Planning and Zoning Commission

HOPKINS PLANNING & ZONING COMMISSION SPECIAL MEETING AGENDA Wednesday, October 14, 2020 6:30 pm THIS AGENDA IS SUBJECT TO CHANGE UNTIL THE START OF THE PLANNING & ZONING COMMISSION MEETING I. CALL TO ORDER II. ADOPT AGENDA III. NEW BUSINESS 1. Blake Road Station EAW IV. ANNOUNCEMENTS V. ADJOURN DUE TO THE COVID-19 HEALTH PANDEMIC, THE PLANNING & ZONING COMMISSION’S REGULAR MEETING PLACE IS NOT AVAILABLE TO THE PUBLIC. MEMBERS OF THE PUBLIC WHO DESIRE TO MONITOR THE MEETING REMOTELY OR GIVE INPUT OR TESTIMONY DURING THE MEETING CAN FIND INSTRUCTIONS AT www.hopkinsmn.com/virtualmeetings OR BY CALLING CITY HALL AT 952-548-6342 (DURING NORMAL BUSINESS HOURS 8 AM TO 4:30 PM.)  MEMO To: Planning Commission Chair and Members From: Andi Moffatt, Vice President of Environmental Services with WSB Jason Lindahl, City Planner Date: October 14, 2020 Subject: Blake Road Station Environmental Assessment Worksheet (EAW) Proposed Action Move to adopt Planning & Zoning Commission Resolution 2020-08, recommending the City Council make a negative declaration of need regarding an Environmental Impact Statement for the Blake Road Station Development. Overview Pursuant to Minnesota Rule 4410.4300, the City of Hopkins is the Responsible Government Unit (RGU) for the Environmental Assessment Worksheet (EAW) for the proposed Blake Road Station Development (Project). In this role, the City of Hopkins retained Andi Moffatt, Vice President of Environmental Services with WSB to review the EAW prepared by the developer’s consultant, Kimley Horn. Per the City Code Article II - Environmental Review Program, after an EAW is prepared, the Planning & Zoning Commission shall review the EAW and recommend to the City Council whether it should require the preparation of an Environmental Impact Statement (EIS). The City Council shall require an EIS when it finds under Minnesota Rule 4410 that an action is major and has potential for significant environmental effects. Based on the review of the project, reasonably expected environmental impacts, and the findings of fact and conclusions in this memo, it is our assessment that the project does not have the potential for significant environmental effects and that where there may be environmental impacts, they can be addressed through the permitting process. Through future land use review and permitting, the City can consider the information obtained in the EAW process and address mitigation measures as part of approvals or denials of a project. Therefore, staff recommends the Planning & Zoning Commission adopt the attached resolution recommending the City Council make a negative declaration of need regarding an Environmental Impact Statement for the Blake Road Station Development. Attachments • Planning & Zoning Commission Resolution 2020-08 • EAW Appendix A – Comments Received • EAW Appendix B – Response to Comments • EAW Appendix C – Permits and Approvals Required • EAW Appendix D – Supplemental Wastewater Information Background The purpose of an EAW is to determine whether an Environmental Impact Statement (EIS) is needed. The EAW does not confer approval or denial of a project but rather is a tool to identify issues or impacts that can and cannot be addressed through the permitting process. An EAW was required to be prepared pursuant to Minnesota Rules 4410.4300, subpart 32 – Mixed residential and industrial projects. The EAW analyzes a standard list of questions based on Minnesota Rule and guidance from the Minnesota Environmental Quality Board (EQB). The EQB is the State’s organization that oversees the rules and implementation of Minnesota’s environmental review process. The standard list of questions includes reviewing impacts to storm water quality and quantity, habitat, traffic, municipal infrastructure, soils, land use, and a few other topics as noted in the EAW. The full Blake Road Station EAW is available for review on the City’s website by clicking here. EAW Review and Comment The EAW was provided to the required review agencies and made available to the public on the City’s website for the required 30-day comment period beginning on August 31, 2020. The comment period ended September 30, 2020. No public hearing by the Planning & Zoning Commission or City Council is required as part of this process. Comments through the EAW process can help inform the permitting process and future steps for projects like this one. Eight comment letters were received during the comment period and are attached in Appendix A. These comments letters are from the state agencies and members of the public listed below. • Minnesota Department of Natural Resources • Minnesota Department of Transportation • Minnesota Pollution Control Agency • State historic Preservation Office • Metropolitan Council • Hennepin County • Hopkins Community Housing Team • Larry Hiscock, Hopkin Resident The environmental review process requires RGU’s to respond to substantive comments related to the required elements of the environmental review. Responses to comments have been prepared for Planning & Zoning Commission and City Council review and are attached in Appendix B. Findings of Fact and Conclusion City staff has worked with our consultant, Andi Moffatt, Vice President of Environmental Services with WSB, to review the EAW prepared by the developer’s consultant, Kimley Horn, and the comments received from various state agencies and members of the public. Based on this review and the criteria in Minnesota Rules, Part 4410.1700 and City Code Part III, Chapter 100, Article II – Environmental Review, the City makes the findings of fact listed below and concludes the project does not have the potential for significant environmental effects and EIS is not required for the Blake Road Station Development. 1. Trilogy Real Estate Group is proposing the redevelopment of 6.4 acres of existing commercial uses at the intersection of Excelsior Boulevard and Blake Road South in Hopkins, located  adjacent to the future METRO Green Line Blake Road Station. The proposed project is a multi- modal transit-oriented development that will be constructed in three phases starting in the spring of 2021. After the three phases are complete, the development will have up to 770 multi-family dwelling units, up to 19,000 square feet of retail, and up to 950 parking stalls. 