Memo - East CBD Project
Economic Development
MEMORANDUM
TO: Honorable Mayor and City Council
FROM~ j;Jim Kerrigan, Director of Planning & Economic Development
DATE: April 18, 2001
SUBJECT: East CBD Project
Purpose of Memo
As the Council is aware, a portion of the block south of Mainstreet between Seventh
and Eighth Avenues South have now been purchased by the HRA. Over the next
couple of months, City staff will be working towards acquiring the remaining property
necessary to facilitate redevelopment of this block. The Council needs to provide
direction to staff on moving forward with redevelopment activities.
This memo details an overview of various issues to be discussed at the April 24 work
session. From the staffs perspective, what needs to be completed in the immediate
future is to define the specifics of the redevelopment project and select a developer.
Issues to Consider
Proiect Phases
. Concept refinement
Developer selection
Development agreement
Construction
Concept Refinement
In recent staff discussions with the Council, there seems to be support for a mixed-
use project that would involve a retail component on the street level along
JIM/04l101
Memo to Honorable Mayor, et aI., April 18, 2001 - Page 2
Mainstreet, with residential above and along Seventh Avenue South. (The property
along Seventh Avenue would need to be rezoned to allow residential on the first
level.) In refining its redevelopment concept, the Council needs to discuss the
following:
Uses
· Residential
o Owner-occupied
- There can be conflicts with owner-occupied above retail, especially a
restaurant (noise, odor, etc.)
o Rental
- Rental housing pays higher property taxes
- Higher-end rental not available within the downtown
o Combination of rental/owner
o Senior vs. professional/younger households
- The majority of housing in the downtown is senior-oriented
o What is the market? Could require selected developer to complete
market analysis
· Retail
o Service vs. retail
o Restaurant use
Design issues
· Architectural elements
· Building materials
· Setbacks
· Focal elements
Height
· The Zoning Ordinance allows 45 feet (4 to 5 stories)
Parking requirements
· Require developer to provide all required parking on site or allow use of
street and public parking to meet some of the need
Develooer Selection
Staff has already spoken with a number of developers that have expressed an
interest in undertaking a mixed-use, retaillresidential project on this property.
Letters of interest are attached to this memo.
JIM/041l01
Memo to Honorable Mayor, et aI., April 18, 2001 -Page 3
In selecting a developer, the Council should consider the following criteria:
Past experience, especially as relates to a mixed-use project
Ability to provide a concept design that meets Council expectations
Ability to finance the project
Overall comfort level with being able to work with the developer and that the
developer will be responsive to Council issues
The following two options are available for selecting a developer:
Select from those developers who have now submitted a letter of interest. Staff
is comfortable recommending this approach, as most if not all of these
developers should be able to meet the criteria as identified above.
Undertake an RFQ (Request for Qualifications) process. This will probably
extend the time for completing developer selection. by 45-60 days. If this
process were undertaken, the next step would be to actually prepare the RFQ
document and bring it back to the Council to ensure it is acceptable.
Under either of the above developer options, the developer would be asked to
provide the following information:
Identification of development components, Le., restaurant, senior housing, retail,
etc.
General description of development .components, Le., neighborhood retail,
family-style restaurant, co-op rental housing, owner-occupied housing, etc.
Estimated market value of development components, Le., square foot value for
retail and square foot value for rental apartments
Concept drawings detailing development components and site improvements
Estimated developer payment for land (what the developer expects to pay for
land for type of use, Le., sq. footage for retail, amount per unit for residential.
Developer background and experience (specifically as relates. to mixed-use
retail/residential downtown projects)
Description of development team, i.e., residential component, retail component,
architect, etc.
JIM/041101
Memo to Honorable Mayor, et aI., April 18, 2001 - Page 4
Public assistance requirements to facilitate projects (staff has anticipated that
the City's involvement would be site assembly and demolition.
With receipt of this information, there would need to be an interview process with those
developers that are of the most interest to the Council. There would also probably be a
benefit for the Council to visit projects they have completed in other cities.
Once a developer is selected, a development agreement will need to be negotiated and
approved.
Proiect Schedule
Developer selection
Development agreement approval
Property acquisition completion
Lease termination (residential)
Concept review
CUP/Zoning approvals
Lease termination (commercial)
Building Environmental Survey
Storm sewer relocation
Environmental abatement
Building demolition (3)
Construction
July 1, 2001 (1)
August 15, 2001
August 30, 2001
September 1, 2001
September 25,2001
December 4, 2001
January 15, 2002 (2)
January 15, 2002
April 1, 2002
April 1, 2002
April 15, 2002
May 1, 2002
(1) Would vary depending on selection process utilized.
(2) By terms of their lease, Koss Paints can retain occupancy until approximately
March 31, 2002; however, it is stipulated that he will be agreeable to an
earlier move.
