CR 91-108 Concept Review - Grocery Store
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May 1, 1991
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Council Report 91-108
CONCEPT REVIEW - GROCERY STORE
Proposed Action.
The City Council is not required to review or take action on
a concept. However, because of the scale of this project,
staff is recommending that approval of concept with
recommendation and conditions as detailed by staff.
overview.
Ryan Construction, the applicant is proposing to construct a
38,460 square foot grocery store and 18,000 square feet in
new retail space. This development is located between 6th
and 8th Avenues and Mainstreet and 1st street North.
This development involves the redevelopment
Eleven homes and four businesses would be
accommodate this project.
of the site.
removed to
This project will use Tax Increment Financing to assemble
the subject property.
.
In 1989 the staff and City council reviewed various
redevelopment projects for the future. These redevelopment
projects were also prioritized. The redevelopment project
that was given the highest priority was a new grocery store
in the downtown area. An outline of the Zoning and Planning
Commission's comments are attached.
Primary
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Issues to Consider.
What are the specifies of the project?
What is the time frame for the project?
How many homes will be removed for this project?
Does this project comply with the Comprehensive
Plan?
What are the staff conditions?
What are the staff's recommendations for changes?
What action has the Hopkins Business council taken
on the development
What action has the city CouncilfHRA taken on the
project?
What impact will this development have on the area?
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Bupportinq Documents.
o Analysis of Issues
o Alternatives
o Petition from Neighborhood
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Planner
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CR: 91-108
Page 2
Primary Issues to Consider.
o What are the specifics of the project?
The development will consist of two buildings. One building
on 8th Avenue consists of 10,800 square feet for retail
uses. The second building is 38,460 square feet. This
building will consist of a grocery store and 7,200 square
feet for retail space. The retail area is attached to the
south side of the grocery store.
Access to the site will
Mainstreet. A br ick
Mainstreet. This wall
Honda
be from 8th Avenue, 6th Avenue and
wall will be constructed along
is similar to the wall by Hopkins
There will be significant landscaping on the north side of
the project to buffer the single family homes from the site.
.
The loading area is located on the east side of the site.
This dock will have a retaining wall to screen the dock area
from 6th Avenue.
o What is the time frame for the project?
The project is proposed to start in the spring of 1992, with
completion in the fall of 1992. This schedule is somewhat
dependent upon the following:
when the city/HRA secures the LRT right-of-way
length of time required to secure properties
o How many homes and businesses will be removed for this
development?
Under the present plan there will be eleven single family
homes and four commercial buildings removed for this
development . Additional residential structures could be
removed.
o Does this project comply with the comprehensive Plan?
.
The Comprehensive Plan has identified this area as a
potential redevelopment site. Part of the site will require
rezoning and a change in the Comprehensive Plan. The area
north of the old railroad right-of-way is zoned R-4, this
will have to be rezoned to B-3 or PUD.
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CR: 91-108
Page 3
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What are the staff conditions?
staff recommends that any approval be conditioned upon the
following:
1. The City or HRA is not oblaigated to provided any
future approvals for the subject project.
2. That a Redevelopment Agreement is approved by the
City/HRA and executed by both parties.
o What are the staff's recommendations for changes?
The staff is making the following recommendations as relates
to the site plan:
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move the west building of retail shops to the south
if possible. At a minimum create a physical massing
along Mainstreet (i.e. landscaping and wall similar
to Hopkins Honda) Also, the west site of the
building should be designed such that it is not a
blank wall
add landscaping to the north side of the supermarket
building design to have character of older historic
buildings in the CBD
move the 7th Avenue cul-de-sac potentially into
parking area
incorporate Mainstreet renovation design
characteristics (i.e. lighting and paving) into
project
creation of a focal point along Mainstreet, possibly
at the corner of Mainstreet and 8th Avenue
that adequate buffering is provided on the east side
of the property to protect the adjacent properties
from the loading area
o What action has the Hopkins Business Council taken on the
Development?
The Business council has been updated on the project several
times. However, they have not seen the attached site plan.
o What action has the City Council/HRA taken on this
project?
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The City Council/BRA
increment application
development agreement.
has approved
and authorized
the preliminary
execution of a
tax
pre-
e
CR91-108
Page 4
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What impact will this development have on the area?
