CR 91-27 LRT Downtown Hopkins
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January 30, 1991 ~ 0 " '" Council Report: 91-27
. P K \
LRT - DOWNTOWN HOPKINS
Proposed Action.
staff recommends adoption of the following motion: Move to approve
the Contract For Conveyance Of Land And Easements By And Between The
Housing & Redevelopment Authoritv In And For The city of Hopkins and
the city of Ho~kins And The Hennepin County Reqional Railroad
Authority.
At this time HCRRA staff has not yet commented on the proposed
contract. Based upon the HCRRA's review of the contract, it may be
necessary for City staff to return to the city council/HRA for
consideration of possible amendments to the agreement.
Overview.
On January 8, 1991, the City Council/HRA approved in concept the
principles contained within HCRRA Resolution No. 83R-HCRRA-90, and
directed staff to prepare an agreement with the HCRRA. The attached
agreement between the City and the HCRRA takes into consideration the
principles outlined in the HCRRA Resolution. The enclosed agreement
provides, among other things, two options to the HCRRA for extending
LRT through downtown Hopkins, and at the same time allow for the
proposed redevelopment project between 6th and 8th Avenues. These
options are as follows:
. a) Extend LRT using the 9th Avenue route. The use of 9th Avenue
could be exercised at any time.
b) Extend LRT along the existing corridor through the
redevelopment project. The HCRRA agrees to not undertake the
extension for at least 20 years. Furthermore, the HCRRA
agrees to compensate the future owners of the redevelopment
project for any loss in value or damage which may be incurred
as a result of the extension with the total actual
compensation not to exceed $7.5 million.
As directed by the city Council/HRA, City staff has notified all
property owners abutting 9th Avenue of the HRA/city Councils review of
the agreement during its 2/5/91 meeting.
Primary Issues to Consider.
o What obligations must the City meet based upon the provisions
in the agreement?
o What impacts will the proposed approach have on the city?
o What significant provisions are contained in the agreement
which were not outlined in the HCRRA Resolution?
Supportinq Documents.
o Analysis of Issues 0 Contract between Hopkins HRA,
o Alternatives the City of Hopkins, and the HCRRA
o HCRRA Resolution 0 Location Maps
. No. 83R-HCRRA-90 0 Benshoof & Assoc analysis of traffic
d implications related to the 9th
Avenue route
bWl
Community Development Director
r
CR: 91-27
4It Page 2
Analysis of Issues.
o What significant obligations must the City meet based upon the
provisions in the agreement?
- The HRA would agree to purchase the HCRRA right-of-way located in
the redevelopment project area between 6th & 8th Avenues by May 31,
1991. The purchase price would be based upon the fair market value
of the property and is estimated at this time to amount to roughly
$160,000. The city would then transfer ownership of the property
of the LRT right-of-way to the developer along with other
properties the city may need to assemble to accommodate the
project. It would appear the City would be reimbursed for all or a
part of the acquisition expense at the time the city transfers the
property to the developer (see page 7, section 3.2 of agreement).
- The HCRRA must be given an easement to allow them to extend LRT
along the existing corridor in the future, subject to the other
provisions contained within the agreement. This easement would
terminate should the HCRRA decide to utilize the 9th Avenue route
for LRT purposes (see page 8, Section 3.5).
- The City must provide permanent LRT easements to the HCRRA to allow
for the realignment of the northern route of the Southwest Corridor
4It to 9th Avenue. These easements would not be granted to the HCRRA
until such time as they are required (see page la, Section 3.6).
The County would be required to give three years advance notice of
its intent to use the 9th Avenue route. The easements would be
located as follows:
. on city owned boulevard along the south side of county Road 3
between T.H. 169 and 9th Avenue.
. an easement along 9th Avenue between County Road 3 and First
street North.
The city Attorney is currently researching matters pertaining to
the ability for the city to grant these easement to the County at
some point in the future. For example, the city Attorney is
researching the city's ability to grant an easement over the
dedicated portion of 9th Avenue.
o What impacts will the proposed approach have on the City?
- The potential exists that the County would extend an LRT line using
the 9th Avenue corridor. This possibility does create potential
traffic impacts along 9th Avenue. These traffic impacts have been
identified by Benshoof & Associates (see attached report) and are
. summarized below. The attached agreement does speak to potential
traffic impacts by indicating that further study needs to be made
if the 9th Avenue corridor was chosen (see page 13, Section 3.7).
Examples of traffic impacts include:
CR: 91-27
. Page 3
. left turns across the LRT tracks from County Road 3 to First
street North are expected to be allowed only at Mainstreet.
This results in all private driveways functioning as right-in
and/or right-out only.
. at First street South only through movements and right turns are
available.
. at First Street North, the north leg of the intersection is
expected to be closed and the transit line curved to the
northwest. As a result, the only movements available are
through movements on First street North and right turns from
north bound 9th Avenue to east bound First street North.
. no parking will be allowed on the street.
. existing utilities in the street will need to be relocated.
- If the County should desire to buyout the proposed development
project and extend LRT along the existing corridor, the potential
exists that a grocery store project would not exist in as early as
20 years, or the grocery store project would be redeveloped into
. some other type of development. To a certain extent, the City and
developer may have the ability to influence whether or not the
County utilizes the 9th Avenue route or the existing corridor in
the future. If the development were planned such that extending
LRT through this site would have a lesser impact on costs
associated with buying out the development, the County may wish to
utilize the existing corridor. Conversely, if the site were
developed in a manner such that it would be prohibitively expensive
for the County to buy the property, the County may have to use 9th
Avenue as an alternative route for LRT. This is not an issue that
necessarily needs to be addressed at this time. It is one that
will be important as the development project proceeds.
- By May 31, 1991 the HRA would be required to purchase the LRT
right-of-way between 6th and 8th Avenues. The risk in this case
is, if the proposed project does not take place as soon as the city
anticipates, the city would own a piece of LRT right-of-way until a
new project was proposed and approved.
0 What significant provisions are contained in the agreement which
were not outlined in the HCRRA Resolution?
- The agreement indicates that the HRA shall purchase the LRT right-
of-way on or before May 31, 1991. This date was inserted in the
. agreement in order to allow the City to grandfather a new TIF
district in the area under the existing law. In this case,
approximately one-halt of the LRT right-ot-way is located in a new
TIF district established in the spring of 1990. In order to allow
this district to be placed under the old TIF rules, the City needs
to undertake some type of action. The acquisition of property is a
type of action which a city can take in order to grandfather the
TIF district.
