Memo CTY RD 3 Redevelopment StudyCITY OF HOPKINS
DATE: May 7, 1993
TO: Honorable Mayor, City Council and Planning Commission
FROM: *Tom Harmening, Community Development Director
SUBJECT: COUNTY ROAD 3 REDEVELOPMENT STUDY
I. PURPOSE OF DISCUSSION
MEMORANDUM
The purpose of this item is to discuss the proposed County
Road 3 Redevelopment Study and the consultant which staff is
recommending the City retain to assist in completing this
study. From this meeting staff hopes to obtain general
direction regarding the following:
o City Council and Planning Commission's feelings
regarding undertaking the proposed study.
o City Council and Planning Commission's comfort level
relating to the recommended consultant.
o City Council and Planning Commission's thoughts
relative to the study's scope of work and the approach
proposed to be used by the consultant.
o Comments, observations, concerns, or recommendations,
regarding the proposed scope of work and approach to
the study.
Assuming the City Council is comfortable with the
recommended consultant and is interested in proceeding with
the study, staff will then negotiate a final scope of work
and contract with the consultant, taking into consideration
any comments made during the work session, and bring the
contract and scope of work back to the City Council for its
consideration on June 1, 1993. Provided sufficient
information is available, the final proposed scope of work
could also be made available for the Planning Commission's
May 25 meeting for their final comments.
The recommended consultant is a team comprised of the
following firms:
Hoisington Koegler Group Inc. (HKG)
RLK Associates Ltd.
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May 7, 1993
Page 2
Benshoof Associates Inc.
Macro Media Technologies Inc.
During the work session staff would suggest that it be
allowed to make opening comments regarding the proposed
study and then allow the consultant to provide a brief
presentation on their proposed approach to the study. After
this presentation is completed staff would suggest that the
floor be opened up for questions and comments.
II. BACKGROUND
Significant discussion regarding undertaking an improvement
project for County Road 3 has occurred over the last couple
of years. Specific examples of the City's interest in
undertaking a County Road 3 improvement project include:
o The City hired Benshoof and Associates to undertake
various traffic studies regarding necessary
improvements which should be made to County Road 3.
This study area dealt primarily with the roadway
between Trunk Highway 169 and Blake Road as it was felt
this area was most in need of improvement. As a result
of these studies, recommendations were made regarding
roadway section widths and right of way needs to
accommodate potential improvements. Furthermore, the
study recommended the City undertake a land use/
redevelopment analysis to determine the appropriate
direction in which to widen the right of way.
o In September of 1990 the City of Hopkins, in
conjunction with Hennepin County, completed a report
entitled "A Study for The Excelsior Boulevard
Corridor." This study addressed a variety of issues
relating to the future redevelopment of this corridor.
Included in this study were elements of land use and
economic development, traffic safety and circulation,
image, utilities, and recommendations for
implementation.
o The City's Strategic Plan for Economic Development has
placed County Road 3 as a strategic economic issue and
has recommended that the City undertake the necessary
steps to improve vehicular and pedestrian movement
along County Road 3.
o The City has requested that Hennepin County include in
its capital improvements plan a project involving an
improvement project for County Road 3.
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May 7, 1993
Page 3
o The City has placed County Road 3 in its own capital
improvements plan as a project to be undertaken during
the period of 1995 - 1997.
III. REQUEST FOR PROPOSAL PROCESS
City staff received permission from the City Council in
January of this year to solicit proposals for a study which
would evaluate the impact of implementing a project for the
upgrading and widening of the entire County Road 3 corridor
in Hopkins. It is expected that the results of the proposed
study will provide the foundation for designing and
undertaking a County Road 3 improvement project.
The primary objectives of the study include:
o Evaluate land use, economic development and
redevelopment issues involved with implementing such a
project due to potential right of way widening
requirements based on various roadway design
alternatives.
o Evaluate property tax, traffic, and cost implications
as related to various roadway design alternatives.
o Evaluate development or redevelopment opportunities
available based on the implementation of various
roadway design alternatives.
o Evaluate right of way acquisition /cost implications as
related to various roadway design alternatives.
o Evaluate conceptual design alternatives as related to
street lighting, pedestrian improvements, landscaping,
etc. based on various right of way width alternatives.
An emphasis would be given to assuring a consistent
design and appearance along the entire County Road 3
corridor.
o Evaluate financing alternatives for implementing a
County Road 3 improvement project.
o Undertake an active public participation process to
assist in evaluating the aforementioned objectives.
o Based on the analysis undertaken, provide
recommendations to the City on the most appropriate
alignment and roadway design.
Attached is a copy of the Request for Proposal.
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May 7, 1993
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Based upon this solicitation the City received five
proposals and interviewed four consultants. Based upon
these interviews staff reduced the number of candidate
consultants to two. These two firms were BRW and the
Hoisington Koegler team. Based upon a detailed interview
and reference check process, staff came to the conclusion
that the Hoisington Koegler team was the most appropriate
consultant to undertake the study.
