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Memo Prelim Survey Results HRA Property ~- . C I T Y o F HOP KIN S ~ M E M 0 RAN DUM DATE: January 29, 1993 TO: HRA FROM: Nancy Anderson SUBJECT: Preliminary Survey Results - R.L. Johnson property/HRA property - - L INTRODUCTION The following are the preliminarv survey results from the HRA and the Planning Commission. As of the date of this memo, two Planning Commission members have not submitted their survey. It should be noted that the The Planning commission did not have all the questions the lIRA had as . some of the HRA questions were non-land use related. Also, please note that many of the questions were not answered by all respondents and that 1n several cases a respondent answered a question with more than one answer. Attached 15 the raw survey data as well as a copy of the original survey. II. EXPLANATION OF SURVEY RESULTS Please note that staff will have completed its final analysis on the survey results and will have any additional findings available for the HRA meeting. To help understand how the results were compiled for the "General Uselt categories the following serves as an explanation: SERVICE ORIENTED, NON-PRODUCT RELATED ---1. The four after the title indicates that four respondents indicated th~ use was acceptable. ~ l -L 2 -L J day care e In this case day care received two votes for a very acceptable use, two votes for acceptable, and one vote not acceptable. .2 . 1II. BRA RESULTS The following are the preliminary survey results from the HRA: Question 1 0 Supportive of selling or providing an easement for BRA property Question 2 0 There is a preference to sell the HRA property Question 3 0 HRA appears willing to sell at a negotiated price Question 4 0" HRA appears willing to reduce land price for a desirable development project Question 5 0 Majority indicated they want a development project for the entire property or at a minimum a ma~ter.pLan Question 6 0 Three respondents are willing to wait for the lIright developmentll Question 8. No real clear direction was given regarding whether one of the parcels could be developed with a less desirable use. QUESTION 9. e The two top votes In the General Use categories was "food" and the "office/medical" category. The following uses received the most very acceptable and acceptable votes lD these categories: 0 bank/main facility 0 family oriented restaurant. 0 general office 0 delicatessen 'l'he family oriented restaurant received five number one (very acceptable) votes and the bank and general office each received four very acceptable: votes. "Fast food restaurants" and "bank-drive thruU received four lfacceptableU votes Three General Use categories each received four votes. These categories are the following: 0 auto related 0 service oriented, non-product related 0 entertainment staff fe.els that- the results from the. auto related category e are unreliable. If a category was considered undesirable, it was not to be checked and completed. Many of the HRA members filled ln all the categories. From the results for 3 . the uses of the auto related category it appears that auto related uses are not considered desirable by 4 of the 5 HRA members. The following are the uses ln the II service oriented, non- product related" and "entertainmenttl category tnat received the most votes: 0 live theater 0 mOVle theater 0 day care The category of uservice oriented product relatedU received only two votes for an acceptable use. IV. PLANNING COMMISSION RESULTS . The following are the preliminary survey results from the Planning Commission: 0 The Planning Commission indicated that either the site should have a master plan for the entire property or there should be a development project for the entire property. . 0 Most thought one of the sites could have a less desirable use and the less desirable use should be on the interior lot. The most votes from the Planning Commission ln the General Use category was ln the category of fI food II . In the food category the most "very acceptable" votes were for a "family oriented restaurant. fI The other General Use category' that received four votes was flentertainmentll. The following two uses received four "very acceptable" votes: 0 live theater 0 movie theater The General Use category' of "general retail" and "Office/medical" also received five and four votes respectively. The following are uses ln those categories that received the most "very acceptable II votes: 0 banks/main facility 0 clinics 0 dental/med lab 0 general office 0 general merchandise e The least desirable General Category use indicated by the Planning