VII.1. Review of Concept Plan for Lot 800 (102 10th Ave. N.); Krzos
Memorandum
To: Honorable Mayor and Council Members
Mike Mornson, City Manager
From: Ryan Krzos, City Planner
Date: August 4, 2025
Subject: Review of Concept Plan for Lot 800 (102 10th Ave N)
_____________________________________________________________________
PURPOSE
Kaleidoscope - Brighter Living LLC requests concept plan review for a proposed
townhome development at Lot 800 (102 10th Ave N). The concept proposes four
buildings containing 14 for-sale row home units. Additionally, one accessory building
with 14 covered parking stalls (14 additional surface stalls on a proposed driveway).
The City Council is asked to review the concept plan and provide initial comments prior
to a formal land use application. The Council may discuss the overall architectural
design, orientation of entrances/building elements, and comment on the potential
application of the Planned Unit Development form of approval. Recommendations and
opinions expressed by the Council as part of a concept plan review are for guidance
only and are not to be considered binding.
INFORMATION
Concept Overview
Address: 102 - 10th Avenue North
Applicant/Owner: Kaleidoscope - Brighter Living LLC, Applicant /
Hopkins HRA, Property Owner
BASE ZONE: RX-N EXISTING USE: Surface Parking Lot
BUILDING TYPES
ALLOWED:
General Building,
Row Building,
Commercial House
PROPOSED USE: Household Living, 1
unit (x14)
BUILDING TYPE
SELECTED: Row Building IS USE PERMITTED/
CONDITIONAL?: Permitted
SITE AREA: 0.696 ac
(30,328 sf) DENSITY: 20 units/ac
BUILDING SIZE: Four 2.5-story Row
Home buildings
COMPREHENSIVE
PLAN DESIGNATION:
Downtown Center
(20-100 units/ac)
Planning & Development
Background Timeline
Oct 2024 Request for Proposals (RFP) Issued
• For development sites:
o 501 Mainstreet, 525 Mainstreet and 15 - 6th Avenue North
o 102 - 10th Avenue North (Lot 800)
• Based on developer interest and a desire to put HRA-owned land into
productive use
Dec 2024 Proposals were accepted through December 20, 2024.
• Three proposals were received for the 102 10th Avenue North properties.
Jan 2025
Feb 2025
Reviewed by the City Council
• Closed-door meeting on January 14, 2025.
• Based on City feedback, the developer adjusted the site plan to add
additional parking,
• Again discussed at a February 4, 2025 closed-door City Council meeting.
The City Council elected to continue discussions and take next steps with the
developer through a Preliminary Development Agreement.
• Kaleidoscope was identified as the preferred developer based on the
overall design, ownership model and sustainable elements as major
deciding factors.
Jun 2025 Preliminary Development Agreement Approved by City Council on June 3, 2025
The developer hosted a neighborhood meeting on July 7, 2025, at the Hopkins
Center for the Arts.
• A copy of the meeting notes is included as an attachment.
Planning & Zoning Commission reviewed the concept plan at their June 22, 205
meeting.
Aug 2025
City Council Concept Plan Review
Later in
2025
The project proforma will be reviewed by the City’s financial advisor and
environmental site assessments will be updated.
Staff and the City Attorney will negotiate the terms of a Purchase and
Development Agreement which will be brought to the HRA and City Council for
approval.
Anticipated land use approval submittal.
The procedure includes a public hearing and a recommendation by the Planning
& Zoning Commission for land use approvals.
City Council makes the final decision on the application.
2026 or
Later
If approved, construction would start
Development Policy Consistency
Development Code (Zoning)
A summary of applicable zoning requirements and a cursory evaluation against
determinable elements of the proposal is included here. The developer should
note the identified requirements and seek to address any deficiencies where
feasible.
Any remaining zoning code discrepancies may be addressed through the
Planned Unit Development process. In the Planned Unit Development process
the City expects to receive public benefits that meet or exceed flexibility granted
from the typical standards.
The developer is expected to detail how the flexibility offered by the Planned Unit
Development is offset with a higher quality design and/or meeting other City
goals. Items typically considered when evaluating the use of a Planned Unit
Development could include, but is not limited to:
• Public art
• Natural resource protection and storm water management
• Enhanced pedestrian and bicycle facilities
• Enhanced sustainability or livability elements
• Energy conservation and renewable energy
• Enhanced streetscape elements
• Enhanced transit facilities
• Enhanced landscaping and buffering
• Native and/or salt-tolerant plantings
• Other suggestions from Planning & Zoning Commissioners
Comprehensive Plan
A detailed list of the applicable goals and policies of the Comprehensive Plan
addressed by the concept is available here. In general, the concept is responsive
to the plan’s vision as it relates to compact urban development in downtown
Hopkins; encouragement of transit, biking and walking; building sustainability and
energy efficiency; and options in housing.
