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Memo - Blake Rd. Corridor Small Plan UpdateMEMO To: Honorable Mayor and City Council Hopkins Zoning and Planning Commission From: Tara Beard, Community Development Coordinator Date: October 21, 2008 Subject: Blake Road Corridor Small Area Plan Update As you know, the City of Hopkins received a $40,000 grant from Hennepin County and contributed an additional $10,000 for planning efforts on the Blake Road Corridor. In the spring of this year the County hired the firm Hay Dobbs to complete a Small Area Plan for the Corridor with those funds. Work began in July 2008, and a final document is expected in early 2009. As the project is at its approximate halfway point, this memo, and subsequent discussion at the October 28, 2008, work session, will update the Council on the efforts to date and provide a timeline for completion. The project began (see attached scope of work) with data collection, as the City provided Hay Dobbs with all previous studies done in the Corridor and electronic geographic information such as laird uses, street and infrastructure plans, and property information. We also convened a project advisory group to set up a work plan and provide Hay Dobbs with a variety of City staff and stakeholders to garner input from. The group included staff from Planning, Public Works, and Police, and other stakeholders such as a resident, business owner, and the Minnehaha Watershed. The final piece of data collection was public input. City staff made a strong effort to encourage participation from the community, including a newsletter mailed to over 1,000 properties in the Corridor, flyers distributed at National Night Out, inmulti-family housing lobbies, and at area bus stops, and through a press release that included the City's Connections email. The first of four public meetings was held on August 25, 2008, at 43 Hoops. Approximately 50 participants showed up, including 18 homeowners, 8 renters, and 8 business owners. Participants were asked to share their favorite areas in the neighborhood as well as areas of concern. Not surprisingly, a large majority of participants stated that proximity to a specific shopping or restaurant destination, and proximity to outdoor amenities such as Minnehaha Creek, LRT, trails and parks, was what they liked best about their neighborhood. The two most common answers to the question of what one liked least about their neighborhood were undesirable businesses or buildings, and the poor pedestrianlbicycle environment. The raw data for these preferences is attached to this memo. Participants of the meeting were then asked to rate various images of housing, streetscapes, mixed-use development, and open space. This exercise asked folks to step back and think broadly about the kind of places they preferred. Hay Dobbs is using those preferences to inform discussion topics for future meetings, and learn more specifically what kind of environment people would like to see in the Corridor. Finally, meeting participants were asked for their opinions about guiding principles for the plan to ensure everyone is clear about goals and expectations. The guiding principle that garnered the most positive feedback from participants was the transformation of Minnehaha Creek into a more visible and usable amenity. The final plan will certainly address this principle. Two of the guiding principles that did not achieve clear consensus were increasing density around the LR'h station and discouraging auto-oriented uses. Future meetings will address these issues. Based on the data collection and public input gathered, Hay Dobbs presented the project advisory group with three draft concept plans on October 9 (see attached). The first concept, called the Greenway, creates a thread of public greenspace through the corridor, connecting the Creek to Cottageville Park to the proposed LRT station. This concept responds to community input that there is a strong desire for more natural spaces in the neighborhood. The second concept, called Mainstreet, shows buildings up to the street along the corridor in a way that would encourage a lot of pedestrian activity and eyes on the street. The third concept, called the Village, focuses on the intersection at 2na St NE and Blake Rd, which includes the Atlas Cold Storage site and connects it to the future LRT station with avillage-style layout. All three concepts also address different ideas for the Cottageville Park expansion and housing on Oxford St. The concepts are not intended to be mutually exclusive, rather, different ideas from each concept can be explored and combined as the plans are refined. These draft