. CR: 91-27
Page 4
- The agreement provides for a provision whereby if the County
utilizes the 9th Avenue route for LRT purposes, the LRT easement
which the County will retain over the redevelopment property shall
terminate (see page 11, Section 3.5 iii e).
- The agreement indicates that the County must provide a 3 year
notice to the city regarding its intent to utilize the 9th Avenue
route. within this 3 year period the HCRRA and the City must have
agreed on certain provisions, including a provision regarding the
parties respective responsibility for payment of any costs, loss,
or damages associated with the use of the 9th Avenue route. If the
parties are unable to reach agreement, the City may terminate the
Railroad Authority's option to utilize 9th Avenue (see page 12,
section 3.6 b).
Alternatives.
The city council/HRA has the following alternatives with regard to
this matter:
. 1. Approve the recommendation as made by staff.
2. Deny staffs recommendation. This action would have an impact
on progress towards achieving the proposed grocery store
redevelopment project on the site between 6th & 8th Avenues.
3. Approve staffs recommendation with modifications to those
items which the City would agree to commit to.
4. Table matter for further information.
.
\~,<, ('( " T l '.:.... lv--......ll ./J,r-, <-'1-.., l 'r ( V L '( -' n Cr.'- 1-(
II:JO;1 Iv- .
. RESOLUTION 1\l() . 83R-HCRAA-90
The following re&olution was offered biT Comm!ss!one~ Derus
WHEREAS, the Hennepin County Regional Railroad Authod ty (HCRAA)
owns thi\t portion of the northern route of the South~st Corddor from
County Road 3 to First Street North in the City of Hopkins; and
WHEREAS ~ the City of Hopkins and Ryan Constructlotl Company of
Mir~esotG have been working o~ a red~velopmGnt project in the Hopkins
Omtral A'.lsiness District consisting of a grocery store and oth~t retail
pt'oposed to w locZlted between Sixth Avenue and Eighth Avenue; and
WHEREAS. t.he prO{XJsed nldovelopment site bet'Y.'eell Sixth Avenue and
Eighth Avenue i "eludes tha.t property o\..,Il1ed by the HCRRA; and
WHEREAS, this redevelopment pr()j~ct "WOuld be of benefit to both
Hennepin County and the City of Hopkins t.hrough thE! cre~tion of new job!)
and an expanded tax base,
BE IT RESOLVED, that t.he Hennr::pin C6lJ(J.ty R~gional Railroad
Authodty (HCl1RP,,) approves use of the HelmA property located between
. Sixth Avenue and ~ighth Avenue in the City of Hopkins as a developmgnt
si te for: a grocery and retnU project and that st-,af! be di teet.ed to
preIXue .:m i'l.'Jreement wi th the Ci t'l of Hopkins that includes the
principles atti:ched hereLo which <!Jn~ on fill;! with the Clerk of the HCRF.A
Board. .'
The question was on the adoption of the resolution and there were
YEAS and NAYS u~ follows:
COUNTY OF HENNEPIN
BOl\RD OF COUNTY COMMISStONERS YEA NAY OTHER
Jeff Spartz - - -
Randy Johnson - - ~
John Keefe
John E. De rus - ~ -
Tad Jude ~ - -
~
Sam S. Sivanich - ~
Mark Andrew{ Chair~n - - -
- - -
ATTEST: -~
. Jeff Spartz{ Sp.cr.etary
. Resolution No. 83R-HCRRA-90
princ;iplcG of 1'.greBm9nt Between Hennepin County Regional
~,tln).Cld AuthQdt.-y and tho City of Hopkins
H(~RA Fr099rty Located Belween 6th Avenue and 8th Avenue
in the Ci ty of Hopkins
l. The tr,:.nsfel" ()f O",!(\c('ship by the HCRRA of that porUon of the
nOt-t:h(~m C(ll;t~ of the Southw€t;t Corrirlor loc~ted ilpproxlm.=lt:ely
beL,'r~t::~ ~j xt}; Avenuo Z1nd Eighth l\venue in t,hOl Ci ty of Hopkins
to the Ci ly of Hopkins. The HCRRA 6hall be r.ompP.n~~ted toe
thi~ [Klrtion of the right of w.ay b.:16ed upon the fair market
value of the p~or~rty.
2. 1n.J.t th~ U tIe for th~ right of w~y to be released shall be
coo\'eYf'ld ~,() t,he City of Hopkins. The timio9 of th~ convey~nce
~h?;ll !)0 determined and sr~cified in th<< agreement.
3. That the H~KRA shall ret~ln an easement for r~T purposes o~~~
that portiol' of the LRT right of way proposed to be r.onveyed.
4. 'IlHL Ute ~gn)c!\K'nt be stru,~tur.ed to allow ths BeRRA the optlon
. of ~)(teI1d:i 1\9 the LRT line along the exi sting ncrthi'!rn rout~ of
the S~ltr-we~t Corridor 0(, as an alternative, along NinUl
Avenu(: 1.0 First street North where it sholl join ',.iith tile
existing corrido( of the not thew rout.? of the SouthwcGt
Corrldnr _
5. If the- HQU-0\. f;hould df'!t;i n~ to 8xtE'nd the LRl' line along thIS
Existing co(cldor, the HCRRA, the City aod th~ future developer
shall agree to the following:
0 th~t ~t .such tirn/3 the HCRRA propof;es the extension of LRT
along the existing corridor 1 that the HCRP~ will consider
the placement of ~n LRT stop in downt~~ Hopkins.
Q th~t the HCRRA agrees not to exercise its LRT easerr~nt
rights batv:aen sixth Avenue ~nd Ei9hth Avenue for a
period of 20 yp.ars fcom th~ date of the agLee~nt.
0 that the agreement be €xtended for a minimum of thl'G(l
five-year ~€riods (i.e., notification in years 17, 22, 27) .
0 that HC'UAA provi.des a minimum of three years advance
notic~ of its i~t€nt to irr~lemP.nt LRT following the .
35-year padod.
0 that HCRIV\ ~grees. to compensate the owners of the
. r€n,:i.'G} epffl{:nt proj8ct fot' .)ny loss in value oc dan\2lge,
Resolution No. 83R-Hcruu~-90
e Page 2
b<\~\?c upon faiL rn.arket value of th'? propel:ty, they
If.ay io:::ur at: <I re(.;ult of LRT i:npl(:meJitation over the
e~soment io ~n astin~ted amou~t of $5,000,000 escalat~d
1n accordanc~ ",1 th the Hinnesota Consumer Price Index
C\or;1)(\lly with the tct(tl ~ctll(l.l cost not to exceed
$7,500,000 at the time of exercise of easement r19ht~.