2. An Environmental Assessment Worksheet (EAW) was required for the project in accordance with Minnesota Rules, part 4410.4300, subpart 32 (Mixed residential and industrial-commercial projects). 3. The City of Hopkins is the Responsible Governmental Unit (RGU). 4. The EAW was prepared using the form approved by the Minnesota Environmental Quality Board in accordance with Minnesota Rules, part 4410.1300. 5. The EAW is incorporated by reference in this Record of Decision. 6. The EAW was published in the EQB Monitor on August 31, 2020. The EAW was sent to all persons on the EQB Distribution List and was posted on the City’s website. 7. The 30-day public review and comment period opened on August 31, 2020 and ended on September 30, 2020. Eight comment letters were received and are included in Appendix A. 8. Based on the comments received, the City does not find any corrections are necessary to the EAW. 9. The proposed project does not have the potential for significant environmental effects based on the above findings and the evaluation of the following four criteria per Minnesota Rules, part 4410.1700, subpart 7: a. Type, extent, and reversibility of environmental effects b. Cumulative potential effects c. Extent to which the environmental effects are subject to mitigation on ongoing public regulatory authority d. Extent to which environmental effects can be anticipated and controlled as a result of other environmental studies undertaken by public agencies or the project proposer, including other Environmental Impact Statements (EISs)  CITY OF HOPKINS, MINNESOTA HENNEPIN COUNTY, MINNESOTA PLANNING & ZONING COMMISSION RESOLUTION 2020-08 A RESOLUTION RECOMMENDING THE CITY COUNCIL MAKE A NEGATIVE DECLARATION OF NEED REGARDING AN ENVIRONMENTAL IMPACT STATEMENT FOR THE BLAKE ROAD STATION DEVELOPMENT WHEREAS, the City of Hopkins prepared an Environmental Assessment Worksheet (EAW) for the Blake Road Station Development pursuant to Minnesota Rules 4410; and WHEREAS, the EAW was distributed to the agencies and public for the required 30-day comment period August 31, 2020; and WHEREAS, the 30-day comment period ended on September 30, 2020; and WHEREAS, the preparation of the Blake Road Station EAW and comments received on the EAW have generated information adequate to determine whether the proposed project has the potential for environmental impacts; and WHEREAS, the EAW has identified areas where the potential for environmental effects exist, but appropriate measures have or will be incorporated into the project plan and/or permits to reasonably mitigate these impacts; and WHEREAS, the development is expected to comply with all the City of Hopkins and review agency standards; and WHEREAS, based on the criteria established in Minnesota Rules 4410.1700 and the Findings of Fact and Conclusions, the project does not have the potential for significant environmental effects; and WHAREAS, as required by City Code Part III, Chapter 100, Article II – Environmental Review, the Planning & Zoning Commission of the City of Hopkins reviewed all the information in the staff memo dated October 14, 2020 and agreed with the findings detailed in the staff memo; and NOW, THEREFORE, BE IT RESOLVED, that the Planning & Zoning Commission of the City of Hopkins hereby recommends the City Council of the City of Hopkins make a negative declaration of need regarding an environmental impact statement for the Blake Road Station Development. Adopted this 14th day of October, 2020. ____________________________________ Gerard Balan, Chair  Appendix A Comments Received Blake Road Station Development Findings of Fact and Conclusions  Appendix B Response to Comments Blake Road Station Development Findings of Fact and Conclusions  Commenter Comment Response Minnesota Department Page 5, Table 4. This table in the EAW should acknowledge Under Item 11.b.iii. the EAW states that if of Natural Resources that there may be a need for a DNR Water Appropriation dewatering is required for construction, a permit Permit should there be a need for construction dewatering will be obtained from the DNR. The dewatering of surface water or ground water in volumes that exceed permit has been added to the permits and 10,000 gallons per day, or one million gallons per year. approvals table in Appendix C. This include construction dewatering for placing new utilities to the site, constructing footings for the new buildings, or grading the site. Page 8, Groundwater. The site is located within the A spill prevention plan will be developed, and Drinking water Supply Management Area of the City of proper spill prevention controls will be in place Edina. Pollutants that are spilled in this area will be in the for any vehicle refueling or maintenance that drinking water of the City of Edina within ten years. occurs on site during construction. Potential groundwater pollutants should be handled carefully. Page 9, Stormwater. The large amount of impervious The project proposer will look for ways to surfaces within the project area will require the use of minimize chloride use and improve treatment of winter road salt. Chloride released into local lakes and stormwater runoff to minimize potential impacts streams does not break down, and instead accumulates in to downstream waters. The project will comply the environment, potentially reaching levels that are toxic with all city, watershed district, and state rules for to aquatic wildlife and plants. The runoff from this stormwater management and will prepare a development flows to Minnehaha Creek, which is already Stormwater Management Plan that will be impaired from excess chloride levels. Consider promoting reviewed by the city and watershed district. local business and city applicator participation in the Smart Salting Training offered