VII.2. Approval of Request for Proposals (RFP) for City-Owned Property; Elverum
CITY OF HOPKINS
City Council Report 2024-130
To: Honorable Mayor and Council Members
Mike Mornson, City Manager
From: Kersten Elverum, Director of Planning & Development
Date: October 15, 2024
Subject: Request for Proposals (RFP) for City-Owned Property
_____________________________________________________________________
RECOMMENDED ACTION
MOTION TO approve the Request for Proposals (RFP) for 102 10th Avenue North, 501
Mainstreet, 525 Mainstreet and 15 6th Avenue North.
With this motion, the RFP will be advertised on the City’s website and shared with
developers.
OVERVIEW
The City of Hopkins/Hopkins HRA owns property that is currently being underutilized
which includes the following:
102 10th Avenue North, 501 Mainstreet, 525 Mainstreet and 15 6th Avenue North
Recently, there has been interest shown in these sites from residential developers and
developing the sites is in conformance with the goals of growing the City’s tax base,
providing a mix of housing options, supporting transit investment, and better utilization
of land. The opportunity sites were discussed at the September 18, 2024, City Council
meeting and the City Council supported the exploration of development proposals
without a specific development vision. Proposers would be expected to meet the
Inclusionary Housing Policy, if applicable, and encouraged to address sustainability.
The intent of issuing an RFP is to explore the current options for development that exist
in the private sector and determine if there is an opportunity that has greater community
benefits than its current use. If approved, the RFP will be open until December 20,
2024. Proposals received by this date will be brought back to the Hopkins City Council
for further consideration. The City/HRA is not obligated to sell the property to any of the
responders to the RFP.
SUPPORTING INFORMATION
• Request for Proposals document
Planning & Economic
Development
Request for Development Proposals
Issued by the City of Hopkins/Hopkins Housing
& Redevelopment Authority
for
102 10th Avenue North
501 Mainstreet
525 Mainstreet
15 6th Avenue North
Estimated RFP Schedule
Request for Proposals Issued October 16, 2024
Proposal Deadline December 20, 2024
Proposal Review January 14, 2025
Proposer Interviews TBD
Developer Selected TBD
The City of Hopkins reserves the right to extend, modify or terminate the above schedule
and/or process.
PROPOSAL INFORMATION
Complete proposals are due by 4:00pm central time on December 20, 2024.
Send proposals to Kersten Elverum, Director of Planning & Development at
kelverum@hopkinsmn.com
Questions regarding this RFP should be directed to:
Kersten Elverum Ryan Krzos
Director of Planning & Development City Planner
952-548-6340 952-548-6342
kelverum@hopkinsmn.com rkrzos@hopkinsmn.com
OPPORTUNITY STATEMENT
The City of Hopkins/Hopkins Housing and Redevelopment Authority (HRA) is soliciting proposals
for development on City-owned sites including the following:
102 10th Avenue North (Lot #800)
501 Mainstreet
525 Mainstreet
15 6th Avenue North
Developers may submit a proposal for one site or multiple sites. Each opportunity is described
below.
102 10th Avenue North (Lot #800)
Today, this property serves as a free parking lot for transit riders on Metro Transit and to
support parking for Hopkins’ downtown. It is underutilized for this purpose and the City is
interested in maximizing its use and value by facilitating private development on the site.
DEVELOPMENT VISION
The Hopkins HRA seeks an experienced and qualified developer to construct a new
development on a rare infill site adjacent to Hopkins historic downtown.
The Hopkins HRA seeks proposals for development that would support the following City goals:
• Grow the tax base
• Provide employment and/or housing opportunities
• Support the economy of Downtown Hopkins
• Support ridership on the Metro Green Line Extension
• Create a welcoming gateway to Downtown Hopkins from the Lake Minnetonka LRT
Regional Trail
• Provide appropriate transition from the historic downtown to the Avenues
neighborhood
Ideally a successful team will meet the following design goals:
• Support numerous multi-modal opportunities including biking, walking, electric vehicles,
transit and car sharing
• Include attractive architecture that compliments the surrounding neighborhood and if a
commercial use, establishes the design aesthetic for future commercial uses in the area
• Incorporate many sustainable elements into the building and site design
• Reduce vehicular access points into the site
SITE AND BACKGROUND INFORMATION
Property Description
Lot #800 is located at the northwest corner of the intersection of 10th Avenue North and 1st
Street North in Hopkins. The north property line is adjacent to the Lake Minnetonka LRT
Regional Trail. Surrounding uses include single family homes on the north and west, and one-
story commercial uses on the south and east. Today the site consists mostly of bituminous
pavement with a small grass and tree-covered area on the north end where it abuts the Lake
Minnetonka LRT Regional Trail.
