Memo - East End Study
MEMO
Date:
Subject:
City Council and Zoning and Planning Commission
Nancy Anderson
June 19,2001
East End Study
To:
From:
Attached is work plan for the East Hopkins land Use and Market Analysis. The Met
Council has approved the funding and a contract should be signed this week. The
Zoning and Planning Commission will be involved in the Blake Road area of the study.
The time frame for completing this study is 9-12 months.
The discussion at tonight's meeting will be to review the work plan and to identify the
roles of the City Council and the Planning Commission.
March 12, 2001
Mr. Jim Kerrigan
Economic Development Director
City of Hopkins
1010 First Street South
lIopkins,~55343-9475
Re: East Hopkins Land Use and Market Analysis
Dear Mr. Kerrigan:
The enclosed scope of work outlines a process for studying a section of eastern Hopkins . generally
bounded by Excelsior Boulevard, Blake Road, Second Street and Highway 169. For purposes of this
analysis, the area has been defined into primary and secondary study areas as shown on Exhibit 1.
The project area is the site of a number of ongoing changes. The improvement of Excelsior Boulevard,
the development of the Medica campus, the sale of the Alliant Tech building, the new Parkside residential
development, the identified need for redevelopment along portions of Excelsior Boulevard, the
confluence of three regional trails, and the potential establishment of a busway passing through the area
make this portion of Hopkins a candidate for application of Smart Growth principles. The objective of
the project is to conduct an overall market analysis; to review current development trends and patterns; to
improve connections between the area and other parts of Hopkins; to establish design standards; to
examine potential future land use changes and to establish a framework for aesthetic improvements along
Blake Road.
Proiect Team
lIoisington Koegler Group will serve as the lead consultant for the East End Study focusing on the land
use, streetscape and urban design portions of the project. The approach includes a market study to be
conducted by Bonz/REA. Bonz/REA is a real estate and market consulting firm located in Boston,
Massachusetts. Dick Paik from Bonz/REA is very familiar with the Twin Cities market as he is currently
working with HKGi on two projects that are similar to the Hopkins redevelopment study.. The study will
place an emphasis on implementation. Accordingly, Ehlers and Associates will provide expertise in
municipal fmance, tax increment financing and implementation strategies.
Work Program:
1.0 Identify what exists, understand what is desired...
Through the work of this part of the process, the HKGi project team will gain an understanding of the
forces influencing both the primary and secondary project areas and the elements of the community that
will influence future development and redevelopment in the greater Excelsior Boulevard area. This stage
of the work includes a tour of the project area with city staff. The HKGi team will review past
development plans, studies, reports, zoning information or other information that might be relevant to the
site.
A base map will be compiled from information provided by the City of Hopkins. Features of the project
area that were not apparent from information provided by the City will be added to the base map after the
tour and site investigations.
The specific tasks related to this part of the work program include:
1.1 Assemble a preliminary base map of the project area from
information provided by the City of Hopkins.
1.2 Review background information provided by the City.
1.3 Tour the project area with city staff to understand the physical
influences on the project.
1.4 Investigate forces that might influence the development inthe
area, including man-made forces (traffic patterns, utilities,
existing and planned developments, zoning and ordinances);
community forces (history, elements of local culture, general
safety concerns, relationship with other community features);
market forces (conditions of the housing, and commercial uses);
and other influences (views, special features i.e. Minnehaha Creek).
1.5 Assess the project area in terms of its theme, image and identity,
seeking opportunities to capitalize on elements that are
meaningful to the community and noting areas that detract from
a positive image.
1.6 Obtain information relatedto utilities and other infrastructure to
determine constraints posed by those facilities (preliminary
assessment).
1.7 Identify aspects of the base map that are incomplete and revise
base map to meet actual conditions.
1. 8 Work with Hopkins' building officials to identify structures that qualify as substandard under TIF
consistent with State Statutes.
1.9 Present information at a meeting with staff.
Deliverables:
base map of project area
summary of existing conditions and project influences
2.0 Market Review
BonzlREA will assist the planning process by identifying the . likely development opportunities as well as
the area's key development limitations. This will entail the following tasks:
Community/Economic Overview
In identifying development opportunities, BonzlREA will begin by first preparing an analysis of local
economic trends, prevailing conditions, and outlooks. An understanding of this context provides the
essential base-level understanding of the nature and volume of likely development opportunities. This
analysis will focus on Hopkins' demographic trends and profiles, local economic base, the rate and
character of local emplOYment growth, economic assets and constraints, and potential economic niches.
