08-744Council File #
Green Sheet # jp5 415
F'resented by
_ _..1--
Approval of �ctoria Park MasterPian Modification for Mississippi Market
3 WHEREAS, Mississippi Market, File No. OS-084-099, has applied for a major modfication of the Victoria Park
4 Master Pian for Lot 1 Block 8 to change the designation on property located at 782 Hathaway Street, PfN
5 142823210049, from condominiums and rental apartments to retail under the provisions of Section 66.345 of
6 the Saint Pau1 Legislative Code; and
8 WHEREAS, on June 19, 2008, the Zoning Committee of the Saint Paul Planning Commission held a public
9 hearing on ihe major plan modification request and, based on the evidence presented at the public hearing,
10 recommended approval of the modification; and
11
12 WHEREAS, on June 27, 2008, the Saint Paul Planning Commission, based upon the recommendation of the
13 Zoning Committee, made the following findings of fact as set forth in Planning Commission Reso{ution No. O8-
14 31:
15 1. Mississippi Market has applied for a major master pian modification to allow for a full-service
16 naturai foods store with approximately 6,900 square feet of retail and a footprint of 9,541 square
l7 feet. This store will replace the existing store at RandolphlFairview.
18 2. Plate 7 Building Type in the Vicforia Park Masfer P/an currently shows condominiums and rental
19 apartments on the proposed grocery store b4ock.
zo 3. The TN3 regulations aliow for the modification of a master plan. The Planning Administrator has
21 determined that a change in building type from condominiums and rental apaRments to retail
22 constitutes a major plan modification.
23 4. Plate 6 General Land Use Areas in the Victoria Park Master Plan indicates this block as part of the
24 "Mixed Use" edge af the urban viilage. The Mixed Use area runs along W. 7`" and Otto, and is
25 intended as a transition between the Mixed Residential core of Victoria Park and the
26 predominantly commercial corridor along W. 7` Street.
z� 5. Development of the subject block as retail responds to its {ocation on a major commercial corridor
zs with high-frequency transit service.
29 6. The proposed change in building Yype is consistent with the overall vision of the Victoria Park
3o Master Plan, which is of a"pedestrian-friendfy, transit-oriented community that provides a range of
31 housing choices and prices; a new neighborhood park; a system of connected neighborhood
32 streets for bicycles, pedestrians and cars; and an improved connection to the Mississippi River"
33 (page 2).
34 7. The proposed change in building type is consistent with the general intent of the Fort Road
35 Development Plan (adopted by the City Council in 2005), which envisions new retail and office
36 uses along W. 7` at the Otto Avenue node. The Plan is based in the principles of Traditional
3� Neighborhood Development, which include a mix of commercial and residential uses on major
38 transit streets and corridors (page 2 of the Plan Summary). The Plan specificaily recommends
39 new commercial and office development on the river side of W. 7` Street (page 9 of the Plan
4o Summary).
" RESOLUTION
�IpY`OF SAINT PAUI., MINNESOTA � fp
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41 8. The proposed change in building type is consistent with the overall vision of the Brewery-Ran-View
42 Smali A�ea Pian (adopted by the City Councii in 2000). The Plan recommends that the urban
a3 vi�lage site be developed with a mix of residential and commercialloffice uses, and specificaily
44 recommends the foilowing:
b8-7 ��
1 "Neighborhood-scafe commerciai/office uses shoutd be constructed on W. 7'" Street in a
z pattern similar to that in the surrounding commercial area." (page 2 of the Pian Summary)
3 9. The proposed change in building type is consistent with the overall vision of the Land Use Pian
4 chapter of the Comprehensive Plan. Objective 6.5 addresses the W. 7'" Street (Riverview)
5 Corridor. Policy 6.5.2 states:
6 "A primary goal of redevelopment planning for the Riverview Corridor is transit-oriented
� development. The mix of land uses, densities and site plan arrangements should augment
8 the ridership base and make riding public transit an attractive option."