The property consists of three parcels totaling 0.69 acres or 30,328 square feet and is owned by
the City of Hopkins. The Hennepin County Property Identification (PID) Numbers for the three
parcels are:
• 2411722310095
• 2411722310094
• 2411722310002
The site is located on the northern edge of Hopkins historic downtown, known for its
interesting mix of locally-owned businesses and restaurants. Downtown Hopkins features a
wide variety of amenities including a seasonal farmer’s market, outdoor concerts, the Hopkins
Center for the Arts, Hennepin County Library, Driskill’s grocery store, Hance Hardware, Center
Drug, and numerous restaurants and bars, making downtown one of most walkable and
convenient places to live and work in the metro area.
Access, Connections & Transportation
Access
In an effort to improve the pedestrian and bike experience in and near the site, proposers
should plan to eliminate vehicle access off of 1st Street North. The west alley can be used as a
secondary access to the site.
10th Avenue is scheduled for reconstruction in 2025 with full street, sidewalk, and utility
replacement. Currently 10th Avenue is 36’ wide, it will be reconstructed to 28’ wide.
Sidewalks
Currently sidewalk exists on the south and east side of the property and must be replaced as
part of development of the site. The existing sidewalks will be replaced with the proposed
street reconstruction project.
Regional Trail
The site is adjacent to the Lake Minnetonka LRT Regional Trail, a popular recreational and
commuter trail that hosts an estimated 640,000 annual visits. Traveling northwest, trail users
travel through Minnetonka, Excelsior and Victoria. To the southeast, this multi-use regional
trail connects trail users to a separated bikeway on the Artery at 8th Avenue, which connects to
the Minnesota River Bluffs LRT Regional Trail going west and the Cedar Lake LRT Regional Trail
to the east.
METRO Green Line Extension
The Downtown Hopkins LRT Station on the METRO Green Line is located within a 10-minute
walk from the site. Enhanced connections via the Artery make the walk easy and enjoyable.
The METRO Green Line Extension is a 14.5 mile extension of the METRO Green Line from
Minneapolis to Eden Prairie. METRO Green Line Extension will provide a one-seat ride to
downtown Minneapolis, the University of Minnesota, the State Capital and downtown St. Paul
to the east, as well as major employment centers including the Opus Business Park, the United
Health Optum campus and the Golden Triangle to the west. When completed, the Extension
will be part of an integrated system of transit ways, including connections to the METRO Blue
Line, which includes the MSP Airport and Mall of America, the proposed METRO Blue Line
Extension, Northstar Commuter Rail Line and many major bus routes.
It is anticipated that the METRO Green Line Extension will be operational in 2027.
Bus Transit
The site is conveniently located within 2 blocks of bus stops for Metro Transit routes 612 and
615. Route 612 travels between the Uptown Transit Center in Minneapolis, through St. Louis
Park and Hopkins to the Opus Business Park in Minnetonka. Route 615 travels from the
Excelsior & Grand development in St. Louis Park, through Hopkins, to Ridgedale Mall in
Minnetonka.
LAND USE
Comprehensive Plan
The site was identified as a possible redevelopment area in the 2040 Comprehensive Plan and
guided as Downtown Center with a density of 20-100 dwelling units/acre. The Downtown
Center future land use category calls for moderate density mixed use development designed to
complement and enhance the existing development pattern and support the public investment
in transit. Generally, the Downtown Center future land use category recommends
development to be a mix of 25% commercial and 75% residential although different mix
percentages will be considered.
Zoning
The subject property is currently zoned RX-N, Residential Office Mix zoning. The RX-N zone is
intended for locations along corridors and neighborhood edges where residential, office and
limited commercial uses can mix comfortably in a walkable environment. Hopkins’ Zoning
regulations are organized around building types. The general building type (i.e. a small
apartment building) or row buildings are preferred. General zoning standards are summarized
in the table below.