IV. BACKGROUND ON HOISINGTON KOEGLER TEAM
Enclosed is a copy of the full proposal submitted by the
Hoisington Koegler team and a summary document. The full
proposal includes background information outlining the
experience of the team and the actual team members.
A brief summary of the team is as follows:
o Hoisington Koegler Group Inc. - this firm will be the
lead consultant and serve as project manager for the
study.
o Benshoof and Associates - Benshoof and Associates has
worked with the City numerous times in the past on
other projects and completed the traffic study for
County Road 3.
o RLK Associates - The City has had a relationship with
this firm on such projects as the Mainstreet and
Knollwood street improvements.
o Macro Media Technologies Inc. - Macro Media is a firm
which can provide visual tools to allow people to
visualize the impact of the design alternatives and
recommendations.
The three primary persons who will be involved in this
project from a public participation perspective are Fred
Hoisington and Mark Koegler from the Hoisington Koegler
Group and Richard Koppy from RLK Associates.
Reasons for which the Hoisington Koegler Group (HKG) was
selected to undertake the County Road 3 study include:
o The HKG proposal came closest to meeting the study
objectives as outlined by the City.
o Based upon communications with other individuals and
communities, City staff was impressed with HKG's team
from the perspective of public participation and the
related skills of the three key people who will be
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May 7, 1993
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involved with public participation. This was important
to staff due to the fact one important component of
undertaking the County Road 3 study is to hopefully
build consensus and an understanding about the project
and encourage public participation as related to
various aspects of improving County Road 3.
o HKG has included in their proposal an attractive
financial analysis package which was superior to other
consultants. This financial analysis included the
ability to analyze implications of various right of way
concepts from the perspective of acquisition, property
tax loss, property tax generation due to redevelopment
possibilities, project funding, etc.
o The HKG team included in their approach the use of the
Macro Media firm which, if desired by the City, will be
very useful in allowing the City Council and study
group to visualize potential changes to the corridor.
A demonstration by Macro Media will be given during the
work session.
o HKG had a very competitive fee schedule and was
considered to be less expensive than BRW.
V. SPECIFICS OF THE HOISINGTON KOEGLER STUDY APPROACH
Although a full description of HKG's approach is outlined in
the attached proposal, a brief outline of their proposal is
as follows:
o Timeline
HKG has estimated it will take approximately eight
months to fully complete the study and the public
participation process.
o Public participation
HKG's proposal involves the use of a steering committee
consisting of business and resident interests
representing the entire corridor to insure consistency
in decision making throughout. In addition, five
subcommittees consisting of business and resident
interests representing five distinct areas of the
corridor would be formed. Furthermore, each
subcommittee will have a representative on the steering
committee which will play an oversight role.
In addition, interviews and focus group type sessions
are proposed.
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May 7, 1993
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Please note that the public participation process
recommended by Hoisington Koegler can be modified by
the City based on specific circumstances relative to
the project. As a result, staff would be interested in
ascertaining the Council or Planning Commission's
recommendations as to the public participation process.
o Work Program
o Cost
The proposed approach by HKG involves a relatively
standard study process involving data collection,
identification of issues and objectives, development of
alternatives, selection of alternatives, development of
a design framework, development of implementation
strategies, preparation of the final report, and then
approvals. Again, modifications can and probably will
be made to the work program.
The cost for the study as quoted by HKG is dependent on
the level of services proposed. The base level cost
for the study is $73,900. Based upon the inclusion of
all optional services the study cost could amount to
approximately $117,000. Please note that the final
study cost is subject to negotiation and is also
dependent upon the exact services which the City
desires the consultant to perform. As a result, any
input from the City Council and Planning Commission on
this matter will be helpful to staff in negotiating a
contract.
One major component of the optional services which is
somewhat expensive relates to the visualization tools
which could be used. Staff is interested in
determining the Council's interest in using this tool.
o ISTEA Application Assistance
One very important aspect of using HKG pertains to
assistance they are willing to provide to the City at
no charge relative to working with the County on
preparing the ISTEA application (Federal funding) for
improvements to County Road 3. This application is due
to be submitted in July of 1993. It is imperative that
the application which is being prepared by Hennepin
County takes advantage of the positive aspects of the
project and scores as high as possible. As a result,
Hoisington Koegler has agreed to work with the City and
Hennepin County on the preparation of this ISTEA
application at no charge.
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May 7, 1993
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VI. FUNDING OF STUDY
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At this time staff is proposing to use funds from either the
2 -1 TIF District or the Economic Development Fund. Funds
are available to pay for the cost of this study.
VII. ISSUES TO DISCUSS
As a part of the Council and Planning Commission's review of
this matter at the work session, staff suggests that
questions or comments be devoted to the following important
issues:
o Consultant qualifications
o Proposed approach to the study
o Public participation process
o Cost of study
o Time to complete the study