4 10. The proposed change in building type wi41 not be detrimentai to future development in the urban
10 village. In fact, development of Mississippi Market on this long-vacant b4ock will keep development
11 of the Victoria Park Urban Village on track in a slow housing market, help restore faith in the larger
�2 urban village as a viab{e neighborhood, work towards provision of a mix of uses in the urban
�3 village, and provide a vafuable neighborhood service; and
14
15
16
17
18
19
20
21
22
23
24
WHEREAS, on June 27, 2008, the Planning Commission, based on these findings of fact, voted to recommend
to the City Council approval of the application of Mississippi Market for a major modification of the Victoria Park
Master Plan;
NOW, THEREFORE, BE IT RESOLVED, that the City Councif adopts as its own the findings of the Planning
Commission as contained in Planning Commission Resolution No. 08-31, and approves the application of
Mississippi Market for a major modification of the Victoria Park Master Plan to change the designation of Lot 1
Block 8 from condominiums and rental apartments to retaii.
Bostrom
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DepartmenUo�celcouncil: Date Initiatetl:
PE - Pianning&EconomicDevelopment a3-���-08 , G r ee n Shee NO: 3056
Contact Person 8 Phone: � Deuartment Sent To Person InitiallDate
W cy Thompson � 0 �Planoine & Economic Developme� ___ (�
2666578 ' �
Assign 1 PlanniuZ&EconomicDeveiopme� DeoartmeutDirecto
Must Be on Council Agenda by (Date): Number p CiN Attornev CiN Attornev �-Q '°�
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E-Docume�t Required: N , ' - i
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Total # of Signature Pages _(Clip All Locations for Signature)
� Adopt a resolurion approvmg a ma}or modificarion of the Victoria Park Master Plan to change the designation of Lot 1 Block 8 from �,
condominiums and rental aparhnents to retail. �
i
', Rxommendations: Approve (A) or Reject (R): � Personal Service Contracts Must Answer the Following Questions: �
i
_�___ Planning Commission I '
i 7. Has this personffirm ever worked under a contract for this department? ��
CB Committee j Yes No �
CivilService Commission j 2. Has this personffirm ever 6een a city employee? �
i Yes No i
� �� 3. Does this person/firm possess a sk01 noi normaliy possessed by any I
I curreM ciry employee? �
� Yes No �
I Explain all yes answers on separate sheet and attach to green sheet j
' INtiating Problem, Issues, Opportunity (Vliho, What, When, Where, Why):
Mtssissippi Ma�ket applied foL a major modification of the Victoria Pazk Mastex P1an to alLow fox a change in designation for the
block bounded by W. 7th, Perlman, Adrian and Thurston streets from candaminmms and rental aparhnents to retaaL The Zoning
� Committee of the Planning Commission held a public hearing on Tune 19, 200&. Based on avidence presented at the purlie heazing,
' the Zoning Committee recommended approval to the full Planning Commission. On 7une 27, 2008, the Planning Commission adopted
Resolution OR-3 ] recmnmending [o the Ciry Council approval of the major plan modification. The 60-day rule requires a decision by
the Ciry Council by July 28, 2008.
Advantages If Approved: '
The Victocia Park Master Plan designarion foi the block wil( correspond to the pioposed use, allowing Mississippi Matket to proceed �
(pending approval oi variances from certain TN3 dimensional and desrgn standards). �
i
Disadvantages If Approved:
None.
Disativantages if Not Approved:
Miss�ssipp� Mazket wil( �ot be able to proceed on this site.
Transaction:
Funding Source:
Fi nancia l Information:
(Explain)
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CosURevertue Budgeted:
Activ'tty Number.
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July 3, 2008 11:53 AM Page 1
city of saint pauf
pianning commission resoiution
fi(e number o8-s,
date June 27 2008
6 �-��f�
WHEREAS, Mississippi Market, File # 08-084-099, has applied for a major modification of Victona Park
Master Plan for Lot 1 Block 8 to change the designation from condominiums and rentaf apartments to
retail under the provisions of §66.345 of the Saint Pauf Legislative Code, on property located at 782
Hathaway Street, Parcei Identification Number 142823210049, legally described as VIC70RIA PARK
LOT 1 BLK 8; and
WiiEREAS, the Zoning Committee of the Planning Commission, on June 19, 2008, held a pubiic hearing
at which all persons present were given an opportunity to be heard pursuant to said appiication in
accordance with the requirements of §61.303 of the Saint Paul Legislative Code; and
WHEREAS, the Saint Paul Pianning Commission, based on the evidence presented to its Zoning
Committee at the public hearing as substantialiy reflected in the minutes, made the following findings of
fact:
1. Mississippi Market has applied for a major master pian modification to allow for a fuli-service
naturaf foods store with approximatefy 6,900 square feet of retail and a footprint of 9,541 square
feet. This store will replace the existing store at RandolphlFairview.
