VII.3. Resolution Approving Letter of Agreement with Hennepin County Housing and Redevelopment Authority for the Shady Oak Station Area Redevelopment Plan Update; Needham
CITY OF HOPKINS
City Council Report 2025-026
To: Honorable Mayor and Council Members
Mike Mornson, City Manager
From: Revée Needham, Community Development Manager
Date: March 4, 2025
Subject: Letter of Agreement for Hennepin County Planning Grant Award
_____________________________________________________________________
RECOMMENDED ACTION
MOTION TO adopt Resolution 2025-009 Approving Letter of Agreement with Hennepin
County Housing and Redevelopment Authority for the Shady Oak Station Area
Redevelopment Plan Update.
OVERVIEW
The City of Hopkins was awarded a $50,000 Planning Grant from Hennepin County to
complete an update to the Shady Oak Station Development Strategy. To accept the
grant award, the City needs to approve a Letter of Agreement with Hennepin County
and a Professional Services Agreement with the selected consultant, Van Meter
Williams Pollack.
Background on Grant Program
Hennepin County offers Planning Grants to help cities plan for a vibrant future, shape
land-use patterns, and guide private investment to best achieve community goals.
Hennepin County seeks land use and development planning projects that address
county priorities, including:
• Compact, efficient land use that promotes walking, biking, and transit use
• Economic growth, increased prosperity and economic inclusion
• Climate change mitigation and climate resilience
• Reducing disparities in housing, transportation and access to destinations
Public agencies, including municipal governments, park districts, watershed districts,
within Hennepin County are eligible to apply for Planning Grants. The Planning Grants
program supports land use planning and development-related projects that are at a
small geographic scale, rather than city-wide plans, such as small area plans, station
area plans, and public realm plans. Hennepin County typically offers up to $200,000
between their Planning Grants and Business District Initiative programs.
City of Hopkins Grant Award
The City of Hopkins applied for and was awarded a $50,000 Planning Grant to support
the update of the Shady Oak Station Development Strategy. The grant requires a
match based on the city population. For the City of Hopkins’ population, this match
would normally be $15,000. However, Hennepin County agreed to reduce the City’s
Planning & Economic
Development
match to $7,500 due to the City’s financial constraints. The matching funds will be paid
out of the Economic Development fund and is included within the Planning & Economic
Development 2025 budget.
Through the review process, Hennepin County and the City of Hopkins staff selected
Van Meter Williams Pollack (VMWP) as the consultant to complete the work. Hennepin
County Housing and Redevelopment Authority (HCHRA) contracts directly with VMWP
for their portion of the grant award ($50,000) and the City of Hopkins also contracts
directly with VMWP for our portion of the grant award ($7,500).
The Planning Grant will fund an update to the 2015 Shady Oak Station Development
Strategy to better reflect current market conditions, post-COVID, and a
residential/mixed-use station area that is vibrant, safe, walkable, and well-connected to
the community. The work will include engagement with targeted property owners,
businesses, the Youth Advisory Board, Nine Mile Creek Watershed, community
members, and city staff at Hopkins and Minnetonka. The consultant will produce high
quality visual images of the station area’s vision to energize interested developers and
the community. A more detailed scope of work is included within the attached
Professional Services Agreement. Upon completion, the updated Development Strategy
Update will be brought to the Planning Commission and City Council for review this fall.
SUPPORTING INFORMATION
• Resolution 2025-009
• Letter of Agreement
• Professional Services Agreement with Van Meter Williams Pollack
• Hyperlink to Hennepin County Planning Grant Website
CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION 2025-009
RESOLUTION APPROVING LETTER OF AGREEMENT WITH HENNEPIN COUNTY
HOUSING AND REDEVELOPMENT AUTHORITY FOR THE SHADY OAK STATION
AREA REDEVELOPMENT PLAN UPDATE
WHEREAS, Hennepin County solicited applications for the 2024 Planning Grant
program to help cities plan for a vibrant future, shape land-use patterns, and guide
private investment to best achieve community goals; and
WHEREAS, the City of Hopkins submitted an application to the Hennepin Planning
Grant program to update the Shady Oak Station Development Strategy; and
WHEREAS, the City of Hopkins was notified via email to receive a $50,000 grant
through the 2024 Hennepin County Planning Grant Program to complete the Shady
Oak Station Area Redevelopment Plan Update; and
WHEREAS, the Letter of Agreement has been reviewed by the City Attorney; and
WHEREAS, the City Council finds that it is appropriate to accept the grant award and
the City Manager or his designee is authorized to execute the Letter of Agreement.
