Concept Review-Super Value Expansion TAIT'S SUPER VALU EXPANSION March 2, 1993
III/
THE PROPOSAL
This is a proposal for the remodeling and addition to Tait's
Super Valu store at 25 llth Avenue North in Hopkins. The
proposal would involve removal of the business buildings on
the north side of Main Street between llth and 10th Avenues
North and the extension of the present city owned parking lot
to the South across the alley to Mainstreet.
The present store would be expanded from approximately its
present 23,000 square feet to 42,580 square feet.
The liquor store would also be expanded from its present 3,300
square feet to approximately 5,000 square feet.
Additional retail stores would also be built facing 10th Avenue
north of the liquor store.
We would anticipate that tax increment financing, TIF, would
be used in the financing and that the city would continue to
own the parking area.
The occupants and owners of the buildings between 10th and
llth Avenues on the north side of Mainstreet have all been
personally interviewed and the proposal concerning the removal
of the buildings has been discussed with them.
TAIT'S SUPER VALU EXPANSION March 2, 1993
1110 t
RESIDENTS MEETING
On Thursday, February 18, 1993, at 7:00 p.m., a meeting was held in
the community room of the Mizpah United Church of Christ at 412
5th Avenue North, Hopkins.
Previously an invitation letter was sent to a list of 14 neighborhood
or community associations which the City of Hopkins furnished to me
(list attached). Represented were The Avenues, Minnehaha Oak
Association, Meadow Creek Condominiums and other persons who did
not indicate any association representation (list of attendees attached).
The program consisted of Mr. Don Hagen, the developer, who explained
generally what the proposal to the city would be and why; Mr. David
Runyon of the architectural firm of Runyon /Vogel and Associates
who showed elevation and floor plans of two or three variations of
the project; Mr. Lloyd Johnson of the Retail Development Department
of Super Valu, Inc. showed a video of a Super Valu store that would be
very similar to the store proposed for Tait's; and Mike Tait, owner of
Tait's Super Valu, who talked about his store and why they wanted to
go ahead with an expansion.
There was a question and answer period after the presentation.
February 12, 1993
III Donald F. Hagen
1589 Highway 7
Hopkins, MN 55305
Dear Mr. Hagen,
I would first like to commend you on your pro- active role in
soliciting citizen input on the Tait's project before formally
approaching the City. I only regret that I will be unable to
attend your meeting of 2/18 as I will be out of town one of
only a few conditions which could keep me away!
I do have a unique perspective on this issue which I hope you
will not disregard in my absence. Over the past several years, I
have been actively involved in this debate as a representative
from the Avenues neighborhood association arguably the one
residential area most impacted by recent proposals.
I worked on the business /citizen panel which worked out a_
compromise on the 6th -8th site proposal. During that time I
gathered information from all parties, including the results of a
survey I personally conducted involving responses from ndarly 100
residents. This involvement led me to testify before the County
on the LRT matter arguing in favor of building on that site.
11/0 Unless your proposal is different than the hearsay going around,
I already know of three areas of concern the loading docks, the
"divider" on Mainstreet, and the cost of leveling buildings/
relocating businesses. I'll approach the loading docks first.
They must be sufficiently separated from the neighborhood either
by location or enclosure so that homes will not be impacted by
the activity level. I'm sure that point will be adequately
raised on Thursday evening.
The tough sell is the "divider" between Mainstreet and the
parking lot. I believe that the only way you will gain
acceptance from a majority of the public for the leveling of
perfectly good buildings and the relocation of successful
businesses is to present a plan that "improves" that area.
Please therefore consider my suggestions which I offer from a
background of research not only on what people want, but also on
what can contribute to the betterment of a city.
From the enclosed articles you can see that architects, city
planners and private interest groups alike believe that future
cities should be designed within a framework that Hopkins already
possesses. What we need to improve
is the ambiance, the aesthetically pleasing walkways, the
friendly gathering places, a public environment that is welcoming
to the stroller and the browser.
ou are certainly in a powerful osition t
trend in Hopkins or squelch it entirely. to either encourage that
With your "barrier" you can create a sense of "keep out" or a
sense of "welcome, please shop here I don't believe the cost
of the latter will be substantially higher given the value added.