Sector-By-Sector Market Analyses
Bonz/REA will conduct analyses of potential redevelopment opportunities for the subject area. This
analysis will proceed sector by sector (residential, commercial, industrial, etc.), with additional attention
to special. niche opportunities. While specific analytical methods will vary as appropriate to potential
types of development, market analyses for each potential sector will entail examinations of:
2
· Market trade area definitions;
. Customer profiles for types of land uses and tenants;
· Relevant demographic and economic trends and conditions (e.g., shifting demographics,.
employment patterns, travel patterns, etc.) within the relevant trade areas;
. Projected business patterns involving spending, sales, industry needs, development formats,
etc.
. Existing and planned competitive projects;
· Impacts of infrastructure advantages and disadvantages, involving new telecommunications
improvements, transportation improvements, etc.
· Local, regional and national trends that will influence market dynamics;
. Recent or planned developments, public improvements, or events that may influence market
dynamics;
· Areas of unrealized potential; and
. Projected demand for new types of development.
In the above tasks, Bonz/REA will rely upon City data, published market reports, available appraisals,
planning documents, and other reports, commercial data providers, and interviews with local sources
including public officials, property managers, real estate brokers, developers, landowners, and other such
sources, in addition to our own knowledge gained through past analyses and appraisals conducted in the
area. Bonz/REA' s assessment of market opportunities will identify the key strengths, . weaknesses,
development opportunities and necessary improvements required to support development in the multi-
modal station area. .
Emerging Changes and their Impacts on Development Potential
While the above tasks provide an analysis of currently foreseeable development conditions, Bonz/REA
will discuss the area's list of changes and potential changes, which may involve new employers, newly
available properties, transportation improvements, and the constantly shifting patterns of development
elsewhere in the metropolitan area. These types of changes often enhance or constrain development
opportunities. Given the strategic importance of the subject area's location, the community must take
such. changes into consideration so as to maximize the area's potential for desirable development and
community benefit.
Smart Growth Development Concepts
Bonz/REA will identify and analyze recent smart-growth-related development projects that may be
competitive with or comparable to prospective projects in the subject area. Such projects may include
nearby projects as well as projects in similar urban settings elsewhere in the Twin Cities. BonzlREA's
examination of such projects will produce findings regarding market acceptance of unique development
forms, targeted demographic profiles, likely market trade areas (sources of demand), key development
features and pitfalls, supportable prices, likely absorption rates, and other such issues.
Financial Analyses
Working with the above, Bonz/REA will prepare financial analyses for one or more viable or desired
development projects. This analysis will guide the preparation of likely development programs, costs,
revenues, and economic returns. As such, it will provide an understanding of the financial issues that will
shape development and investment decisions, as well as the issues that the community may have to
address in attracting desirable, well conceived planning and development alternatives.
3
Catalysts
The HKGI team will identify potential opportunities for special niches and/or "catalyst" uses. Such uses
- which may include entertainment uses, recreational amenities, museums, cultural facilities, etc. -
involve developments that can substantially alter local market conditions and generate new opportunities.
Opportunities for such developments are rare, and often depend on substantial public commitments.
Nonetheless, given the subject area's strategic location, BonzlREA will examine such possibilities,
focusing on market dynamics, site preferences, economic guidelines and fmancing conditions for
potentially viable catalyst projects. BonzIREA's analyses will present these concerns, evaluate the
likelihood of attracting such uses, and then analyze the impact of such uses on adjacent development
prospects.
Deliverables:
market analysis findings and report
3.0 Zoning and Planning Commission Workshop
An early step in the process includes conducting a Zoning and Planning Commission workshop. This
workshop, facilitated by City staff and HKGi, will accomplish two objectives. First, it will provide the
Commission with an overview of the project and a summary of the market review. Second, it will help
build a common understanding among Commission members about general streetscape improvements by
examining a series of case histories of recent improvements in Hopkins and other communities in the
Twin Cities metro area.
The specific tasks related to the workshop include the following:
3.1 HKGi will assemble background material including a project base map for presentation at the
workshop focusing on forms of aesthetic improvements, methods of funding and community
involvement. Background material will include plans, drawings and photographs that depict
varying streetscape improvement approaches.
3.2 Present information on theme, image and identity. Discuss a potential link between
improvements being constructed along Excelsior Boulevard and appropriate improvements along
Blake Road.
3.3 Conduct a tour of the project area involving the Zoning and Planning Commission, City staffand
HKGi.