NOW THEREFORE BE IT RESOLVED, that the City Council of the City of Hopkins
hereby accepts the grant described above.
Adopted by the City Council of the City of Hopkins this 4th day of March, 2025.
By:___________________________
Patrick Hanlon, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
Hennepin Planning Grants Program Letter of Agreement
City of Hopkins Shady Oak Station Area Redevelopment Plan Update
A. Overview
This Hennepin Planning Grant (“HPG”) Letter of Agreement (“the LOA”) describes how the Hennepin County Housing and Redevelopment Authority (“AUTHORITY) and the City of Hopkins (“City”) will collaborate to update the Shady Oak Station Area Redevelopment Plan (“the Project”). The City applied to Authority’s Hennepin Planning Grants Program for support for the Project. The AUTHORITY and City have jointly selected Van Meter Williams Pollack (“the Consultant”) to carry out the Project. The specific scope is included as Attachment 1.
The AUTHORITY is investing up to $50,000 to support the Project and will contract directly with the Consultant for Authority funding. The City is required to provide a minimum match of $7,500 and will contract directly with the Consultant for its funding. AUTHORITY will also pay additional HPG program consultants’ fees to participate in a design workshop for the Project, if one is to be held.
B. Project Description
Per the City’s application to the HPG program, the City desires to update the Shady Oak Station Redevelopment Strategy to better reflect a new vision for the area that reflects the current environment, current market conditions, and ridership estimates. The desired result is a mixed-use, higher density, walkable neighborhood.
• Work with elected officials and collaborate with the City of Minnetonka and Metropolitan Council to develop a shared vision for the area, including a review and update of the current redevelopment strategy that can be used to attract and guide future development.
• Develop a neighborhood identity for the area through:
o Placemaking and interim activation strategies
o Incorporation of outcomes from previous engagement efforts into the current project
o Investigation into potential redevelopment prospects of up to three opportunity sites utilizing development test fits
• High-quality images and communication that can be used to communicate the city’s vision to developers and other stakeholders.
C. Project elements and deliverables
In order to accomplish Project objectives, the City will work with the AUTHORITY to develop a project with the following elements to be delivered by the Consultant:
• Work item 1: Executive summary
• Work item 2: Engagement summary
• Work item 3: Updates to 2015 Redevelopment Strategy
o Work item 3.1: Updated fundamental concept
o Work item 3.2: Land use framework
o Work item 3.3: Circulation framework
o Work item 3.4 Project phasing
o Work item 3.5: Key development standards
• Work item 4: New content
o Work item 4.1: Development test fits
o Work item 4.2: Placemaking and activation
o Work item 4.3: Artistic renderings
D. Responsibilities
The City, together with the AUTHORITY, and the Consultant will develop a joint work plan with a refined project objective, task list, schedule, and deliverables, within 30 days of consultant selection.
The work plan will distinguish the County and City’s respective components of the work scope.
The AUTHORITY will be responsible for:
• Contracting directly with Consultant to complete the portion of the work scope covered directly by its funding contribution.
• Contracting directly with program consultants participating in a possible design workshop.
• Reviewing and approving invoices by consultants on a reimbursement basis.
• Participating in regular project team meetings at a mutually agreed upon schedule
• Reviewing and approving project deliverables
City will be responsible for:
• Contracting directly with Consultant for the portion of the work scope covered by its funding
contribution
• Reviewing and approving invoices by consultants on a reimbursement basis.
• Participating in regular project team meetings
• Coordinating review of deliverables by city staff and other stakeholders in a timely manner
• Approving project deliverables
• Being primary contact with Consultant for all project-related questions
• Managing city review, engagement, and approvals process
E. Project Costs
The AUTHORITY is agreeing to provide funds not to exceed $50,000 for this Project to be paid directly to the Consultant through reimbursement for completed work tasks. The AUTHORITY
expects invoices to be submitted monthly by the Consultant. The AUTHORITY is unable to reimburse for local government staff time, capital costs or equipment purchases.
City is agreeing to provide $7,500 for this Project to be paid directly to the Consultant through reimbursement for completed work tasks.
It is understood by the City that any failure by the City to fund, cooperate, or deliver as described in
this LOA may lead the AUTHORITY to rescind its award to the Consultant; this concept has been
memorialized in the AUTHORITY’s grant agreement entered into between the AUTHORITY and the
Consultant on December 21, 2023].
F. Timeline
All work must be completed prior to December 31, 2025. Timeline may be extended with prior
written approval.