(3) Demolition would be completed by the developer, with the cost reimbursed by
the HRA.
Suooortina Documents
Site map
Developer letters of interest
JIM/041l01
~
. ~132
trs
,\ 5
,'132
, ! (65)
tf.:~, B :..14
4''5 ~f5
9 8
8
( 67) ( 55)
4 5 '~5
-QiIS(56)
~ --4cg..~-8
~ 0 14 \ 55 j
-.;r 1 29. 4
131~J
14,.
.fS /;45 45. 45
~I 10 9'8 7
o 0 0 /-. r -/ '_
1M' t=:; n to r<')
~\O- -
, '-' (51) (~) (49)
.,
4 5 4 5 4 5 : 66
~(:)
66
r: 45 66 66
6
~
'" L'" ; ,...:
. ~.. f'C'I .+- . ,
_. ... .
(99) ( 100
.4 4 ,\..
...".. . .. ...
~o 7 .; ,'rJ,.
.\ ( 1 0 , ) a:;
130
8~i ~
130
9 r?
An
,."V 10 ~
130
II ,--. lD
13) . L:"i~.
r~~~' - 1>
.....~q 12 to
t. ~~Ir~r n
;7) I . if~ J U')
;:.~~
~.
'~J
,- ......
~~"i
I
, .
): ,. @
~0
f . ~
.\
~
.~
-i ;
'-!:3 ~.
I'. .
-+-
~&:. ". .
;) "
. ~. \. {I"
I ~'\
'.. . 5
.t1 \'
w
>
<t:
:c
t-
Dunbar Development Corporation
~
April 2, 2001
Mr. Jim Kerrigan
City of Hopkins
1010 First Street South
Hopkins, MN 55343
Ms. Kersten Elvetum
City of Hopkins
, 1010 First Street South
Hopkins, MN 55343
Re: Mixed Use'Development on 8th & Main
City of Hopkins
Dear Jim and Kersten:
Thank you for taking the time to meet with me today so that I could learn more about the
proposed development in downtown Hopkins. As I indicated to you in the meeting, I am
familiar with the tremendous development activity that the City of Hopkins has had over the last
few years.
Dunbar Development Corporation would be enthusiastic to have the opportunity to work with the
City of Hopkins to redevelop an area of their downtown towards commercial and housing on the
Main Street block between 7th and 8th . We would be prepared to work through the process that
the City determines to select a project coordinator/developer and to jointly develop the market
concept that would best serve the community and create with your financial advisor the most
favorable fmancial structure to ensure success of the development.
I have enclosed as Exhibit I a list of developments that we have done in and around the
metropolitan area and have provided you with a contact person by way of reference for you to get
a better understanding of our organization.
We look forward to furthering our discussion with you and we would be ready to respond to any
process under which your selection detenninationwould be made.
Again, thank you for your consideration.
President
Enclosures
5000 Glenwood Avenue, Suite 200 Minneapolis, Minnesota 55422-5146 (612) 377-7090 FAX (612) 377-7089
EXHIBIT I
DEVELOPMENT LIST BY COMMUNITY
AND COMMUNITY CONTACTS
Minneapolis
Developments:
Laurel Village
University Village
Penn & Lowry *
*(rendering enclosed)
727 residential apartments & 25,000 sq. ft. commercial
199 residential apartments & 22,000 sq. ft. commercial
54 residential apartments & 17,000 sq. ft. commercial
Contact:
Jim White - MCDA, Senior Project Coordinator
Phone: 612-673-5170
Scott County
Developments:
River City Centre-Shakopee
The Hamilton-Savage
52 residential apartments & 25,000 sq. ft. commercial
42 residential apartments & 1 7,000 sq. ft. commercial
Contact:
Bill Jaffa - Executive Director Scott County HRA
Mark McN eill- Shakopee City Administrator
Barry Stock -Savage Director Economic Development
Phone: 952-402-9022
Phone: 952-496-9662
Phone: 952-882-2660
Carver County
Developments:
Centennial Hill-Chanhassen
Lake Grace-Chaska
Brickyard - Chaska
65 residential apartments
91 residential apartments
32 residential apartments & 5,000 sq. ft. commercial
Contact:
, Julie Frick - Executive Director Carver County HRA
Phone: 952-448-7715
MallIe Grove
Developments:
Arbor Glen 264 residential apartments
Maple Grove Executive Plaza 58,000 sq. ft. office building
Contact:
Dick Edwards - Assistant City Planner Phone: 763-494-6000
Golden Valley
Development:
Valley Creek Office Park
Contact:
Mark Grimes - Director of Planning & Deve!.