This is really a three part question, 1) the impact to the
people that are relocated 2) the impact to the people that
remain and 3) the re-routing of the LRT to 9th Avenue.
Probably the greatest impact of this development will be the
to the homeowners and businesses that will be relocated.
This proposal involved the acquiring of 11 homes and 4
businesses. The impact of the removal of these homes and
businesses will have to be considered.
The Comprehensive Plan has designated this area as a
potential redevelopment area. The discussion of this area
as a redevelopment area was held several years ago during
the updating of the comprehensive plan. It is easy to
designated an area as a redevelopment area on a plan but now
that there are people, homes and businesses that may be
relocated the choices become more difficult.
.
In the discussion at the city Council meeting, the Council
should consider not only the physical aspects of the site
plan, but should consider if this a good location for this
development. The city Council/HRA have stated that they
want the new Grocery store to be located in the Downtown.
Staff has looked at a number of potential sites. The
subject site was selected for the following reasons:
the HRA already owns property in this area
it is the only site of sufficient size to
accommodate the development as proposed
the commercial property is the area is somewhat
deteriorated.
Once the development is constructed there will definitely be
more traffic in this area. The homes to the north of the
si te will have a buffer area between the development and
their homes which should provide a good sound barrier. The
dock area for the grocery store is buffered with a wall to
prevent the noise from going beyond the site. Also, all the
activity is directed toward Mainstreet and not their homes.
As part of the development agreement the developer will need
to do a traffic impact study of the proposed development.
e
The re-routing of the LRT to 9th Avenue will have an impact
on the traffic and the businesses on 9th Avenue. In the
past there have been meetings with the property owners along
9th Avenue to discuss their concerns, so they are aware of
the possible change in the LRT alignment.
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Alternatives.
1. Approve the Concept Review as proposed by the
developer.
2. Approve the Concept Review with the recommendations as
detailed by Staff.
3. Do nothing; direct Staff to investigate other sites.
4.
Deny approval of Concept Review.
revise the site plan.
Direct developer to
.
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NOTES FROM ZONING & PLANNING COMMISSION MEETING
Bill McHale, the applicant, appeared before the Commission.
High lights of discussion were the following:
Ownership of the site
Building a larger store
Size of the proposed store
Tenants for the retail area
Changing the site plan per Staff recommendations
Access to the site
This is my understanding of what the Commissioners expressed
about the project.
Novak -
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o
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Woodrich -
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Winship
o
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Pavelka
o
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Cub Store is an attraction.
Feels that the proposed project will not be a
benefit for the city.
Need good retail stores
Have doubts on the relocation for the residents
and businesses.
Feels the project is just being done to benefit
downtown.
People are not going to come to Hopkins for a
grocery store.
R. L. Johnson site would be a good location for
grocery store, but less convenient for senior
citizens.
Do not think a grocery store will attract other
shoppers.
Concerned with the property owners left.
Taits has been a good neighbor, but they need
larger space to be competitive.
Need to do something for Taits, but this is not
the answer.
will not dispute that this will help the downtown.
My concern tonight is the relocation of the
businesses and residents.
Do not want to hurt people.
Grocery store will help capture the Hopkins share
We should try to build Hopkins the way we want to,
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Reuter
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Maxwell
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Is this the answer?
This development will displace people and
businesses.
Have no plan for the downtown,
site is wrong site.
Concerned with access to the site.
How are people going to get to the site?
Four residents in the area appeared before the Commission.
The residents spoke against the project.
The owner of Vics Red Door, spoke in favor of the project.
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PETITION
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TO: Hopkins City C '1
Ouncl. Members Zoning and Plannl.'ng Co ' .
JDml.SSl.on
We the undersigned' .
E" ' un1.ted as residents f H . ( ..
l.ghth Avenues North _ City Blocks 1 0 opk1.ns, Si~th, Seventh, and
opposed to the purchase of _ "d .,2,3, and 4 respect1.vely) are adamant!
. LeS1. entl.al ho . . y
ment1.oned streets by th C. . mes l.n Cl.ty Block 1 of the f
e l.ty of Hopkl.us. a ore-
Name
~ _ Address Ph
, ~ Signature
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