us know or will it just be an emergency. Wonder how much mold is now
in this place from water problems...if everything else was great then probably would be less unhappy with
them.
Doors are propped open and in the last few days a pebble, or rock, was placed at the side too to keep it from
locking. This has been happening for some time and I saw at least one person in recent times do it myself. I do
not think office staff are checking for security issues, if they are they are not telling us.
We had some security at the building till about 3 or 4 weeks ago, then they disappeared, have not seen any for a
while. They were not great but it was someone at least to be there for the people coming in drunk or high, or
just people who do not know how to behave. People enter in the unsecured door to the garbage room that I have
seen left wide open. The office is aware of the completely unsecure nature of this entrance and has done nothing
yet. The trash company currently enters a
the east building with a key and I am sure they would agree to enter the West with a key if given one to
a unlock a simple lock. With no security here at night,
Already there have been reports from other residents of violent activity in the lobby. I hear noise from lobby
area apartments already, and it will not be long till everyone knows no security is coming around.
In the last week I have heard neighbors fighting, making noise against walls, starting to to hear more of this
again, I expect with no security, more noise with the residents they have rented to. I can hear loud music
coming from another unit and can't help but wonder if law enforcement has visited this building more for noise
complaints in the last week or two.
We had a billing utilities mess in the last few months, and the building really did nothing, no apologies, or
assistance of any kind.
I question the fairness of the billing since they do not give us any information on the master bill and how its
broken down. No way to conserve or control the bill since really someone can just run heat and water all they
want and we all pay. There is a running toilet in one of the bathrooms on the main floor. You can hear it really
4
running, 24hours a day..wasting water...who pays for that? If they just disclosed the billing formula and it was
fair maybe I would just accept it.
Paint peeling on outside of the building, endless leaks it seems, chords dangling down the side of the
building..not sure what they are from.
Smoke free building, that smells like weed and smoke alot as you walk the halls. Rent increase anyway of
course. Fire doors that are unbelievably loud when people take the stairs..must be annoying if you live at the
end of a hall.
Thank you for your service, I have more I could tell you about but I think you should understand what is going
on here. I can
only hope some residents will show up at your next meeting or let you know what is going on here. I certainly
do not expect the building to make us
aware of the next meeting, I hear talk of tennants moving out or looking for another place due to the current
situation at the the buildings, sad, because
Hopkins has been a nice place to live till Sage/IPG took over.
ZONING REVIEW: KNOLLWOOD TOWERS NORTH INFILL DEVELOPMENT
Review Date: December 20, 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. The proposal also includes 365-stall structured parking building
within internal amenities, and interior modifications to existing buildings.
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 one proposed.
? 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