Wavzata
Development:
Wayzata Executive Park
Contact:
Allan Orsen - City Manager
Sarah Smith - City Planner
Orono .
Development:
Orono Woods Apartments
Orono Office Plaza
128,000 sq. ft. office building
Phone: 763-593-8097
104,000 sq. ft. office building
Phone: 952-473-0234
Phone: 952-473-0234
62 residential apartments
24,000 sq. ft. office building
Contact:
Ron Moorse - City Administrator
Michael Gaffron - Senior Planning Coordinator
Phone: 952-249-4600
Phone: 952-249-4600
..
~.lJNBAR,S'TRANDNESS,I'NC~
'Real Estate Servlc'es and Consulting
1306 Wynfidge Drive .
St. Poul,MN 55112
(p51) 638:-0765.
Fox ~ 651 J 638-Q766
....
April: i 6, 2001.. ..'
. .'Mr."Jaines.K~riigan,. ..' .' .
',DirectQr QfP1at11ili?-g ~dEco11-6mic Development
',~i%(H~pkins.'" ' .
.1010 Fir,st StreetSQuth.
Hop~s~MN5534l
Re: ' Letter of Interest
Dear'Jim: .
.' Thisis tpcQp.flrm Qur' interest"jn being selected by tp.~ city o.fHo.pkms' tod~veiQP the iand that the
City is assembling along the south'sideofMalnstreet between7th and gthAvenues.and 'alo.ngthe west
: side o.f7th:{\ yenue So.uth:~ DUnbar Strandness; In~. 'isproPQsirigtQ.undertake the:'develo.pnient-ofth~
properly with the: as~ist~ce'and backing o.f John Rochefo.rd ofRockf'Qrd, ltic.Enclo.sedare resumes
. for Mr. ,RQcheford and. rile. . " '
. .
,. .".". ,
Mr. Rochefo.r4 and I- have, ~sp~pted the si~~and' give~consid~ratio.n "to. what might b~sffit the site~
,We' envision a fQur-. or five-st9ry building with retail 0.J:l the, first fioo,r facing ,Mainstreetand with ,
'. ,ho.us~g ~ts QntheupJ;?er flo.ors.. Th~ facade of the b:uilding ~otild be designed to. comp~ement the,
, historic character'ofMaipstreet.Theho.using woril~have 4irect-accessto Mainstreet,but the main.,
entr~ce. far the' 'hpusing Wo.uldhe. o.n '.. 7th . Avenue So.ut~.. _T~e hQu~ing 'would be. served.?y
oodergro.tmdparki11g. ,One.ofour..goals would be'toens.ure,t4atthe builqinghas adeqlulteparkihg
- withqut th~ pat~gn~gatively. impacting the de~ign 9f.the~building. .We expect that the housing
-wo':!Id be geare((towar~sseniors~and wo.uld'be for~sale,father than ren~all1o#sing givei?-the high
. prQPortiQn ofrentatho.using,th~t Hopkins. already has. The housing. w:ould, he 'priced ata variety of
levels. aridwoUid incotpo.nite. afuenith~s tha.t :would make it an attractive aIte~ative far senior~ who., ,.
are leaving single- famiiy homes~ - :" ,
.. .~ .
'~le'~~,s'isour vision for the prop~rty,~we ar,eQpen and.flexible to. other,al~e~at~ves,~ .,Givep. the"
time ~nd expens~ that the City is41vesting in ass,embling the land, yve ~ssume. that the.C~ty. will have
..'extensiyecriterialortl1e developme~t Qfthe l~d:' :We' are very in~ete~ted"in looking at those, criteria
withthe..City once they~e'.fmalized.' ' . '
yvIUle Dunhar. Strandness is no.t adevelQpm,ent co.mpany Per se,JQM RQ,chefordand I h~ve a
combmed S4, years of experience. inin~tifanuly, arid c'o.nimercial'real estate, hoth.' in development
andmanag~merit. With our deyelopmerttexpedence, we know'how,to..put'together.a successM
proj ~ct,' arid ,with ?llr management experierice,: we have learned in depth what makes a successful
" ~
Letter to J ~mles:KelTigan'
.Apri~ '16.,'2001. .
\.
. .
Page 2
I...
J: -
..proJect :
'. We lQok-~o~ardt6: dlscu~~iligthis .inter~stu1g'and' exciting.~rdje~~ furtherwithyort.... Pleas'e' cOritact"
,.roe at YOp!collvenie~~e,to let me'kilowwliatthe next stepiri. t~e'process will be... ':" .... _~. . . _'
" ~
. -~. ,
, Thank you for YOuf'c,onsicletation..:
. :. ...,
" ! J
'.. .' " -"
: .. . '
. '. - .
. -
". S~ceielY'r" ....... ........ .'
