CR 2003-155 Blake Road Streetscape ConceptG I TY OF
�'/OPKINS
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October 16, 2003 Council Report 03 -155
Proposed Action.
Staff recommends the following motion: Move to accept and adopt the Blake Road Streetscape
Concept.
Overview.
BLAKE ROAD STREETSCAPE CONCEPT
Attached is the Blake Road Streetscape Concept. The City Council reviewed the Streetscape at
the October 7 City Council meeting and took no action. Staff recommends that the Blake Road
Streetscape Concept be accepted and adopted.
The Blake Road Streetscape Concept was done along with the East End Study. This concept
gives various streetscape elements for different sections of Blake Road. The streetscape concept
has not changed since the Commission reviewed it several months ago. The streetscape does
create many challenges in terms of right -of -way needs for the implementation of a streetscape.
But, when Blake Road is upgraded in the future, this concept can be used as a basis for a
streetscape design.
The Zoning and Planning Commission unanimously recommended approval of the Blake Road
Streetscape Concept to the City Council.
Supporting Documents.
• Blake Road Streetscape Concept
Nanc . Anderson, AICP
Planner
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Blake Road
Streetscape
Concept
City of
Hopkins,
Minnesota
April, 2003
prepared by
Hoisington Koegler
Group, Inc.
123 North 3rd Street
Suite 100
Minneapolis, MN 55401
INTRODUCTION
In 2001, Hoisington Kocgler Group (HKGi) was retained to explore land use
alternatives associated with redevelopment in an area of Hopkins adjacent to Blake
Road and Excelsior Boulevard. In conjunction with this Land Use Study, the City of
Hopkins asked HKGi to explore a range of possibilities for upgrading the character
of Blake Road as it passes along the eastern edge of the City and the Study Area.
The City has recently undertaken efforts to improve strectscapes on several of its
more important streets, and the feeling is that Blake Road certainly qualities as an
important street within the City's hierarchy. As development pressures mount in the
area and system -wide traffic volumes continue to climb, the pressure for Blake
Road to accommodate a variety of uses increases. As the volume of use increases,
so too does the opportunity for this street to present an attractive face of the
community along this, its eastern edge.
The area of Blake Road affected by this study lies between the intersection with
Highway 7 on the north and Excelsior Boulevard on the south. The purpose of this
study is two -fold: It is intended to determine what enhancements can be accomplished
within a limited amount of physical space and within a limited budget. Additionally,
it is intended to determine what, if anything, are those most directly involved with
Blake Road -- business and property owners -- interested in seeing happen along the
corridor, and to what degree are these stakeholders willing to participate financially.
ISSUES AND OPPORTUNITIES
The biggest constraint to potential improvements along Blake Road is the amount of
available right-of-way within which improvements can be undertaken. There is
seldom an abundance of excess right -of -way beyond the back of the curb and there
are frequently clear zones and other restrictions limiting what can be done in this
zone, particularly when the roadway in question is a state or county highway, as is .
the case with Blake Road (Hennepin County 20). Other factors limiting what can
be done include existing land uses, frequency of curb cuts (driveways,) traffic volumes,
and availability of financial resources. Nonetheless, opportunities do exist within
this corridor to create amenities that are at once unique to Blake Road and recognizable
as being part of the broader community of Hopkins. Part of the objective of this
study is to determine how best to configure the corridor in order to maximize its
potential as a mover of people in all forms, and to enhance the identity of this part of
Hopkins by seizing on the unique qualities that it can offer the community.
BLAKE ROAD
STREETSCAPE CONCEPT
Hopkins, Minnesota
Page 1
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Early in the process, the City conducted an informal survey of propert y owners
along Blake Road. and several items of conceni emerged. Some specific items the
study is intended to address include:
Aesthetics- As an important street within the Hopkins street network and one at the
community's edge where it also acts as a gateway of sorts, Blake Road is not very
attractive in its present form.
