CR 92-219 Grocery/Retail - Hoyt Development
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Council Report 92-219
October 19, 1992
GROCERY/RETAIL - HOYT DEVELOPMENT
pro~osed Action.
staIf recommends the following motion:
96 denyinq a conditional use. permit
retail development on the 13 acre R.L.
Move to apDrove Resolution 92-
to construct a qrocery store
Johnson site.
Mr. Winship moved and Mr. Day seconded a motion to approve Resolution
RZ92-31 recommending denial of a conditional use permit to construct a
grocery store/retail center on the R.L.Johnson site.
overview.
The subject property is owned by R.L. Johnson and was the former site
of the White Motors Company. The buildings were razed several years
ago and the site has been vacant since.
The applicant, Hoyt Development, is proposing to construct a grocery
store/retail development on this vacant 13 acre parcel of land south
of County Road 3. The applicant has applied for the following:
The applicant has also applied. for tax increment
October 6, 1992, the HRA denied the applicant's
increment financing application.
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o
a conditional use permit to construct a grocery store and
adjacent retail stores
a rezoning from 1-2 to PUD
a comprehensive plan designation change from Business Park
.to Commercial
a preliminary subdivision approval (application has been
withdrawn)
o
o
o
financing.
preliminary
On
tax
There was no discussion on this item during the last Planning
Commission meeting. No one spoke at the public hearing.
primary
o
o
o
o
Issues to Consider.
What are the specifics of the site plan?
What are other issues to consider?
What action is being recommended by the staff?
If the Commission approves the conditional use permit what
actions and additional information is the staff
recommending?
supporting Documents.
o Analysis of Issues
o Location Map
o Site Plans
. 0 Letter from Hoyt Development
o Resolution 92-96
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CR92-219
Page 2
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Primary Issues to consider.
o What are the specifics of the site plan?
site Plan Specifics
The applicant is proposing to construct a 66,000 square foot grocery
store and other retail uses ranging in size from 20,000 square feet to
5000 square feet. The area on the site plan identified for outdoor
storage may.become a retail area. There is also an area approximately
50'x 190' for expansion of the grocery store. This expansion would be
on the north side of the grocery store.
The site will be oriented toward 11th Avenue, with most afthe parking
in the front af the buildings. A holding pond is located on the
southwest side of the site.
.
The site plan is proposing to provide pedestrian/vehicular links to
the CBD. . The two links will' be via 11th and 8th Avenue. The
applicant is' proposing that the Mainstreet. design elements such as
lighting and pavers be utilized in constructing these links. Many
details. remain as to how these links would be designed and
implemented.
Fire Marshal
The Fire Marshal has reviewed the proposed plan and has recommended
the following:
o Four fire hydrants are needed on the site. Two in front and
two in the rear.
o A looped water main is needed for pressure.
The applicant has been notified of these concerns and will modify the
site plan.
Landscapinq
One tree is required for every 1000 square feet of gross floor area.
with the proposed site plan 110 trees are required in addition to the
smaller other plantings. The site plan shows 97 trees. Additional
trees. of the required size will have to be added.
The landscape plan shows landscaping along the perimeter of the site.
Although a significant amount of landscaping is detailed on the site
plan, the staff would recommend the following:
.
o A landscaped/bermed area along the entire area adjacent to
11th Avenue.
o Additional landscaping included within the interior parking
area to break up large areas of blacktop.
Staff would also recommend that the landscape plan be reviewed by a
city contracted landscape architect and the developer incorporate any
recommendations into the final plan.
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CR92-219
Page 3
Trash
There will be various trash enclosures located in the rear of the
buildings. Access to the trash enclosures will be from the access
road on the rear of the building. This will need to be reviewed as
part of the traffic plan.
staff would recommend that the developer be required to present plans
detailing the exterior of the enclosures.
The grocery store will have a trash compactor located at the rear of
the building.
The applicant will have to provide areas within the trash enclosures
to accommodate an area for recycling.
Loading Docks
The loading docks for the grocery store are at the rear of the
building. The site plan shows four loading areas. The trucks will be
able to access these docks from the rear access road and exit via the
proposed 8th Avenue access.
staff have a concern about the access to these docks. This is
. something that would be reviewed as part of the updated traffic report
when the internal circulation of the site.is reviewed.
.
signage
The site plan shows a monument sign by the 8th Avenue access. Because
this sign is an off premise sign, it is not allowed.
There is a pylon sign located at the front of the grocery store. This
pylon sign has a similar look to the clock tower on Mainstreet.
Any signage on the site will have to comply with the sign ordinance.
A separate permit is required for any signage.
