Memo Work SessionDATE: June 18, 1993
CITY OF HOPKINS
MEMORANDUM
TO: Honorable Mayor, City Council and Council Elect Hesch &
Maxwell
FROM: Tom Harmening, Community Development Director
Jim Kerrigan, Director, Planning & Economic Development
SUBJECT: WORK SESSION - JUNE 22, 1993
I. PURPOSE OF DISCUSSION
The purpose of this work session is to provide an
opportunity for the existing and incoming Council members to
discuss current and future economic development efforts of
the City. It is anticipated this discussion will focus
primarily on economic development related issues in downtown
Hopkins with particular emphasis on the proposed grocery
store and entertainment complex project. It is proposed
that the discussion relate to the overall issues of these
potential projects from both a land use /physical development
and financial perspective.
This memo is made up of the following components:
o General overview of redevelopment and economic
development projects which have been identified, and
related financial issues
o Overview of the grocery store and entertainment project
o Overview of land use and related traffic /parking issues
relative to these two projects
II. OVERVIEW OF REDEVELOPMENT AND FINANCIAL ISSUES
The City has, over time, identified a number of economic
development projects, redevelopment projects, or public
improvements which it would like to consider further for the
downtown area. For example the City identified in its
Comprehensive Plan two sites in the downtown area which
should be considered for redevelopment. These include the
Suburban Chevrolet site and the property on the north side
Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 2
of Mainstreet between Fifth Avenue and Eighth Avenue (see
attached Exhibit A). The City has also identified over time
other projects which should be considered for the Mainstreet
area. What follows is an outline of the various economic
development or redevelopment activities which have been
identified along with the potential costs. In addition
staff has outlined the level of tax increment revenues which
are available to facilitate these projects. Please keep in
mind that the expenditure and revenue estimates are based on
numerous assumptions and are subject to change.
o Potential Projects /Related Expenditures
Entertainment /Performing Arts Project - Suburban
- Acquisition
- Demolition & Misc.
- Performing Arts Facility
$1,000,000
100,000
$1,100,000
1,900,000
•$3,000,000
Mainstreet Reconstruction $300,000
($1,000,000 previously transferred
to this project. Includes
$100,000 for Shady Oak /Mainstreet intersection)
Bursch Acquisition $500,000
(Including demolition)
Grocery Store Development $2,000,000
Commercial Rehab Loan Program $900,000
($100,000 per year thru 2001)
Administration $650,000
($80,000 per year thru 2001)
Alleyscape Improvements $450,000
TOTAL POSSIBLE EXPENDITURES
o Revenue
Available TIF funds 5/93 $3,500,000
Future Bond Issue Capacity $3,000,000
$7,800,000
TOTAL AVAILABLE TIF $6,500,000
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 3
o Assumptions Used Relating to Analysis
- Bond Issue capacity based on analysis prepared by
Wilson Development Service. Could vary depending
on tax classification changes, timing of issue,
and lowering of CBD tax base due to allotments or
rebates.
- Estimate for TIF expenditures for Mainstreet
project is $1.3 million. One million already
transferred to Mainstreet Project in 1991.
- Bursch acquisition and Alleyscape estimate based
on allocation in 1989/1990 bond issue. These
figures could potentially be lower.
- Grocery store and performing arts project based on
most recent estimates.
- Revenue estimates relate only to funds in downtown
tax increment district. They do not include
dollars in City's Economic Development Fund.
- Revenue projections do not take into consideration
potential tax increment generation from projects.
- Expenditure estimate does not include
III. GROCERY STORE PROJECT
A. Background
redevelopment of Rudy Luther block.
Over the last several years there has been a strong
interest in constructing a larger grocery store
facility within the City of Hopkins. Based upon market
conditions, the general consensus seems to be that a
larger facility is needed in order to adequately
address the consumer needs within the market area. It
is generally felt that the existing 21,000 square foot
Tait's SuperValu is not large enough to meet these
needs.
In the fall of 1986 Ryan Construction submitted a plan
for the redevelopment of the Pines Mobile Home Court to
include a grocery store and approximately 38,000 square
feet of adjacent retail. Based on input from adjacent
property owners, business groups, and a land use study
completed by R.L. Wuornos and Associates, a decision
was made to not undertake this development. Ryan was
Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 4
subsequently asked to look at locating such a project
in the downtown area.
In the summer of 1987 Ryan Construction began looking
at a retail /grocery store development project for the
downtown area. The area that was originally considered
for this project was between Seventh and Eighth Avenue,
both north and south of Mainstreet. However, for a
variety of reasons it was decided that it was more
practical to look at redeveloping just the property
between Sixth and Eighth Avenue north of Mainstreet.
