Joint Study Session #1-Mtg Dec 12 2006
City Council Joint Study Session #1
Meeting of December 12,2006
Brief Description:
Joint discussion on the Shady Oak Road Redevelopment
Study detailed site planning concepts.
Introduction
Over the past two years the Hopkins and Minnetonka city councils have held a series of
joint meetings to collaborate on plans to reconstruct Shady Oak Road from Excelsior
Boulevard to Highway 7, and to examine opportunities for redevelopment along the
Shady Oak Road corridor. A major milestone was reached on September 20, 2006
when together the councils held a public hearing and adopted resolutions approving a
preliminary layout for the roadway project.
Recently, planning consultant Mark Koegler has prepared detailed site planning
concepts for the councils' review and discussion on December 12. Commercial real
estate consultant Jim McComb will also be at the December 12 meeting to share his
insight and observations about market conditions for the project area.
Redevelopment Project Budget
As councilmembers know, the Hennepin County Board took action on November 16 to
reallocate $9 million of county community works funds from the Shady Oak Road
redevelopment to other county projects. These funds were to have given our cities the
opportunity for early purchase of some of the "total takings" of property required for the
road reconstruction and redevelopment projects. Although this is a setback, our cities
can continue to work together to complete the redevelopment plans, and seek to have
funding restored during the county's budget cycle in 2007.
A copy of the December 5 letter from Mayors Callison and Maxwell to area residents
and businesses explaining this situation is enclosed. Also, Larry Blackstad of
Community Works and Craig Twinem of Public Works will be at the meeting to clarify
the current status of the redevelopment and roadway projects.
Detailed Site Planning Concepts
Enclosed are a memorandum and planning maps prepared by Mark Koegler that review
the land use plan options for the redevelopment areas along Shady Oak Road, as well
as four detailed site planning concepts prepared for these areas. Mr. Koegler will
review the land use options and site planning concepts at the meeting, and will solicit
direct feedback from councilmembers about the concepts.
City Council Joint Study Session of December 12, 2006
Shady Oak Road Redevelopment Study
Page 2
Discussion Point
Staff needs to know if these site planning concepts are on the right track as we prepare
for the next round of neighborhood meetings, which are yet to be scheduled.
Summary
City staff and the consultants are very interested in hearing councilmembers' comments
and observations. Based on the councils' discussion on December 12, and comments
received from residents and businesses at the neighborhood meetings, we will be
preparing a preferred site plan concept for further review.
Submitted through:
Rick Getschow, Hopkins City Manager
John Gunyou, Minnetonka City Manager
Originated by:
Jim Kerrigan, Hopkins Director of Economic Development & Planning
Steve Stadler, Hopkins Public Works Director
Lee Gustafson, Minnetonka City Engineer
Ron Rankin, Minnetonka Community Development Director
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City of lIopkins
December 5, 2006
Dear Shady Oak Property or Business Owner:
By now you may have heard that the Hennepin County Board of Commissioners
recently voted to reallocate $9 million dollars from the Shady Oak Road redevelopment
project to other county projects.
Although the roadway construction funding was not affected, the lost funding had been
budgeted for property acquisitions, including some of the total takings required for the
road work to be done from Excelsior Boulevard to Hwy. 7. The immediate impact of the
funding loss is the inability to do early takings of property needed for rights-of-way.
We want to assure you that in spite of this significant setback, the cities of Minnetonka
and Hopkins remain committed to seeing the Shady Oak Road redevelopment project
through to completion. Joint redevelopment planning by the two cities will continue as
planned, and we encourage your participation in the community meetings that will be
scheduled in the coming months.
Our efforts to restore funding will focus on the county's next budget cycle, one year from
now. The redevelopment plan will be completed by spring 2007, so that project funding
needs may be reconsidered in Hennepin County's 2008-2012 capital improvement plan.
Over the coming year, our cities will take the lead in educating county commissioners
and building support for the project, emphasizing our collaborative efforts over the past
three years both between the two cities and with Hennepin County Community Works.
Your continued support of this important project would be greatly appreciated. If you
have any questions or concerns, please be sure to contact Ron Rankin, Minnetonka
Community Development Director, at (952) 939-8200, or Jim Kerrigan, Hopkins Director
of Economic Development and Planning, at (952) 935-8474.
