EDA 07/22/02OFFICIAL FILE COPY
CITY OF NEW HOPE
EDA MEETING
City Hall, 4401 Xylon Avenue North
July 22, 2002
President W. Peter Enck
Commissioner Sharon Cassen
Commissioner Don Collier
Commissioner Mary Gwin-Lenth
Commissioner Pat LaVine Norby
1. Call to Order
2. Roll Call
3. Approval of Regular Meeting Minutes of May 13, 2002
4. Resolution Approving Letter of Intent to Work Collaboratively with Brookstone, Inc. on
Potential Redevelopment of City Center Area and Authorizing Executive Director to
Execute Agreement
5. Adjournment
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
Approved EDA Minutes
Regular Meeting
CALL TO ORDER
ROLL CALL
APPROVE MINUTES
IMP. PROJECT 707
Item 4
RESOLUTION 02-02
Item 4
May 13, 2002
City Hall
President Enck called the meeting of the Economic Development Authority to order
at 8:30 p.m.
Present:
W. Peter Enck, President
Don Collier, Commissioner
Mary Gwin-Lenth, Commissioner
Sharon Cassen, Commissioner
Pat LaVine Norby, Commissioner
Motion was made by Commissioner Gwin-Lenth, seconded by Commissioner
Cassen, to approve the Regular Meeting Minutes of April 8, 2002. All present
voted in favor. Motion carried.
President Enck introduced for discussion Item 4, Resolution Authorizing the
President and Executive Director to Enter into a Redevelopment and Loan
Agreement with Project for Pride in Living, Inc. for Funding of 7610 Bass Lake
Road Redevelopment Project (Improvement Project No. 707).
Mr. Kirk McDonald, Director of Community Development, stated the renovation of
the 11-unit apartment complex will include exterior and interior improvements as
well as site improvements. The building exterior will be completely renovated,
including painting, the repair or replacement of the soffits, fascia, gutters and
downspouts, brick and mortar repair, and the repair or replacement of the windows
and exterior doors. The interior work will include updating the existing units in their
present configuration. New cabinets, counters and appliances will be provided in the
kitchens. The plumbing and electrical will be updated. The existing boiler will be
inspected and replaced, if necessary. The walls will be repaired and painted and new
carpeting will be installed throughout. The site improvements will include improved
landscaping, the addition of a playground, resurfacing and expansion of the
driveway, repair of walkways and the addition of garages. Mr. McDonald pointed
out that the garages can be added without requiring a variance.
Mayor Enck noted agenda items 4 and 5 both relate to this project. Mr. McDonald
called attention to the funding sources for the $1.32 million project.
Commissioner Collier introduced the following resolution and moved its adoption
"RESOLUTION AUTHORIZING THE PRESIDENT AND EXECUTIVE
DIRECTOR TO ENTER INTO A REDEVELOPMENT AND LOAN
AGREEMENT WITH PROJECT FOR PRIDE IN LIVING, INC. FOR
FUNDING OF 7610 BASS LAKE ROAD REDEVELOPMENT PROJECT
(IMPROVEMENT PROJECT NO. 707)". The motion for the adoption of the
foregoing resolution was seconded by Commissioner Cassen, and upon vote being
taken thereon, the following voted in favor thereof: Enck, Cassen, Collier, Gwin-
Lenth, Norby, and the following voted against the same: None; Abstained: None;
Absent: None; whereupon the resolution was declared duly passed and adopted~
signed by the president which was attested to by the executive director.
New Hope EDA
Page 1
May 13, 2002
IMP. PROJECT 707
Item 5
RESOLUTION 02-03
Item 5
ADJOURNMENT
President Enck introduced for discussion Item 5, Resolution Approving Financial
Participation of the Heunepin County Housing and Redevelopment. Authority
Affordable Housing Incentive Fund Program in the 7610 Bass Lake Road
Redevelopment Project (Improvement Project No. 707).
