120595 Planning4.1
4.2
AGENDA
PLANNING COMMISSION MEETING OF DECEMBER 5, 1995
CITY OF NEW HOPE, MINNESOTA
7:00 p.m.
CALL TO ORDER
CONSENT ITEMS
PUBLIC HEARINGS
Case 95-30 Request for Site/Building Plan Review/Approval for a Building
Addition, 7201 Bass Lake Road, The Wedding Chapel, Petitioner.
COMMITTEE REPORTS
Report of Design and Review Committee
Report of Codes and Standards Committee
5. OLD BUSINESS
5.1 Miscellaneous Issues
6. NEW BUSINESS
6.1 Review of Planning Commission Minutes of November 8, 1995.
6.2 Review of City Council Minutes of October 23 and November 13, 1995.
6.3 Review of EDA Minutes of October 9 and November 13, 1995.
ANNOUNCEMENTS
8. ADJOURNMENT
DECEMBER
PLANNING
COMMISSION
MEETING
CITY OF
NEW HOPE
PC95-30
The Wedding Chapel
7201 Bass Lake Road
~OLDEN VALLEY
Planning Case:
Request:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
o
CITY OF NEW HOPE
PLANNING CASE REPORT
95-30
Request for Site/Building Plan Review/Approval for Building Addition
7201 Bass Lake Road
05-118-21-34-0073
B-2, Retail Business
The Wedding Chapel, Inc./Scott Ellingson
December 1, 1995
December 5, 1995
BACKGROUND
The petitioner is requesting site and building plan review/approval for a building addition,
pursuant to Section 4.039A of the New Hope Code of Ordinances.
The petitioner is proposing to construct a 2,416 square foot addition along the south and east
sides of the existing 4,638 square foot building to allow for additional dressing rooms, garment
preparation room and receiving area. The addition would bring the total building size to 7,054
square feet.
The property is located in a B-2, Retail Business, Zoning District on the south side of Bass Lake
Road. Surrounding zoning/land uses include single family residential north of Bass Lake Road
(City of Crystal), St. Raphael Catholic Church across Nevada Avenue to the west (also City of
Crystal), R-2 and R-3 Single and Two Family and Medium Density Residential to the south, and
B-2 Retail Business across Maryland Avenue to the west.
For traffic circulation purposes, it is important to note that the Nevada Avenue right-of-way
located on the west side of the property is located in the City of New Hope and that the
Maryland Avenue right-of-way, located on the east side of the property, is located in the City
of Crystal.
The building was constructed in 1976 as a restaurant and the current use as costume/clothes
rental/wearing apparel is a permitted use in the B-2 Zoning District.
The setback requirements for the B,2 Zoning District are as follows:
Front Yard 35 feet
Side Yard 10 feet
Rear Yard 35 feet
Because the Zoning Ordinance def'mes "lot frontage" as "that boundary abutting a public right-of-
way having the least width", the front yard on this property is considered to be Nevada Avenue,
with the side yard on the south side. The proposed building addition meets the required setbacks,
as it is located 10 feet from the south side yard property line.
Planning Case Report 95-30
2
December 1, 1995
Taking into consideration that this is a permitted use and all setback, requirements are met, no
variance or conditional use permit is required.., all that is being requested is site/building plan
review/approval.
8. The petitioner states on the application that the request should be granted because the store is in
need of more retail space and back room area.
9. Site/building plan review/approval does not require a pUblic hearing under Zoning Code
standards, therefore surrounding property owners are not required to be and were not notified.
ANALYSIS
1. The site data for the existing building and the proposed addition is included on the plan and is
as follows:
Lot Area 51,709 square feet
Existing Building 4,638 square feet
Proposed Addition 2,416 square feet
Total Building Area 7,054 square feet
Existing Asphalt Area 32,082 square feet
New Asphalt Area -2,437 square feet
Total Asphalt Area 29,645 square feet
Existing Green Area 14,989 square feet
New Green Area 21 square feet
Total Green Area 15,010 square feet
100%
9%
5%
14%
62%
5%
57%
29%
0%
29%
2. The parking data for the site is included on the plan and is as follows:
Existing Parking
Parking Required
75 stalls
47 stalls
The plan meets the parking requirements of the Zoning Code.
The Design & Review Committee met with the petitioner on November 22nd and discussed the
following issues:
A. Landscaping schedule needs to be submitted showing existing and any new landscaping.
Co
Some type of security system needed on south side of building, as Police Department has
expressed a concern about losing visibility of the south wall with windows and doors.
Loading area for truck delivery needs to be improved and illustrated on plan, as the large
truck access is compromised with the removal of the south (rear) loading driveway. The
Zoning Code requires some type of unloading area for commercial buildings that exceed
5,000 square feet in area. Options discussed included 1) signage to restrict the lot to small
Planning Case Report 95-30
December 1, 1995
panel trucks, 2) revising the existing curbs/islands to improve the turning radius on the north
side of the building, or 3) installing a new curb cut on Maryland Avenue (City of Crystal)
and closing the Nevada Avenue curb cut. At the meeting the architect indicated that he
would draft a letter to the City of Crystal addressing this issue.
D. Soffit doWnlighting was requested on addition to match existing building.
E. Rooftop equipment to be screened/painted.
F. Existing trash enclosure located on north side of building.
G. Signage - no changes planned,
Revised plans were submitted as a result of the meeting.
4. The revised plans include the following details and have incorporated the recommendations from
the Design & Review Committee:
A. Landscaping schedule for existing and new plantings has been provided as follows:
Common Name Size Ouantity
Spreading Yew 18 "-24" 8
Red Pine 5'-6' 3
Existing Landscaping
The Red Pine will be added along the south property line, just east of the building, and the
Spreading Yew will be added on the east side of the building near the entrance doors. The
site also contains several perennial flower beds with over 2,000 bulbs. Landscape rock will
be added to the south side of the property between the addition and the south property line.
B. Snow storage is identified on the plan on the east side of the parking lot.
C. The existing fence on the south property line is identified on the plan.
D. The trash enclosure is identified on the west side of the building.
E. Six (6) new soffit downlighting fixtures are shown for the proposed addition to match those
on the existing building.
F. Notes on the plan indicate that all rooftop units will be screened.
G. The building elevations shoTM that the addition will have building materials consisting of
horizontal lap siding, cedar trim and stucco overhang; all to match the existing building.
Planning Case Report 95-30
4
December 1, 1995
H. The petitioner has submitted two alternatives to address the truck access issue, pending a
response from Crystal on installing a new curb cut on Maryland Avenue.
Alternate A: shows the curb cut islands to be revised to accommodate truck maneuvering/
access to the site. This alternate meets City standards and would be utilized if the request
to Crystal is not approved. Trucks would enter the property from the north (Bass Lake
Road) and exit on the west (Nevada Avenue), with deliveries being made to the west
"receiving" door.
Alternate B: represents the request'made to the City of Crystal for a new 25-foot curb cut
to be installed on Maryland Avenue to accommodate semi-truck maneuvering. Trucks
would enter the property from the north (Bass Lake Road) and exit on the east (Maryland
Avenue), with deliveries being made to the east front entrance.
Staff f'mds that either alternative is acceptable. The site plan also contains notes that "all
deliveries are made by vans. and straight body tracks."
5. Staff finds that the petitioner has done a good job in addressing the issues discussed by the
Design & Review Committee and has incorporated all recommendations into the revised plans.
RECOMMENDATION
Staff recommends approval of site/building plan review/approval for the proposed building addition
at The Wedding Chapel, 7201 Bass Lake Road, subject to the following conditions:
1. Either Alternate A or Alternate B be implemented for truck access/maneuvering capability.
Attachments:
Zoning/Address/Topo Maps
Site Plan
Site Data
Landscape Schedule
Traffic Plan - Alternate A
- Alternate B
Floor Plan
Exterior Elevations
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NEVADA AV~ '
MARYLAND AVE.
SITE'
DATA
LOT AREA
EXISTING BUILDING
PROPOSED ADDITION'
TOTAL BUILDtt',~. ~
EXISTING ASPHALT ARF~
NEW ASPHALT AREA.
TOTAL ASPHALT AREA
EXISTING; GREEN, ARF~
NEW GREEN ARF. A
TOTAL GREEN AREA
5, t;70~ S-.F.
-2,¢~ S. FL_ -5~
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EXISTING; PARKING-
PARKING REQUIRED
75 STAt. LS:
47' .STN. L~
KEY
LANDSCAPE SCHEDULE
._'MARKS
RED
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4MON NAME ~-BOTANic~L NAME ..... size ' 'MTHD QTY "'R-'-~,
i~)ING YEI~ TAxUS CUSPIDIDATA 'DENSiFoRMIS 1'8" - 24-" B. 19. 8
i"PiNE .... :~ PINUS RESINOSA 5' - 6' B.B. 3
~ING ' LANDSCAPING ........
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$1T~ DATA
ALTERNATE 'B'
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SOUTH ELEVATION
WEST ELEVATION
EXITRIOII
ELEVATIONS
A4
CITY OF NEW HOPE
DATE:
TO:
FROM:
SUBJECT:
December 1, 1995
Planning Commission Members
Kirk McDonald, Management Assistant/Community Development Coordinator
Miscellaneous Issues
November 13th Council/EDA Meetin_~ - At the November 13th Council/EDA meetings, the
Council/EDA took action on the following planning/development/housing issues:
Planning Case 95-17, Request for Comprehensive Si_on Plon Approval, 8700-8748 Ea~,
Research Center Road, Twin City' Garage Door Company: Tabled to November 27th due to
the fact that the petitioner was not at the meeting.
Planniml Case 95-19. Shopping Center Si.tn Study/Ordin~_n_ce No. 95-17, An Ordinance.
Amending the New Hope Siren Code by Permitting Reader Boards on Shoppin~ Center
Identification Grounds Signs and Eliminatin~ Re,clarions for Bu.~iness Logo Use and Tenant
Directory Limitations, City of New Hope, Petitioner: Approved Ordinance No. 95-17. The
Council agreed with the Commission's recommendation that the shopping center name identification
requirement be reduced to 15 % of the sign area rather than 30 square feet, as written by the City
Attorney, and the ordinance was revised prior to publication.
Planning Case 95-16, Request for a Si.on Variance to Allow Pylon Ground Si.tn(s) with
Multiple Tenant Identification and Size/Areas in Excess of Code Standords or Amendment to
Winnetka Center Comprehensive Sign Plan, 4301-4471 Winnetko Avenue North, Winnetka
Associates, Petitioner: Due to the fact that Ordinance 95-17 was approved, the request for
variances was not required, therefore, the amendment to Comprehensive Sign Plan was approved.