through the Minnesota Pollution Control Agency. More information and resources can be found at this website. Many winter maintenance staff who have attended the Smart Salting training — both from cities and counties and from private companies — have used their knowledge to reduce salt use and save money for their organizations. Blake Road Station Development B-1 Findings of Fact and Conclusions  Commenter Comment Response Page 17, Transportation. If the parking spaces beneath the If permanent dewatering is required and volumes buildings need to be dewatered on a permanent basis, and exceed 10,000 gallons per day or one million the volumes exceed 10,000 gallons per day, or one million gallons per year, a DNR Water Appropriation gallons per year, then a DNR Water Appropriation Permit Permit will be obtained. The dewatering permit is required for the dewatering. has been added to the permits and approvals table in Appendix C. The DNR concurs with the EAW’s assessment that there are Comment noted. no known occurrences of rare features within a one-mile radius of the proposed project. Minnesota Department Consider using raised crossings to slow vehicles and The project proposer will evaluate using a raised of Transportation provide a more intact pedestrian realm. Consider utilizing crossing to slow vehicles entering the project site. driveways entries similar to MnDOT Standard Plan 5- These details will be finalized as design 297.254 that indicate clear ROW priority for sidewalk users progresses. and maintain an adequate pedestrian access route. MnDOT recommends that “Inverted-U” or “Post and ring” The project proposer will evaluate the potential to type bike racks be utilized for the short term bicycle utilize “inverted-U” or “post and ring style” bike parking as highlighted in the precedent imagery. racks for the development. These details will be Renderings appear to show spiral type bike racks which finalized as design progresses. have some functional downsides such as users needing to lift their bikes over the bottom of the rack. Minnesota Pollution Wastewater Based on the Metropolitan Council’s Sewer Control Agency Available Charge determination standards for the Item 11.b. states an approximate flow of 212,900 gallons proposed improvements with the proposed uses, per day. A table itemizing the different land use types, the maximum wastewater flows are projected to number of units, and design flow per unit should be be approximately 212,900 gallons per day (gpd) added. at full buildout over the next 10 years. The  Design wastewater flow calculations should be average daily flow is assumed to be included for both average daily flow and peak flow. approximately 53,225 gpd. The existing site consists of three retail buildings totaling Blake Road Station Development B-2 Findings of Fact and Conclusions  Commenter Comment Response  An estimate of the actual current flows would also approximately 95,300 square feet, which equates be useful to better describe if there is an increase to 8,561 gpd maximum daily load and 2,140 in flow expected. average daily load. The direction of flow, and general sewer route to the The sanitary sewer service will be provided by the wastewater treatment plant (WWTP) should be mapped. City of Hopkins. The existing system currently has the capacity to handle the increase in wastewater The design capacity, current flow, and capacity after the generated by this type of development based on redevelopment should be shown for sewers downstream coordination with the City’s Public Works to the WWTP. Department. A sewer line to service the three Item 11.b. states that flow increases to the lift station buildings will be stubbed off of the existing serving the site would likely require improvements to the sanitary main in Excelsior Boulevard. An existing lift station. If flow increases are expected from the public sanitary sewer lift station exists in an proposed Project, a brief description of the necessary lift easement on the south side of the project site, station improvements should be included. adjacent to Excelsior Boulevard; however, this lift The capacity of the WWTP and capability to accept this station will not be impacted by the proposed increased flow should be discussed. development. The new sewer services will connect out into a gravity main in Excelsior Boulevard such that they will not connect to the lift station. Manholes will be provided every 200 feet to provide access to the main line on the project site for serviceability and monitoring. The project site will be served by the publicly owned Metropolitan Council Metro Wastewater Treatment Plant in Saint Paul. The plant currently treats approximately 172 million gpd, with a total capacity of up to 251 million gpd according to the Metropolitan Council Environmental Services Publications and Resources. Based on the Sewer Availability Charge Guidelines, the estimated wastewater from the proposed mixed-use Blake Road Station Development B-3 Findings of Fact and Conclusions  Commenter Comment Response development is anticipated to consist primarily of normal domestic sewage. The 10-year plan is expected to generate approximately 212,900 gpd (0.213 million gpd). The Metro Wastewater Treatment Plant can treat the volume and composition of wastewater generated by the proposed project without pretreatment or other plant facility improvements. The average daily and peak flow information is included in Appendix D. Stormwater The proposed project will include boulevard trees and other plantings within the project site. The The Project is a re-development with plans to install project proposer and the City will evaluate if tree raingardens and an underground filtration system for trenches can be incorporated into the site design. stormwater treatment. The site is currently impervious with green space to be added. The MPCA encourages the The EAW states that the project will require a Project proposer to also incorporate trees, perhaps in the National Pollutant Discharge Elimination System form of tree