Inclusionary Housing Policy
As a for-sale product, the project would not be subject to the Inclusionary
Housing Policy.
Sustainable Building Policy
Since the proposal does not include 20 or more units, the sustainable building
policy does not apply.
Planning and Zoning Commission Review
The Planning and Zoning Commission reviewed the concept plan at their July 22, 2025
meeting. The Commission expressed general support for the development concept and
appreciation for the sustainability focus. The Commission encouraged the developer to
consider comments from the community as they work to refine the plans. Additionally,
Commissioners members expressed support for exploring a potential modification that
would rearrange the 14 units resulting in some on top of the garage structure.
Commissioners offered questions regarding the price points and challenges in providing
solar in the current environment.
Public Comments
During the Planning and Zoning Commission’s review of the concept plan at their July
22, 2025 meeting, members of the public spoke about the proposal. In general, the
comments were regarding the fit of the architectural design and proposed setbacks,
concerns about the loss of parking during snow emergencies, and preference for the
ownership model. Community members asked questions regarding the City’s sale of the
property, and how the proposal is responsive to the Comprehensive Plan. Additionally,
a copy of a written comment on the concept from a community member is attached.
Staff Comments
Staff distributed the concept plans for review and comment to other City departments,
including Engineering, Public Works, Building Inspections, Fire, and Police. Below is a
list of comments the developer should consider in moving forward with developing plans
for the formal land use approval process.
• A utility capacity study is needed to verify the development can be served by
existing water and sewer infrastructure.
• A survey of existing trees on the site is required, which is to include identification
of significant and contributing trees.
• Identify a plan for servicing of refuse and recycling containers.
• Consult with Nine Mile Creek Watershed District for stormwater treatment
requirements and permitting.
NEXT STEPS
The HRA and City Council will consider a Purchase and Development Agreement for
approval. With the agreement in place, the developer is able to subsequently work
towards a formal land use application.
12.20.24
1
2
3
4
5
6
7
8
KEY
Corner Row Home (8 total)
with ADU Basement Option
Middle Row Home (6 total)
20’ Rear Yard Setback at alley with
14 outdoor stalls (in front of garage stalls)
plus 8 outdoor guest and/or ADU stalls
Garage with 14 EV stalls, covered tool share
(middle), picnic shelters (north and south),
and semipublic promenade (east)
5’ Front Yard Setback at 1st St. N. to the
south and 10th Ave. N. to the east
with native plants and trees
12’ Side Yard Setback at Lake Minnetonka
Regional Trail with native plants and trees
Semipublic Green Plaza with emergency
vehicle access (center) and rainwater /
pollinator gardens (between Row Homes)
and Private yards / gardens at Row Homes
Public Pocket Park / playground
Preliminary Site Plan: 14 Neighborly Row Homes + Green Spaces
Flexibility for up to 8 Accessory Dwelling Units (ADUs)
N
3
4
121
5
6
7
7
8
121
121
12122
3
3
5
7
5
1 1 1 1
Aerial Diagram from 10th Ave. N. looking west
Aerial Diagram from Alley looking east
8
1 1 1
1
3 3 3
4
8
5
7 7 7
5
3
4 4
5
3
12.20.24
Preliminary Site Plan: 14 Neighborly Row Homes + Green Spaces
Flexibility for up to 8 Accessory Dwelling Units (ADUs)
N
1
2
3
4
5
6
7
8
KEY
Corner Row Home (8 total)
with ADU Basement Option
Middle Row Home (6 total)
20’ Rear Yard Setback at alley with
14 outdoor stalls (in front of garage stalls)
plus 8 outdoor guest and/or ADU stalls
Garage with 14 EV stalls, covered tool share
(middle), picnic shelters (north and south),
and semipublic promenade (east)
5’ Front Yard Setback at 1st St. N. to the
south and 10th Ave. N. to the east
with native plants and trees
12’ Side Yard Setback at Lake Minnetonka
Regional Trail with native plants and trees
Semipublic Green Plaza with emergency
vehicle access (center) and rainwater /
pollinator gardens (between Row Homes)
and Private yards / gardens at Row Homes
Public Pocket Park / playground
3 4
121
121
12
1
22
121
5 5
6
7
7
7
8
12.20.24
0
1
2
3
4
5
6
7
8
KEY
10th Ave N. (Right of Way above)
Party wall
Mechanical below stair
Egress Window Well
ADU Option
Bath / Laundry
Sleeping / Study
Kitchen / Dining / Living
Open Plan Option
Recreation / Storage
throughout with future bedroom (up to 2)
Future Bathroom (Roughed-in Plumbed)
Middle Row Home
Open Plan Option
N Corner Row Home (Mirrored at West)
ADU Option (Corner Row Homes)
Preliminary Basement Plans: Flexibility for storage, recreation,
additional bedrooms, or an Accessory Dwelling Unit (ADU)
1 6
5
4
22
7
7
8
3
3
3
3
0
12.20.24
Preliminary Ground Floor Plans: Familial functionality
focused on connecting to the greater community and outdoors
0
1
2
3
4
5
6
KEY
10th Ave N. (Right of Way)
Party wall
Entry with closet / gear storage
Patio (ADA accessible)
with sliding glass doors
Rainwater collection at landscaping
Future Elevator (dashed)
Roughed in framing for a Limited
Use / Limited Access (LULA) lift
ADU Option*
Private Entry (wall dashed)
*Should this option not be desired the plan can be mirrored
(about the party wall) to place kitchen, dining, and living along
the exterior wall, thus affording additional fenestration for the
home.