concepts will be presented at the next public meeting on October 22 at 6pm at Prince of Peace Church on Highway 7. A final input meeting will be held to review revised concept plans. This meeting will likely occur in December 2008. An open house to reveal the final plan will occur in early 2009, shortly before the final planning document is delivered. Attachments: Blake Road Corridor Small Area Plan Scope of Work Results of the August 25, 2008, public meeting DRAFT concept review plans BLAKE ROAD CORRIDOR SMALL AREA STUDY SCOPE OF WORK Project Understanding We understand that the Blake Road Corridor Small Area Plan will sei~~e as a policy and vision document for this portion of Hopkins. Key to the success of the plan will thorough public involvement; a keen understanding of TIF as a development tool; and the ability to weave current and future market forces together with the unique opportunities of the study area and its regional context. Primary deliverables will include Land Use Plans, Design Guidelines, Streetscape Plans and supporting recommendations, text and illustrations. The importance of collaborating and working with key stakeholders: the community, the city and the county is critical in our approach. This is a neighborhood land use plan and so it must address the issues brought forth by those living in, working in, investing in, and servicing the neighborhood. To achieve an achievable and authentic plan for the study area, we need to understand the issues that are vital to realizing the plan, but may yet be "hidden' for lack of a public process to uncover them and incorporate them into the planning effort. Vise understand that the objectives of the plan include an illustrative plan of the future neighborhood, land use changes described in the plan; and with two and three dimensional illustrations that express the pedestrian friendly qualities that are desired, as well as design guidelines, streetscape plans, building prototypes, and greenspace concepts, and specific short- and long-term recommendations. In addition, we will research issues and suggest future solutions in relation to traffic and circulation, entries and landmarks, placemaking and greenspace, pedestrian scaling, and connections to the larger community. The distinct regions and character within the Blake Road Corridor, future development of business, housing and public transportation, and sustainability and landscape are also to be included in our research and recommendations. We view this as a unique and important challenge and we are confident in our ability to make the Blake Road Corridor Plan a success. Our staff can~ies extensive experience and talent in planning, urban design, and architecture; we are pleased to offer our extensive resources and expertise for this project. Task ~ : Work Plan and Project Management The Hay Dobbs team will meet with primary project manager to refine the proposed project schedule and work plan. The project team will refine the specific research steps, analysis, work products and deliverables to be completed in order to accomplish the identified tasks, goals and project milestones. The team will also identify key contacts and a system for regular communication. Task 2: Data Collection and Review The Hay Dobbs team will collect primary data, beginning with, but not limited to, the documents listed in the RFP (including East Hopkins Land Use and Market Study, Blake Road Streetscape Concept, Blake Road Corridor Community Assessments, Plans), as well as the Hopkins Comp Plan, Base maps and other graphic information will be collected. In addition, we will conduct a photo survey and an empirical data collection process. Preliminary Land Use/Urban Design Analysis Hay Dobbs will analyze past planning efforts, past planning goals and vision, staff recommendations and financial data, and use them to understand current conditions, land uses, housing types, density eight and scale transitions. The goal of this process is to understand what makes the Blake Road Corridor Area unique and special. Analysis drawings and digital media will be created for use in conveying the analysis through perspectives and mapping in a manner that is clear to all audiences. These base graphics will serve as a basis for future refinement. Beginning in this phase and throughout the project, our analysis will pay particular attention to: • Urban framework and character • Regional systems • Current Land Use • Building types • Public open space. streetscape and public realm • Uses and typologies • Transportation • Regional history • Best practices tempered against local authenticity Preliminary EcononlicDevelopnientAmlysis Using preliminary