Do
Plannine Case 95-27, Site/Building Plan Review/Approval and a CUP Amendment for the
Construction of a Second Sheet of Ice at the Exi~ing New Hope Ice Arena~ 4949 Louisiana
Avenue North, City of New Hope, Petitioner: Tabled until January, 1996. The Council wanted
to wait to delay the zoning approval until final building plans and specifications are completed.
Planning Case 95-26, Consideration of Joint Resolution Requesting Concurrent Detachment
from New Hope and Annexation to Crystal of Cemetery at 3700 Winnetka Avenue North
Pursuant to Minnesota Statute §41~061, Beth El Memorial Park, Petitioner: Approved, with
the understanding that the petitioner reimburse the City for staff/consulting expenses and that City
staff have input into the plan, as it impacts Winnetka Avenue.
F°
Planning Case 95-23/Ordinance No 95-16, An Ordinance Rezonin2 Property Located at 6073-
6081 Louisiana Avenue North to R-2 from R-l, City of New Hope, Petitioner: Per the
recommendation of the City Attorney, this matter was tabled to the November 27th Council
meeting, as the City Attorney recommended that the Final Plat of the property be approved prior
to the rezoning.
Plannin~ Case 95-24, Request for Preliminary Plat Approval of Cameron 3rd Addition to
Subdivide the Property Currently Known as Cameron 2nd Addition into Two Parcels to Allow
the Construction of a Zero-Lot-Line Handicap Accessible Twin Home, 6073-6081 Louisiana
Avenue North, City of New Hope, Petitioner: Approved, subject to the conditions recommended
by the Commission. The Final Plat was prepared and distributed for review in mid-November and
will be considered at the November 27th Council meeting.
Project//519, Resolution Awarding Contract for the Construction of a Handicap Accessible
Twin Home at 6073-6081 Louisiana Avenue North - The contract was awarded to Michlitsch
Builders, low bidder, in the amount of $199,900.
November 27th Council/EDA Meeting - At the November 27th Council/EDA meeting, the
Council/EDA took action on the following planning/development/housing issues:
Planning Case 95-17, Request for Comprehensive Sign Plan Approval, 8700-8748 East
Research Center Road, Twin City' Garage Door Company, Petitioner: Approved, subject to
some minor modifications as presented by the petitioner (see enclosed drawings).
Bo
Plannino_ Case 95-24, Request for Final Pl~t Approval of Cameron 3rd Addition to Subdivide
the Property Currently Known as Cameron 2nd Addition into Two Parcels to Allow the
Construction of a Zero-Lot-l.~ne Handicap Accessible Twin Home, 6073-6081 Louisiana
Avenue North, City of New Hope, Petitioner: Approved as presented (Final Plat attached).
planning_ Case 95-23/Ordinance 95-16, An Ordinance Rezoning Property Located at 6073-6081
Louisiana Avenue North to R-2 from R-l, City of New Hope, Petitioner: Tabled until the
December 1 lth meeting due to the fact there were only three councilmembers present at the meeting
and a rezoning requires a 4/5ths vote for approval.
D. Resolution Approvin~ Hou.~in~Goals A-°reement Under the Metr°p°litan Livable C°mmunities
Act, Calendar Year 1996 Approved (see attached request).
Resolution Adopting the CO-OP Northwest Sub-Regional Housing Plan - Approved (See
attached request). If you are interested in reading a copy of the plan, let me know and I will make
it available to you.
Winnetka Center Market Study - The Winnetka Center Market Study has been completed by
Northwest Consultants and a copy is enclosed for your information.
4. Planning_ Commi~ion Chairman Resignation - The City has received the enclosed letter from
Planning Commission Chairman Bob Gundershaug stating that he will be resigning at the end of his
term on 12/31/95. The City Council will be passing a resolution of appreciation for his years of service
in January and he will receive a service recognition plaque at the 1996 Summer Appreciation Picnic.
Elections for new Planning Commission officers will be held at the January 2nd Planning Commission
meeting.
5. Design & Review Committee - Met on November 22nd to review the expansion plans for The Wedding
Chapel, 7201 Bass Lake Road.
,~ 6.Codes & Standards Issues - The Codes & Standards Committee met on November 29th to review the
following issues:
A. Zoning Ordinance Business District Conditional Use Review
B. Changes in City Ordinance Pertaining to Trees
C. Sign Code Changes/Flashing or Moving Signs
If the Committee is in agreement, several of these code issues may be proceed to the Commission for
consideration in January.
Lasky/Car-X Plans - Subsequent to the November Planning Commission meeting, Mr. Laslcy requested
a meeting with City staff to discuss a revised site plan. The petitioner met on November 20th with the
Planning Consultant, City Engineer, Building Official and myself. The revised plans are based on the
concept of turning the building to face 42nd Avenue, as this would resolve the building setback and
traffic circulation issues, When complete plans are submitted on schedule, the petitioner will be
scheduled for another meeting with Design & Review.
Attachments:
Twin City Garage Door Sign Plan Modifications
Final Plat of Cameron 3rd Addition
Metro Council Livable Communities Housing Goals Agreement Request
Sub-Regional Housing Plan Request
Winnetka Center Market Study
Gundershaug Letter
' T,C,G.D, MINNEAPOLIS TEL:612 $3~ 9704 P, O02
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COUNCIL
i az t ST crxo
Originating Department Approved for Agenda De~t~-ctlon
City Manager & Planning
Sarah Bellefitil 11-27-95 Item No.
By:. AdminisWafive Analyst By:. 8.2
PLANNING CASE 95-24. REQUEST FOR FINAL PLAT APPROVAL OF CAMERON 3RD
ADDITION TO SUBDMDE THE PROPERTY CURRENTLY KNOWN AS CAMERON 2ND
ADDITION INTO TWO PARCELS TO ALLOW THE CONSTRUCTION OF A ZERO-LOT-LINE
HANDICAP ACCESSIBLE TWIN HOME, 6073/6081 LOUISIANA AVENUE NORTH, CITY OF
NEW HOPE, PETITIONER
The petitioner is requesting Final Plat appwval of Cameron 3rd Addition, pursuant to Chapter 13 of the
New Hope City Code.
In 1993/1994, the City of New Hope purdmmd, rehabilitat~l and sold the property at 7109 62nd
Avenue North. As part of that project, the City split off the rear 100 fe~ of the property due to the
depth of the lot. At the sam~ time, th~ owners of the comer lot 1~ at 7105 62nd Avenue North
de~ided to subdivide their prolm~y and sold the rear I00 feet to the City. The City combined both
properties to create a new parcel m part of the City's ~ Site Housing Program. The goal of the
Scattered Site Program is to provide a variety of homing types in New Hope including home ownership
oppornmities for the disabled population. The City intends to comm~ct a three bedroom handicap
accessible twin home on the site, similar to the one the City co~ at the comer of 51st and
Winnetka Avenue North.
Subsequen~ to this item, tbe City Council will vote on the re'~ning of the property from R-l, Single
Family Residential, Zoning Distri,~ to an R-2, Single and Two Family Residential, Zoning District. The
purpose of the f'mal plat is to subdivide the p~m:el into two lob to ~¢ommod/l~ the ¢orlstnlgtiorl of a
zero-lot-line handicapped ac~ble twin home. The project is sponsored by the City in conjunction
with the CO-OP NW Community Homing Revitalimfion Corporation and the Melropolilan Council.
The City will overs~ the construction and on completion the home will be sold to qualified buyers.
MOTION BY , SECOND BY
TO:
Revl~: .s-tlmlnlstratlon: Finance:
RFA-O01 ~
Request for Action PC95-24
11-27-95
The total area of the proposed plat is 16,545 square feet. The lot and width requirements for the R-2
Zoning District are compared to the plat below:
R-2 Requirement
Minimum Lot Area -- 7,000 square feet
Minimum Lot Width = 37,5 feet
Preliminary Plat
Lot 1 = 8,210 and Lot 2 = 8,335
50 feet
The Preliminary Plat meets the minimum lot area and lot width requirements for the R-2 Zoning
District.
The Preliminary Plat was approved by the Planning Commission on November 8th and City Council
on November 13th, subject to the condition that the Final 'Plat incorporate all the recommendations and
revision requested by the City Engineer, City Attorney, and Building Official. The Planning
Commission also waived review of the Final Plat.
The Final Plat was submitted to City Department Heads, City Attorney, City Engineer, Building
Official, utility companies and Hennepin County for review and all found the Final Plat of Cameron
3rd Addition to be in order.
Staff recommends approval of the resolution.
0 20 40 60
SF..~.E IN FEET
CAMERON 3RD
R.T. DOC:. No.
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November 18, 1995
Kirk McDonald
City of New HOpI
4401Xylon Avenue North
New Hops, MN 55428
RE: Cameron 3rd Addtt4on
Our F1;e NO.: 99.15045
Deer K~rk:
! have examined the proposed final plat for' C~meron 3rd Addition
And find it to be in .order from & legal ot=ndpoint,
Be surs to contact me if you"have any qussttons.
Sincerely,
Martin p. Malechs
Assr, Now Hope C~ty Attorney
m3w
Dan1®1 d. Oonahus, Clty Manager
Sarah 8011efut1, Administrative Assistant
Steven A, Sondra11, City Attorney
~/~ uonestroo
Rosene
Anclerlik &
Associates
Engineers & Architects
November 20, 199:5
~ana~ C. 3urgar~t.
~c~aet P ~.
Thomas W
Mr. Kirk McDonald
City of New Hope
4401 Xylon Ave.
New Hope, MN 55428
Re: Cameron 3rd Addition
Our File Nos. 34 Cmn / 34187
We have reviewed the above referenced final plat and find all easement~ in order.
If you have any questions, please contact this office.
Sincerely,
BONESTROO, ROSENE, ANDERT-1K & ASSOCIATES, INC.
Mark A. Hanson
MAH:pr
2335 ~X/est Highway 36 · St. Paul, MN SSl13 · 612-636-4600
COUNCIL
REQUEST FOR ACTION
Approved for Agenda Dev~l~ection
& Planning
11-27-95 Item
Originating Depa~iment
City Manager
Sarah Bellefuil
Administrative Analyst
RESOLUTION APPROVING HOUSING GOALS AGREEMENT UNDER THE METROPOLITAN
LIVABLE COMMUNITIES ACT, CALENDAR YEAR 1996
The Metropolitan Livable Communities Act was passed by the State Legislature in June, 1995. The
Act establishes the Metropolitan Livable Communities Fund which provides funding for local economic
revitalization and affordable housing initiatives. Cities can apply for funds only if they elect to
participate in the Metropolitan Livable Communities Act.