trenches, into the site plan to help mitigate (NPDES) permit. A Stormwater Pollution stormwater runoff. Prevention Plan (SWPPP) will be developed in accordance with the NPDES permit and will Because the site will discharge to an impaired water within include best management practices such as one mile, the EAW should include the additional best stabilizing soils immediately and within seven management practices, such as stabilizing soils days. immediately and within seven days, which will be required by the National Pollutant Discharge Elimination System/State Disposal System General Construction Stormwater permit. Blake Road Station Development B-4 Findings of Fact and Conclusions  Commenter Comment Response Contamination/Hazardous Materials/Wastes The project proposer will work with MPCA regarding contamination and cleanup of the The Phase II Environmental Site Assessment determined project site as the site is redeveloped. the presence of contamination at the Project site. The MPCA recommends the Project be enrolled in the MPCA If a petroleum spill of five or more gallons occurs Brownfields Program to obtain the necessary technical on site during construction, the State Duty Officer assistance in managing the contamination. Information will be contacted as required. regarding the Brownfields Program can be found at: https://www.pca.state.mn.us/waste/brownfields. Please note that for petroleum spills that are five or more gallons, the Project proposer or their contractors are required to contact the State Duty Officer at 651-649-5451 or 800-422-0798. Information on reporting spills and leaks is available on the MCPA website at: http://www.pca.state.mn.us/index.php/view- document.html?gid=2807. Noise The City and project proposer acknowledge that the project is subject to state noise standards. The MPCA appreciates the discussion of noise in this EAW but would like to add some comments. Equipment will be muffled as appropriate and the contractor will consider other measures to further  Though the City of Hopkins has some noise- minimize noise during construction. related ordinance language, particularly exempting construction noise, the Project is still subject to the state noise standards defined at Minn. R. ch. 7030.  Although construction noise is temporary in nature, we typically recommend that construction activities take place during daytime hours (7:00 am to 10:00 pm), and that construction equipment be muffled, as appropriate. Blake Road Station Development B-5 Findings of Fact and Conclusions  Commenter Comment Response  At this time, it seems unlikely that there will be any long-term impacts (additions) to area noise from the Project post-construction. Increased local traffic, light rail trips, and other retail uses, however, may impact the noise levels both current and future residents experience in the area. So long as the multi-family dwellings are constructed to attenuate noise appropriately (as suggested in the EAW), there should be no reason to believe tenants will experience levels of noise above the state standards while in their homes. State Historic Based on our review of the project information, we Comment noted. Preservation Office conclude that there are no properties listed in the National or State Registers of Historic Places and no known or suspected archaeological properties in the area that will be affected by this project. Please note that this comment letter does not address the requirements of Section 106 of the National Historic Preservation Act of 1966 and 36 CFR § 800. If this project is considered for federal financial assistance, or requires a federal permit or license, then review and consultation with our office will need to be initiated by the lead federal agency. Be advised that comments and recommendations provided by our office for this state-level review may differ from findings and determinations made by the federal agency as part of review and consultation under Section 106. Blake Road Station Development B-6 Findings of Fact and Conclusions  Commenter Comment Response Metropolitan Council The staff review finds that the EAW is complete and Comment noted. accurate with respect to regional concerns and does not raise major issues of consistency with Council policies. An EIS is not necessary for regional purposes. We offer the following comments for your consideration. Item 9b – Planned Land Use The City will continue to monitor growth in the vicinity and will coordinate with the Metropolitan Although no change in guiding land use is necessary, the Council accordingly. project would result in greater development than the City’s 2040 comprehensive plan anticipated. The project is located in the southeast corner of Transportation Analysis Zone (TAZ) 1407, where the City’s comprehensive plan allocated a gain of 673 jobs and a loss of 50 households by 2040. In contrast, the project as proposed would result in as many as 770 housing units, which are anticipated to be built in phases through 2031. This compares to a citywide forecasted growth of only 800 households from 2020- 2040. Should development proceed and outpace forecasted growth, the Council expects that the City initiate a commensurate forecast increase through a comprehensive plan amendment. The City could include the forecast adjustment as part of an unrelated comprehensive plan amendment or submit the amendment separately. The Council recommends that the City request to increase its official forecasts by 800 households and 1,700 population, with assignment of this growth to TAZ 1407. Please be advised that a future forecast increase for the 2021-2030 decade will result in an increase in the City’s allocation of affordable housing need. Blake Road Station Development B-7 Findings of Fact and Conclusions  Commenter Comment Response Item 11b – Stormwater The project proposer states they will evaluate the potential for incorporating green design elements Council staff recommends that the developers and the City into the proposed project design and the consider the utilization of green roofs and