Memo- Shady Oak Rd Reconstruction Update
,
Public Warks Department
Memorandum
To: Honorable Mayor and Members of the City Council
Copy:
Rick Getschow, City Manager
~
From:
Steven J. Stadler, Public Works Director
Date:
May 18, 2006
Subject:
Shady Oak Road Reconstruction Update
Background
Last spring and summer several public meetings and several joint Hopkins-Minnetonka
City Council Meetings were held to review and discuss concept roadway plan options.
These meetings culminated in an August 23, 2005 approval by both City Councils for a
preferred concept roadway plan. At the August 23 joint City Council meeting both City
Councils passed resolutions requesting that Hennepin County prepare a preliminary
layout based on the approved concept plan alignment. This approval was based on the
understanding that Hennepin County and the staffs of each city would continue to work
out the neighborhood concerns during preliminary design development.
Current status
Since that time, Hennepin County and its consulting engineer have been refining the
roadway plan in an effort to address neighborhood concerns, improve design features
and ultimately obtain preliminary layout approvals from both City Councils in July 2006.
City staffs are currently preparing to present the refined roadway layout to the
neighborhoods prior to seeking City Council approvals.
Neighborhood concerns
North segment (West Park Road/21st Avenue neighborhoods):
· Adequate buffer from the roadway
· 2nd Street/Shady Oak Road intersection function (safety and level of service)
· Drainage improvements to prevent future flooding of 2nd Street North
· Future land use between West Park Road homes and Shady Oak Road
.
South segment (Avenues north of Mainstreet and just east of Shady Oak Road):
. Adequate buffer from the roadway
. Cut-through traffic on 18th - 20th Avenues between Mainstreet and 1st Street N
. Future land use between 21st Avenue and Shady Oak Road
Responses to concerns:
. Adjustments to the previous alignment have left room for adequate buffering to
include berms, plantings and/or fencing. The consultant has not finished
developing the illustrated cross sections to show the buffering in more detail but
they will be ready for the upcoming public meetings
. The consultant is completing a detailed traffic/safety analysis of the new 2nd
Street North/Lake Street Extension intersection. They are currently putting
together documents to show that the intersection will provide an adequate
service level and will be safer to use than the current intersection.
. The consultant is also using city traffic counts to show the impact (expected
traffic redistribution) of terminating 1st Street North at 21st Avenue.
. The upcoming redevelopment study (see below) will address resident concerns
regarding short-term and long-term land use changes adjacent to residential
areas.
. Documents showing the proposed drainage system and pond outfall are being
developed that will show dramatic improvements to maintaining an acceptable
water level in Shady Oak pond.
Upcoming Roadway Layout Public Meetings
City staff and the Hennepin County engineering consultant are preparing for
neighborhood meetings during the 2nd week of June 2006. The purpose of these
meetings will be to demonstrate how we've addressed the neighborhood concerns
through design revisions and traffic analysis. Additionally, at the meetings staff will
explain the importance of the upcoming City Council actions to approve the preliminary
layout, discuss project schedule and' property acquisition process and timing.
Shady Oak Road Redevelopment Study
Hennepin County has contracted with Hoisington Koegler Group, Inc. to complete a
redevelopment study of the Shady Oak Road corridor. This study will build upon the
2005 work that was done for the Road Realignment Land Use Study. The study will
include many meetings with both cities' staffs and elected officials for coordination,
direction and approvals. There will be a series of meetings with the affected property
and business owners each followed by community meetings to present options and to
.
provide for active critique. The study areas will include a primary area that is directly
impacted by the road project and a secondary area where longer-range plans will be
developed. The $78,000 study is anticipated to take 6-8 months to complete. We have
been told by Hennepin County Transit and Community Works personnel that they have
up to $2 million budgeted in 2007 for property acquisition associated with this roadway
corridor redevelopment. The attached scope of work includes more details on each of
the five tasks included in the redevelopment study.