3.4 Hopkins staff will lead a Zoning and Planning Commission workshop focusing on background
materials, the approach to the project and the area to be examined.
4.0 Project Kick-off Meeting - Seek Initial Business/Community Ideas for Improvements
Before work begins on any concept alternatives, a "Kick-Off Meeting" will be conducted with
community residents and businesspersons to introduce the project, to review the process for the work, and
to confmn preliminary project objectives. The kick-off meeting will provide an opportunity to gain
insights into the concerns and desires of the neighborhoods and project area interests. This meeting
ensures that the project begins with a concrete understanding of the roles, responsibilities and tasks that
will be involved and that those interested in the plan have the opportunity to shape its goals and
objectives. The kick-off meeting will provide general overviews of both the redevelopment planning
process and the aesthetic improvement planning process for Blake Road. A second meeting will focus
only on the Blake Road area and will be used as a forum to gather the community's specific ideas about
streets cape improvements.
4
4.1 Conduct a project kick-off meeting to introduce the planning processes. Summarize input
received.
4.2 Convene a neighborhood meeting to solicit input on aesthetic improvements along Blake Road.
The meeting will include presentations and small group discussions that will provide information
and seek input on property owner and public interest in improvements.
4.3 Conduct a survey of area residents and property owners. Define a geographic survey area,
assemble a written survey, send out a mail-in survey and tabulate results. With assistance from
HKGi in structuring survey questions, staff will conduct a survey of area residents and property
owners to gather additional ideas about improvements along. Blake Road. The survey will not be
statistically accurate but will provide another means to assess public opinion on the area. '
4.4 Prepare a summary of the neighborhood meeting (HKGi) and survey data (staff) for
consideration by the Zoning and Planning Commission.
4.5 Meeting of the Zoning and Planning Commission to consider meeting and survey input.
5.0 Explore what is possible...
With the foundation of understanding gained in Tasks 1 and 2, the HKGi team will develop two
redevelopment alternatives for the project area and a framework for aesthetic improvements along Blake
Road.
Redevelopment Alternatives
In creating redevelopment alternatives for review, the process will address two levels of information: the
public realm and private investments.
The public realm will be examined as part of concept exploration. Public realm includes land use,
densities, pedestrian linkages, transportation, transit, and community open space. It will also address
streets cape, roadways, and pedestrian corridors as well as other spaces that interface with the public
realm. Concept exploration will consider the pending Excelsior Boulevard street improvements.
The creation of the redevelopment alternatives will also address private sector investments including
building form and character. Concepts will address the general project area. The redevelopment concept
alternatives will identify varying locations for specific land uses. Concepts will address both short-term
and long-term recommendations.
Task 6 will include an examination of both the primary and secondary study areas. In the primary area,
emphasis will be on:
. Impacts of the planned busway
. Impacts of the proposed Medica development
Future development and redevelopment of land lying on the north side of Excelsior Boulevard from
the railroad tracks to Blake Road.
. Consideration of reuse alternatives for the Alliant Tech building.
. Opportunities to integrate additional residential development (higher'density) into the area.
. Examining connections between surrounding neighborhood areas and bus transit and regional bicycle
trails.
. Additional connections to Excelsior Boulevard.
. Design/redevelopment standards for the area.
Aesthetic improvements along Blake Road consistent with Tasks 4 and 5.
In the secondary area, emphasis will be on:
Access/connections to Minnehaha Creek. '
. Trail connections to surrounding residential areas and the greater Hopkins community.
5
Alternative concepts will be presented at a workshop with City staff and the Zoning and Planning
Commission and then at a public meeting involving property owners, residents, businesspersons and
interested community members. Participants will be asked to evaluate the alternatives, and identify their
preferred alternative (or the best aspects of the alternatives).
Blake Road Aesthetic Improvements
With the foundation of understanding gained in Tasks 1 through 4, HKGi will develop two
roadway/streetscape improvement concepts for the project area. They will address streetscape, roadways,
signage, landscaping and pedestrian corridors and will focus on addressing issues identified during the
public meetings. The concepts will be presented at a workshop to City staff and the Zoning and Planning
Commission and then at a public meeting involving property owners, residents, businesspersons and
interested c~mmunity members. Based on input received, a preferred concept will be developed.
Tasks :
5.1
5.7
Explore a broad range of possible solutions by compiling two redevelopment concept alternatives
and two concepts for aesthetic improvements along Blake Road.
Meet with City staff to review the alternatives.
Present the public realm and private sector sets of alternatives and the Blake Road alternatives at
a workshop for the Zoning and Planning Commission and City Council allowing for active
critique of the alternatives.