III The Laventhol Horvath study done in 1988 established
had a market for vegetable marts, butcher shops news stands.
Why not create a row of attractive wooden structures running the
length of Mainstreet between 10th and llth just south of the
parking lot? These could be used seasonally for the sale of
items from within the store (vegetables, magazines, etc.) or to
sublease to tenants to create an "open air market In winter,
these could be decoratively shut down and possibly outlined with
lights or painted with murals.
On a less radical scale, murals could even be used on the brick
wall or the "memory wall" concept which is pictured herein. Even
a bicyclist "hub" area with bike racks and water fountains,
public art, and benches may create some excitement.
The "memory wall" was copied from a book, placemakers: Public Art
That Tells You Where You Are, written by the Townscape Institute,
a non profit public interest city planning organization. These
people have consulted internationally and for a relatively small
fee will help you construct a project that will enhance the image
and attractiveness of Hopkins' Mainstreet.
If this initiative must come from a citizen base, I'm sure I can
find with individuals eager to be involved. This organization,
1111 who also wrote another fascinating book, Facade Stories
Changing Faces of Mainstreet Storefronts, may even be useful for
the Child's Play project so collaboration may be possible.
I hope you realize your place in the future of Hopkins. You are
at a crossroads and depending on the direction you choose, this
city can be condemned to mediocrity or begin the ascent to
excellence. Please don't take your position lightly.
Now that the time is finally upon us to bring this long- conceived
project through to fruition, I hope we can all rally together not
only to do it right, but moreover to set a new standard in
Hopkins.
Sincerely,
`.cam_
Fran Hesch
The Avenues
936 -0205
cc: Steve Mielke
Illo
TAIT'S SUPER VALU EXPANSION March 2, 1993
III/1 MAINSTREET BUSINESS BETWEEN 10th and 11th AVENUE NORTH Building Owner
Instant Replay Sports 4 10th Avenue No. Merriam Park and /or
Frame Design 8 10th Avenue No. Robert Miller
Merriam Park Co. 10 10th Avenue No.
Tropical Minnesota 1001 Mainstreet
Triple Play Sports 1001 Mainstreet
Two Apartment Units 10072 Mainstreet
Bert's Hair Co. 1007 Mainstreet
Mainstreet Traders Pawn 1009 Mainstreet Keith Rolf
K C Outdoors 1011 Mainstreet
Waterside Softwear (Vacated) 1013 Mainstreet Mason /Perkl
J.C. and Raspberry Office (Vacated) 1015 Mainstreet
ITT Loan Co. (Vacated) 1017 Mainstreet
Boston Subway 1019 -1020 Mainstreet
Boston Garden Restaurant
First Bank Drive -In
Galaxie Sales Clifford /Nessa
1110 Partnership
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March 22, 1993 Planning Report ZCR93 -1
CONCEPT REVIEW GROCERY STORE
410 roposed Action.
his is a concept review which requires no action. However, comments
from the Commission will be helpful to the applicant in the following
ways:
1) Determine whether to proceed with future applications.
2) Allow the applicant to revise the site plan to incorporate
comments and concerns.
Overview.
The applicant, Don Hagen, is proposing a project which would involve the
expansion to Tait's SuperValu grocery store located at 25 llth Avenue
North from 23,000 square feet to 42,580 square feet. This expansion
would remove the existing buildings along Mainstreet between 10th and
llth Avenue and replace them with parking. The drive -thru bank facility
to the north of the grocery store would also be removed.
The applicant has submitted two concept plan alternatives, both of which
will involve removal the Mainstreet buildings. One proposal will add
9,700 square feet of additional retail and close 10th Avenue. The
second alternative will add 6,350 square feet of retail and keep 10th
Avenue open.
In reviewing this project two major issues the City will need to address
are as follows:
4111 Land use and site plan issues. This is the specific area that the
Zoning and Planning Commission should be reviewing as part of the
concept review and any conditional use permit applications. The
main issues that will need to be addressed in conjunction with this
discussion is the taking of the Mainstreet buildings.