Attachments:
1. New road alignment plan sheets
- Overall corridor plan
- Enlargements showing north and south segments in greater detail
2. Previous Council-approved concept layouts (7/19/05 date in lower right corner)
- Overall corridor plan
- Enlargements showing north and south segments in greater detail
3. Shady Oak Road Redevelopment Study - Scope of Work
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. Preferred Concept - North End Shifted to East - 90 degree Intersection
~ CSAH 61 (Shady Oak Road) . County Project 9112. CSAH 3 (Excelsior Blvd) to Trunk Highway 7
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Shady Oak Road Redevelopment Study
Scope of Work
Task 1 - Project Kick-off
The Shady Oak Road Redevelopment Plan will build upon the information collected and
the decisions that were made in the Shady Oak Road Realignment Land Use Analysis
that was completed in 2005. The project will be coordinated by a Steering Committee
made up of staff representatives from Hennepin County, the City of Hopkins and the City
of Minnetonka. Project area boundaries will include both a primary study area and a
secondary study area. The primary study area will be those areas that have
redevelopment potential directly resulting from the relocation of Shady Oak Road. The
secondary study area includes adjacent parcels that may evolve in the long-term in a
manner that differs from the development pattern of today. The primary and secondary
area boundaries are shown on the attached map.
In Task 1, HKGi will review existing plans, studies, reports and other information that
might be relevant to the project. We will also begin compiling information related to the
financing of improvements. Task I will also involve the assembly of a geographic
database including property information, values, permit activity, land use, ownership, etc.
A base map will be compiled from information in HKGi's files and as provided by the
cities, Hennepin County and other applicable sources.
Specific subtasks related to this part of the work program include:
l.l Confirm the primary and secondary area study boundaries with the Steering
Committee.
1.2 Assemble a preliminary base map of the project area from information provided.
1.3 Review background information.
1.4 Investigate existing utilities in the study area.
1.5 Collect and review information about existing finance policies, plans and
programs relevant to the project, including tax increment financing plans and tax
abatement policies.
1.6 Investigate the physical forces that might influence redevelopment of the Shady
Oak Road area including natural features (vegetation, topography, etc.); man-
made features (traffic patterns, zoning, etc.); and other influences (accessibility to
trails and nearby parks, activity levels and hours of peak operations of adjacent
commercial areas, etc.).
1.7 Identify characteristics of the project area that fit the criteria for "blighted area"
(Minnesota, Statutes, Section 469.002, Subd. II), "structurally substandard
buildings" (Minnesota, Statutes, Section 469.174, Subd. lO(b)), and other
"existing conditions (Minnesota, Statutes, Section 469.174, Subd. 10a(a)).
1.8 From available data sources, identify soils and contamination issues that would
limit building structures or pose significant cost implications.
Hoisington Koegler Group Ine,
DRAFT April 12, 2006
1
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1.9 Present the findings of Task 1 to the Steering Committee for review and
comment.
1.10 Conduct a kick-off meeting with Hopkins and Minnetonka City Conncils meeting
in a joint session.
1.11 Conduct a kick-off meeting with the Hopkins HRA and Minnetonka EDA
meeting in a joint session.
1.12 Conduct Commnnity Meeting #1 to publicly kick-off the project. Information
presented at the meeting will focus on the project schedule, tasks and an overview
of the background information. Immediately prior to the public Community
Meeting, a meeting will be held specifically oriented to property owners and
business operators in order to inform them about the project firsthand.
Task 2 - Define Project Parameters
The intent of Task 2 is to define the major focus areas for the planning effort. This task
will seek to establish a common level of understanding for those parameters that are to be
considered fixed versus those that are considered variable and changeable. The outcome
of this task will be a statement of issues, the identification of opportunities, a listing of
constraints and a categorization of the variable or fixed nature of project parameters.
Subtasks associated with Task 2 include:
2.1 Prepare opportunities and constraints analysis.
2.2 Meet with Steering Committee to identifY and discuss project influences (limits of
the redevelopment plan, the locations of city boundaries, properties to be
considered for change, infrastructure deficiencies, policy issues, etc.). This
meeting will also be used to facilitate a discussion with staff on a long-range
vision for the secondary project study area. .