Between late 1988 and early 1990 a variety of
alternative plans were prepared and reviewed. In early
1990 a plan was prepared by Ryan which detailed the
construction of a 37,000 square foot grocery store and
20,000 square feet of retail space in this area. Due
to neighborhood concerns the project was scaled back to
only include the grocery store. However, by late 1991
it became apparent that it was not possible to proceed
with the project as the Hennepin County Regional
Railroad Authority was unwilling to approve a request
by the City of Hopkins to utilize their right -of -way
through this area to facilitate the project.
In mid 1992 the Council held a workshop session with
staff to discuss alternative sites for construction of
a grocery store in the downtown area. At this meeting
a staff report was presented which outlined 11
different scenarios for four different sites in the
downtown area. These four sites were:
o Suburban Chevrolet
o Bursch Restaurant site
o Block including existing Tait's store
o Area between 8th and 9th Avenue, north of
Mainstreet
In looking at various potential sites, the following
criteria was considered:
o Minimize the taking of Mainstreet commercial
buildings
o Minimize the taking of residential structures
o Minimize the taking of any substantial commercial
buildings
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 5
As a result of this discussion SuperValu was asked to
analyze these sites for construction of a facility.
Based on this analysis a decision was made by SuperValu
that the most logical alternative for building a larger
grocery store facility in downtown Hopkins was to
expand the existing grocery store. This alternative is
generally the plan that is presently being discussed by
the Council.
B. Summary of Current Proposal
The developer, Don Hagen, is proposing a project which
would involve the expansion' of Tait's SuperValu from
its current 21,000 square feet to 42,580 square feet.
It is also proposed that 9,700 square feet of
additional retail space be added as part of this
project. The additional retail space would require the
closure of Tenth Avenue.
In order to provide adequate parking for the grocery
store expansion, it is proposed the existing buildings
along Mainstreet between Tenth and Eleventh Avenues be
removed. It is also proposed that the First Bank Drive
Thru facility located north of the present grocery
store be removed, and possibly the Galaxy Building
located at the southeast corner of Tenth Avenue and
First Street North.
C. Financial Aspects of Current Proposal
The City has set aside $1.1 million of bond proceeds
for a grocery store project.
In the preliminary tax increment application, which was
approved on May 4, 1993, the developer identified a
request for approximately $1.7 million in public funds
to facilitate this project. The following are the
developer's cost estimates for the proposed usage of
public funds:
- Acquisition
- Relocation
- Demolition
$1,400,000
220,000
60,000
Staff has projected, based on estimated project costs
and a more conservative tax increment generation
calculation, that there would be a net public cost of
approximately $2 million. Neither staff's nor the
developer's estimate assumes the purchase of the Galaxy
building located north of Center Drug.
Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 6
D. Current and Future Process
Recently, the City Council agreed to enter into a
preliminary development agreement with Don Hagen to
begin undertaking the steps required in the project.
The purpose of the preliminary development agreement is
to provide additional information to the City
Council /HRA related to the project. By entering into
this agreement the City is not obligated to proceed
with the project. The information which will be
developed during the first phase of the agreement
includes the following:
- The overall estimated project cost
- Design issues and alternatives
- Relocation issues and alternatives
- Financing issues
Following completion by the developer of the first
phase a thirty day review process will be undertaken.
Based on information gathered from neighborhood groups,
business organizations, and meetings held by the
Planning and Zoning Commission and City Council /HRA, a
determination will be made on whether to proceed
further with analyzing the project. If there is
interest to proceed, the developer will be required to
enter the second phase of the preliminary development
agreement which includes the following:
- Phase I environmental assessment
- Execute option agreements with owners
- Traffic analysis
- A detailed financial pro forma
- Preliminary tenant commitments
- Preliminary financial commitment from private
lending institution
- Submission of a final tax increment
application
Upon completion of the preliminary development
agreement phase the City Council will then be faced
with the decision as to whether it wishes to proceed
further and enter into a final development agreement or
take some other action. This is discussed in more
detail later in this report.
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 7
E. Issues
Upon considering the plan as proposed by Tait's and
SuperValu, the following issues have been identified:
o Removal of Mainstreet buildings. In conjunction
with this issue are the following items to
consider:
- Impact on the downtown and community.
- Potential loss of existing tenants.
o Level of public assistance required in order make
the project feasible.
o Market issues as relates to the proposed project.
There are two questions regarding this issue:
- Will the proposed project adequately meet
market needs
- Can the existing store at 21,000 square feet
adequately serve the community and survive if
a larger store would enter the market area.
o Positive Aspects of the Project
There are a number of positive aspects as relates
to this project. These include the following:
- Creates a strong positive image for the
downtown which demonstrates to the real
estate market that both the public and
private sector are willing to make
substantial investments in the downtown in
order to keep it strong and viable. This
would be the largest new retail project which
has been undertaken in the central business
district for several years.
- Would help to maintain or create a central
focal point for the downtown area. This is
especially true if the entertainment complex
project on Suburban Chevrolet is also
undertaken. In a sense, this project could
develop a major retail hub in the downtown at
the corner of Mainstreet and 11th Avenue.