2) The use of public dollars. Tax increment financing will be needed
to facilitate the project. This aspect of the project will be
reviewed by the City Council, and the City Council acting as the
HRA, at such a time an application is submitted.
Primary Issues to Consider.
o What is the background of the development?
o What are the specifics of the site plan?
o What is the site zoned and Comprehensive Plan designation of
this site?
o Does the Comprehensive Plan address redevelopment in the
downtown area?
o What are the issues that the Zoning and Planning Commission
will need to review as part of the proposed development?
o What are the issues relating to the taking of the Mainstreet
businesses?
o What are the issues the City Council /HRA will need to review
as part of this project?
o What future actions are required?
Illir porting Documents.
o Analysis of Issues
o Letter from Fran Hesch
o Site Plan
Ihe IL- .siaii cLix r\
k y r
Nancy/ S. Anderson, AICP
v
ZCR93 -1
Page 2
4 11 1
Primary Issues to Consider.
o What is the background of the this development?
Over the last several years Mike Tait and Super Valu have discussed
building a larger grocery store in Hopkins. In conjunction with this
effort a number of sites have been discussed. The City Council in
reviewing various projects sites have indicated that maintaining a
grocery store in the downtown is essential to the overall vitality of
this area.
For the last couple of years city staff and Ryan Development worked
together in an effort to facilitate construction for a new store between
6th and 8th Avenues. However, the County was unwilling to allow the
railroad property in this area to be incorporated into the project site.
As a result, Mr. Tait is now working with the owner of the existing
building to expand this structure to twice its existing size. In order
to facilitate this size of project all the abutting Mainstreet buildings
between 10th and 11th Avenue would need to be demolished. The developer
has stated this action is essential for the following reasons:
o provide visibility to the project
o provide additional parking
4111 o remove conflicts associated with the shared parking
arrangement in the parking lot, as an example Boston Sub
utilizes a substantial number of parking spaces
o What are the specifics of the site plan?
Trash storage
The trash disposal area has not been designated on the concept plans.
In conjunction with the conditional use permit stage the trash area will
have to be detailed and how it functions. Staff is recommending that
the trash area at a minimum is enclosed in a structure constructed with
the same materials as the main building. Also, plans for recycling will
need to be detailed.
Traffic and access
Access to the site is shown on the proposed plans from 10th and llth
Avenues. The preliminary site plan shows access points near Mainstreet
on both 10th and 11th Avenues.
The traffic movements with either proposal will need to be studied.
Staff is recommending that a traffic study be done in conjunction with
either proposal prior to approval of any conditional use permit.
i
ZCR93 -1
Page 3
1111
Issues to be reviewed include but are not limited to the following:
1) design improvements on 10th and 11th Avenues necessary to
facilitate the increased traffic
2) safety and design issues as related to access to the
parking lots the two access points to the parking are
on 10th and llth nearest Mainstreet definitely do not
meet adequate design standards
3) Internal parking lot circulation
Exterior materials
The proposed exterior of the building is stucco. Staff would recommend
that either the entire exterior is brick or at a minimum the facade
facing Mainstreet frontage. Also, it will be necessary to insure that
the exterior design and facade treatments incorporate and are consistent
with Mainstreet design elements.
Setbacks
The following are the required and proposed setbacks:
B Proposed
front yard 1 foot appr. 288 feet
east side yard 0 0
west side yard 15 feet 0
rear yard 25 feet appr. 40 feet
The site plan does not meet the west setback requirement of 15 feet.
These setbacks are assuming that Mainstreet is considered the front
yard. If an agreement can not be worked out for the applicant to own
the proposed parking area adjacent to Mainstreet, the front yard would
be either 1st Street North or llth Avenue.
Parking
The majority of the parking for the project would be located on the
south side of the site. The south parking area has 199 parking spaces.
The project is not required to provide parking because it is located in
the B -2 zoning district. If the site was not located in the B -2
district it would be required to have one space per 200 square feet of
floor area. Using this ratio for the gross floor area, the site is
required to have 212 parking spaces. This number will be reduced by
removing such areas for dead storage, building maintenance, building
utilities etc.