Commissioner Norby introduced the following resolution and moved its adoption
"RESOLUTION APPROVING FINANCIAL PARTICIPATION OF THE
HENNEPIN COUNTY HOUSING AND REDEVELOPMENT AUTHORITY
AFFORDABLE HOUSING INCENTIVE FUND PROGRAM IN THE 7610
BASS LAKE ROAD REDEVELOPMENT PROJECT (IMPROVEMENT
PROJECT NO. 707)'. The motion for the adoption of the foregoing resolution
was seconded by Commissioner Cassen, and upon vote being taken thereon, the
following voted in favor thereof: Enck, Cassen, Collier, Gwin-Lenth, Norby, and
the following voted against the same: None; Abstained: None; Absent: None;
whereupon the resolution was declared duly passed and adopted, signed by the
president which was attested to by the executive director.
Motion was made by Commissioner Collier, seconded by Commissioner Gwin-
Lenth, to adjourn the meeting. All present voted in favor. Motion carried. The
New Hope EDA adjourned at 8:37 p.m.
Respectfully submitted,
Valerie Leone
City Clerk
New Hope EDA
Page 1
May13,2002
EDA
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Community Development .~ 7-22-02 EDA
Item No.
By: Kirk McDonald By: 4
RESOLUTION APPROVING LETTER .~INTENT TO WORK COLLABORATIVELY WITH BROOKSTONE,
INC. ON POTENTIAL REDEVELOPMENT OF CITY CENTER AREA AND AUTHORIZING EXECUTIVE
DIRECTOR TO EXECUTE AGREEMENT
REQUESTED ACTION
Staff requests that the Economic DeveloPment Authority approve the attached resolution, which approved the
enclosed Letter of Intent to work collaboratively with Brookstone, Inc. on the potential redevelopment of the
City Center area. Staff has been coordinating with representatives from Brookstone over the past six months
and desires to formalize the working relationship between Brookstone, Inc. and the City.
POLICY/PAST PRACTICE
In the past, the Economic Development Authority has approved Letters of Agreement to coordinate with
specific developers on specific sites. For example, the City recently approved a non-binding resolution to
coordinate with LivingWorks Ventures on the 5501 Boone Avenue site and is currently working with Navarre
Corporation and Ahrens Trucking on the 9200 49th Avenue site.
BACKGROUND
City staff and several members of the City Council have met with several developers over the past year in an
effort to generate interest in and to pursue the potential redevelopment of the City Center area. The developer
that has met with staff on the most frequent and consistent basis over the past six months has been Richard
Martens from Brookstone, Inc., the developer of the Golden Valley Town Square project. Staff is
recommending that the Economic Development Authority now take steps to formalize this working partnership
by approving the attached resolution and Letter of Intent.
The steps that the City Council and EDA have recently taken on the potential redevelopment of the City Center
area include the following:
April 15 Council Work Session: Discussed outline of issues with staff, provided direction on formation of task
force, discussed drafting of goals and discussed developers.
May 13 Council Meeting: Approved submission of Opportunities Grant to Met Council for funding to assist with
a Cit~ Center plannin~ stud},. /
Request for Action Page 2 .. 7-22-02
May 20 Council Work Session: Reviewed/approved goal statements for City Center Task Force, authorized
taking applications for task force and reviewed Opportunities Grant goals, timeline and costs.
June/July: Task force applications being taken, continued meetings with financial and relocation consultants,
continued meetings with developer and ongoing communications with major property owners in area.
Although staff recently received word from the Met Council that the City Center Opportunities Grant was not
funded, staff anticipates that the EDA will want to move forward with the task force and planning study and
possibly reduce the cost of study and/or utilize EDA funds to cover the costs of the study.
The attached Letter of Intent from Brookstone, Inc. requires no payment from the City to the developer and
simply states that the two parties agree to work together over the next 12 months to develop plans, in
conjunction with a task force, for the potential redevelopment of the City Center area. Key points of the
agreement state that:
· The New Hope Economic Development Authority hereby grants Brookstone, Inc. an exclusive right to
negotiate with the City for the redevelopment of all or a portion of the City Center area for a period of 12
months, based upon moving forward collaboratively on the attached timeline and work program.
· It is understood that if the parties are reasonably satisfied at the end of one year that the Letter of Intent
may be extended or a formal agreement entered into, if appropriate.
· The specific goal for redevelopment will be a broadly based mixed use project, including a variety of
housing types and mixed use commercial, and to establish an inviting pedestrian friendly, village
environment that has a strong gathering place attraction.
· Both parties agree that they will work together in a collaborative manner, but have distinct responsibilities
within the joint venture effort.
· It is understood and agreed that the City will take financial responsibility to initiate the items included in the
workplan.