. <:::I.j' ..~. . '-". . ..... .,',
, -' -~. . - .'
. - - - . .
. ..' '
... 'D~glas.. s11<nidness ..... '" '.' ". ,.....
President
~ I ','.
. . . cc.. Kerst~i1 ElvetPm,
H?u~ingCoo~dinaior'
f ':
1_
-'.
-'-.'
-.-..
DUNBAR STRANDNESS, INC.
1306 Wynridge Drive
St. Paul, Minnesota 55112-5769
Office: (651) 638-0765
Fax: (651) 638-0766
RESUME OF DOUGLAS D. STRANDNESS
PROFESSION~ EXPERIENCE
Aug. 1990-
Present
May 1989-
July 1990
Feb. 1986-
. Feb. 1989
July 1983-
Feb. 1986
Jan. 1982-
June 1983
DUNBAR STRANDNESS, INC., St. Paul, MN
Owner: After selling interest in Perennial Properties in July, 1990, started property management
management and real estate consulting frrm. Direct all areas of management for over 850 units
including supervision of site staff, accounting and financial reporting, budgeting and fmancial
planning, maintenance and major improvements, insurance and taxes, and policy development.
Provide consulting services to a variety of clients including real estate developers, property
investment companies, homeowner associations, non-profit organizations, business associations
and neighborhood groups in the areas of construction and major rehabilitation, acquisitions,
mortgage fmancing, financial planning, fiscal impact studies,. organizational evaluations and
training, marketing, management, personnel, and maintenance.
PERENNIAL PROPERTIES, INC., St. Paul, MN
. Principal: Joined firm as a partner with a 50% ownership interest. Increased client portfolio from
less than 200 units to over 450 units. Worked with all aspects of property management. In
addition to property management, provided services in the areas of fmancial analysis and
management consulting.
WESTMINSTER CORPORATION, St. Paul, MN
Vice President for Housing Management: Directed the management of over 40 housing
develop~ents with over 2,300 units. Managed a combined staff of over 90. Worked with owners
including investment groups, development companies, cooperatives and non-profit housing
corporations. Also worked with HUD, Minnesota HF A, Minneapolis Community Development
Agmcy, St Paul Department of Planning and Economic Development, and other government and
private agencies. Worked directly with individual troubled projects. Developed and financed a $3.1
million rehabilitation program for a 142-unit family housing complex.
Management Director: Directed the management of 12 developments. Also supervised the
accounting department. of Westminster Corporation beginning in March, 1984. Set up and
managed the receivership for a 212-unit rental development, and initiated a $7.0 million
rehabilitation program. Negotiated a $4.0 million mortgage restructuring for a housing cooperative,
and completed the sale of its units.
CEDAR-RIVERSIDE ASSOCIATES, INC., Minneapolis, MN
Director of Property Management (University Community Properties, Inc.) and Executive Vice
President (Cedar-York Real Estate Management Co. and various housing companies): Directed
the management of over 5,200 housing units in Minneapolis, New York City and Atlanta with
combined staffs of over 230. Directed the development of maintenance programs (the properties
included 15 buildings over 20 stories in height with sophisticated mechanical systems), and
implemented over $2.0 in capital improvements. Moved to New York City temporarily to start up
DOUGLAS D. STRANDNESS
Oct. 1980-
Jan. 1982
Sept. 1979-
Oct. 1980
Sept. 1976-
Sept. 1979
Apr. 1976-
Sept. 1976
Mar. 1975-
Apr. 1976
EDUCATION
Page 2
a new management company and take over the, management of 2,300 apartments.
REAL TV MANAGEMENT SERVlCESt INC.t Bloomington, MN
Property Manager: Directed the management of 11 housing developments and an office park
with 125,000 square feet of space. Handled many special assignments, and on occasion, acted in
the stead of principals of the company.
U.s. DEPARTMENT OF HOUSING & URBAN DEVELOPMENTt Minneapolis-St. Paul Area
Office, Minneapolis, MN
Chieft Multifamily Defa.ul~ Assignment and Acquisition Section: Supervised a staff of seven
who worked with troubled housing developments, intervened to avoid mortgage defaults, worked
with owners to avoid assignment by lenders of defaulted mortgages, negotiated work-out plans for
defaulted mortgages, initiated foreclosures, and directed the management, rehabilitation and sale
ofHUD-ownedmultifamily and single-family properties. Directly handled the most serious cases.
Negotiated work-out agreements for over $50.0 million in defaulted mortgages, and represented
HOD in foreclosure actions and other litigation in Federal Court.
Senior Multifamily Mortgage Servicer: Handled most, and at times all, of the troubled housing
developments in the jurisdiction of the Area Office.
Multifanilly Mortgage Servicer: Monitored and evaluated the operations of housing
developments.