The parking area on the north side of the building appears to have a
functional problem. The applicant will need to detail how these spaces
will operate in conjunction with the loading operation in this area.
The parking area to the north is required to be fenced along the north
0 e, because the parking area abuts a residential area.
ZCR93 -1
Page 4
If this project proceeds, issues related to ownership and maintenance of
the newly created parking areas will need to be established. Presently
the parking on the south side of Tait's is a public parking lot owned
and maintained by the City of Hopkins. It maybe appropriate under the
proposed plan to have the applicant assume the cost of maintenance and
upkeep of this lot.
Loading docks
The loading docks will be located on the north side of the site abutting
the residential district. If this project proceeds to the conditional
use permit stage, the specifics of the loading area will have to be
detailed and how the abutting neighborhood will protected from the
loading area. Staff would recommend that a wall be placed between the
loading docks and the residential area in addition to a landscaped area.
The applicant will need to meet with the abutting properties to discuss
an appropriate design for the buffer area.
Surrounding uses
The site has the following surrounding uses:
north residential and public parking
west library /library parking
east commercial
Illk south commercial
e amount of residential area which abuts the project is minimal and
should not be negatively impacted with proper site design.
o What is the zoning and Comprehensive Plan designation for this
site?
The site is zoned B -2, Central Business. A grocery store is permitted
in the B -2 district.
The site is designated as commercial on the land use map within the
Comprehensive Plan.
o How does the Comprehensive Plan address redevelopment in the
downtown area?
The Comprehensive Plan identifies the following regarding the downtown
area:
1) In conjunction with a discussion on design guidelines, the plan
states that in reviewing new development and redevelopment
proposals the City should maintain the appearance and character of
the historic buildings throughout the commercial area, both in the
historic core and in the supportive nearby areas.
410
ZCR93 -1
Page 5
2) Buildings should be maintained or developed in such a manner to
address the following:
o Buildings should be kept to a relatively small scale
consistent with the historic Downtown.
o Maintain as much a building line along Mainstreet as
practical. Where buildings must be set back, a strongly
landscaped edge should be established to maintain some visual
line along the street.
o A window line should be maintained in the building facades
along Mainstreet.
o New buildings along Mainstreet should attempt to imitate the
window proportions and placement established in the Historic
Core.
3) Parking lots should be kept small and close to the businesses
served. Larger parking lots should have visual breaks or four
season landscaping treatment.
It appears the proposed project is in conflict with the provisions
ntained in the Comprehensive Plan.
o What are the issues that the Zoning and Planning Commission will
need to review as part of this project:
OA
15`0 0' o Appropriateness of removing the Mainstreet buildings and how
to mitigate any negative impacts.
o Safety and design issues for the following:
access to the subject site
internal circulation both within the parking area to be
utilized by the applicant and adjacent parking areas
external circulation and access more specifically
should there be improvements to 10th, llth Avenues and
Mainstreet
o Parking design and use issues
o Building design elements for the proposed site plan including
the following:
building design elements including exterior material and
signage (at a minimum staff would recommend that the
building front be brick)
landscaping and lighting
incorporation of Mainstreet design elements
o Construction of a physical design element on Mainstreet to
retain a presence on this roadway.
o Loading docks and trash issues.
o Incorporation of physical element i.e. berming, fencing, etc.
III 0 to protect surrounding uses from any negative impacts.
Scale of project, e.g., need to assess whether project is to
large for the area.
ZCR93 -1
Page 6
o What are the issues as relates to taking Mainstreet buildings?
Hopkins is one of a handful of communities in the metropolitan area
that has an identifiable downtown. For the most part the core of
this area consists of the three block area from Eighth to Eleventh
Avenue. The buildings in this area are smaller one and two story
structures fronting on Mainstreet which in many cases contain
multiple tenants. Over the years there has been a strong emphasis
to preserve the character of the downtown area which has been
established by these Mainstreet buildings.