The Metropolitan Livable Communities Fund consists of three accounts which will be available in 1996:
· The Tax Base Revitalization Account - which provides grants for polluted site cleanup (6.5 million dollars).
· The Livable Communities Demonstration Account -- which is designed to fund a variety of community
development Projects through loans and grants (4.6 million dollars).
· The Local Housing Incentives Account -- which provides grants to help cities work toward affordable and
life cycle housing goals through a vOluntary program (1 million dollars).
In order for New Hope to be eligible for the funds mentioned above, the City must provide the Metropolitan
Council with the following items:
A resolution passed by the City Council before November 15, 1995 - The New Hope City Council approved
this resolution on September 25, 1995.
· New Hope adopts goals outlined by the Metropolitan Council by December 14, 1995 - These goals are
before the City Council this evening. These goals include the following:
MOTION BY
TO:
SECOND BY
Review: Adw. W. ts~ation: Finance:
RFA-O01
Request for Action
2 11-27-95
The Housing Goals. Agreement must be approved, signed and submitted to the Metropolitan Council by
December 15th. The Housing Goals Agreement developed by the Metropolitan Council includes a city
index, benchmark, and goals for New Hope. The city index compares our City to other fully developed
suburbs in the metro area. The benchmark numbers are the percentages that the Metropolitan Council
believes New Hope should meet and maintain in terms of affordability, life-cycle opportunities and
housing density in the City. The goals are the numbers the City and the Metropolitan Council have
agreed to meet in order to achieve the benchmark numbers.
Because of the variety of housing types and housing programs the City already offers, New Hope is one
of only a few cities that already meets or exceeds the benchmarks outlined by the Metropolitan Council.
Therefore, the Metropolitan Council has advised the City to continue with the housing policies and
programs already established and maintain the City's current housing activities.
· dction plan submitted to the Metropolitan Council by June 30, 1996
The attached resolution addressed the City's approval of the Housing Goals Agreement for participation in the
Metropolitan Council Livable Communities Act.
DRAFT
HOUSING GOALS AGREEMENT
METROPOLITAN LIVABLE COMMUNITIES ACT
PRINCIPLES
The city of New Hope supports:
A balanced housing supply, with housing available for people at ali income levels.
The accommodation of all racial and ethnic groups in the purchase, sale, rental and
location of housing within the community.
A variety of housing types for people in all stages of the life-cycle,
A community of well-maintained housing and neighborhoods, including ownership
and rental housing.
Housing development that respects the natural environment of the community while
striving to accommodate the need for a variety of housing types and costs.
The availability of a full range of services and facilities for its residents, and the
improvement of access to and linkage between housing and employment.
GOALS
To carry out the above housing principles, the City of New Hope agrees to use benchmark
indicators for communities of similar location and stage of development as affordable and
life-cycle housing goals for the period 1996 to 2010, and to make its best efforts, given
market conditions and resource availability, to maintain an index within the benchmark
ranges for affordability, life-cycle and density.
AffordabHity
Ownership 92% 77% 9 2
Rental 41% 41-45% 41%
Life-CYcle
Type (Non-single family 48% 34-41%
detached) 4 8
Owner/renter Mix S3/47% (64-'/2) /
(28-36)% 53/47%
Density
Sinai,-Family Detached 2.9/acre 2.4-2.9/acre 2.9/acre
Multifamily 14/acre 1 l-IS/acre 14 / acre
To achieve the above goals, the City of New Hope elects to participate in the Metropolitan
Livable Communities Act Local Housing Incentives Program, and will prepare and submit
a plan to the Metropolitan Council by June 30, 1996, indicating the actions it will take to
carry out the above goals.
CERTIFICATION
Mayor Date
COUNCIL
REQUEST FOR ACTION
Approved for Agenda De~~ection
& Planning
11-2%95 Item No.
Originating Department
City Manager
Kirk McDonald
Management Assistant
RESOLUTION ADOPTING THE CO-OP NORTHWEST SUB-REGIONAL HOUSING PLAN
In October of 1993, the City Managers from the five CO-OP Northwest cities (New Hope, Crystal,
Robbinsdale, Brooklyn Center and Brooklyn Park) initiated a cooperative planning project with
Northwest Henuepin Human Services to develop a sub-regional housing plan to address housing issues
in the five cities on a regional level. The plan would include joint housing policies and activities and
is intended to supplement the local comprehensive plans. The plan is intended to be a voluntary
document and does not bind the cities to take specific actions either individually or as a group. The
Sub-Regional Housing Plan is intended to be a proactive document reco?i=ing that the five CO-OP
Northwest cities share commonalities in both housing stock and demographics and states that a
cooperative approach to planning to address housing needs is beneficial to all cities.
In January of 1994, the five cities and Northwest Hennepin Human Services Council submitted a joint
proposal to the Minnesota Board of Innovation and Cooperation to support a Cooperative Planning
Project involving the development of a sub-regional housing plan for the CO-OP Northwest area. Since
that time, the CO-OP Northwest Planners Group, which includes representatives from each of the five
cities, has been working to develop the Plan. The Sub-Regional Plan establishes coordinated goals,
policies and strategies to address homing issues in the CO-OP Northwest are~ The Sub-Regional Plan
approaches housing from a sub-regional perspective rather than as a local issue. The Sub-Regional
Housing Plan reflects the history of cooperation and collaboration among the five cities. The Plan does
not require the cities to undertake any actions related to housing. Rather it sets forth policies and
strategies necessary to achieve stated housing goals.
While the CO-OP Northwest Sub-Regional Housing Plan was developed independently of the
Metropolitan Livable Communities Act, the feedback received is that the CO-OP Northwest area is
ahead of where the Metropolitan Council expects cities to be with regard to planning for meeting life
eycie and affordable housing needs. Furthermore, the Sub-Regional Housing Plan fully embraces the
"cluster" approach to sub-regional planning and implementation promoted in both the Livable
Communities Act and the Metropolitan Council Regional Blueprint.
The enclosed resolution approved the CO-OP Northwest Sub-Regional Housing Plan and staff
MOTION BY
TO:
SECOND BY
Review: Administration: Finance:
RFA-O01
CITY OF NEW HOPE
RESOLUTION NO. 95-
RESOLUTION ADOPTING THE CO-OP NORTHWEST
SUB-REGIONAL HOUSING PLAN
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
the Governor of the State of Minnesota and the Minnesota State Legislature have
called upon units of government to work collectively in the delivery and
administration of services that are mutual to the cities involved; and
on April 27, 1992, the City Council of the City of New Hope adopted Resolution
No. 92-81 which affn'rned the City's interest in and commitment to participation
in a multi-jurisdictional housing and human services program with the cities of
Brooklyn Center, Brooklyn Park, Crystal and Robbimdale; and
this multi-jurisdictional effort has been joined by Independent School Districts
Nos. 11, 279, 281 and 286; Intermediate District No. 287; North Hennepin
Community College and Hennepin Technical College; the Metropolitan Council,
Northwest Hennepin Human Services Council and the County of Hermepin; and
this multi-jurisdictional effort has come to be known as Communities Organizing
~l~pormnities for P__eople (CO-OP) Northwest and is considered to be a model
program for mb-regional cooperation in the metropolitan area; and
the Metropolitan Council, Hennepin County, State of Minnesota and other local
and federal agencies have participated in and assisted with the success of the
CO-OP Northwest program; and
the coordinated planning approach being undertaken by the CO-OP Northwest
cities and Northwest Hermepin Human Services Council is consistent with the
goals and policies of the Metropolitan CounCil as identified in the Regional
Blueprint; and
on May 24, 1993, the Economic Development Authority of the City of New Hope
adopted Resolution No. 93-09 aff'u'ming its interest and willingness to work in
cooperation with the Northwest Community Revitalization Corporation in support
of ensuring access to and the availability of decent, safe, sanitary and affordable
housing to the citizens of New Hope; and
research has been carried out and studies developed that suggests that there are
many commonalities between the CO-OP Northwest member cities regarding
housing stock, housing markets and demographics; and
WHEREAS,
as part of the CO-OP Northwest program, the City of New Hope, in cooperation
with the other CO-OP Northwest cities and Northwest Hennepin Human Services
Council, has undertaken a Cooperative Planning Project funded through the
Minnesota Board of Innovation and Cooperation with the intent of creating a Sub-
Regional Housing Plan that establishes regional housing goals and strategies for
the area encompassed by the five member cities; and
a Sub-Regional Housing Plan has been prepared, and is attached to this
resolution, that establishes goals, policies and strategies to coordinate programs
and systems that address housing needs in the five city area; and
WHEREAS,
the goals policies and strategies of the Sub-Regional Housing Plan are in
conformity with and supportive of the individual homing and development
policies of each of the five cities.
NOW, ~ORE, BE IT RESOLVED by the New Hope City Council, that the City of New
Hope hereby adopts the Sub-Regional Housing Plan in partnership with the cities
of Brooklyn Center, Brooklyn Park, Crystal and Robbinsdale.
Adopted by the City Council of the City of New Hope, Hennepin County, Minnesota, this 27th
day of November, 199~5.
Mayor
Attest:
City Clerk
A COMPARISON OF THE LIVABI.~ COMMUNITIES ACT,
REGIONAL BLUF, PRITVF AND THE SUB-~GION~ HOUSING PLAN
LIVABLE COMMUNITIES ACT
Created by the State Lef~e in 1995 to encourage communities to addres~ life cycle housing
needs, redevdop declining neighboHoods, address the shortage of'affordable housin8 in certain
areas and clean-up polluted land. Creates the Metropolitan Livable Communities Fund to assist
communities in meetin8 housing goals.
Tax Base revlt~tion Aceount-which provides 8rnnt$ for polluted site cleanup;
Livalde Communities Demonst~flon Account-designed to S. md a variety o£community
development projects through loans or grants; and
toeai Housing Ineentives Account-w~ provides grants to help cities work toward affordable
and life cycle housin8 goals through a voluntary program.
In order to receive assistance ~om any of.the three accounts cities must take part in the Local
Housing Incentives ~. Takin8 part in the Loe~ Housing lneentiws Pro, ram r~luiras cities
to do the following:
1)
2)
4)
s)
Negotiate housing goals with regard to affordability, density, and life cycle housin8.
Develop an action plan to meet the $oels,
Work toward meetin8 the housing Soals through the action plan.