No further compp.l1e.ntion for damages, loss or oth~t. costG
to <'If.Y oth~ (S shall b(~ t.'equi red in ord(! t' for HCRfV'\ to
exe:rd ~B i ts ei\(:~m~nt dghl1>.
0 that an arbitration procedure be established to
deh~f!Clin~ actU:.'ll Ins!;; ()f. v(\1ue- at time of eXNcise of
easement rights.
6, Th(] HCl'.RA and thf3 Ci ty ogree to the followi.ng:
II th~ (1 ty will rrov tde permanent €'ctf.;c:nents to th(~ HCRRA to
a11ml for thl? ro"lignmE"nt (If the r.tJrth~rn ["oute of the
:::r;-.'uthwest CQr d.jl)[ to Ninth Avenue. The easements will be
granted at the sama t1!l\€ as title to HeBR1\. proper.ty Is
tr~D3[er[ed to the City. The easements will t~ located as
fo110\...s:
. - 00. City-a....'l1€d boule'Jard along the sOllth :=:ide of
Cc't'nty PCc.d 3 tK3b:E'(Hl T. B. 169 to Ninth Aver.u~.
- ':H-. €~s€r.lent up to 28 feet in wI~ith along Ninth l\venu€
b€-t\.'een C,:,unty Road 3 and First SLL"eet No.cth.
0 that at such time in the future an LRT line is proposed
to 1.>-2' constructed along r.unth Avenue, that c:onsid~l'atio\'\
w.i 11. be aiven to the foll(no..'inq i terns:
.. .
- an LR'l' gtop In downtcr..m nopkins.
-- -3 t il mi n i ffi'J.In. the p~0vi5ion of full traffic rr~v€rr~nt
intersections at Ninth Avenue nnd P~ln Str.eet.
0 a st1)dy wi 11 df.tte cmin(;! the traffic impact$. n!lating tD t:J1e
operation of LRT on Ninth Avenue ~nd on the existing
cor ridor .
.
3rd Draft
. 1/28/91
CONTRACT FOR CONVEYANCE OF LAND AND EASEMENTS
BY AND BETWEEN
THE HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF HOPKINS
and
THE CITY OF HOPKINS, MINNESOTA
. and
THE HENNEPIN COUNTY REGIONAL RAILROAD AUTHORITY
Dated as of
This document was drafted by:
HOLMES & GRAVEN, CHARTERED
470 Pillsbury Center
Minneapolis, MN 55402
.
TABLE OF CONTENTS
. Paqe
PREAMBLE 1
ARTICLE I. Definitions 3
Section l.l. Definitions 3
ARTICLE II. Representations and Warranties 5
Section 2.1. Representations by the Authority 5
Section 2.2 Representations by the City 5
Section 2.3. Representations and Warranties
by the Railroad Authority 5
ARTICLE III. Conveyance of Property 7
Section 3.l. Status of Property 7
Section 3.2. Timing of Conveyance and purchase
price 7
Section 3.3. Title 7
Section 3.4. Hazardous Wastes 8
Section 3.5. Property Easement 8
Section 3.6. Alternate Corridor Easement II
. Section 3.7. Corridor Study l3
ARTICLE IV. Events of Default 14
Section 4.l. Events of Default Defined 14
Section 4.2. Remedies on Default 14
Section 4.3. No Remedy Exclusive 14
Section 4.4. No Additional Waiver Implied by
One Waiver 15
ARTICLE V. Additional provisions 16
Section 5.l. Conflict of Interests; Authority
Representatives Not
Individually Liable l6
Section 5.2. provisions Not Merged with Deed l6
Section 5.3. Titles of Articles and Sections l6
Section 5.4. Costs of Enforcement 16
Section 5.5. Notices and Demands 16
Section 5.6. Counterparts 17
SCHEDULE A Description of Property
SCHEDULE B Deed
SCHEDULE C Description of Alternate Corridor
. SCHEDULE 0 Form of Alternate Corridor Easement
CONTRACT FOR CONVEYANCE OF LAND
.
THIS AGREEMENT, made on or as of the day of
, 1991, by and between THE HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF HOPKINS, a public body corporate
and politic ("Authority"), established pursuant to Minnesota
Statutes Section 469.00l to 469.047 (formerly Sections 462.411 to
462.711) (the t1Act") having its principle office at lOIO First
Street South, Hopkins, Minnesota 55343, and THE CITY OF HOPKINS,
a Minnesota municipal corporation ("City"), having its principle
office at lOIO First Street South, Hopkins, Minnesota 55343 and
THE HENNEPIN COUNTY REGIONAL RAILROAD AUTHORITY, a
("Railroad Authority") having its principle office at
.
WIT N E 5 SET H:
WHEREAS, the Authority was created pursuant to the Act and
was authorized to transact business and exercise its powers by a
resolution of the City; and
WHEREAS, in furtherance of the objectives of the Act, the
Authority has undertaken a program to promote redevelopment of
land which is underutilized and blighted within the City, and in
this connection is engaged in carrying out redevelopment of pro-
. jects known as Redevelopment Project No. 1 and Redevelopment
Project No. 2. within the City (collectively, "projectsfl); and
WHEREAS, as of the date of this. Agreement there has been
prepared and approved by the Authority and the City, redevelop-
ment plans for both projects (collectively "Redevelopment
Plans" ) ; and
WHEREAS, pursuant to the Act and the Project Plans, the
Authority is authorized to acquire real property and to undertake
certain activities to prepare such real property before develop-
ment by private enterprise; and
WHEREAS, in accordance with the Redevelopment Plans, the
Authority is attempting to facilitate redevelopment of certain
real property located partially in Redevelopment Project No. 1
and partially in Redevelopment Project No. 2, more particularly
described in Schedule A annexed hereto and made a part hereof
(the "Property") which Property IS currently owned by the
Railroad Authority; and
WHEREAS, In order to achieve the objectives of the Redevel-
opment Plans, the Authority is prepared to acquire the Property
from the Railroad Authority, subject to certain conditions more
fully described herein; and
.
1
WHEREAS, the Authority, the City, and the Railroad Authority
. believe that conveyance of the Property pursuant to this
Agreement, and fulfillment generally of this Agreement, are in
the vital and best interests of the City and of the County, and
the health, safety, morals and welfare of the residents, and in
accord with the public purposes and provisions of the applicable
state and local laws and requirements under which the projects
have been undertaken and are being assisted.
NOW, THEREFORE, in consideration of the premises and the
mutual obligations of the parties hereto, each of them does
hereby covenant and agree with the other as follows:
.