· It is understood that Brookstone will be responsible for providing input on planning and financial matters,
will have no direct financial responsibility and will be paid no fees for their effort.
Richard Martens from Brookstone, Inc. will be in attendance at the EDA meeting and will be available to
answer questions.
Staff recommends approval of the resolution approving the Letter of Intent and authorizing the Executive
director to execute the agreement
ATTACHMENTS
· Resolution
· Letter of Intent
· Opportunity GrantJTimeline
· City Center Redevelopment Goals
· Developer Qualifications
EDA RESOLUTION NO. 2002-
RESOLUTION APPROVING LETTER OF INTENT TO WORK
COLLABORATIVELY WITH BROOKSTONE, INC. ON
POTENTIAL REDEVELOPMENT OF CITY CENTER AREA AND
AUTHORIZING EXECUTIVE DIRECTOR TO EXECUTE AGREEMENT
WHEREAS,
the City has been coordinating over the past six months on an informal basis
with Brookstone, Inc. regarding the potential redevelopment of the City Center
area; and
WHEREAS,
the City desires to formalize this working relationship with Brookstone, Inc. as it
moves forward to create a citizen's task force to study redevelopment options at
42nd and Winnetka Avenues; and '
WHEREAS,
Brookstone, Inc. has successfully coordinated with other nearby cities in the past
to accomplish mixed use redevelopment, such as the Golden Valley Town
Square project in Golden Valley; and
WHEREAS,
WHEREAS,
the New Hope Economic Development Authority hereby grants Brookstone, Inc.
an exclusive right to negotiate with the City for the redevelopment of all or a
portion of the City Center area for a period of 12 months, based upon moving
forward collaboratively on the attached timeline and work program; and
it is understood that if the parties are reasonably satisfied at the end of one year,
that the Letter of Intent may be extended or a formal agreement entered into, if
appropriate; and
WHEREAS,
the specific goal for redevelopment will be a broadly based mixed use project,
including a variety of housing types and mixed use commercial, and to establish
an inviting, pedestrian friendly, village environment that has a strong gathering
place attraction; and
WHEREAS,
WHEREAS,
WHEREAS,
both parties agree that they will work together in a collaborative manner, but
have distinct responsibilities within the joint venture effort; and
it is understood and agreed that the City will take financial responsibility to initiate
the items included in the workplan; and
it is understood that Brookstone will be responsible for providing input on
planning and financial matters, will have no direct financial responsibility and will
be paid no fees for their effort.
NOW, THEREFORE, BE IT RESOLVED by the New Hope Economic Development Authority
that the Letter of Intent to coordinate with Brookstone, Inc. on a potential City
Center redevelopment is hereby approved and the Executive Director is
authorized to execute the agreement.
Adopted by the Economic Development Authority of the City of New Hope, Hennepin County,
Minnesota, this 22nd day of July, 2002.
President
Executive Director
June 7, 2002
Mr. Kirk McDonald
Community Development Director
City of New Hope
4401 Xylon Avenue North
NewHope, MN 55428
BROOKSTONE. INC.
f
.-'x.../' : , '-
t:", ' : ; ' ;;'
7400 Metro Blvd.. Suite 212
Edina, Minnesota 55439
612,837.9167 phone
612,837.8010 fax
Dear Kirk:
I am very pleased to have the opportunity to work with the City of New Hope on the potential re-
development of42n~ and Winnetka. While redevelopment of this type, in it's very nature, is extremely
complex, I believe that the location, attributes of the area, and timing make this a potentially strong
opportunity.
This letter is being written to serve as a letter of intent between the City of New Hope and Brookstone,
Inc. to collaboratively work together to bring this redevelopment to fruition.
From our discussions, the salient issues I believe we should agree'upon are outlined below:
1. Project area - As shown on the attached plan, this includes both the northwest and southeast
comers 42na and Winnetka. We recognize that the city is in discussion with a potential
developer for the southeast comer, and it our clear understanding that the southeast parcel will
be taken out of the letter of intent, if another developer moves ahead.
2. Letter of Intent Terms - The City of New Hope hereby grants Brookstone, Inc. an exclusive
right to negotiate with the city for the redevelopment of this area for a period of twelve months
from the date that both parties have entered into the letter of intent. It is our understanding that
this will be based upon the parties collaborately moving forward on the established timeline,
and that if both parties are reasonably satisfied at the end of one year, and the timelines have
been reasonably met, the letter of intent will be extended or a formal agreement entered into if
appropriate.
