Memo - 7/22/08 Work Session DiscussionPlanning & Economic
Development
MEMORANDUM
TO: Honorable Mayor and Hopkins City Council Members
FROM: Kersten Elverum, Di for Planning &Development
DATE: July 18, 2008
SUBJECT: July 22, 2008, Work Session Discussion
A discussion has been scheduled for the July 22, 2008, work session to address a variety
of issues. We will begin with an introduction of the planning firm, Hay Dobbs, who will
be conducting both the Blake Road Corridor small area plan and the Southwest LRT
station planning work. They will discuss the scope of work for both projects and how
public input meetings will be conducted. Attached is the Blake Road Corridor small area
plan scope of work.
We will then have a fairly broad discussion regarding the vision for Blake Road and the
three station areas: Shady Oak, Downtown at 8 th Avenue and Blake Road. The purpose
is to give both planning staff and Hay Dobbs staff direction as we begin to work with the
community and other stakeholders in refining the plans for the various areas. Nancy
Anderson has prepared a memo regarding transit - oriented development which outlines
some of the issues that will be considered as the station planning work moves forward.
That vision for the three stations will be the basis for new mixed -use zoning
classifications.
We will then excuse Hay Dobbs and continue the joint meeting with a discussion of
multi- family sites and the draft goals for 2008 -2009.
SCOPE OF WORK
County Road 20 (Blake Road) Corridor Plan
Hopkins, Minnesota
Issued by Hennepin County
in partnership with the city of
Hopkins
Hennepin County
Department of Housing, Community Works & Transit
417 North Fifth Street, Suite 320
Minneapolis, MN 55401
Purpose
This project is being issued by Hennepin County in partnership with the city of
Hopkins to solicit proposals for a Small Area Plan for the segment of County
Road 20 (Blake Road) extending from the Southwest Light Rail Transit Corridor
to the Hopkins border just south of Highway 7.
An amount not to exceed $40,000 has been budgeted by Hennepin County for
this project, with an additional $5,000 available from the city of Hopkins.
Therefore the Small Area Plan deliverable and related activities shall not exceed
an amount of $45,000. An accompanying Financial Analysis deliverable will be
undertaken simultaneously and its content should be incorporated into the
planning deliverable as appropriate. All work must be completed within six
months of the contract award date.
Project Area Description
Current Land Uses
Current land uses along this stretch of County Road 20 (Blake Road) include
(working from south to north):
• On the northeast corner of Blake Road and the Southwest LRT corridor is
a 17 acre industrial site currently used for cold storage (referred to as the
Atlas Site). The site was recently purchased by development company
Stewart Lawrence Group and redevelopment (including rezoning) of the
site is likely in the next few years.
• On the northwest corner of Blake Road and the Southwest LRT corridor is
a strip of commercial uses facing Blake Road with an industrial strip
behind it that is currently owned by the Hennepin County Regional
Railroad Authority and has been identified as a future LRT Station
location.
The north end of the Atlas Site is bounded by Minnehaha Creek, and north
of that is entirely residential, from multi - family buildings to duplexes and
single - family homes. The northernmost block of the east side of Blake
Road within the study area is zoned general business and is a former gas
station that is now vacant.
• The northwest corner of the intersection of Blake Road and 2 nd St NE has
a auto - oriented business on it and is zoned general business; the rest of
the area to the north of that corner is Medium -High density residential until
the very northwest end of the study area which is zoned general business
and is occupied mostly with drive - through fast food establishments.
Public Right of Way and Current Conditions
County Road 20 is a five lane road including a center turn lane. Sidewalks serve
the corridor intermittently and are of varying material (concrete or asphalt).
Plan Area
The design plan area is County Road 20 (Blake Road) between the Southwest
LRT corridor and the Hopkins city limits (see Attachment A).
Studies
The following studies have been completed for or related to the corridor area:
• East Hopkins Land Use & Market Study (2003)
• Blake Road Streetscape Concept (2003)
• Blake Road Corridor Community Assessment — Phase I and II (2007 -8)
Scope of Services
The consultant, under the direction of Hennepin County and the City of Hopkins,
will agree to perform and carry out in a satisfactory and professional manner the
services described. Four meetings with Hennepin County and participating city
staff will be held at appropriate points during the planning process. The tasks to
be performed under the contract shall be limited to those described in this Scope
of Services.
Tasks
The City will provide an inventory and maps documenting current land uses,
property owners, and land values within the study area. GIS data can be made
available through a license agreement with the city of Hopkins and Hennepin
County.
Task #1 Public Involvement
Consultant will outline a public involvement process, with a minimum of three
public meetings. Visioning exercises and design charrette activities with a
"hands -on" component should be conducted at (an) initial meeting(s) that
effectively involves key stakeholders. Financial realities and implementation
considerations should be a relevant part of the discussion and a panel of
developers is encouraged to be a part of the meeting. Proposals that outline
efforts to maximize resident participation and address cultural /language
differences in the public involvement process are preferred. Hispanic /Latino and
East African residents make up the majority of non - english speaking and /or non -
Caucasian residents.
A summary of the charrette will be presented to the City Council at another public
meeting early on in the process to allow feedback. A final, open -house style
meeting will occur when a draft deliverable is ready. Key stakeholders, including
City Councilmembers, will be invited. County and participating city staff will
provide the consultant with the key stakeholder groups for this study.
Deliverable: Documentation of public input.
Task #2 Design Alternatives
Consultant will prepare up to three design alternatives for the study area that are
consistent with the outcome of the financial analysis, public input, and previous
studies of the area. The design alternatives should include (1) site plans of
specific key redevelopment sites (Cottageville Park, Atlas Cold Storage, Hopkins
Arches Apartments) exploring alternate layouts, densities, and land uses; and
(2) a streetscaping plan for the Blake Rd Corridor with emphasis on connections
to existing and future transit. Alternatives presented must consider the
concurrent Financial Analysis being done in the study area. Final alternatives will
be presented to county and city staffs. A vision for the study area with a focus on
implementation will be a goal of the design.
Deliverable: Small Area Plan
Task #3 Final Deliverable
Project deliverables include a complete report as well as an abbreviated
executive summary. The report shall include a preferred design plan for the
Blake Rd corridor that includes the streetscaping plan, the site plans of key
areas, and key design guidelines. Key findings from the concurrent Financial
Analysis should be incorporated into the report's recommendations and analysis
and the entire Financial Analysis will be attached to the final product as a
supporting attachment. Maps, tables, charts, photographs, and sketches as
needed or as additionally required by Hennepin County and the cities to fully
explain findings, analysis, and recommendations, and shall be in full color.
All media hardcopy and digital media must first be approved prior to final
submission of deliverables. All hardcopy and digital copy media with mistakes,
missing data, etc., shall be replaced with a new, full, correct copy immediately
upon request and at no additional cost.
The deliverables shall also include a digital version in a format. Graphics shall
be made available as separate files in a non -PDF format. Any GIS /CAD
generated data shall be provided in that format.
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Objectives for Design Plan
The Design Plan must meet the following objectives:
• Incorporate a financial analysis of the feasibility of the use of Tax
Increment Financing as a tool for redevelopment in the study area, as well
as recommendations on the boundaries of such a TIF District. The
financial analysis will be provided to the consultant by the City of Hopkins.
• Suggest land uses, densities, and schematic site plans for key
redevelopment sites in the study area.
• Improve pedestrian access on Blake Rd with special attention to access to
existing and future transit.
• Integration of the plan with surrounding areas.
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