RX-N Development Standards
Category Standard
General Building Row Building (2 units min 6
units max per building,
multiple buildings allowed)
Height 1 story min., 2.5 stories
max.
2 stories min., 2.5 max.
Front Setback 5 ft. min. 25 ft. max 5 ft.
Side Setback 5 ft. 12 ft.
Rear Setback 20 ft. 20 ft.
Hard Surface Coverage 60% 65%
Vehicle and Bicycle Parking • Surface parking required behind building and
enclosed parking is preferred
• Office - 1/400 square feet
• Residential –
o 1/studio or 1 bedroom units
o 2/2+ bedroom units
• Reduced parking standards may be considered for
affordable housing
• Bicycle Parking
o Residential – 1.1/unit
o Office – 1/4,000 square feet
Environmental
A Phase I Environmental Site Assessment (ESA) was prepared for the property in August 2019.
The site was previously developed as single family homes, which were demolished in the mid-
1970’s. The site was paved for parking by 1984. The Phase I ESA revealed no evidence of
recognized environmental conditions, historical recognized environmental conditions or
controlled recognized conditions in connection with the property.
Storm Water Management
Development must meet the storm water management requirements of the City and the Nine
Mile Creek Watershed District, the regulatory agency for storm water and erosion control
permitting.
Utility Connections
An existing 8” sanitary sewer main and 6” watermain are located within 10th Avenue North.
Storm sewer is located to the north and west of the site. 10th Avenue North is in the 5-year
capital improvement plan for reconstruction and utility mainline replacements are planned.
Sanitary sewer will remain at 8”, and the watermain will be upgraded to 8”. Additional capacity
upgrades are possible at that time.
An existing 54” storm sewer trunk line is located in the alley to the west. An existing 12”
stormsewer line is located in parcel 2411722310002. An easement for this stormsewer must be
granted to the City of Hopkins if this parcel is included in the proposal.
No upgrades to the storm sewer system are planned as part of the street reconstruction.
501 & 525 Mainstreet - 15 6th Avenue North
Today these parcels are vacant but were once home to gas stations (501 & 525 Mainstreet),
used car sales (525 Mainstreet) and a single family house (15 6th Avenue North). These are
individual parcels and are not contiguous. Developers can submit a proposal for one or more of
the lots.
DEVELOPMENT VISION
The Hopkins HRA seeks an experienced and qualified developer to construct a compact
development on these rare infill sites on Hopkins’ historic Mainstreet.
The Hopkins HRA seeks proposals for development that would support the following City goals:
• Grow the tax base
• Provide employment and/or housing opportunities, including affordable housing as
defined by the City of Hopkins Inclusionary Housing Policy (if applicable).
• Support the economy of Downtown Hopkins
Ideally a successful team will meet the following design goals:
• Support numerous multi-modal opportunities including biking, walking, electric vehicles,
transit and car sharing
• Include attractive architecture that compliments the surrounding neighborhood and if a
commercial use, establishes the design aesthetic for future commercial uses in the area
• Incorporate many sustainable elements into the building and site design
SITE AND BACKGROUND INFORMATION
Property Description
The properties are located on the northwest block of 5th Avenue North and Mainstreet in
Hopkins. The surrounding uses include a mix of commercial and housing, with building heights
varying from one to four stories. Today the sites are undeveloped and maintained as open,
grassy areas.
There are three non-contiguous parcels identified by Hennepin County by the following PIDs:
• 2411722420009 (501 Mainstreet) 0.4 acres
• 2411722420166 (525 Mainstreet) 0.3 acres
• 2411722420017 (15 6th Ave N) 0.21 acres
The sites are located on eastern edge of Hopkins historic downtown, known for its interesting
mix of locally-owned businesses and restaurants. Downtown Hopkins features a wide variety of
amenities including a seasonal farmer’s market, outdoor concerts, the Hopkins Center for the
Arts, Hennepin County Library, Driskill’s grocery store, Hance Hardware, Center Drug, and
numerous restaurants and bars, making downtown one of most walkable and convenient
places to live and work in the metro area.