CITY APPROVAL
CITY, having signed this agreement, and the AUTHORITY having duly approved this agreement on the 4TH day
of March, 2025, and pursuant to such approval, the parties hereto agree to be bound by the provision herein set
forth.
The CITY certifies that the person who executed this Agreement is
authorized to do so on behalf of the CITY as required by applicable
articles, bylaws, resolutions or ordinances. *
By: ________________________________
Patrick Hanlon
Title: Mayor, City of Hopkins
Date: ________________________________
By: ________________________________
Michael Mornson
Title: City Manager, City of Hopkins
Date: ________________________________
*CITY shall submit applicable documentation (articles, bylaws, resolutions or ordinances) that confirms the signatory's
delegation of authority. This documentation shall be submitted at the time CITY returns the Agreement to the County.
Documentation is not required for a sole proprietorship.
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Professional Services Agreement
Shady Oak Station Area Development Strategy Update
PROFESSIONAL SERVICES AGREEMENT FOR SHADY OAK STATION AREA
DEVELOPMENT STRATEGY UPDATE
This Agreement is made and entered into on the 4th day of March 2025, between the
CITY OF HOPKINS, 1010 1st Street South, Hopkins, MN 55343 ("City") and Van Meter
Williams Pollack LLP, (“Consultant”).
Preliminary Statement
The purpose of this Agreement is to set forth terms and conditions for the provision of
professional services by the Consultant for the City for the following described Project:
Shady Oak Station Planning Update
A. Consultant is engaged in the business of urban design and master planning
consulting services.
B. The City desires to hire Consultant to provide urban design consulting services to
update the Shady Oak Station Area Development Strategy (“Plan”).
C. The city is partnering with Hennepin County through the Hennepin County
Planning Grant program to help fund a portion of the cost of creating the Plan.
D. Consultant represents that they have the professional expertise and capabilities
to provide the City with the requested services and creation of the Plan.
E. The City desires to engage Consultant to provide the services described in this
Agreement and Plan development and Consultant is willing to provide such
services on the terms and conditions in this Agreement.
F. Per the City’s Agreement with Hennepin County, depicted in the attached Exhibit
A, the Consultant will need to complete the services no later than December 31,
2025.
The City and Consultant agree as follows:
1. Consultant's Services. The Consultant agrees to provide professional services
as described in the attached Exhibit B, Scope of Work, and any addenda thereto.
The Consultant shall serve as the City’s professional consultant in the specified
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Professional Services Agreement
Shady Oak Station Area Development Strategy Update
work and shall provide consultation and advice to the City during the performance
of its services. The requirements of this section may be waived by the City if the
Community Development Manager determines that they are not necessary for the
successful completion of the project. Any waivers of a previously agreed to
condition must be agreed to in writing and signed by both parties.
2. Term. The term of this Agreement will be from March 4, 2025 through December
31, 2025, the date of signature by the parties notwithstanding. This Agreement
may be extended upon the written mutual consent of the parties for such additional
period as they deem appropriate, and upon the terms and conditions as herein
stated.
3. Compensation for Services. City agrees to pay the Consultant $7,500 for
services as described in Exhibit B, attached and made a part of this Agreement,
which may be amended from time to time by mutual agreement by City and
Consultant.
The Agreement amount shall include all services to be rendered by the Consultant
as part of this Agreement (including all travel, living and overhead expenses
incurred by the Consultant in connection with performing the services herein)
except for special services authorized in writing by the City. The amount stipulated
shall be considered a "Not to Exceed" cost to the City.
The Consultant must keep track of the costs billable under this contract at all times.
Any work in excess of the negotiated amount shall not be eligible for payment
unless preapproved in writing. The Consultant must notify the City if the Consultant
anticipates that the negotiated amount might be exceeded in order to determine
whether or not the City is prepared to increase the compensation. This notification
and approval must occur in advance of the work occurring to be considered for
compensation.
5. Payment of Fees. The Consultant must submit itemized bills for services provided
to the City on a monthly basis. The monthly billing must summarize the progress
of the project as certified by the Consultant. Consultant must verify all statements
submitted for payment in compliance with Minnesota Statutes Section 471.38. For
reimbursable expenses, the Consultant must provide such documentation as
reasonably required by the City. Consultant bills submitted will be paid in the same
manner as other claims made to the City.
6. Audit Disclosure. The Consultant must allow the City or its duly authorized
agents reasonable access to such of the Consultant's books and records as are
pertinent to all services provided under this Agreement.