Engineering Considerations
The City Engineer has reviewed the site plan and has made some
recommendations regarding the placement of the sanitary sewer and
water mains/services. RCM, the City's storm sewer consultant, is
reviewing the drainage and utility plan. The developer would be
required to comply with any recommendations for changes to the plan.
Park Dedication
The applicant will be required to pay a park dedication fee as
outlined in the new ordinance. The park dedication fee is 5% of the
fair market value of the property.
.
Exterior materials .
The site plan shows the exterior of the building will be brick with a
stucco band around the top of the building on the west and northwest
elevations, with the other sides having a rock faced block. The staff
is also recommending that the south and north sides of the building
have an exterior of brick. The entrance to the grocery store will
have a Bermuda style metal roof.
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CR92-219
Page 4
The front of the building will have brick columns in the front of the
stores.
A black' and. white elevation plan has been provided. Prior to any
approval staff would recommend that a colored elevation drawing
detailing actual colors and building materials be provided for review.
setbacks
since this site is proposed to be rezoned to PUD the City council has
the ability to be flexible with respect to setbacks. . The following
are the setbacks for the proposed project:
o
o
o
o
south
west
north
east
30
210
120
65
feet
feet
feet
feet
.
If the property was zoned B-3, General Business the setbacks would be
substantially less.
parkinq
The site plan shows 614 parking spaces. This number of parking spaces
can accommodate 122,800 square feet of retail space. The building
area shown on the site plan is 110,752 square feet. If the grocery
store is expanded or if the . outdoor storage area is. converted to a
building, more parking will be required for the sit~.
There are 38 parking spaces in the rear of the grocery store for
employee parking. These parking spaces are included in the total
number of parking spaces.
A number of parking spaces will have to be utilized for the areas in
which grocery carts are collected. The area used for the cart
collection area will decrease the number of parking spaces on the
site. The staff is recommending that in future site plans, the areas
used to collect grocery carts is detailed on the plan.
Traffic
Traffic studies have been done in the past regarding various
developments on this site. However, these studies have looked at an
industrial type development. In conjunction with this development
there will have to bean update to the previous traffic studies. The
applicant has been informed of this and 'has agreed to have a traffic
study done at his expense.
The updated traffic study will also look at the 8th Avenue access and
the interior circulation on the site.
.
Access
The site plan shows.two access points on 11th Avenue and another from
8th Avenue. One access point on 11th Avenue is near the LRT line and
the second is north of 5th street. These access points are sUbject to
change depending on the recommendations of the traffic study.
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CR92-219
Page 5
What are other issues to consider?
The following are other issues that will have to be considered. in
conjunction with the revised site plan:
.0
o Impact on CBO grocery store as relates to the following:
The existing Taits Super Valu operation.
Construction of a new grocery store facility in the
CBD.
The overall retail base of the CBD.
o Feasibility of project. This relates to the following:
Market acceptance. This will need to be determined as
part of a market study.
Tenant Commitment. . The developer should provide
evidence of tenant commitments.
o Relationship of this project to the northerly parcel at
County Road 3 and 11th Avenue. It would be logical to have
a master plan prepared by the developer for this entire area
to show how the projects relate to each other.
o Financial Feasibility of Project. The applicant has stated
that he required public assistance to make this project
feasible. A preliminary tax increment application was
denied by the HRA.
What action is being recommended the staff?
staff is recommending that the Conditional Use Permit is denied based
on the findings of fact outlined in the attached resolution. This
recommendation is based in part on the finding that staff is
recommending denial of a Comprehensive Plan and zoning amendment for
the subject site, which is be required for the applicants proposal.
o If the city Council approves the condi tional use permit what
actions and additional information is the staff recommending?
The city Council can only approve the conditional use permit if the
Comprehensive Plan and zoning amendment requests are approved. If
these items are approved and prior to any .approval of the conditional
use permit, the fOllowing information should be provided by the
applicant:
.
o
Traffic/circulation analysis to be undertaken by City
consultant with reimbursement by the applicant. The
applicant would provide the. City with estimated funds for
study prior to the start of the study.
Preliminary commitment of major tenant. Identification of
minor tenants with letters of interest.
Colored drawing of all elevations of project.
Market study identifying public acceptance of project and
ability to be successful.
Preliminary commitment from private lender to finance
project.
Revised site plan reflecting landscape, drainage, traffic
and design concerns identified by staff, Zoning and Planning
Commission, Business Council, and City council/HRA.
o
o
o
o
o
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CR92-219
Page 6
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Preparation ofa. master plan detailing how this. project
relates to any development on the northerly parcel.. .
A plan which details the specifics of the off-site
pedestrian/vehicular links from this site to the CBD.
Preparation of PUD agreement.
Financial feasibility of project.
