HomeMy WebLinkAbout2014.01.14 EDA Agenda PacketAGENDA
CITY OF HUGO
ECONOMIC DEVELOPMENT AUTHORITY
TUESDAY, JANUARY 14, 2014
5:00 PM
5:00 pm 1. Call to Order
5:01 pm 2. Roll Call
5:02 pm 3. Approval of Minutes
EDA Meetings of December 10, 2013
5:03 pm 4. Marketing REQ Proposal Interviews
• 5:05 pm — High Pointe Realty and Wakota
Commercial Advisors
Bill Bergeson, Broker (High Pointe Realty)
Jeff Houge, Managing Director (Wakota)
• 5:25 pm — Northco
Dick Allendorf, Senior Vice President
Chris Kubesh, Vice President
5:45 pm 5. Discussion on O'Reilly's Auto Parts — Sketch Plan
• Mark Wold, Site Acquisition Coordinator
6:15 pm 6. 2014 Goals
6:20 pm 7. Update on Downtown Redevelopment
6:30 pm 8. Adjournment
BACKGROUND MEMO FOR THE EDA MEETING OF
TUESDAY, JANUARY 14, 2014
3. APPROVAL OF MINUTES
Staff recommends approval of the minutes from the December 10, 2013, EDA meetings
as presented.
4. MARKETING RFO PROPOSAL INTERVIEWS
The realtors were asked to give a short presentation prior to the interview. Staff has
provided a few questions that could be asked to the realtors. The EDA should feel free to
ask additional questions. After the interviews, staff recommends that the EDA provide
direction to staff on how to proceed with marketing the City owned property.
5. DISCUSSION ON O'REILLYS AUTO PARTS SKETCH PLAN
The applicant is requesting informal comments on a sketch plan for commercial
development on a 0.64 acre parcel for a'7,385 square foot auto parts store. The property
is located on the northeast corner of 147th Street and Highway 61 (former Ricci's
property). The property is zoned Central Business (C-1) and is located in the area of the
City where development is guided by the downtown plan and design guidelines.
Please review the staff report enclosed on the packet. Staff recommends that the EDA
provide feedback on the sketch plan provided by the applicant. There are specific items
they are requesting feedback on, these include:
1. Orientation/placement of the building on the property as it relates to the design
guidelines
2. Building Architecture
3. Variance from parking requirements
4. Variance from building setback requirements
6.2014 GOALS
At its December 10, 2013, meeting the EDA provided staff with goals for 2014. Staff has
provided the EDA with a draft of the goals. Staff recommends the EDA review the goals
and provide feedback to staff. The goals will be forwarded to the City Council for their
goal setting workshop on Tuesday, January 21, 2014.
7. UPDATE ON DOWNTOWN REDEVELOPMENT
Staff will update the EDA on downtown redevelopment.
MINUTES FOR THE EDA MEETING OF DECEMBER 10, 2013
Weidt called the meeting to order at 5:00 pm.
PRESENT: Arcand, Bever, Denaway, Gallivan, Klein, and Weidt
ABSENT: Puleo
STAFF: Bryan Bear, City Administrator
Rachel Juba, Planner
Eric Maass, Community Development Intern
APPROVAL OF MINUTES FOR THE EDA MEETING OF OCTOBER 8 2013
Arcand made motion, Keiin seconded, to approve minutes for the EDA meeting of
October 8, 2013.
All ayes. Motion carried.
APPROVAL OF MINUTES FOR THE EDA MEETING OF NOVEMBER 12 2013
Klein made motion, Gallivan seconded, to approve minutes for the EDA meeting of
November 12, 2013.
All ayes. Motion carried.
UPDATE ON MARKETING RFO
Rachel provided the EDA with a review of the two complete RFQ applications submitted
to the City as requested. EDA agreed it was necessary to formally interview each
candidate at a future EDA meeting. This formal interview would take place to ensure
each candidate understands the expectations the EDA would have should one of the
candidates be selected to market the city owned property ori behalf of the City of Hugo.
UPDATE ON WASHINGTON COUNTY ECONOMIC DEVELOPMENT
STRATEGIC PLAN
Rachel provided the EDA with an update on the current status of the Washington County
Economic Development Strategic Plan. EDA thanked Rachel for the update and
requested she continue to update the EDA as new information becomes available.
UPDATE ON DOWNTOWN DEVELOPMENT
Staff informed EDA that they had received the downtown market study from Maxfield
Research Inc. While staff had not yet reviewed the document in its entirety, staff
informed the EDA that the findings stated in the executive summary were positive and
that a more extensive review would be provided at a later date. Staff suggested that
Maxfield Research Inc. be invited to a future EDA meeting to present their findings and
compare them to the findings they provided in their previous Hugo Downtown Market
Study.
2014 GOAL SETTING
Rachel presented the Draft 2013 Annual EDA Report to the EDA which highlighted 2013
events in the City of Hugo which related to economic development. Bryan then began
the goal setting session by informing the EDA that the goal setting would be conducted in
a slightly different way this year to help facilitate definitive action steps and more
specificity in annual goals. Weidt began the conversation by reviewing the 2013 EDA
goals.
EDA identified what they felt were strengths for the City of Hugo and identified:
Proximity to transit, low tax rate, ease of development, strong staff, strong education
system, good parks/outdoor recreation opportunities, young growing population, and a
financially strong city.
Weaknesses identified including a lack of retail options, lack of 'commercial and
industrial land that is "build ready", no interstate frontage to I -35E, and subpar internet
service coverage.
EDA then outlined goals when considering the state of the city in 2030 which included an
interchange at I -35E and 170`h, increased availability of public transit, and the expansion
of Highway 61. Bryan then asked the EDA to think about specific goals for the EDA to
accomplish in 2014. Those goals were highlighted by beginning development for city
owned property adjacent to Egg Lake, development of the Sampair Property, improved
marketing of land in the City of Hugo, locate and attract additional service industries, and
lastly to improve the visibility of the City. It was suggested that an increased visibility of
the city could be accomplished by encouraging existing business owners to accept the
City of Hugo and include the cities name in mailing addresses and in marketing or
promotional efforts. EDA identified a number of action steps for 2014 to achieve their
goals. They included continuance of exempting commercial and industrial development
from park dedication, hiring of a realtor to advertise city properties, maintaining the
current low cost development environment,'`azid"review of 'existing EDA plan. Review of
the plan would identify where additional efforts could be made both from EDA members
and city staff to further promote the mission of the EDA.
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Klein made a motion, seconded by Denaway, to adjourn at 7:01 P.M.
All ayes. Motion carried.
Realtor Interview Questions
1. What marketing strategies would you use to help sell the property?
2. What is your experience in marketing commercial property? More specifically, what is your
experience marketing a property for a restaurant or entertainment user?
3. Sometime prospective businesses contact City Hall to get help on finding property. If such
contact results in the sale of this property, how will this affect your commission?
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WAKOTA commercial advisors
Broker Qualifications and
Disposition Plan:
City Owned Property — Downtown Hugo, MN
Especially Prepared For:
City of Hugo, MN — Rachel. Juba, Planner
Prepared By:
Jeff Houge — Wakota Commercial Advisors
Bill Bergeson — High Porte Realty
651.330.4286
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CONMENML.
This package is a confidential document. Duplication or distribution of this package or any information
contained herein without the express written permission of Wakota Commercial Advisors and High Pointe
Realty is prohibited.
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BROKER QUALIFICATIONS
WAKOT A QUALIFICATIONS:
Over our combined 30 year careers in the commercial real estate industry, the
brokers at Wakota Commercial Advisors have been fortunate enough to list and
sell and abundance of commercial land and a good amount of restaurant
property. In addition, we've represented retailers in the purchase of land across
the state of Minnesota and nationwide.
Partial List of transacted restaurant/hospitality assignments:
SOLD — Cattle Company - Minnetonka.
SOLD Cattle Company - Roseville
SOLD — Cattle Company - Eagan
SOLD — Major's Sports Cafe - Bloomington
SOLD — Former Video Update Building to Bon Fire Grill — Eagan
SOLD — Myth Nightclub — Maplewood
UNDER CONTRACT — Emma Krumbee's Restaurant -- Inver Grove Heights
LEASED — Tenant Representation Services for Starbuck's for state of MN — 40+ locations.
LEASED -- Tenant Representation Services for Green Room Restaurant — Stillwater MN.
LEASED — Tenant Representation Services: Salad Creations -- several locations statewide.
LEASED — Landlord Representation. Various MN locations: Keegan's Irish Pub, Pottbelly sandwiches,
Panera Bread Company, Noodles, Chipotle.
WAKp'TA commercial advisors
The resume of Wakota's retail land sales, both as Seller's representatives and
Buyer's representatives is vast.
• Wakota has represented AutoZone, Inc. in its land acquisitions for over 6 years, and we've
represented AutoZone in the purchase of land and buildings for over 30 sites in the state of
Minnesota and western Wisconsin.
• Wakota's brokers worked with developers, Centres Inc., in the acquisition of sites from Nebraska to
Maryland for retailers such as Bridgestone Firestone, Office Depot, and M & I Bank.
• The brokers at Wakota developed Oak Park Heights Marketplace, and as developers, acquired the
land, worked through the city processes, contracted and constructed a retail building occupied by:
Starbuck's, Verizon Wireless, SuperCuts and others.
The brokers at Wakota listed and sold 45 acres of land at Radio Drive and Valley Creek Road in
Woodbury. A portion of the site was sold to Trammel Crow Residential for the construction of
high-end apartments. A portion of the site was sold to the YMCA. A portion of the site was sold to
TCF bank. A portion of the site was sold to Kowalski's market, and a portion of the site was sold to
a local townhome developer.
• Wakota Brokers listed the largest privately held tract of land in the state of Minnesota, 8,375 acres in
Biwabik AIN.
Wakota brokers sold the former Jim Lupient Auto Dealership in NE Minneapolis. The team was
then retained by the buyer to lease the property- as multi -tenant retail, office and rental housing. The
property was 100% occupied at the end of our assignment.
Wakota brokers listed and sold a former landfill site in the city- of Minneapolis, developed as a
Whole Foods grocery store, with ancillary- small shop retail space.
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LIST OF REFERENCES:
Stan Carpenter: Real Estate Manager — AutoZone, Inc. 901.495.8789
Robert Carlson: Owner - Stix Companies (former partner in MN
restaurants such as: Majors, Stella's, Bootlegger's). 612.508.6270
• Stanton Schmitt: Owner — Green Room, Stillwater. 651.342.0215
! Phil Morris: Owner —Emma Krumbee's. 512.812.9061
WAKOTA cornmercial advisors
SELLERREPRESENTATION SERVICES
SELLER REPRESENTATION:
When you, a property owner, are interested in selling your asset and engage Wakota Commercial Advisor's
professionals, everything changes. You now have a team working to provide immediate access to crucial
market information on recent sale transactions, buyer criteria and the appetite of buyers in the current
marketplace. This information levels the playing field and makes you equal to (or better than) the buyer at
the negotiating table. Most importantly, you can continue to run your business, while Wakota Commercial
does the "legwork" of finding you buyers.
Part of this "legwork" includes knowing the current market conditions, and the universe of potential buyers,
and brokers representing the same. We are in the business every day, studying trends, investigating property
values and doing deals. A Seller Representative knows, for instance, that a changing marketplace will cause
us to cast a larger geographic "net" to find potential buyers for your Hugo land. The Hugo property is a
beautiful site and is extremely well located within the community. Because of this site's EXCELLENT
location, lakeside ambiance, and due to the rapidly growing community, this property will attract buyers
from far reaching regions of the Upper Midwest. This market knowledge becomes extremely valuable to a
Seller during contract negotiations. Wakota Commercial Advisors has the market knowledge that you will
require to achieve the highest price for this property.