3..Goals - It is our goal to achieve the items listed in the timeline within the one year time period,
and prior to the expiration of the one year, to establish other items that will be necessary to
move forward with development and construction. While a master plan is part of the one year
timeline, the vision we will be working encompasses a broadly based mixed use project
including for sale and rental housing of medium to high density with mixed use commercial
involving both for rent retail and office space, and some free standing retail uses, particularly in
the retail food area. The goal will be to establish an inviting, pedestrian friendly, village
environment, creating a gathering place that will put this comer on the Twin Cities map and be
a strong attraction both for area and regional residents.
REAL ESTATE ADVISORY SERVICES, INVESTMENT AND DEVELOPMENT
During the ensuing year, both parties acknowledge that they will work together in a very
collaborative manner, but that each will have separate and distinct responsibilities within that
joint venture effort:
a. City of New Hope
i. Take financial responsibility and to initiate all items under the timeline.
ii. Negotiate with the potential developer on the southeast comer.
b. Developer
i. The Developer will be responsible for providing input during the master
planning, further financial analysis, tenant relocation efforts, etc. and to
selectively participate in direct efforts such as meeting with tenant groups with
regard to relocation matters. The Developer will have no direct financial
responsibilities, but will be paid no fees for their effort.
Again, we are excited about the opportunity to work together with the City of New Hope on this
project. We would appreciate each party signing a copy of this letter below to serve as our agreement.
Yours very truly,
Richard Martens
President
By:
(Sign hcrc)
Date:
Mr. Daniel J. Donahue
~ By: Richard Martens
For the City of New Hope Brookstone, Inc.
Date:
Livable Communities Demonstration Account
of the
Metropolitan Livable Communities Fund
OPPORTUNITY GRANT APPLICATION - 2002
COVER SHEET
Project Name
Applicant
Project Location (city)
Address (street boundaries)
Project Size (acres)
Contact Person
NAME
ADDRESS
PHONE
FAX
E-MAIL
City Center Redevelopment Project
City of New Hope
New Hope
~ mile radius around the intersection of
42nd and Winnetka Avenue
Kirk McDonald, Community Development Director
Erin Seeman, Community Development Intern
4401 Xylon Avenue North
763/531-5196
763/531-5136
eseeman@ci, new-hope, mn. us
PROJECT SUMMARY
New Hope is proposing a redevelopment effort for the areas surrounding the 42nd and Winnetka
intersection. This project will include a mixed use design integrating life cycle housing with
commercial development.
Grant funds will be used to prepare a master plan and redevelopment strategy for this cdtical
area of New Hope.
1. THE SITE
a. Land Use
Map 1 illustrates the City Center study area. May 2 illustrates the current land uses within the
City Center. The shopping centers and several of the freestanding commercial sites within the
City Center area display declining conditions including poor building appearance, vacancies,
incompatible tenant' mix, and erratic commercial land use patterns. The School District
administrative offices are being vacated due to building environmental issues and their existing
bus garage is an industrial use out of place with the City Center area. These characteristics
detract from the City's identity and do little to draw people to the City Center.
Past market studies suggest that New Hope's retail trade areas are being reduced in size due to
new commercial growth in Plymouth, Crystal, and Maple Grove. The changing market
conditions have resulted in the loss of four grocery stores since 1990 and numerous vacancies.
The market studies suggest an over supply of retail floor space.
b. Transit
The City Center is served by Metro Transit (see Map 2). This area has access to both express
commuter lines and local bus service.
c. Anticipated Changes
In light of current conditions, the City anticipates a mixed land use redevelopment concept that
will reduce the scale and modernize the City's commercial areas and will integrate medium and
high density housing to support the new commercial areas. The City Center redevelopment
efforts will incorporate both mass transit and trail components into the master plan to de-
emphasize the reliance on automobile traffic and to reduce parking demands in the area.
2. PROJECT DESCRIPTION
a. Project Goals
The New Hope Comprehensive Plan identifies the City Center area for redevelopment. Current
events surrounding several of the City Center key properties suggest that the timing is dght to
undertake aggressive redevelopment efforts now. The events include:
Kmart bankruptcy and potential store closing.