Would hopefully bring a new customer base
into the downtown area. SuperValu is
estimating that a number of individuals that
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 8
F. Alternatives
are presently doing their grocery store
shopping at facilities in areas other than
Hopkins would begin to frequent the downtown
facility. This additional customer base
would hopefully create additional
opportunities for other new retail in the
downtown area.
What follows are examples of alternatives relating to
the grocery store project.
o Undertake the project as proposed by the
developer. From SuperValu and Tait's standpoint,
this alternative allows them to construct a larger
facility with adequate parking which meets
customer needs and allows a grocery store to be
retained in the downtown area.
o Undertake an expansion of the existing store but
revise the proposed site plan to reduce the amount
of buildings required to be removed from
Mainstreet. The developer, in conjunction with
the preliminary development agreement, will be
exploring this alternative. Based upon a recent
parking analysis completed by staff and Benshoof
and Associates it does appear adequate parking may
be available for Tait's SuperValu with the Merriam
Park buildings remaining. This is discussed in
greater detail later in this report.
In conjunction with this alternative, it should
also be noted that staff has developed a site plan
which would have allowed the expansion of Tait's
without the taking of any Mainstreet buildings.
By acquiring just the First Bank Drive Thru and
liquor store the plan as proposed allowed for
construction of a 35,000 to 36,000 square foot
facility. However, SuperValu did not feel this
plan provided adequate parking or visibility for
the larger facility.
o Undertake no expansion of the existing facility.
Again, the market issues as detailed previously
need to be taken into account. It would seem that
if this alternative were undertaken, at a minimum
the existing store would need to be upgraded. The
City could possibly provide some financial
assistance to help facilitate this effort.
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 9
o Explore alternative locations. This has been
previously undertaken a number of times. It
appears there are really limited 'opportunities for
facilitating a larger grocery store in the
downtown area. Therefore, if staff was directed
to undertake this alternative it would seem that
sites outside of the downtown may also need to be
considered.
G. Future Actions Required
Based upon information received from the second phase
of the Preliminary Development Agreement, the City
Council /HRA will be asked to determine whether to
proceed with the project. Three options would be
available at that time:
A. Background
- A decision not to proceed with the project
- Request that the developer provide additional
information
- Authorize staff to prepare a final
development agreement for the project as
proposed or modified. .
If a decision is made by the Council /HRA to proceed
with preparation of a final redevelopment agreement,
the following processes would be undertaken as a part
of that agreement:
- Submission of final tax increment application
- Approval of conditional use permit
By entering into a final development agreement the City
would essentially be committing to undertaking a
project of some type.
IV. ENTERTAINMENT COMPLEX PROJECT
In 1990/1991 the City of Hopkins worked with Marcus
Corporation on the development of a movie theater in
downtown Hopkins. A number of sites were evaluated for
this project. Eventually a decision was made that the
best location was the Bursch property. The project
proposed the construction of a 20,000 .square foot 1,300
seat budget theater. Although the project appeared
feasible from a market standpoint, the developer was
unable to secure financing.
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 10
Subsequent to the Marcus Corporation project staff was
directed by the Council to undertake a request for
proposal process for redevelopment of the Bursch
property. Eventually a decision was made to work with
Frauenshuh Company on development of a new clinic
facility for Park Nicollet. To date nothing has
happened on this project. However, it appears there
may still be some interest by Park Nicollet for
development of this site once they have completed the
large scale development that they are presently
undertaking in St. Louis Park.
In conjunction with the request for proposal process,
Copeland - Mithun expressed an interest in undertaking a
restaurant or theater project on the Bursch property.
The Council at that time expressed an interest in
having the staff work with Copeland - Mithun on the
possibility of developing such a project on the
Suburban Chevrolet site which it was assumed would be
available for redevelopment in the near future. An
agreement was entered into which granted Copeland -
Mithun a certain amount of exclusivity for undertaking
such a project on this site.
At approximately the same time that staff began working
to any serious degree with Copeland - Mithun, Child's
Play Theatre approached the City concerning problems
they were experiencing at their present location,
Eisenhower School. Child's Play Theatre inquired of
the possibility of the City assisting them in securing
a new location. It was eventually decided that an
effort should be made to incorporate a project to meet
their needs in conjunction with the redevelopment of
the Suburban Chevrolet site. Copeland - Mithun did state
they would be willing to develop such a facility with
assistance from the City.
• In September of 1992, Steve Barberio of Child's Play
Theatre informed the Council that he had concerns
regarding when the Suburban Chevrolet site would become
available for redevelopment. As a result of
discussions with Mr. Barberio, staff was directed to
explore the possibility of a free standing performing
arts facility in the downtown area. A site that was
looked at for this facility was between 7th and 8th
Avenue north of Mainstreet, west of Hopkins Honda.