Spend the Affordable Life Cycle Housin$ Opportunities Amount (ALOHA) to meet
housings t
Send reports to the Metropolitan Council on progress in meetlns ~oals.
Fundin8 priorities th'ough the three accounts include: creation and preservation oflivins-wage
jobs in the resjon's ftdly devdoped area; promoting a fi211 ranse of housing opportunities;
preserving and rehabilitating affordable housing; and compact and efficient devdopment. Fuflher,
the Livable Communities Act establishes that priority be siren to funding proposals that utilize ",,,
innovative partnerships between 8ovemment. private for-profit and non-profit sectors.
METROPOLITAN COUNCIL REGIONAL BLUEPRINT
Compiled and adopted by the Metropolitan Council in 1994, this document is intended to serve as
a 8uide or fi'amework of'directions, stratesies and roles for the Ions-tetra health of'the region.
The Regional Blueprint establishes a role for the Metropolitan Council in fostering public support
for the regional economy and coordinate redevelopment. Amon8 other thinss the Blueprint sets
out strategies for strengthening neishboHoods and providing life=cycle housins.
The Blueprint works to establhh incentives for local 8overnments to reach targeted $oals and
encourages ~ '... +texible cluster plannin8 process whereby local communities and other
government entities worlc together to resolve issues ofre~onal concern. The Reo-,fom2/B/ueprf~
closely parallels, and indeed provides somewhat of'a Rmndation for, the Livable Cornmuni~ Act
ia encouras~8 commmdtie~ to i~clude bouain~ d~vetsit7 a-,M choice m~d in ~ivins priorit7 ~
reg~oaal ~ciaJ investments for commueities choosing to pm~c~pate.
CO-OP NORTHWEST SUI~REGIONAL llOUSI-rqG PLAN
In January of 1994, the five cities and Northwest Nennepin Human Services Council submitted
joint ptoponl to the Minnesota Board of Innovation and Cooperation to support a Coofmta~e
Planning Project involvin8 the development ora sub-regional housh8 plan For the COOl*
~Torthwest arcs, Since that time, the CO-OP Northwes~ Planners Group, which includes
rep~eo from each of the five cities, has been workin$ to develop the PJan.
The Sub-Regional Plan establishes Coordinated 8o,1-~. policies and strmsies to address housinS
issues in the CO-OP Northwest area. The Sub-Regional Plan approades housin8 f~om & sub=
regional pm's~ve rather than as a local issue. The project is funded through a Coopemive
Plannin8 Grant obtained from the lVfinnesota Board of'Innovation and Cooperation in 1994.
The Sub-Regional Housi~ Plan reflects the history of'cooperation and collaboration 'among the
five cities as well as the common housin~ and demographic issues in the met The Plan does not
require the cities to undertake any actions feinted to housing l~her it sets forth policies and
strat e necess to achieve stated houin8 Sods.
While the CO-OP Northwest Sub-Regional HousinS Plan was developed independently ofthe
Metropolitan Livable Communities Ack the feeo'tmck received is that the CO-OP Northw~ area
is ahead of'where the Metrol~lhn Cou~l expects cities to be with reprd to plannin8 for
meetin8 li~e cycle end affordable housin8 needs. Furthermore the Sub-Regional Homin~ plan
fully embraces the "cluster' appro~h to sub-resional plannins and implementation promoted in
both the Livable Communities Act and the Metropolitan Council RegMna/B/ueprlat
HOW Tlal~ COOP NORTHWEST SUB-REGIONAL HOUSING PLAN RELATES
TO THE LIVABLE COMMUNiTiES ACT AND THE Rgt~lOiVdL BLUEPRINT.
The Sub-ReSiorud Housin8 plan develops'soals policies and strateSies to meet the long-term
hdusin8 needs ofthe CO-Op Northwest are& Speciflcafly it sets Forth coordinated plans of action
to maintain the mdsting housing stock, increase the diversity ofhousin8 options and build stronger
communities which reflects the policies and activities promoted in both the Livable Communities
Act and the Re~o~ B~prfni. In addition, the Sub-Regional Plan involves & voluntary
coordination of planning efforts which are also promoted in both Livable Communities Act and
the Regfonal Blueprint.
tn ~Sht o~
~ past efforts by CO-OP Northwest to deal with housing and human service'issues on n
the commonalities in demosraphi~ and housing elements withi~ t~e CO=OP Norrhw~
the cluster plannin8 approaoh Fostered in both the Resjonal Blueprint and Livable
Communities ~
the CO-OP Northwest cities and Northwest Hennepin Human Services Council are cont~
working with the Metropolitan Council to jointly adopt th~ CO-OP Northw~ Sub-~nal
Housing Plan for the purpose of setvin8 as tim ~tion Plan under the Livable Conununities Act in
addition to adoptina the Plan as a policy statement for the CO-OP Northwest area. The cities ·
could contemplat~ submission ofjoint at~plications for lundin8 through the Act, aa wetl.
A
EPIN
Plym¢ ~th
Valle
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Park
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TABLE OF CONTENTS
Study Area .....................................................................................................
Trade Area .....................................................................................................
Existing Conditions ........................................................................................
Site Characteristics ........................................................................................
Demographics ................................................................................................
Transportation ................................................................................................
Area Retail Space Development ....................................................................
Retail Sales .................................................................. ~ .................................
New Hope Retail Sales .... ; .............................................................................
Study Conclusions .........................................................................................
Strategies for Retail .......................................................................................
1
1
4
5
8
15
17
22
24
27
29
PREFACE
The City of New Hope has actively monitored the retail market conditions within the City.
In 1985, a community market study was prepared to focus on the retailing options for the
redevelopment of the New Hope Mall. In 1989, another market study was prepared with
attention given to the retailing potential for properties along East 42nd Avenue and the
Winnetka Commons Shopping Center.
Now in 1995, the City again faces a significant change in its retailing environment. The
last major supermarket chose to leave the Winnetka Shopping Center. The loss of this
business to the City and specifically to Winnetka Center represents a significant impact.
The City loses another business and service that has been long standing in the
community. Winnetka Center loses it major anchor tenant and consumer attraction.
With the loss of the super market, questions are raised concerning the vitability of the
Winnetka Center as well as retailing as a whole in the City of New Hope. The intention
of this market study is to identify the changes in current retail markets, examine the
Winnetka Center as a retailing location, and offer recommendations as to commercial
option to revitalize the Winnetka Shopping Center.
NEW HOPE; IV~ARKE;T ,~TUDY
STU DY AREA
The focal point of this market study is the Winnetka Center near the intersection of
Winnetka Avenue and 42nd avenue. The purpose of the study is to define market trends
and opportunities in the Trade Area to assist in identifying potential tenants. It should be
noted that the difficulties being experienced at the Winnetka Center outlined in this report
are not unique among New Hope's retail shopping centers. Therefore, this study should
be of benefit to all retail establishments in the City trying to adjust current retailing trends
in the area.
The following map illustrates the Market Study Area. The Study Area depicts an area
significantly larger that the anticipated local trade area. The boundaries of the Study Area
are the corporate boundaries of the communities on the perimeter of the Study Area.
Census information for those cities inside the Study Area provides a demographic
description of the available market.
TRADE AREA
A trade area can be defined within the Study Area from which the Winnetka Center is likely
to attract the majority of its patronage. Factors which influence and define the Trade Area
include physical barriers (i.e., parks,, highways, and railroads) which restrict and direct
customer travel, travel distance, perceived neighborhood boundaries, competitive
locations, access issues, the types and quantities of goods and services, and trade area
population and established consumer behavior patterns.
There are two principal types of consumer goods and services; shoppers goods and
convenience goods. Shoppers goods are items such as clothing, furniture and appliances
which consumers are most likely to comparison shop for to find the best price. Thus,
people are willing to travel a greater distance or through other commercial locations to
obtain the best value. Convenience goods are typically consumable items which are
purchased frequently, such as groceries, prescription medication or gasoline. People do
not tend to comparison shop these goods and purchase them at the most convenient
location.
The criteria used to define a Trade Area for the Wir~netka Center are based upon the
theory of business interception and accumulative attraction. The theory of business
interception holds that consumers will not pass through one business district to reach
another business district with similar goods and services at similar prices. The theory of
accumulative attraction states, however, that a consumer will pass though one commercial
location to reach another if that location has a wider, more comprehensive selection of
goods and services at similar or lower prices.
NEw HOF'E: Iv~ARKI='T STUDY
N OvE;NI B E; R I ~,95
Cha
in
rove
,n Park
IN
Plym¢ ~th
Val
Wayzata
:-: :-' Study. Area Bo~ry
Study Area
Map 1
N ovlr. Ma E ~ I c~ c~ 5
STUDY. 2
Based upon the afformentioned criteria, the Winnetka Center's primary Trade Area is
oriented to areas of New Hope, Brooklyn Center, Crystal, Golden Valley and Plymouth.
The size of the Winnetka Center"s Trade Area is influenced by the following factors:
The majority of retail business in New Hope City Center area, with the exception of
K-Mart, are community or neighborhood oriented convenience goods operations
which do not serve as destination oriented businesses.
Existing employment destination travel patterns direct potential consumer traffic
from Crystal and Golden Valley to the south and east of New Hope.
Existing high capacity transportation corridors act as physical barriers which restrict
access and direct traffic patterns around New Hope to other commercial
developments with more visible and accessible locations than the Winnetka Center.
Retail businesses in New Hope, including tenants of the Winnetka Center, have
historically attracted customers from communities with new residential growth, but
which lacked commercial development.
New commercial development in the communities of Brooklyn Park, Maple Grove,
and Plymouth continues to attract and intercept former patrons of New Hope retail
locations, including the Winnetka Center, reducing the size of the Trade Area.