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Any reports, information, data, etc. given to, or prepared or assembled by the
Consultant under this Agreement which the City requests to be kept confidential
must not be made available to any individual or organization without the City's prior
written approval. All finished or unfinished documents, data, studies, surveys,
drawings, maps, models, photographs, and reports prepared by the Consultant will
become the property of the City upon termination of this Agreement, but Consultant
may retain copies of such documents as records of the services provided and may
reuse standard portions of such documents in the normal course of its business.
7. Termination. This Agreement may be terminated by City by seven day's written
notice to Consultant. Upon termination under this provision, the Consultant will be
paid for services rendered and reimbursable expenses until the effective date of
termination.
If, through any cause (except those reasonably beyond Consultant’s control), the
Consultant fails to fulfill in timely and proper manner its obligations under this
Contract, or if the Consultant violates any of the covenants, agreements, or
stipulation of this Contract, the City shall thereupon have the right to terminate this
Contract by giving written notice to the Consultant of such termination and
specifying the effective date thereof, at least five (5) days before the effective date
of termination. In that event the Consultant shall have sixty (60) days to furnish all
finished or unfinished documents, computer programs, data, studies, surveys,
drawings, maps, models, photographs, and reports or other material prepared by
the Consultant under this Contract, which shall, at the option of the City, become
its property, and the Consultant shall be entitled to receive just, equitable
compensation for any satisfactory work completed on such documents and other
materials prior to the effective date of termination.
Notwithstanding the above, the Consultant shall not be relieved of liability to the
City for damages sustained by the City by virtue of any breach of the Contract by
the Consultant, and the City may withhold any payments to the Consultant for the
purpose of setoff until such time as the exact amount of damages due the City
from the Consultant is determined.
In the event this Contract is terminated for cause, then the City may take over and
complete the work, by contract or otherwise, and the Consultant and its sureties
shall be liable to the City for any costs over the amount of this contract thereby
occasioned by the City. In any such case the City may take possession of, and
utilize in completing the work, such materials, appliances and structures as may
be on the work site and are necessary for completion of the work. The foregoing
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Shady Oak Station Area Development Strategy Update
provisions are in addition to, and not in limitation of, any other rights which the City
may have.
The City may terminate this Contract at any time, with or without cause, by giving
written notice to the Consultant of such termination and specifying the effective
date thereof, at least fifteen (15) days before the effective date of such termination.
In that event, the Consultant shall have sixty (60) days to furnish all finished or
unfinished documents, computer programs, data, studies, surveys, drawings,
maps, models, photographs, and reports or other material prepared by the
Consultant under this Contract, which shall, at the option of the City, become its
property. If the Contract is terminated by the City as provided in this paragraph,
the Consultant will be paid an amount which bears the same ratio to the total
compensation as the services actually performed bear to the total services of the
Consultant covered by this Contract, less payments or compensation previously
made.
8. Subcontractor. The Consultant must not enter into subcontracts for any of the
services provided for in this Agreement without the express written consent of the
City.
9. Independent Contractor. At all times and for all purposes hereunder, the
Consultant is an independent contractor and not an employee of the City. No
statement herein shall be construed so as to find the Consultant an employee of
the City.
10. Assignment. Neither party will assign this Agreement, nor any interest arising
herein, without the written consent of the other party.
11. Services not Provided for. No claim for services furnished by the Consultant not
specifically provided for herein will be honored by the City.
12. Severability. The provisions of this Agreement are severable. If any portion
hereof is, for any reason, held by a court of competent jurisdiction to be contrary
to law, such decision will not affect the remaining provisions of the Agreement.
13. Entire Agreement. The entire agreement of the parties is contained herein. This
Agreement supersedes all oral agreements and negotiations between the parties
relating to the subject matter hereof as well as any previous agreements presently
in effect between the parties relating to the subject matter hereof. Any alterations,
amendments, deletions, or waivers of the provisions of this Agreement will be valid
only when expressed in writing and duly signed by the parties unless otherwise
provided herein.
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14. Compliance with Laws and Regulations. In providing services hereunder, the
Consultant must abide by all statutes, ordinances, rules and regulations pertaining
to the provision of services to be provided. Any violation will constitute a material
breach of this Agreement and entitle the City to immediately terminate this
Agreement.
15. Equal Opportunity. During the performance of this contract, the Consultant must
not discriminate against any employee or applicant for employment because of
race, color, creed, religion, national origin, sex, marital status, status with regard
to public assistance, disability, or age. The Consultant must post in places
available to employees and applicants for employment, notices setting forth the
provisions of this non-discrimination clause and stating that all qualified applicants
will receive consideration for employment. The Consultant must incorporate the
foregoing requirements of this paragraph in all of its subcontracts for program
work, and will require all of its subcontractors for such work to incorporate such
requirements in all subcontracts for program work.