Analyzed fmancial statements, and performed physical inspections and management reviews.
Urban Intern: Received training in the monitoring and analysis of the financial, physical and
management operations of housing developments. Worked on special assignments for the Area
Manager and the Director of Housing Management, researching and analyzing particular fmancial
and management problems.
Macalester College: Graduated magna cum laude with a degree in economics, mathematics and
German and with honors and special distinction. One of only 3 elected to Phi Beta Kappa as a
Junior.
PROFESSIONAL DESIGNATIONS
Minnesota Multi Housing Association. Board chair of industry association representing the
owners and managers of over 200,000 rental housing units. Member of executive committee since
1997.
Institute ofReaI Estate Ma,nagement: Completed all educational requirements for the Certified
Property Manager designation.
State of Minnesota: Real estate brokers license and notary public commission.
JOlIN L. ROCHEFORD, JR.,
President
Rockford, Inc.
John L. Rocheford, Jr. provides business experience in both retail operations and the real
estate industries. His background includes 10 years of retail management experience as a
successful merchant's operator ofhis own stores. In 1973 he joined Draper and Kramer,
Inc., a national real estate firm engaged in management, financing, and development of all
types of real property. During his five years with Draper and Kramer he was responsible
for the management, leasing, and tenant relations for shopping centers, offices, and
apartment complexes.
In 1978 he was employed by the St. Paul/Minneapolis Archdiocese as Director of Housing
Management. During his eight years with these organizations, John was responsible for the
development and management of over 2,000 HOD and MFHA related living units. He left
his position as Vice-President in September of 1986.
John acquired an interest in Rockford, Inc., in 1986 and currently serves as President.
Rockford, Inc. manages approximately 2500 middle to upper class Condominiums and
Townhouses Associations in the southwest suburbs.
B R I" G H TON
D EVE LOP MEN T
COR P 0 RAT ION
April 17, 2001
Mr. James Kerrigan
Director of Planning and Development
City of Hopkins
1010 First street south
Hopkins, Minnesota 55343
Dear Mr. Kerrigan:
I am writing to express our interest in the proposed development of the property
on Main Street between 7th Avenue South and athAvenue South. It is our
understanding that the general goal is market rate residential development with a
retail component along Main Street.
We would be very interested in working with the City of Hopkins on this idea.
Your plan seems very sound. Our belief is that the development would be
successful from a market standpoint.
We have a twenty-year history of developing market rate housing in urban
settings similar to your site. And we have developed mixed use residential and
retail buildings.
I am certain we could carry out a development similar to the goals established by
the City of Hopkins for the block.
We would be happy to provide you with more detailed information, and conduct a
tour for you of some of our completed developments in downtown Minneapolis.
Sincerely,
BRIGHTON DEVELOPMENT CORPORATION
'"..- -P\~
\
Richard Brustad
RB:lb
15 NORTH TWELFTH STREET MINNEAPOLIS MINNESOTA 55403-1306 TEL (612) 332-5664 FAX (612) 332-1250
III
~
z
.9 .2
SS
III III
:E:E
.9
o
US
:E
~
~
.E
...
II
"CI
C
II
...J
oX .x
c c
~~~ .8 11 ~
.x.x.x.x.x .x.x=~c 0 0 =
.x~~~~~.x~~mmmoX.x~.x.x~oX.xmoX
cmmmmmc~mEEEcc~cc~ccEc
~5~555~S5~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~~~~
c
:8
III
U
o
...J
>-
~~~~~~~~~~~~~~~~~~~~-~
~&. &. ~ &. "E I ~ ~ &. ~ &. 8. &. 8. &.1 a &. a a &. i ~
m=cm~~IQm=~cc=c=~=c==~m
~~~~~"E~~~~~~~~~~~~~~"E~
~~~~~~~~~~~~~~~~~~~~~~
S
III
a
~~~~~~~~~~~~O~N~~~~~~O
~~~~~~~~~~~~~~~~~~~~~O
~~~~~~~m~~~m~~~~~m~~~cl
~ ..... ..... ~ ..- ..- ~ ."... ~ ..... ..... ..- ..... ..... 'T- ..- ,.. ..- "C- ~ ..,... ...\].
...
III
o
U
00000000000000000000000
00000000000000000000000
00000000000000000000000
~~~MririOO~~Nri~Oriri~O~O~ON
~~g~~~~~~~~~m~~~~~~~~~~
~~M~NN~M~~~~~~~=M~ri~~~~
~ ~~ ~~~ ~ ~~~~~~~~~~
~~ ~~
J1
c
::I
~~~~~~~~~m~~m~~~~~~~~~~
C
.S!
'tii J!J
..