.
2
ARTICLE I
. Definitions
Section 1.1. Definitions. In this Agreement, unless a
different meaning clearly appears from the context:
"Act" means the Municipal Housing and Redevelopment Act,
Minnesota statutes, Sections 469.00l to 469.047, as amended
(formerly Sections 462.411 to 462.71l).
"Agreement" means this agreement, as the same may be from
time to time modified, amended, or supplemented.
"Alternate Corridor" means the real property described in
Schedule C of this Agreement.
"AuthorityU means the Housing and Redevelopment Authority in
and for the City of Hopkins, Minnesota, or any successor or
assign.
"CityU means the city of Hopkins, Minnesota.
"County" means the county of Hennepin, Minnesota.
. "Deed" means the deed to the Property, attached as Schedule
B of this Agreement.
IIEvent of Default" means an action listed in Article IV of
this Agreement.
"Holder" means the owner of a mortgage.
"Mortgageetl means any mortgage made by the Redeveloper which
is secured, in whole or in part, with the Property.
"Project" means both Redevelopment project No. 1 and
Redevelopment project No. 2, adopted and administered by the
Authority.
"Project Area" means the real property located within the
boundaries of the Projects.
"Property" means the real property described in Schedule A
of this Agreement.
"Railroad Authority" means the Hennepin County Regional
Railroad Authority.
.
3
. IIRedevelopertl means the private entity selected or to be
selected by the Authority to carry out redevelopment of the
Property, or the entity's successors or assigns.
tlRedevelopmen t Plan II means the redevelopment plan for
Redevelopment Project No. I and the redevelopment plan for
Redevelopment Project No. 2, as those plans may be amended.
lIStatell means the State of Minnesota.
,
.
.
4
ARTICLE II
. Representations and Warranties
Section 2.1. Representations by the Authority. The
Au thor i ty makes the following representations as the bas is for
the undertakings on its part herein contained:
(a) The Authority is a municipal housing and redevelopment
authority duly organized and existing under the laws of the
state. Under the provisions of the Act, the Authority believes
that it has the power to enter into this Agreement and carry out
its obligations hereunder.
(b) The Authority and the City have found that the projects
are "redevelopment projects" within the meaning of the Act, and
that both were created, adopted, and approved in accordance with
the times of the Act.
(c) The Authority proposes to acquire the Property from the
Railroad Authority, solely for the purpose of fostering the
redevelopment of the Property in accordance with the Act and the
Redevelopment Plans.
(d) The Authority intends to enter an agreement with a
. Redeveloper under which the Redeveloper will acquire the Property
and other property within the Project Areas, and the Redeveloper
will redevelop such area for various commercial uses.
Section 2.2. Representations by the City. The City makes
the following representations as the basis for the undertaking on
its part herein contained:
(a) The City is a municipal corporation duly organized and
existing under the laws of the State.
(b) The City will grant to the Railroad Authority the
Alternate Corridor Easement, in accordance with the terms of this
Agreement.
Section 2.3. Representations and Warranties by the Railroad
Authority. The Railroad Authority makes the following represen-
tations as the basis for the undertaking on its part herein
contained:
(a) The Railroad Authority is a , duly organized
and existing under the laws of the State, has the power to enter
into this Agreement, and has duly authorized the execution,
delivery and performance of this Agreement by proper action.
.
5
(b) The Railroad Authority will convey the Property to the
. Authority in accordance with all the terms of this Agreement.
.
.
6
ARTICLE III
It Conveyance of Property
Section 3.1. Status of Property. The title to the Property
1.S presently held by the Railroad Authority. In order to make
the Property available for redevelopment, the Authority shall
acquire the Property from the Railroad Authority, subject to all
the terms and conditions of this Agreement.
Section 3.2. Timinq of conveyance and purchase price. (a)
If no Event of Default has occurred (or if an Event of Default
has occurred that has been cured), the Railroad Authority shall
execute and deliver to the Authority the Deed for the Property,
and the Authority shall pay the purchase pr ice to the Railroad
Authority, on or before May 31, 1991 ("Closing Date"). The Deed
shall be substantially in the form of the Deed attached as
Schedule B to this Agreement.
(b) The purchase price to be paid by the Authority to the
Railroad Authority in exchange for conveyance of the Deed shall
be the fair market value of the Property as determined by an
appraisal prepared by an appraiser selected by the Authority;
provided that the Authority must notify the Railroad Authority in
writing of the appraisal amount at least 30 days before the
. Closing Date. The Authority shall pay the cost of such
appraisal.
(c) Unless otherwise mutually agreed by the parties, the
execution and delivery of the Deed and payment of the purchase
price shall be made at the principal offices of the Authority.
The Authority shall take possession of the Property upon closing
on the Closing Date.
(d) The Authority shall accept the Deed subject to all
existing leases on the Property; provided, and only on the
condition, that ( i) such leases are terminable without payment or
penalty after 30 days written notice to the lessee; and (ii) the
lessees under such leases are obligated to pay any property taxes
or payments in lieu thereof that may be payable on the leased
property.
(e) The Authority shall promptly record the Deed in the
proper office for recordation of Deeds and other instruments
pertaining to the Property. The Authority shall pay all
recording costs, including state deed tax, in connection with the
Authority's acquisition of the Property.
Section 3.3. Title. (a) Prior to and as a condition to
the Authority's obligation to acquire the Property, the Railroad
e Authority shall obtain and furnish to the Authority a commitment
7
for the issuance of a policy of title insurance for the Property.
e The Authority shall have lO days from the date of its receipt of
such commitment to review the state of title to the Property and
to provide the Railroad Authority with a list of written
objections to such title. Upon receipt of the Authority's list
of written objections, the Railroad Authority shall proceed in
good faith and with all due diligence to attempt to cure the
objections made by the Authority. Not earlier than eleven days
following the date the Authority shall have received a commitment
for the issuance of a policy of title insurance for the Property
from the Railroad Authority or, in the event the Authority shall
have provided the Railroad Authority with a list of written
objections, within 10 days after the date that all such
objections have been cured to the reasonable satisfaction of the
Authority, the Authority and Railroad Authority shall proceed
with the acquisition and conveyance of the Property pursuant to
Sections 3.1 and 3.2 of this Agreement. In the event that the
Railroad Authority has failed to cure objections within 60 days
after its receipt of the Authority.s list of such objections or
by lO days before the Closing Date, whichever is earlier, either
the Railroad Authority or the Au thor i ty may by the giving of
written notice to the other, terminate this Agreement, upon the
receipt of which this Agreement shall be null and void and
neither party shall have any liability hereunder. The Authority
shall have no obligation to take any action to clear defects in
the title to the Property.