16. Waiver. Any waiver by either party of a breach of any provisions of this Agreement
will not affect, in any respect, the validity of the remainder of this Agreement.
17. Liability and Indemnity. The Consultant indemnifies and holds harmless the City,
its employees and agents, for all claims, damages, losses, and expenses,
including, but not limited to, attorney's fees, which they may suffer or for which they
may be held liable, as a result of, and to the extent of, the negligent or wrongful
acts of the Consultant, his employees, or anyone else for whom he is legally
responsible in the performance of this Agreement.
The Consultant assumes full responsibility for relations with its subcontractors, and
must holds the City harmless and defends and indemnifies the City, its employees
and agents, for any claims, damages, losses, and expenses in any manner caused
by such subcontractors, arising out of or connected with this contract.
18. Insurance. During the term of this Agreement, Consultant must procure and
maintain during the life of this Contract, and provide the City with a certificate of
insurance showing, the following coverage for each occurrence and in aggregate:
A. Comprehensive General Liability Insurance, including Property
Damage, Completed Operations and Contractual Liability for limits not less than
$1,500,000 each occurrence for damages of bodily injury or death to one or more
persons and $1,500,000 each occurrence for damage to or destruction of property.
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Shady Oak Station Area Development Strategy Update
B. Comprehensive Automobile Liability Insurance, in an amount not
less than $1,500,000 for each occurrence. Coverage shall include all owned autos,
non-owned autos, and hired autos.
C. Workmen's Compensation insurance for all its employees as
required by the Minnesota Worker's Compensation Act.
D. The City of Hopkins must be named as "ADDITIONALLY INSURED"
on the insurance described in paragraphs A, B, and C, and must receive notice ten
(10) days prior to the cancellation or expiration of the specified insurance. If the
deductible provisions of the Consultant's coverage or any subcontractor's
coverage is questioned by the City, the Consultant shall provide the City, upon
request, "Proof of Assets".
This policy must provide, as between the City and the Consultant, that the
Consultant's coverage shall be the primary coverage in the event of a loss. If the
Consultant is providing either architectural or engineering services, the Consultant
must also maintain during the term of this Agreement a professional liability
insurance policy with the same limits as for general liability. A certificate of
insurance on the City's approved form which verifies the existence of these
insurance coverages must be provided to the City before work under this
Agreement is begun.
19. Governing Law. This Agreement will be controlled by the laws of the State of
Minnesota.
20. Whole Agreement. This Agreement embodies the entire agreement between the
parties including all prior understanding and agreements, and may not be modified
except in writing signed by all parties.
Executed as of the day and year first written above.
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Professional Services Agreement
Shady Oak Station Area Development Strategy Update
CITY OF HOPKINS VAN METER WILLIAMS POLLACK LLP
By: By:
Patrick Hanlon, Mayor Laura Shagalov
Date: Its: Partner, Architect
Date:
By:
Michael Mornson, City Manager
Date:
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Professional Services Agreement
Shady Oak Station Area Development Strategy Update
EXHIBIT A – Letter of Agreement
Hennepin Planning Grants Program Letter of Agreement
City of Hopkins Shady Oak Station Area Redevelopment Plan Update
A. Overview
This Hennepin Planning Grant (“HPG”) Letter of Agreement (“the LOA”) describes how the Hennepin County Housing and Redevelopment Authority (“AUTHORITY) and the City of Hopkins (“City”) will collaborate to update the Shady Oak Station Area Redevelopment Plan (“the Project”). The City applied to Authority’s Hennepin Planning Grants Program for support for the Project. The AUTHORITY and City have jointly selected Van Meter Williams Pollack (“the Consultant”) to carry out the Project. The specific scope is included as Attachment 1.
The AUTHORITY is investing up to $50,000 to support the Project and will contract directly with the Consultant for Authority funding. The City is required to provide a minimum match of $7,500 and will contract directly with the Consultant for its funding. AUTHORITY will also pay additional HPG program consultants’ fees to participate in a design workshop for the Project, if one is to be held.
B. Project Description
Per the City’s application to the HPG program, the City desires to update the Shady Oak Station Redevelopment Strategy to better reflect a new vision for the area that reflects the current environment, current market conditions, and ridership estimates. The desired result is a mixed-use, higher density, walkable neighborhood.