In December of 1992 staff presented an extensive report
to the Council regarding the feasibility of undertaking
a stand alone performing arts facility. In January of
1993 the Council basically made a decision that they
could not support a free standing performing arts
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 11
facility at that time. The Council did state it was
interested in considering such a facility being
incorporated as part of an entertainment complex
project with the Suburban Chevrolet site being
identified as the primary site for such a project.
As a result of this action staff continued to work with
both Copeland - Mithun and Child's Play Theatre to
address various issues as relates to implementation of
such a project. As a part of this process the City
obtained an option to purchase the Suburban Chevrolet
property. This option expires in March 1994.
In May the Council and staff met to discuss a variety
of issues regarding the performing arts facility.
These included the following topics:
o Potential size of facility
o Cost considerations
o Ownership - public versus private
B. Summary of Current Proposal
The following is currently being discussed as part of
the overall redevelopment of the Suburban Chevrolet
site in downtown Hopkins:
o Construction of a restaurant facility - 7,000 to
10,000 square feet
o Construction of a movie theater facility - 18,000
to 20,000 square feet
o Construction of a publicly owned performing arts
facility - 17,000 to 22,000 square feet
It is anticipated these three uses will take up a
majority of the site on the south side of Mainstreet,
with the north side of Mainstreet left available for
parking and possibly redevelopment purposes. A
majority of the parking for these uses will be
facilitated through the use of the parking ramp
adjacent to the site.
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 12
C. Financial Aspects of Current Proposal
The following are estimated public costs required to
undertake the entertainment complex /performing arts
project:
o Land acquisition, demolition, remediation
$1.1 million
0 17,000 to 22,000 sq ft performing arts facility
(assumes public owned facility)
D. Current Process
$1.6 to $1.9 million
Total $2.7 to $3 million
As part of the development agreement which is being
negotiated with Child's Play Theatre, they will be
required to provide $350,000 for necessary leasehold
improvements. If Minnetonka Dance were included in the
project they would be asked to commit to $100,000 in
leasehold improvements. These figures are above and
beyond the costs as noted above.
At the City Council meeting on May 18, 1993, the
Council indicated an interest in pursuing a publicly
owned performing arts facility with a size of
approximately 17,000 to 22,000 square feet., The 22,000
square foot facility would accommodate Child's Play and
Minnetonka Dance Theater. Copeland - Mithun, developer
for the project, has indicated an interest in
continuing to pursue development of the restaurant and
movie theater portion of the entertainment complex, in
conjunction with the City developing the performing
arts facility component of the project.
Staff is currently in the process of negotiating a
Development Agreement with Copeland - Mithun for
construction of the restaurant /theater facility. This
development agreement would require the developer to
complete the following:
o A preliminary site plan
o A preliminary project pro forma
o An application for concept review
o
Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 13
o A preliminary project timetable
o Preliminary letters of commitment from prospective
tenants
o Provide design schematic plans for the project
o Apply for conditional use permit and subdivision
of the property
o Final financing commitment
o Submission of construction plans
In conjunction with the agreement with Copeland - Mithun,
staff is presently proposing an "Agreement to Lease"
document. This agreement would be executed by Child's
Play Theatre and the HRA and detail various
responsibilities to be performed both by the City and
Child's Play Theatre. This agreement does make the
construction of the performing arts facility contingent
upon the restaurant /movie theater being constructed.
Attached is a preliminary timetable as relates to
completion of some of the major events required as part
of the process.
The option agreement currently held with the owners of
Suburban Chevrolet require that a closing be scheduled
by no later than March 15, 1994. Based on the schedule
for completing the various tasks within the Child's
Play development agreement, this date should be
attainable provided the agreement is executed sometime
in the near future.
The current draft of the development agreement with
Copeland - Mithun does not make construction of the movie
theater and restaurant contingent upon the performing
arts facility proceeding.
E. Issues
As related to the proposed performing arts facility the
Council has the following issues to consider:
o Size of the facility. With Child's Play Theatre it is
anticipated that they will need a facility of
approximately 17,000 to 18,000 square meet. However,
Minnetonka Dance Theater, which the Council is also
considering as a tenant of this facility, would need
4,000 square feet which would result in a total
facility size of approximately 21,000 to 22,000 square
Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 14
feet. If the Council wishes to proceed with this
project a final determination will need to be made at
some time within the reasonable future as to whether
the smaller or larger sized facility should be
constructed. Although there will be an additional
cost, schematic plans can be developed for both size
facilities. Following the completion of this process
the Council would definitely need to make a decision on .
facility size.
It should be noted that the staff recently contracted
with a local architectural firm to review the
preliminary design /layout of the Performing Art
Facility as proposed by CPT. In conjunction with this
review it was felt that CPT is being very realistic in
their request. However, it was felt that the overall
size of the facility may have to be increased by 2,500
to 3,500 square feet to reflect such things as wall
widths, additional circulation requests, mechanical
needs and storage. If this additional space was
required it could increase the overall public cost by
about $240,000 to $340,000.
o Cost issues. Child's Play Theatre, as part of their
lease, would agree to pay all operating costs as
relates to the performing arts facility. However, the
capital cost of construction would need to be borne by
the City. A very preliminary estimate of construction
costs would range from approximately $1.6 million for a
17,000 square foot facility to $1.9 million for a
22,000 square foot facility. This budget would allow
for a fairly basic facility without any special or
unusual amenities.
o Risk factors. What follows are factors associated with
the performing arts project:
- Possibility that Child's Play Theatre could have
financial or other types of problems that would
remove them as a tenant from this facility.
