IV.5. Approve Contract between the City of Hopkins and Asakura Robinson for a Business Improvement District and Historic Feasibility Study; YoungquistCITY OF HOPKINS, MN
Business Improvement District
and Historic Designation
Feasibility Study
ASAKURA ROBINSON
400 S 4th Street, Suite 401-225, Minneapolis, MN 55415 | 612.702.2453 | www.asakurarobinson.com
Downtown Hopkins
ASAKURA ROBINSON COMPANY
400 South 4th Street, Suite 401-225
Minneapolis, MN 55415
612.702.2453 www.asakurarobinson.com
August 7, 2019 Proposal
Jan Youngquist
City of Hopkins
1010 1st Street South
Hopkins, MN 55343
Re: Downtown Hopkins Business Improvement District and Historic Designation Feasibility Study
Asakura Robinson (AR) is pleased to submit this proposal to assist the City of Hopkins in the initial
assessment and community organizing of the feasibility of the establishment of a Business Improvement
District and a historic district designation for Downtown Hopkins. We are passionate about the
opportunities for business owners and landowners to take a greater role in placemaking within their
districts and in the importance of local, small businesses to vibrant, walkable, and livable communities.
Our experience has included working directly for Business Improvement Districts, Tax Increment Districts,
Commercial Land Trusts, Redevelopment Authorities, Special Service Districts, and Merchants
Associations on the development of strategies, actions and budgets for placemaking, land use,
transportation and public realm improvements, and working directly with cities to build the capacity of
these stakeholders to form associations. Our recent experience has included work with the City of Austin,
Texas’ Economic Development Department in the establishment of new merchants associations and the
development of “District Strategies” and work with the City of St. Louis Park in developing a small area
plan and assisting in the establishment of a merchants association for the Walker Lake District. We believe
our scope of work, developed below, will assist the City of Hopkins in establishing a foundation for a
potential BID in Downtown Hopkins.
A.Scope of Work
AR will work with the City of Hopkins in the development of a Downtown Hopkins Business Improvement
District and Historic Designation Feasibility Study
Task I: Business Survey
1.Utilizing initial mapping and information from the City of Hopkins and the Hopkins Business
and Civic Association, the AR team will develop an initial survey to gather information
regarding the businesses operating in the proposed district.
2.AR will develop a hand-out explaining the goals, timeline and process of the study
3.AR will conduct a door-to-door outreach with a goal of surveying at least 60% of area
businesses. Contact info will also be acquired for area businesses and interest in
participation will be gauged.
Deliverable: Handout, Survey Results Summary
Task II: Mapping, Process Examination, Potential Funding Opportunities
1.Utilizing initial research and the results of the survey, AR will develop maps that can be
utilized to establish the case for a business improvement district or historical designation
2.Utilizing property tax information provided by the City of Hopkins, AR will assess the
potential annual budget of a BID.
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ASAKURA ROBINSON COMPANY
400 South 4th Street, Suite 401-225
Minneapolis, MN 55415
612.702.2453 www.asakurarobinson.com
3.Utilizing best practices research, AR will provide a summary of the potential activities of a
BID and of funding opportunities related to a historic district.
4.AR will develop a pros and cons summary for both the establishment of a BID and of a
national historic district.
Deliverable: Memo summary of findings, presentation for stakeholders
Task III: Initial presentation for land and business owners
1.AR will host an initial meeting for interested parties. The initial meeting agenda will consist
of a presentation of the phase I and II findings, and facilitated workshop activities to work
with land and business owners to establish desirable activities for a potential BID and/or
Historic District.
2.City of Hopkins will be responsible for meeting logistics, including meeting space, AV,
printing and food/snacks.
Deliverable: Meeting summary
Task IV: Focus groups/workshops
1.AR will host two focus groups/workshops over the course of two months to establish
potential leadership of a BID/Historic District, build the capacity of land and business owners
to participate, and establish initial focus areas for a new organization.