• Work with elected officials and collaborate with the City of Minnetonka and Metropolitan Council to develop a shared vision for the area, including a review and update of the current redevelopment strategy that can be used to attract and guide future development.
• Develop a neighborhood identity for the area through:
o Placemaking and interim activation strategies
o Incorporation of outcomes from previous engagement efforts into the current project
o Investigation into potential redevelopment prospects of up to three opportunity sites utilizing development test fits
• High-quality images and communication that can be used to communicate the city’s vision to developers and other stakeholders.
C. Project elements and deliverables
In order to accomplish Project objectives, the City will work with the AUTHORITY to develop a project with the following elements to be delivered by the Consultant:
• Work item 1: Executive summary
• Work item 2: Engagement summary
• Work item 3: Updates to 2015 Redevelopment Strategy
o Work item 3.1: Updated fundamental concept
o Work item 3.2: Land use framework
o Work item 3.3: Circulation framework
o Work item 3.4 Project phasing
o Work item 3.5: Key development standards
• Work item 4: New content
o Work item 4.1: Development test fits
o Work item 4.2: Placemaking and activation
o Work item 4.3: Artistic renderings
D. Responsibilities
The City, together with the AUTHORITY, and the Consultant will develop a joint work plan with a refined project objective, task list, schedule, and deliverables, within 30 days of consultant selection.
The work plan will distinguish the County and City’s respective components of the work scope.
The AUTHORITY will be responsible for:
• Contracting directly with Consultant to complete the portion of the work scope covered directly by its funding contribution.
• Contracting directly with program consultants participating in a possible design workshop.
• Reviewing and approving invoices by consultants on a reimbursement basis.
• Participating in regular project team meetings at a mutually agreed upon schedule
• Reviewing and approving project deliverables
City will be responsible for:
• Contracting directly with Consultant for the portion of the work scope covered by its funding
contribution
• Reviewing and approving invoices by consultants on a reimbursement basis.
• Participating in regular project team meetings
• Coordinating review of deliverables by city staff and other stakeholders in a timely manner
• Approving project deliverables
• Being primary contact with Consultant for all project-related questions
• Managing city review, engagement, and approvals process
E. Project Costs
The AUTHORITY is agreeing to provide funds not to exceed $50,000 for this Project to be paid directly to the Consultant through reimbursement for completed work tasks. The AUTHORITY
expects invoices to be submitted monthly by the Consultant. The AUTHORITY is unable to reimburse for local government staff time, capital costs or equipment purchases.
City is agreeing to provide $7,500 for this Project to be paid directly to the Consultant through reimbursement for completed work tasks.
It is understood by the City that any failure by the City to fund, cooperate, or deliver as described in
this LOA may lead the AUTHORITY to rescind its award to the Consultant; this concept has been
memorialized in the AUTHORITY’s grant agreement entered into between the AUTHORITY and the
Consultant on December 21, 2023].
F. Timeline
All work must be completed prior to December 31, 2025. Timeline may be extended with prior
written approval.
CITY APPROVAL
CITY, having signed this agreement, and the AUTHORITY having duly approved this agreement on the 4TH day
of March, 2025, and pursuant to such approval, the parties hereto agree to be bound by the provision herein set
forth.
The CITY certifies that the person who executed this Agreement is
authorized to do so on behalf of the CITY as required by applicable
articles, bylaws, resolutions or ordinances. *
By: ________________________________
Patrick Hanlon
Title: Mayor, City of Hopkins
Date: ________________________________
By: ________________________________
Michael Mornson
Title: City Manager, City of Hopkins
Date: ________________________________
*CITY shall submit applicable documentation (articles, bylaws, resolutions or ordinances) that confirms the signatory's
delegation of authority. This documentation shall be submitted at the time CITY returns the Agreement to the County.
Documentation is not required for a sole proprietorship.
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Professional Services Agreement
Shady Oak Station Area Development Strategy Update
EXHIBIT B – Scope of Work
2/19/25
Kersten Elverum
Director of Planning and Economic Development
City of Hopkins
952-548-6340
kelverum@hopkinsmn.com
Revee Needham
Community Development Manager
City of Hopkins
952-548-6343
rneedham@hopkinsmn.com
Ryan Kelley
Manager, Transit Oriented Communities
Hennepin County Housing & Economic Development
Ryan.kelley@hennepin.us
Laura Fredrick
Principal Planning Analyst
Hennepin County Housing & Economic Development
laura.fredrick@hennepin.us
Re: Shady Oak Station Area Development Strategy Update
Dear Kersten, Revee, Ryan and Laura,
Van Meter Williams Pollack LLP, along with Toole Design, are pleased to work with the City of
Hopkins and Hennepin County on the Shady Oak Station Area Development Strategy Update. Please
see our proposed scope and schedule below.