biosolar (green buildings will be designed to be rooftop solar roof + solar) systems as stormwater BMP features ready. The City strongly recommends the project integrated with proposed ground-level stormwater BMPs. proposer incorporate any such items into their MPCA’s online “Stormwater Manual,” which offers land use application. Such items would help guidance for designing and calculating stormwater support the project proposer’s request for a retention and detention values: Planned Unit Development (PUD) approval. https://stormwater.pca.state.mn.us/index.php/Green_roofs The Council’s “Surface with Purpose” tool offers technical assistance for projecting green roof stormwater retention capabilities: https://metrocouncil.org/Communities/Planning/Local- Planning-Assistance/Solar/Surface-with- Purpose- Interactive.aspx Item 12 – Contamination/Hazardous Materials/Waste The City of Hopkins will continue to monitor and coordinate wellhead protection activities with the The site lies within the Drinking Water Supply City of Edina. Management (DWSMA) for the city of Edina and is near the Emergency Response Area (ERA) for Edina wells Water demand calculations are included in numbered 12 and 13. ERAs are equivalent to the one-year Appendix D. City staff has concluded that the time of travel to these wells. While any contamination at existing domestic water system has capacity for the development site is unlikely to immediately impact the the proposed project demand. City of Edina’s drinking water supply, it would be useful for the City of Hopkins to coordinate wellhead protection activities with the City of Edina. The TCE detected on site is a concern. Proper tracking and removal of detected contamination to limit any mobilization that may impact drinking water sources is essential. Hopkins may also want to consider a chloride management plan for the site to Blake Road Station Development B-8 Findings of Fact and Conclusions  Commenter Comment Response limit any potential impacts of road salt on groundwater and surface water resources. Potential impacts of the development on water demand for the City of Hopkins are not discussed in the EAW. The site proposes 752 additional multi-family housing units. If the current estimated persons per household for the City are applied to this site, an estimated 1,579 residents may be added at capacity. The Hopkins Local Water Supply Plan, which is part of the City’s 2040 comprehensive plan, estimates an additional 1,800 people to be added to the City’s serviced population by 2040, the majority of which would be part of the Blake Road Station Development. Although increased demand of this magnitude is unlikely to dramatically impact the City’s drinking water resources or infrastructure, it would be useful to consult with the Hopkins utility staff to ensure that demand can be met and that water use efficiency is considered a priority for the site. Council staff recommend that any irrigated land that is included on the site be controlled by smart irrigation technology that considers local rainfall and temperature data to limit the need for outdoor water during the summer months, when groundwater resources may be the most stressed. Item 16a – Stationary Source Emissions Comment noted. As stated, the project will enroll in the Xcel Energy Design Assist (EDA) program to The EAW states: “No stationary source emissions are optimize energy design strategies. Energy anticipated; therefore, no mitigation is required.” However, efficiency with performance functionality will be the project will utilize boilers, exhaust stacks, natural gas, aggressively deployed to achieve sustainable and electricity. All of these are sources of greenhouse gas conservation and ongoing reduction of the emissions and air pollutants. In the response to Item 20, project’s carbon footprint. Rain gardens, solar the EAW states: “The project will enroll in the Xcel Energy Blake Road Station Development B-9 Findings of Fact and Conclusions  Commenter Comment Response Design Assist (EDA) program to optimize energy design ready rooftops, and energy efficient buildings will strategies. Energy efficiency with performance functionality be designed and constructed for the proposed will be aggressively deployed to achieve sustainable development. conservation and ongoing reduction of the project’s carbon footprint.” Council staff encourage revising the response to include the mitigation efforts planned. Item 16b – Vehicle Emissions The buildings will be designed to accommodate rooftop solar. Electric vehicle charging stations The EAW states: “Motor vehicles emit a variety of air will also be installed as part of the development. pollutants including carbon monoxide (CO), hydrocarbons, The City strongly recommends the project nitrogen oxides, and particulates.” proposer incorporate any such items into their As also recommended above under Item 11b, Council staff land use application. Such items would help recommends that the developers and the City consider the support the project proposer’s request for a utilization of green roofs and biosolar (green roof + solar) Planned Unit Development (PUD) approval. systems as stormwater BMP features integrated with proposed ground-level stormwater BMPs. Increasing rooftop vegetation leads to decreased ambient temperature, decreased energy use, and directly removes NO2, all of which reduce the formation of ozone and mitigates for the air pollutants and emissions this development will increase or introduce to this site. Please see links to the MPCA and Council resources identified above under Item 11b. Council staff recommends the adoption and integration of either electric vehicle charging infrastructure, or electric vehicle-ready charging infrastructure, to complement the TOD nature of this development, and to mitigate for those vehicle emissions. Guidance can be found in the Great Plains Institute’s “Becoming Electric Vehicle Ready” guideline document. Such actions would be in direct Blake Road Station Development B-10 Findings of Fact and Conclusions  Commenter