market analysis and financial analysis provided by the City of Hopkins, our team will seek to view the area through the lens of current and foreseeable market demands and forces. This anticipate that this analysis will include projections over the neat ten years with an emphasis on a diversity of uses including office, commercial and residential building types. While projections will focus on trends over the next 10 years and using TIF as a catalyst for development, long term options such as life cycle housing, life long Teaming and senior housing options shall be considered along with the impact of the South~~-est Transitw-a~~ LRT line and proximate stations. Key to the success of this analysis is an ability to differentiate between development opportunities that are dependent on public infrastructure investment versus those that are not. As we did for the Franklin LRT Area Implementation Study, we will look at phasing options and create a list of practical actions -private and public -that need to occur to catalyze development of a certain area. We will work with the City to engage stakeholders to identify areas for further study. Preliminary Traffic Analysis Our team will collect and evaluate existing traffic studies and data to create a baseline traffic and parking understanding for the study area that can be used to gauge the impact of development scenarios and infrastructure designs prepared in subsequent Tasks. Data from the Metropolitan Council regional forecasting model will be used in the baseline analysis as appropriate. The baseline analysis will review the multi-modal capacity, functional performance and safety of primary intersections and will identify issues and objectives for the improvement of these areas. Sustainable Design Issues Integrated i~ito our Planning Process Hay Dobbs will incorporate the following as they relate to study and impact recommendations in subsequent phases: Livabili :Promoting communities that are physically connected to each other - fostering community and a sense of connection between neighborhoods. • Transit/Alternate Forms of Transportation • Walkable Streets • Access to jobslservicesleducation • Diversity and Affordability • Access to Public and Active Places • Safety Density: Promoting development within existing infrastructure lessens the enviromnental and ecological impact of our buildings and neighborhoods. • Compact Development/Appropriate Density • Open SpacelParks • Access to Public Spaces WaterManaQement: With so much of our urban core areas given over to paving and hardscaped surfaces, handling quantities and treatment of stoi711water becomes and issue that impacts the livability health and comfort of our neighborhoods while impacting our environmental and ecological footprint. • Rain Gardens • Wetlands • Urban Forests • Open Space Communiri': These items are some of the unique and not often considered things that impact our sense of community. • Preservation • Noise Reduction • Energy Use and Distribution • Solar Access • Waste Reduction Task 3: Internal Status and Reporting Meeting A status and reporting meeting will be held at the completion of the Analysis Phase in order to present the base data findings of the Hay Dobbs team. This will occur with key City and Count~~ staff. Task 4: Reaching out to Address Cultural, Economic and Community Diversity Often minority communities are taken for granted or marginalized by the public process due to language, life style, cultural or other barriers to access. Our process will introduce several creative and focused measures to reach out, instill trust and truly listen to the individuals that make our community strong. These efforts may include activities we have successfully used before such as '`peer-to-peer referral", `'cluster-centric listening'', educational outreach, "whole-life referencing" and ``visual gaming". These methods break down traditional barriers to input, empower participants and truly tap into the collective memory and knowledge of the community. The extent of this work will be refined with the project manager in relation to the project budget. Task 5: Principles and Initiatives Public Workshop This open public workshop will provide the community a first opportunity to understand and have input into the project. These workshops will provide participants an opportunity to share their views with our team. The goal of the meetings will be establish over arching guiding principles and preferences that will act as common point of reference as the project moves forward. Facilitators will lead both large and small groups of participants in discussions concerning economic impact, redevelopment