Memo - Hopkins Honda RedevelopmentTO: Honorable Mayor Maxwell and Hopkins City Council Members
FROM: Kersten Elveru sing & Development Coordinator
DATE:
Purpose of Memo
Overview
December 2, 2003
MEMORANDUM
SUBJECT: Hopkins Honda Redevelopment
Planning & Economic
Development
The purpose of this memo is to provide an outline for the discussion at the December 9,
2003, worksession regarding the redevelopment of the Hopkins Honda properties on the
north side of Mainstreet on either side of 7 Avenue. City staff is anticipating that as a
result of this discussion the Council's goals and objectives for the sites will be more
defined.
As a result of Hopkins Honda's plan to move their body .shop and used car sales to the
former Knox property, the two sites currently housing these operations will be vacated.
Once this has occurred, The Luther Company, owner of Hopkins Honda, have stated they
will make these sites available for redevelopment.
Representatives of The Luther Company are planning on issuing a Request for Proposals
(RFP) to interested developers. They have indicated a desire to include with the RFP a
description of the City's goals for these sites. Representatives of Hopkins Honda will be
at the worksession.
Primary Issues to Consider
What are the key elements of the redevelopment project?
In addition to the broad goals identified in the RFP, there are several key issues relating
to the design of the project that the City Council may wish to define. They include:
Use of property (Office/Retail/Residential — owner vs. rental)
• Maximum height
• Design features /materials
• Potential for re -use of the existing building
• Closure of 7 Avenue
What are staff's suggestions?
Staff has the following suggestions regarding the design issues detailed above:
Use of property:
• 700 Block — Mixed -use; commercial on street level (min. 75% retail on
Mainstreet), owner- occupied housing above
• 600 Block — Commercial and/or owner - occupied housing
Height:
• 700 Block - Stepped; maximum height of 35 feet adjacent to Glenrose Floral
stepped to a maximum height of 45 feet
• 600 Block — maximum 30 feet
Design Features/Materials:
• Project meets City of Hopkins Design Guidelines and Standards
• High quality construction materials comparable to Marketplace Lofts project
• Sufficient off - street parking (underground and/or rear) to meet user needs
• Incorporation of significant landscape element on 600 Block
• Access to property from side streets
Re -use of existing structure:
• Not allowed
Closure of 7 Avenue South:
• Not recommended. This is based on the following:
• Building in this area would require difficult and costly relocation
of utilities
• Would not provide any significant additional land for development
as a cul -de -sac would need to be constructed
What is the process for assuring redevelopment?
It is staff's intention to have both the Knox property and the Mainstreet property rezoned
to PUD at the same time. The PUD agreement for the Mainstreet property would have
conditions that would prevent The Luther Company from operating the body shop after
the construction of their new facility. Discussions have also included a requirement to
demolish the existing structure. Additional assurances may need to be put in place that
assure a redevelopment of the Mainstreet site will occur even if the selected developer
does not perform.
Conclusion
Both the owner and City staff feel there is a need to identify the City's objectives for the
site so that a clear, consistent message can be sent to interested developers. However, it is
important to also retain some flexibility so the development community can exercise
creativity and the project can be successful in the market.
Attachments
■ The downtown has a pattern of 300 foot block widths which is
typical of traditional downtowns. The closure of 7 would create a
450 foot block breaking the rhythm of the downtown and creating
a suburban strip center feel.
• The Luther Company Draft RFP
• City of Hopkins Design Guidelines & Standards
•
REQUEST FOR PROPOSALS
DOWNTOWN HOPKINS REDEVELOPMENT
Introduction/Property Description
The C. Chase Company as agent for The Luther Company (Owner) is currently
seeking development proposals for 611 and 701 Mainstreet Hopkins, MN. As part of
the redevelopment of the former Knox site for Hopkins Honda. Upon the relocation
of Hopkins Honda, The Luther Company will vacate the sites and work with the City
of Hopkins to find a developer to develop the sites consistent with the current
comprehensive plan for the downtown area.
The 611 property consists of approximately 18,842 sq.ft. of land and is improved with
a 700 sq.ft. used car sales building. The property is triangular in shape with 241 feet
of frontage along Mainstreet. The land is essentially 100% bituminous surfaced
parking lot and is currently used as a used car sales lot.
The 701 property is irregular and contains approximately 40,938 sq.ft. of land
improved with a 24,885 sq.ft. building currently being used as a body shop and
storage lot for automobiles. Currently a public alley bisects the 701 land area into two
parcels of approximately 17,550 sq.ft. and 23,388 sq.ft. The Mainstreet frontage is
approximately 135 feet. See attached drawing.
II. Estimated Fair Market Value and Aski>ngPrice
A recent MAI appraisal indicates a fair market value of $1,225,000.00.