.0
o
o
This information was identified by staff previously to be provided by
the applicant, However, none of the information has been received to
date.
Alternatives.
.
.
1. By approving the conditional use permit, the applicant will be
able to construct the grocery store/retail center. This can only
occur if the City council also approves the Comprehensive Plan
amendment and a rezoning of the property.
2. By denying the conditional use permit, the applicant will not be
able to build a grocery store/retail center.' Denial would be
based on the findings of fact in Resolution 92-96.
3.
Continue for further information. If the City Council'indicates
that further information is needed the item should be continued.
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.
. . Hoyt DeveloRmenf.
co." M - P A . N V-
6321 8 U R Y 0 R I V E SUI TE ,3
EOEN PRAIRIE. MINNESOTA 55344
Phone 612-94~197 Fax 612-94~199
HOPKINS GATEWAY CENTER
NARRATIVE DESCRIPTION OF PROJECT
Hoyt Development Company is proposing for approval a grocery
anchored retail center for largescale users tntaling .
approximately 130,000 square feet on the old White Motor
site located at 11th Avenue and Excelsior Boulevard.
The project will be anchored by a Rainbow Foods store of
approximately 66,000 square" feet and other tenants of
national stature.
.
The conception of this project was due to the evolution of
Excelsior Boulevard into one of a retail nature. The uses
to the north, the west and the east are all retail uses. with
the property abutting a railroad line to the south. Its
exposure, access, and ideal location spanning the major
entrances to mainstreetfs retail district are key elements
to Hoyt Development Company' sinterest in this proj ect. The
City presently lacks a large scale grocery store and this
site presents the only opportunity to obtain one. The
evolution of the grocery business has mandated that the
traditiona120,000 to 25,000 square foot grocery store can
no longer compete with the large scale grocery stores and
must adapt to a servicejconvenience.operation that provides
a higher level of service toa loyal customer base. Studies
will show that Hopkins shoppers are already utilizing the
Cub Food store in Minnetonka and the Rainbow Foods
sto~es in st. Louis Park and Eden Prairie. This project
will draw shopping dollars into the City from Edina, Eden
Prairie, and Minnetonka due to its access and visibility
from Highway 169. Additionally, the Center will feature
Fashion Bug, a nationally knmm clothing merchant with a
strong destination impact. .
The major benefits to the City are several:
* $7,000,000 increase in city tax base.
* The project will provide hundreds of high
quality jobs.
* The project will develop a site that is currently
a blight and an eye sore cn the city's primary
arterial.
.
*
The project may well serve as the impetus for
additional redevelopment on Excelsior Boulevard
and additional tax base increases and jobs.
DEVELOPMENT ·
CONSTRUCTION ·
MANA(';FM~NT .
1""'1= C::TU~f\lT
.
*
The project will enlarge the retail base in the
immediate area and provide much needed traffic
to the downtown Main street retail district.
* The design of the project is such that it will
unify this development with Main street while
providing a home for retailers who cannot locate
on Main street.
.
* The project will impr~ve the access to and from
Knox Lumber, as well as screen. the existing
outdoor.lumberyard from view.
* The project will include the construction of a
bike and pedestrian trail way on the future light
rail corridor. . Hopefully, this will serve as
the impetus for the creation of a larger,
trailway system within the city.
While this project has gen~rated a large degree of debate, a
survey questionnaire published in the Hopkins Sun Newspaper
generated a large response. Over 80% of the respondents
were strongly in favor of a large scale grocery store
project on this site specifically, as opposed to any other
previous proposals for a grocery store. We believe the
rezoning and reguiding of this property is in the best
interests of the community, the City at large and the
citizens of Hopkins. The zoning of this property should not
be industrial, rather, it should be retail. The existing
zoning is a by-product of the previous use of the property
having been industrial. In fact, this property has been
Industrial for nearly 100 years. The historical evolution
of development in the area dictates that this site be
rezoned to retail. The national strength of the tenants
under consideration for the property will provide the City
with a long term, stable tax and job generator that will be
a tremendous benefit to the city.
The project has additionally been designed to compliment the
long term plans of the Light Rail Commission. The existing
Park and Ride lot could be expanded and a Train station
located at the junction of 8th and Excelsior. This will
create the opportunity for commuters to leave the train,
shop in the Center, andreboard the train to their final
destination. The light rail will also provide an
alternative method of transportation to and from the Center~
Hoyt Development Company is anxious to involve itself with
the retail community throughout Hopkins. We believe that
through cooperation and dialogue this Center can be a
tremendous asset to the Main Street retail community through
the coordination of promotions, architecture, access, and
advertising. The expansion of the retail base, by .
construction of this project, will provide much needed
.