Accontmoclution of pedestrian traffic - With a number of higher density housing
units in the arca. the proximity of public transit and pedestrian destinations at either
end. leg. Knollwood Mall and its surrounding commercial). the corridor serves as an
important pedestrian link in the neighborhood and its pedestrian features are currently
grossly undcrde%eloped. This observation is reinforced by the existence of impromptu
"cow paths" where sidewalks don't exist. yet people still walk along the corridor.
improving caress to .tfinnehuha Creek - Passing beneath Blake Road irtuall
unnoticed is one of the most important waterways in the Metropolitan region.
Minnehaha Creek. While grades preclude any son of direct connection of a publiL
nature at Blake. making a visual connection would help remind those travelling along
Blake that the creek is there.
Continued accommodation of vehicular traffic - While improving access for
other forms of transportation is important. the primary function of Blake Road will
continue to be mo■ ing cars and trucks through the corridor safely and efficiently.
An impromptu pith created by
pedestrians alo,'g Blake Road
underscores the need or pedestrian
amenities.
BLAKE ROAD
STREETSCAPE CONCEPT
Hopkins, Minnesota
Page
• EXISTING CONDITIONS
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BLAKE ROAD
STREETSCAPE CONCEPT
Hopkins, Minnesota
Page 3
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PRELIMINARY CONCEPTS
Preliminary streetscape concepts recognized the fact that Blake Road is not the
same along its length. and that opportunities and limitations would vary depending on
where concepts were being tested within the corridor. Study of the corridor suggested
that the Blake Road corridor could be broken into three different street types. The
segment on the far north end is where the greatest traffic levels exist. where the
busiest commercial exists. and where the highest volume of pedestrian traffic exists.
This segment. therefore, was identified as a "Main Street" segment of the study
area. lust south of this segment. traffic volumes (both vehicular and pedestrian)
drop slightly, but the scale and density of development. as well as the amount of
available right -of -way is still distinctly urban: this segment was identified as an
"Urban" streetscape segment. South of the Urban segment. the street takes on a
more suburban feel, Nvith greater distances between building frontages and more
green spaces. This segment was identified as a "Boulevard" segment. At the far
south end of the study area. density of development and volumes and patterns of
traffic again suggest a much busier street life. This area was designated as a second
"Main Street" segment.
A unique level of improvement is applied to each unique streetscape type. but the
pallette of materials and patterns maintains a consistency throughout the length of
the study area. The resulting street corridor should feel united along its length. yet
respond to the varying levels of life and activity within different zones of the corridor.
A description of the elements included in each street type follows.
• STREET LIGHTS - (16' -18' tall. tight spacing. match ornamental street
lights elsewhere in Hopkins)
• BENCHES & TRASH RECEPTACLES - (match those found elsewhere
in Hopkins)
A. "MAIN STREET" STREETSCAPE ELEMENTS
• BOULEVARD - (6'4'. turf with shrubs and perennials) , -
• • STREET TREES - (tight spacing, in 1:2 tree grates at back of boulevard) t 4 ,-- 0 L.fi
. *tat po,,, cr
• S IDEWALK - (8'. with banding of concrete pavers anchor colored concrete, tC �
match elsewhere in Hopkins) i
'
• APRONS - (concrcte to match sidewalks)
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• BRICK PIERS & ORNAMENTAL METAL FENCE - (separate public
from private. match elsewhere in Hopkins) , t i
• FLOWER PLANTINGS - (in boulevard and in space between public walk i ,
and building) i
BLAKE ROAD
STREETSCAPE CONCEPT
Hopkins, Minnesota
Page 4
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B. "URBAN" STREETSCAPE ELEMENTS
• BOULEVARD - (none)
• STREET TREES - (tight spacing, in tree grates)
• SIDEWALK - (10'. with banding of concrete pavers and or colored concrete.
match elsewhere in Hopkins)
• APRONS - (concrete to match sidewalks)
• STREET LIGHTS - (16'-18' tall. dense spacing. match ornamental street
lights elsewhere in Hopkins)
• BENCHES & TRASH RECEPTACLES - (match those found elsewhere
in Hopkins)
• FLOWER PLANTINGS - (in space between public walk and building)
C. "BOULEVARD STREETSCAPE ELEMENTS
• BOULEVARD - (5'. with shrubs and perennials)
• STREET TREES - (wider spacing. in boulevard)
• SIDEWALK - (6'. with banding of concrete pavers and or colored concrete.