0 c
Co II
.. I~
0
0 0
lilt: l =
~l II ii
a 0
I~
.. 0 iii
0.-
G) :::I
->.... 0
CG)O :E:
Eo 0
G) N
Co C .
0....
--....
~ ~.t:
I!m~ \ I
.
Ul Ul
E ~
~rn Gi
> = GlCGI ~
111_ > m~EUl i
E ~ !ll 't:: ~ l<< ~~ ~ & ~
oEBGI E~c 't::~ EEWGliCUl~~1II
~~~~~~~~f88't::~~g~~~S~:S
o.x~~~~=GcGlcg.x~~~ ~...~Glc
t~~ig~g~~j~U~~~Uli~~~~~
~_E~~&GI~5ug~_~_~~~~GI~~
~~'t::GI~~2~Glc~=l<<c~=~c't::S~=
~~~~!S~~~~oi~~~~~~~m~~
.9
o
iii
:E
.9
o
US
:E
111 Ul 111 III
161ii'iiiii
~ ~ ~ ~
:g:g:g:g
~~~~
"c"c"c"c
.E.E.E.E
.x
c
=
m
W
::I
Ul
.x"C
cc
.x co
c mm
&l 00
oX ~oX ~~.x
~.9i~~~i
~mm~~~aJ
~~~~~~~
J!L!!lJl! .!!lJl!JI!
&.&.~~~&.&.
imlB~llBi
~~~~~~~
::E::E::Ew~:S::E
~~~~.....~~
~~~~~~~
~~~~~~~
00000000
00000000
00000000
~OOO~~Nri
~OOOC'2N~N
~N~C').....m~.....
~ri~NNNO~
~~~~~~~N
~~
N~~~P~#~~~
~
~
c
~
s
C
II
0::
S
IG
~ lIJ ~ ~
II coo
oX 0111 E ..J
lijE~ E .g
==0.. E~ 8 CIS
~81~~i;.8~
,g1,g,g,g &18
c"'cW-;:'i
<cm<Cc~<CE
:Ec:E~:e~~
I ~ ~ ~15: ~ ~ G
't:l
=
US
~
.Q
..:
C')
N
C
o
E
C)
"C
m
en
i
Q"
c:
N
UI
1II
'0
z
CD CD
UJ UJ
:J :J
'1:1 '1:1
j j
::E ::E
NN NNNN
N~..q- ~~~~
~~gg gggg
NN~grg~NNNN~~rg~
~ ~ ClO .~ "t: "0;: "'il' ~ ~ ~ "t: "t: "t: "t:
ggg~~~gggg~~~~
en en en en:I:::I:en en en en:I::I::I:J:
ClOClOClOClO
ci ci ci ci
CD CD CD CD
en en en en
1ii
~
.E
'1:1'0 '1:I"C-o'1:l '1:1'1:1
t:o~t:t:cc cc
:::Ja. :::J:::J:::J:::J :::J:::J .llli:.llli:
U. 0 u.u.u.u. u.u. t: e
~i3~~~~~o~~O~~
Q;l :::J ::E "0 :::J.~ :::J :::J C :::J :::J Coo
~~~~~~~M~~Mw~MoMMo~~
~~~~&~~m~~mmma~mm~~~~
~~~~CD~~~~~~~]~~~~~~~~
~~~~~~~~~~~~~~~~~~~~~
..
CII
'1:1
C
GI
..I
UJ
'1:1 UJ
e '1:1 .llli: .llli:
0 C e c
a3 0 (II (II
.C: a3 alal
1: >. UJ UJ
0 CD Q) Q)
~ E e c
.llli: .llli: .llli: "5"5.llli: .llli:
0 e e Gl e (II Gl C C
~~~~ Q;l Gl <. Gl<c:(< enenGl Gl
0l0l ~~ Olu.u.u. u.u.0l Ol
~~~~ en(J) (J)::I:J::I: gg~ (J)
:J:J ::EO:: ::>>:2::E::E ::>>
c
o
~
U
..I
~~~ ~~~~~~~~~ UJUJ ~ ~
iia"Ci~ii~iiai~~ia i~~
GlGlGl~Q;l~Gl(ll~GlGlQ;lQ;la.~Gl(ll~Gla.m
~~~~~~~~~~~~~c~~~~~c~
~~~~~~~~~~~~~~~~~~~~~
S
IV
C
~NNN~~~~~~ClO~OONNN~~~O
ClOClOClOClOClOClOClOClOClOClOClOClO~mmmmmm~o
mm~~mmmmmmmmmmmmmmmmo
~~~~~~~~~~~~~~~~~~~~N
-
UI
o
U
0000000000000000000000
0000000000000000000000
0000000000000000000000
O~~==~~~~O~~OO~~~~NNO~
O~~~ClO~~N~OmClO~~~~~"'il'N~"'il'~
"'il'~~NO~~~O~ON~~N~~ClOClO~~ClO
~~~~~~~~~~N~NN~~N~N~~~
~~~~~~~~~~~~~~~~~~~~O
~ ~ ~
fit
J!I
C
::;)
C") N
ClO~~~~~~~~~~~~~~~~~~~~~
~ N
J!I
c
CII
E
a.
o
l!