2. Plate 7 Suilding Type in the Victoria Park Master Plan currently shorvs condominiums and rental
apartments an the proposed grocery store block.
3. Mississippi Market has also applied for a series of variances from TN3 regulations and design
standards, ineiuding FloorArea Ratio, building height, parking maximum and location, and design.
These are being addressed in a separate staff report.
4. The TN3 regulations aliow for the modification of a master plan. 7he Planning Administrator has
determined that a change in building type from condominiums and rental apartmen#s to retail
constitutes a major plan modification.
5. Plate 6 General Land Use Areas in the Victoria Park Master Plan indicates this block as part of
the "Mixed Use" edge of the urban village. The Mixed Use area runs along W. 7 t " and Otto, and
is intended as a transition between the Mixed Residentiaf core of Victoria Park and the
predominantly commercial corridor along W. 7'" Street.
6. Development of the subject block as retail responds to its location on a major cammercial corridor
with high-frequency transit service.
7. The proposed change in building type is consistent with the overa{I vision of the Vicforia Park
Master Plan, which is of a"pedestrian-friendly, transit-oriented community that provides a range of
housing choices and prices; a new neighborhood park; a system of connected neighborhood
streets for bicycfes, pedestrians and cars; and an improved connection to the Mississippi River"
(page 2). �
moved by
secor�ded
Morton
by
in favor 11 to approve (1 abstention Smitten)
against 41Barrera.Neison Spauldinq,lNard)
o�-��N
8. The proposed change in building type is consistent w+th the general intent of the Fort Road
Development Plan (adopted by the City Council in 2005), which envisions new retail and
office uses aiong W. 7"' at the Otto Avenue node. The Pian is based in the principles of
Traditional Neighborhood Development, which inc(ude a mix of commercial and residential
uses on major transit streets and corridors (page 2 of the Plan Summary). The Plan
specificalty recommends new commercial and o�ce development on the river side of W.
7"` Sireet (page 9 of ihe Plan Summary).
9. The proposed change in buiiding type is consistent with fhe overaif vision of the Brewery-
Ran-View Smal/ Area Plan (adopted by the City Councit in 2000). The Plan recommends
that the urban viilage site be developed with a mix of residential and commerciaUoffice
uses, and specificaNy recommends the following:
"Neighborhood-scale commerciai/office uses should be constructed on W. 7 th Street in a
pattern similar to that in the surrounding commercial area." (page 2 of the Plan Summary)
10. The proposed change in buifding type is consistent with the overall vision of the Land Use
Plan chapter of the Comprehensive Pian. Objective 6.5 addresses the W. 7`" Street
(Riverview) Corridor. Policy 6.5.2 states:
"A primary goal of redevelopment planning for the Riverview Corridor is transit-oriented
de,veiopment. The mix of land uses, densities and site plan arrangements shouid
augment the ridership base and make riding pubiic transit an attsactive option."
11. The proposed change in building type will not be detrimental to future development in the
urban village. in fact, development of Mississippi Market on this long-vacant biock will
keep development of the Victoria Park Urban ViNage on track in a slow housing market,
help restore faith in the larger urban village as a viable neighborhood, work towards
provision of a mix of uses in the urban viliage, and provide a vaivabfe neighborhood
service.
NOW, THEREFORE, BE IT RESOLVED, that the Saint Pau! P4anning Commission, under the authority of
the City's Legislative Code, recommends approval of the appiication of Mississippi Market for a major
modification of the Victona Park Masfer Plan to change the designation of Cot 1 Biock 8 from
condominiums and rentai apartments to retail at 782 Hathaway Street
ZONING COMMITTEE STAFF REPORT IYS�?�
1. FILE NAME: Mississippi Market FILE # 08-084-099
2. APPLICANT: Mississippi Market HEARING DATE: dune 19, 2008
3. TYPE OF APPLICATION: Master Pfan Modification
4. LOCATION: 782 Hathaway Street (block bounded by Hathaway, Adrian, Periman and W. 7�'
sireets)
5. PlN 8� IEGAL DESCRIPTION: 142823210049, VICTORIA PARK LOT 1 BLK 8
6. PLANNING DISTR{CT: 9
PRESENT ZONING: TN3(M)
7. ZONING CODE REFERENCE: §66.345(c)
8. STAFF REPORT DATE: June 10, 2008 BY: Lucy Thompson
9. DATE RECEIVED: May 29, 2008 60-DAY DEADLINE FOR ACTION: July 28, 2008
A. PURPOSE: Modification of the Vicforia Park Master Plan to change the designation of Lot 1 Biock 8
from condominiums and rental apartments to retail.