Sincerely,
Laura Shagalov
Partner/Architect
Scope of Work
The project will have 7 fundamental phases of work:
Task 1: Existing Conditions Review
Task 2: Engagement
Task 3: Circulation Strategy Update
Task 4: Land Use and Phasing/Implementation Strategy Update
Task 5: Development Test FIts
Task 6: Activation and Placemaking
Task 7: Visualization
The following is an outline description of each of these tasks/phases of work, including
deliverables and fees. VMWP’s hourly rates and proposed schedule are also attached.
Task 1: Existing Conditions Review (Hennepin County)
The consultant team will develop a comprehensive understanding of the Hopkins Shady Oak Station
area through an existing conditions review. The documents below will be reviewed to understand
the City’s goals for the area, demographics, land use and physical conditions. The consultant team
will meet with the core client team to collaboratively produce a constraints and opportunities
analysis. The deliverable will be an aerial map with graphic notes generated at the meeting.
● Comprehensive Plan: Cultivate Hopkins
● Hopkins Sustainable Building Policy (Draft)
● Hopkins Heat Vulnerability Study
● 2015 Shady Oak Station Development Strategy
● 1-2 Documents recommended by the City of Minnetonka
● Concept plans for Central Park, when available for review.
Task 1 Deliverables: Constraints and Opportunities Map
Task 1 Fee Breakdown:
VMWP $ 1,250
Toole Design $ 1,250
Task 1 Total: $ 2,500
1
Task 2: Engagement (Hennepin County)
The City has requested limited and targeted engagement for the Development Strategy update, to
supplement past engagement and parallel efforts the City is working on currently. The team
assumes the following activities:
● One (1) online stakeholder meeting with property owners and businesses or individual
phone calls targeted to up to six (6) property owners selected by city staff. (1 hour total,
VMWP)
● One (1) online stakeholder meeting with development community focus group convened by
Community Development Staff or up to six (6) individual phone calls facilitated by Staff (1
hour total, VMWP)
(Alternately, development community outreach may be gathered through City’s market
analysis team.)
● One (1) virtual meeting with Nine Mile Creek Watershed (up to 30 min, VMWP)
● One (1) in person meeting with Youth Advisory Board members (up to 30 min, VMWP)
● One (1) in person HPG workshop with Hennepin County consultants and core client team, if
requested by the County (up to 1.5 hours, VMWP & Toole Design)
● One (1) in person Activation & Placemaking Workshop (up to 2 hours, VMWP & Toole Design)
● One (1) in person Planning Commission meeting, if scheduled for a date prior to Hennepin
County project deadline of September 30, 2025 (VMWP)
● One (1) in person City Council meeting, if occurs prior to Hennepin County project deadline
of September 30, 2025 (VMWP)
VMWP will work with the City and County on participants and schedule for the above events. The
City will be responsible for inviting participants, providing an online platform and in-person meeting
locations, and advertising the events as needed. The City will be responsible for hosting a web site
for the project if desired, gathering public comments and providing them to the consultant team for
review. The consultant team will work with the City to provide equitable and accessible opportunities
to participate in the project, regardless of education, ability or language. The City is responsible for
providing translation services if desired. Photodocumentation of engagement activities will be
provided.
A final presentation to the community to share project outcomes is not included in the scope of this
project but could be requested by the City for an additional fee.
Task 2 Deliverables: 1-page engagement summary for inclusion in the final document. Engagement
results will be integrated into other Task deliverables.
Task 2 Fee Breakdown:
VMWP $ 7,500
Toole Design $ 4,500
Task 2 Total: $12,000
Task 3: Circulation Framework Update (Hennepin County)
Beginning with the existing conditions analysis undertaken by the consultant team, Toole Design will
update the 2015 Circulation Framework to reflect a vibrant, mixed-use neighborhood. The
consultant team assumes only minor updates to the circulation plan from 2015. 17th Avenue plans
will be incorporated. Revised street section graphics will be provided. Guidance on intersection
design for safe crossings will also be included.
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Task 3 Deliverables: Updated Circulation Framework
Task 3 Fee Breakdown:
VMWP $ -
Toole Design $ 5,500
Task 3 Total: $ 5,500
Task 4: Land Use & Phasing/Implementation Update (Hennepin County)
VMWP will provide an update to key components of the 2015 Development Strategy including the
Fundamental Concept for the area, Land Use framework, and specific Development Standards
selected through consultation with Community Development Staff that inform neighborhood
character and interface with the public realm. Recommended land use changes will be included.