Deliverable: Meeting notes
Task V: Downtown Hopkins Business Improvement District/Historic Designation Feasibility Study
1.AR will combine all deliverables into a final report with recommendations for next steps for
the City of Hopkins
Deliverable: Final Report
B.Potential Second Phase Opportunities
The Feasibility Study will be conducted with the assumption that one or more of the following may be
undertaken as a second phase of this project in order to make sure that the study establishes the proper
case for action and sets up the City and stakeholders for success.
●Development of required document for the establishment of a state or national historic district
designation
○Develop/ update historic design guidelines
●Organizing and establishment of a Business Improvement District, including an initial five year
plan
●Development of a Downtown Master Plan
●Commercial Affordability Strategy
C.Project Schedule
Project schedule is anticipated to commence at a time agreed upon mutually by the City of Hopkins
and Asakura Robinson, not later than January 31, 2020 and is expected to be completed within
twelve (12) weeks, assuming one-week period for client review at each project phase.
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ASAKURA ROBINSON COMPANY
400 South 4th Street, Suite 401-225
Minneapolis, MN 55415
612.702.2453 www.asakurarobinson.com
D.Compensation
Task I Business Survey $ 3,597
Task II Mapping, Process Examination, Potential Funding Opportunities $ 6,090
Task III Initial presentation for land and business owners $ 1,344
Task IV Focus groups/workshops $ 1,764
Task V Final Study $ 2,250
Reimbursable Expenses (NTE)$ NA
Total $ 15,045
Fees and reimbursable costs shall be a maximum not-to-exceed and billed monthly as a percentage of
work completed or actual costs for additional services and reimbursable expenses as defined herein.
Work performed as part of this proposal will be in accordance with the following approved rates:
Reimbursable expenses are expenditures for the project made by AR in the interest of the project.
Reimbursable expenses include, but are not limited to travel expenses, costs of printing and
reproduction, postage, services of professional consultants which cannot be quantified at the time of
contracting, and other, similar project–related expenditures.
E.Exclusions to Scope of Services and Additional Services
The following services are also excluded from scope:
1.Hosting of any website, MailChimp account, or other online resource, including social media;
direct email blasts, online forums, or media advisories or press releases.
2.Attendance at Boards and Commissions meetings and/or City Council and City Council
Committee meetings, other than as outlined in the scope above.
3.LEED, SITES, or similar ratings systems documentation and accreditation.
4.Architectural services related to existing buildings.
5.Transportation engineering services or traffic control plans.
6.Preliminary engineering reports.
7.Additional services including but not limited to:
a)Work requested and or authorized by the Client not defined in the ‘Scope of Work’
or revisions and changes to Client approved drawings and the preparation of
alternatives or change orders requested by the Client.
b)Models, special renderings, promotional photography, special printing, special
equipment, special printed reports or publications, maps, and documents
requested by the Client.
Client shall provide the following information as required for performance of the work. AR assumes no
responsibility for the accuracy of such information or services and shall not be liable for errors or
omissions therein. Should AR be required to provide services in obtaining or coordinating
compilation of this information, such services shall be charged as additional services.
1.GIS files and data, including taxation data
2.Meeting logistics
3.Printing
4.Timely review of deliverables
Hourly rates for Additional Services can be provided on request.
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ASAKURA ROBINSON COMPANY
400 South 4th Street, Suite 401-225
Minneapolis, MN 55415
612.702.2453 www.asakurarobinson.com
E.Jurisdiction and Termination
TERMINATION - If the Client should decide to terminate this Agreement, he or she shall give AR seven (7)
days written notice and shall pay for all services rendered to the date of termination. AR reserves the
right to terminate this contract upon fifteen (15) day notice if any amount billed to client is greater
than ninety (90) days past due.
We appreciate your consideration of our firm, and we look forward to working with you. If this proposal
meets your approval, please sign and return one (1) copy to our office at your earliest convenience.