issues, opportunities and their vision for their respective areas of interest. The information gleaned from this exchange will be cataloged and organized into a list of guiding principles containing issues and opportunities. Task 6: Study Area Concept Development & Alternatives Using base data gathered pre~~~iously, and feedback provided by the City, County and community, the Hay Dobbs team will develop several alternate sketch concepts for presentation to the project team and stakeholders in subsequent tasks. The goals will be to establish design responses reflecting appropriate land uses and utilization of spaces and places on a desired scale, focused on the pedestrian environment. Sketch options for these areas will consider potential projects affecting street alignment and parcel assembly, proposed and under-way development; streetscape, parking, stormwater management, green amenities and linkage to regional amenities. Specifically, this will include: • Defining and highlighting entries and boundaries of the study area • Delineating connections to the greater commwlity and nearby neighborhoods • Identifying and understanding distinct districtslTIF districts within the study area • Mitigating negative influences through pro-active and future-looking recommendations • Understanding and supporting public open space within the study area • Developing appropriate housing, mixed-use, and commercial areas • Identifying corridors and clusterslparcelsfnr development • Re-invigorating the study area and greater Hopkins • Recommending areas for greenspace /landscaping /parks /open space • Developing an appropriate level of streetscape and infrastructure Task 7: Milestone Meetings and Public Workshop Meeting #2 Prior to the Public Meeting Hay Dobbs will present alternatives for the study area to the CitylCounty Team. Included in this discussion will be options for development phasing, barriers to implementation, TIF, traffic, market and sustainability analysis. This will provide an opportunity to review findings prior to the public workshop. A second public meeting will be convened to review the updated sketch concepts in order to identify preferred alternatives. The sentiments expressed during this second public meeting will be balanced with the CitylCounty team's option to identify a final preferred alternative to be further refined in Task 8. Task 8: Identification of Preferred Design Alternatives Based on the feedback provided in Task 7, Hay Dobbs will select and further refine the small area plan framework including: buildings and open space, densities, typologies, land use, streetscape, financing models, traffic, transportation, and opportunities for sustainability. Task 9: Draft Small Area Plan Vision and Strategy All previous work products from prior Tasks will be synthesized and integrated into a final Small Area Plan vision and strategy. This document will swlunarize and articulate the plan for the entire study area. Included in this document will be the prefel-~-ed area plan illustrated three dimensionally. with perspective drawings. These illustrations will clearly communicate the character, site development scenarios and infrastructure amenities. ns «e have for past studies along the corridor,. we will organize this information as to promote the neighborhood and communicate a logical sequence of events necessary to realize the area's full development and livability potential. Strategies to accomplish this include: • A redevelopment matrix that includes total square footage of proposed development, organized by district • Parcel design and phasing overview, organized by district • Graphic illustrations of proposed massing, scale, density, form and street sections • Integrated Sustainability Concepts • Recommendations regarding infrastructure phasing, aligned with market strategies • Public infrastructure costs based on preferred concept • Strategies, public and private, to realize identified housing, office and commercial development scenarios • Identification of entries and boundaries • Delineation of connections to greater community • Identification of distinct districts within the Blake Road Corridor • Promoting diversity and strengths of the Blake Road Corridor, while mitigating negative influences • Supporting and recommending open. green, and public spaces • Exploration of reuse and revitalization of existing facilities Task 10: Milestone Public and Key Stakeholder Open House Hay Dobbs will conduct a final public open house for public input on the final drat. In preparation for this public event Hay Dobbs will compile a ~~~ritten and visual draft summary report that assimilates and incorporates