SELLER BENEFITS:
In every transaction, our goal is to create an environment that will enable you to gain the best all around
deal while creating a win-win atmosphere. We will:
'Exclusively represent your interests while marketing this propert;- to EVERY possible buyer.
,Provide in-depth market research gathered from our experience in other transactions, from other real
estate professionals, and from our custom research.
'Save you time and resources by helping eliminate unlikely or unqualified buyers early in the evaluation
process.
'Increase your negotiating power by creating competition for your property.
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REPRESENTATION PROCESS
The ultimate goal, and the primary focus for Seller Representation is to structure a transaction that meets
your goals, while ensuring your objectives meet current market conditions. Our Seller Representatives will
adhere to a well developed marketing plan, matching your disposition objectives with the right buyers.
NLkRKETING YOUR PROPERTY
Wakota Commercial Advisors will market your property to appropriate prospective buyers and real estate
brokers, by creating an electronic brochure highlighting all aspects of the Hugo Land, a hard -copy property
brochure to be handed out on property tours, an informational postcard for target mailings, and an
informational broadcast email to be sent to our various databases. We will place your property information
on all available web based databases, including Loopnet, AfNCAR, and Wakota.com.
In addition to our marketing efforts described above, we will perform one of the most basic principals
known to our business — we'll cold call. The art of cold calling has been lost in today's high-tech
environment. The Cold Call is the most basic function that we all learn (or hear about) when entering the
commercial real estate arena, yet it's the most under-utilized facet in most commercial real estate firms.
As discussed, at Wakota Commercial Advisors we are selective in the choosing the projects we work on and
clients with whom we work. We're not choosy because we're arrogant, we're choosy because we go into
every listing with one goal in mind: to get the deal done. Therefore, we do not take on listings simply to put
a sign on the property and hope that a property sells. We live by the motto: "You don't get what you
deserve, you get what you negotiate". We always have been, and ala ays will be, RELATIONSHIP oriented,
not TRANSACTION oriented.
The most important aspect of the marketing of your asset is direct communication. The buyer for this
property will be found by investigating, compiling, cataloguing and calling on all restaurant groups
nationwide. It is unlikely that this property will sell from a postcard mailing or a sign call. This property
will be sold by calling on qualified buyers from all areas of the state and region. We have already begun to
compile a hit list of buyers for this property.
We are extremely confident we will sell this quality land site.
WAKOTA commercial advisors
SCOPE OF SERVICE
1. Petermine Your Objectives
It is our objective to sell this property in the shortest amount of time, at the highest price
possible while maximizing the exposure of this asset.
2. 1conduct Buyer Searc
Wakota Commercial will conduct extensive buffer searches. These searches will be
accomplished through advertising in various business directories, direct -mailing, broadcast
emails, cold -call canvassing, and networking though specific broker awareness campaigns.
We will leave "no stone unturned" when it comes to a marketing effort on your behalf.
3. Prepare and Deliver Property Brochure
Wakota Commercial will prepare and direct-mail detailed marketing pieces highlighting your
property. All mailings will be sent to a qualified list of prospective buyers, and active
commercial brokers. Prospective buyer lists have already been compiled and we'll begin our
calling campaign and face-to-face meetings immediately upon listing the property. All active
commercial brokers will be mailed the detailed marketing pieces for reference, outlining the
building's exquisite qualities and outstanding location.
4. JWeb Based Marked
Wakota Commercial will prepare broadcast emails, (both text and visually interesting
versions are sent to assure conformity with all computer users' systems) which will be sent to
our customized databases of brokers and potential buyers highlighting your property.
Your Building will be posted on two (2) well-knovm commercial real estate Web Sites to
ensure maximum exposure:
• wu-wdoo net.com
0 www.mncar.or�
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In addition to the aforementioned Web Sites, your building will be featured on Wakota's Web
Site, www.wakota.com. All visitors will be able to download information in a timely, user-
friendly manner. This link on our Web Site will allow immediate information without the lag
time of traditional postal mail or fax. The Hugo Land uplink will offer community
information, plat maps/surveys, site plans, photographs, demographics, area maps and a full
marketing package for the property that can be easily printed.
5. Prospective Buyer Tours
Wakota Commercial will schedule and accompany potential buyers on physical tours and
inspections of the property. The tour will emphasize prime location of the land and the area
amenities, such as: easy access to Interstate 35 and of course Hwy 61, easy ingress/egress to
the property, extremely high visibility, and great signage opportunity.
Each tour will be specifically tailored to the known requirements of the potential buyer.
6.
Wakota Commercial Advisors will install FOR SALE signage on the property in the most
visible location(s).
7. ocumentatio
Wakota will review and make recommendations to you regarding all Letters of Intent to
Purchase and we'll facilitate the delivery of all Purchase contracts.
8. Negotiations
Wakota Commercial Advisors will negotiate all aspects of this transaction on your behalf,
with the utmost integrity, to all viable buyers.
9. Pocument Negotiations
As directed, Wakota will assist you and your legal counsel in all negotiations for sale, which
may include review of buyer's financial statements and required credit checks, and other
pertinent business terms.
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COMPENSATION
We propose an Exclusive Listing Agreement of one (1) year with a commission amount equal to
seven percent (7%) of the sale price payable at closing. In the event of a co -broker transaction, said
fee shall be eight and one-half percent (8.5%) of the sale price.
Dana M. Dose
Wakota Commercial Advisors
106 West Water Street
Ste. 301
St. Paul, MN 55107
651.330.4286 - Office
612.978.4576 - Mobile
dana@wakota.com
Director of Marketing and Operations, 2010 -present
Wakota Commercial Advisors
Director at Wakota Commercial Advisors, specializing in Landlord, Seller, Tenant and Buyer representation of
retail commercial real estate.
Development and Brokerage Associate, 2008-2010
Metro Equity Management, Lakeville, MN
Responsible for the marketing of over 600,000 sq. ft. of retail and office space throughout Minnesota and
Florida.
. Strategic implementation of marketing plans specific for Landlord representation of retail and office
property.
• Market analysis and securing tenancy for the acquisition and redevelopment of shopping centers
throughout the United States.
• Site selection and overall brokerage services for national retail clients, such as AutoZone, in the pursuit
of expansion throughout the upper Midwest and beyond.
Database and website management.
• Creation and dissemination of marketing materials for company owned and third party clientele.
• Creation, dissemination and negotiation of purchase and lease documents.
Sales and Leasing Associate, 2005 - 2008
Upland Real Estate Group, Inc., Minneapolis, MN
• Performed site selection, acquisition and development of retail land sites in: Minnesota and Wisconsin
for national retailers such as: Starbuck's Coffee, AutoZone, Office Depot, Chase Bank and Verizon
Wireless.
Self generation for the representation of clientele in all aspects of commercial real estate.
Landlord and Tenant representation in all property types.
Seller and Buyer representation in all property types.
EDUCATION AND ASSOCIATIONS
Education:
St. Cloud State University, St. Cloud, MN Bachelor of Science — College of Business.
Memberships:
Minnesota Real Estate License
CCIM Candidate
International Council of Shopping Centers
Minnesota Shopping Center Association
Minnesota Commercial Association of Realtors
St. Cloud State University Real Estate Alumni Association
Jeff J. Ho uge
Wakota Commercial Advisors
106 West Water Street
Ste. 301
St. Paul, MN 55107
651.330.4286 - Office
612.490.5551- Mobile
jeff@wakota.com
Managing Director, 2010 -present
Wakota Commercial Advisors
• Owner of Wakota Commercial Advisors, specializing in Landlord, Seller, Tenant and Buyer
representation of retail commercial real estate.
Vice President Development and Brokerage, 2008-2010
Metro Equity Management, Lakeville, MN
Responsible for oversight of leasing over 600,000 sq. ft. of retail and office space throughout Minnesota
and Florida.
• Development and implementation of marketing plans specific to each individual property and property
type.
• Coordinate and strategize for the acquisition and redevelopment of shopping centers throughout the
United States.
■ Site selection and overall brokerage services for national retail clients in the pursuit of expansion
throughout the upper Midwest and beyond.
Director of Acquisitions, 2006 - 2008
Centres Incorporated, Miami, FL
• Management of the Minneapolis office of Centres Inc. Responsible for budgeting, hiring and overall
functionality of the Minneapolis office.
• Performed site selection, acquisition and development of retail land sites in: Minnesota, Iowa,
Wisconsin, Michigan, Ohio, Illinois, Indiana, Pennsylvania, Maryland, Missouri, Kansas and Nebraska
for national retailers such as: Bridgestone/Firestone, AutoZone, Office Depot, Chase Bank and Verizon
Wireless.
Senior Associate, 2003 - 2006
Upland Real Estate Group, Inc., Minneapolis, MN
• Self generation for the representation of clientele in all aspects of commercial real estate.
Responsible for the leasing of a newly developed 700,000 s.f. class A office building in downtown
Minneapolis. Achieved strong tenancy during my tenure.
Site selection and representation services for retailers throughout the Midwest, including: Verizon
Wireless, Enterprise Rent a Car, Abra Auto Body and Glass.
• Landlord and Tenant representation in all property types.
• Seller and Buyer representation in all property types.
• DEVELOPMENT — developed and ran Upland Real Estate Development division.
Vice President of Brokerage, 1998 - 2403
Park Midwest Commercial Real Estate, Golden Valley, MN
Management of the Brokerage division, including: oversight of leasing in excess of 700,000 s. f. of retail
and office property throughout the Twin Cities, department budgeting, hiring of new employees and
third -party client procurement.
Retail project management and leasing: property types varied from multiple mid-sized shopping
centers, to 10 auto malls throughout the Twin Cities.
• DEVELOPMENT — developed a 40,000 s.f. auto mall/retail center in Woodbury, MN.
Representation of the state's largest auto dealer in the acquisition and disposition of auto dealership
properties.
Broker, 1992 -1998
Colliers Towle Real Estate, Minneapolis, MN
Investment Sales Division. Property financial analysis and marketing.
Managed the creation of marketing material and sales analysis of various investment property types.
• Suburban office leasing associate on numerous multi -tenant projects.
• Managed and trained participants in Colliers Towle Real Estate Internship Program.
EDUCATION & ASSOCIATIONS
Education:
University of St. Thomas, St. Paul, MN; Bachelor of Arts.
Memberships:
Minnesota Real Estate License
Wisconsin Real Estate License
CCIM Candidate
International Council of Shopping Centers
Minnesota Commercial Association of Realtors
Scott A..Kragness
Wakota Commercial Advisors
106 West Water Street
Ste. 301
St. Paul, MN 55107
651.330.4286 - Office
651.323.8454 - Mobile
Scott@wakota.com
Senior Associate, 2011 -present
Wakota Commercial Advisors
Senior Associate of Wakota Commercial Advisors, specializing in Landlord, Seller, Tenant and Buyer
representation of retail commercial real estate.
Project Manager, 2008-2011
HKL Cladding Systems, Vadnais Heights, MN
• Responsible for oversight of manufacturing and erection of exterior wall system for 56 story
condominium, "One Museum Park West" located in Chicago IL.
• Negotiate contract change orders.
• Manage Project schedule.
• Track material and labor costs weekly.
Project Manager, 2004 - 2009
Twin City Glass Contractors, St. Paul, MN
Manage project budgets and installation schedules.
• Facilitate contract requirements and manage changes to the contract.
• Create subcontract agreements for lower tier contractors and manage their progress and payments
throughout the project.