2.3 Assemble a project narrative outlining the common level of understanding. The
narrative will address and summarize the basis for the redevelopment plan
including those items that are to be considered "fixed" and those that can be
considered "variable".
Task 3 - Prepare and Evaluate Redevelopment Alternatives
Starting with the "big picture" level, HKGi will examine the potential long-term
evolution of the entire project area (primary and secondary study areas). The big picture
scenarios will include all of the portions of the corridor that are currently used for
commercial purposes and may include residential portions of the project area as may be
appropriate. At the big picture scale, project area land uses, densities, pedestrian
linkages, transportation, transit connections, parking, circulation and open space will be
considered. This level of thinking will examine broad scale opportunities and will
provide the basis for the detailed focus on the redevelopment areas that result from the
Shady Oak Road improvements.
Based upon the Shady Oak Road Realignment Land Use Analysis report, HKGi will
develop two detailed, multi-level concepts for the primary study area portions of the
Hoisington Koegler Group Inc.
DRAFT April 12, 2006
2
project area where redevelopment opportunities will result from the reconstruction of
Shady Oak Road. Concepts will identifY preferred locations for specific land uses and
property to be retained and/or converted to other uses. The concepts will depict
redevelopment involving a mix of residential properties at varying densities, commercial
uses and mixed-use properties as well as required parking. Redevelopment concept
alternatives will be developed using an in-house charrette format involving HKGi staff
and other project team representatives. The Steering Committee will be invited to
participate in the in-house sessions.
During this phase of the work, the HKGi project team will meet with the Steering
Committee, appointed and elected officials from Minnetonka and Hopkins, property
owners and the general public. Community Meeting #2 will be held to present the
specific redevelopment alternatives for the areas impacted by roadway improvements as
well as the long-range concepts for the secondary study area.
After input has been received on the redevelopment alternatives, the focus of Task 3 will
shift to the identification of a preferred alternative. Working with the Steering
Committee, the HKGi team will refine the alternatives into a preferred alternative that
will become the basis for the redevelopment plan. The redevelopment plan may
incorporate ideas from more than one of the alternatives considered.
3.1 Illustrate concepts for the project area (primary and secondary areas) that depicts
the "big picture" thinking for its long-term evolution.
3.2 Prepare detailed redevelopment concept alternatives for the areas directly
impacted by roadway reconstruction (primary area) depicting varying land uses,
building configurations, parking etc.
3.3 Convene a developer review panel to review the redevelopment concept
alternatives and bring a "real world" development perspective into the planning
process.
3.4 Review the alternative concepts for compatibility with existing and anticipated
public utilities.
3.5 Review the alternatives to determine compatibility with the existing adjoining
street system and other existing facilities that will remain in place.
3.6 Examine opportunities for various types of storm water treatment in a broad sense
for the identified alternatives. This task will use drainage information developed
by WSB for the roadway reconstruction.
3.7 Assemble preliminary cost estimates for public and private improvements
associated with each of the concept alternatives.
3.8 IdentifY general funding options for public and private improvements.
3.9 Work with Hennepin County staff to assemble an economic model for key public
and private initiatives in each redevelopment concept.
3.1 0 Meet with the Steering Committee to review the specific alternative
redevelopment concepts.
Hoisington Koegler Group Inc.
DRAFT April 12, 2006
3
3.11 Meet with elected and appointed officials from Minnetonka and Hopkins to
review the alternative concepts.
3.12 Present the "big picture" illustrated project area vision and the alternative
redevelopment concepts at Community Meeting #2. Community Meeting #2 will
involve the general public in an active critique of the planning options.
Immediately prior to the public Community Meeting, a meeting will be held
specifically oriented to property owners to review the alternatives.
3.13 Summarize the results of Community Meeting #2 and the property owner
meeting.
3.14 Meet with the Steering Committee to screen the alternatives and identify a
preferred alternative.
3.15 Assemble the preferred alternative concept.
3.16 Meet with the Steering Committee to review the preferred alternative concept.
3.17 Meet with elected and appointed officials in Hopkins and Minnetonka to review
the preferred alternative concept.