NEw HOF~E MARKET ~TUDY NOVEMBER
3
EXISTING CONDITIONS
The Winnetka Center is located west of Winnetka Avenue between 45th and 42nd
Avenues. The center holds _+ 92,400 square feet of leasable space, 42,200 square feet,
or 46 percent, of which is currently available. It should be noted that the vast majority of
vacant space (+ 36,000) square feet was held by a single use (former grocery store). The
mix of current tenants is eclectic and does not provide for any business interchange or
accumulative attraction to draw consumers to the Center. The tenant mixture, both past
and present, combined different types of commercial businesses. While some consumer
interchange could be anticipated between the businesses, the majority of businesses in
the Center attract a distinct market which does not serve to complement other tenants. For
example, the Center's most prominate tenant, Marquette Bank is not retail oriented. The
current tenants are listed in the table below:
TABLE 1
WINNETKA CENTER EXISTING TENANTS
Code Business Approximate
Square Footage
I Marquette Bank 10,800
2 Hair Styling and Tanning 1,600
3 New Hope Pet and Supply 1,600
4 Vacant 1,600
5 Vacant 1,600
6 Winnetka Chiropractic 1,600
7 Cardinal Beauty Supply 1,600
8 Abbey Carl:mt 4,000
9 Ace Hardware 6,000
10 Circus Pizza 11,000
11 Karate 2,500
12 Anderson Floral 2,500
11 The Spectacle Makers ~, 2,500
12 Liquors 5.000
13 Vacant 2,500
16 Vacant 36,000
TOTAL 92,400
NIa'W HOI"i~ ~v~ARKleT STUDY
N OVE:M B E:R I 9c:J5
4
SITE CHARACTERISTICS
Location is the key to any successful business. Strengths and weaknesses of commercial
sites must be evaluated to assist in developing market strategies for each site. Site
location, accessibility, surrounding land uses, and physical barriers all influence the type,
size and impact of commercial uses. A summary of the strengths and weaknesses of the
Winnetka Center is provided below:
Strengths
Located along Winnetka Avenue, the site lies adjacent to a major collector street.
Traffic volumes upon Winnetka Avenue directly east of the Winnetka Center are
approximately 14,000 trips per day.
· The site has good visibility to southbound traffic on Winnetka Avenue.
· An ample supply of off-street parking exists upon the property.
· The existing commercial center is structurally sound and well maintained.
· The center lies adjacent to multiple family residential uses which contribute to its
customer base.
· The center has an efficient vehicular circulation system.
· The site is provided with a full range of municipal utilities.
· The site is serviced by three MCTO bus routes.
Weaknesses
· Due in large part to its setback, building configuuation and orientation, the center
has limited visibility to northbound traffic on Winnetka Avenue or 42nd Avenue.
· The center does not have a strong anchor retail ;tenant from which spinoff business
may result. ~,
· The centers most visible tenant (Marquette Bank) is not retail oriented.
· From a design standpoint, the orientation of the center isolates the building from
adjacent commercial uses to the south.
NEW HoI=,E MARKET STUDY NOVEN"'ER I g95
5
The site Js minimally
landscaped.
Parking area is seltack from the building
a significant distance increasing inconvienence.
45th Avenue
..J
Expansive parking area with oversupply
of spaces creates excessive building
setback which discourages pedestrian
traffic and reduces visibility from
Winnetka Ave.
The Center lacks a strong
anchor tenant to attract spinolf businesses
and consumer traffic.
42nd Aveuue
No pedestrian connection exists
between the Center and the public
sidewalk.
Northbound traffic on Winnetka
Avenue must make left rum to
a___,:~__ the Center.
The a~e layout isolates the Center
from adjacent commercial uses to
the south.
· r~" ~pe design screene
Center from northbound traffic
on Winnetka Avenue and tmfltc
at the 42nd Avenue.
Public sidewaik
Site Issues
Map 2
NE:W HOPE: HARKE? STUDY 6 NOVE:MBE:R I ~
The site is minimally landscaped. The lack of such landscaping, particularly in the
center's parking lot, results in a bleak, barren appearance.
The center's identification sign is dated and does not promote a "vital" or "active"
retail experience.
The center is an older architectural design which does not incorporate
contemporary design elements which draw attention to the center.
The existing tenant mixture is eclectic and does not present any accumulative
attraction or business interchange advantages.
At peak traffic times, access to the center can be inconvenient as northbound traffic
along Winnetka Avenue must make left turns to access the center.
The center does not promote pedestrian traffic as it is setback a significant distance
from Winnetka Avenue. The existing site layout does not invite pedestrians from
adjacent sidewalk areas to the center across an expansive parking lot.
The center has an "over supply" of off-street parking. According to an APA
reference document entitled "Off-Street Parking Requirements", five parking spaces.
for each 1,000 square feet of leasable area are recommended for shopping centers.
Utilizing this standard, an off-strieet parking supply of 462 parking spaces would be
considered adequate. With a total supply of + 540 spaces, the center is in
significant excess of the off-street parking supply considered necessary to
accommodate the use.
As illustrated by the items above, the existing site layout and building design does not
promote convenience. A direct result of these problems is the center's vacancy rate and
less desirable tenant mixture.
NEw HOPE: ~V"IARKE:T :~TUDY NOVE:HBE:R I CJ95
7
DEMOGRAPHICS
The 1985 and 1989 New Hope Market Studies identified the following trends:
The Study Area communities can be divided into two categories.
The older communities of New Hope, Brooklyn Center, Crystal, Golden
Valley, Robbinsdale are nearly fully developed and have a stabilized
population and in some cases a decreasing population.
The newer developing communities of Brooklyn Park, Maple Grove and
Plymouth have a large amount of undeveloped land. These communities are
now developing at a rapid rate of growth that was previously occurring in the
inner ring communities ten to twenty years ago.
The older communities each showed a slightly declining population. The
Metropolitan Council projected that the population of these communities would
stabilize near 1988 levels. The decline and stabilization of population in these
communities was attributed to the following:
Lack of available vacant land to support new development. The population
of these communities were reaching their saturation points.
The maturing of the baby boom generation resulted in empty nesting as
children grew and moved away from home reducing the large number of
people per household sizes of the 1970s.
The trend of younger married couples waiting longer to have children has
not replenished the population which declined as a result of empty nester
households.
The stabilized population was proportionally a 55 year old and older market
segment which alters consumption patterns.
The older communities were projected to experience a 3.3 percent decline in
population during the 1980s.
The newer communities which neighbor New Hope have experienced tremendous
growth rates through the 1970's and 1980's. The Metropolitan Council projected
these communities would continue to grow at a slightly slower rate through the year
2000.
The newer communities were projected to grow by 48,000 individuals during the
1980s. This growth is anticipated to continue through the year 2000.
NEW HOI~' JVlARKET STUDY
8
The demographic information compiled for the previous market studies has been updated
for the 1995 market study. An analysis of the updated demographic information reveals
that the basic trends identified in 1985 and 1989 regarding the Study Area demographics
were correct and are still valid. An analysis of the demographic information contained in
the following tables reveals several continuing or new trends.
The older communities' population continues to decline, while the population of the
newer communities continues to grow, albeit at a slower rate than experienced
during the 1980s (Table 2). Overall the total population of the Study Area
communities increased by approximately 54,000 individuals between 1980 an 1994.
All of this growth was in the newer communities of Plymouth, Maple Grove and
Brooklyn Park.
The median age within the entire study is increasing (Table 3). However, the
median ages within the older communities are several years higher than those in
the newer communities likely a result of more empty nester parents whose children
have grown and moved away from their parents' home during this period
households and more available elderly housing. Concurrently, the population of the
newer communities is comprised of a mix of younger married couples just
beginning to have children, and older established families.
New Hope's population is becoming increasingly older (Table 4). The percentage
of New Hope's population over age 55 increased from 14 percent in 1980 to 24
percent in 1990. This statistic is again reflective of an increasing number of empty
nester households and the availability of elderly housing.
The number of households in the older communities is not increasing as rapidly as
in the neWer communities (Table 5). This statistic can be directly attributed to the
lack of vacant land available in the older communities.
The average household size in the older communities, with the exception of
Robbinsdale, has declined significantly from 1980 Census levels (Table 6). The
decline experienced in Robbinsdale and the newer communities was not as
dramatic over the same period. The dramatic drop in household size of the older
communities is likely the result of increasing number of empty nester parents during
this period. This trend is consistent with the age demographic during the same
period. The rate of household size decline has slowed to a rate similar to the newer
communities between 1990 and 1994, indicating a stabilization of household size.
The median household incomes within the Study Area continue to increase from
1970 levels (Table 7). Since 1980, the median household income levels of the
older communities have not increased as rapidly as those of the newer
communities, with the exception of Golden Valley. This trend is likely a result of a
higher number of retired age persons and others who live on a fixed income within
the older communities.
NEW HOPE MARKET STUDY NOVEHBE:R ICJ95
9
These trends are anticipated to continue throughout the remainder of the decade.
However, based upon 1994 estimates by the Metropolitan Council, it would appear that the
dramatic declines in population and household size experienced by the older communities
have begun to stabilize to some degree. Thero is evidence that the older communities are
still experiencing decline in these categories during the period from 1990 to 1994, albeit
at a. slower rate. The growth experienced by the newer communities during the 1980s has
also demonstrated signs of stabilizing between 1990 and 1994. However, if growth in the
newer communities continues at a similar rate for the rest of the decade, it can be
projected these communities will increase in population by approximately 30 percent.
From the perspective of a business market perspective, such growth in the communities
adjacent to New Hope can be considered positive, provided New Hope businesses are
able to maintain the existing Trade Area. However, new commercial locations have been
developed to compete for this new consumer traffic, while the trends identified above
suggest that the demographic base of the existing Trade Area is shifting to a decreasing,
older population with less disposable income to support retail establishments.
N~'w HOPE; MARKET ,~TUDY NOV~'t4BE:R I~J~'~
10
TABLE 2
POPULATION TRENDS
City 1960 1970 % Change 1980 % Change 1990 % Change 1994 % Change
1960-70 1970-80 1980-90 1990-94
New Hope 3,552 23,180 +552.5 23,087 - .4 21,853 - 5.6 21,651 - 0.9
Brooklyn Center 24,356 35,173 +44.4 31,230 - 11.0 28,887 - 8.1 28,484 - 1.4
Crystal 24,283 30,925 +27.3 25,543 - 17.0 23,788 - 7.3 23,703 - 0.4
Golden Valley 14,559 24,246 +66.5 22,775 - 6.0 20,971 - 8.6 20,947 - 0.1
Rn_bbin_~da!e 16,381 16,845 +2.8 14,422 - 14.0 14,396 - 0.1 14,255 -1.0
TOTAL 83,131 130,389 +56.8 117,957 - 10.0 1 08,895 - 6.5 109,040 - 0.8
Brooklyn Park 10,197 26,230 + 157.2 43,332 + 65.0 56,381 + 30.1 58,471 + 3.7
Maple Grove 2,213 _,, ..... 5,275 +183.6 20,525 + 227 38,736 + 88.7 43,542 + 12.4
Plymouth 9,576 18,077 +88.7 31,615 + 75.0 50,889 + 61.0 57,391 +12.8
TOTAL 21,986 50,582 +130.0 95,472 + 89.0 146,006 + 52.9 157,404 + 9.2
$!a!e of MN 3,413,864 3,806,103 +11.5 4,075,970 +7.1 4,375,099 +7.3 N/A N/A
Seven County
Metro Area 1,704,423 1,874,61 2 +10.0 1,985,893 +5.9 2,288,663 +15.2 2,415,207 +5.5
SOURCE: U.S. Census 1950, 1970, 1980, 1990
Metropolitan Council
Northwest A-~-~,-~c-~ia!ed Cons,_,i!a.qts, Inc.