B. PARCEL SIZE: 53,776 square feet (1.23 acres). Block has approximately 220 lineai feet along W.
7�' Street.
C. EXISTING LAND USE: Vacant
D. SURROUNDING LAND USE:
North: Multi- and single-family residential, liquor store (zoned RM2)
East: Apartment building (Phase I of Shofom Campus), Rossy and Richard Shafler Family
$holom East Campus (graduated care living facility under construction). Zoned TN3(M}
South: VaCant
West: Vacant commercial building, Crosby Lake Business Center (mix of office and light
industrial), multi- and single-family residential (zoned TN3 and 13)
E. ZONING CODE CITATION: §66.345(c) allows for modifications to master pians prepared as part
of a rezoning to TN3. Major plan modifications inciude, but are not limited to, changes of 10°l0 or
more in land area designated in a specific category, creation of a new public street or removal of a
public street segment, removal of a park or open space area, or addition or removal of an entire
block.
F. HISTORYlDISCUSSION: The Vicforia Park Master P/an was adopted by the Saint Paul City
Council in 2005, along with a rezoning to TIV3(M) for a portion of the Victoria Park Urban Village
site. A minor modification to the Master Plan was granted in 2007 to accommodate the Sholom
project to the east of the subject site (currentiy under construction).
G. DISTRICT COUNCIL RECOMMENDATION: The District 9 Council supports a major modification
of the Victoria Park Master Pian for Mississippi Market.
H. FINDINGS:
1. Mississippi Market has applied fos a major master plan modification to aliow for a fuil-
service natural foods store with approximately 6,900 square feet of retail and a footprint of
9,541 square feet. This store wiil repface the existing store at Randolph/Fairview.
2. Plate 7 Bu+lding Type in the Victoria Park Maste� Plan currently shows condominiums and
rental apartments on the proposed grocery store block.
3. Mississippi Market has also applied for a series of variances from TN3 regulations and
design standards, inciuding Floor Area Ratio, buiiding height, parking maximum and
location, and design. These are being addressed in a separate staff report.
4. The TN3 regulations ailow for the modification of a master pian. The Pianning
Administrator has determined that a change in buiiding type from condominiums and
rentaf apartments to retail constitutes a major plan modification.
5. Plate 6 General Land Use Areas in the Victoria Park Master Plan indicates this block as
part of the "Mixed Use" edge of the urban village. The Mixed Use area runs along W. 7�'
Zoning File # 08-084-099
Zoning Committee Staff Report
Page 2 of 2
b8 �'7�f �{
and Otto, and is intended as a transition between the Mixed Residentiai core of Victoria
Park and the predominantly commercial coRidor along W. 7`" Street.
6. Development of the subject biock as retail responds to its location on a major commerciai
corridor with high-frequency trans+t serv+ce.
7, The proposed change in buiiding type is consistent with the overall vision of the Victoria
Park Masfer Plan, which is of a"pedestrian-friendly, transit-oriented community that
provides a range of housing choices and prices; a new neighborhood park; a system of
connected neighborhood streets for bicycles, pedestr'tans and cars; and an improved
connection to the Mississippi River" (page 2).
8. The proposed change in building type is consistent with the general intent of the Fo�t Road
Development Plan (adopted by the City Council in 2005}, which envisions new retail and
o�ce uses along W. 7�' at the Otto Avenue node. The Plan is based in the principles of
Traditional Neighborhood Development, which include a mix of commercial and residential
uses on major trans+t streets and corridors (page 2 of the Plan Summary). The Plan
specifically recommends new commercial and office development on the river side of W.
7`" Street (page 9 of the Plan Summary).
9. The proposed change in building type is consistent with the overall vision of the Brewery-
Ran-View Sma!/ Area Plan {adopted by the City Council in 2000). The Plan recommends
that the urban village site be developed with a mix of residential and commercialloffice
uses, and specifically recommends the following:
"Neighborhood-scale commercialloffice uses should be constructed on W. 7`" Street in a
pattern similar to that in the surrounding commercial area." (page 2 of the Plan Summary)
10. The proposed change in building type is consistent with the overall vision of the Land Use
Plan chapter of the Comprehensive Plan. Objective 6.5 addresses the W. 7 Street
(Riverview) Gorridoc Policy 6.5.2 states:
"A primary goal of redevelopment planning for the Riverview Corridor is transit-oriented
development. The mix of land uses, densities and site pian arrangements should
augment the ridership base and make riding public transit an attractive option."