Yours truly,
___________________________________________
Keiji Asakura, Principal Name:
Asakura Robinson Company LLC City of Hopkins
Date: August 7, 2019 Date______________________________________
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Zakcq Lockrem Kadence Hampton Gwen Jenkins
$210.00)hours $81.00)hours $60.00)hours ALL hours
1. Business Survey $315)1.5 $162)2 $3,120)52 $3,597)55.5 Task Total
1.1 Develop Survey $210)1 $81)1 $0)0 $291)2
1.2 Develop Handout Materials $105)0.5 $81)1 $120)2 $306)3.5
1.3 Conduct Outreach $0)0 $0)0 $3,000)50 $3,000)50
2: Mapping, Process Examination, Potential Funding Opportunities $1,470)7 $1,620)20 $3,000)50 $6,090)77 Task Total
2.1 Mapping $420)2 $324)4 $1,200)20 $1,944)26
2.2 BID Budget Proposal $420)2 $324)4 $0)0 $744)6
2.3 BID Activity Proposal $420)2 $324)4 $1,200)20 $1,944)26
2.4 BID Proposal Summary $210)1 $648)8 $600)10 $1,458)19
3: Initial presentation for land and business owners $420)2 $324)4 $600)10 $1,344)16 Task Total
3.1 Stakeholder Presentation $420)2 $324)4 $600)10 $1,344)16
4: Focus groups/workshops $840)4 $324)4 $600)10 $1,764)18 Task Total
4.1 Focus Group #1 $420)2 $162)2 $300)5 $882)9
4.2 Focus Group #2 $420)2 $162)2 $300)5 $882)9
5: Final Study $840)4 $810)10 $600)10 $2,250)24 Task Total
5.1 Final Recommendations Report $840)4 $810)10 $600)10 $2,250)24
Totals $3,885)18.5 $3,240)40 $7,920)132 $15,045)190.5 Totals
FEE PROPOSAL
ABOUT
Asakura Robinson is a planning, urban
design, and landscape architecture
firm which strengthens environments
and empowers communities through
innovation, engagement, stewardship,
and an integrated design and planning
process.
Founded in 2004 by Keiji Asakura and Margaret Robinson,
the firm has built a solid reputation for sustainable design
solutions and design excellence. We strive to assist visionary
clients to spur positive change through a collaborative design
process. We focus on engaging communities in ever more
diverse project contexts while maintaining a high level of
creativity and collaboration in every endeavor.
Three key values inform all of our work: interaction,
diversity and innovation. We value the ability of the public
to participate in our projects, creating places that encourage
social interaction, and our staff’s deep engagement in
our communities. We value our diverse workplace and
communities and seek to optimize existing community-based
and ecological resources. Finally, we value creativity in our
processes, materials, technology, collaborations, approach,
and design palette.
50+
PROFESSIONAL
AWARDS
in Planning & Design
LSU TOP 100
Fastest Growing
Business - 2014, 2015,
2016, 2018
15
YEARS
in Business
45+
LEED/LID
Certified Projects
CONTACT
400 S 4th Street
Suite 401-225
Minneapolis, MN 55415
(612) 702-2453
FIRM SIZE
Administrative 5
Landscape Architects 7
Project Managers 6
CAD Technicians 6
Planners 4
Urban Designers 1
Total 29
OFFICES
Austin, TX
Houston, TX - Headquarters
Minneapolis, MN
New Orleans, LA
landscape architecture
urban design + planning
firm wide experience
OUR REACH
EDUCATIONMaster of Urban Planning, Harvard University Graduate School of Design
Bachelor of Science, Urban Affairs, Boston University
CERTIFICATIONSAmerican Institute of Certified Planners, (#027316)
PROFESSIONAL AFFILIATIONSAmerican Planning Association
Harvard University Graduate School of Design, Alumni Council
Austin Pedestrian Advisory Council, Alternate, 2015-2017
Houston/Harris County Obesity Prevention Collaborative Steering Committee, 2012-2014
Next City Vanguard, 2015
RECENT TEACHING / SPEAKING
ENGAGEMENTS2018 APA National Conference, “Planning Gulf Coast and Texas Downtowns”
2017 APA National Conference, “The Arts in Planning Context”
2017 New Partners for Smart Growth, “A Tale of Two Land Banks”
2016 ASLA National Conference, “Helping Communities Access Vacant Land”
2016 Japanese Landscape Architects Union