.
credibility to "the downtown Hopkins area as a retail
destination.
we respectfully ask that the City grant favorable
consideration to the proposal. We thank you for your
consideration and assistance in the development of this
project. .
Sincerely,
C-~~-~ ~
--~c:--' --
Bradley A. Hoyt:
President '
-=:>
BAH:kc
HOPGATE.OOC
.
.
i
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO: 92-96
RESOLUTION MAKING FINDINGS OF FACT AND DENYING AN
APPLICATION FOR A CONDITIONAL USE PERMIT TO CONSTRUCT A
GROCERY STORE/RETAIL CENTER
IN RE:
Application of Hoyt Development,
a Minnesota Corportation,
for a conditional use permit to
construct, a grocery store/retail
center on the 13 acre vacant site
located on the south side of County Road 3
.
On July 28,1992, August 25, 1992, September 29, 1992 and
October 27, 1992, the City of Hopkins zoning and planning
Commission met at its regularly scheduled meeting to
consider the application of Hoyt Development for a
Comprehensive plan amendment , rezoning, a conditional use
permit and preliminary plat for the development of a grocery
store/retail center on th~ property located at the 13 acre
site owned by R.L. Johnson. Representatives of Hoyt
Development were present and the Planning commission heard
testimony from all interested parties wishing to speak at
the meeting and now make the following findings of Fact and
Decision:
1. Hoyt Development is the applicant, proposing to
development a grocery store/retail center on the
currently vacant 13 acre site owned by R.L. Johnson.
2. The applicant has an option agreement for the subject
property.
3. The subject property is 13 acres and is zoned 1-2,
General Industrial. The applicants proposal does not
conform with the existing zoning of the subj ect site.
The proposed development requires a rezoning to either
a commercial zoning or PUD.
4.
The subject property is currently designated in the
comprehensive Plan as Business Park. The applicants
proposal does not conform with the comprehensive Plan.
The applicant has applied for a Comprehensive Plan
amendment to change the subject property's designation
to commercial. ' . .
.
i
.
RESOLUTION NO:R92-96
.Page 2
5. The following are excerpts from the Comprehensive Plan
that illustrate the inconsistencies between the
proposed application and the goals, plans and policies
of the Comprehensive Plan.
Goals of the city of Hopkins
2. Improve Downtown Hopkins
Page 1.
It is rare to discover a distinctive, pedestrian-
scale area set in the heart of a small suburban
community, but Hopkins has one. Downtown Hopkins
and Mainstreet give the city a strong central
focus and sense of place or identity that many
other communities try to create but cannot. Major
improvements have been made Downtown in recent
years through pUblic-private cooperative efforts,
and these should continue.
.
Strength-Weaknesses-opportunities-Threats
Strengths of Hopkins
2. Identifiable Downtown
Page 3.
Downtown Hopkins is one of a small number of old
central shopping districts in Metropolitan Area
communities. Although its strength in the retail
market has declined, it remains well known and
identifiable on a small scale, and a focus of the
community. Several private and public
improvements have occurred in recent years.
Land Use and Development
Land Use and Development Issues
Downtown Hopkins
Page 16.
...without question, Downtown Hopkins is one of a
half dozen or so recognizable central COmmunity
shopping area in the Metropolitan Areas, which
alone makes it an asset worth protection. The
community plainly recognized the importance of the
Downtown and has a strong positive emotional
response to the location.
Land Use and Development Plan
Page 23.
.
The former Minneapolis-Moline Company site east of
Eleventh Avenue is designated for business park
use, including offices, offic~s showroom
.
.
.
il;
RESOLUTION NO: R92-96
Page 3
buildings, research and
industry under certain
planning conditions.
development, and light
architectural' and site
Land Use and Development Plan
Downtown policies
Page 27.
The Downtown will be kept in a compact arrangement
in order to increase its commercial function and
also to protect adjacent residential area. If an
expansion of the commercial area is requested, the,
city. will judge it on its effect on the
residential area and will require that the
developer design the building and site to protect
the nearby housing. .
Plan For Downtown Hopkins
Market Study Recommendations
Page 44.
Encourage commercial development to be clustered
close to the four-block core business district and
where it.. reinforces and is consistent with
existing establishment types.
6.
The Comprehenisve Plan and Zoning designation of the
subject property are inconsistent with" the proposed
project identified by Hoyt Development.
..
DECISION
Hoyt Development's request for approval ofa conditional use
permit to construct a grocery store/retail center located on
the 13 acre site south of County Road' 3 is hereby denied.
Adopted this 10th day of November, 1992.
CITY OF HOPKINS
BY:
Nelson W. Berg, Mayor
ATTEST:
James A. Genellie, City Clerk