- Possibility that the City would be requested by
CPT to assume a portion of the operating costs.
At the present time Child's Play Theatre feels
comfortable that they will have sufficient
revenues to pay all the operating costs for the
term of the lease. If they did not experience the
growth that they are anticipating• there is a
possibility that they would not have sufficient
revenues to pay these costs. Under this scenario
they may be forced to approach the City for some
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 15
type of financial assistance to pay these
operating costs.
o Benefits of project. It would appear there are a
variety of benefits as relates to having a performing
arts and entertainment facility in the downtown. These
include the following:
- Drawing new customer base into the downtown area.
For example, Child's Play Theatre anticipates that
they will have an audience of approximately 60,000
people per year, many of which are children.
According to a study that Child's Play Theatre
completed many of these people presently do not
frequent downtown Hopkins.
As a result of this new customer base, hopefully
it would help to encourage additional
redevelopment and investment in the downtown area.
- It would help to create a unique identity for
downtown Hopkins. It appears that as suburban
retail development continues to occur, the niche
for downtowns is moving more towards businesses
such as service businesses, arts and
entertainment, and destination retail.
- Would provide a structure to undertake cultural
activities and public events in Hopkins.
- Would provide a positive resource for the use of
the youth in the community.
- Would allow for the redevelopment of a site which
is being vacated.
F. Alternatives
What follows are examples of alternatives relating to
the entertainment complex /performing arts center.
o Undertake the project as currently proposed
involving a publicly owned performing arts
facility, and a privately owned movie
theater /restaurant component.
o Undertake a project involving a movie theater/
restaurant and retail component in place of the
performing arts facility.
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 16
o Undertake project with performing arts facility
and alternative uses which do not include a movie
theater /restaurant.
o Utilize Suburban Chevrolet site for relocation of
grocery store and rehab existing grocery store for
use as performing arts facility.
o Do not redevelop site at this time.
G. Future Actions Required
If, at some point, the City Council is willing to
proceed further with the performing arts facility and
the entertainment complex, staff would propose the use
of the following agreements:
o Development agreement with Copeland - Mithun for
construction of a movie theater /restaurant
facility.
o Agreement to lease with Child's Play Theatre
V. OVERVIEW OF LAND USE ISSUES - GROCERY STORE AND
ENTERTAINMENT COMPLEX
At recent discussions concerning both the grocery store and
the entertainment complex it was stated that the staff
should look at how these projects interrelated with each
other and the downtown area as a whole. In response to this
request staff asked the firm of Dahlgren, Shardlow and Uban
and Benshoof and Associates to look at the information which
has been prepared for these projects and provide preliminary
comments as relates to urban design, parking, and traffic
issues.
Attached is information from Dahlgren, Shardlow and Uban
that has been received to date concerning this matter. In
their report they have detailed various elements which could
be incorporated into the overall design of these two
projects to insure that they are well incorporated into the
downtown area.
As relates to the parking and traffic issue, staff has
attached the preliminary findings from Benshoof and
Associates. In conjunction with their review they looked at
the following:
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Honorable Mayor, City Council and Council Elect Members
June 18, 1993
Page 17
JKDEVEL2
o The available parking spaces between Ninth and Eleventh
Avenue north of Mainstreet for the grocery store
project under various project scenarios.
o Parking demands as related to parking availability for
the entertainment complex project.
o Traffic issues.
The general conclusion was that there are sufficient off
street spaces within these areas to provide adequate parking
for the two projects as proposed.
With regard to the grocery store project Benshoof also found
that parking availability may be adequate under the scenario
of the Merriam Park buildings being retained. SuperValu may
or may not agree with these findings. Benshoof also
concluded that based on their initial analysis there may be
sufficient parking capacity in this area to support a small
development project, i.e., 5,000 square foot building on the
northerly Suburban Chevrolet parcel.
Lastly, Benshoof did not note any major transportation
problems would result from the two projects proceeding.