commission were the "auto related" uses. 4 . V. liRA AND PLANNING COMMISSION RESULTS From looking at the combined results from the HRA and the Planning Commission it appears the following General Categories received the most votes: 0 food 0 office/medical Within those categories the following uses are the uses that both the HRA and the Planning Commission picked as the most acceptable uses for the site. 0 family oriented restaurant 0 banks/main facility 0 general office ~ One difference between the Planning commission and the HRA, the COTIuuission picked both live theater and movie theater uses as one of their top choices as a very acceptable use. Whereas, only two of the HRA members picked either types of theaters as very acceptable. Both the Planning commission and the HRA picked the General e Category of "auto related" uses as not acceptable. e . HRA SURVEY RESULTS 1. If the circumstances were right in terms of sale price and/or use, are you supportive of selling or providing an easement on all or a portion of the HRA/city property to be incorporated into the abutting property owned by R.L. Johnson? 4 Yes No 2. If you answered "yesll to the above, which of the following do you prefer? ~ 3 Sale 1 Easement 1 No preference J . If the property is sold should the sale price be based . on: appraised value Same price as adjacent R.L.J. property 4 Negotiated price 4. Would you be willing to provide an incentive, l.e. reduced land price to secure a project for this area which in you opinion provided a strong positive benefit for the City? 4 Yes No 5. In conjunction with development of the R.L. Johnson property which of the following are you willing to consider in relation to a sale or easement of the city/HRA property? Development project for'only a portion of the site e Development project for only a portion of the site with a master plan for the entire propertY---2 Development project for the entire property~ ., --c . Development project for the entire property~ 6. Are you willing to wait if necessary to secure the !fright" development for this area? 3 Yes No 7 . Are there any specific design considerations that you would like to see incorporated into a development project on this site? 0 first rate exterior 0 extra landscaping 0 entrance to Hopkins ~ 0 not especially, but would like to avoid the cookie-cutter type of corporate architecture that is usually evidenced by McDonalds, etc. 0 none other than nice looking brick structure 0 landscaping and signage and lighting carrying out our Mainstreet design 0 quality construction, significant landscape for a . maJor corner 8 . If the site was developed with two uses, could one of the parcels contain a less desirable use? 1 Yes 2 No 0 let market decide this 0 both must be desirable, but obviously some better than others If yes, which one; Interior parcel---2 Corner parcel 9 . GENERAL RETAIL--2 - 1 - 2 J ] Convenience store ~ 1 - 2 ~ ] General Merchandise ~ 1 ~ 2 ~ ] Hardware ~ 1 - 2 ~ ] Used Merchandise e J . SPECIALIZED RETAIL--2 1 1 ---L 2 1 3 Appliance store - 1 ---L2 ~ 3 Bakery - 1 - 2 ~ 3 Boutiques ----L- 1 -L-2 1 3 Electronics 2 1 2 1 3 Furni ture store - - - 1 ~ 2 ~ 3 Music store - 1 ~ 2 -L- 3 Paint & wallpaper - 1 -L 2 1 3 Sporting goods - - 1 - 2 3 3 Video sales AUTO RELATED---.1 - 1 - 2 ~ 3 Accessory & parts 1 2 4 3 Cycle/snowmobile - -- ---..L.-. 1 - 2 3 ] Motorfuel station - 1 - 2 4 3 Repair - motor - 1 - 2 4 3 Repair - autobody SERVICE ORIENTED PRODUCT RELATED 2 . - 1 - 2 2 3 Barber/beautician - 1 2 --.-L 3 Costume/formal wear - - 1 - 2 ~ 3 Dry Cleaning/laundry - 1 - 2 2 3 Photography/studio - 1 - 2 2 3 Print shop - 1 - 2 2 3 Rental - 1 - 2 2 3 Taxidermist SERVICE ORIENTED, NON-PRODUCT RELATED ----.1:. - 1 ~ 2 ~ 3 Dance studio 2 1 ~ 2 ---.L 3 Day care - 1 --L 2 ~ 3 K~rate, health club ENTERTAINMENT~ - 1 - 2 4 ] Bar/tavern - 1 ] 2 1 3 Bowling/table tennis ---..L.-. 1 ~ 2 --.l..- 3 Clubs (private/non-profit ~ 1 ---L 2 ~ 3 Live theater ~ 1 1 2 1 3 Movie theater - 1 - 2 4 3 Pool hall - 1 ---L 2 3 3 Roller rink 1 2 -----=1- 3 Video arcade - - e .) . FOOD ---2. --L 1 -1--2 --L 3 Delicatessen -2- 1 - 2 - J Family oriented restaurant - 1 -L 2 -L 3 Restaurant/fast food OFFICE/MEDICAL--2 ~ 1 -L 2 - J Bank - drive thru 4 1 - 2 -L 3 Banks/main facility --1-. 1 ---L 2 --L 3 Clinics -1-1 --L-2 _ 3 Dental/med lab 3- 1 - 2 - 3 General office ..-1.- 1 -L 2 - 3 Research labs --1-. 