Sincerely,
~a.~
Janis Callison
Mayor of Minnetonka
14600 Minnetonka Boulevard
Minnetonka, MN 55345
~/~
Gene Maxwell
Mayor of Hopkins
1010 1 st Street South
Hopkins, MN 55343
MEMORANDUM
Hoisington Koegler Group Inc.
1113
110
To:
Mayors, City Councils and Staff Members - Cities of Minnetonka and Hopkins
Mark Koegler
Shady Oak Road Redevelopment Study
December 5,2006
From:
Subject:
Date:
Introduction
The ongoing land use planning efforts for the redevelopment of the Shady Oak Road area impacted by
pending roadway reconstruction is continuing supplemented by a new component of the project, a market
analysis. As we began to look at land use concepts in more detail, it was determined that the project could
benefit from input on the market for retail, office and housing uses in the project area. Accordingly,
McComb Group Ltd. has been added to the project consulting team to provide an overview of the market
and insight on planned uses that are likely to have "real world" marketplace acceptance.
At this time, the McComb Group is in the early portions of their work. Jim McComb will be at the meeting
on Tuesday to review information on the trade area and general observations about the market conditions
of the project area. Initial market insights have also been used to help create the land use concepts that will
be discussed at the meeting.
Project Context
The attached context map provides an overview of the location of the Shady Oak Road project area relative
to downtown Hopkins and areas further east. As planning for this area continues, consideration should be
given to the proximity, linkage and competitive aspects of the Shady Oak Road commercial area to
downtown Hopkins. The Context Map also shows the potential locations of future LR T stations. The
Shady Oak Road station is generally within ~ mile of the project area which is considered still within a
reasonable distance for people to walk to transit stations.
Land Use Plan Options
The Shady Oak Road project area has been divided into two areas, one labeled as primary and the other as
secondary (see attached Redevelopment Areas map). The primary area is that in which redevelopment will
take place in full or in part due to property acquisitions resulting from the roadway reconstruction. The
secondary area is that in which long-term change may occur. Accordingly, detailed planning is being done
at this time for the primary area and more generalized land use planning is being done for the secondary
area. Both the specific. planning and general planning can be incorporated into the upcoming
comprehensive plan updates for both Hopkins and Minnetonka.
Three land use concepts have been assembled for the project area. The purpose of these options is to
stimulate discussion on land use patterns that are appropriate for the area. The following is an overview of
each of the alternatives.
123 North Third Street, Suite 100, Minneapolis, MN 55401-1659
Ph (612) 338-0800 Fx (612) 338-6838 www.hkgi.com
Direct (612) 252-7120 Email mkoegler@hkgi.com
Shady Oak Road Redevelopment Study Memo
December 5, 2006
Page 2
Land Use Concept A
Within the primary study area under Concept A, retail uses along the west side of Shady Oak Road would
be replaced in kind. This option establishes a retail corridor from Bradford Road on the south to the
western extension of Main Street. North of the Main Street extension, the plan calls for medium density
residential. Medium density at this location would provide a transition between Shady Oak Road and the
residential neighborhood lying to the west.
One of the three secondary areas under this concept is shown as being a commercial use. Property
currently containing the gas station and dry cleaners at the comer of Shady Oak Road and Excelsior
Boulevard would remain commercial. The parcel at the northeast comer of Main Street and Shady Oak
Road is shown as medium density residential. This site is a key entry on Main Street and should be
considered as a western gateway to downtown Hopkins.
The secondary area in the northeast comer of Shady Oak Road and Excelsior Boulevard contains a mix of
uses. Medium density residential is located just south of the Oaks townhomes with high density residential
further south and east of 20th A venue. The single-family homes on the east side of 20th Avenue remain
unchanged.
Land Use Concept B
Under Concept B, the primary study area contains a mix of commercial and housing uses. The commercial area
stretches from Bradford Road on the south to the southern edge of the existing shopping center. High density
residential would eventually replace the shopping center and would also occur north of the Main Street extension.
Commercial designations would also be placed upon the parcels at the northwest comer of Shady Oak Road and
Excelsior Boulevard and at the northeast comer of Main Street and Shady Oak Road. At this second location, a
future office development might replace the auto sales and service uses that are there today.