2016 APA Louisiana Conference “Redirecting Markets to Realize Community Visions” and “Vacant Land: Empowering Stakeholders, Creating Opportunities”
2017 New Partners for Smart Growth, “A Tale of Two Land Banks”
2016 ASLA National Conference, “Helping Communities Access Vacant Land”
2016 Texas Trails and Active Transportation, “Temporary Wayfinding” Tactical Signage in East Downtown”
2016 Japanese Landscape Architects Union
EXPERIENCE
SMALL AREA PLANNINGHistoric Walker Lake Small Area Revitalization Plan, St. Louis Park, MN
Deer Springs Livable Centers Study, City of North Las Vegas, NV
Homewood Comprehensive Community Plan, Pittsburgh, PA
Connect Communities Gulfton/Sharpstown Needs Assessment, Houston, TX
Plan Downtown, Houston, TX
South Central Waterfront Vision Framework, Austin, TX A G
Kashmere Gardens Livable Centers Study, Houston, TX
Fifth Ward/ Buffalo Bayou/ East End Livable Centers, Houston, TX
Washington Avenue Livable Centers Study, Houston, TX
Independence Heights Neighborhood Revitalization Plan, Houston, TX
My Bee Cave 2040 Comprehensive Plan Update, Bee Cave, TX
HOUSING & COMMUNITY DEVELOPMENTPittsburgh Vacant Lot Tool Kit, Pittsburgh, PA A
Galveston 2039 Vision Plan, Galveston, TX
Detroit Landscape Design and Process Standards, Detroit, MI
Soul-Y Austin District Visioning, Planning, and Design, Austin, TX
St. Louis Land Bank Assessment, St. Louis, MO
Housing NOLA Transit-Oriented Development Implementation Plan, New Orleans, LA
Zakcq Lockrem focuses on the experience of public space and the role of
movement through the city in shaping civic engagement and built form. As a
principal and the director of planning for Asakura Robinson, he brings over 15
years of broad project experience from the gulf coast, New England, California,
southeast and east Asia, Mexico, and West Africa working on issues from
transit planning to disaster recovery to affordable housing.
In addition, Zakcq develops cutting-edge public participation strategies to build
the capacity of project stakeholders. He is a co-founder of Social Agency Lab,
a collaborative of urban planners and designers who engage in public art and
creative urban interventions. Zakcq is one of the 2015 Next City Vanguard, a
group of 40 urban thought leaders under 40 and is a sought after speaker on
urban topics.
E. Buffalo Bayou Real Estate Plan, Houston, TX
Fifth Ward TIRZ Expansion Project, Houston, TX
Community Transformation Initiative, Houston, TX
Homeless Service Area Public Realm Plan, Salt Lake City, UT *
TRANSPORTATIONHouston Bike Plan, Houston, TX A
New Orleans RTA Strategic Mobility Plan, New Orleans, LA
METRO Transit System Reimagining, Houston, TX
METRO Bike & Ride Access & Implementation Plan, Houston, TX
URBAN DESIGNCongress Avenue Urban Design Initiative, Austin, TX
Fifth Ward Pattern Book, Houston, TX
Lower Washington Avenue Pattern Book, Houston, TX
Magnolia Transit Center ReDesign, Houston, TX
Southern Downtown/CBD Public Realm Plan, Houston, TX
URBAN ECOLOGYHarris County Precinct 1 Park Smart, Houston, TX
Landa Park & Arboretum Master Plan, New Braunfels, TX
Willow Waterhole Public Access Plan, Houston, TX A
* Previous Firm Experience
A Award Winning / G Green Infrastructure
ZAKCQ LOCKREM, aicp
MANAGING PRINCIPAL | DIRECTOR OF PLANNING
CONTACT
612.702.2453
kadence@asakurarobinson.com
EDUCATION
Master of Urban and Regional Planning, University of Minnesota
Bachelor of Science, Environmental
Science and Policy, St. Edward’s University
PROFESSIONAL AFFILIATIONS
American Planning Association, Member
Association of Pedestrian and Bicycle
Professionals (APBP), Member
AWARDS & RECOGNITION
Jemberg Award, Humphrey School of
Public Affairs, 2014
Scholarly Excellence in Equity and
Diversity (SEED) Award, University of
Minnesota, 2013
EXPERIENCE
SMALL AREA PLANNING
Historic Walker Lake Revitalization Plan,
St. Louis Park, MN
Minneapolis 2040 Comprehensive Plan
Community Engagement, Minneapolis,
MN*
TRANSPORTATION PLANNING
Southeast Houston Mobility Study, Houston, TX