all the analysis and information offered in prior tasks. Including, but not limited to: • Planning assumptions • Final development plan phasing • Plan illustrations & renderings of streetscape and potential development types and massing • Traffic analysis • Financing analysis • Sustainability analysis • Recommended action plan • Roles & implementation time frame This will provide a final opportunity for public input, prior to production of the final report. Task 11: Final Report Based on the feedback offered in Task 10 and from CitylCounty Staff, the Hay Dobbs team will revise and edit the final report as well as an abbreviated executive summary. The report will include a preferred design plan that includes: • Streetscape Plan • Site Plans of Key Areas • Key Design Guidelines Key findings from the concurrent Financial Analysis will 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. Graphics, renderings, maps, diagrams, charts, graphs, photos and sketches will support the findings, analysis and recommendations and will be included as needed. This content will be produced in color and line-art as required. The deliverables will include 4 paper copies of the entire report, including maps, and two copies of the document in a digital Adobe PDF format. Selected graphics will also be provided in a JPEG format. Based upon: ~.~~~osa; :eclt::reu:a:ts. r~ pr;?gQ;e a: to~ect i:~eiii2f of aagras:n:ate:r :,s suouths.Th:le t~•e anal G~eliu=n:il be derelop~ to:at;rm.:l::~e Cit* az:d Coiu:tr r-e b<.Le;e the scl:ec~t:ep:eser:tea rr~reserts a.: aoa-~riate atul aciiierab;e ::~eli~e ;r:tf: aFproa_:a-e rer.:r at:c app:oral t:rt:e allccat:o :s. + PRELIMINARY tIP~ELINE - 2008 JUNE lU'-` A.UGJ>T >:°'EM$E?t OCTC)~cTi ?~CVEMBER DEC. :ASK 1. tiT P.ut as:d Paotec: ~: Tn..:. Dut Cdlrcu~ ttd .. TASK 3. Iuects:. .s uci 3r?a-ucg Sfr ; to ceex- a:aksi: TA: ~ < =ra'...eocsoxc aai C ~.it- Ckt eats TA::: S. ?~~is. ~ :~ =l, F:rc~ales :n~.^~e: T'octsto TA::~S, StacA:• C~c•ptDe-eAl.ss: aaiAi:ert~:r. TASK Puhlc',ieeti~;=.. r~Coamt?'• -e: ASK, E. Idrs ~ta:t:~ f P".c:ucrc Dr:~ ~ cs:ati'r: 'i?.~..Fi S Da:: Sisal: ncet P: _cn atci S;catt;e TnS:::~7 ~h?xlretiaE~3:F'sL'a DFea. TAS{ 1?. F ' Recur, Ta:t Ta:t Tt:t ~ Ta:t s Ta:t ~ Tast b Ta:t Tast S Tart fl Tart :Q Tt:t .1 'Ti'at:1sL t:ss:P:o~rr:...c~c~rL: ai:lestohe P,th;:c 1fee::u~ Data GAL' eecios: a~i 1t ; irx iatrra: itc: ~ tr<! Repays; :ir:..r~, to a::r. aLa,~.i: Ca1:u~, ~t:n:x: asi Ca~~+*~-aD:^e:.riT Oatteaca P•ahlc.~rtx: =:. Pcis~pe: au ILSaat:^:t: • x~top S-.:is S-ca Ge:ep: t;rcrlaPerss trdnk::tati:t: ?s3al:c aeeti~{ =_, Rr..:: Coreei:?xsra:.. :'usts~:a:soL of Pcefe~rd Dr~;r ._:ecLr: des Daf. Ssil?.:et ::aL :'ssinL aai S:s:e~. Pntiu ltett:~ _). ~ .al:: ':)~eL Hca:t Fu: Fipa: r Staff . . Th-~k BLAKE ROAD CORRIDOR SMALLAREA PLAN `~I ~~ ~~~~ Principles and Initiatives Workshop #I k~ `' ~ .August 25, 2008 SMALL GROUP SESSION -DOT EXERCISE RESULTS SEE FOLLOWING TWO PAGES FOR CORRESPONDING MAPS What do you like best about your neighborhood? What are its strengths, assets, positive qualities? If there is a location associated with this, please specify. (Ti ~e lisp i~elcv~ is a s~, ~~mary of all responses] 1. (42 Dots) Close to shopping, specific retail or business including: Walgreens (5), McCoys (1), Mac's liquor (2), INhite Castle (1), Dairy Queen (5), Smith Nielsen (1), 43 Hoops (2), Target (3), Knollwoood (9), Cargill (3), Martha O'Haras (1), Blake School (3), Gas Station (3), New King's Wok (1),Tailors (1), laundromat (1), Cub (1), TCF (1), pawn shop (1 ), Cold Storage (1) ~. (37 Dots) Creek /Natural Areas /Parks 3. (21 Dots) Bike andWalkingTrail 4. (8 Dots) New Developments and Opportunities for Redevelopment 5. (8 Dots) Access to/Located near Excelsior Blvd, Hopkins Main Street, and Minneapolis 6. (6 Dots) Community amongst homeowners, Good Neighbors 7. (5 Dots) Somewhat isolated /Small Town Feel 8. (2 Dots) Close to work 9. (2 Dots) Site of Future LRT Station What do you like least about your neighborhood? What are its weaknesses, liabilities, negative qualities? If there is a location associated with this, please specify. (Tire iist below is a summary of all responses) _ 1. (33 Dots) Specific businesses and/ortheir physical condition including: Hopkins Cold Storage (6), Arches (2), Baker's Square (5), McCoy's (2), Gas Station (7), Laundromat (1), Sewage building (2),Tobacco store (1), retail at excelsior (1}, ~ pawn shop (3), ethnic grocer (1) 2. (31 Dots) No sidewalk, uncontrolled pedestrian crossings and unsafe bike crossings 3. (15 Dots) crime, drugs 4. (11 Dots)Traffic: Speeds, Poor Signals, Obstructed Intersections, Poor Street Condition, Noise, Lighting 5. (11 Dots} Lack of Access to Parks /too little Greenspace /Dangerous 6. (9 Dots) Cottageville Park Residences 7. (8 Dots) Trash, litter 8. (5 Dots) Anti-social Behavior, Noise Complaints 9. (4 Dots) Loitering in Streets, Stopped Cars 10. (4 Dots) Too much Multi-Housing /Poor Quality HA~ BS ~ t•-- '~a ~ p~V_ISI_~~-STRE~~~ - , 7 • ,e ~~_ t .r "' •' , ` t ~, t~ ~ - ;. -•~.