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•
CITY OF HOPKINS
MEMORANDUM
DATE: June 15, 1993
TO: Tom Harmening, Community Development Director
FROM: Jim Kerrigan, Director, Planning & Economic Development
SUBJECT: PRELIMINARY TIMETABLE, PERFORMING ARTS FACILITY
Task Days to Complete
- Execution of agreement to lease July /August 1993
- Preparation of specs for architect
and Project Manager (CM) 14 days
- Response period for architect - CM 14 days
- Interview and negotiate, approve and
execute contract for architect & CM 30 days
- Programming phase and schematic drawings 45 days
- Review and approval of schematic drawings 45 days
- Preparation of construction drawing 90 days
- Review and approve construction drawings 21 days
- Bid period 30 days
- Award and execution of contract document 14 days
- Start of construction 30 days
- Construction period 180 - 240 days
JK06143B
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MEMORANDUM
DATE: 17 June 1993
TO: Jim Kerrigan, Planning and Economic Development
Director
FROM: Geoff Martin
RE: Urban Design Assessment of the Entertainmen Complex
and Taits Expansion
Following is a summary of our preliminary assessment of the urban design implications associated
with the proposed Hopkins Entertainment Complex and the expansion of Taits Super Value.
Purpose
The main purpose of this assessment is to evaluate how the two projects may be integrated to fit
within the urban character of Downtown Hopkins and to maximize the parking efficiency. Our
study will focus on the urban design implications, such as, building massing, parking lot placement,
parking lot landscaping, buffering for adjacent residential uses, impacts on existing buildings and
the character of Main Street.
The recommendations formulated from this study should be evaluated in conjunction with the
parking and circulation assessment which is being prepared by Benshoof and Associaties. A plan
illustrating our recommendations will accompany this memo.
Assumptions:
C ONSUL 1N( PLANNERS
1 ANDSCi \PE ARCHITECTS
33)1) FIRST AVENUE NORTH
SUITE 2111
MINNEAPOLIS, A1N =H1111
632 339 3300
For the purposes of this assignment we are assuming the following:
• The Concept to be evaluated for the expansion of Taits is that which proposes the
removal of a full block of Main Street Buildings and introduces a suburban style
shopping mall within an urban context. We are also assuming: the city council has
reviewed the plans and staff reports associated with this concept; the council is
familiar with the issues related to the removal of Main street buildings that are
clearly stated in past staff reports and do not have to be repeated as part of this
assignment.
Twits Expansion
• This assignment will focus on recommendations for integrating, as much as
possible, the proposed projects into the urban development pattern and character of
downtown Hopkins.
PROBLEMS and OPPORTUNITIES
Main Street Frontage
The proposal calls for removing a full block of buildings fronting on Main Street between lOth and
1lth Avenues. The buildings that line Main Street form the "streetwall." The streetwall forms a
sense of enclosure to the street and contribute to the comfortable pedestrian scale associated with
Main Street.
This problem is compounded by the fact that mainstreet buildings have been removed from the
adjacent block for the used car lot. A two block void will be created in the " streetwall" if another
full block of buildings are removed between lOth and 1lth Avenues.
Recommendation:
Parking Lot Buffers: Taits and the Used Car Lot
To maintain the sense of a streetwall and enclosure that is created by a consistent line of buildings
along the sidewalk, an architecturally designed low wall should be incorporated along all the
parking lot frontage. This wall will also screen the view to the parking lots from Main Street.
The wall should be 36in. to 42in. high and designed to compliment the character of adjacent
buildings and the streetscape. Materials to be used should include brick, colored concrete,
ornamental steel, or a combination of all of the above.
Higher vertical elements such as ornamental lights, trees and possibly a gateway should also be
incorporated into the wall design to enhance the sense of enclosure for pedestrians on the sidewalk
(refer to the attached illustration).
Access points at the corners of the parking area proposed on the used car lot should be highlighted
with a gateway feature. These gateways will direct people to the crosswalks and discourage
j- walking between the theatre and the parking lot.
Both parking lots should incorporate buffers that are architecturally similiar to help integrate them
into the streetscape character.
Parking Lots:
As the proposals stand two full blocks of parking will be fronting Main Street. This situation will
open up a view to two blocks of parking from Main Street and from 1 lth Avenue which is a primary
entry to downtown. The two block expanse of parking will also provide little protection to
pedestrians from winter winds and will also contribute to dust and heat build up in the Downtown
core.
•
Recommendation:
Parking Lot Landscaping
Parking Lot Perimeters The perimeters of the parking lots fronting on the side streets should
incorporate a small setback, approximately 5 to 8ft. wide. The setback should be treated with a
combination of overstory or ornamental trees, shrubs, and a low brick, concrete, or metal picket
screen.
A loft. wide landscaped setback should also occur along the rear lot lines where the parking lots
are adjacent to residential property such as, the south edge of the Entertainment Complex and the
north edge of the proposed parking area on the used car lot. These edges should be treated with a
four season landscape that will incorporate a combination of overstory trees to buffer views from
upper level windows, evergreens, and /or an approximately 6ft. high fence.
Parking Lot Interiors Trees should be incorporated into the parking lot islands in the interior of the
lots to breakup the negative image created by large expanses of parking and also to provide shade,
reduce heat build -up and dust. Overstory trees or high pruned evergreens should be utilized in areas
where snow is likely to be piled.