. 3.4. Hazardous Wastes.
(a) The Railroad - Authority shall, as of the date hereof,
grant to the Authority a right of entry on the Property to
conduct an environmental audit of the Property prior to the
Closing Date. If, after completing such audit, the Authority
determines that hazardous wastes or other pollutants as defined
under federal or state law exist on the Property, the Authority
may, at its option, terminate this Agreement by giving written
notice to the Railroad Authority, upon receipt of which this
Agreement shall be null and void and neither party shall have any
liability hereunder.
(b) The Railroad Authority agrees that, upon conveyance of
the Property under Section 3.2 herein, the Railroad Authority
will indemnify, defend, and hold harmless the Authority, its
governing body members ( officers, and employees, from any claims
or actions arising out of the presence, if any, of hazardous
wastes or pollutants on the Property.
Section 3.5. Property Easement. The Authority acknowledges
and agrees that the Deed shall be subject to an easement on the
Property in favor of the Railroad Authority ("Property
Easementll), which Property Easement shall provide and incorporate
e the following terms and conditions:
8
e (a) The Property Easement shall be solely and exclusively
for use by the Railroad Authority to construct and operate a
light rail transit (IILRTII) line on the Property: provided that
such use of the Property must be in accordance with an LRT system
plan adopted by the Railroad Authority or by its successor in
interest.
(b) The Railroad Authority shall not exercise its rights
under the Property Easement for a period of 20 years after the
Closing Date for the conveyance of the Property to the Authority.
The Railroad Authority acknowledges and understands that, during
the aforementioned ~O-year period, the Property may be used and
developed by the Redeveloper or the Authority in any manner
consistent with the Redevelopment Plans or any modification
thereof.
(c) After termination of the 20-year period set forth in
Section 3.5(b), the Railroad Authority may exercise its rights
under the Property Easement, subject to the following terms and
conditions precedent:
.
( i ) Except as hereinafter provided, the Railroad
Authority shall, no later than 17 years after the Closing Date,
provide written notice to the Authority, and to the owner of the
. Prope:rty at the time of the notice, of its intent to exercise its
Property Easement rights after termination of the 20-year period.
If the Railroad Authority provides such notice, it shall pay the
damages required under Section 3.5(d) herein no later than the
first day of the 2lst year after the Closing Date. The Property
Easement shall terminate upon certification by the Authority, in
recordable form, that the aforementioned payment has not been
timely made.
( i i ) If the Railroad Authority fails to provide the
notice required under Section 3.5(c)(i), the Railroad Authority
shall not exercise its rights under the Property Easement until
termination of the 25th year after the Closing Date: provided
that, as a condition to exercising such rights, the Railroad
Authority shall, no later than 22 years after the Closing Date,
provide written notice to the Authority, and to the owner of the
Property at the time of the notice, of its intent to exercise its
Property Easement rights after termination of the 25-year period.
If the Railroad Authority provides such notice, it shall pay the
damages required under Section 3.5(d) herein no later than the
first day of the 26th year after the Closing Date. The Property
Easement shall terminate upon certification by the Authority, in
recordable form, that the aforementioned payment has not been
timely made.
(iii) If the Railroad Authority fails to provide the
. notice required under Section 3.5 ( c') ( i i) , the Railroad Authority
shall not exercise its rights under the Property Easement until
9
e termination of the 30th year after the Closing Date; provided
that, as a condition to exercising such rights, the Railroad
Authority shall, no later than 27 years after the Closing Date,
provide written notice to the Authority, and to the owner of the
Property at the time of the notice, of its intent to exercise its
Property Easement rights after termination of the 3D-year period.
If the Railroad Authority provides such notice, it shall pay the
damages required under Section 3.5(d) herein, no later than the
first day of the 31st year after the Closing Date. The Property
Easement shall terminate upon certification by the Authority, in
recordable form, that the aforementioned payment has not been
timely made.
(iv) If the Railroad Authority fails to provide the
notice required under Section 3.5(c)(iii}, the Railroad Authority
shall not exercise its rights under the Property Easement until
termination of the 35th year after the Closing Date: provided
that, as a condition to exercising such rights, the Railroad
Authority shall, no later than 32 years after the Closing Date,
provide written notice to the Authority, and to the owner of the
Property at the time of the notice, of its intent to exercise its.
Property Easement rights after termination of the 35-year period.
If the Railroad Authority provides such notice, it shall pay the
damages required under Section 3.5(d) herein, no later than the
. first day of the 36th year after the Closing Date. The Property
Easement shall terminate upon certification by the Authority, in
recordable form, that the aforementioned payment has not been
timely made.
(v) Unless otherwise provided in this Agreement, the
Railroad Authority may exercise its rights under the Property
Easement any time after termination of the 35-year period set
forth in Section 3.5(c)(iv), provided that, as a condition to
exercising such rights, the Railroad Authority shall, at least 3
years prior to exercising its rights under the Property Easement,
provide written notice to the Authority, and to the owner of the
Property at the time of the notice, of its intent to exercise
such rights. If the Railroad Authority provides such notice, pay
the damages required under Section 3.5(d) herein within 3 years
after the date of service of the notice. The Property Easement
shall terminate upon certification by the Authority, in
recordable form, that the aforementioned payment has not been
timely made.
(d) As a condition to exercising its rights under the
Property Easement in conformance with this Section, the Railroad
Authority shall compensate the party or parties that own the
Property at the time that use of the Property Easement commences
pursuant to Section 3.5(c) herein, for damages associated with
use of the Property Easement by the Railroad Authority, subject
. to the terms and conditions as follows:
lO
'. ( i ) The amount of the damages to be paid by the
Railroad Authority shall be the fair market value of the Property
and any improvements thereon as of the time the Railroad
Authority exercises its rights under the Property Easement
pursuant to Section 3.5(c) herein; provided that the appraisal
shall evaluate the Property and improvements as if the Property
Easement did not exist and was not of record. If the Railroad
Authority and the owner of the Property are unable to reach
agreement on the fair market value, the damages shall be
determined and paid in accordance with Minn. Stat. Ch. 117, as
that statute may be amended, which proceedings will assume taking
of the entire fee interest of the Property and improvements as if
the Property Easement did not exist and was not of record. The
Railroad Authority understands and agrees that the owner of the
Property may subordinate its interests under this Section 3.5(d)
to the Holder of any Mortgage. Other than payment of damages as
determined herein, the Railroad Authority shall have no
obligation to compensate any person or entity for damages, loss
or other costs, as a condition to exercising the Railroad
Authority's rights under the Property Easement.