• Coordinate timely submittal and execution of all contractual requirements.
b Notable projects: MDA/MDH Laboratory, Medtronic CRCC, Midtown Exchange, Two Marketpointe,
Chambers Hotel, Wells Fargo Home Mortgage, St. Francis Regional Medical Center, Guidant
Senior Project Manager, 2001- 2004
Harmon Inc., Minneapolis, MN
Achieved Six Sigma/Lean certification; Green Belt status.
• Teamed with Six Sigma counterparts from other businesses within Apogee Enterprises to develop and
implement Six Sigma fabrication methodology within Harmon branch offices.
Mentored assistant project managers on contract facilitation for commercial construction projects.
• Team member tasked with negotiating design build projects in the Minneapolis market.
• Notable Projects: Target Plaza South, Target North Campus, Mill City Museum, Franciscan Skemp
Medical, Surmodics, The Guthrie Theater.
Senior Project Manager, 2000 - 2001
Interclad, Plymouth, MN
• Managed project costs and schedules for commercial glazing and aluminum wall panel systems.
• Manage engineering resources and drawing submittals for commercial projects
• Notable Projects: HHH Terminal, US Federal Credit Union, MAC Green Concourse Expansion
Project Manager, 1992 - 2000
Harmon Contract Glazing, Minneapolis, MN
• Prepare material orders and project schedules
Procure parts and components required in commercial window assemblies.
• Track labor installation progress and compare with estimated labor budget.
4 Maintain current project budgets and financial cost reporting.
Notable Projects: Denver International Airport, Meridian Crossings, Children's Mercy Hospital
EDUCATION & ASSOCIATIONS
Education:
North Dakota State University, Fargo, ND; Bachelor of Science, Business Administration
Memberships:
Minnesota Real Estate License
Rachel Juba
From: Richard K. Allendorf [rallendorf@northco.com]
Sent: Thursday, January 02, 2014 9:42 AM
To: Rachel Juba
Cc: Christopher Kubesh
Subject: Hugo Commercial Real Estate Assignment
Attachments: Hugo addendum 12-30-13..doc
Follow Up Flag: Follow up
Flag Status: Flagged
Rachel:
Thank you for visiting with Chris and me by phone to talk about your commercial real estate assignment
I have attached an addendum (i.e. replacement for article 2. previously included in our RFQ response to you) to the
Exclusive Listing Agreement which we believe will cover the EDA's concern that some firm may come directly to the City
rather than through our firm. We also have included an Exclusion Provision to cover the firms which you have previously
talked with.
Please share with the EDA members that, when we take an assignment, we create a flyer and immediately send it out to
all local brokers, as well as our data base of former and prospective developers in the Twin Cities area. Usually a
prospect will contact us off that flyer. However, sometime they go directly to the principal (the City in this case). Neither
you nor we will know if the contact is a direct result of our efforts or not. For this reason, our Listing agreement is set up to
reward our efforts upon a successful sale, regardless of how the first contact was made.
Thank you for your understanding.
Tick Allendorf
Senior Vice President
Northco Real Estate Services
5353 Wayzata Blvd., Suite 400
St Louis Park, MN 55416
(D) 952.820.1656
EXCLUSIVE LISTING AGREEMENT
Hugo, Minnesota
Addendum
2. In the event of a sale of all or a portion of the Property during the Term of this
Agreement, or any override period, Owner shall pay Northco a commission of $.50 per
square foot of Property sold. If the Purchaser is listed on the Exclusion List, attached
hereto, Northco agrees to split the $.50 per square foot commission evenly with the listed
party. If the Purchaser is not listed on the Exclusion list, but is represented by a licensed
Minnesota real estate broker, Owner shall pay Northco $.75 per square foot of Property
sold, and. Northco agrees to split the $.75 per square foot evenly with the licensed
Minnesota real estate broker.
nort,hco M I brokerage
City of Hugo
Downtown Development Land
Highway 61- Hugo, MN 55038
Presented 13v:
Richard Allendorf
Northco Real Estate Services
Senior Vice President
952.820.1656
rallendorfftnorthco.com
Chris Kubesh
Northco Real Estate Services
Vice President
952.820.1668
kubesh northco.co
5353 Wayzata Blvd, Suite 400 1 Minneapolis, MN 55416-1340
Main: 952.820.1600 1 Fax: 952.820.1620 1 www.northco.com
north ea � brokerage
City of Hugo
Downtown Development Land
Highway 61- Hugo, MN 55038
Table of Contents
I — Cover Letter
2 — Company & Team Information
3 — Recent Completed Transactions
4 — Form Listing 1 Marketing Contracts
5 — Marketing Plan
5353 Wayzata Blvd, Suite 400 1 Minneapolis, MN 55416-1340
Main: 952.820.1600 1 Fax: 952.820.1620 1 www.northco.com
Dick Allendorf
952-820-1656
rallendorfa northco.com
September 4, 2013
Rachel Juba, Planner
14669 Fitzgerald Ave. N.
Hugo, Mn. 55038
Re: Request for Qualification of Marketing Services to provide commercial real estate
services for city owned land
Dear Ms. Juba:
We have attached fifteen (15) tabbed books that include information about our company, team
and process that will demonstrate our qualifications to assist Hugo in finding users to fulfill the
purpose outlined in your RFQ. All of the supporting information described below is laid out in
attached exhibits. All contact information for us is as follows:
Legal Name of Company; Northco Real Estate Services, LLC, a Minnesota limited
liability company
Address: 5353 Wayzata Boulevard, Suite 400, St. Louis Park, Mn. 55416
Contact: Dick Allendorf, Senior Vice -President, 952-820-1656, rallendorfrnorthco.com
Northco Real Estate Services ("Northco") is a full service commercial real estate firm with
Minnesota roots going back to 1975.We have a number of professionals with significant
experience in retail marketing, land sales and development, which have been teamed together to
address the marketing of your land. This team has over seventy (70) years of commercial real
estate experience (see exhibit 2).
We have included references for both retail and land assignments (see exhibit 3) meant to give the
city comfort in our background and company experiences.
A form of "Exclusive Representation Agreement" and suggested "Commission Agreement" is
also included (see exhibit 4). We believe both agreement types address the specific nature of your
Tax Increment Financing Agreement land situation, as well as the contiguous vacant land position
in your downtown area.
Also provided is our marketing plan (see exhibit 5).
We are pleased to present this information, and welcome any questions or comments which you
may have. We hope that we are selected and look forward to working with you on this exciting
project.
Regards,
Dick Allendorf
Senior Vice -President
BROKERAGE I PROPERTY & ASSET MANAGEMENT I CONSTRUCTION MANAGEMENT I GOLF & HOSPITALITY i INVESTMENT
411
Company Profileok
,
www.northco.com
Northco is one of the state's largest full-service commercial real estate firms with a significant regional
presence. Originally established in 1975, we provide a staff of professionals with extensive industry
experience, advanced market knowledge throughout the region and a thorough understanding of
the complexities associated with real estate/business transactions. The staff is comprised of multiple
lawyers, graduates, MBA, CCIM and other top professional affiliations so our clients are assured they
are getting the best in the industry.
Our five professionally staffed divisions -Brokerage, Property & Asset Management, Construction
Management, Investment, Golf & Hospitality -work together to take any transaction from concept to
completion serving individuals, corporations institutions, and municipalities. We have specialists in
office, industrial, retail, land, multifamily, golf courses, hospitality and investment properties.
The reputation of Northco in theTwin Cities community has been built over a nearly 40 year period.
As an owner and co -investor in many real estate projects in the Twin Cities we are well known,
trusted and respected by our clients and competitors, Our long history of success is based on ourtotal
commitment to building relationships and putting our clients' interests first. We focus on creative,
strategic, long-term planning, and then tailorthe services we deliver to meetyour requirements.
In addition to our local expertise, Northco has built a vast network of relationships nationally providing
our clients a single point of contact, to serve the multi -market needs of our clients. We have processes
and systems that allowthe transaction to flow similarly every time.
INTEGRATED SERVICES
Arr5�1 Manam2in(_i�L
• 24/7 Emergency Staffing
• On -Site Management
• Accounting & Financial
Reporting
• Vendor Management
• Lease Administration
• Property Tax Protest
• Receiverships
• General Contracting Services
• Owner Representation
• Land Development
• Predesign Budget/Schedule
• Construction Consultation
3—ivices
Sales & Leasing
• Tenant Representation
• Landlord Representation
• Consulting
• Corporate Services
Site Assessment
• Market Analysis
• Opinion of Value
• Expert Witness
• Brokerage
• Management
Consulting
• Investment
• Food & Beverage
I; `{i.,; si, 1Q1 it
• Syndication
- Sponsorship
• Private Placement Funds
• Tenant In Common (TIC)
OFFICE I INDUSTRIAL I RETAIL I LAND I GOLF & HOSPITALITY I INVESTMENT MULTIFAMILY
1031 Exchanges
Sale Leasebacks
northco
Company Snapshot
MARKET SPECIALTIES SIZE
• Office
30+ Professionals Located in the Twin Cities
• Industrial
Network/relationships in most major markets in the
• Land
country
• Retail
• Multifamily
• Investment
INTEGRATED SERVICES
• Hospitality/Resorts
• Golf Courses
Brokerage
• Property & Asset Management
• Investment
VALUE-ADDED SERVICES
Construction Management
Golf & Hospitality
• Site Selection
• Mapping & Demographics
• Market Trends Reports
• Annual Forecasts
• Sale & Lease Comparables
• Tenant, Owner & Business Databases35
ra �dFa
�Ce
.a"�'�aM.e r
r:
r"•;?: "�e�i;�., � � Cr^� � : v�- r 3i :s
nar�hc
• Flyers, Brochures
• Photography
• Aerial Photography's-r"'p�
• Advertisements
r�
• Postcards/Mailers
• Electronic Marketing
• Signage
• Custom Developed Marketing Materials�i-
OFFICE LOCATION
Northco Real Estate Servicesnot IF
w o'llop"Jr,Y
5353 Wayzata Boulevard, Suite 400
Minneapolis, MN 55416-1340 P_. pma a a,
Main: 952.820.1600 1 Fax: 952.820.1620
www.northco.com
northco
PROFESSIONAL PROFILE
DICK ALLENDORF
Senior Vice President
Brokerage Services
CAREER SUMMARY
Dick Allendorf has over 30 years of real estate experience. His expertise includes marketing, planning and development, and leasing.
Throughout his career he has had various roles. Prior to joining Grubb & EllisINorthco, Dick was the Senior Vice President at Eberhardt
Company where he directed the Real Estate Advisory Services Department, charged with coordinating and combining the skills and
resources necessary to get maximum return from real estate assets for corporate, institutional and government clients. While with Opus
he managed the development and leasing of all downtown Minneapolis developments including; 1001150 South Fifth office complex, the
Fourth Avenue Parking Ramp, and First Bank Place.
Dick is an active member on several councils and advisory boards, and is currently an elected member of the Minnetonka City Council.