The ground layer of the parking lot islands should be treated with materials that will not be damaged
by snow piling such as, loosely laid brick, flag or field stone, or perenials that die back each fall
such as daylillies or hosta.
Site Lighting The lighting utilized for the parking lots should be a maximum of 20ft. in height and
a similiar character to the standards used within the Main Street streetscape.
11th Avenue Frontage
Eleventh Avenue is one of the main north /south connections between Taits, Main Street, the
Entertainment Complex, and County Road 3. Streetscape elements should be extended one block
north and south of Main Street to enhance this linkage and entry to Downtown.
All the proposed parking lots along this route, including those proposed for the Entertainment
Complex, and Taits should incorporate an architecturally designed screen. The treatment should
include materials as discussed above and overstory or ornamental trees.
Building Treatments
The design of both the Entertainment Complex and Taits Supervalue will be the most critical
element in integrating these developments into the Downtown. Following are general
recommmendations for both buildings:
Recommendations:
• Facade treatments should incorporate similiar window placements and building lines as
adjacent buildings on Main Street.
• Building heights should not be more than twice the height of adjacent buildings.
• Rooftop utilities should be screened from ground level views with the use of parapet walls
or enclosures similiar in form, material, and detail to the primary structure.
• A minimum of 20% of the first floor facade fronting Main Street should be windows and
entries.
• Building materials should include brick, stone or other materials compatible with the
character of adjacent Main Street buildings.
• The primary building entries should be clearly visible from Main Street.
• Service areas should be screened from view from neighboring properties and streets either
by locating inside buildings or utilizing screen walls made of the same architectural
materials as the principle structure.
• Window canopies should be encouraged to add an element of color and change and to reflect
the character of Main Street buildings.
Entertainment Complex
• The building face should be built to the R.O.W. line on all three sides to maintain the
streetwall.
• A plaza should be incorporated at the entry on Main Street to act as a gathering space. This
space could be utilized for outdoor performances and or an outdoor dining area associated
with the proposed restaurant.
• A bus drop -off area should be considered on either 12th Ave. or Main Street.
ALTERNATIVES
Taits
If this project goes forward consideration should be given to a concept that retains the Miller
Building at the southeast corner of 10th Avenue and Main Street and eliminates the retail space
proposed to connect Taits with the retail complex to the east. The approximately 65 parking spaces
proposed for the Miller Building site could be transferred to the site proposed for the infill
commercial space east of Taits.
This concept would retain a valuable building along Main Street, reduce the impact of loosing a
whole block of Mainstreet Buildings, decrease the amount of parking lot frontage on Main Street,
provide more parking closer to Taits front door, and still provide visibility to Taits.
Entertainment Complex and Restaurant
Another possiblity to consider is to locate an approximately 5,000sf restaurant at the southeast
corner of the used car lot site. It is my understanding adequate parking would be available to serve
the restaurant and the entertainment complex. The building should be located at the suggested site
to break -up the expanse of parking lot frontage and be closely related to the entertainment complex.
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BENSHOOF &ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
7301 OHMS LANE, SUITE 500 / EDINA, MN 55439 / (612) 832 -9858 / FAx (812) 832 -9564
June 16, 1993 93 -27
REFER TO FILE:
MEMORANDUM
TO: Jim Kerrigan z
FROM: Jim Benshoof and Ed Terhaar
RE: Initial Review of Traffic and Parking Implications Regarding Prospective
Downtown Redevelopment Projects
PURPOSE
The purpose of this memorandum is to summarize the preliminary results of the traffic
and parking implications resulting from the following two prospective downtown
redevelopment projects: Taits Supervalu area and the theater complex proposed for the
existing Suburban Chevrolet site.
• TRAFFIC IMPLICATIONS
Taits Supery lu Area
The proposed redevelopment of this area includes the closure of 10th Avenue S. to
through traffic and making it an entrance to the parking lot. We see no significant
problems in doing this. Currently, the street is used for both through traffic and as an
entrance to the parking lot. This double use creates conflicts with those vehicles
wanting to go through and those trying to park in the adjacent spaces. The closure of
the street to through traffic would eliminate this problem. Because of 10th Avenue's
local street nature, we see no problems with the displacement of the through vehicles to
9th Avenue and 11th Avenue due to the limited volume this movement comprises.
Theater Complex
The traffic generated from this site has adequate opportunities for exit and entrance to
the complex and the adjacent parking facilities and therefore should have no significant
problem accessing the site. Traffic will be dispersed over several streets around the
complex. The increase in traffic volumes at the intersection of Main Street and llth
Avenue S. likely will be adequately accommodated by the traffic signal at this
intersection. On an overall basis, we see no significant problems due to the additional
traffic generated by this site.
Mr. Jim Kerrigan
PARKING 'IMPLICATIONS
• Faits Sypery lu Area
-2- June 16, 1993
The two block area surrounded by 9th and 1 lth Avenues and by Main and North 1st
Streets was used in the analysis of parking demand and supply. The municipal parking
lots in this two block area, as well as immediately adjacent on- street parking spaces
were used in the parking supply.