M. Development Objectives and Guidelines
Either ownership or rental housing over ground floor commercial uses are strongly
desired by the City of Hopkins. Any reuse of the existing structures will be
discouraged and be restricted to non -auto related uses.
The properties are both zoned B -3 and are included in the Hopkins downtown overlay
district which was adopted in order to meet the following goals:
Goal 1: Preserve the small -town, unique character of Mainstreet Hopkins
Goal 2: Complement the existing historic architecture.
Goal 3: Enhance the pedestrian orientation of downtown Hopkins and encourage
streetscape design that is inviting and on a human scale.
Goal 4: Communicate the community's vision for the Mainstreet area.
The guidelines are intended to convey desirable elements and are recommendations
and not requirements unless public financing is involved in the construction or
rehabilitation of the building. Respondents should be familiar with the full text of this
document.
C:tDocuments and Settingsldick\Loeal SettingslTemporary Internet Files \OLKADIGPDOCSI -# 1527639- v2- Request_for_Proposals --
MainstreetHopkins.DOC Page 1
THE C. CHASE COMPANY
Real Estate Brokerage and Consulting
IV. Financing
The City of Hopkins had indicated there are no public funds available to assist in the
development of the sites.
V. Development Timetable
Development of the sites needs to be coordinated with the relocation of Hopkins
Honda to the new Hopkins Honda site. It is anticipated the sites will be vacated no
earlier than Spring of 2005.
VI. General Instructions
Each proposal shall contain:
A. A completed offer to purchaser or a detailed Letter of Intent to purchase.
B. Narrative description of the concept including:
a. Type of development, use, building square footages, and /or number of
units.
b. Development schedule commensurate with owner's timing.
c. Site plan and rendering in sufficient detail to determine how the
development might meet the City's development guidelines
C. A developer profile including:
a. History of success with similar projects.
b. Financial qualifications
VII. Selection Criteria.
• How the proposal meets the development guidelines and objectives of the Owner
and the City of Hopkins.
• The proposed purchase price paid to the Owner.
• General overall quality of development.
• How closely the proposal fits the timing of owner.
• The Owner reserves it's right to accept the proposal it believes is most feasible in
it's sole discretion or reject any and or all the proposals.
VII[. RFP Timeline
Advertise RFP and transmit invitations.
Submission deadline for proposals
Review and evaluate proposals
Selection of developer
OP:1527039 v1
For further information contact:
David J. Bruce SIOR or
Dick Friedrichs @ (952) 525 -1000
December 15, 2003
January 26, 2004
February 2004
March 1, 2004
C:1Documents and Settingsidick\Local SettingslTemporary Internet Files\OLKAD\GPDOCSI41527039 -v2- Request for_Proposals --
Mainstreet_Hopkins.DOC Page 2
THE C. CHASE COMPANY
Real Estate Brokerage and Consulting
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Design Goals, Objectives, Guidelines & Standards
Hopkins Downtown Overlay District
INTRODUCTION
The Hopkins downtown overlay district was adopted in order to meet the
following goals:
Goal 1: Preserve the small -town, unique character of Mainstreet
Hopkins
Goal 2: Complement the existing historic architecture
Goal 3: Enhance the pedestrian orientation of downtown Hopkins and
encourage streetscape design that is inviting and on a
human scale
Goal 4: Communicate the community's vision for the Mainstreet area
The boundaries of the overlay district are as follows:
south side of First Street North to north side of First Street South;
the west side of 6th Avenue to the east side of 13th Avenue
Guidelines are intended to convey desirable elements. They are
recommendations and not requirements, unless public financing is
involved in the construction or rehabilitation of the building.
Standards identified are requirements and enforced through the City's
Planning Department.
The standards outlined will apply to the following:
• All newly constructed buildings
• All exterior building improvements and signage changes under
$150,000 that require a building and /or sign permit (only standards
applicable to the changed element apply)
• Renovation over the Conditional Use Permit threshold, currently set
at $150,000 in value (all applicable standards apply)
• All new or reconstructed parking areas with 5 or more spaces
Any building, parking area or sign that lawfully exists at the time
Ordinance 03 -900 is enacted, which would not otherwise be permitted
under Ordinance 03 -900, may be continued as legal non - conforming in
the same manner as existed before the effective date of the Ordinance.
Objective: To enhance the historic feel of Mainstreet while providing sun
protection for display windows, shelter for pedestrians, and a sign
panel for businesses.
Guideline: Retractable or operable awnings are encouraged.
Long expanses of awning should be broken into segments that
reflect the door or window openings beneath them.
Standard: Awnings cannot extend across multiple storefronts and /or multiple
buildings.
Backlighting or illuminating awnings is not allowed.
canvas awning
Awnings must be constructed of durable, protective, and water
repellant material, however, plastic or fiberglass awnings are not
allowed.
Awnings must project a minimum of 36" from the building.