EXPERIENCE
2006 -Present: Grubb & Ellis I Northco, Senior Vice President, Brokerage Services
1994-2005: Eberhardt Company, Senior Vice President
1978-1994: Opus, Vice President, Real Estate Development, Director of Corporate Marketing
1968-1978: IBM, Marketing and Sales
EDUCATION
MBA Degree -Marketing, University of Minnesota, Minneapolis MN
Bachelor's Degree in Finance, University of Minnesota, Minneapolis MN
CIVIC & PROFESSIONAL AFFILIATIONS
■ Member of Minnetonka City Council from 1991 to 2003, Minnetonka City Council At -Large 2005 to present
■ Member of 494 Transportation Management Organization (1995— Present)
Member MetroCities Transportation and General Government Policy Committee
■ Minneapolis Skyway Advisory Committee
Downtown Mpls, Transportation Management Org. (1991 — Present), currently chair
Chair of the Seven County LRT Business/Government Partnership (1993 —1994)
■ Downtown Minneapolis LRT Advisory Council
Minneapolis Skyway Advisory Committee
■ Member of Minneapolis Downtown Circular Task Force (1999)
Director of MnDot sponsored Congestion Education Campaign (1998)
Minneapolis Transit Steering Committee (1997 — chair, 1998 co-chair)
Member of Mn Dot, RCRRA, HCRRA Central Corridor Task Force (1993)
Executive Committee Downtown Council
Metro 2010 Planning Task Force
Member NAIOP
norfihc7 o
'
PROFESSIONAL PROFILE
FRANK A. CAREER SUMMARY
JERMUSEK Frank is one of two principals at Northco Real Estate Services. Frank
President has served as President and Managing Director since acquiring the
company in 2006. In this role he is in charge of all company operations
including leading a sophisticated team of professionals specializing in
(07N brokerage services, investment, management, consulting and golf &
hospitality.
Frank started the first 15 years of his career serving as general manager
and controller at Baker Investments which owned parking facilities, office
MA and retail buildings, apartment complexes, timberland, architectural
firms, real estate management and development companies,
restaurants, retail shops and a newspaper and publishing company.
5353 Wayzata Blvd After leaving Baker Investments Frank joined Leonard, Street and
Suite 400 Deinard, a large Minneapolis based law firm. He focused his law
Minneapolis, MN 55416-1340 practice in the areas of real estate, banking and corporate law. He is still
Phone: 952-820-1615 a licensed attorney in the State of Minnesota.
Fax: 952-516-6030
Cell: 612-385-5546 q p In 2006, Frank acquired the Minneapolis Grubb & Ellis affiliate Northco
fermusek@northco.com Real Estate Services. Northco is a full service commercial real estate
firm that has been a leader in the Twin Cities market since 1975.
SPECIALIZATION
During his career, Frank has worked on thousands of real estate,
Commercial Real Estate
corporate and golf/hospitality transactions ranging from small local real
Goff &Hospitality
estate transactions to a $150+ million corporate transaction, all totaling
well over $1 billion in transaction volume.
CLIENT RELATIONSHIPS
General Electric Pension
EXPERIENCE
* Investor's Real Estate Trust
2006 — Present: President, Northco Real Estate Services
(IRET)
2003 - 2006: Attorney, Leonard Street and Deinard
■ Northco I Navigator Core
- 1989-2003: General Manager/Controller, Baker Investments
Real Estate Fund
M Upland Private Equity
4 Capital One Finance
EDUCATION
* HNI Corporation
: William Mitchell College of Law— Juris Doctor
■ KIPP Academy
x University of St. Thomas — Bachelor of Arts — Business
USDA
Minnesota School of Business -Accounting
• Great Lakes Synergy
Mutual of Omaha
■ Tri-State Hospital Supplies
PROFESSIONAL RECOGNITIONS / AFFILIATIONS
■ Comcast Spotlight
7 Licensed Real Estate Broker— MN, WI, SD, ND, IA
Wells Fargo
. Minnesota and Hennepin County Bar Associations
• Western Bank
• Volunteer Lawyers Network
■ Presidium Asset Solutions
Ogletree Deakins Law Firm
■ Kensington Bank
* Arthur J. Gallagher
- Northern Pipeline
O'Reilly Auto
Sun Life
nortnco
CHRIS KUBESH
Vice President
5353 Wayzata Blvd
Suite 400
Minneapolis, MN 55416
PROFESSIONAL PROFILE
CAREER SUMMARY
Chris uses his extensive knowledge of the Twin Cities market and his
vast experience in retail sales to provide a unique perspective in
commercial real estate transactions. Foreseeing issues of both the client
and broker makes Chris a valuable asset to the Northco brokerage team.
Currently, he is involved in multiple commercial transactions for retail,
office, industrial, and investment properties.
Chris is also a member of the Northco Golf and Hospitality Group, which
focuses on the acquisition, disposition, and consulting for golf and resort
properties. Chris specializes in various legal, accounting, investment,
marketing, and financing activities.
Phone: 952.820.1668
Fax: 952.516.6003
EXPERIENCE
Cell: 612.242.6443
ckubeshAnorthco.com
Vice President, Northco
2012 - Present
SPECIALIZATION
Senior Associate, Northco
2007-2012
Brokerage Services/
Research Analyst, Northco
2007 — Present
Research Analysis
General Manager for Hat Trick Hockey Inc.
1996 —2008
a leading Local/Regional Retail Merchandising Company
MAJOR CLIENTS SERVED
• Wells Fargo
* Western Bank
• M & I Bank
Kensington Bank
• Bank of Elk River
• Comcast
• FDIC
• USDA
• Presidium Asset Management
• TrimonlAsset Management
• Navigator Real Estate Group
Snap Fitness
• United Rentals
• O'Reilly Auto Parts
Mite]
• Hillcrest Golf Club
• Golden Eagle Golf Club
Hudson Golf Course
• Newman Golf Group
PROFESSIONAL AFFILIATIONS
Licensed Minnesota Real Estate Agent
Licensed Wisconsin Real Estate Agent
Minnesota Commercial Association of Realtors (MNCAR)
International Council of Shopping Centers (ICSC)
EDUCATION
Bachelor of Science in Kinesiology
University of Minnesota, Twin Cities
northco
CAMERON PETERSON
Vice President
5353 Wayzata Blvd
Suite 400
Minneapolis, MN 55416
Phone: 952.820.1688
Fax: 952.516.6020
Cell: 651.216.1258
coeterson0nvrthco. com
SPECIALIZATION
Brokerage
MAJOR CLIENTS SERVED
• Anchor Bank
• Bowne
• Ciffinancial
• Comcast Spotlight
• Fireside Hearth & Home
• Flash Global Logistics
Great Lakes Synergy
Hillcrest Golf Club
Hyatt Regency Hotel
ITC Transmission
- KIPP
- Kmart
- Northstar Center
- Play N Trade
- Qwest Telecommunications
- Seasons Market Retail Center
- Stearns Lending
- Tri State Hospital
- Transcend United
• United Rentals
• USDA Federal Milk Market
+ Wells Fargo Bank
* Ogletree Deakins Law Firm
PROFESSIONAL PROFILE
CAREER SUMMARY
Cameron Peterson brings in a fresh perspective to the Northco team.
Currently, he has closed many commercial deals for office, industrial,
retail, golf course, and investment properties. His tech -savvy approach to
complex real estate transactions has provided our team with
comprehensive services to best serve our clients. Cameron also uses
his knowledge of the Twin Cities marketplace to help companies
leverage their resources and reduce their financial & business risk.
Six years experience in real estate & the platform at Northco provides
Cameron with depth and breadth of expertise to add value for many of
our clients.
EXPERIENCE
Brokerage Associate, Grubb & Ellis Northco 2006 — Present
Annuity Sales, Renaissance Annuity Group 2006
Support, Bethel Information Technologies 2003-2004
EDUCATION
Bachelor's Degrees in Finance and Marketing, Bethel University,
St. Paul, MN
PROFESSIONAL AFFILIATIONS
Licensed Minnesota Real Estate Agent
■ Licensed Wisconsin Real Estate Agent
International Council of Shopping Centers (ICSC)
Minnesota Commercial Association of Realtors (MNCAR)
National Association of Realtors (NAR)
northco
PROFESSIONAL PROFILE
KRISTA JERMUSEK
CAREER SUMMARY
Senior Associate
Krista began her career at Northco several years ago as an intern in the
commercial brokerage and marketing departments. Over the years
Krista has worked on hundreds of projects in a wide variety of areas
y
including office, retail & industrial leasing, land sales and golf course
sales and acquisitions.
Krista is currently a member of the Northco Golf and Hospitality Group,
which focuses on the acquisition, disposition, and consulting for golf,
resort and hotel properties. In addition, Krista works on a retail and REO
team that represents numerous projects across the Twin Cities. Krista
5353 Wayzata Blvd
Suite 400
has also been trained in numerous marketing programs including
Minneapolis, MN 55416
InDesign, Photoshop and Illustrator.
Phone: 952.820.1618
Fax: 952.516.6027 EXPERIENCE
Cell: 763.458.0385
KJermusekA northco.com
SPECIALIZATION
Brokerage Services/ Marketing
MAJOR CLIENTS SERVED
. Wells Fargo
• Western Bank
Kensington Bank
• Bank of Elk River
• Comcast Spotlight
Presidium Asset Management
• Trimont Asset Management
• Navigator Real Estate Group
• Hillcrest Golf Club
• Newman Golf Group
• Four Seasons Resort
• Golden Eagle Golf Club
• Black Bear Golf Club
Izatys Resort
• Superior Shores
Northco Real Estate Services 2008 — Present
o Senior Associate [2013 — Present]
o Brokerage Associate [2011 — 2013]
o Brokerage Intern 1 Marketing [2006 — 2011 ]
Member of The Big Brother/Big Sister Program
University of MN - Department of Psych
o Accounting Specialist
PROFESSIONAL AFFILIATIONS
Licensed Minnesota Real Estate Agent
Licensed Wisconsin Real Estate Agent
EDUCATION
2010 — Present
2010-2011
Bachelor of Economics, University of Minnesota, Minneapolis,
Minnesota
Bachelor of Business, Accounting, University of St. Thomas, St.
Paul, Minnesota
northco
ANGELA M.
JERMUSEK
Marketing Director
5353 Wayzata Blvd
Suite 400
Minneapolis, MN 55416-1340
Phone: 952-820-1681
Fax: 952-516-6017
Cell: 612-385-5542
ajermusek(Mnorthoo.corn
SPECIALIZATION
Marketing 1 Brokerage
PROFESSIONAL PROFILE
CAREER SUMMARY
At Northco, Angela delivers comprehensive marketing solutions and
creative services to our clients. She provides professional layout, design,
copywriting, printing and production services to suit individual client and
property needs. In addition, Angela works closely with brokers and our
golf & hospitality group to develop strategic marketing plans to target
prospective end users through advertising, direct mail, and public
relations. She strives to ensure that the company maintains its
competitive edge by utilizing the latest graphic design software and
providing professional, value-added marketing services.
Prior to full-time work at Northco, Angela spent 18 years raising 3
children and volunteering at numerous organizations and schools
including: St. Stephen's, Andover schools, and Hill Murray. Angela also
worked part-time for the Anoka School District.
Angela has also earned her real estate license in Minnesota and
Wisconsin.