Task 4 - Refine the Redevelopment Plan and Define Appropriate Design Guidelines
Upon identification of a preferred concept alternative, HKGi will refine the preferred
alternative into a redevelopment plan and assemble design guidelines to reflect the level
of detail needed to ensure consistency with the redevelopment area vision.
Communicating the qualities of the design guidelines to the development community and
public is essential. HKGi will prepare plan sheets and an illustrative document with
photographs, sketches, diagrams and supporting narrative to allow people to fully
understand what will be required by the design guidelines.
Key areas of the redevelopment plan may be developed to a greater level of detail to
demonstrate how specific areas fit with the overall long-term vision for the project area.
The plan will demonstrate what needs to be done and how the vision of the community is
articulated through key implementation strategies. It will set the stage for subsequent
implementation efforts.on a project by project basis.
The completed plan, in draft form, will be reviewed by the Steering Committee, elected
and appointed Minnetonka and Hopkins officials and officials from Hennepin County.
Following an initial review, Community Meeting #3 will be held to present the draft plan
and to seek additional input. Revisions to the plan as appropriate will be made prior to
initiation of the formal project approvals process.
4.1 Refine the preferred concept alternative into a redevelopment plan for the Shady
Oak Road area. The redevelopment plan will address changes in land use and
identify properties necessary to accomplish identified changes.
4.2 Assemble design guidelines. ,
4.3 Assemble refined cost estimates for both public and private improvements
associated with the preferred alternative.
4.4 Illustrate character elements and features in key plan areas.
Hoisington Koegler Group Inc.
DRAFT April 12, 2006
4
4.5 Identify a framework for comprehensive plan and zoning revisions required to
implement the plan.
4.6 Identify and describe the public initiatives required to implement the
redevelopment master plan. .
4.7 Prepare funding program associated with implementation of the plan.
4.8 Evaluate the potential for establishing one or more tax increment financing
districts.
4.9 Evaluate the use of tax abatement.
4.10 Evaluate other funding tools. HKGi will explore and evaluate the full array of
options that apply to implementing the plan. Tools such as housing improvement
areas may fill in critical gaps in the overall finance plan.
4.11 Establish the plan as a "redevelopment plan" under Minnesota Statutes, Chapter
469. This approach helps the cities access the statutory powers of housing and
redevelopment authorities that will be essential to many public implementation
initiatives.
4.12 Review the redevelopment plan with the Steering Committee.
4.13 Review the redevelopment plan and design guidelines with the Hopkins and
Minnetonka City Councils meeting in ajoint session.
4.14 Conduct a joint session meeting with the Hopkins HRA and Minnetonka EDA to
review the redevelopment plan and design guidelines.
4.15 Complete draft plan revisions based on input received.
4.16 Conduct Community Meeting #3 in an open house format to receive public
comments on the plan. Immediately prior to the public Community Meeting, a
meeting will be held specifically oriented to property owners to review the draft
plan
4.17 Review the redevelopment master plan and design guidelines with the Steering
Committee and make final adjustments as appropriate.
Task 5 -Public Review and City Approval
Having completed the final draft of the Shady Oak Road Redevelopment Plan, HKGi will
work in support of the Steering Committee in their efforts to obtain approvals by the
cities of Minnetonka and Hopkins.
5.1 Prepare materials to support the Steering Committee's presentation of the final
plan for approval by the Minnetonka City Council.
5.2 Prepare materials to support the Steering Committee's presentation of the fmal
plan for approval by the Hopkins City Council.
5.3 Prepare necessary revisions. Final plan revisions will be completed to reflect the
actions of the City Councils of both cities.
5.4 Produce the final report. A fmal report will be generated incorporating work from
all previous tasks.
Hoisington Koegler Group Inc.
DRAFT April 12, 2006
5
Relocation Consultant
The HKGi project team will include the services of a relocation consultant. At the
direction of the Steering Committee, the relocation consultant will be available as
needed throughout the project to meet with key local businesses to address relocation
interests and concerns and to assist in identifying alternative business locations within
and outside of the project area.
Hoisington Koegler Group Ine,
DRAFT April 12, 2006
6