Wells Fargo purchase of Marquette Bank will close the main Marquette Bank office in
the Winnetka Shopping Center.
School District administration office will be vacated due to building environmental issues.
The aforementioned events may provide a window of opportunity to acquire and assemble
these key properties for redevelopment. A delay in City action will result in lost opportunity or
subsequent higher redevelopment costs in the future.
The project goal is the creation c~f a mixed use redevelopment master plan and redevelopment
strategy will re-establish and revitalize the New Hope City Center as the City's focal point for
community services and activities. This plan will reduce the scale and modernize the City
Center's commercial areas and introduce urban housing options to the area that will support the
new commercial development while addressing community-wide housing needs. The plan must
recognize the financial implications of redevelopment, and produce an urban density and design
that will make the project financial practical
b. Tasks and Outcomes
In the past, the City has addressed redevelopment on a site-by-site basis as the result of limited
resources. This grant award would allow the City to focus on the entire City Center area. It will
allow the City to coordinate and integrate many planning efforts within the area.
Specifically, a few products of a grant award include:
Development of a cohesive master plan for the City Center redevelopment area.
Design and preparation of redevelopment site plans for targeted areas, including the 32
acre City Center site and the 17 acre Robbinsdale School District site.
Financial feasibility analyses that will indicate to the City the costs of redevelopment and
types of financing needed to complete the project.
Establishment of neighborhood redevelopment plans that will address housing
redevelopment, transit improvements, streetscapes, and other items identified by the
residents and business owners to improve the livability of their neighborhoods.
Update City zoning standards to establish performance standards for urban densities
necessary to make redevelopment feasible.
c. Timeline
Task Start Date End Date Completed by Whom? *
Task Force Appointment 8/1/2002 8/13/2002 City Council
Start Up Task Force 8 or 9/2002 8 or 9/2002 Task Force, City staff, Gourlay, NAC
Meeting
Financial Analysis 8/1/2002 10/31/2002 Krass Monroe, City staff, NAC,
Brookstone, Evergreen
Study Area Issue 9/1/2002 10/31/2002 City staff, NAC, BRA, Brookstone
Identification
Task Force Meeting 11/2002 11/2002 Task Force, City staff, Gourlay, NAC
Meeting with Property 11/1/2002 12/31/2002 City staff, NAC, Evergreen
Owners
Task Force Meeting 1/2003 1/2003 Task Force, City staff, Gourlay,
NAC, Brookstone
Master Planning 1/1/2003 3/31/2003 Task Force, Brookstone, NAC, BRA
(4 Task Force meetings)
Open House 4/2003 4/2003 Master planning consultant, City staff,
NAC, Brookstone
Final Plan ~ 4/2003 4/2003 Ci~Council
Implementation Strategy 4/1/2003 6/30/2003 Krass Monroe, NAC, Brookstone
Ordinance, TIF District
* The project team members are identified in Section 3.6 of this grant application.
.3. PROCESS AND PARTNERSHIPS
a. Local Involvement
Community Officials and Staff. City staff will guide the planning and redevelopment studies,
and work in cooperation with the Mayor and City Council to accomplish the goals set out in this
proposal. Staff will use consultants to complete a majority of the tasks and provide professional
assistance with the technical aspects of the planning.
Public Involvement. The City Council and staff believe broad citizen input and support is
essential as the City begins to explore redevelopment of the City Center area. The public
participation is envisioned to include a task force of about 15 individuals to study the area and
formulate broad concepts for redevelopment. A primary goal of any redevelopment in the area
will be to retain as many existing businesses as possible.
The work program anticipates at least one task force meeting every two months of the
redevelopment process. These meetings may occur more frequently once the master planning
begins. The work program includes meetings with the property owners to solicit interesting the
redevelopment process. At the conclusion of the master plan, an open house will be conducted
to present the plan for public review.