EXPERIENCE
w 2006 — Present: Marketing 1 Brokerage, Grubb & Ellis I Northco
2006 - 2009: Administration, Anoka School District
EDUCATION
Hennepin Technical College — Graphics Design
University of St. Thomas — Business
Minnesota School of Business - Stenography
PROFESSIONAL RECOGNITIONS 1 AFFILIATIONS
Licensed Real Estate Agent — MN, WI
MNCAR
northco
RECENT RETAIL COMPLETED TRANSACTIONS
TURKA VO
T�+lu�tit,,*', frds�
RIURPIACE s�
Fiesta Cancun 2013
Negotiated and secured a lease location for this Mexican
restaurant in a Brooklyn Center outlot location
Ruby Tuesdays 2012
Northco not only found the land in Owatonna for this
restaurant, but helped negotiate the final Transaction
Turkey to Go 2012
Found and leased the first location in Minneapolis for this very
successful food truck concept
Kiku2awa 2012
Relocated this legendary Japanese restaurant to the downtown
Minneapolis area after their then current landlord
repositioned their building space
African Market 2012
Assembled a demographically appropriate space in Brooklyn
Park for this new venture grocery/restaurant concept
SORRENTO CKINA i y Sorrento's 2012
7tatio-a
Located and managed the rebuilding of a location in
Minneapolis for this popular Italian concept restaurant
Byblos Cafe 2011
Overcame both language challenges and a difficult landlord
situation to place this Lebanese concept in Burnsville
Saucy Chicken 2011
Solved a problem location, without a vent or hood, to install
this new venture restaurant in a Minneapolis street frontage
location
The Sandwich Shop 2011
Relocated this franchise restaurant in a prime area of the
Minneapolis skyway location
EXCLUSIVE LISTING AGREEMENT
Hugo, Minnesota
THIS EXCLUSIVE LISTING AGREEMENT (the "Agreement"), dated XXXXX, 2013, is by and between Northco Real
Estate Services, LLC, a Minnesota limited liability company ("Northco") and The City of Hugo, Mn. ("Owner"). Owner
is desirous that Northco act as the exclusive listing broker to sell Owner's property ("Property") PID # XX -XX -XXX
located in Downtown Hugo, MN. The Property consists of approximately 4.14 acres of land.
Owner hereby hires Northco as Owner's exclusive listing agent, to market the Property for sale and Northco hereby
accepts such appointment. The Term of this Agreement shall be for a period of twelve (12) months commencing on
XXXXX, 2013 (the "Commencement Date") and terminating twelve (12) months from the Commencement Date
("Term").
Northco hereby agrees to immediately commence and diligently pursue the execution of marketing programs towards the
sale of the Property. Northco shall use reasonable commercial efforts to procure a buyer for the Property and to assist
Owner in the negotiation ofthe sale ofthe Property. Northco shall keep Owner advised as to the status of the marketing
program. The Property shall be offered for sale without an initial list price and upon the minimum sale terms and
conditions of an all cash transaction. Such terms shall be subject to modification at any time or from time to time as
Owner shall agree to, in writing.
It is further agreed as follows:
Owner will refer all inquiries pertaining to the Property to Dick Allendorf and Chris Kubesh (the "Selling
Brokers") Northco during the term of this Agreement and Northco will diligently market, promote and make
proposals to all such referrals as deemed appropriate by Northco in furtherance of its duties hereunder.
In the event of a sale of all or a portion of the Property during the Term of this Agreement, or any override
period, Owner shall pay Northco a commission of $.50 per square foot of Property sold.
3. The parties specifically agree that Owner is not obligated to pay, nor is Northco entitled to receive, any
commission unless and until the sale of all or any portion of the Property is closed. Further, Owner shall have
the discretion to accept or reject any and all offers received during the term of this Agreement, and shall be
under no obligation to Northco to accept any offer presented or any offer which would entitle Northco to a
commission.
4. Owner shall pay Northco its commission for any transaction, if within one hundred eighty (180) days after the
termination or expiration of this Agreement, Owner sells or agrees to sell all or any portion of the Property, or
commences and thereafter continues discussions leading to a sale of all or any portion ofthe Property, to any
third person who previously made an affirmative showing of interest in the Property during the Term of this
Agreement by responding to advertising, by contacting Northco or who had been physically shown the Property
by Northco, its salesperson, or a cooperating broker. It is understood that Northco shall not seek to enforce
collection of a commission under this Paragraph 5 unless the name of such third person is on a written list given
to Owner within 72 hours after the termination or expiration of this Agreement.
5. The terms of this Agreement shall survive and be enforceable after termination of the Agreement.
b. This Agreement constitutes the complete agreement between the parties and supersedes any prior oral or written
agreements between the parties. No amendment, modification or extension of this Agreement shall be valid or
binding unless made in writing and signed by both Owner and Northco.
This contract shall be governed by the laws of the State of Minnesota.
$. Nothing in this Agreement shall create or be deemed or construed to create a joint venture or partnership
between or among Northco and Owner. This Agreement shall not be deemed at any time to create an ownership
interest of Northco in the Property or any improvements thereon.
In addition to all remedies otherwise provided in this Agreement, each party hereto shall be entitled to all
remedies available at law or in equity for any breach of, or failure of the other party to perform, any obligations
under this Agreement. In the event suit is brought to enforce or interpret all or any portion of this Agreement,
the prevailing party shall be entitled to recover all costs and expenses incurred by it in connection therewith,
including its reasonable attorney's fees and costs.
CITY OF HUGO, MN. NORTHCO REAL ESTATE SERVICE, LLC
Dated Dated
XXXXXXXXXXXX
Frank A. Jermusek, President
Marketing Plan
City of Hugo
Downtown Development Land
Northco will market the subject property utilizing the following resources and methods, at no additional cost to
Owners:
1. Design an electronic brochure to be circulated to:
a. The following websites and multiple listing services: Loopnet, MNCAR/Eproperty, Co Star, and
the Northco website.
b. Northco's proprietary data base consisting of real estate brokers, investors, developers, businesses
and individuals.
c. Targeted users with who fit within approved and conditional uses for the site. Followed by phone
calls to target buyers.
2. Design and print brochure/postcard to be circulated by direct mail. The brochure/postcard will be mailed to
select contacts and followed up by direct calls.
3. Put together a comprehensive Offering Memorandum which details out the opportunity. This answers most
of the buyer's questions before they ask them which speeds up the acquisition process.
4. Assist potential buyers in obtaining required information.
5. Monthly marketing reports will be submitted to Owners.
6. Make oral reports to Owners as needed.
7. Once the property is under contract — work with Owners to close the transaction.
The following individuals will be assigned directly to this project and be the first point of contact for interested
parties:
Dick AIlendorf, Senior Vic-, President / Chris Kubesh, 6'ice President
Northco has the staff time and financial resources available to begin work on this assignment as soon as an
agreement is approved by the Owners.
MONTHLY SALE ACTIVITY LOG
Date:
Property Name:
CLIENT CONTACT:
NORTHCO AGENT:
Marketing Summary Sheet
DATE ACTIVITY
Ongoing LOOPNETAcTIvITY
MNCAR ACTIVrrY
COSTAR ACTIVITY
Northco Website
Sign at Property
EMAIL BLAST TO PROPRIETY LIST OF BROKERS, BUYERS, REAL ESTATE RELATED PROFESSIONALS
Please detail above any and all marketing efforts (i.e. cold calls, flyers, broker open houses etc.)
pros ect Summar rz Sheet
PROSPECTIVE BUYER
AND/OR
BROKERICONTACT
DA'T'E
RESULTS/COMMENTS
STATUS
CODE
Please indicate above the current status of any prospects. _
STATUS CODES: 1. First Contact 2. Tour 3. Proposal Pending
4. Letter of Intent 5. Contract Out 6. Sales Agreement Executed
Recommendations
Recomm,mdations On How To Improve Marketability, And/Or Comments
Completed by
Northco Read Estate Services
northco l brokerage
5
CITY OF HUGO
Community Development
Planning and Zoning
Staff Report
TO: Hugo Economic Development Authority
FROM: Rachel Juba, Planner
SUBJECT: Mark Wold, O'Reilly Auto Parts Sketch Plan — 14777 Forest
Boulevard North
DATE: January 10, 2014, for the EDA meeting of January 14, 2014
ZONING: Central Business (C-1)
1. JANUARY 9, 2014, PLANNING COMMISSION MEETING UPDATE:
At its January 9, 2014, meeting the Planning Commission reviewed and provided
informal comments on the sketch plan.
The applicant explained to the Planning Commission that they realize the site is tight, but
they like the location. He stated that they have not been able to meet the guidelines in
regards to building orientation or placement. He stated that he has presented other
building orientations and placements to O'Reilly's Real Estate Committee, as staff has
suggested, and they have stated that will not work..
The Planning Commission generally agreed that the building was too large for the site
and they were uncomfortable with all the proposed variance requests. They encouraged
the applicant to reduce the building size to eliminate the yard setback variances and to
provide an adequate amount of parking for a typical retail user.
The Planning Commission discussed the building placement and stated that they
understand the desire for a retail user to place the building in that location, but questioned
whether it met the downtown design guidelines. One Commissioner questioned whether
having buildings placed at the street is a good idea in downtown because most of the
users will have the back side of the building towards the street. There was also discussion
on reviewing the downtown plan and design guidelines in regards to building placement
and how it will affect site plans on other properties in downtown. The Planning
Commission recognized that this project is key on what will be expected in the rest of
downtown.
There were also concerns about the buffering from the adjacent residential uses, snow
removal, and landscaping.
O'Reilly's Auto Parts - Sketch Plan
2. DESCRPTION OF REQUEST:
The applicant is requesting informal comments on a sketch plan for commercial
development on a 0.64 acre parcel for a 7,385 square foot auto parts store. The property
is located on the northeast corner of 147"' Street and Highway 61 (former Ricci's
property). The property is zoned Central Business (C-1) and is located in the area of the
City where development is guided by the downtown plan and design guidelines.
KmsUMMIX"I, 11RO
Surrounding Land Use and Zoning
The properties to the north and south are zoned Central Business (C-1) and are occupied
by commercial development. The property to the east is zoned Central Residential (CR -3)
and is occupied by a single family home. The property to the west across Highway 61 is
zoned Future Central Business (FCB) and is occupied by single family homes.
Natural Characteristics of the Site
The property is currently vacant and is flat. There are no wetlands on the property.
4. SKETCH PLAN:
General Layout
The sketch plan shows the building pushed towards the north property line in the
northwestern comer of the property. The parking areas are located on the east and south
side of the building. The access into the property is off of 147t' Street and towards the
east side of the property. The main entrance into the building is shown on the south side.
The sketch plan is showing a connection to the existing sidewalk along Highway 61 and
the addition of a sidewalk along 147th Street.
Consistency with the Downtown Plan and Design Guidelines and Ordinance Standards
The City approved the downtown plan and design guidelines in April of 2007. The plan
and guidelines identify the core downtown area focused along Highway 61 from County
Road 8 to 147th Street, however, the plan extends north to the post office and south to
144th Street. The downtown design guidelines state that buildings in this area should be
oriented to the street with fully articulated street facades (doors and windows) based on
traditional downtown storefronts.
The downtown plan shows a building at the southwest corner of the property with the
building placed at the corner of 147th Street and Highway 61. The former Ricci's building
was placed at the southwest corner of the property and this was considered the downtown
area at that time. Prior to the adoption of the downtown plan and design guidelines, there
were buildings that were placed further back on properties. Since then the City has
adopted guidelines that encourage buildings to orient to the streets and to anchor the
corners at key intersections like a traditional downtown.
Pa
O'Reilly's Auto Parts - Sketch Plan
The guidelines identify 147d' and Highway 61 as a key entry point into downtown and
encourages this area to be designed as a gateway into downtown. Gateway elements
could include open space, unique landscaping, walls or gates, water features, and City
signage.
General Land Use
The guidelines state that "downtown development should be appropriate for a traditional
downtown area" such as mixed use buildings, drug stores, banks, specialty markets, small
grocers, destination retail, restaurants and entertainment, are encouraged. New auto -
dominated commercial development such as fast food, auto service, and large single -use
development are discouraged in the downtown.
General Design Standards
The guidelines state that "building should be oriented to the street with fully articulated
street facades based on traditional storefronts (doors and display windows) along the
sidewalk". The building is not oriented to the street, but rather towards the parking lot.
Although one side is along Highway 61, the building is placed close to the north property
line with the entrance to the south along the parking lot in the front. The building could
be turned to be placed at the southwest corner of the property with the parking lot to the
east. This would create a facade that could be towards Highway 61 and the main entrance
on the east side of the building; this would give a feel more like a traditional downtown
storefront.