In 1984 the City of Hopkins became one of the first Mainstreet
Minnesota cities. Through this program, participating downtowns
are encouraged to undertake a number of steps to maintain or
increase their overall economic vitality. As part of this program
historic preservation is emphasized. It was felt that Hopkins had
a real attribute to take advantage of with the uniqueness of the
Mainstreet buildings and the character of Mainstreet itself.
In conjunction with the Mainstreet program the City implemented a
commercial rehabilitation loan program. Under this program, low
interest loans are provided to businesses in the downtown and
along Mainstreet to upgrade the buildings. One purpose of this
program is to ensure that these older downtown buildings are
maintained and kept as viable places of business. A number of the
property owners and tenants on the block that is presently under
consideration did take advantage of this program.
As stated earlier, the Comprehensive Plan provided guidance on the
development and redevelopment activities in the downtown area and
design guidelines. It does appear the proposed project, and in
particular the taking of Mainstreet buildings, is in conflict with
the Comprehensive Plan.
It would have to be assumed that the project which involves taking
Mainstreet buildings and then constructing a building which is
significantly set back from Mainstreet is contrary to the overall
direction which the City has taken to date. This doesn't
necessarily mean that undertaking the project as proposed is
clearly good or bad for the City, but it does represent a definite
change in direction and philosophy on the part of the City.
It is clear that undertaking the project as proposed would help to
retain the grocery store in the downtown area and also allow the
operator to better tap consumer needs within the market area.
However, by taking the Mainstreet buildings and creating more of
the suburban mall approach, Hopkins could potentially be losing
some of its small town uniqueness, and sense of place and identity
which is an asset that it has tried to take advantage of in the
past.
ZCR93 -1
Page 7
Another concern that the staff has as relates to this project
relates to the overall market niche of the downtown area. Older
established downtown areas such as Hopkins have in recent times
found its niche relating more with attracting retail and service
businesses which are looking for smaller spaces and more reasonable
rents than they can find in the malls. Because many of these
businesses are destination oriented, they do not require the high
visibility or roadway traffic counts in order to be successful.
The grocery store building as proposed would by far be the largest
single retail building within the downtown area. Should it ever
become vacant for whatever reason, the City may need to directly
compete for the same tenants that are looking for these more
visible locations.
o What are the issues the City Council /HRA will need to review as
part of this project?
Along with the issues just outlined, the City Council /HRA will also need
to address the following items:
o Providing public financial assistance to the project. The
developer has stated that tax increment assistance will be
required to facilitate this project. The City would be asked
to assist in land write -down, relocation and demolition.
Staff estimates this assistance, based on a preliminary
analysis, to be approximately $2 million. The Council in it's
review will need to determine whether the benefits from this
project outweigh the expenditure of this amount of public
funds as well as removing buildings from Mainstreet.
o What is the impact of not expanding the existing store. The
basic question is whether the store can function within the
market area at it's present size.
o Market issues as related to expanding the store. As part of
this issue the Council will need to look at whether the
proposed project will adequately satisfy market demand to
adequately prevent or locating competition from building
within the market area.
o Alternatives available to the project as proposed. These
could include the following:
undertaking a smaller expansion which does not require
acquisition of Mainstreet buildings
no expansion of the existing store under this scenario
the existing store could presently be upgraded to better
address present day market demands
explore alternative locations
ZCR93 -1
Page 8
o Loss of existing business as and potential relocation to other
sites.
o What future actions need to occur if the applicant wishes to
proceed with this project?
1) Submission of preliminary tax increment application to the
HRA.
2) Execution of preliminary development agreement.
3) Submission of final tax increment application.
4) Approval of conditional use permit.
At sometime during the above process the staff would probably ask that
the applicant complete the following studies:
1) Traffic study to address parking issues, internal and external
circulation, truck loading /movement issues etc.
2) Market study to analyze how the grocery store would meet
market need and reduce future competition within- the market
area.
3) Design study to address design elements of the project and how
to mitigate negative elements, most specifically relating to
the taking of Mainstreet buildings. The study should also
410 include some type of computer modeling to detail the overall
visual impact of the project on surrounding properties and the
downtown.
The results of these studies would be provided to the Zoning and
Planning Commission to assist in the overall review of this project.
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