Examples of Awning Materials /Types
Awnings
metal awning
•
Lit signage
Backlit sign; not an awning
Signs
Objective: Signs should be architecturally compatible with the style,
composition, materials, colors and details of the building and with
other signs on nearby buildings, while providing for adequate
identification of the business.
Guideline: Symbolic and historic three - dimensional signs such as barber shop
poles and appropriately -sized projecting signs are encouraged.
Signage should have the capability of being lit in the evening,
although the source of light must not be visible to motorists or
pedestrians.
Barber shop pole
Signs constructed of natural materials such as metal or wood are
preferred.
Permanently painted window signage is encouraged if compatible
with the architecture of the building (see example). Painted window
signs should not consume more than one -third of the glazed area of
the window.
Permanently painted signage
Neon signage
Temporary signage
Neon signs are permitted on the exterior of the building and in
display windows, if not covering more than one- third of the window
surface area.
Standard: Internally illuminated signs (not including neon) are prohibited
except for theater signage.
Pylon and monument signage is prohibited on Mainstreet.
Temporary window signage is limited to one -third of the window
surface area.
The combination of neon signage, permanently painted signage
and temporary signage should not exceed a total of two - thirds of
the window surface area.
Projecting signage
Projecting signs must be no greater than 12 square feet and have a
maximum width of three feet and cannot extend beyond the first
floor of the building. No Tess than 10 feet of clearance shall be
provided between the sidewalk elevation and the lowest point of the
projecting sign.
Maximum distance between sign and building face is one foot.
Objective:
Standard:
Objective:
Guideline:
Standard:
t..
City of Hopkins' streetscape
Signs cannot block or obliterate design details, windows or cornices
of the building upon which they are placed.
Height
New development and redevelopment should complement the
existing pattern of building heights.
Buildings in the overlay district may not exceed four stories and 45
feet in height.
Setbacks
Buildings in the overlay district should work together to create the
"wall of buildings' effect associated with traditional "Main Street"
areas.
In instances where there are parking areas abutting the street, the
sidewalk edge can be delineated with pillars and fencing that is
consistent with the City of Hopkins streetscape theme.
New construction and infill buildings must maintain the alignment of
facades along the sidewalk edge. Exceptions may be granted if the
setback is pedestrian- oriented and contributes to the quality and
character of the streetscape. An example would be for outdoor
dining.
Objective:
Guideline:
Objective:
Standard:
I n instances where there are parking areas abutting the street, the
sidewalk edge must be delineated with landscaping.
Roofs & Parapets
Rooflines should mimic the separate yet complementary rhythm of
historic Mainstreet buildings.
Flat roofs (slightly sloped to drain) are preferred with parapets that
articulate the rhythm of the buildings.
Parapets should be embellished with brick detailing and stepped or
sloped to achieve a visually interesting yet harmonious sequence
along the building facade.
Standard: Sloped roofs are not allowed unless the roof form is concealed by a
parapet or false front. Exceptions may be granted if the sloped roof
is used on top of a multi -story building to help reduce the overall
height of the facade and define the residential character of the
upper floors.
Utility Areas & Mechanical Equipment Screening
Utility areas and mechanical equipment should be designed so that
they do not detract from the aesthetic appeal of the district.
The screening of exterior trash and storage areas, service yards,
loading areas, transformers and air conditioning units must use the
same materials, color and /or style as the primary building in order
to be architecturally compatible with the building it is adjacent to. If
the utility area is separate from the building it serves, it should be
consistent with the City of Hopkins streetscape theme.
All roof equipment must be screened from public view if visible from
the street.
unscreened equipment
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Screened trash area
All exterior trash and storage areas, service yards, loading areas
and air conditioning units must be screened from view.
Camouflaging air conditioning units is an acceptable screening
method.
Camouflaged air conditioning unit
Width
Unscreened trash area
Objective: To break up the monotonous appearance of long facades.
Standard: A building more than 45 feet in width should be divided into
increments of no more than 45 feet through articulation of the
facade. This can be achieved through combinations of the
following techniques:
• Divisions or breaks in materials
• Window bays
• Separate entrances and entry treatments
Variation in roof lines
Building setbacks
Fenestrations (Windows & Doors)
Objective: To encourage large, open views into the commercial space
enhancing the pedestrian experience by providing a visual
connection to the use inside the building.
On upper levels, windows should provide privacy while aesthetically
and functionally serving the building.
Guideline: The restoration or renovation of a storefront should attempt to
return the facade to its original character. Preserve original
materials or details and the shape and size of original window
openings. Replace missing original elements such as transom
windows.
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Don't reduce window size
Preserve details
Don't eliminate windows
On upper floors, the windows should be vertically oriented. Arched
tops, columns framing the windows and decorative lintels are
encouraged.
Standard: A minimum of 30% of the ground level facade and sides of
buildings adjacent to public right of ways shall be transparent
(windows and doors).