Prepare modifications based in input received in Task 6.3
Conduct a public meeting to seek input from the community on the alternative land use concepts
and the aesthetic alternatives for Blake Road.
Prepare a summary of the workshop and public meeting results and clarify directions with City
staff.
Assemble preferred concept plans for potential redevelopment in the area and for aesthetic
improvements for the Blake Road area.
Meet with the Zoning and Planning Commission and City Council to review the preferred
concept plans.
5.2
5.3
5.4
5.5
5.6
5.8
Deliverables:
. concept alternatives
summary ofworkshop(s)
preferred concept plans
6.0 Depict how the area will look and function...
Once a direction has been established, HKGi will compile the final redevelopment concept and the
concept for Blake Road improvements to reflect the level of detail needed to ensure their common'
understanding. The redevelopment concept will reflect anticipated uses; vehicle and pedestrian
circulation systems; transit considerations; qualities of public and private spaces; the character and
location of special features that will convey the importance of this area. The redevelopment concept will
look at both short-term and long-term recommendations for land use in both the primary and secondary
areas.
The redevelopment concept will be illustrated using a variety of techniques, including drawings,
diagrams, or other graphics. Emphasis will be placed on development of materials that communicate the
essential ideas of the concept and provide a "tool" to direct subsequent planning and implementation
efforts.
6
Finally, general redevelopment costs will be framed to aid in the definition of an implementation strategy.
The Blake Road aesthetic improvement concept will be illustrated using a variety of techniques, including
drawings, diagrams, or other graphics. Emphasis will be placed on the development of ' materials that
communicate the essential ideas of the concept and provide a ''tool'' to direct subsequent design efforts.
The concept will be developed at a level of detail to serve as a design guide. For example, suggested
planting patterns and streetscape elements will be noted on the drawings, however, the plan will not be a
construction plan and it will not include specifications. A general cost estimate for the identified
improvements will be developed.
Tasks:
6.1
6.2
6.3
6.4
Assemble the final redevelopment and aesthetic concepts.
nlustrate critical character elements and features.
Develop costs based on the concept plans.
Meet with city staff to review the concepts, and make adjustments as required.
D.eliverables:
· redevelopment concept plan and an aesthetic improvements concept for Blake Road illustrating land
use modifications~ concept level depictions of development character~ a description (verbal and
graphic) of various elements of the plan~ the relationship of the concept plan to other community
features and resources; projected costs and illustrations, diagrams, renderings or graphics necessary
to communicate the qualities, character and form of development as appropriate.
7.0 Define the next steps...
The concept plan is only a "paper plan" at this point in the process. It is expected that the community will
not (and should not) be capable of implementing every aspect of the plan on its own or all at once, and
that others, developers, regional and state governments, and current business owners will need to be a part
of the implementation equation. In fact, it is easy to predict the first question to be asked at a public
presentation of the final master plan: "It looks great, but who is going to pay for it?" The last phase of
this project will outline the steps necessary to carry the plan forward to implementation.
The HKGi team will work with the city to define the responsibilities and procedures for implementation
of the ideas generated during the master plan process and to outline the process, timing, funding options
and priority of the various elements of the plan. Most important, likely strategies will be identified along
with the process necessary for making those elements a reality. Once next steps are defined, a community
meeting will be held to review the results of the effort.
7.1 Outline specific steps, working with the city, for implementing the concept plan.
7.2 Identify and describe redevelopment/implementation strategies.
7.3 Test existing finance options. Suggest alternatives for legislative action if appropriate.
7.4 Meet with the Planning and Zoning Commission and City Council to review implementation '
efforts.
7.5 Hold an open house for interested residents, businesspersons and members of the community to
view the results of the planning and aesthetic improvements effort.
DeIiverables:
implementation strategy
final report
7
Schedule
Based on the scope of work outlined herein, the project can be completed in approximately 9 to 12
months. A preliminary schedule is attached.
Fee
Based on the work program outlined in this proposal, the total fee is $69,950.00. Components of this
total fee include:
Planning and Urban Design
Market Analysis
Public Finance
$35,950.00
22,000.00
12.000.00
Total
$69,950.00
If the approach outlined herein is acceptable to the City of Hopkins, I will prepare the necessary contract
documents. Thank you again for the opportunity to present this proposal for professional services.
Sincerely,
R. Mark Koegler, RLA
President
RMK:dbm
Enclosures
8
. ... A
AITACHMbNl
A -3
.n/