Memo- Shared Use Agreement-St. Joseph's Chruch
. [ Office of the City Manager I
Memorandum
To: Honorable Mayor and Members of the City Council
From: Steven C. Mielke, City Manager ~
Date: January 6, 1999
Subject: Shared Use Agreement-St. Joseph's Church
For a number of months, city staff and representatives from St. Joseph's Church have
been discussing the potential of the city sharing the use of the church's parking lot
between 12th and 13th Avenues south of Mainstreet. An outline of the discussions is
attached, and staff is looking for direction from the City Council relative to this concept.
Entertainment district parking
e Since the opening of the cinema and the arts center, parking in and around the
entertainment businesses has become a thorny issue. Traffic analysis done prior to the
completion of the arts center suggested that parking spaces were adequate in number
surrounding the entertainment complexes, but that management was a key to the
success of the parking system. Both the cinema and the arts center are doing
extremely well, and thus, there are times when a heavy strain is placed upon the
parking system, generally Tuesday, Friday, and Saturday evenings. There is also a
crunch during afternoon performances for some of the Hopkins Center for the Arts
performances. Especially hard hit is the parking lot near Tait's and Boston Garden,
since it is the closest parking lot to the front door of the entertainment businesses. Mr.
Tait and Mr. Hanlon both have indicated that at times, their businesses are being
affected negatively by the entertainment businesses.
Long-term employee parking
The parking system, in its current configuration, allows for free parking during the day in
Lot 900 (north of First Street North, off of Tenth Avenue). With the US Bank building
being full, that free parking lot has completely filled up and we are having continued
problems with long-term employee parking in the customer lots. While there is a need
to look at long-term parking solutions to the parking system, there is at least evidence
to suggest that an additional parking lot for daytime parkers in the southwest quadrant
of the central business district would be helpful in maintaining a parking system.
e
Shared Use Agreement St. Joseph's Church
Page 2
. HBCA parking task force
The Hopkins Business and Civic Association appointed a task force of businesses
surrounding the Lot 500 area, as well as representatives from Child's Play Theatre
Company and other businesses, to review and discuss the parking needs in and around
the arts center area. That group has recommended to HBCA that additional parking
around the arts center area be considered. Staff worked with this task force and
analyzed a variety of areas (see attached information). The task force ultimately
recommended that prior to the city considering a purchase of additional property for a
parking lot, attempts be made to utilize existing parking lots in and around the
downtown area. The most notable, of course, is the St. Joe's parking lot.
St. Joseph's discussions
The agreement outlined suggests several motivations for both St. Joseph's Church and
the city to consider a shared use of the church's parking lot. As staff has discussed this
issue with the church representatives, we have attempted to treat the discussions as if
we were adding another parking lot to our system, even though we would not be
physically taking title to the lot. Thus, assuming a long-term agreement is entered, the
church would enjoy the benefit of the city maintaining and treating the lot as if it was
part of our central business district parking system. At the same time business owners,
employees, and visitors to the town, would have the ability to use the lot as if it was part
of the city's system. It should also be pointed out that there are other parking lots in our
e system that the city does not own.
As with the other lots, we do not charge assessments against city controlled parking
lots, and thus it is suggested within the agreement that the city would accept the
assessments for the upcoming street projects surrounding this parking lot.
Vacation of 13th Avenue South
The upcoming street project suggests reconstruction of 13th Avenue South from
Mainstreet to County Road 3. St. Joseph's Church is interested in having the city
vacate that property and turn it over to the church. In order to accomplish this, the city
would have to pass an ordinance vacating the street. We have already heard from
apartment owners on the southern part of 13th Avenue, who are going to object to the
elimination of that right-of-way. In spite of that objection, staff is of the opinion that 13th
Avenue is not critical to the city's transportation system, and could be vacated in order
to help create a greater campus effect for St. Joseph's Church.
Staff will discuss the specific provisions with the Council at the work session. If there
are any questions prior to the Council work session, please feel free to call the City
Manager or Steve Stadler, Public Works Director.
Mayorccs h ared u seagreesljoe
.
e DRAFT AGREEMENT OUTLINE 2nd draft
SHARED USE OF 13TH A VENUE SOUTH AND ST. JOSEPH'S
CHURCH PARKING LOT
PURPOSE:
Whereas: The City of Hopkins wishes to;
1. Provide additional parking in the Central Business District Entertainment
Area.
2. Reconstruct 13th Avenue South due to poor public street conditions.
3. Efficiently utilize existing parking lots in and around the Central Business
District before constructing new parking lots or parking structures.