•
•
•
Front of building
A minimum of 15% of the building's rear facade facing a public right
of way, parking area or open space shall be transparent.
Reflective or glass tinted more than 40% is not allowed.
Materials & Detailing
Objective: Rehabilitation or redevelopment projects should be constructed to
be long lasting and use materials and detailing that maintains the
distinct character and harmony of the downtown.
Guideline: Traditional materials including brick, stone (including cast stone)
and stucco should be used as the primary building materials. Tile,
stone, glass block, copper flashing, metal and wood should be
considered for accent materials. Preferred is a high level of design
and architectural detail.
At rear entrances the primary materials should be used in a way
that highlights the entrance.
Fear entrance of building
Infill construction should reflect some of the detailing of surrounding
buildings in window shape, cornice lines and brick work.
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Infill construction
Examples of detailing
Building renovation and alterations should restore architectural
details of cornices, brickwork, transom, display windows and
bulkheads.
Standard:
Objective:
Guideline:
Objective:
Standard:
Any materials used in new construction or any change in materials
on the facade or sides of buildings adjacent to public right of ways
of more than 50% shall require prior approval of the Zoning &
Planning Commission and the City Council.
The following materials are not allowed on the facades or sides of
buildings adjacent to public right of ways:
• Painted concrete block
■ Aluminum, vinyl or fiberglass siding or roofing materials
▪ Pre -cast concrete panels
Painting previously unpainted brick on the facades of buldings is
not allowed.
Color
To encourage a varied but complimentary use of color.
The color of buildings should complement the adjacent buildings'
colors. The color of brick or other natural building materials should
dictate the color family choice. Bricks in the red and brown tones
are encouraged.
Buildings should use primarily earth tones with light and bright
colors use only as minor accents. The accent colors should
complement the primary color.
Franchise Architecture
To maintain the unique character of Hopkins downtown, buildings
should not be branded using an architectural style of a company.
Franchise architecture (building design that is trademarked or
identified with a particular chain or corporation and is generic in
nature) is not allowed. Franchises or national chains must follow
these standards to create a unique building that is compatible with
downtown Hopkins.
•
Examples of Franchise Architecture
Streetscape
Objective: The streetscape should be uniform so that it acts to provide
continuity throughout the downtown.
Guideline: When making improvements to private property, including the
addition of benches, trash receptacles, fencing, bike racks, or trash
•
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enclosures, owners should match the approved Hopkins styles for
these elements.
Standard: When a redevelopment project disturbs existing streetscape
elements those items must be replaced with approved Hopkins
streetscape elements.
trash receptacle
Hopkins Streetscape Elements
masonry piers & ornamental fence
•
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brick pavers — herringbone pattern
Objective:
Guideline:
Standard:
Lighting
acorn style street Tight
Lighting in the downtown should serve to illuminate facades,
entrances and signage and provide an adequate level of personal
safety while enhancing the aesthetic appeal of the buildings.
Avoid colored lighting schemes in order to achieve continuity in
building lighting within the downtown.
Building and signage lighting must be indirect, with the Tight
source(s) hidden from direct pedestrian and motorist view. For
exterior sign illumination, shaded gooseneck lamps are
encouraged.
•
Example of gooseneck lighting
Objective: Parking in the downtown should adequately serve the users without
detracting from the compact design that makes it a successful
commercial center.
Guideline: Parking lots should be kept small and close to the businesses
served. Larger parking Tots should have visual breaks of four -
season landscaping treatments.
Standard: Off- street parking must be located in the rear of buildings on
Mainstreet.
Objective: Landscaping treatments should be used to enhance the pedestrian
experience, complement architectural features and /or screen utility
areas.
Guideline: The use of flower boxes, planters and hanging flower baskets is
encouraged.
Parking
Landscaping
•
•
Rear Entrances
Objective: To provide a rear entrance to the buildings on Mainstreet that is
welcoming.
Guideline: The rear entrance should be clean and well maintained.
A small sign, awnings, display windows and planter boxes can
improve the appearance.
HOPKINS DOWNTOWN OVERLAY DISTRICT
DESIGN GUIDELINES
Tina Johnson, Hopkins Antique Mali (chair)
John Cooley, Frame Design
Hillary Feder, Hillary's Gifts & Accessories
Herman Strauch, Insty - Prints
Katherine Schipper, Blossoms Floral
Rick Brausen, Hopkins City Council
Kersten Elverum, City of Hopkins
Fran Hesch
Bob Miller
Jack Anderson, JEA Architects
Nancy Anderson, City of Hopkins
Bill Beard, The Beard Group
Chuck Redepenning, Bud's Music
Charles Schatz, DJR Architecture
Ed Stiele, Hopkins Auto Body
COMMITTEE MEMBERS
CONSULTING MEMBERS