CII
c
~
Ui
:::I
o
X
j
C
1II
II:
Gl
E
o
u
.E
.!
I! :g UJ
~g ~ -- ~
~c -===> 5 ~
=uUJ~:g:g:g :g ~ ~
~~ E~EEE Q;l E00111 UJ 0 S
\lJc~O~OOO ~ CD~ m_E ~
~(II~:I:~:I::I:J: !_ :I:~~ ~S:I:=:I:
jS~~~~~~g~~3~~~& w~lII:I:a
~~~&~~~~~~8~~~~~~~~~~
EBi~~0i"t:SCD~i~i=~~~~E~
1~~B~~~~~~m~m~~~~i~~~
NN
"'il'~ N
gg 7;
.gClOClO~~~~.g
~ggggg~~
:I: en rnenrn enen::I:
NN
~~
gg~
~~ci
N ~E'~ fJ
coo-.=- 0
N NN Q;l N
~ gg~ ~
! N~~~-: !
e- ~ci~~i ~
N N N >-.!. g ~ .!!..!!. -: N .!!.
"'il''''il''''il'ClOClO~ClOCOClO~ClOCOClOClO'''il'ClO
gggggEggg~gggggg
rnenrnrnen?-enenrnrnenenenrnmm
1II
'tii "C
"C "C '0'0'0 "C 0
C C ewe
:::J :::J .llli: 0 o 0 ~~~~a;~i!
u. u. e a. a. a.
~ ~ _lIS e e e ~~~.8~~~
IISal
:::J :::J I~&II) CDm41 o 0 .~ 0 II) 0 ~
0'" 0'" ::E::E::E
w w u<<i"ii ~~~ ~E>w~~~w
a; "ii ga;~ e e C ~~~~~~~
c C lIS lIS lIS
0 .2 01i~ 0l0l0l =~.2=~~.Q
ii Gi menm ~~~~~~~
z z S~c :J:J:J
II)UJII)II)
"C"C'1:I"C
e C e c
000 0
CJ?~CJ?~
~e~~
lIS \Il \V Q;l
u.u.u.u....
~~~~U:
'iD'iD'iD'iD:I:
3:$~~::E
c:(
8(3
::Een ~~
is=? CC
CIl CD 0 0
0' E alo' I~
0:. 0 liD
e:; ~'i
~~c:(<<u..
EEu.u.u.~m
B~~~~~~
II)
"C
e
o
al
6
~
\V
U.
~
'iD
~
8 II)
C Q)
.g~ &
ell) '5
d3= :E
60 0
~~ ~
u. - u.
~~ifif~
~~~~~
UJ UJ II)
'1:I'1:I"C
t: e e
000
almCD
~I~~
=E=
lIS lIS (II
......,
~!~
0::0::0::
~
e
~~~~~~~~~333 ~~=&.UJoUJc =&.0~~~ ~~~
~~~~ ~~~-Q;l1lS1IS ~~ ~~~ ~~~
mQ;l~\VjQ;lIlSIIS~a.a.a.~~IIS\IlS~IISQ;lmQ;lQ;lQ;lQ;lQ;l
ggigogggSSsS~~gg~~gggg~ggg
~~~~~~~~5~~~~~~~i~~~~~i~~~
CO~N~~~"'il'~~~~~~~~ClOClOmmmoooooo
commmmmmmmmmmmmmmmmmmoooooo
m~mmmmmmmmmmmmmmm~mmoooooo
~~~~~~~~~~~~~~~~~~~~NNNNNN
000000000000000000000000000
000000000000000000000000000
000000000000000000000000000
~~~~~~~ci~~~~~~OMO~~O~ooci~o~
om~~m~~OClO~~~~N~NC")m~oom~ONO~
~~o~~~~m~ClO~~C")N~~~~~~~mo~~~m
N~~~~~MMfltN~~~~~~~~~~~~~~fIt~~
fltfltW~fltfltWflt fIt~~~~fIt~~~~~~fIt~~ ~C")
~fIt fIt~
~
~OClONN~O~CO~~ClO~OClO~N~ClO~~~~~ ~~
~~=m~~ClO~NN~~~ClO~~~=~~~ClO~~~~~
Q;l
~
i
c
~
CII
E
o
u
= UJ
S C
IV II)
~ ~
'8 ~ II)~ UJ:!