Comment Response support of the following policies in the City’s 2040 comprehensive plan:  GOAL 4: Protect and improve indoor and outdoor air quality o Support a reduction in vehicle emissions by improving travel efficiency and promoting non-auto modes of transportation, including walking, biking, and public transportation alternatives. o Support expanded use of vehicles that do not rely on fossil fuels. o Foster air quality improvements to preserve the natural environment and sustain community health and enjoyment. o Expand use of energy-efficient and alternative fuel vehicles, including through the city fleet. Item 18a – Transportation Comment noted. Metro Transit appreciates the City’s and the developer’s continued engagement to ensure that the project is integrated with, and meets the needs of, future transit service including the METRO Green Line. Item 20 – Other Potential Environmental Effects The project proposer will work with the City of Hopkins on additional resiliency efforts to be The proposed development increases the existing urban incorporated into the project if they are deemed heat island (UHI). The development would slightly financially feasible. The buildings will be designed decrease the site’s impervious surface footprint (8%) but to be rooftop solar ready. Electric vehicle more than triple the thermal mass of concrete from three charging stations will also be installed as part of 1.5-story buildings to three 7-story buildings (proposed). the development. The City strongly recommends Doing so increases the demand on the electrical grid to the project proposer incorporate any such items meet cooling load requirements, increases the cost of Blake Road Station Development B-11 Findings of Fact and Conclusions  Commenter Comment Response operating due to higher cooling load demands, and into their land use application. Such items would increases the volume of NO2 and ozone formation. help support the project proposer’s request for a Planned Unit Development (PUD) approval. Council staff recommends that the developers and City consider mitigation of UHI effects by installing green roofs, vertical green walls (example: Mozaic Art Park Ramp’s eastern exterior wall), cool roofs, planting and maintaining trees, incorporating trees into site design, and constructing cool, reflective, and permeable pavements (See Metropolitan Council, “Keeping Our Cool: Extreme Heat in the Twin Cities Region”). Council staff recommends that the developers and City consider integrating solar panels, BioSolar systems, solar- ready construction, or green roof-ready construction into the design of the proposed buildings. Solar panels may be sited on the roof and exter ior walls of the buildings. The City may look to the rooftops of The Liberty Apartments complex in Golden Valley as a current example. If the site is not suitable for on-site solar development, the developers may pursue a subscription to a Community Solar Garden through the cost-free technical assistance provided by programs like GreenStep Cities, SolSmart, and CERTs. Such actions would be in direct support of the following policies in the City’s 2040 comprehensive plan:  GOAL 2: Reduce the overall disposal of solid waste and increase reuse and recycling to conserve environmental resources o Support the development and use of renewable energy sources in Hopkins, including solar, wind, geothermal, biomass, and other alternatives. Blake Road Station Development B-12 Findings of Fact and Conclusions  Commenter Comment Response o Promote balance between the benefits of urban forests and the benefits of enabling solar development. o If opportunity arises, participate in the creation of local community solar gardens for residents and businesses who have limited on-site solar resources or do not own land or buildings, on sites such as the landfill. o Encourage development projects to evaluate on-site solar opportunities and incorporate solar system installation into designs. Hennepin County Hennepin County transportation has reviewed the above Comment noted. Coordination with Hennepin document, along with the traffic study again. County regarding access and roadway jurisdiction will continue. We had previously reviewed and discussed our comments to the traffic study with the city and your consultant, and have no additional comments to make at this time. I understand that discussions regarding the right-in right- out access on both Blake Road and Excelsior Blvd continue, and that the county and Hopkins are continuing to plan for turning back Blake Road to the city. Hopkins Community Thank you for this opportunity to provide comment on the Minnesota administrative rules govern the Housing Team Environmental Assessment Worksheet (EAW) for the required elements of an EAW and the Minnesota proposed Blake Road Station development. We are deeply Environmental Quality Board (EQB) publishes a concerned that the draft proposal and the EAW fail to take standard form for the preparation of an EAW. The into consideration “vulnerable populations” adjacent to the EAW was prepared in accordance with state rules development as well as the displacement of and EQB guidelines. Environmental justice neighborhood-serving and minority-owned businesses, will accelerate increasing rents displacing long-time Blake Road Station Development B-13 Findings of Fact and Conclusions  Commenter Comment Response neighbors and community-serving businesses, and that analysis is not required for projects without the cumulative impact of this project with the 325 Blake federal funding or approvals. Road development and other potential developments in State administrative rules also include standards the Blake Road station area will be harmful to a and criteria for the decision on the need for an surrounding neighborhood that fits the definition of an Environmental Impact Statement (EIS), based on Environmental Justice Community. Additionally, we are the potential for significant environmental concerned that more could be done to engage the effects. State rules defines