The guidelines state that "all new downtown development shall provide for pedestrian as
well as vehicle circulation and shall create linkages to existing and proposed sidewalks".
In general the applicant has provided connections to the existing and proposed sidewalks,
however not in same way one would think of a traditional downtown with an entrance
located along the road. An auto parts store is not necessarily pedestrian oriented, but
rather automobile oriented.
Although the plan shows a monument sign and some landscaping, it does not do a good
job of designing a space with gateway elements to showcase the area as a key entry point
into downtown. There is sufficient space located at the southwest corner of the site to
provide a gateway element that is encouraged in the guidelines. The guidelines also
encourage landscaping along the roads and sidewalks.
Architecture and Building Material
The downtown design guidelines encourage new buildings to be designed with elements
of traditional main street design, Hugo's French trading post roots, or mid -western prairie
style architecture. Traditional main street style buildings usually have flat roofs with well
defined roof lines. The French trading post architectural elements include steeper or
mansard roofs, open storefronts, and exterior plaster with stone and brick. Prairie style
architecture has hipped roofs with low spreading deep overhangs. All of these styles are
presented with more detail in the guidelines.
O'Reilly's Auto Parts - Sketch Plan
The sketch plan elevation shows a building that includes colored rock face block and
brick. The applicant did not include building material samples. There are windows on all
sides of the building with metal awning above them. The building has small horizontal
and vertical projections with a cornice along the roof line. The building design relates
closest to the traditional main street design that is encouraged by the guidelines.
The building has the brick columns as accents that could ' be raised for the roof line to
create a visual appearance of the columns holding up the roof. At a minimum, the brick
within columns, along the windows, should be raised. The entrance could use more
design to define it from the rest of the building. There could be more design to the
building to give it more of a traditional main street feel. With some design work, in
general the building would meet the downtown design guidelines as well as the
commercial and industrial design guidelines.
The applicant has not provided elevations for the trash enclosure but it would be
constructed of the some materials as the building. The applicant has not shown the
location or proposed screening for the roof or ground mechanical equipment. All
mechanical equipment shall be screened from view in a way that is integral to the
architecture of the building with similar materials. This could include the raising of the
parapets to screen roof top mechanical equipment.
Parking and Service Areas
The guidelines discourage parking lots to be located between the street and the building.
The guidelines encourage parking adjacent to the street to be minimized by a
combination of landscaping, architectural fencing, or wall plantings.
The sketch plan shows a parking lot with two dead end aisles. There is limited vehicle
circulation within the parking lot, especially the single loaded dead end aisle along the
front of the building.
Based on the retail use, 45 parking spaces are required. The applicant is showing 22
parking spaces, therefore a variance would be required. The applicant has stated that 22
parking spaces is enough to provide for the auto parts store since the retail portion is
approximately 1/3 of the building and the rest is storage and racks. Although staff
believes that a reduced number of parking spaces is reasonable, 22 parking spaces for a
7,385 square foot retail building is too low. For a retail use, the property should have at
least 4 parking spaces per 1,000 square feet of retail space. The building size may be too
big for the property to properly provide parking spaces for a typical retail use. If the
building square footage is reduced and placed on the property differently, it's in staff s
opinion that a reasonable amount of parking can be provided.
There is an overhead service door shown on the east side of the building to allow delivery
trucks to drop off products. The area seems to be in a good location considering the
orientation of the building. It will not be easily seen from the road, but it should be
screened from the view of the residential property to the east. The sketch plan shows
landscaping and a fence along the east property line.
4
O'Reilly's Auto Parts - Sketch Plan
Streets and Access
The site plan will be reviewed by MnDOT since it abuts Highway 61. The City has
entered into a memorandum of understanding with MnDOT on a corridor plan for the
expansion of Highway 61 into a four lane highway. The corridor plan shows an
additional 8 . feet of right-of-way on the east side of Highway 61 .in this location. The
applicant will be asked to dedicate 8 feet of right-of-way with the site plan application.
The applicant did not show the additional 8 feet on the sketch plan.
The sketch plan shows access from 147t' Street on the east side of the property. The
location and width of the access seems reasonable and is allowed by ordinance.
Setbacks
The C-1 zoning district requires a 10 feet front yard setback, a 0 foot side yard setback,
and 30 foot rear yard setback. Since the property is a corner lot it has two fronts along the
streets and two sides to the north and east. The applicant is showing the building 9 feet, at
the closest, from the front property line along Highway 61. This does not include the 8
feet of additional right-of-way along Highway 61. A variance would be required for this
front yard setback. The landscape ordinance requires a 10 foot landscaped area around
parking lots. The parking lot encroaches on the setback requirement along the east side of
the lot. A variance would be required for this setback. All .other setback requirements are
met.
The downtown design guidelines encourage a zero lot line for buildings along the road to
create the traditional downtown main street atmosphere. It's in staff s opinion that the
sketch plan does not create a main street atmosphere because of the building placement.
Signage
Downtown signage'is critical to the character of the area. Signage and graphics should be
integral to the building architecture or used as a design element. Back lit, box signs are
not allowed. Corporate chains are encouraged to customize their architecture to express
their brand within a design, context, and material appropriate with the character
encouraged in the downtown design guidelines. The applicant is not showing any design
plans for wall or freestanding signs. The applicant is showing a location of the
freestanding monument sign at the southwest corner of the property.
Stormwater management
The applicant is proposing all stormwater management facilities to be below the parking
lot. The applicant has not provided details for how this would be designed. Staff will
evaluate this concept further if the applicant decides to submit a site plan application
Wi
O'Reilly's Auto Parts - Sketch Plan
5. CONCLUSION/RECOMMENDATION:
There are details on the plan that have been fully evaluated since this is a sketch plan
application. At the time a site plan application is submitted, they will be further evaluated
with additional information that will be required.
Staff recommends that the EDA provide feedback on the sketch plan to Mark Wold.
Below are areas Mr. Wold would like feedback on:
1. Orientation of the building on the property as it relates to the design guidelines
2. Building Architecture
3. Variance from parking requirements
4. Variance from building setback requirements
ATTACHEMENTS:
1. Location Map
2. Sketch Plan
3. Elevations
4. Downtown Design Guidelines
CII
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Downtown
Plan
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Guidelines
April 10, 2007
Hugo Downtown Framewor. Plan,
Credits & Acknowled ements:
Final Plan & Design Guidelines
We would like to thank the City of Hugo's citizens — the residents and
business owners — who attended the workshops and meetings, sent in
their comments and gave their time to participate in the planning process.
Their input has been invaluable in developing a master plan and design
guidelines for the downtown area.
We would like to thank the City of Hugo's City Council, Planning
Commission, City staff and consultants for leading this planning process.
Funding for development of the downtown design guidelines and the
preparation of this document was provided by a Livable Communities
Opportunity Grant from the Metropolitan Council in 2004.
City Council - -
Fran Miron, Mayor
Becky Petryk, Council Member Ward 1
Frank Puleo, Council Member Ward 2
Chuck Haas, Council Member Ward 3
Mike Granger, Council Member At Large
Planning Commission
Dave Schumann, Chairperson
Bronwen Kleissler
Tom Weidt
Ron McRoberts
Victoria Hoffbeck
Bob Rosenquist
Kelly Bailly
City of Hugo
Mike Ericson, City Administrator
Bryan Bear, Community Development Director
Michele Lindau, Community Development Assistant
Mary Ann Creager, City Clerk
Jay Kennedy, City Engineer (WSB)
Kendra Lindahl, City Planner (Landform)
Planning & Urban Design Consultant
Carolyn Krall, AIA
Page 1 of 23
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Hugo Downtown Framework Plan
Final Plan & Design Guidelines
Hu o Downtown Planning Framework
Incorporated in 1906, Hugo is a rural small town with a family-oriented feel. As Hugo grew,
the intersection of Forest Boulevard (now Highway 61) and Frenchman Road (now 145°i
Street) became the center of town. With a train depot and an active feed mill, this was the
ideal location for local, small businesses. A downtown neighborhood began to grow into a
comfortable, rural village. It is this small village familiarity that the residents of Hugo wish to
preserve.
Minnesota Historical Society
The Hugo Downtown Framework Plan and Design Guidelines are intended to provide direction
to new development in downtown Hugo and, where needed, to shape plans for
redevelopment. The Plan illustrates the type of commercial and. residential development, civic
and community facilities, and amenities envisioned by the citizens of Hugo—The Plan extends
beyond the central commercial business district (CBD) to illustrate the entire downtown
commercial area of Hugo, -both existing and envisioned in the future. This vision of future
development in Hugo encourages commercial growth, while seeking to concentrate that
growth, around the downtown area.
The Planning Process
The Hugo downtown plan and preliminary design guidelines were originally developed in 1998
to address redevelopment of the downtown commercial "Main Street" on Forest Boulevard
(Highway 61). But the County Road 8 improvements and rerouting required that the original
plan be revisited. The new plan was needed to address the developable area along County
Road 8 and to consider the impact of the new County Road 8 and Highway 61 intersection.
This planning process began in the fall of 2003 and included workshops with the City Council
and downtown business and property owners. A community -wide open house was held in
May 2004 to encourage public input on the final plan. In August 2004, the City was awarded
an Opportunity Grant from the Livable Communities Demonstration Account to develop design
guidelines for the downtown area to assist in implementation of the downtown plan. The
process for developing these guidelines has continued through 2005-2006 with significant
public participation in the planning process.
Page 2 023
Hugo Downtown Framework Plan
Final Plan & Design Guidelines
The Influence of Transportation Improvements
A major influence on the plan is the County's re -alignment and improvement of County Road
8. The county's plan will widen and reroute the road to the south, connecting to Highway 61 at
approximately 143rd Street.
The County Road 8 re-
alignment will have a
significant impact on the
downtown, offering
opportunities for growth,
improved vehicle and
pedestrian access around
the downtown area, and the
potential for redevelopment
to make improvements to
the core of the downtown
CBD and surrounding public
and civic spaces. It is vital
that the CBD not be cut off
from County Road 8 and
from the high volume of
traffic which will use this
route to access the interstate.
Highway 61 is planned to continue to run north
and south through downtown and the CBD.
Despite projections of increased traffic
volumes, this highway should not be widened
beyond four lanes except to provide for turn
movements. Instead, improvements to the
roadway and access improvements can help
accommodate the increased volumes.
The downtown plan
recommends
improvements to
improve street
access and
connectivity within
downtown, as well
as enhancements
to pedestrian
access and
walkability.
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The plan also calls for extending the regional trail south across County Road 8 on the existing
railroad bed and allows for the possibility of future commuter transit within this corridor (in the
railroad ROW or on Highway 61). If Hugo is to continue to have a healthy downtown, it is
important to plan for these future transportation changes.
Page 3 of 23
Hugo Downtown Framework Plan
Final Plan & Design Guidelines
Defiinina Downtown
The downtown CBD in Hugo has always been located on Forest Boulevard (Highway 61) on
both sides of the main traffic signal at 145#' Street. But overtime, the commercial area has
grown and extended north and south along Highway 61, and the new development has been
less compact and more auto- or highway -oriented than the older, more traditional downtown
CBD. Without planning controls, this same pattern of commercial development could be
expected to occur along the improved and upgraded County Road 8.
While the core downtown central business district (CBD) is focused along Forest Boulevard -
Highway 61 from County Road 8 to 147th Street, the Downtown Plan extends north to the Post
Office and 150th Street, south to 140th Street, and from the shores of Egg Lake on the east to
the bend in County Road 8 to the west.