.
( i i ) Except as hereinafter provided, the Railroad
Authority's obligation under Section 3.5(d) shall not exceed
$5,000,000 calculated in 1991 dollars. Such amount shall be
. adjusted annually in accordance with the consumer price index for
Minnesota, provided that the amount shall in no event exceed
$7,500,000 calculated as of the time the fair market value of the
Property and improvements are calculated pursuant to Section
3.5(d) (i).
( i i i ) The terms of this Section 3.5(d) shall be
incorporated in the Property Easement, shall run with the land,
and shall be non-severable from other provisions of the Property
Easement. In addition, the Railroad Authority agrees that, if
requested by the Redeveloper, it will enter into an agreement
with the Redeveloper that substantially conforms to the terms of
this Section 3.5(d).
(e) In addition to the termination provisions set forth in
Section 3.5(c), all rights held by the Railroad Authority under
the Property Easement shall terminate if the Railroad Authority
acquires the Alternate Corridor Easement in accordance with
Section 3.6 herein. Such termination shall be effective upon t~e
date of conveyance of the Alternate Corridor Easement ~n
accordance with Section 3.6 herein.
( f) If the Railroad Authority exercises its rights under
the Property Easement ~n conformance with this Section, the
Railroad Authority shall make a good faith effort to plan for and
accommodate an LRT stop in the Ci ty between 5th Avenue and 9th
. Avenue along the right-of-way that includes the Property.
II
. Section 3.6. Alternate Corridor Easement. In consideration
of the mutual obligations under this Agreement, the City hereby
grants to the Railroad Authority an option to acquire an easement
on property within the Alternate Corridor that is presently owned
by the City (the "Alternative Corridor Easement"), which option
is subject to the following terms and conditions:
(a) The Alternate Corridor Easement shall be evidenced by
an agreement substantially in the form of Schedule D hereto and
shall be solely and exclusively for use by the Railroad Authority
to construct and operate an LRT Line within the Alternate
Corridor; provided that such use of the Alternate Corridor must
be in accordance with an LRT system plan adopted by the Railroad
Authority or by its successor in interest; and further provided
that use of Ninth Avenue and any other public street or avenue
within the Alternate Corridor for LRT purposes is subject to the
rights of the public to use such streets and avenues, and
provided that the Railroad Authority may not use such streets and
avenues in a manner inconsistent with the purposes for which the
streets or avenues were originally donated to the City. The,
Alternate Corridor Easement 1S also subject to: ( i ) the rights
of the City and any utility company to maintain sewer, water,
gas, electric, telephone and other utilities over, upon and under
any street or avenue within the Alternate Corridor Easement,
. whether or not utility easements have been recorded: and (ii) any
unrecorded easements or interests held by any person or entity in
the Alternate Corridor Easement property.
(b) The Railroad Authority shall provide written notice to
the City of its intent to acquire the Alternate Corridor
Easement. Within 3 years after receipt of such notice, the City
shall convey and the Railroad Authority shall acquire the
Alternate Corridor Easement for the purchase price of one dollar:
provided that before the City is obligated to convey such
easement, the Railroad Authority and the City shall have, by
mutual agreement: ( i ) determined the precise boundaries of the
property subject to the Alternate Corridor Easement, which
property shall be within the Alternate Corridor described in
Schedule C hereto: and ( i i) determined the parties. respective
responsibility for payment of any costs, loss or damages
associated with use of the Alternate Corridor Easement. If the
parties are unable to reach agreement on the above-referenced
items within 3 years after the City receives notice of the
Railroad Authority.s intent to acquire the Alternate Corridor
Easement, the City may terminate the Railroad Authority.s option
under this Section. Upon acquisition of the Alternate Corridor
Easement, the Railroad Authority shall record the Alternate
Corridor Easement and pay any costs, taxes or fees in connection
with such conveyance and recording.
. ( c) If the Railroad Authority acquires the Alternate
Corridor Easement 1n accordance with this Section, and the
12
. Railroad Authority fails to commence use of the Alternate
Corridor Easement within 2 years after the date of the
conveyance, the Alternate Corridor Easement shall terminate.
Such termination shall be effective upon certification by the
City, in recordable form, that the aforementioned condition has
not been timely met. For purposes of this Section 3.6(c), "usell
of the Alternate Corridor Easement means: ( i ) construction of an
LRT line, or ancillary facilities related thereto, within the
easement area; or ( ii) execution of contracts between the
Railroad Authority and third parties for the planning,
engineering or construction of an LRT line, or ancillary
facilities related thereto, within the easement area.
(d) If the Railroad Authority acqUlres the Alternate
Corridor Easement, the Railroad Authority shall make a good faith
effort to plan and accommodate a stop on the LRT line between 1st
Street South and 1st Street North along the Alternate Corridor
Easement; provided that any LRT line using the Alternate Corridor
Easement shall ensure full traffic movement in all directions at
least at the intersection of 9th Avenue and Main Street. t
( e ) In addition to any other termination provision set
forth in this Section 3.6, the Railroad Authority's option to
acquire the Alternate Corridor Easement and all rights held by
. the Railroad Authority under the Alternate Corridor Easement, if
acquired, shall terminate if the Railroad Authority at any time
exercises its rights under the Property Easement in accordance
with Section 3.5 herein. Such termination shall be effective
upon certification by the Authority, in recordable form, that the
Railroad Authority has timely paid the damages required under
Section 3.5 herein.
Section 3.7. Corridor Study. The Railroad Authority
agrees that, prior to implementing any plans for an LRT line
within the City, the Railroad Authority shall conduct a study to
determine the traffic impacts associated with operation of the
LRT on a route through the Property and on a route through the
Alternate Corridor. The Railroad Authority shall provide the
results of such study to the City and the Authority, and shall
use such study results to minimize the impact of any LRT line on
traffic within the City.
.
13
ARTICLE IV
. Events of Default
Section 4.l. Events of Default Defined. The following
shall be "Events of Default under this Agreement and the term
"Event of Default" shall mean, whenever it is used in this
Agreement (unless the context otherwise provides) : any failure
by the Railroad Authority, the City or the Authority to observe
or perform any covenant, condition, obligation or agreement on
its part to be observed or performed hereunder.