TABLE 3
NEW HOPE POPULATION BY AGE GROUP
1970 - 1990
Age Group 1970 1970 Percent of 1980 1980 Percent of % Change 1990 1990 Percent o! % Change
Total Population Total Population 197080 Total Population 1980-90
Under 5 2,990 12.9 1,527 7.0 - 49 1,409 6.4 -8.4
5 - 14 6,160 26.6 4,089 17.7 - 34 2,663 12.2 -53.5
15 - 24 3,859 t6.6 4,776 20.8 + 24 3,148 14.4 -51.7
25 - 34 4,437 19.1 3,568 15.6 - 20 3,831 17.5 +7.4
35 - 44 3,052 13.2 3,334 14.5 + 9 2,910 13.3 -14.6
45 - 54 1,434 6.2 2,607 11.4 + 82 2,688 12.3 +3.1
55 - 64 511 2.2 1,413 6.2 + 177 2,111 9.7 +49.4
65+ 737 3.2 1,773 7.8 + 140 3,119 14.3 +75.9
TOTAL 23,180 23,087 -0.4 21,853 -5.6
SOURCE: U.S. Census 1970, 1980, 1990
Northwest Associate~, C. onsultants, Inc.
TABLE 4
MEDIAN AGE WITHIN THE STUDY AREA
1970 - 1990
1970 1980 Percent Change 1990 Percent Change
New Hope 21.6 28.3 +31.0 34.6 +22.3
Brooklyn Center 22.0 29.0 +31.8 35.0 +20.7
Crystal 23.3 30.2 +29.6 33.9 +12.3
Golden Valley 25.8 34.4 +33.3 39.1 +13.7
Robbinsdale 30.0 35.2 +17.3 35.9 +20.0
Brooklyn Park 21.8 25.2 +15.8 26.8 + 14.3
Maple Grove 19.7 26.4 +46.1 29.9 +13.3
Plymouth 23.9 28.1 +17.1 31.9 +13.5
SOURCE: U.S. Census 1970, 1980, 1990
Northwest Associated Consultants, Inc.
TABLE $
MEDIAN H,OUSEHOLD INCOME LEVELS
1970 - 1990
1970 1980 % Change 1990 % Change
New Hope 13,030 24,990 +91.8 36,096 + 44.4
Brooklyn Center 12,758 23,999 +88.1 34,168 + 42.4
Crystal 13,024 24,331 +86.8 37,093 + 52.5
Golden Valley 18,830 34,992 +85.8 46,212 + 32.1
Robbinsdale 12,949 20,167 +55.4 33,107 +64.1
Brooklyn Park 12,296 23,087 +87.7 40,018 + 73.3
Maple Grove NA 29,553 NA 50,611 + 71.3
Plymouth 15,928 31,601 ~ +98.4 51,314 + 62.4
,.
Hennepin County 13,501 23,924 +77.2 35,659 + 48.8
State of Minnesota 11,098 17,761 +50.0 30,909 + 740
SOURCE: U.S. Census 1970, 1980, 1990
Northwest Associated Consultants, Inc.
13
TABLE 6
HOUSEHOLD TRENDS
1970 1980 Percent Change 1990 Percent Change 1994 Percent Change
City Number Size Number Size Number Size
Number Size Number Size Number Size Number Size
New Hope 6,181 3.75 7,627 2.91 +23 -22 8,507 2.44 +11.5 -19.3 8,528 2.41 +0.2 -1.2
Brooklyn Center 9,151 3.83 10,75t 2.89 +17 -24 11,226 2.56 +4.4 -12.9 11,1 33 2.55 -0.8 -0.4
Cqfstal 8,296 3.72 8,977 2.82 +8 -24 9,272 2.55 +3.3 -10.6 9,360 i 2.51 +0.9 -1.6
Golden Valley 6,534 3.66 7,597 2.86 +16 -22 8,273 2.45 +8.9 -16.7 8,315 2.44 +0.5 -0.4
Robbinsdale 5,290 3.14 5,705 2.46 +7 -22 6~088 2.39 +5.3 -2.9 6,066 2.30 +1.0 -3.9
Brooklyn Park 7,343 3.57 15,268 2.84 +108 -20 20,382 2.76 +33.5 -2.9 21,528 2.71 +5.6 -1.8
Maple Grove 1,503 4.t7 6,239 3.29 +315 -21 12,531 3.09 +100.8 -6.5 14,341 3.94 +14.4 -1.6
Plymouth 4,513 3.77 10,491 2.96 +132 -21 18,361 2.72 +75.0 -8.8 20,856 2.71 +13.6 -0.4
Hennepin County 309,108 3.02 365,536 2.51 +18 -17 419,080 2.41 +14.6 -4.1 431,508 2.39 +3.0 -0.8
State of Minnesota 1,153,946 3.20 1,445,222 2.74 +25 -14 1,647,853 2.58 +t4.0 -6.2
SOURCE: U.S. Census 1970, 1980, 1990
Metropolitan Council
Northwest Associated Consultants, Inc.
TRANSPORTATION SYSTEM
The map on the following page shows the transportation system which surrounds the Study Area. The
Study Area transportation network includes Interstate Highways 494 to the west and 694 to the north as
well as State Highways 100, 169 and 55. These highways carry significant volumes of traffic, but may
actually be detrimental with regards to the New Hope Trade Area. These transportation routs direct
people to major regional destination areas, such as home, work, regional shopping facilities, etc.
Retailers in New Hope are not able to easily attract customers from these routes due to limited access
and visibility.
The major transportation mutes which impact the Trade Area are State Highway 169, Winnetka Avenue,
and 42nd street. Traffic volumes along these corridors has increased substantially from 1985 levels.
Highway 169 carries between 68,000 and 67,000 vehicles per day near the 42nd Avenue exit. The
volume of traffic on Highway 169 presents some market potential. However, the Winnetka Center is
approximately 1 mile from Highway 169 and thus lacks visibility for commuters traveling on Highway 169
to attract them to the Center.
The primary tranSportation routes which serve the Winnetka Center are Winnetka Avenue, and 42nd
Avenue. Winnetka Avenue is a north-south corridor which carries approximately 14,000 vehicles per
day. 42nd Avenue is an east-west corridor which carries between 26,000 and 28,000 vehicles per day.
As discussed previously, the Winnetka Center is not oriented to take full visual advantage of the
volumes of traffic on 42nd Avenue. In addition home bound traffic traveling north along Winnetka
Avenue must make left turns to access the sitb. This more diffiCult turning movement contributes to the
site being inconvenient for potential consumers.
In addition to passenger car traffic which passes by the Winnetka Center, a limited amount of public
transportation serves the site. This form of transportation is significant given the trend of an aging
population within the Trade Area. Older individuals are typically rely more upon public bus service for
transportation. Therefore, bus service to the site may be critical for bringing potential customers to the
Winnetka Center. Currently, three bus routes pass by the Winnetka Center. All three of these routes
travel to and from areas within the Study Area and downtown Minneapolis. In addition, a park and ride
facility operates from the parking lot of the Winnetka Center aiding in attracting some commuter traffic
to the Center.
Adjacent to the site, Winnetka Avenue, 45th Avenue, and '42nd Avenue all have sidewalk areas.
However, there is no direct pedestrian connection from the public sidewalks to the Center. As discussed
previously, this is a weakness of the site layout which does not encourage pedestrian consumer traffic
to the site.
NEW HOPE [V~ARKET STUDY NOVENaER 1995
15
67000
2100O
18000
23000
LAKE:
C
Wtan®tke
Ce.tel:'
78000
5OO
in
Map3
N ~w: H o la,e
I gg5
AREA RETAIL SPACE DEVELOPMENT
The rapid population growth of the newer communities within the Study Area provide
equally as rapidly expanding markets in the northwest region of the Twin Cities area.
However, the ability of retailers located in New Hope and the other older communities to
capture a portion of these new markets is limited by new retail developments intended to
serve the increasing population of the newer communities. The new retail establishments
are typically located on sites which provide them with better access, closer proximity to
new residential growth and business interception advantages in attracting consumers in
these new markets over retailers located in the older communities. In addition to attracting
the majority of the new market business, these new retail locations often attract or intercept
consumers traffic which had traditionally patronized New Hope business locations.
The map on the following page illustrates retail locations which compete with retail
locations in New Hope for consumer traffic. Within the Study Area, almost 3,000,000
square feet of new commercial space has been added since 1985 (Table 7). The vast
majority of this new retail space has been developed in the newer communities. The cities
of Brooklyn Park, Maple Grove and Plymouth have added approximately 2.6 million square
feet of space or almost 87 percent of all new retail space constructed with in the Study
Area since 1985. Conversely, New Hope has added only 42,300 square feet of retail.
space or 1.4 percent of the total new retail space developed sinCe 1985. It is important
to note that Table 7 does not include freestanding individual commercial development.
In addition to the new community commercial areas constructed within the Study Area, the
development of the Mall of America in Bloomington and expansion of regional shopping
centers Brookdale Mall in Brooklyn Center and Ridgedale Mall in Minnetonka has resulted
in a further restricting the Trade Area served by New Hope retailers..
In 1995, there is approximately 285,469 square feet of retail shopping center floor space
in New Hope, of which almost 29 percent was vacant. The percentage of vacant floor
space has increased significantly since the 1989 market study when approximately 5
percent of the available floor space was vacant. Clearly, the difficulties experienced at the
Winnetka Center are not unique among shopping centers in New Hope. This increase in
vacant floor space suggests a decline in the size of the Trade Area as the newer
commercial developments intercept consumers who typically would patronize New Hope
retailers. This increase also suggests that retailers have not adjusted for shifts in market
focus as the demographic profile of the Trade Area changes. The key to reducing retail
floor space vacancy for New Hope businesses is identifying and attracting appropriate
businesses which focuses on the emerging markets within the smaller Trade Area.
NEW HOPE MARKET STUDY
17
¥. ~- .