One of Hugo's planning goals is to maintain a more compact and concentrated downtown
CBD. This goal will be achieved by encouraging new development in and around the core of
the downtown area, while planning for limited but well -ordered commercial development in
specific areas along other commercial routes such as Highway 61 and County Road 8.
Community feedback has consistently supported new CBD uses which complement downtown
(such as restaurants and entertainment) and suggest that larger, single -use development and
auto sales/service businesses, for instance, be located in commercial areas planned closer to
1-35.
Page 4 of 23
Hugo Downtown Framework Plan
Final Plan & Deaign Guidelines
To create a sense of arrival in downtown, the plan recommends placing gateway elements — a
landscaped sign, monument, or other feature — at these key entry points into downtown. While
the plan doesn't specify the elements at each location, when you enter downtown you should
know that you are downtown. New development at these "gateway" locations should be
planned not only to allow for these gateway elements but to convey the sense of quality and
character that the downtown plan envisions.
Gateway elements — signs, flags or
monuments—should be included in
the new downtown area to
welcome a resident or visitor into
an established and thriving
downtown. Elements depicting the
quality and character of downtown
Hugo are displayed based on the
historical and current architectural
elements of Hugo.
Proposed monument sign, Nov. 29, 2004
RSP Architects for Contractor Property Development Company
The Downtown Plan
The plan is a tool to help the City of Hugo create a pedestrian -friendly downtown and
concentrates new development and redevelopment around the existing intersection of 145th
Street and Highway 61. As Hugo continues to develop, the actual projects built may differ
from the Illustrative Downtown Plan in the details of the development of any specific block or
site, but the primary elements of the plan, including the public infrastructure (roads, parks,
trails, open space) and the quality and character which makes this plan unique to Hugo are
expected to be maintained.
Page 5 of 23
Hugo Downtown Framework Plan
The Downtown Plan
Improved park with future
community center
Traftonal
residential blocks
New mixed-use
development with -
housing, offices and
complementary
retail/commercial uses
New mixed-use
development blending
office and multi -family
housing uses
Proposed trail connections
A
Final Plan & Design Guidelines
City park with trails, gazebo,
dock, pedestrian bridge
Shared public parking
Carpenters on the Lake
ble community spaces
trail ROW
inal downtown
housing
v ,
Hugo Downtown Framework rNorth
Page 6 of 23
Hugo Dowr,iown Framework Plan
Design Guidelines
Final Plan & Design Guidelines
The intent of the Hugo Downtown Design Guidelines is to provide a baseline for quality in
order to revitalize and expand the downtown business district. These guidelines are written to
meet the community's goals:
Goal 1: Preserve the rural small town character of Hugo
Goal 2: Establish a threshold or baseline for design and quality
Goal 3: Maintain a harmonious visual environment within the existing architectural context
Goal 4: Communicate the community's high expectations for new development in Hugo
Objectives
The specific objectives for downtown Hugo design guidelines are:
• To establish a clear definition of urban design standards that informs property owners,
developers, builders and decision -makers.
m To serve as a tool that planners and designers can use and incorporate into their plans
to achieve and support the City's design objectives.
• To act as a basis for a uniform and consistent review of development and
redevelopment proposals by the City Council and Planning Commission.
The design guidelines which apply specifically to the CBD also include principles that can be
e
broadly applied to the entire Hugo Downtown Area.
Downtown CBD
The Design Guidelines apply specifically
to the central business district or "Old
Downtown" concentrated around Highway
61., from 147th Street to the new County
Road 8 intersection. The guidelines
provide more detailed definitions of
requirements.for site planning, placement
of building mass, materials, architecture,
lighting, signage, and design of the public
realm.
Page 7 of 23
Hugo Downtown Framework Plan
Final Plan & Deaign Guidelines
Framework Principles for Downtown Hugo
1. Preserve and celebrate Hugo's small town
character.
2. Enhance the public realm, to maintain a
pedestrian -oriented downtown.
3. Expand civic space and uses around City
Hall.
4. Add new retail which complements
existing businesses and shops and
supports downtown neighborhoods.
S. Encourage unique small businesses to
locate downtown and larger, single -use
developments closer to the 1-35 corridor.
6. Provide life -cycle housing to encourage
senior -living in the downtown area.
7. Provide recreational uses for diverse age
groups in the downtown area.
S. Improve downtown access and circulation
with improvements to Highway 61 and
downtown intersections (147th, 1451h,
County Road 8).
9. Reduce the impact of development close
to Egg Lake to improve lake quality and
preserve wildlife habitat.
10. Build upon unique assets such as the
church, feed mill and City Hail with
complementary design and materials.
Page 8 of 23
Hugo Downtown Framework Plan Final Plan & Design Guidelines
Downtown District Desion Guidelines
General Design Standards
These design guidelines are intended to apply to the Downtown District CBD, but include
principles that can be broadly applied to the greater Hugo Downtown Area (as indicated
on the Downtown Plan), including the Central Business, Future Central Business and
Central Residential zones If the CBD development extends beyond this boundary, the
Downtown District boundaries may need to be extended accordingly.
On all streets in the downtown district, the guidelines are intended to apply to street
frontage properties on both sides of the street.
+ New downtown development shall provide for pedestrian as well as vehicular circulation
and shall create linkages to existing and proposed sidewalks and trails.
• All new development should be sensitive to existing downtown neighborhoods and
residences in the design and location of new uses and buildings.,with respect to shading.-
views,
hading;views, light or noise pollution; where necessary appropriate screening or buffering shall
be provided.
• All new development shall be designed to value, respect, and preserve identified natural
features and resources.
A sense of City history should be
encouraged, and landmarks such as St.
John's Cemetery and St. John's Church
should be preserved as important
contributors to Hugo's character.
• Key points which have been identified as
primary entrances to downtown Hugo
should be designed as "gateways" to the
City; gateway elements could include
open space, unique landscaping, walls or
gates, water features and City identity signage.
These points include:
+ From the west — the bend in the County Road 8 at the western edge of Hugo;
+ From the east —At Egg Lake and the intersections where 147"' and 1401h meet
Highway 61;
+ From the south — Where 140th meets Highway 61;
• From the north — Where 147th meets Highway 61.
Along the west side of Highway 61, new downtown development will need to be designed
to integrate with the railway corridor as it comes through the center of town: as a public
open space, supporting the proposed trails, and considering future uses.
Page 9 of 23
Hugo Downtown Framework Flan
General Land Use
Final Plan & Design Guidelines
Downtown development should be appropriate for a traditional downtown area: mixed-
use buildings combining retail, commercial, and residential uses, and encouragement of
multi -story buildings in the downtown.
• Neighborhood retail, service, and commercial buildings and uses which support
downtown residential neighborhoods such as drug stores, banks, and specialty markets
or small grocers are encouraged.
Destination retail, restaurant and entertainment uses, particularly mixed with compatible,
complementary, or other synergistic uses, are highly encouraged.
• New auto -dominated commercial development such as fast food, auto service, or similar
high traffic drive-through facilities and large, single -use developments are discouraged in
the downtown CBD.
Uses appropriate to the downtown area-such'as banks,-coffe6 shops and pharmacies
which enhance their business by providing drive-through services may be permitted
provided they are designed to minimize impact on local downtown traffic circulation and
pedestrian access.
• Parking lots should only be allowed as an accessory use, except for municipal or public
district parking; larger parking areas should be broken up into smaller areas to reduce the
overall area of paving and promote a friendlier pedestrian environment.
New residential development should provide for the full range of life -cycle housing,
offering choices of housing types (single -level flats, condominiums or lofts, single -level
and multi -story townhouses, and single-family attached or detached), styles and prices, at
a density, appropriate to the downtown area.
• New residential development should be sensitive to existing residential neighborhoods
and incorporate well-designed transitions from multi -family to existing single-family
residential areas.
• Traditional neighborhood design (TND) based on a traditional street grid is a desirable
option for downtown, medium -density areas. Single-family homes (detached or attached)
or row townhomes should line the street with front porches and stoops, front yards,
sidewalks and boulevards with regularly spaced trees and street lights.
Page 10 of23
Garage access at rear of house
TND example with traditional street grid and
porches facing the street
Sidewalks and boulevards on both sides of the
street with regularly spaced street trees
Hugo [?: z oivf,a Framewo
Final PIe n & Design Guidelines
All downtown residential developments should be planned and designed to minimize
paving for driveways and surface parking. Garage -forward or "snout -house" homes or
townhomes are highly discouraged.
Streets Public S ace & Amenities
Highly Discouraged:
Example of Garage -forward
design, dominating view
from sidewalk and street.
Forest Boulevard (Highway 61) and 145th Street should be restored to be closer to their
original, traditional downtown "Main Street" form, lined with street trees and planters;
pedestrian street lights, and street furniture including benches and trash receptacles. The
fixtures that are selected for these streets should be required continuously within the
downtown CBD district and highly encouraged throughout the downtown commercial area
for visual continuity.
Downtown intersections should be designed to be safe for pedestrians; enhancements to
safety include use of textured -colored paving or striping to mark crosswalks, narrowed or
throated intersections, pedestrian -oriented street lighting, planted center medians -or
landscaped boulevards, and warning signage at busy crossings along Highway 61, such
as 147th, 145th and County Road 8.
N
Change in paving or striping marks the
safe crossing zone for pedestrians at
major crosswalks.
OWN i
Planted center. medians or landscaped
boulevards provide resting points for
i ML pedestrians at major crosswalks, facilitate
turning movements, and help calm traffic
speeds.
Page 12 of 23
Hugo Downtown Framework Plan
Final Plan & Design Guidelines
r
To be safe for both pedestrians
and vehicles, downtown Hugo
should include street
improvements: narrowed
intersections, pedestrian lighting
(top left), planted medians (top
right and bottom left), and visible
signs warning of pedestrian
crossingslvehicular speed
decrease (top right).
• The City street grid is a vital part of the way the downtown functions, so restoring streets
or adding new streets that connect to the existing street grid are encouraged;
disconnected streets and cul-de-sacs are highly discouraged.
• Forest Boulevard (Highway 61) and 145th Street are the original "Main Streets" of
downtown and, to an extent, the few remaining brick buildings along these streets should
be preserved, renovated, or restored to productive use; new buildings close to these older
structures warrant careful attention to design and detailing in order to relate well to the
original structures.
• The small park which is planned on Highway 61 across from City Hall is intended to act
as a Town Square or Village Green — a community focal point with passive uses (green
space, gardens, historical markers) and active uses (a gazebo, lake overlook, Farmers
Market) incorporated into the design. Civic and mixed-use buildings should be located
adjacent to the Town Square or Village Green, welcoming visitors to downtown Hugo.
The plan proposes a future pedestrian bridge over Highway 61, connecting the park and
Egg Lake to City Hall and the bulk of the downtown area. This bridge, if well-designed,
could also act as a visual cue to drivers to reduce speed and could create a sense of
arrival and welcome for the downtown CBD.
Page 12 of 23
Hugo Downtown Framework Pian Final Plan & Design Guidelines
The edge along the railroad ROW and the Hardwood Creek Regional Trail along the west side
of Highway 61 should be maintained as an open -space corridor connecting City Hall and the
CBD to new development to the south. This edge should include:
• trail connections for bicycles and winter sports uses
• landscaping to act as a year-round buffer;
• pedestrian -oriented trail and street lighting;
• places to rest with benches, planters and trash
receptacles.
- A
On downtown streets where retail and commercial uses are proposed, on -street parking
is encouraged; streets should be designed with the parking lane designated either by
curbing or with a change in paving materials.
Downtown district streets should allow forpublic right-of-way between the, curb and the
building wall, a minimum 10'-12' wide. This area should be "zoned" to provide for street
signs, landscaping and street trees, and both street and sidewalk lighting closest to the
curb. There should be a clear pedestrian walking path in the center, and then an area
designated for seating or other street furniture (trash receptacles, bus benches, etc) and
commercial opportunities
(including newspaper boxes).