~ ~ lIICII)~ C i
'1:1 ~ 0 E~E&. ~ E
i II) ~ ~~~= ~ ~
~~ ~ ~ rnE~~~EII) a ~
.3E~~~ 8. i &S~~:f&~E <.; lD
=E~~~ <~~a3~Be=osoo ~C~lD~
~8~:~~I~I.2a.18~~~~~c~i~~~~0~~
~CD~::Er--a.~o~=II)~c Q;lllScmll)lI)"C~>-ceQ;lO
C=~G E~~'~CII)II)--EO~~~ma.m=u.'nc
OIlS:;:;_c~ ... >-11) ~"C Es:.llli:C)f;;;, _.llli: .....CD
z~~~j~sj~!~e~~g~s~~~j~~!~~~
~~~O::>>NC)....,~:I:C)C)~>.cW:I:W~a.~u.....,u.rn
o
o
o
.0-
~
CD
ar
CD
C")
fit
~
o
C")
.0-
lIS
~
g
ii
:::I
o
x
:s
o
t-
"C
m
v;
2
~
..:
C")
N
.....
C
o
:c
9
cD
'"
13
II)
0'
0:.
~;>\:,-~1 ,"\{H:):
G R 0 U P
I> I C(l C::-J
N C
April 18, 2001
Mr. Jim Kerrigan
Director Planning & Economic Development
City of Hopkins
1010 First Street South
Hopkins, MN 55343-7573
RE: Redevelopment of the East Central Business District
Dear Jim:
As you know The Beard Group and Dominium is more than a little interested in developing the
site. Our development plan would include 10,000 square feet of retail that fronts Mainstreet with
100 active senior housing units above. The housing could be either rental or for-sale. I have
enclosed a copy of our most recent site plan study. The site plan study examines how the
building could orient itself to the site. Th~ study begins to depict how the retail would open itself
to Mainstreet, how parking could be shared in common with the Little Blind Spot building, how
an attractive main entry to the housing could be developed behind the building creating a
courtyard where dumpsters once stood. The site study looks at how vehicles could circulate
through the site, how transport delivery to the neighbors building could be maintained. Someof
the innovate ideas to come from the study include: creating a courtyard theme with expensive
landscaping, fountain, and gathering areas around the main entrance to the housing located at the
rear of the building and creating a pass-under where traffic could circulate under the building to
either gain access to 7th Street or the parking lot.
To make the retail portion of the plan a reality we have secured a commitment from a bright
young chef, Dan Ritter, to do a one-of-a-kind sit down white tablecloth restaurant. Dan was
trained at The New England Culinary Institute. He has apprenticed under some of the finest
chefs in America including Julian Serrano, and Emeril Lagasse. Dan's local experience includes
a tour of duty as the ChefD'Cuisine at the 81. Paul Hotel and the Food and Beverage Consultant
to Aquavit. Dan also runs a specialty wine importing business and we are exploring the
possibility of a specialty wine shop next to the restaurant. The restaurant would be located at the
comer of 8th and Mainstreet and would include outside dining in season. I have included a photo
of a restaurant the Beard Group developed in Chicago that is a good example of the "feel" that
our new Mainstreet restaurant would have.
Also included is a rendering of our recently completed Broadway Court project in Robbinsdale.
Broadway Court included 7,000 square feet of retail on West Broadway with 57 units of active
10 -11th Avenue South Hopkins, MN 55343-7568 (952) 930-0630 Fax (952) 930-0631
senior rental housing above. We would like to extend an invitation to you and the Council to
tour Broadway Court. This would be an ideal project for you to visit to see how retail and
housing can be successfully integrated.
Sincerely,
The Beard Group, Inc.
~~~
-- ~ H. Beard
President
billb@beardgroupinc.com
(612) 819.2209 Mobile
WHB\
CC: Mark Moorhouse, Dominium.
Enclosures:
10 - 11th Avenue South Hopkins, MN 55343-7568 (952) 930-0~30 Fax (952) 930-0631
N, C
BROADWAY COURT
ROBBINSDALE, MN
RIVERS EURO..AMERICAN BISTRO
CHICAGO, IL
10 11 TH Avenue South Hopkins, MN 55343
.......
~
"t
~
h.
~'
~"''''''''''''''''''
fI!:e~7"tI~"f'Nr
" eXISTING?
"oPM''MCRC/AL.
IJVIL.I?INt?
-M~ I AI.7/ IS f:;&; I
. W//le 5/1pp
/?erA-It..
~
~
~
~
~
~
~
\-...
'"
'Plan '"" .. "
. a. _" .
1 April 2001' , --=
-Beard Group - Dominium IncoriJOrated _ SKV Group .::
""
e
.)
DOMlNIUM
OlMl~I&Aqakitian.LlC