501 Mainstreet
525 Mainstreet
15 6th Avenue North
Access, Connections & Transportation
Access
In an effort to improve the pedestrian and bike experience in and near the site, proposers
should plan for one vehicle access off the north/south streets and not off Mainstreet.
Sidewalks
Currently sidewalk exists on the front (Mainstreet) and the side streets and must be replaced as
part of development of the site.
METRO Green Line Extension
The Downtown Hopkins LRT Station on the METRO Green Line is located within a 10-minute
walk from the site. Enhanced connections via the Artery make the walk easy and enjoyable.
The METRO Green Line Extension is a 14.5 mile extension of the METRO Green Line from
Minneapolis to Eden Prairie. METRO Green Line Extension will provide a one-seat ride to
downtown Minneapolis, the University of Minnesota, the State Capital and downtown St. Paul
to the east, as well as major employment centers including the Opus Business Park, the United
Health Optum campus and the Golden Triangle to the west. When completed, the Extension
will be part of an integrated system of transit ways, including connections to the METRO Blue
Line, which includes the MSP Airport and Mall of America, the proposed METRO Blue Line
Extension, Northstar Commuter Rail Line and many major bus routes.
It is anticipated that the METRO Green Line Extension will be operational in 2027.
Bus Transit
The site is conveniently located on the Metro Transit routes 612 and 615. Route 612 travels
between the Uptown Transit Center in Minneapolis, through St. Louis Park and Hopkins to the
Opus Business Park in Minnetonka. Route 615 travels from the Excelsior & Grand development
in St. Louis Park, through Hopkins, to Ridgedale Mall in Minnetonka.
LAND USE
Comprehensive Plan
The site was identified as a possible redevelopment area in the 2040 Comprehensive Plan and
guided as Downtown Center with a density of 20-100 dwelling units/acre. The Downtown
Center future land use category calls for moderate density mixed use development designed to
complement and enhance the existing development pattern and support the public investment
in transit. Generally, the Downtown Center future land use category recommends
development to be a mix of 25% commercial and 75% residential although different mix
percentages will be considered.
Zoning
The subject properties are currently zoned RX-D, Residential-Office Mix Downtown Center. The
RX-D zone is intended for use in the downtown center in support of Mainstreet, where
residential, office, and limited commercial uses can mix comfortably in a walkable environment.
Hopkins’ Zoning regulations are organized around building types. The general building type (i.e.
a small apartment building, mixed use building, or commercial building) or row buildings are
preferred. General development standards are summarized in the table below.
RX-D Development Standards
Category Standard
General Building Row Building (3 units min 8
units max per building,
multiple buildings allowed)
Height 1 story min., 4 stories max. 2 stories min., 3 stories max.
Front Setback 7.5 ft min., 15 ft max. 7.5 ft min., 15 ft max.
Side Setback 5 ft min. 12 ft. min.
Rear Setback 0 ft min abutting an alley;
20 ft with no alley
20 ft min.
Hard Surface Coverage 70% max. 70% max.
Vehicle and Bicycle Parking • Surface parking required behind building and
enclosed parking is preferred
• No commercial requirements
• Residential –
o 1/studio or 1 bedroom units
o 2/2+ bedroom units
• Reduced parking standards may be considered for
affordable housing
• Bicycle Parking
o Residential – 1.1/unit
o Office – 1/4,000 square feet
Environmental
A Phase I environmental site assessment (ESA) was conducted in 2005, and a Phase II ESA and Phase II
ESA Addendum were conducted in 2007. Additional Environmental Investigation Reports for the
properties were completed in 2009. An additional Phase I ESA was completed for the parcels in 2013.
525 Mainstreet was a former car repair lot and gas station. There was a leaking
underground/aboveground storage tank (LUAST) that was closed in 2017 (LEAK #19626). The closed
status indicates that the MPCA required no additional investigation or cleanup of the petroleum
contamination at the Site at the time of closure. However, If land use activities change, including
property transfer, redevelopment, or excavation activities of the Site are planned, the historical
recognized environmental condition of the “closed” release would then be considered a recognized
environmental condition for the Site.