environment as land, surrounding neighbors to understand the opportunity and air, water, minerals, flora, fauna, ambient noise, the consequences, and to inform the community of energy resources, and artifacts or natural features potential mitigation measures. of historic, geologic, or aesthetic significance. As documented by the Southwest Corridor-wide Housing Through the EAW, it was determined that the Inventory completed by Hennepin County’s Southwest LRT project does not pose a potential for significant Community Works, housing in the Blake Road station area environmental effects, therefore an EIS is not of Hopkins is primarily naturally occurring affordable warranted. housing. This report counts 16 multi-family rental developments (of 12+ units) within the Blake Road station area in Hopkins. For the 13 (out of 16) market-rate As stated in the EAW, the site located at 325 Blake properties for which rents were known at the time of the Road was purchased by the Minnehaha Creek study, all are affordable at 60% AMI or less, with most Watershed District (MCWD) in 2011 with the affordable at 50% AMI. intent to use 4 to 6 acres of the site for stormwater management and use the remaining According to the Housing Inventory, “the Blake Road land for redevelopment. MCWD and the City of station area had the highest population with nearly 5,400 Hopkins have been working together to prepare persons” within a half-mile radius. The report also notes the site for redevelopment and anticipate going that the Blake Road station area has one of the highest out for developer selection in the near future, populations of people of color (52%), the highest percent with the intent for redevelopment to begin in (26%) of people 19 years old and younger, and was one of 2021. The City has not yet approved a only four that averaged over two people per household. redevelopment plan for the 325 Blake Road site; While housing in the Blake Road neighborhood has however, as indicated in the 2040 comprehensive provided a more affordable place to live for many Hopkins plan, the site is zoned for an Activity Center. After residents, with much of this housing being market-rate, a development proposal is submitted for this site, Blake Road Station Development B-14 Findings of Fact and Conclusions  Commenter Comment Response there is no guarantee that the rental prices will remain at the project will be addressed via the regulatory more affordable levels into the future. As new market-rate permitting and approval processes and will be buildings like the proposed Blake Road Station individually mitigated to ensure minimal development arrive in the neighborhood, nearby cumulative impacts occur. properties, both housing and commercial, will face Public comment on the proposed project has increasing pressure. been solicited in multiple ways. The project Therefore, our concerns regarding the EAW include the proposer created a project website following: (https://blakeroadstationdevelopment.com) in June 2020 with project information and a method 1. The proposal and EAW do not reflect the City of for contacting the developer to ask questions and Hopkins’ expressed commitment to racial, cultural, and provide comments. The project proposer has met economic diversity nor the priority of racial equity with community groups upon request.. The City referenced in the 2040 Comprehensive Plan, has also provided information about the 2. The proposal and the EAW do not reflect community- proposed project on their website, including the wide input supporting affordable housing, fears of concept plan and EAW. The City is following the gentrification, nor the priorities of adjacent neighborhood required process for public review for the residents stating that affordable housing is their top environmental document, and additional priority, opportunities for commenting on the proposed 3. The proposal and the EAW do not address the project are available as part of the land use displacement of neighborhood and community-serving application review. businesses, the displacement of minority-owned businesses, nor the priorities expressed by adjacent neighborhood residents for access to such businesses, 4. The EAW is incomplete because it does not perform a Cumulative Potential Effect analysis of the proposed development on the vulnerable populations immediately adjacent to the development. Nor does it consider the CPE of both the Blake Road Station development and 325 Blake Road on the surrounding vulnerable populations. Blake Road Station Development B-15 Findings of Fact and Conclusions  Commenter Comment Response 5. And we are concerned that the adjacent community that will be most burdened by the project are unaware of the proposed project, the impacts, potential mitigation measures nor the opportunity to comment on the EAW. Given these concerns, we request the following: 1. That a supplemental Cumulative Potential Effects analysis be conducted to understand the impacts on the surrounding community that stand to be disproportionately burdened and meet the definition of an Environmental Justice community. The CPE must also include mitigation measures. 2. A full Environmental Impact Assessment be conducted with a focus on the social and economic impacts this proposed development along with the other significant Transit Oriented Developments in the station area will have on existing affordable housing and on low and moderate income households. Low and moderate income households were to be key beneficiaries of the METRO Green Line Extension in the form of affordable, reliable transportation to regional employment centers. The benefit of the line is lost if they are displaced to communities lacking public transportation. 3. Extend the comment period to allow for additional public comment and for the City of Hopkins to distribute flyers to the affected community soliciting further input and/or host a socially distant event outdoors to educate the community and gather further comment. 