11. The proposed change in building type will noi be detrimental to future deveiopment in the
urban village. in fact, development of Mississippi Market on this long-vacant block will
keep development of the Victoria Park Urban Village on track in a slow housing market,
help restore faith in the larger urban village as a viable neighborhood, work towards
provision of a mix of uses in the urban village, and provide a valuable neighborhood
service.
STAFF RECOMMENDATION: Based on the above findings, staff recommends approval of a Major
Modification of the Victoria Park Master Plan to change the designation of Lot 1 Block 8 from
condominiums and rental apartments to retail.
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APPLICAITOIV FOR ZONING VARiAPiCE
Departmenf nJ'Safety and Irispectinns
200 Cammerce BuiTding
8 Fourth SL E
Soint Pau� MIV SSI07-7024
GeneraL 65I-266-9008
Fax: (65I) 266-9099
APPLICANT
PROPERTY
INFORNIATION
_' M1SSI55���
N � � Company
�%�;�y �� 622 Selby Avenue
A Saint Paul, Minnesota
C NATURALfOO�5C0-OP 55toa•aata DaytimePhone (oS/ 7/a�9G�
PropertyInterestufApplicant(owner,contractpurchaser,etc)�iG-rrv� /J��t`�w�, aG:.
Name of Owner (if different) �r;�/�o„ V. <
Phone
Address / Location
LegalDescription �/�� �aY�tt P4/' k �loc ,�- � � oln� 1 '
(attach additional shed i ecessary)
53 77a ;y��"'"�
Lot Size S.3 .$_ _. _ _ _ �. � ta -�_. Present Zoning ' Preseat Use (�L��
7 _��—
Proposed Use
Variance[s] requested:
Snpporting Information: Supply the necessary infom�ation that is applicable to your variance request, provide details regarding The
project, and explain why a vatiance is needed. DuplerJtciples convezsions may require a pro foima to be submitted. Attach additioaal
sheets if necessary.
����g��
Attachmenis as required: � Site Plan
� Attachments
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Applicant's
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NATURAL PQflDS CO-dP
Lucy Thompson, Senior Planner
City of St. Paul
1400 City Hall Annex
25 West Fourth Street
St. Paul, MN, S� 102
May 29, 2008
Deaz Ms Thompson,
�
�
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6� ���-�{
In eazly Apri] Mississippi Mazket submiYed a letter requesting a change to tne v iccoria i aric Ioiaster: :an, from `2�f:xed
Use, Condominiums & Rental Apartments" to "Retai] Use". We had signed our purchase agreement only the week prior,
and had not yet completed plans to the level of detail yow office needed to consider the change. Today we drapped off an
appiication £or a variance and change to the Master Plan to Paul Dubnriel in the zoning office. It is my understanding that
you would be able to consider the request for the Master Plan change and the zoning variances as a package. However T
hadn't realized the need to include anothez letter. Paul accepted my application and asked me [o email the letter to him.
As you know the Co-op signed a pnrchase a�reement with Brighton Victoria Park LLC fos a 53,775 square foot pazcel of
land that is bounded on the North by West 7 SIIeet, on the East by Peazlman, on the South by Adzian Street, and on the
West by Thurston Street. The legal descriptiQn of the property is "Lot 1, Block 8, Victona Park". We aze requestmg a
change to the Victoria Park Master Plan, from "Mixed Use, Condominiums & Rental Apartments" to "Retail Use".
Mississippi Mazket Natural Foods Co-op is a consumer owned and operated store serving St. Paul since 1979. We
speciallze in high quality natura] foods and related products, with an emphasis on local and organic foods. We have 8,600
meinber owners, 140 employees and will end this fiscal yeaz with approximately of $14,600,000.00 in sales. We presently
operate tcvo stores. Our Selby- Dale locaHon opened in April 1949, Our Randolph-Fairoiew stare which opened in 1991
will close after the West 7`� store opens.
We plan to build a full service natural foods store with appxoximately 6,900 squaze feet of retail and a footprint of just
under 10,000 squaze feet. The store will emphasize fresh foods—with excellent produce, cheese, bakery, meat and deli
depaztcnents. Our intention is to mclude a salad baz and hot bar in the deh, with both indoor and outdoor seating. The
generous lot size will allow us to set the building slightly back from Peazlman to allow for both outdoor sea4ng and
su�cient bike parking.