When the redevelopment plan moves to implementation, public hearings will be required to
amend the Comprehensive Plan, zoning map, and the Zoning Ordinance text.
b. Project Team
The City has had good experience working with the following consultants and would propose to
use their services with the City Center planning and redevelopment studies:
Krass Monroe (financial, tax increment plan)
Evergreen Land Services (acquisition, relocation)
Amy Gourlay Center of Dispute Resolution at Hamlin University (facilitator)
Northwest Associated Consultants, Inc. (meeting facilitator)
Bonestroo, Rosene, Anderlik and Associates (engineering)
Brookstone Inc. (developer)
Master Planner (to be named)
Jensen, Swanson, and Sondrall PA (legal)
These firms have worked with the City before on a wide variety of projects, a few of which
include the Hope Village Redevelopment Study, Comprehensive Plan Update, Housing Action
Plan, and Transportation Plan. These plans have all been reviewed and approved by the
Metropolitan Council.
c. Partnerships
The City will work in partnership with the Robbinsdale School District, particularly with the
planning efforts for its property within the City Center redevelopment area. It is expected the
City will work in partnership with other private and non-profit developers to determine the
feasibility of development concepts and seek recommendations on how to proceed. In the
development stages, these partnerships would be further developed to implement the goals and
plans for the City Center redevelopment area.
The City will seek a private/public sector partnership's agreement with Brookstone Inc. and/or
other developers a private land development company as a means of having a tested firm
available to participate in the redevelopment planning process with the ability to implement the
ultimate redevelopment plan.
4. FUNDING REQUEST
a. Total Amount Requested $38,250.00
b. If fewer dollars are available than requested,
components in your request.
how would you
prioritize the
Activities listed for priodty funding:
Master Planning/Design Guideline
Financial Feasibility / TIF District Creation
Process and Meeting Facilitation
Zoning Ordinance Amendment
Issue Identification / Study Area Inventory
c. How would a smaller grant affect your ability to move the project forward?
The City will need to reduce the scope of the project perhaps focusing on just the immediate
target sites and foregoing the design and redevelopment option for the balance of the City
Center area. The City may also need to investigate options that reduce the scope of public
participation in the project.
d. What could not be accomplished in the project but for receipt of an Opportunity
Grant?
The project has a current window of opportunity due to current conditions affecting a number of
key properties. The City does not have the funds to immediately undertake the range of tasks
necessary to facilitate redevelopment in this critical area of the City. Without some funding from
the Opportunity Grant, the project may be delayed, losing opportunities to act when conditions
are right. This may jeopardize the project feasibility and increase redevelopment costs in the
future.
ATTACHMENT A
OPPORTUNITY GRANT APPLICATION
FINANCIAL SUMMARY - SOURCES AND USES
Total Amount Requested: $38,250.00
Task or Activity Opportun. ity Amount of Source
Grant Funds Local
Requested Funds
Process and Meeting Facilitation $4,500.00 $2,250.00 EDA Funds / General
Fund Planning Dollars
Financial Analysis/TIF District $30,000.00 $15,000.00 EDA Funds / General
Fund Planning Dollars
Issue Identification/Study Area Inventory $4,000.00 $2,000.00 EDA Funds / General
Fund Planning Dollars
Meeting with Property Owners $2,000.00 $1,000.00 EDA Funds / General
Fund Planning Dollars
Master Planning/Design Guidelines/ $32,000.00 $16,000.00 EDA Funds / General
Including Land Surveying Fund Planning Dollars
Zoning Ordinance Amendments $4,000.00 $2,000.00 EDA Funds / General
Fund Planning Dollars
PROJECT TOTALS $76,500.00 $38,250.00
NEW HOPE CITY CENTER REDEVELOPMENT GOALS
BACKGROUND
The 42~ Avenue / Winnetka Avenue intersection and the commercial land use area
extending east along 42~ Avenue is identified by the Comprehensive Plan as the City
Center. The focal point of the community for government services, community retail,
and commercial services. The New Hope City Center is intended to contribute to New
Hope's identity and sense of place.
However, some of the shopping centers and freestanding commercial sites within the
City Center area display a declining image due to building appearance, vacancies,
incompatible tenant mix, and erratic commercial land use patterns. These
characteristics detract from the City's desired identity and provide little contiguity or
business interchange between the local businesses.
As demonstrated through a number of market studies, the decline in New Hope
commercial areas is reflective of changing retail market conditions. These studies
indicate that New Hope retail trade areas are being reduced in size with the
development of new commercial space in Crystal, Plymouth and Maple Grove. Due to
these changing market trends, the City lost each of its four grocery stores since 1990
and is experiencing vacancies in many of its commercial facilities. The market studies
suggest an over supply of commercial floor space.