Two different redevelopment scenarios were compared to the existing conditions for
parking supply and demand. The existing condition analysis, with the uses as they are
today, showed a parking demand of 537 spaces from 11 a.m. to 2 p.m. and a supply of
317 spaces for a deficit of 220 spaces. This deficit can be reduced to approximately
190 spaces based on considerations regarding a lower than normal level of activity at
some of the retail and restaurants in this area. It should be emphasized that this
relationship of existing parking supply and demand (i.e. deficit of 190 spaces) is solely
for the purpose of comparing to the prospective redevelopment scenarios. An actual
operating deficit of 190 spaces is not presently experienced because most of the
employee portion of the total parking demand is accommodated outside the two blocks
addressed in this analysis.
The first redevelopment scenario involved the expansion of Taits Supervalu and its
parking lot, the demolition of all of the buildings fronting Main Street between 10th
Avenue S. and llth Avenue S., and the addition of general retail space across the
closed portion of 10th Avenue S. This scenario showed a demand of 518 spaces from
11 a.m. to 2 p.m. and a supply of 460 spaces, for a deficit of 58 spaces. Thus, this
scenario would result in substantially greater parking availability than the current
situation.
The second redevelopment scenario involved the same expansion of Taits Supervalu
and the new retail space across 10th Avenue, but left 9,150 square feet of the eastern
portion of the Main Street buildings intact for retail uses (i.e. building space in
northwest corner of Mainstreet and 10th Ave. S.). This showed a demand of 543
spaces from 11 a.m. to 2 p.m. and a supply of 410 spaces for a deficit of 133 spaces.
With the deficit under this scenario being slightly smaller than the existing deficit, this
scenario would result in slightly greater parking availability than at present.
Th ater C44nplex
For the parking analysis of this site, the block on which the complex is to be located as
well as the block immediately to the east were considered. The block to the east of the
site, which is bounded by South 1st and Main Streets and by 10th and 11th Avenues,
was included due to the availability of the 380 stall parking ramp. Other parking
spaces used in the analysis included a small number in the southeast corner of the site
itself, spaces in what is now Suburban Chevrolet's used car lot directly to the north,
and immediately adjacent on- street parking,
In analyzing the parking ramp block, it was assumed that all the uses and available
spaces would stay the same in the future. Using this, it was determined that there was
a demand of 223 spaces form 6 p.in. to 9 p.m. and a supply of 468 spaces, for a
surplus of 245 spaces.
•
Mr. Jim Kerrigan
Four different scenarios were considered for the theater complex. The first scenario
involved the complex as planned, which includes the Children's Play Theater, a movie
theater, and a restaurant, with some parking available on site and no development in
the used car lot to the north. This resulted in a demand of 464 spaces from 6 p.m. to 9
p.m. and a supply of 473 spaces, including the 245 surplus from the ramp, for a
surplus of nine spaces.
The second scenario involved the complex as planned plus a 900 seat addition to the
movie theater and a 10,000 square foot restaurant on the used car lot. This resulted in
a demand of 756 spaces from 6 p.m. to 9 p.m. and a supply of 387 spaces, including
those in the parking ramp, for a deficit of 369 spaces.
The third scenario involved the complex as planned plus a 5,000 square foot restaurant
on site and a 10,000 square foot restaurant on the used car site. This resulted in a
demand of 567 spaces from 6 p.m. to 9 p.m. and a supply of 435 spaces, including
those in the parking ramp, for a deficit of 132 spaces.
The fourth scenario involved the complex as planned plus a 5,000 square foot
restaurant to be located on the used car lot. This resulted in a demand of 498 spaces
from 6 p.m. to 9 p.m. and a supply of 448 spaces, including those in the parking ramp,
for a deficit of 50 spaces. In our judgment the fourth scenario provides the best
balance in terms of parking supply and demand. The 50 space deficit under this
scenario could readily be accommodated by the expanded parking lot in the northeast
corner of Mainstreet and I lth Avenue addressed under the prospective Taits
redevelopment.
CONCLUSIONS
- June 16, 1993
Based on the review presented in this memorandum, we have established the following
conclusions:
The proposed redevelopment plans pose no significant traffic problems relative
to changes to existing roadways or new traffic generated.
The Taits Supervalu Area redevelopment will function with a parking
supply /demand relationship that is slightly better than existing conditions with
the Main Street buildings in the northwest corner of Mainstreet and 10th Ave.
S. (about 9,150 sq. ft.) left intact for retail uses.
▪ The theater complex, with an additional 5000 square foot restaurant
development in the used car lot area, will function with an adequate parking
supply /demand relationship.
• The scenarios showing future elimination of parking on the southeast portion of
the Theater site due to expansion of that development suffer due to a lack of
parking spaces. It is advisable to leave this space dedicated to parking,