~__ ~~ •-tom •..-: •~ + . `~~{~ C •. a` L w 1 ~` :..~. ti ..,, P~CN`~. ti, f {~ ~, , ~ ~ .. rr .. A ,~; ; • ~; ~... ,. 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Ho kinS Principles and Initiatives Workshop #I '' ~ ~ t'` August 25, 2008 VISUAL PREFERENCE SURVEY RESULTS SEE FOLLOWING EIGHT PAGES FOR CORRESPONDING IMAGES During this exercise, you will be asked to indicate your impressions of several photos. Please view the pro- jected image, then give the image a score from I to 5 based on your liking or disliking what you see. This survey is meant to get feedback on what the neighborhood would prefer to see for future redevelopment. The four categories that you will be responding to are Streetscapes, HousingTypes, RetaillMixed Use, and Natural FeatureslParks. ~ ~'~e resul~s I~e!c~~~ '"~ic~te `re ~~,~Lr~ge responses) ~ I. 2. n 3. D m 4. 5. 6. 7. 8. 9. O 10. ~_ I I. Z ~ l 2. m 13. 4. 5. 6. Dislike CIRCLE ONE NUMBER FOR EACH IMAGE No Opinion Like Dislike 2 3 04 5 i ! ~ 17. 354 i ~ 2 3 04 5 ~ D 18. 3.b8 20 3 4 5 3 19. 2 X 2 3 ® 5 p 20. 4 ~ C 2 © 4 5 11 3 m 21. 2 . 3 40 5 4 ~b i 22. 2 . © 4 5 11 3 23. 2 . 4 5 02 .77 Z 24. 2 5 i D ~ 3.29 C O 3 4 2 2 O3 4 2.77 2 O3 4 2.63 2 3 O 4 3.54 2 O 3 4 2.49 3 4 2.26 2 ~ 4 3.26 5 5 5 5 5 5 5 25. m 26. ~ 27. 28. 29. 30. 31. I No Opinion Like 2 03 4 2.71 5 2 30 4 3 Zb 5 . 2 ~ 4 3 ~ 5 . 2 ® 4 11 3 5 . 2 03 4 2.94 5 2 3 0 4 3 57 5 . 2 30 4 3.2b 5 2 3O 4 5 3.03 2 3O 4 5 3.46 2 3 O4 5 3.63 2 O3 4 5 2.97 2 3O 4 S 3.31 2 3 4O 5 4.~ 2 3 4O S 4.03 2 3 ~ 5 4.17 ~i^®s~ HAY DOBBS M; `: x T4~11C1~ BLAKE ROAD CORRIDOR SMALLAREA PLAN Ho k~n~ Principles and Initiatives Workshop #I '" tl '~'` ' August 25, 2008 ~.-oR,M C GUIDING PRINCIPLES t'~~~lr,Ii~.:l~~ The following statements are potential guiding principles that may be applicable to the Blake Road Corri- dor Small Area Plan. Please listen to andlor read the following statement, view the corresponding slide, and indicate whether you agree, have no opinion, or disagree with the statement by checking the appropriate CII"Cle. (I 11e reSl~l~S LeiG1h~ ~f~~Q'~Cate the ilUnlhtr Gfi ~;?sNCiISeS fG' ZdC~~ Cf~t!C ~ af,~d I'oV~ t~~'.c i11C~t c~"~C~~uci',~', se~ected answer indicated with a check mark) Agree No Opinion Disagree 15C~ 100 7 O 1. Create a "district" with a distinct identity 17(~ 100 5 0 2. Encourage ground floor storefronts in retail and mixed use areas 25C~ 5 0 3 0 3. Preserve single family homes throughout the neighborhood 14~ 110 8 0 4. Discourage automobile oriented uses 20(~ 9 0 3 0 5. Screen large parking areas from view 28~ 4 0 1 0 6. Allow for more walking and biking 9 0 8 0 15~ 7. Encourage more dense development near the future LRT Station 29~ 1 0 3 0 8. Transform Minnehaha Creek into a more visible and usable amenity 25~ 4 0 4 0 9. Attempt to calm traffic and create more pedestrian amenities Please write in any other guiding principles that you think are relevant to the Blake Road Corridor Small Area Plan. (The comments belcw are a summary of all cemments received in this sectioi,~) Additional Guiding Principles 1 Comments; Give tax incentives to businesses. Safe streets, clean streets. Keep the small town feel (3) and keep people out walking, biking, running--minimize commercial. Bike & Ped safety. Retail with better- paying jobs. Need public Park. Connect housing and jobs with transit. Retail helps enhance vitality and commonlgatheringsyace in area. Raze double bungalows and redevelop with a new housing/retail community with enhanced Minnehaha Creek park area. Communication directly to residents. How do the decisions we make impact the surrounding, local environment? Upgrade residential areas to crate demand for better retaillcommer•cial. Good lighting, wide walkways, shield residential from train noise, Keep stores l create sidewalks. More bike/ped friendly crossings, slower traffic, and add trash bins. Intermadal connectivity is very important near LRT station, especially with bikelped traffic. Is there a plan for the former BP station at BLake and Cambridge? Need more "ownership" from apartment renters. Variety of housing, retail, etc. I like having a diverse neighborhood where there is a mix of retail, residences, parks, etc. Hopkins Cold Storage should go away-I don't want to live in a noisy, industrial neighborhood anymore. 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