The New Hope Comprehensive Plan recognizes these existing conditions and outlines
the policies and recommendations for the redevelopment of the New Hope City Center.
In light of current market conditions, the bankruptcy of K-Mart and conditions
surrounding the School District administrative offices, the New Hope City Council has
determined that the time is right for aggressive efforts to be taken in order to facilitate a
positive change in the City Center. In this respect, the City Council will pursue a public
sector/private sector partnership to facilitate redevelopment within the New Hope City
Center.
REDEVELOPMENT GOALS
In examining the City Center, the City recognizes the need for large scale mix land use
redevelopment that accomplishes the following goals:
General Goals
1. Establish a sense of place and a unifying theme that connects and inter-relates
the entire City Center.
Streetscape.
Architectural guidelines.
Sidewalk and pedestrian trail corridors.
Complementary land use patterns.
An attractive and exciting mix of businesses that will draw community
residents to the City Center.
A village focal point for the community.
The City Center redevelopment shall be integrated with the surrounding
neighborhoods to encourage community residents to patronize the City Center:
Design theme.
Pedestrian/bicycle connections.
User friendly parking.
Business interchange.
Exciting retail/service businesses.
City Center Designs shall take advantage of in place amenities that contribute to
the City Center sense of place:
ao
City Center Park, City Hall, swimming pool.
YMCA.
Gethsemane Cemetery, perpetual green space.
Area wetlands and ponds.
Pursue land use densities and values that make redevelopment financially
feasible. This will require flexibility from current zoning standards related to
setbacks, density, parking, green space, and building height.
Retain or pursue commercial and residential products that are needed and/or
lacking within the City of New Hope.
Commercial
Reduce the volume of retail commercial space to a scale that is supportable
within local retail markets.
Retain existing local businesses that will contribute to the commercial
accumulative attraction of the City Center. Add businesses that contribute to the
drawing power of the City Center.
New commercial retail and service development shall be designed in a
concentrated and interrelated manner that economizes on land area, shares
parking, provides easy access and promotes a high level of business
interchange.
o
o
New Hope will require commercial architectural performance standards that will
assure an attractive, functional, and durable commercial buildings.
The commercial area will be designed to provide safe and convenient pedestrian
movement, including access to persons with disabilities into and throughout the
City Center.
The City Center designs shall provide accommodation for transit stops that
makes the City Center more accessible to the non-motorists.
The commercial development shall be of a quality and quantity to make the
redevelopment concepts financially feasible.
Residential
Provide market rate life cycle housing alternatives, townhomes, condominiums,
and apartments.
Examine the necessary densities to make the project financially feasible.
Establish high urban housing densities along with performance standards to
provide quality housing products and a variety of housing types.
The City will provide flexibility from current housing zoning standards related to
setbacks, density, parking, and building height to produce housing densities that
will make the redevelopment financially feasible.
The City will require redevelopment deigns that create attractive urban
neighborhoods that include housing amenities such as decks, open space,
gathering areas, recreational amenities, pedestrian ways, landscaping, and
green space. The new neighborhoods shall be integrated with the older
established neighborhoods and new commercial redevelopment.
Transportation
Implement strategies that reduce parking requirements including reduced parking
ratios, shared parking, mass transit accommodation, trails and sidewalks in order
to economize in buildable land area and reduce the scale of office street parking
lots.
Coordinate City Center redevelopment plans with regional mass transit.
Utilize streetscape improvements as a unifying design theme throughout the City
Center.
Integrate sidewalks, transit stops, and rest areas into the streetscape design.
Require pedestrian connections between the streetscape trails and the new
commercial and housing areas.
RICHARD V. MARTENS
PERSONAL
Bom
College
Degrees
Family
July 26, 1946, Winnipeg, Manitoba, Canada
B.A. (Honors Economics)- 1969
M.A. (Economics)- 1970
Wife, Carole and two children, Richelle and Joel; two
grandchildren, Jordan and J,~smine
CAREER HISTORY
19.70-1971
1971-1972
1972-1973
Economist, Bank of Montreal, Montreal
Economist, Manitoba Government, Winnipeg
Marketing Coordinator, Bank of Nova Scotia, Winnipeg Regional
Office
1973-1975
1975-1976
1976-1978
1978-1987
1987-1995
1995-1997
Currently
Property Manager & Leasing Agent, Winfield Developments, Ltd.,
Winnipeg
Development Coordinator, Winfield Developments, Ltd., Winnipeg
Saskatchewan Regional Manager, Winfield Developments, Ltd.,
Winnipeg
Executive Vice President (Senior Local Officer), Winfield
Developments, Inc., Minneapolis
President, Marcor Properties, Inc., Minneapolis
President, Brookstone Real Estate Services, Minneapolis
Vice President of Development, United Properties, Minneapolis
President, Brookstone, Inc., Minneapolis
REAL ESTATE EXPERIENCF
Development: Personally directed the development of 50 buildings in 30 retail,
industrial and office projects over the past 28 years.
