Loading...
Memo - Redevelopment - Honda Mainstreet properties . Planning & Econon1ic Developn1ent MEMORANDUM TO: Honorable Mayor Maxwell and Hopkins City Council Members FROM: Kersten Elverum, HOU~ Development Coordinator DATE: April 21,2004 SUBJECT: Rcdevelopmcnt of Hopkins Honda Mainstreet Prope11ies . Attac hed is a memo [rom The Comerstone Group detailing the status of their plans for the redevelopment of the ()OO & 700 Blocks of Mainstreet Representatives will be at the April 29, 2004, worksession to discuss the project in greater detail. They will share various site plans which they used to evaluate options for the property. The goal is to come to an agreement regarding the overall concept ror the site, Also attached is a draft of the development design standards of the POO Agreement that describes the project as it has been proposed. The guidelines will he revised, if needed, after discussion at the worksession. 11 is anticipated that the PUO Agreement will be considered by the City Council at the June 1,2004, City Council meeting. The Cornerstone Group will then have approximately a year to refine the project and enter into a redevelopment agreement with the City. . . HOPKINS PHASE II MAINSTREET, HOPKINS, MINNESOTA SITE ALTERNA TIVES The Cornerstone Group reviewed various alternatives for the site, per the request llf the City Staff and City Council. The Cornerstone Group investigated adding additional retail/office on Mainstreet and office space on Slh Avenue. Both alternatives were problematic for these reasons: 1. The office/retail option in lieu of townhomes on Mainstreet at 71h A venue and on Slh A venue caused a gap in the financing in excess of $1.8 million. '! The Cornerstone Group is still in lease negotiations with several tenants for Marketplace lofts. Based on our experience and on market information, it will be difficult to lease additional retail and office space in this location. At the present time, the market is close to full and overbuilding ,vill hurt not only Marketplace lofts, but other . tenants and business owners along Mainstreet. 3. Site constraints including irregular shape and parking requirements. We have researched other locations in the metropolitan area that have a mix of housing and retail along a central business corridor. We will be presenting these images at our next meeting and we are confident that having a mix will not prevent future commercial development at the east end of Mainstreet. CURRENT PROPOSAL We are continuing to work on the budget and the number and type of units being proposed for the site. Currently, the project contemplates the following unit types and sizes: . 12 townhnme units approximately 1650 square feet in size . 32 lofts rZlnging in size from approximately 725-1500 square feet. Parking is accommodated on site by underground parking at the condominium building, garages within the individual townhomes and surface parking for . guests. The proposed unit count currently has greenspace will be incorporated in the interior of the site through the design of yards for the cluster townhomes, ---------- . as well as at the edges of the site. A proposed urban gateway garden (hardscape, benches, water feature, etc...) could be designed within the triangular piece on the current schematic design at 6th and Mainstreet. The project also includes approximately 6,000- 6,500 square feet of retail space on Mainstreet between 71h and 8th Avenue with lofts above. Initial pricing from Weis Builders has indicated that this current scheme has a budget shortfall. The Cornerstone Group and its team are working on the overi1ll site layout to increase the housing density, The difficulty of the site configuration presents some challengcs. We are optimistic that a reasonable increase in density will be enough to offset the increase in construction costs, DEVELOPMENT ST A TUS The Cornerstone Group and The Luther Company havc been working together to resolve title and survey issucs. Both groups are completing the due diligence as required in their purchase agreement and staying on schedule. . e . EXHIBIT C DEVELOPMENT DESIGN STANDARDS 1. Intent. The purpose of this overlay zone IS to create a Planned Unit Development permitting the development, construction and operation of mixed use, multi-story residential and commercial facilities complying with the permitted uses and design standards stated herein. The use of the overlay PUD zoning is to allow for more Oexib1c design standards while creating a higher quality project. The PUD overlay zone requires that the Development demonstrate a higher quality of architectural standards and site design. The underlying B-3 zoning \vill remain in effect and any future use of property within the PUD overlay zone must be consistent and in conformity with the underlying B-3 zoning and the pu~ overlay zoning, II. Permitted Uses. The pe1l11ittcd uses in the pu~ overlay zone are limited to retail and commercial uses consistent with the underlying B-3 zoning and owner-occupied housing consisting 0 f l11ulti- fami! y/condomini Ul11 housing or townbomes. III. Setbacks. {INSERT SETBACK REQUIREMENTS OR INCORPORATE B- 3 SETBACK REQUIREMENTS BY REFERENCE.l . IV. Design Standards. Building Design and Construction: a. Retail or commercial uses sl1a]] constitute not less than 6,500 square feet in total within the pu~ overlay zone between ih Avenue and 8111 Avenue and shall have frontage on Mainstreet. b. In the area west of Seventh Avenue, nOl1h of Mainstrcet and east of the midpoint of the block, owner occupied multi-family housing shall be located above the retail/commercial space, with total building height of 110t less than three stories and not more than four stories, c. In the area north of Mainstreet located between Sixth A venue and Seventh A venue, owner-occupied housing consisting of townhomes or retail or office use or a combination of these uses, the design of which shall bc subject to approval by the Hopkins City Council as part of a conditional lIse permit or site plan approval for redevclopmel1t of all of t11C Real Property. All structures shall have a height of at least two stories above grade, but not more than three stories. d. In the area cast of Eighth Avenue, north of Mainstreet and west of the . midpo1nt of the block, owner-occupied housing consisting of townholl1es or retail or office use or a combination of those uses, the design of which -- . shall be subject to approval by the Hopkins City Council as part of a conditional use pe1111it or site plan approval for redevelopment of all of the Real Propelty. All structures s],all have a height of at least two stories above grade, but not lllore than three stories. e. Structured parking (preferably underground) shall be provided for the multi-family residential use in compliance with the parking requirements of the City's Code of Ordinances. Adequate on-site parking shall also be provided for all retail, commercial and office uses in compliance with the parking requirements of the City's Code of Ordinances. f All development and construction must meet the design guidelines stated in the Downtown Overlay District Ordinance, Section 556 of the Hopkins City Code. U' The City may also require exterior finish, facade or other design elements, ~' 111 addition to those described 111 the above Design Standards, as detellllined at the time of redevelopment of the Real Propetty as a mixed use Development. V. Prohibited Uses. The following uses shall be prohibited within the PUD overlay zone, as other primary or accessory uses, whether or not the sallle arc permitted by the . underlying B 3 zoning: automobile sales or leasing, automobile repair or body shop, adult cslabli shment, adult motion picture theater, adult novelty business or bookstore, amusement device establishment, cabinet, electrical, heating, plumbing, upholstery or air conditioning sales or service shop, fix-it shop, liquor store, open sales lot, pawn shop, drive-thru restaurant, warehouse, taxi te11111na], tattoo parlor, CUlTency exchange or tobacco shop. If any of the words and phrases in the preceding sentence are defined in the Hopkins Code of Ordinances, sllch words and phrases, when used in this paragraph, shall have the same meanings stated in the Hopkins Code of Ordinances. .