22-23
+ Other
24
Pfym(
3O
;0
13 ·
Ridgedale Mall
Min ~nka
10
Vatle¥
Park
27 i
,n ~,Cen te ~
See. Table 7 for discription
CompetitiVe Facilities
Map 4
NEW HOPE MARKET STUDY 18 NOVEM'BER I gg5
TABLE 7
AREA RETAIL SPACE
BROOKLYN CENTER
No. Type Name Year Percent Gross Lease
Occupied Area (SF)
1 C Brookdale Square 1981 78.1 ! 80,000
2 C Shingle Creek Center 1987 94.7 145,414
3 N Brook'view Plaza 1987 93.5 69,192
4 N Humboldt Square Center 1974 74.0 39,713
5 N Northbrook Shopping Center -- 66.7 73,246
6 N Westbrook Mall 1972 45.1 79,098
7 R Brookdale 1962 97.3 925,000
TOTAL 1,511,663
BROOKLYN PARK
No. Type Name Year Percent Gross Lease
Occupied Area (SF)
8 C Park Square Shopping Canter -- 88.6 140,000
9 C Village North Shopping Center 1971 78.9 168,265
10 N Brooklyn Park Plaza 1971 64.2 15,246
11 N Creekside Plaza 1989 100.0 29,100
12 N Northwind Plaza 1985 94.2 65,449
13 N Park Commons 1993 100.0 35,000
14 N The Commons 1982 76.2 45,173
15 N Zanebrook Shopping Canter 1965 98.3 71,558
Retail Center 1993 or -- 90,000
Later
Retail Canter 1993 or ~ 400,000
· - Later
Jolly Lane South ~ 1993 or -- 32,000
Later
Ryan Power Canter 1993 or ~ 350,000
Later
Starlight Center 1993 or ~ 110,000
Later
TOTAL 1,552,791
N E.W HOla.' 1~4ARKI~'T STUDY
NOVE:MSB:R I
19
CRYSTAL
No. Type Name Year Percent Gross Lease
Occupied Area (SF)
16 C Crystal Shopping Center/Target 1954 98.9 337,911
17 N Crystal Gallery Mall 1985 92.7 84,142
TO TA L 422,053
GOLDEN VALLEY
No. Type Name Year Percent Gross Lease
Occupied Area (SF)
18 C Golden Valley Shopping Center 1954 100.0 120,000
19 C Menard Plaza m 100.0 123,970
20 N Spdng Gate Shopping Center 1972 99.7 444,157
21 C Area C - Opus Under -- 47,000
Conet.
TOTAL 735,117
MAPLE GROVE
No. Type Name Year Percent Gross Lease
Occupied Area (SF)
22 C Grove Square Center 1985 85.3 180,000
23 C Zachary Square 1982 90.6 115,000
24 N Maple Grove Mall 1979 100.0 62,520
Other Retail Since 1985 or Currently Under 787,886
Construction
TOTAL 1,145,406
NEw HOPE {~4ARKET STUOY
NOVgHeF. I~ I c~cj5
20
NEW HOPE
No. Type Name Year Percent Gross Lease
Occupied Area (SF)
25 N Midland Shopping Center 1981 69.4 70,487
26 N New Hope City Center 1965 94.5 81,884
27 N Poste Haste Shopping Center 1972 Not Available 19,800
28 N Winnetka Commons 1990 89.0 42,381
29 N Winnetka Shopping Center -- 96.9 40,720
TOTAL 305,269
PLYMOUTH
No. Type Name Year Percent Gross Lease
Occupied Area (SF)
30 N Four Seasons Mall 1978 79.2 101,826
31 C Rockford Road Plaza 1991 100.0 369,382
32 C Waterford Park Plaza 1989 92.3 121,303
TOTAL 592,511
ROBBINSDALE
No. Type Name Year Pement Gross Lease
Occupied Area (SF)
31 N Robbinsdale Town Center 1987 95.5 89,730
32 N Robin Center 1955 95.6 100,488
TOTAL 190,198
TOTAL SQUARE FEET IN STUDY AREA:
TOTAL SQUARE FEET BUILT SINCE 1985:
6,436.208
2,958,249
SOURCE:
Minnesota Shopping Center Association Retail Survey Report
City of Brooklyn Park
City of Golden Valley
City of New Hope
City of Maple Grove
Northwest Associated Consultants, Inc.
NOVE:HaER I cJCJ5
21
RETAIL SALES
The state Department of Revenue gathers sales information for each of the Minnesota
Counties and Cities. The sales information is not a totally reliable data source in that the
collection process can produce some significant fluctuations in sales categories. The
fluctuations can be attributed to two primary factors.
1. The private retail business may incorrectly identify the proper sale category.
The sales data is subject to error due to the State's tendency to utilize mailing
addresses of the reporting business rather than the actual location of the business
generating the sales when compiling its data.
In spite of the concerns for the sales information, it does lend itself to historic trend
analysis. The following table illustrates sales trends in New Hope. Total retail sales for
New Hope and surrounding communities, total number of retail establishments in New
Hope and surrounding communities.
Between 1986 and 1990, the seven county Metropolitan Area saw a retail sales increase
of 28.3 percent, according to the Minnesota Department of Revenue. This regional
increase was similar to increases state-wide and for Hennepin County. New Hope sales
increases of 8.9 percent for the same period was unable to keep pace with growth rates
enjoyed by the Metropolitan Area. The Cities of Brooklyn Park, Maple Grove and
Plymouth experienced sales growth that significantly out-paced the regional growth rate.
A comparison of 1990 per capita sales reveals that with the exception of Brooklyn Park,
each of the study area communities falls below the State average per capita sales of
$8,120. New Hope per capita sales ranks the lowest of the Study Area communities at
least than one-half the State average.
The Iow per capita sales in New Hope is reflective of declining trade area. Sales increases
of over 100 percent in Plymouth and Maple Grove are attributed to new commercial
facilities in these growing communities. With growing populations and land available for
expanded retail growth, it is clear that rapid retail growth in these communities has not
peaked. ,. '
NEW HOI~E I'4ARKET STUDY
NOVEHa~'R I ~95
22
TABLE 8
TOTAL RETAIL SALES DATA
1982.1990
1986 1986 Per 1990 % Change 1990 Per 1992 %Change 1992 Per
Sales Capita Sales 1986-1990 Capita Sales 1990-1992 Capita
(ooo) (ooo) (ooo)
New Hope 64,666 2,915 69,150 +6.9 3,164 131,117 +89.6 6,028
Brooklyn Center 266,111 8,993 325,669 +22.4 11,274 273,636 -19.0 9,539
Crystal 117,550 4,835 139,931 + 19.0 5,882 124,439 -12.4 5,240
Golden Valley 132,195 6,145 114,578 -15.4 5,464 125,672 +9.6 5,996
Robbinsdale 78,685 5,464 87,884 + 11.7 6,104 60,844 -44.4 4,247
Brooklyn Park 262,045 4,995 357,741 +36.5 6,345 378,093 +5.7 3,454
Plymouth 182,622 4,048 381,362 +108.8 7,494 515,624 +35.2 8,979
Maple Grove 55,000 1,653 122,956 +123.6 3,174 87,304 -40.8 2,122
Hennepin County 8,783,939 8,508 10,972,770 +25.0 11,665 11,241,335 +2.4 10,762
Metropolitain Area 15,791,786 - - 20,262,206 +28.3 10,203 38,630,148 +90.7 16,425
State of Minnesota 25,939,699 -. 33,095,554 +27.6 8,120 ......
SOURCE: State of Minnesota Department of Revenue
Northwest A_~_~_nciated Consultants, Inc.
NEW HOPE RETAIL SALES
Table 7 illustrates that with the exception of 1987, the New Hope sales have remained
steady between 1986 and 1990, ranging from $62,932,747 to $69,149,829. The 1987
sales peak of $85,293,699 is attributed to significant increases in food and auto
dealers/station sales. In the following years, food sales dropped significantly due in part
to the loss of three food retailing establishments.
The 1992 retail sales for New Hope show a significant jump in total City sales from
$69,149,829 in 1990 to $137,117,315 in 1992. The increase in sales occurred in two sales
categories. Automobile dealers and stations jumped from 9.9 million in 1990 to over 64
million in 1991. Miscellaneous sales increased from 34 million in 1990 to 52 million in
1992. Examination of the City commercial growth during this period suggests that the
introduction of Winnetka Commons Shopping Center in 1989 should have boosted New
Hope's sales during this time period. However, a 50 million dollar increase in both these
sales categories suggests that the State sales information may not accurately depict
current City sales. Based on histodc sales trends and amount of sales increase, it is very
likely that these sales categories represent the reporting of aggregate sales of a chain
store business through its New Hope facility.
In review of the sales categories, the following trends were noted:
Lumber and hardware show d~clining sales after a peak year in 1990.
Food sales' peaked in 1987. Since then, food sales in New Hope has rapidly
declined between 1987 through 1990. This can be attributed to the loss of three
food retailing establishments.
Auto dealer and station category has retained fairly constant level of sales. The
1992 sales figures show a significant jump in sales over previous years. While the
City has added a number of new automobile businesses in the later 1980s and
earlier 1990s, the amount of sales increase is attributed in part to an error or
discrepancy in sales reporting.
Apparel sales displays a declining sales trend since 1986. With the loss of
Kuppenheimers, the apparel sales in New Hope is anticipated to continue to
decline.
Furniture sales grew between 1988 and 1990. The 1992 sales figures shows a
significant drop in sales and the loss of three furniture establishments.
Miscellaneous retail is a broad category of diverse retailers. This category includes
small specialty retailers and large general merchandise retailers such as K-Mart.
NEW HOI~E: ~VlA[~KEI' STUDY
24
Sales in the miscellaneous retail shows fluctuating growth in 1986 through 1990,
with a large jump in sales in 1992. While some sales increase was expected due
to an increase in the number of retail facilities, the significant increase in sales for
year 1992 attributed to a reporting inconsistency with previous years.
NE;w HO~~' ~'~4AI~KE:T ~TUDY
NOVENBEI~ I cji5
25
TABLE 9
NEW HOPE RETAIL SALES DATA
REPORTED FOR CALENDAR YEARS 1986 TO 1992
1986 1987 1988 1989 1990 1992
Retail Categories Gross Sales No. Gross No. Gross No. Gross No. Gross No. Gross Sales No.