Whereas: St. Joseph's Church wishes to;
1. Provide a better, safer connection between the church buildings and the
parking lot.
2. Reduce exposure to street reconstruction assessments.
. 3. Provide safe and enjoyable recreation areas for church school students.
4. Address the existing pressure for parking lot usage by unauthorized users.
5. Be a partner in the revitalization of the Central Business District.
AGREEMENT:
It is hereby agreed that the City of Hopkins and St. Joseph's Church will enter into a
long-term agreement to accomplish the following;
l. The City of Hopkins will:
a. Vacate 13th Avenue from the southerly Right of Way (ROW) of the
alley south of Mainstreet from lih Ave to 13th Ave. to the northern
edge of the Church playground east of 131h Ave. (about 300 feet
vacated). An easement will be reserved for utilities.
b. Construct a grass area over the remaining ROW from 1st South to the
vacated ROW.
c. Provide for an optional future vacation of the area described in I b for a
future building project by St. Joseph's Church on the existing
playground area. Such vacation shall be at the discretion ofthe City.
(This is an unresolved issue. The Church would prefer a vacation of
this ROW)
.
------
. d. Construct additional parking areas along lih Ave. The additional
parking areas will be south of the existing parking lot and shall
include:
1) The single family dwelling property on the corner of lih Ave
South and 1 sl Street South (PID 24 11722340087). It is
understood that the City will deed the property to the Church
at the conclusion of the improvements.
2) The grass area directly north of the single family dwelling.
Constructions of the new parking areas are subject to assessing the
cost of the additional lots to benefiting properties in the Central
Business District.
e. Maintain and upgrade the existing church lot by:
1. Designing and installing 2 curbcuts to replace the existing 1
curb cut onto 1 ih Ave.
2. Installing lights to provide adequate nighttime vision.
3. Striping the lot as necessary.
4. Providing for surface maintenance such as plowing, sanding,
filling potholes or reconstructing the surface.
5. Providing security as provided for other municipal lots.
6. Providing liability insurance coverage.
.L Reserving usage of the lots for the Church Fall Festival and similar
church el'ents.
. & Constructing 2 basketball courts on the northeast corner area of
Central Park. The location of the COllrts is to be done with the input of
the Church.
h. Reserve the option for the City to construct additional parking in the
northeast corner of Central Park with access from 1 st Street South.
I. Hold St. Joseph's Church harmless from street assessments in those
areas which are now assumed to be the responsibility of the City (i.e.
1 ih A venue South or future construction of access road described in
1 h. (This is an unresolved issue. The Church wants no assessments for
the term of this agreement.)
2. St. Joseph's Church will:
a. Provide for the shared use of the existing and new parking areas by
allowing usage of the lot as a parking facility similar to those other
vat"king lots within the Central Business District.
b. Be responsible for any improvements to the vacated 13th Avenue areas.
c. Provide any necessary easements for access and maintenance of the
parking areas.
d. Allow the removal of the basketball equipment from the parking areas.
e. Assume control and responsibility for the parking areas at the
expiration of the agreement.
.
. January 6, 1999
COSTS ASSOCIATED WITH FUTURE PARKING LOT OPTIONS
OPTION I.
Location 1213 Main Street - Owner Gilford Johnson
1209 Main Street - Owner Gilford Johnson
Lot Sizes 1. 53.5 x 130"" 6,955 Bldg. Size"" 1,278 sq. ft.
2. 59 x 130 "" 7.670 Bldg. Size "" 5.262 sq. ft.
Total"" 14,625 sq. ft. 6,540
Estimated
Market Value $138,200 (includes both parcels)
Demolition Costs Bldg. #1 "" $ 5,751
($4.50 x Bldg. sq.ft.) Bldg. #2 = $23,679
Total "" $29,430
. Estimated #
Parking Stalls 28
Relocation Costs ?
Parking Lot Construction Estimate $56,000
Total Costs Estimate $231,365
Total Option Cost Per Stall $7,987
Tax Payer St. Joseph's Church
Loss of Annual Tax
Revenue $4,754 per year
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. OPTION II.
Location 33 12th Avenue North - Owner F. & S. Nelson
29 12th Avenue North - Owner Thomas Pront
25 12th Avenue North - Owner James Johnson
21 12th Avenue North - Owner Ray Krieg / tax payer ~
J.A. Palmer & Bistodeau
Lot Sizes 1. 50x 124.42=6,221 Bldg. Size = 1,149
2. 50 x 124.58 = 6,229 Bldg. Size = 845
3. 50 x 124.74 = 6,237 Bldg. Size = 936
4. 50 x 124.90 = 6.245 Bldg. Size = L 175
24,932 sq. ft. 4,105 sq. ft.