501 Mainstreet was a former gas station, built in the 1940s. The City had building demolished and
removed two underground hydraulic hoists, one underground oil water separator tank, and six gasoline
dispensers in 2014. No sign of contamination or a release was observed during the removal of the
hydraulic hoists, oil water separator tank, or dispensers. There was a leaking underground/aboveground
storage tank (LUAST) that was closed in 2014 (LEAK #19153). The closed status indicates that the MPCA
required no additional investigation or cleanup of the petroleum contamination at the Site at the time of
closure. However, If land use activities change, including property transfer, redevelopment, or
excavation activities of the Site are planned, the historical recognized environmental condition of the
“closed” release would then be considered a recognized environmental condition for the Site.
15 6th Ave N. was vacant until a single-family home was constructed in the 1940s. The home was
demolished in 2014. The Phase I ESA revealed no evidence of remaining recognized environmental
conditions, historical recognized environmental conditions or controlled recognized conditions in
connection with the property.
Storm Water Management
Development must meet the storm water management requirements of the City and the Nine
Mile Creek Watershed District, the regulatory agency for storm water and erosion control
permitting.
Utility Connections
An existing 8” sanitary sewer main and 6” watermain are located within 6th Avenue North and
5th Avenue North. A 10” sanitary sewer main and 12” watermain are located within Mainstreet.
No upgrades or replacements are planned at this time. Utility connections into Mainstreet are
not desired.
A 54” stormsewer trunk main is located within 6th Avenue North. A 15” stormsewer main in
located in Mainstreet. Multiple inlet leads are adjacent to the 501 and 525 sites. No capacity
upgrades or utility mainline replacements are scheduled at this time.
-
CITY POLICIES FOR DEVELOPMENT
Affordability
The City is interested in creating more affordable housing opportunities within the City and
increasing owner-occupied housing choices. Proposals for housing that include affordable
ownership opportunities are strongly desired.
Public Assistance
The City of Hopkins intends to receive fair market value for the properties and not provide a
subsidy for development unless the project demonstrates clear, significant community benefits.
Sustainability
The selected development should incorporate many sustainable elements so that it serves as a
model for future development, with a focus on alternative and/or reduced energy use. Electric
vehicle charging stations are expected. Building certification through Energy Star or similar
program is desired.
Planned Unit Development
The development proposal may seek a rezoning to a Planned Unit Development (PUD) to allow
for greater flexibility in meeting the zoning requirements. The RFP proposal should indicate if
the developer will be seeking zoning relief through a PUD and if so, what the developer is
willing to offer in exchange for flexibility.
RFP SUBMISSION AND SELECTION PROCESS
Proposal Content
Proposal responses should clearly and accurately demonstrate the capabilities, knowledge,
experience and capacity of the development team to meet the requirements of the RFP and
proposed project.
Respondents must submit one digital file of their proposal containing the following
information:
• A cover page including the following information:
o Developer/team’s name and mailing address
o Name, mailing address, telephone number and email address of the primary
contact person
o Signature of authorized representative of responding developer or team
o Address of the property(s) included in the proposal
• Letter of Intent to purchase the property including the offered amount.
• Identification and qualifications of the development team including architect,
engineering firm and contractor (if known). Please indicate any women or minority-
owned companies involved with the project and the percent of the overall budget their
work represents.
• List of two or more development projects of similar nature or scale.
• Brief narrative that describes the proposed project and how it meets or exceeds the
City’s vision and development objectives.
• Preliminary Site Plan
• Conceptual building elevations and renderings to illustrate the proposed project
• List of project components, stories, square footages, and building materials. If
proposing a residential development, include the unit mix, number of affordable units
available at 30, 50, 60 & 80% AMI.
• Estimated project construction cost
• Project’s estimated economic benefits including total market value of development,
BIPOC hiring plans, and overall employment potential
• Project’s community benefits resulting from the project such as affordability,
connections and support of surrounding uses, advancement of racial equity and
inclusion, public spaces and amenities, landscaping and public art
• List of environmentally-sustainable elements incorporated into the project
• Projected timeline for land use approvals, purchase of site and construction of project
• Developer’s current legal status: corporation, partnership, sole proprietor, etc. and
supporting evidence of financial ability to complete project
• Description of how the development team will interact with the community to assure
the project addresses their needs and concerns
• Any other information that is critical to the City’s ability to evaluate the proposal