4. That the City of Hopkins and developer conduct a racial impact analysis to minimize burdens and maximize Blake Road Station Development B-16 Findings of Fact and Conclusions  Commenter Comment Response benefits for low-income communities and Black, Indigenous and Communities of Color. Larry Hiscock Thank you for the opportunity to provide comment on See response above regarding public comment Environment Assessment Worksheet (EAW) for the opportunities, environmental justice, 325 Blake proposed Blake Road Station Development. I have been a Road and the need for an EIS. strong advocate for the METRO Green Line Extension for Other comments not related to EAW over 10 years because of the potential to build a requirements will be addressed outside of the competitive region through economic growth and environmental review process in a separate letter reducing inequities. A key opportunity to reduce to the commenters including affordability, entrenched racial and economic disparities in our region is commercial uses and racial equity. through Equitable Transit Oriented Development. Extensive work was done in the planning process to engage environmental justice communities and make recommendations to address regional disparities. I am deeply concerned that the EAW does not provide cumulative impact analysis of the potential benefits and burdens experienced by “vulnerable populations” or environmental justice communities. The Environmental Assessment Worksheet (EAW) is incomplete by not including a Cumulative Potential Effects (CPE) analysis taking into consideration the economic, social and environmental effects of the development on minority-owned business, renters, low-to-moderate income people, and people of color. Additionally, the EAW does not consider the cumulative impact of both the Blake Road Station development and the potential redevelopment of 325 Blake Road site. The analysis should look at benefits, burdens, impacts on social determinants of health, displacement of existing businesses and future Blake Road Station Development B-17 Findings of Fact and Conclusions  Commenter Comment Response displacement as a result of increased property values along with mitigation measures. The benefits of a $2 billions public investment in the METRO Green Line must extend beyond creating private value for property owners and amenities for individuals that can afford to live near the line. A key justification for the line was its ability to connect low- and moderate- income people to employment centers, produce affordable housing and build healthy communities accessible to all. City of Hopkins is already experiencing gentrification and the METRO Green Line Extension will accelerate the process. Questions and Requests for the Responsible Government Unit: 1. How was input gathered from community and specifically environmental justice communities in the surrounding area? How many individuals from the immediate community provided feedback on the EAW. 2. Formally, I request that a full environmental justice analysis be conducted looking at the cumulative impacts of this projects and nearby projects will have on social determinants of health, benefits/burdens, future displacement of existing businesses and residents as a result of increased property values along with mitigation measures. 3. An additional request is for more engagement of the surrounding community that is directly impacted by this development. Extending the comment period should be included. Blake Road Station Development B-18 Findings of Fact and Conclusions  Commenter Comment Response 4. Request: That the City of Hopkins and developers use the Equitable Development Scorecard and/or the GARE Racial Equity Tool to maximize benefits and mitigate burdens for communities experiencing racial disparities. 5. The Hopkins 2040 Plan explicitly references equity, inclusion and affordable housing strategies. What effort will be made to ensure this development will advance those goals? 6. This project alone will have a transformative impact on the area and will have a catalytic effect on the surrounding market. Another significant development is being considered at 325 Blake Road. Will a full Environmental Impact Statement be conducted? The significance of the project appears to warrant additional analysis. Blake Road Station Development B-19 Findings of Fact and Conclusions  Appendix C Permits and Approvals Required Blake Road Station Development Findings of Fact and Conclusions Permits and Approvals Required Unit of Government Type of Application Status Minnesota Department of Health Watermain permit To be applied for Minnesota Department of Labor Plumbing permit To be applied for and Industry Minnesota Department of Water appropriation permit To be applied for, if Natural Resources needed Minnesota Pollution Control National Pollutant Discharge To be applied for Agency Elimination System (NPDES) permit Minnehaha Creek Watershed Stormwater permit To be applied for District Hennepin County Right-of-way permit To be applied for Driveway permits To be applied for City of Hopkins Planned unit development (PUD) To be applied for and site plan approval Rezoning To be applied for Building permits To be applied for Demolition permit To be applied for Erosion control, grading, and To be applied for stormwater permit Right-of-way permit To be applied for EIS need decision In process Traffic Impact Anlaysis In process; to be updated as needed through permitting and PUD process Preliminary and final plat To be obtained, if needed Blake Road Station Development C-1 Findings of Fact and Conclusions  Appendix D Supplemental Wastewater Information Blake Road Station Development Findings of Fact and Conclusions Blake Excelsior Estimated Flow based on SAC Determination Guidelines Proposed Unit/SF SF SAC Retail 19,000 3050 7 Residential 770 1 770 Total SACS 777 1SAC = 274 gpd 274 Maximum Total Estimated Flow (gpd) 212898 Average - Factor of 4 (gpd) 53225 Existing Unit/SF SF SAC Retail 95,298 3050 31 Residential 0 1 0 Total SACS 31 1SAC = 274 gpd 274 Maximum Total Estimated Flow (gpd) 8561 Average - Factor of 4 (gpd) 2140