Estimated Market
Value $366,000 (includes all four parcels)
Demolition Costs Bldg. #1 = $4,021
Bldg. #2 = $2,958
Bldg. #3 = $3,276
e Bldg. #4 = $4.113
Total = $14,368
Estimated #
Parking Stalls Estimate = 80
Relocation Costs ?
Parking Lot Construction Estimate = $160,000
Total Costs Estimate = $540,368
Total Option Cost
Per Stall Estimate - $6,755
Loss of Annual Tax
Revenue $4,708.94 per year
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. OPTION IlIA.
Location 1. 1222 Main Street (Park Apholstery) - Robert Hall
2. 1218 Main Street (Embroidery Shop) - Robert Hall
3. Empty lot east of 1218 Main Street ~ D. Helmer & L.
Grotenhuis
4. 1200 Main Street (Guns & Ammo) - Mildred Fine
Trust
5. 1206 Main Street (Manka Beans) ~ Jeffery Fine
Trustee
6. 1200 Main Street (Carpet resources) - D. Helmer & L.
Grotenhuis
Lot Size 1. 45 x 130 = 5,850 Bldg. Size = 3,760
2.45 x 130 = 5,850 Bldg. Size = 1,033
3.45 x 130 = 5,850 Vacant Property
4.22.5 x 130 = 2,925 Bldg. Size - 1,430
5.22.5 x 130 = 2,925 Bldg. Size - 1,013
6.45 x 140 = 6,300 Bldg. Size = 5,770
13,006
Relocation Costs ?
. Estimated Market Value $435,400 (includes aIJ six parcels)
Demolition Bldg. #1. =$16,920
Bldg. #2. = $ 4,648
Bldg. #3 - $ 6,435
Bldg. #4 = $ 4,558
Bldg. #5 = _$25,965
$58,526
Estimated # PKG. Stalls Estimate =48
Parking Lot Construction Estimate =$56,000
Total Costs Estimate $549,926
Total Option Cost
Per Stall Estimate = $11,456
Loss of Annual Tax
Revenue $17,977
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OPTION IIIB.
Location St. Joseph's Church Parking Lot - Owner St. Joseph's-
See Agreement and map
46 12th Avenue South - Residential Lot - Ray Melchion
Lot Size 18,200 sq. ft.
50 x 133 = 6,650 Bldg. Size = 897 sq. ft.
Estimated Market Value $212,500 (includes residential lot = $70,000)
Estimated # PKG. Stalls 198 (includes residential lot = 24 stalls)
Demolition Cost $4,037
Parking Lot Construction Guestimate $25,000 + (Re-striping, lighting and fence
removal)
Total Cost $241,537 (no purchase cost, however, the costs will be
. incurred by parking lot construction and play ground
equipment as outlined in the enclosed agreement by Steve
Mielke)
Total Option Cost $1,219
Per Stall
Loss of Annual Revenue $1,101 (residential lot) and street assessments
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. OPTION IV.
Location 1. 10 12th Ave. N. - Owner Henry Mason
2. 14 12th Ave. N. ~ Owner 1.8. & W.L. Chisham
3..18 12th Ave. N. - Owner Anna Miles
Lot Sizes 1. 49 x 123 x 51 x 123 = 6,150 Bldg. Size = 1,950 sq. ft.
2.55 x 123 = 6,765 Bldg. Size = 1,488 sq. ft.
3.45 z 123 = 5.535 Bldg. Size = lA64 sq. ft.
18,450 4,702
Estimated Market Value $302,100
Demolition Cost Bldg. 1. = $8,775
Bldg. 1. = $6,696
Bldg. 1. = $6,588
Total = $22,059
Estimated #
Parking Stalls 60
. Relocation Cost ?
Parking Lot Construction $120,000
Total Costs Estimate $444,159
Total Option Cost Per Stall $7,403
Loss of Annual Tax
Revenue $4,675
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. OPTION V.
Location Parking lot south of Lot 100 - Lommen Partnership
Lot Size 18,200 sq. ft.
Estimated # of
Parking Stalls 90
Estimated Market Value $207,600
Demolition Cost None
Relocation Cost None
Parking Lot Canst. Cost None - Parking lot already exists, but possibly resurfacing,
striping and more lighting
Total Cost Estimate = under $250,000
Loss of Annual Tax
. Revenue $5,413
OPTION VI.
Add an additional 50 stalls to the Municipal Ramp at a cost of approximately $5,000 per
stall totaling $250,000.
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