Huntsville Active Transportation Plan,
Huntsville, TX
MnDOT Safe Routes to School (SRTS)
Planning Assistance, Minnesota*
Oak Creek Safe Routes to School, Oak Creek, WI*
Nice Ride Minnesota Outreach Team, Minneapolis & St. Paul, MN*
Green Line (Southwest) LRT
Environmental Impact Statements,
Minnesota*
* Previous Firm Experience
A Award Winning / G Green Infrastructure
Kadence Hampton is an urban planner from Austin, Texas who is interested
in active transportation, sustainable community development, and inclusive
community engagement processes. She completed her master’s degree in
urban and regional planning at the University of Minnesota’s Humphrey School
of Public Affairs in 2014 and has since worked in a variety of non-profit, public,
and private sector roles, primarily facilitating outreach and engagement efforts
around transit lines, bicycle and pedestrian projects, and comprehensive plan
updates. Originally from Austin, Kadence received her B.S. in Environmental
Science and Policy from St. Edward’s University and is especially passionate
about the intersections between regional equity, environmental justice,
and meaningful community-driven engagement strategies. Outside of her
professional work, Kadence is an avid year round bicycle commuter, races
both track and cyclocross, and volunteers with a local chapter of Little Bellas
to support young girls in reaching their goals through mountain biking and
mentorship.
KADENCE HAMPTON
PLANNER
The City of St. Louis Park is leading a process with
the local community and business representatives
to create a small area revitalization plan and design
guidelines for investment and activation within the
Historic Walker Lake business district. The project
seeks to enhance the character and vibrancy of
Historic Walker Lake while preserving the scale,
affordability, and allowed uses as reinvestment and
reactivation opportunities arise.
Asakura Robinson led a small area planning
process focused on the business community and
implementing initiatives from a large number
of previous planning processes. With a lofty
engagement goal, the team developed special
outreach strategies for the business community.
The project has resulted in a small area plan
that addresses the challenges facing small
businesses including development pressure,
incompatible zoning standards, aging buildings,
poor connectivity, opposing use patterns, and
robust parking requirements. The initiative’s focus
on implementation has created a plan that starts
working for the community before the plan was even
released.
LOCATION
St. Louis Park, MN
OWNER/ CLIENT
City of St. Louis Park
Jennifer Monson, AICP
Project Manager / Planner
(952) 928-2841
jmonson@stlouispark.org
SERVICES PROVIDED
Urban Planning
Public Engagement
SCHEDULE
11/2018 - 04/2019
COST
$ 50,000
KEY PERSONNEL
Zakcq Lockrem, aicp
Principal-in-Charge /
Project Manager
Abigail Phillips, pla
Senior Designer
Meghan Skornia, aicp
Planner
Kadence Hampton
Planner
ST. LOUIS PARK, MN
Historic Walker Lake Revitalization Plan
Austin is experiencing rapid transformation with
demographic shifts and population growth. With
over 80% of Austin businesses employing under 20
people, these economic conditions have presented
a unique opportunity and challenge for Austin’s
strong small business community. Recognizing
the significance of and role that business districts
play in creating socially and economically healthy
neighborhoods, the City of Austin launched Soul-y
Austin Business District Incubator to shepherd
well-defined commercial areas into developing
self-sustaining merchant associations, with
targeted education and support services. The
program offers services to an organized business
group to enhance and support the small, local
businesses that have defined the soul of Austin
Asakura Robinson is contracted to complete work
on four of these districts: East Cesar Chavez, North
Lamar, East 21th Street, and South Congress.