We aze awaze of the requiremenu for a multi-store building in the Master Pian and the TN3 zoning regulations. As T noted
in our application for the zoning variances, our Market Studies have indicated that the sales potentaal of the area would
support a store of the size we aze suggesqng. We are limited in what we can spend by how much revenue we will ulhmately
generate from the site. We do understand the need to have a building the fiu in with the neaz by streetscape and have
designed our store to give a sense of height, aad be architecturally inTeresring. We intend to build a store that incorporates
as many green design elements as we can affoxd, and we want it to be a stose that will be an lmportant part of the West 7
Fort Road community for years to come.
I would be happy to discuss this further with yeu. I can be reached at 651 310 9461.
ail� m ���
Ge al Manager
Mississippi Mazket �
Store and Administrative Offices: 622 Selby Ave, Saint Paul, MN 55104 • 651-310-9499 • Pax: 651-310-9498
Store: 181Q Randolph Ave., Saint Paul, MN 55104 • 651-690-0507 • Fax: 651-690-0144
MississippiMarket's ��� I �
APPLICATION FOR ZONL�TG VARIAtiCE Ai�'D REQUEST CHAi�'GE TO T'HE NIASTER PLAN
May 29, 2008
APPLICANT
I3ame: Mississippi Market Co-op, Inc
Address: 622 Selbv Avenue
St PauL MN 55104
651 310 9461
Property Interest of Applicant: We have sieued a purchase aereement for the�ro�erty.
Name of Owner: Brighton Victoria Pazk. LLC � I� 3 3°� I,2'"'°
PROPERTY INFORMATION
Address: SW quadrant of the corner of Pearlman aud West 7th
Lega1 Description: Victoria Pazk. Block 8. Lot 1
Lot size: 1.23 acres (53.579 square feetl Present Zoning: Mixed Use Condominiums & Rental
AuaRments
Present Use: vacant
Proposed Use: Retail i3se
Mississippi Market plans to build a 9,541 square foot building with approximately 6,600 square feet of retail
spaca on a 12 acre site on the SW quadrant of the comer of Pearlman and West 7th Street. We hope to close
on the property in mid-August and begin construc6on in the fall of 2008. If we run into delays, construction
could be postponed until the spring of 2009, or perhaps later.
We intend to construct a single story building that incoxporates sound green design practices and sound urban
design practices. The store will front W 7"' Street, and the large lot will allow room for a modest set-back
along Peazlmau to accommodate our desire for an outdoor patio area with deli seating. W e are designing the
building with an eye towazd accommodating a fuhzre 5,000 square foot expansion, should sales grow to a
point where more space would be needed.
The proposed new store will emphasize the perishable departments with a strong produce department, a meat
department and a service deli with seating inside and out. We will have expanded room for nur health and
body care department, as well as for our grocery, bulk, frozen foods and refrigerated grocery departments.
The store will be a welcoming commercial center contributing to the vitality of the communitg, a place
where neighbors can linger over a cup of tea when tbey are done with their shopping.
The cost of a second floor would add an undue financial burden to the proj ect as the co-ap has no need for
the space itself, and has no interest in managing tlie rental of commercial or residential property. A second
floor would make our project difficult to finance, and divert us from our area of expertise--opexating great
retail stores. We have had two market studies conducted. Both indicate that we could expect sales votumes to
support a store of the size we aze plauning, and to spend around $5 million. ff we spend much more than that
we wIll jeopazdize the financial health of the cooperative.
Although we don't want the added cost of a second floor, we recognize the need to have a building tbat fits
in well with the rest of the community, Our plans call for a building with an interior height of 14-I b feet, and
additional heigJit being provided by a faqade. (See elevation plan, attachment "A")
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CiTIZ£N PARTICIPATIO DIS7�ICTS
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CITIZEN PARTSCIPATION PLANNING RISTRICTS
1.SUNRAY-BAT7LECR�EK-HFGNWOOD
2.GRERTER EAST S.IBE �
3.WEST SIDE
4. DAYTON' S SItiFF
5.PAYNE-PHkLEN -
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17.NAMLINE-MIDWAY
12.ST. ANTHOCfY
13.MERRIAM PK.-LEXINGTON HAMLINE '
14..GROV€LAND=MACAIEST�R- �
15.HIGHLAND
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