1
1
Middle Row Home
(Similar to Corner)
N Corner Row Home (Mirrored at West)
ADU Option (Corner Row Homes)
2
2
3
3
4
4
6
5
0
12.20.24
Preliminary Second Floor Plans:
Flexibility for a changing family
0
1
2
3
KEY
10th Ave N. (Right of Way below)
Party wall
Laundry + Nursery or Office Option
Future Elevator (dashed)
Roughed in framing for a Limited
Use / Limited Access (LULA) lift
1
Middle Row Home
(Similar to Corner)
N Corner Row Home (Mirrored at West)
2
3
0
12.20.24
Preliminary Half Story Floor Plans:
Flexibility for a changing family
0
1
2
KEY
10th Ave N. (Right of Way below)
Party wall
Bedroom Suite + Nursery or Office
1
Middle Row Home
(Similar to Corner)
N Corner Row Home (Mirrored at West)
2
0
12.20.24
Conceptual Renderings: Neighborly Row Homes + Greenspace
●Bryan insert key (copy and paste
format from site plan), but adjust
text to highlight the building
components
●E..g. photovoltaic panels,
seamlessly blend into the black
roof
●Add corresponding numbers to the
rendering
East Elevation at 10th Ave. N.
12.20.24
●Bryan insert key (copy and paste
format from site plan), but adjust
text to highlight the building
components
●E..g. photovoltaic panels,
seamlessly blend into the black
roof
●Add corresponding numbers to the
rendering
South Elevation at 1st St. N.
12.20.24
●Bryan insert key (copy and paste
format from site plan), but adjust
text to highlight the building
components
●E..g. photovoltaic panels,
seamlessly blend into the black
roof
●Add corresponding numbers to the
rendering
12.20.24
Intersection at 1st St. N. and 10th Ave. N.
Jul 7, 2025 | Hopkins Community Outreach (Jaycees Studio)
Attendees: Jay Rajaratnam adam jonas
Notes
Below are questions that were asked during the presentation:
• Questions:
o Question about size of housing
o Interest in layout (floors)
o Phase of different stages of buildout of each home
o Owner occupied
o “Not crazy about renters”
o HOA
▪ Owners not convert to rentals
o If this is our first project
o Pricing of each unit
o New road recently, will the road have to be torn up?
o Universal design - at least a couple of units with main floor bedroom
o “Tandem parking is going to be difficult” - due to turning radius
o Southern street is very busy
o Will need fencing
o Are we buying the property from the city?
o The proposal is a dramatic change from the historic look of Hopkins. “Colorful
tool shed”
o Will windows be looking into to each other’s units
o Will we plant trees
o When will “the numbers” become more solid?
o Can buyers change the layout?
o Is 14 units a hard number?
o Is 14 units the maximum we can build, “heard about a 20 unit”
o Where do you keep the bicycles
o Will there be storage space above the garage?
o Empty nesters will have “stuff” to store
o What do you think in terms of timing?
o Are we working with a local property management company?
o Will there be enough members on the HOA board?
o Will you have gas appliances?
o How many solar panels? Would there be x number of panels per each unit?
o This is taking away a parking lot. We need parking. Before we take this parking
away I want the city to have a comprehensive plan for what the future of parking
is.
o Look at how Ovation solved some of their issues.
o What is the next step? Planning commission, City council in August, Enter into
purchase agreement