Where necessary, such as
where the street ROW does
not allow for a wider sidewalk,
these amenities may need to
be accommodated within the
parcel boundaries.
Page 13 of 23
Hugo Downtown Framework Plan
Minimum ROW
from curb to buildh
(10'-12')
2'-3' Shop related
furniture & ameniti
5'-6' Walking Area
3' Public Area:
trash receptacles,
newspaper stands
streetlights, signs
& street trees plan
where sidewalk wi
Final Plan & Design Guidelines
Page 14 of 23
nother option is a defined 20'
ead-in angled parking zone
Hugo Downtown Framework Plan
Architecture
Final Plan & Design Guidelines
• Architecture of new buildings should be respectful of the existing historical structures which
enhance the character of Hugo; design which reflects the elements of vernacular "Main
Street", Hugo's French trading post roots, or mid -western "prairie style" architecture is
encouraged:
Cornice or roof
line C
distinguishes
I St 2nd story from
story r
Awnings with accent
lighting and graphics
instead of applied signs
64
Well defined roof line
1 St story with glazed
display windows
Building base
expressed with
masonry
Entry feature; well distinguished and covered
from the weather
re
Page 15 of 23
Early trading post and mill buildings in rural
Minnesota were often made of stone with a simple
gabled roof and expressed chimney.
Hugo Downtown Framework Pk^n
Final Alan & Design Guidelines
Traditional Main Street style building:
flat roofs, often an extended or false parapet
on 'frons" side or marking the main entrance.
Prairie Style:
roofs are hipped, low and spreading with
deep overhangs and eaves; Hugo City Hall
has many of these elements.
Page 16 of 23
Hugo was once a French trading
post, and many residents have
expressed a desire to reflect those
roots in the architecture of the
downtown. Appropriate
architectural elements include:
steeper or mansard roofs with
dormer windows, open storefronts
with awnings, and exterior plaster,
stone and brick.
Hugo Downtown Framework Plan
Architecture of new buildings should be built
upon Hugo's existing assets such as the
church, the feed mill, and the new City Hall,
with complementary design and sense of
scale.
Final Plan & Design Guidelines
• Buildings should be designed to relate well to the existing natural and man-made
environment and stay within context in massing, materials, style and color; design of the
landscape and hardscape should be coordinated and harmonious with the building design
and materials.
• Buildings should be constructed and maintained for permanence and longevity; therefore
durable, maintainable materials (brick, stone, etc.) should be used; temporary buildings,
metal sheds, etc. shall not be permitted.
New "Main Street" buildings
should complement an
established downtown through
their architectural character.
Building entries should be visible from the street, well lit, covered or protected from
weather, and include significant glazing and glass doors where the public will be entering
buildings.
Page 17 of 23
Hugo Downtown Framework Plan Final Plan & De3ign Guidelines
Awnings, overhangs and arcades are encouraged where pedestrians are expected to
walk and shop ; flat awnings are preferred (no barrel awnings) with adequate clearance
above sidewalk.
Building design elements should include an expression of a building base (of brick or
stone), a middle, and a top with cornice elements at the top of the first floor and the top of
the building.
• Buildings should be designed with "four-sided architecture", using the same quality
materials on all sides:
• all facades shall be articulated with a variety of materials, glazing, awnings, or other
details to add visual interest;
• roof lines and cornice details shall be completed in a three-dimensional manner so that
the features on the back of the roof or similar unfinished areas are not visible;
• the front fagade may have a unique design or more significant glazing.
• Buildings should be oriented to the street with fully articulated street facades based on
traditional storefronts (doors and display windows) along the sidewalk.
Zero Lot Line commercial buildings are allowed and highly encouraged on all streets
within the downtown district.
• Along CR 8 and Hwy 61, entrances may be oriented to a side or rear parking lot, as long
as the entry also has good pedestrian access and visibility from the street, and any
building wall along these streets must contain significant amounts of "real' windows.
• Equipment, mechanical systems, transformers, trash enclosures, etc. must be screened
from view in a way that is integral to the architecture of the building with similar materials:
• metal fencing or a mechanical vent screen alone is not sufficient;
• access to these service areas needs to be provided at the alley, side or rear of the
building.
Rooftop equipment shall be
screened from the line of site
of pedestrians and integrated
_ into the design and massing of
the roof form
Page 18 of 23
Hugo Downtown Framework Plan Final Plan & design Guidelines
Parkins & Service Areas
• Within the downtown CBD, shared parking is encouraged to take advantage of varying
parking demands between mixed uses.
• Businesses are encouraged to establish or participate in a municipal parking district
providing shared, public parking with reductions in required on-site parking.
• Parking should not be located between a building and the street or main road the
building faces and be distributed around the building, especially to the side and back of
buildings.
• Parking adjacent to the street should be minimized;
Where a parking lot is located along a street, the same zero -lot -line or setback
conditions of the adjacent buildings should be maintained with a wall, ornamental
fence, or similar landscape elements to continue the built edge along the street.
Where a parking lot is located along a street, it should be well landscaped and
screened with a combination of fencing or wall plantings along the street edge.
Page 19 of 23
6' zone between parking and
sidewalk with fence or wall
centered in zone
ndscaped edge combines fence
;h trees, low shrubs and ground
ver for parking lot screening and
ffering along the street
Hvgo Downtown Framework Plen
Final Plan & Design Guidelines
• Larger parking areas (over 25 vehicles) should be planned with intemal landscaping,
pedestrian sidewalks or walkways and be divided into smaller areas where possible:
p pedestrian walkways provided in larger parking lots should be landscaped, include
path lighting, and provide direct access for pedestrians to an entrance of a
commercial building;
■ walkways should be raised, paved areas or defined paths distinguished by striping
or a change in paving provided that pedestrians are kept safe from vehicular travel
on the route to an entrance of a commercial building.
Page 20 of 23
Pedestrian walkways through
busy parking lots are
important because they
provide a safe, well lit, direct
access to the entrance of a
building. Larger parking lots
should have pedestrian
walkways that are clearly
identified and combined with
landscaping to break up
large areas of pavement.
Hugo Downtown Framework Plan
Final Plan & Design Guidelines
• Buildings should be oriented to minimize views of service areas and loading docks
from the street; service areas should be buffered with a combination of landscaping
and screening; mechanical equipment and trash areas must be fully enclosed and
integrated into the architecture using the same materials as the building.-
• metal fencing or a mechanical vent screen alone is not sufficient;
• access to these service areas needs to be provided at the alley, side or rear of the
building.
• Residential buildings (single-family homes and multi -family buildings) should be
oriented to minimize views of garages and parking areas from the street:
free-standing or detached garages should not be allowed for multi -family
residences.
• parking should be located below buildings or underground where possible.
Below -grade parking: side or rear
access. Garages should not be as
invisible from the street as possible to
create a traditional neighborhood feel.
Page 21 of 23
Hugo Downtown Framework Plan
SionaQe
Final Plan & Design Guidelines
• Downtown signage is critical to the character of the area, especially at night; all downtown
signage is subject to careful review with the City and must comply with all zoning and
ordinance requirements for size, placement, materials, etc;
Signage and graphics should be integral to the building architecture or used as a
decorative design element. Back -lit, box signs are not acceptable downtown.
Decorative neon, moving or other decorative sign types are desirable only when
displayed within storefront window interiors of downtown buildings.
• Corporate chains are encouraged to customize their architecture to express their design
"brand" within a design, context, and material appropriate to the character of downtown
Hugo.
Projecting or
Hanging
Sign
Wall Sign
integrated
into the
building
design
Fuill
-Vawn i ng face or fringe I1'�_ -F!- NTMI.,
arRW5W Skm
89WWFM&i SStft
Page 22 of 23
Hugo Downtown Framework Plan
Final Plan . Design Guidelines
Open Space and Storm Water Management
• New development should provide both private and public usable open space, plazas
etc; these spaces should be connected to existing or proposed trail and sidewalk
networks.
• The downtown area should plan cohesively for storm water management and for
improving the water quality of Hugo, however, where possible rain gardens or similar
infiltration and holding areas should be integrated into the design of parking areas;
design which harmonizes more groomed and landscaped areas with more natural
landscape is encouraged:
and soil provide filtration
Storm water ponds, rain gardens and other storm water management or holding areas
shall be designed to be attractive in both flooded and dry conditions; use of native
plants for filtration around pond and wetlands and other sustainable design approaches
to site and landscape design are encouraged:
Filtration
Egg Lake Vegetation
Page 23 of 23
More formal
Trail or and groomed
Sidewalk landscape
lEE
l♦ � � � if � �
PROFESSIONAL PARTS PEOPEE
Distribution Center • 6610 West Broadwag Ave • Brooklyn Park, MN 55428.763-852-1416.800-899-6528.763-852-1506 Fax
Billings Distribution Center • 744 South 18 Street West • Billings, MT 59102.406-656.6642.88"96-6642.406-652-6087 Fax
December 19, 2013
City of Hugo
14669 Fitzgerald Avenue N.
Hugo, MN
55038
RE: 14777 Forest Blvd. Hugo, MN
RECEIVED
per-
O'Reilly
eer
O'Reilly Auto has made application for a "Sketch Plan Review" for a proposed
development of the property at 14777 Forest Blvd. We are proposing to construct
a 7,385/SF building on the property for the exclusive use of O'Reilly Auto Parts.
O'Reilly Auto business is the retail and wholesale sales of auto and truck parts to
the general public and professional installers. O'Reilly Auto does not operate any
service or repair facilities out of any of its stores. O'Reilly Auto is a national
company headquartered in Springfield MO. There are over 4100 O'Reilly stores
in 42 states serviced from over 20 distribution centers located throughout the
lower 48. states. In addition to the 4100 O'Reilly Stores, O'Reilly services over
1000 Independent Jobbers throughout the Midwest all operating under the name
"Parts City. O'Reilly is a publically traded company listed on NASDAQ as ORLY.
With the application we have submitted a preliminary site plan and proposed
elevations of all four sides of the building. We are asking for your review of the
site plan & Elevations and your preliminary approval of the location and
orientation of the building and parking before we proceed further with the
development of the site.
if we should obtain this approval our next step would be to proceed with our due
diligence of the property. One of the first steps as part of our due diligence would
be to have a survey of the property completed after which our design and
engineering department will prepare a detailed site and building plans for your
review. We currently have a signed agreement to purchase the property. This
agreement has a few contingencies the first of which is this approval of the
location and orientation of the building and parking.
We have been supplied with and reviewed your Downtown Plan & Design
Guidelines. We have attempted to meet or exceed as many of the suggested
design guidelines as possible. We would like to bring the following points to your
attention where we feel we have met these guidelines.
• Building is oriented to the street with fully articulated street fagade
based on traditional storefront (doors and display windows alongside
walk.
• The front fagade has unique design.
• Awnings are provided on four sides
• Building design elements are brick with cornice elements.
• Entrance oriented to side with side parking. Entry has good
pedestrian access and visibility from street.
• Building walls along street side contains significant windows.
• Access to delivery area provided to rear side, not visible to Hwy 61.
• Sidewalk added along 147th Street
• Building designed with "four-sided architecture" with the same
quality -materials on all sides.
• Facades articulated with a variety of materials, glazing:,' awnings, or
other details..
Sincerely,
Mark Wold
Site Acquisition Coordinator
O'Reilly Auto Parts
6610 West Broadway Ave.
Brooklyn Park, MN 55428
Office #: 763-852-1503
Cell # 612-750-0646
I
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