1 ---L2 - 3 Veterinary Clinic . ~O. GENERAL COMMENTS I would be willing to negotiate the land cost to zero if a portion of the property 1S developed as a benefit to the City of Hopkins. For example, I would like to see a building that makes a statement about the type of building we wish to see in Hopkins. One idea would be a multiple use e building containing day care, medical, offices and a n1ce restaurant with detail glven to landscaping. We have concentrated on the visual aspects of the downtown area, detailing the feel of the small to'WIl mainstreet. Let's capitalize on that feel and carry that over to the area of County Road ] - This 1S a prlme pl€Ce of property, seen by hundreds of commuters every day and should make a positive statement about Hopkins. We need an excellent adult restaurant In Hopkins; lS there a site for a expanded Park Nicollet Clinic, can we get an independent bank, (citizens, Minnetonka, etc) to locate there, a womens and mens clothing store (Gap?) or dresser clothing (Foursome) , or ? The site 1-S potentially served by LRT making it an office site where employees could commute without the need for automobile. What about government/non-profit? While we would need to be aware the property tax impact, but other benefits might off-set those loses. Before conunenting on retail, I would like to get downtown (grocery store) settled first. The trouble with retail is that you cannot specify the kind-once retail lS let ln, the store could be changed to something we would think not acceptable. e I feel with the amount of traffic and visibility of this site it should be attractive to some investors, I have always felt strongly we need a general merchandise store In 5 . Hopkins- We should allow R.L. to have or purchase the HRA property to develop it. We should let HRA know our desire is for a Pamida, Wal-Mart or something like this type of commercial venture. The people who call me want this type of shopping in Hopkins. Why' we are so against developing this parcel when we cannot get anymore developments in our CBO is foolish. None of the council has any idea what to do about this (except not to hurt the CBD) sell the land to R~L~ and let the market decide. No gas station unless Youngsted~ I believe we need to be proactive but not panic. The timing is or will be right soon. See if an opportunity to start fresh discussions with developer. We must insist on either development of full site or a master plan - not just one lot. It will be a loss if it develops without city land - much less of a gain from such a project (unless I'm surprised). I think we should look strongly at first bank drive through- assuming Taits project may go ahead. Best combinations with . that would be: child care, family restaurant, fast food restaurant (high quality). Also consider a Club facility - some day we will have (or should have) a joint facility for American Legion, VFW, Elks, etc. Also negotiate access to large site with road system, and utilities if necessary as part of master plan. ZONING AND PLANNING COMMISSION SURVEY RESULTS l. In conjunction with development of the R. L. Johnson property which of the following are you willing to consider In relation to a sale or easement of the city/HRA property? Development project for only a portion of the site~ Development project for only a portion of the site with a master plan for the entire property ~ Development project for the entire property ~ . I) . 2 . Are there any specific design considerations that you would like to see incorporated into a development project on this site? 0 berming of parking lots 0 grassy medians in lots 0 design of project to incorporate Mainstreet design 0 height of 1-1 1/2 stories on County Road J 0 modern design on County Road J to blend into surroundings 0 tie into downtown design theme 0 pedestrian and bicycle safe zones 0 lImini pack" - tables/benches/trees/bike racks/drinking/fountain 0 restroorns 0 information facility (this could take many shapes/mediums) 0 outdoor public telephone 0 a design utilizing the entire County Road J frontaqe for the entire property thus not shielding the back portion. Also incorporate landscaping consistent with County Road 3 plan. e J. If the site was developed with two uses, could one of the parcels contain a less desirable use? 4 }'cs J. no If yes, which one: Interior parcel 2 if possible Corner p3rcel ---1 GENEr~L RETAIL --2 1 --L '1 ., 3 Convenience store - .G ~ --2- 1 ~ 2 - 3 General Merchandise - 1 ~ 2 -L 3 Hardware 1 " 5 3 Used Merchandise - ~ L e 7 . SPECIALIZED RETAIL 4 - 1 -L 2 - 3 Appliance store ~ 1 ---L 2 - 3 Bakery 1 1 -L 2 3 Boutiques - -.L 1 -L 2 - 3 Electronics ----L 1 3 2 - 3 Furniture store ~ 1 ---L 2 - 3 Music store - 1 -L 2 - 3 Paint & wallpaper ~ 1 4 2 - 3 Sporting goods - 1 4 2 - 3 Video sales AUTO RELATED--2. - 1 ----L 2 1 3 Accessory & parts - 1 1 2 ----L 3 Cycle/snowmobile . . - 1 ----L 2 ----L 3 Motorfuel station - 1 2 --L 3 Repair - motor - - 1 - 2 ~ 3 Repair - autobody SERVICE ORIENTED PRODUCT RELATED--1 ----L 1 1 2 1 3 Barber/beautician . -.L 1 1 2 - 3 Costume/formal wear ----L 1 ----L 2 ----L 3 Dry Cleaning/laundry 1 1 ----L 2 ----L 3 Photography/studio 1 1 ----L 2 ----L 3 Print shop - 1 2 2 - 3 Rental - 1 1 2 2 3 Taxidermist SERVICE ORIENTED, NON-PRODUCT RELATED 3 ---L 1 - 2 - 3 Dance studio -.L 1 1 2 - 3 Day care ~ 1 - 2 - 3 Karate, health club ENTERTAINMENT~ - 1 1 2 3 3 Bar/tavern ----L 1 2 2 1 3 Bowling/table tennis - 1 4 2 - 3 Clubs (private/non-profit -L 1 - 2 - 3 Live theater ---.1.