Outreach for this project is specific to the needs
of the business community: flexible hours, making
the case for planning, and inclusive of employees
and stakeholders. The strategy includes individual
interviews, open house meetings, SWOT analysis,
and implementation strategy brainstorming.
Concerns are often similar across the districts:
concerns of district identity, rising rents and
property taxes, and loss of their local customer
base. Business often want to enhance the public
realm through sidewalk enhancements and
traffic calming measures, and hope to support
each other’s businesses through group discounts
programs or weekend events that promote
neighboring businesses.
LOCATION
Austin, TX
CLIENT / OWNER
City of Austin, Economic
Development Department
Nicole Klepadlo
Redevelopment Project
Manager
301 W. 2nd Street,
Suite 2030
Austin, TX 78701
(512) 974-7739
nicole.klepadlo@
austintexas.gov
YEAR & LENGTH
2016 - 2019
FEE
$ 90,000
KEY PERSONNEL
Zakcq Lockrem, aicp
Principal-in-Charge /
Project Manager
Alexandra Miller, aicp
Principal Planner
Meghan Skornia
Project Planner
Brianna Frey
Project Planner
SERVICES PROVIDED
Urban Planning
Public Engagement
The resulting plan for each business district includes
district visioning, planning, and design scenarios
aimed at building capacity, harnessing a vision for
the business districts, and forming an organizational
structure that provides stability through the
formation of a merchants association. The results are
a unified vision and a business strategy document
that details the district’s goals, needs, and action
items that will benefit all the businesses within the
district.
CITY OF AUSTIN
SoulY Austin
District Visioning, Planning, and Design
CONTACT
400 S 4th Street, Suite 401-225
Minneapolis, MN 55415
ZAKCQ LOCKREM, aicp
zakcq@asakurarobinson.com
612.702.2453
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION 2019-074
RESOLUTION APPROVING CONTRACT BETWEEN THE CITY OF HOPKINS AND
ASAKURA ROBINSON FOR A BUSINESS IMPROVEMENT DISTRICT AND
HISTORIC DISTRICT FEASIBILITY STUDY
WHEREAS, the City of Hopkins views downtown as the economic and social center of the
community; and
WHEREAS, the City has made strategic investments to support local businesses and keep
downtown vibrant;
WHEREAS, Business Improvement Districts have been identified as a means of supplementing
and enhancing public investments in local business districts,
WHEREAS, the environmental review process for Southwest Light Rail identified that the
Hopkins Commercial Historic District (800-1000 blocks of Mainstreet) is eligible for listing in
the National Register of Historic Places; and
WHEREAS, designation of the Hopkins Commercial Historic District on the National Register
of Historic Places could provide opportunities to access historic preservation funds, which would
allow the restoration, preservation, and protection of the buildings that make downtown unique
and attractive; and
WHEREAS, the City wishes to engage with local business and property owners to gauge the
support for and feasibility of establishing a Business Improvement District and Historic
Designation; and
WHEREAS, the City has received a proposal from Asakura Robinson to conduct a Business
Improvement District and Historic District Feasibility Study,
NOW THEREFORE BE IT RESOLVED, that the City Council hereby approves the Contract
between the City of Hopkins and Asakura Robinson for a Business Improvement District and
Historic District Feasibility Study for execution.
Adopted by the City Council of the City of Hopkins this 17th day of September, 2019.
By:___________________________
Jason Gadd, Mayor
ATTEST:
____________________________
Amy Domeier, City Clerk