VMWP will synthesize tasks into an updated phasing and implementation plan that will provide a
road map for the City of Hopkins. Short, mid and long-term implementation strategies will be
included.
Task 4 Deliverables: Updated Fundamental Concept, Land Use Framework, Key Development
Standards and Phasing, based on the 2015 Development Strategy.
Task 5 Fee Breakdown:
VMWP: $14,000
Toole: $ -
Task 4 Total: $14,000
Task 5: Development Test Fits (Hennepin County)
VMWP will utilize spatial modeling to evaluate current zoning and built form regulations, as well as
test proposed regulations for alignment with desired economic outcomes, on up to three (3)
opportunity sites selected by Community Development Staff (Alternately the client team can elect
for VMWP to study 1 site with up to 3 options each). VMWP will work with City staff to identify sites
and assumes at least 1 site be located on Metropolitan Council land. Diagrammatic 3D views and
floor plans will be generated along with project statistics including parking and a breakdown of
building areas.
Task 4 Deliverables: Up to 3 Test Fits for development feasibility in graphic form with data tables.
Task 4 Fee Breakdown:
VMWP $8,500
Toole $ -
Task 4 Total: $8,500
Task 6: Activation and Placemaking (Hennepin County)
Toole Design will synthesize the results of the Placemaking & Activation engagement workshop into
a Strategy Memo, to be incorporated into the final document. Public art and interim strategies for
public space will be considered along with streetscape opportunities. The consultant team will work
with City staff to identify community partners to participate in the workshop. The City’s coordination
effort across neighboring cities through collaboration with PLACES will also be incorporated.
(Workshop shall be up to two (2) hours)
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Task 6 Deliverables: Activation and Placemaking Memo
Task 6 Fee Breakdown:
VMWP: $ - (attendance only)
Toole: $ 7,500
Task 6 Total: $ 7,500
Task 7: Visualization & Reimbursables (City of Hopkins)
VMWP will provide up to three artistic 3D views of the project to communicate the project vision to
community members and interested developers. One of the three images will be an aerial view. The
consultant team will work with City staff to select views. VMWP will collaborate with Jeffrey Michael
George Architectural Illustration (JMG) to produce artistic renderings. Task 7 also includes a
reimbursable allowance of up to $500. The reimbursable allowance includes mileage at the IRS 2025
rate of $0.70/mile, engagement activity supplies and printing.
Task 7 Fee Breakdown:
VMWP (including JMG fee) $ 7,250
Toole Design $ 250
Task 7 Total: $ 7,500
Meetings:
The consultant team assumes one monthly one (1) hour meeting with the core team which will
consist of Hopkins staff, Minnetonka staff, Hennepin County staff and VMWP. Toole Design will
attend select meetings depending on the agenda. VMWP is also prepared to attend one in-person
Planning Commission meeting and one in-person City Council meeting, and present the project at
those meetings, as long as they occur prior to September 30, 2025 based on the Hennepin County
agreement.
Final Deliverables:
The 2025 Development Strategy Update will include key updated content from 2015 as well as new
content. The City has requested an abbreviated document for the ease of users, particularly the
development community. Formatting will follow the 2015 document unless decided otherwise by the
consultant team and City staff. Please note the consultant team will make one round of revisions
based on consolidated comments from the core project team prior to submitting the final report.
The Final product will consist of the following:
● Executive Summary
● Engagement Summary
● Updated, Abbreviated Content:
○ Fundamental Concept
○ Land Use Framework
○ Circulation Framework
○ Project Phasing
○ Key Development Standards
● New Content:
○ Development Test Fits
○ Placemaking & Activation
○ Artistic Renderings
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Fee Summary:
Task 1: Existing Conditions $ 2,500 (Hennepin County)
Task 2: Engagement $12,000 (Hennepin County)
Task 3: Circulation Updates $ 5,500 (Hennepin County)
Task 4: Land Use Updates $13,500 (Hennepin County)
Task 5: Development Test Fits $ 9,000 (Hennepin County)
Task 6: Placemaking & Activation $ 7,500 (Hennepin County)
Task 7: Visualization & Reimbursables $ 7,500 (City of Hopkins)
Project Total: $57,500
Total VMWP Fee: $38,500
Total Toole Design Fee: $19,000
Schedule:
See preliminary monthly work plan attached.
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