- 1 - 2 - 3 Movie theater - 1 1 2 3 3 Pool hall - 1 2 2 2 3 Roller rink - 1 1 2 3 3 Video arcade . . \~ ,) . FOOD ---2 -L 1 --L 2 - 3 Delicatessen -2- 1 - 2 - 3 Family oriented restaurant -L- 1 -L 2 -.L 3 Restaurant/fast food OFFICE/MEDICAL~ ---L 1 ---L ., ---L 3 Bank - drive thru L. -L 1 --L 2 - 3 Banks/main facility -L 1 ---1-2 - 3 Clinics ---L- 1 ~2 - ] Dental/med lab --L 1 -L2 - 3 General office -L 1 -L 2 - 3 Research labs -L 1 ~ 2 - ] Veterinary clinic , . . _n_ . January ~993 COUNTY ROAD 3/11TH AVENUE SURVEY Name: Date: 1. If the circumstances were right in terms of sale price and/or use, are you supportive of selling or providing an easement on all or a portion of the HRA/City property to be incorporated into the abutting property owned by_R.L= . Johnson? Yes No . 2. If you answered "yes It to the above, which of the following do you prefer? Sale Easement No preference 3. If the property is sold should the sale price be based on: Appraised value Same price as adjacent R.L.J. property Negotiated price incentive, . 4. Would you be willing to provide an l.e. reduced land price to secure a project for this area which ln your opinion provides a strong positive benefit for the city? Yes . No count_y HOdel J 11J th A venur" Survejr }l.'1g2 " . 5. In conjunction with development of the R.L. Johnson, property which of the following are you willing to consider lD relation to a sale or easement of the city/HRA property? Development project for only a portion of the site Development project for only a portion of the site with a master plan for the entire property Development project for the entire property 6. Are you willing to wait if necessary to secure the Urightll development for this area? - Yes No 7. Are there any specific design considerations that you would like to see incorporated into a development project on this . site? 8. If the site was developed with two uses, could one of the parcels contain a less desirable use? Yes No - - . If yes, which one: Interior parcel Corner parcel 9. Complete the following section as follows: - Identify with an "XU on the attached page the major use categories (marked with *) which would be acceptable to you for development on the R.L. Johnson/city property_ - Identify with a number I, uses under each major . category heading which you identified, which would rank very acceptable. ---. -- -" County Road ljllth Avenue Survey Page J . - Identify with a number 2, uses under each major category which you feel would be acceptable. - Identify with a number J, uses under each major category heading which you feel would not be acceptable. *GENERAL RETAIL *SERVICE ORIENTED, - NON-PRODUCT RELATED Convenience store - - General Merchandise Dance studio - Hardware _ Day care - Used merchandise (Goodwill) Karate, health club - ~ , *SPECIALIZED RETAIL * ENTERTAINMENT ~ ~ Appliance store Bar/tavern Bakery === Bowling/table tennis ~ Boutiques Clubs (private/non- Electronics --- profit) ~ . Furniture store Live theater ~ --- Movie theater Music store === Paint & wallpaper --- Pool hall ___ Sporting goods --- Roller rink --- Video sales Video arcade --- - *AUTO RELATED *FOOD - ~ Accessory & parts Delicatessen ~ Cycle/~nowmobile === Family oriented Motor fuel station restaurant Repair - motor ___ Restaurant/fast food === Repair - auto body *SERVICE ORIENTED *OFFICE/MEDICAL PRODUCT RELATED ~ Bank - drive thru ___ Barber/beautician --- Banks/main facility ___ Costume/formal wear --- Clinics - ~ Dry cleaning/laundry Dental/med lab --- ~ Photography/studio General office - Print shop Research labs ~ === Veterinary clinic Rental --- . Taxidermist --- -- - --- --- CUlln 1-_y },'o.:td JjJlth Avenue Survey P.:Jg'~ J: . 10. Please provide any comments concerning the above questions and your responses or any other comments concerning the development of this property. - . . JKOl123B . \~~) LOCATION MAP \'_~ IDI IlcO I (2) (2) __ ....."., ........... ..... ."" ... ~ ~.. .... I . . 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