Section 4.2. Remedies on Default. Whenever any Event of
Default referred to in Section 4.l of this Agreement occurs, the
non-defaulting party may exercise its rights under this Section
4.2 after providing thirty days written notice to the defaulting
party of the Event of Default, but only if the Event of Default
has not been cured within said thirty days or, if the Event of
Default 1S by its nature incurable within thirty days, the
defaulting party does not provide assurances to the non-
defaulting party reasonably satisfactory to the non-defaulting
party that the Event of Default will be cured and will be cured
as soon as reasonably possible:
(a) Suspend its performance under the Agreement until it
. receives assurances that the defaulting party will cure its
default and continue its performance under the Agreement.
(b) Cancel and rescind or terminate the Agreement.
(c) Take whatever action, including legal, equitable or
administrative action, which may appear necessary or desirable to
collect any payments due under this Agreement, or to enforce
performance and observance of any obligation, agreement, or
covenant under this Agreement.
Section 4.3. No Remedy Exclusive. No remedy herein
conferred upon or reserved to any party is intended to be
exclusive of any other available remedy or remedies, but each and
every such remedy shall be cumulative and shall be in addition to
every other remedy given under this Agreement or now or hereafter
existing at law or in equity or by statute. No delay or omission
to exercise any right or power accruing upon any default shall
impair any such right or power or shall be construed to be a
waiver thereof, but any such right and power may be exercised
from time to time and as often as may be deemed expedient. In
order to entitle any party to exercise any remedy reserved to it,
it shall not be necessary to give notice, other than such notice
as may be required in this Article IV.
.
14
. Section 4.4. No Additional Waiver Implied by One Waiver.
In the event any agreement contained in this Agreement should be
breached by either party and thereafter waived by the other
party, such waiver shall be limited to the particular breach so
waived and shall not be deemed to waive any other concurrent,
previous or subsequent breach hereunder.
.
.
15
. ARTICLE V
Additional provisions
Section 5.l. Conflict of Interests; Authority Representa-
tives Not Individually Liable. The Authority, the City, and the
Railroad Authority, to the best of their respective knowledge,
represent and agree that no member, official, or employee of the
parties to this Agreement shall have any personal interest,
direct or indirect, in the Agreement, nor shall any such membe r ,
official, or employee participate in any decision relating to the
Agreement which affects his or her personal interests or the
interests of any corporation, partnership, or association in
which he or she is, directly or indirectly, interested. No
member, official, or employee of the par ties shall be personally
liable to any other party, or any successor in interest, in the
event of any default or breach by any party or on any obligations
under the terms of the Agreement.
Section 5.2. Provisions Not Merqed with Deed. None of the
provisions of this Agreement are intended to or shall be merged
by reason of any deed transferring any interest in the Property
and any such deed shall not be deemed to affect or impair the
provisions and covenants of this Agreement.
. Section 5.3. Titles of Articles and Sections. Any titles
of the several parts, Articles, and Sections of the Agreement are
inserted for convenience of reference only and shall be disre-
garded in construing or interpreting any of its provisions.
Section 5.4. Costs of Enforcement. If, whenever any party
is in default of its obligations under this Agreement, any other
party employs attorneys or incurs other expenses for the
collection of payments due or to become due hereunder or for the
enforcement, performance, or observance of any other obligation
or agreement of the defaulting party under this Agreement, the
defaulting party shall pay to the other party or parties, within
lO days of written demand therefor, such reasonable attorneys'
fees and such other reasonable expenses so incurred.
Section 5.5. Notices and Demands. Except as otherwise
expressly provided in this Agreement, a notice, demand, or other
communication under the Agreement by either party to the other
shall be sufficiently given or delivered if it is dispatched by
registered or certified mail, postage prepaid, return receipt
requested, or delivered personally; and
(a) in the case of the Authority, 1S addressed to or
delivered personally to the Authority at Hopkins City Hall, lOlO
First Street South, Hopkins, Minnesota 55343; and
.
16
.. (b) in the case of the City is addressed to the Community
. Development Director, City of Hopkins, 1010 First Street South,
Hopkins, Minnesota 55343; and
(c) in the case of the Railroad Authority, is addressed to
or delivered personally to the Railroad Authority at
.
,
or at such other address with respect to each party as that party
may, from time to time, designate in wr i ting and forward to the
others as provided in this Section.
Section 5.6. Counterparts. This Agreement may be executed
in any number of counterparts, each of which shall constitute one
and the same instrument.
IN WITNESS WHEREOF, the Authority has caused this Agreement
to be duly executed in its name and behalf and its seal to be
hereunto duly affixed and the City has caused this Agreement to
be duly executed in its name and behalf and its seal to be
hereunto duly affixed and the Railroad Authority has caused this
Agreement to be duly executed in its name and behalf on or as of
the date first above written.
HOUSING AND REDEVELOPMENT
. AUTHORITY IN AND FOR THE CITY
OF HOPKINS
By
Its
By
Its
CITY OF HOPKINS, MINNESOTA
By
Its
By
Its
.
l7
.
. HENNEPIN COUNTY REGIONAL
RAILROAD AUTHORITY
By
Its
By
Its
STATE OF MINNESOTA )
) ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this
day of , 1991 by and
-
, the and of
the Housing and Redevelopment Authority in and for the City of
Hopkins, a public body pOlitic and corporate, on behalf of the
Authority.
.
Notary Public
STATE OF MINNESOTA }
} ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this
day of , 1991 by and
- the and of
,
the City of Hopkins, a municipal corporation, on behalf of the
municipal corporation.
Notary Public
.
18
.
- STATE OF MINNESOTA )
) 55.
COUNTY OF )
The foregoing instrument was acknowledged before me this
day of , 1991 by and
- the and of
,
the Hennepin County Regional Railroad Authority, a
corporation, on behalf of the corporation.
Notary Public
.
.
19
. SCHEDULE A
Legal Description of the Property
[Insert description of right-of-way)
.
.
~ SCHEDULE B
.--
Deed to the Property
[Deed will include Property Easement]
.
.
. SCHEDULE C
Description of Alternate Corridor
{Insert description of area within which
the Alternate Corridor Easement will be located]
.
.
~
.
. SCHEDULE D
Form of Alternate Corridor Easement
.
.
-.-
.
. IW,'II ECONOMIC DEVELOPMENT AREA
'1&_,-, ~,u, ': ~ ,^ _,: IMPACTED BY EXISTING CORRIDOR
EXISTING CORRIDOR
------ ALTERNATIVE ROUTE
r...,.,..-r~~.-'_ PROPOSED DEVELOPMENT SITE
II ~
1-- I. _
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.
~ BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION AND LAND USE CONSULTANTS
7901 FLYING CLOUD DRIVE. SUITE 119/ EDEN PRAIRIE, MINNESOTA 553441 (612) 944-7590 I FAX (612) 944-9322
June 11, 1990
90-23
MEMORANDUM REFER TO FILE:
TO: Jim Kerrigan
FROM: Mitch Wonson ~
RE: , Analysis of Access Changes on 9th Ave.
Resulting from Light Rail Transit Turning
Movement Restrictions
Purpose and Backqround
The purpose of this memorandum is to present the results of
our analysis of the changes in access along 9th Ave.
resulting from the potential Light Rail Transit Corridor.
Construction of the Light Rail Transit (LRT) in the 9th Ave.
. corridor is expected to result in turn movement restrictions
at both public street intersections and at individual
property driveways. Figure 1 presents the turn movements
expected to be available after LRT construction. Key points
which can be noted from Figure 1 inc1ude:
. Left Turns across the LRT tracks from Co. Rd. "J to 1st
st. No. are expected to be allowed only at Main street.
This results in all private driveways functioning as
right in and/or right out only.
. At 1st st. So. only through movements and right turns
are available.
. At 1st st. No. , the north leg of the intersection is
~xpected to be closed and the transit line curve-to the
northwest. As a result, the only movements available
are through movements on 1st st. No. and right turns
from Northbound 9th Ave. to Eastbound 1st st. No. .
ACCESS ROUTE CHANGES
The access route changes were analyzed in the context of
four major approach directions:
. . To/from the west on Main street
. To/from the east on Main street
. To/from the west on Co. Rd. 3
. TO/from the east on Co. Rd. 3
.
1) ([. ~I .._J,: I'~ ; J), LRr~ORRIDOR_..\ I"" .JI,. -', t' '_
. t~t Sf. H _ '. J ' . _ , ,_ I
If ;u fq' X ~;~ :... - 1: t':~1 1; G'~~[~~I. tJF!..-...' C' r-;r
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- - - .
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) · , ,''''' '. · [eJ .., ( I
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. ' I'. All LfFT TURNS ACRaSS ~:D. " I,
/' I .) tRT PROHIBITED · a '
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i5 ~... ~:r fJiM~ > c"."..,'..'.'.'.,',.' '."'.'''''''. ""'.""" I If,
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- - ~O, RO, J - "c,,',"CC" c-- -, - ;- " 'CC"', - -:~: " __-~-,~'-~'
- '-----" ~ -- -~- ~--~RT CORRIDO;~ ~ ~~E ~ j
JOO N
. C r TY OF HOrK I NS F I GIi{<f I
9th AVE.
LIGHT RAIL TRANS1T AVAILABLE INTERSECT10N
If:J ACCESS ANA( YS 1 S TURN MOVEMENTS AFTER
\7 ~E!.~:~~22,[,,~,~(^~~~~~~~~~,;~~~,?~ -.. LRT CONSmUCTION
.
Mr. Jim Kerrigan -2- June II, 1990
.
Graphic illustrations of the route changes have been
prepared for the six block faces along 9th Ave. from Co. Rd.
3 to 1st st. No. These graphics illustrate only the new
routes which must be utilized for ingress or egress as a
result of LRT construction and depict the most convenient
new route. The existing routes which must change are not
shown. Also, existing routes which are not affected are not
shown.
Figures 2-7 present the access route changes. Key aspects
of each are summarized below.
Figure 2 presents the new routes for the block north of Co.
Rd. 3, west of 9th AVe. One inbound route is affected while
three outbound routes change. The full movement access
points to the Car Care (11th Ave. S.) and Post Office (1st
st. So.) are not affected.
Figure 3 presents the block north of Co. Rd. 3, east of 9th
Ave. Three inbound routes and one outbound route are
affected.
Figure 4 presents the routes for the block north of 1st st.
. So., west of 9th AVe. Two inbound and three outbound routes
are changed. Full movement access on 1st st. So. for the
parking area south of the park is unaffected.
Figure 5 shows the block north of 1st st. So., east of 9th
Ave. Three inbound and two outbound routes are changed.
Full movement access points for the Clinic at 1st st. So.
and public parking lot at 8th Ave. So. are unaffected.
Figure 6 shows the route changes for the block north of Main
st., west of 9th Ave. All inbound movements are changed
from 9th AVe. to loth Ave. Given the restrictions at 1st
St. No., no inbound movements on 9th Ave. are expect eo to
occur. Outbound movements to Main st.jCo. Rd. 3 do not
change.
Figure 7 presents the route changes for the block north of
Main st., east of 9th Ave. No inbound movements from Main
st. and Co. Rd. 3 are changed. However, access from 1st st.
No. will be infeasible given restrictions at the 9th
Ave./1st st. No. intersection. All outbound movements are
changed. The full movement access points for the public
parking area adjacent to 8th Ave. No. are unaffected.
.
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" i ;~ IW'Tt. ONl Y ROUT(S WHICH AR; D1rF(nfNT fAO'-1 _ _ _
I I l, 17 J EXIST''''G AOUT(S AilE SHOWN
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co. RD_ 3 - - _ _ 0 200 N
FIGURE 2
· CITY or l/or~'KINS 9th AVF. ReVISFD ROUTES TO/FROM
LIGHT RAIL TRANSIT MACN ST. AND co. RD. 3
ACCf::SS ANAL YS I 5 hI lTH 9th A V(. LRT
(}r) 8[NS1100r 8 ^SSOC1^ T E S, INC
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co. AD. 3 ___' 0 200 N
FIGUPE 3
. CITY OF 1I0PKINS 9th AVE. REVISED ROUTES To/rROM
LIGHT RAIL TRANSIT MAIN ST. AND CO. RD. 3
ACCESS ANALYSIS WI TH 9th AVE'. un
' W BENS/J()()F" ASSOCIAf FS. (f'-lc.
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Co. RD. 3 ,_~- _~ 0 200 N
FIGURE 4
· CITY or HOPKINS 9th AVE. REVISED ROUTES TO/FROM
.., LI GHT RAt L TRANS IT HA IN ST. AND CO. PD. 3
ACCESS ANALYSIS Wlni 9th AVE. LRT
.0;:; 8r: NSIHlnr F. ^SSOC1^ 1 !,S, H-JC
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CO. AD. 3 _~ ~ -- ~ 0 200 t~
FIGURE 5
. CITy OF 1I0PKINS 9'" AVF_ PFVISFR nouns TO/FROI1
t IGHf R^II mANSI T MAIN Sf. Mm co. RD. 3
..... ^cn:ss M1ALYSIc; h'JTH CJlll ^VF. un
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