Acquisition: This has involved the acquisition of several buildings totaling over
100,000 square feet, and the creation of related partnerships. In addition to
commercial projects this has also included one major apartment complex.
Financing: Responsibilities in this area have involved permanent and
construction loans in excess of $100,000,000 and equity capital of
approximately $20,000,000.
_Acc~uisition: This has involved the acquisition of several buildings totaling over
100,000 square feet, and the creation of related partnerships. In addition to
commercial projects this has also included one major apartment complex.
Financing: Responsibilities in this area have involved permanent and
construction loans in excess of $100,000,000 and equity capital of
approximately $20,000,000.
Construction: This has involved the direct construction of or supervision of
construction personnel on approximately 2,000,000 square feet.
Lea'sing and Property Manager: Over the'past 29 years, four to five years
involved direct responsibilities for managing and leasing all new and existing
space. Direct leasing experience involved approximately 500,000 square feet.
During other times, this has involved supervision of leasing and management
personnel.
~: Experience includes extemal land sales, and overseeing
investment sales.
.Consulting: This has involved contracts with cities, private land and building
owners and investor groups.
.Edinborou.qh Proiect and Award: Directed, together with several other
developers, the creation of the $80,000,000 Edinborough mixed-use,
public/private joint venture. Personally received the Minnesota Real Estate
Journal 1986 "Success Story of the Year" Award for this effort.
Public Sector Financing: Through personal investment, significant public sector
tax increment financing has been secured through the negotiation of related
development agreements.
_Asset Management: As the president of several corporations that act in a
general partner capacity and a consulting basis. Extensive experience has
been accumulated overseeing the daily affairs and ongoing strategies of a
number of Partnerships owning office, retail and industrial projects in the Twin
Cities and other markets. Considerable experience has also been gained in
managing land assets, involving valuation, govemmental negotiations and
planning, marketing, environmental and other site issues.
CURRENT ACTIVITY
Recently completed three new developments: a 40,000 square foot mixed-use
project, Golden Valley Town Square; a 50,000 square foot multi-tenant industrial
project in Elk River; and Golden Valley Professional Center, a 30,000 square foot
multi-tenant office facility. Golden Valley Town Square, which combines retail,
office and production space in one 3-story building, is a part of a broader mixed-
use project that also includes 130 for sale residential units and 25 affordable
rental units. Elk River Business Center is the first phase of a new 40-acre
business park. In addition, several development and other commercial real
estate tasks are currently underway for third-party clients. We also recently
completed a 75,000 square foot build-to-suit project for Associated Wood
Products.
National Association of Industrial and Office Parks (NAIOP)
NAIOP is an active national group of real, estate developers and associated
companies. The Minnesota Chapter is comprised of almost 200 companies and
over 400 individuals.
Extensive education and personal recognition has been gained both through
active attendance over the past 15 years and through active participation, serving
as president in 1984.
Minnesota Shopl3in~ Center Association (MSCA)
MSCA is a similar group with professionals serving the shopping center industry.
Served as president in 1994.
PROFESSIONAL AND FINANCIAL REFERENCES
Valerie Trudeau
Vice President
Premier Banking
Wells Fargo Bank, MN
6th and Marquette
Minneapolis, MN 55479
612-667-6550
Edward Schoenecker
Vice President Commercial Real Estate
Wells Fargo Bank MN
Old St. Anthony Office
425 East Hennepin Avenue
MAC grN9345-011
Minneapolis, MN 55414-2060
612-667-2654
Jane McCrossan
Vice President
C.S. McCrossan, Inc.
Box 1240
Maple Grove, Mn 55311-6240
763-425-4167