Sales Sales Sales Sales
Lumber, Hardware 4,684,466 11 4,228,355 11 4,448,912 9 7,782,087 7 8,262,127 6 6,085,101 6
Food Stores 14,425,410 12 32,559,331 13 9,314,341 10 8,528,126 11 3,398,628 9 2,095,695 6
Auto 8,134,705 12 11,881,884 11 8,083,408 11 7,642,076 11 9,905,158 14 65,439,251 11
Dealers/Stations
Apparel Stores 705,315 4 620,562 4 536,130' 6 562,611 6 490,861 6 483,896 4
Furniture Stores 427,797 6 718,761 9 1,318,012 12 3,158,704 10 3,524,294 12 1,286,584 9
Eating/Drinking Est. 8,047,305 19 8,004,887 15 8,387,877 16 9,332,229 15 9,446,472 14 9,509,823 19
Miscellaneous 28,240,682 102 27,279,919 96 30,844,067 103 39,539,204 109 34,122,289 114 52,216,695 117
Retail
TOTAL RETAIL 64,665,680 166 85,293,699 159 62,932,747 167 67,545,037 169 69,149,829 175 137,117,315 172
SALES
SOURCE: State of Minnesota Department of Revenue
Northwest Associated Consultants, Inc.
STUDY CONCLUSIONS
When New Hope's commercial retail areas were originally developed, they served a trade
area that included residential neighborhoods beyond its boundaries in Plymouth, Maple
Grove, and Brooklyn Center. The New Hope, commercial facilities competed and shared
the trade area with commercial shopping facilities in Golden Valley, Brooklyn Center and
Crystal. As New Hope and its surrounding communities have matured through the 1980s
and 1990s, the following physical and demographic influences have reduced the City retail
trade area.
Demographics
Demographic and sales trends identified in earlier market studies in 1985 and 1987 have
continued through 1995. These trends indicate that-New Hope's retail trade area
continues to be reduced.
As New Hope and its mature neighboring communities reached development
saturation, the population has declined and matured. This results in older, smaller
households in immediate proximity to New Hope's commercial areas.
Between 1980 and 1990, New Hope's median age has increased and average
household size declined. Ti~e number of residents over the age of 55 has
increased from 14' percent to 24 percent during this same period. These
demographlc characteristics project a different consumer group than the young
families of the 1970s.
The emerging communities of Brooklyn Park, Maple Grove, and Plymouth which
have land available for development continue to display strong growth. The
demographic profile of these communities contrast with mature communities in that
they exhibit younger median age, larger household sizes, and greater household
income.
o
With the exception of Golden Valley at $46,212, the median income of New Hope
and the mature communities average $35,116. In contrast, the growing
communities to the north and west have mediah incomes that range from $40,018
to $51,314.
NE:W HOPE: Iv~ARKE;3' ,~TUDY
27
Retail Space
Following the strong residential, the newer communities of Brooklyn Park, Maple Grove,
and Plymouth have experienced extraordinary commercial growth since 1985. During this
period, these three communities have added approximately 2.6 million square feet of retail
space. This commercial growth is anticipated to continue with ongoing development in
Maple Grove at the 1-694/Weaver Lake Road interchange and the Plymouth City Center
area at Vicksburg Avenue and Highway 55. Additionally, Golden Valley is undertaking
a commercial redevelopment project at Highway 55 and Winnetka Avenue and Crystal is
undertaking a commercial redevelopment at Bass Lake and West Broadway.
The introduction of new retail facilities in these surrounding communities reduces New
Hope's retail drawing power. These new facilities offer new contemporary retail
opportunities, a location convenient to major transportation routes, and residential growth
areas that were historically served by New Hope commercial facilities.
Most of New Hope's retail/shopping centers were developed in 1960 and 1970. In 1985,
the New Hope Mall underwent major redevelopment, changing the appearance of this
facility. However, other shopping centers such as Winnetka Center, Midland Shopping
Center, Poste Haste Center, and the K-Mart generally hold their odginal architectural form.
These centers do not present the fresh and exciting appearance of the newer
contemporary facilities being constructed. Steps are being taken by Midland Shopping
Center with regard to landscaping 'and site design in an effort to maintain a fresh
appearance.
Vacant retail space in New Hope has increased from 5 percent in 1989 to over 20 percent
in 1995.
Transportation
The transportation network has contributed to reducing New Hope's trade area. The major
highways and freeways (Highway 169, 1-694, and 1-494) serve a physical barrier that
diverts traffic by New Hope. The Winnetka Center's proximity one mite east of Highway
169 does not present a convenient shopping location of area commuter traffic.
Retail Sales
New Hope retail sales for 1986 through 1990 exhibit a decline,. 1992 sales figures
showed a jump in sales, while some increase was anticipated with the maturity of the
Winnetka Commons Shopping Center. The significance of the increase raises question
on accuracy of the reporting. Comparatively, New Hope ranks behind most of the other
study area communities in sales and per capita sales.
NEw HO~E: IVIARI(ET STUDY
NOVE;M"~e:R I 99,5
28
STRATEGIES FOR RETAIL
Market conditions indicate that New Hope market focus has changed from a regional to
community or neighborhood focus.
Shoppers Goods
Shoppers goods retailing has exhibited declining sales in areas of household appliances,
furniture, and apparel. Only miscellaneous merchandise and automotive retailers
exhibited growth. New commercial growth within the study area will make difficult for New
Hope commercial facilities to compete in the shopper good markets.
Shoppers goods retailing in larger bOx stores which focus on a regional markets is the
current retailing trend. These facilities attempt to locate on larger parcels in close
proximity to major highways. The Winnetka Center building manager's efforts to solicit
tenants for the vacated Super Valu space gain responses from the major box store
retailers (including Kohl's Department Store, Home Depot, Pet Food Warehouse, etc.) that
prefer location two miles west of Winnetka Center near the freeway.
Under these circumstances, the continued pursuit of shopper goods retailers will not likely
be productive.
Convenience Goods
The market analysis suggests that within a declining trade area, New Hope retailers must
increasingly focus on community-wide and neighborhood markets. Local retailing should
be geared towards convenience goods and services that address the day-to-day needs
of New Hope's changing consumer profile. Winnetka Center already includes a number
of convenience goods retailers, including hardware, liquor and florist. Future marketing
and renovation should enhance these types of businesses by attracting complementary
business and making physical improvements to the building and site that presents an
image of convenience and vitality.
The Winnetka Center was originally constructed as a designation shopping center. Its
building design and site layout does not lend itself to a (~onvenience retail center. In giving
attention to convenience goals and services, the following changes are recommended.
These changes could involve the redevelopment of the site.
The total floor space of the Winnetka Center may be greater than needed for a
convenience shopping center.
The size of the larger tenant does not lend itself to being carved up for smaller
convenience businesses.
NEw Ho~~' ~V~ARKET STUDY
29
The building location and orientation on the site causes it to be lost from view from
adjoining streets contributing to the perception that it is difficult to get to and
detracting from the center's identity.
The shopping center's architectural form has not changed dramatically from original
construction. A facelift or renovation to the building facade, perhaps adding some
vertical elements to the building's front elevation could change the appearance and
image of the Winnetka Center.
The large parking lot isolates the shopping center at the rear of the site. If the
shopping center is redeveloped, a new smaller retail facility in closer proximity to
Winnetka is suggested. If the existing center is retained, a satellite building should
be considered to give the site additional visibility and to enhance the City's
shopping center image. A second option would be to reduce the parking area and
expand the site's green space and landscape area to make the site more attractive
and inviting.
The parking lot layout moves the parking stalls away from the building.
Rearranging the parking to place parking closer to the business entrance
emphasizes consumer convenience.
The Winnetka Center offers no defined pedestrian connection between the building
and public sidewalks. '
o
The Winnetka Shopping Center tenant mix is very eclectic. The consolidation of
complementary businesses would assist in promoting a higher degree of
accumulative attraction and business interchange. Marketing focus should be on
attracting complementary businesses.
While the loss of the Super Valu supermarket is reflective of the trend toward larger
wholesale grocers, the site may offer some potential for a convenience grocery store at a
smaller scale than the previous Super Valu store. The nearest convenience food store is
located near the corner of 49th Street and Nevada Avenue. Other than this store, food
retailing in New Hope is limited to community gas stations.
The Winnetka Center's current lease with Super Varu presents an obstacle to any new
food store from entering the shopping center. Resolution of the lease issues must be
addressed with any treatment of the shopping center.
NEw Ho[mil Iv~AI~KE;I' STUDY NOVE:Ida~R I gg5
3O
Other Commercial Opportunities
Other commercial activities to investigate in the redevelopment, renovation, and marketing
of the Winnetka Center to include:
Entertainment/Recreation: With the decline in traditional retail sales facilities, the
promotion of entertainment and recreational commercial use has worked with other
New Hope shopping centers. New Hope Center uses U.S. Swim and Fitness and
Blockbuster Video as major anchors. Midland Shopping Center has Cinema
Drafthouse Theater as a major tenant.
Currently Circus Pizza is a major tenant to the VVinnetka Center. The promotion of
additional entertainment/recreation commercial faCilities can be a significant
attraction to the shopping center that would enhance the Winnetka Center image.
Dining: Associated with the entertainment facilities opportunities may exist in
additional dining facilities. Fast food restaurants have dominated the City Center
area both as freestanding facilities and within the New Hope Center. These
existing fast food restaurants saturate the current market and have a business
interception advantage over the Winnetka Center.
Sit down restaurants with liquor offer some potential. If a dining facility is pursued
it must be a sit down restaurants offering a unique attractive image. The facility
must be freestanding away from the Winnetka Center to take advantage of the
visibility from both Winnetka Avenue and 42nd Avenue.
Automotive: Automotive goods and services have displayed sales growth in New
Hope since 1987. The introduction of automobile goods and service businesses
would likely require some redevelopment of the Winnetka center building and site
layout. Historic sales trends suggest that this area retailing in New Hope has
remained steady.
With the changing retailing environment, consideration may be given to non-
retailing uses. Commercial office space may offer a workable option in conjunction
with the other retailing options.
N.'w HOP"' Iv~AI~K"'T STUDY
Nov"'Hs"'~ I cji5
31
~rovember iS, L99S
CITY OF NEW HOPE
A?TN : lIRE NcDONALD
4401 XYLON AVE N
NEW HOPE, lIN 55428
Dear Kirk;
The Last twenty Fears o£ being a member of the New Hope Planntn9
Commission has been a rewarding and interesting phase La my life.
As I prepare for the nezt phmse, I viii be resigning from the
PLanning Commission as of December 21, 1995.
One of the pleasures of being on the PLanning Commission, and the
Design a Review Committee, has been the superior help and advice that
vas always available from tbs staff, beginning vtth the days of
Harlen Larson and now, working with you.
A fey highlights from the past which come to mind:
Two meetings a month, often lasting until midnight.
Seeing new members develops and contribute.
The development of the industrial areas.
Trying to make sure the Poplar and Russian
Olive trees vets not planted in New Hope.
Again, best wishes to all , and keep up the good york.
You
Robert Cunder~