match elsewhere in Hopkins)
• APRONS - (concrete to match sidewalks)
• STREET LIGHTS - (16-18' tall. wider spacing. match ornamental street
lights elsewhere in Hopkins)
• BENCHES & TRASH RECEPTACLES - (none)
• BRICK PIERS & ORNAMENTAL METAL FENCE - (none)
• FLOWER PLANTINGS - (in boulevard and in any space between walk
and building or parking areas)
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:,
• ORNAMENTAL METAL FENCE - (at back of walk. match elsewhere in :
Hopkins) creek
111*-41
at N o
_ (I.
its; er
i .
BLAKE ROAD
STREETSCAPE CONCEPT
Hopkins, Minnesota
Page 5
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While a number of ditTerent events. such as the creek overlooks or plaza intersections
where important streets meet. punctuate travel through the corridor. the basic building
blocks or elements that make up the strcetscape remain the same. A pallette of
materials such as common streetlights. benches. street trees etc...will help unify the
corridor. while the patterns in which these elements are applied to each of the street
types within the arca will help distinguish the different segments of Blake Road. For
example. the sane streetlight would be used in each of the three street types. but
spacing within the "Main Street" segment would be much more dense to reflect a
more dense pattern of usage development. This strategy also relates to the speed at
which the various components will be experienced. If a car is travelling more
quickly near the middle of the study area. streetscape improvements in that segment
should be directed at someone moving much faster than the pedestrians in the "Main
Street' segments. So too should financial resources be more concentrated in the
areas in which usage is concentrated.
STREETSCAPE ELEMENTS
FINAL STREETSCAPE CONCEPT /STRATEGIES
The final concept design takes advantage of opportunities where they exist and
attempts to create opportunities where they do not currently exist. If. for example.
there is room outside the right -of -way, the concept pushes the sidewalk further from
the street and creates more of a planted butler between pedestrians and vehicles.
Where sufficient room doesn't exist within the right -of -way. the concept suggests
planting easements on private property. Materials are consistent throughout and
sidewalks and decorative street lighting are located throughout, yet different features
like special paying at intersections. carefully placed flower gardens. and overlooks
at the creeks punctuate a trip along Blake and ditTerentiate between various points
BLAKE ROAD
STREETSCAPE CONCEPT
Hopkins, Minnesota
Page 6
FINAL CONCEPT
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BLAKE ROAD
STREETSCAPE CONCEPT
Hopkins, Minnesota
Page 7
Blake Road Streetscape Concept
Hopkins, MN
Preliminary Cost Extimate - September 16, 2002
1
I *this estimate does not include any necessary utility improvements or R.O.W. acquit
item I unit qty. unit cost 7 total
Base
Streetscape
conc. pvmt @ sidewalk /apron
sf
Total
57,0001 $4.00
$637,200.00
$228,000.00
ornamental street light
ea
56
$3,500.00
$196,000.00
shade tree
ea
116
$400.00
$46,400.00
tree grate
ea
25
$700.00
$17,500.00
tree grate (half)
ea
40
$400.00
$16,000.00
turf
sy
3,100
$3.00
$9,300.00
perennial bed
sf
5,600
$15.00
$84,000.00
Additional
ea
20
$1,000.00
$20,000.00
I— bench
(trash receptacle
Amenities
creek overlook @bridge
ea
clump
20
2
$1,000.00
Total
$50,000.001
$150.001
$20,000 00
$370,000.00
$100,000.00
landscaped median
If
1800
$270,000.00
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along the street. The result would be a Blake Road corridor much different than it
exists today. The street would project an identity that is at once unique and
recognizable as being part of Hopkins.
COST ESTIMATE
While these numbers are _at best very preliminary, it is important' that a basic
understanding of the costs associated with strcctscapc impooements be understood.
The following is a cost estimate based on projects of similar scope recently constructed.
BLAKE ROAD
STREETSCAPE CONCEPT
Hopkins, Minnesota
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