The area in the northeast comer of Shady Oak Road and Excelsior Boulevard is shown as mixed use and
low density residential. This concept uses 20th Avenue as the divide between the two uses and in doing so,
preserves the single-family homes on the east side of the street and replaces the small townhome area on
the northern edge of 20th Avenue with single-family homes. The small townhome complex is in the
process of being vacated and demolished. This concept removes a number of single-family homes on the
west side of 20th Avenue. The long-term redevelopment of this area needs to consider the amount of
property required to contain specified land uses. Excluding the single-family homes from this mixed use
area would only leave a parcel depth of approximately 90 to 150 feet, not enough to develop as mixed use.
Land Use Concept C
Land Use Concept C attempts to interject more mixed use into the redevelopment area. In the primary
zone, it retains the commercial area north of Bradford Road. Proper.ty depths in this area pose a practical
limitations for larger scale mixed use or higher density housing. Mixed use development is shown both
north and south of the Main Street extension. Mixed use south of the Main Street extension may face some
design challenges due to the depth of the parcel.
As in Concept B, the two smaller parcels in the secondary project area are shown as commercial. The
property in the northeast comer of Shady Oak Road and Excelsior Boulevard are split between medium
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Shady Oak Road Redevelopment Study Memo
December 5, 2006
Page 3
density residential and mixed use. The medium density residential abuts a similar existing use, the Oaks.
Long-range redevelopment in this area is shown encompassing the areas on both sides of 20th Avenue.
Detailed Site Plan Concepts
Within the primary zones, we have assembled a range of site planning concepts to explore a variety of uses
at a higher level of detail. The four detailed site planning concepts that follow do not directly correlate to
the general land use concepts presented previously in this memorandum. They do; however, depict the
range of land use alternatives contained in the general concepts. Detail is also shown for one part of the
secondary area. Detailed plans are shown for the Main Street gateway property in the northeast comer of
Main Street and Shady Oak Road. The small size of these two parcels combined with their shallow
property depth makes them a challenge for redevelopment in the long-term. Detailed plans are included in
order to better understand what land use designations may work for this property.
All four of the site planning concepts are based on a set of assumptions pertaining to required property
acquisitions for the Shady Oak Road improvements. Up until very recently, it was assumed that all
properties within the primary area would be acquired with the likely exception of the existing strip retail
center just south of the Main Street extension. Accordingly, each of the concepts reflects the ability to
phase-in a long-term plan accounting for the fact that the shopping center may remain in place or could be
redeveloped at some point in the future. Recent shifts in project funding may result in the VFW building
remaining in place. Should that occur, it will be very difficult at best to redevelop any of the remaining
property .
Site Planning Concept 1
Site planning Concept #1 is somewhat of a "replacement in-kind" of the existing retail pattern in the area
south of the extension of Main Street and north of Bradford Road. Redevelopment of this area is limited
by the land area available for parking. Simply put, there is a finite amount of building construction that can
occur as long as the parking that serves the buildings is accommodated only in surface lots. In this
scenario, three one-story buildings totaling approximately 38,000 square feet could be developed. These
buildings could contain a mix of retail and office uses. They are depicted in the traditional suburban retail
model with the building separated from the street with a parking field that serves the uses. This traditional
arrangement is favored by many retailers. This concept meets the parking requirements stipulated in the
Hopkins Zoning Ordinance.
North of the extension of Main Street, this concept shows a 17 unit townhome development which would
be considered a medium density residential use. In this case, the gross density would be about 9.5 units per
acre. A small open space plaza is shown as a design feature on the north end of the townhomes. Across
the street along Main Street, eight additional townhome units are shown, mirroring the Oaks development
across the street.
Site Planning Concept 2
Site planning concept 2 begins to explore a different development pattern, one that has buildings that
address the street and relegate parking to the rear. The problem with street front orientation is the need to
have separate entrances off of both the street and parking lot sides of the buildings. Many smaller retailers
shy away from locations that require multiple entrances. While the sidewalk and trails that are part of the
road reconstruction will vastly improve pedestrian and bicycle safety, Shady Oak Road will never be a
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Shady Oak Road Redevelopment Study Memo
December 5, 2006
Page 4
pedestrian scale street like Main Street is in downtown Hopkins. As such, there is not likely to be much
customer usage of doors to businesses off of the sidewalk that abuts Shady Oak Road.
One type of use could take advantage of the street front presence. Smaller office condominiums are being
built in many locations throughout the Twin Cities. Most of these buildings are smaller in scale and have a
residential architecture appearance. Office condos would not be hindered by dual entrances. Preliminary
market comments from the McComb Group indicate that such uses might be feasible for the Shady Oak
Road area.
Concept 2 shows a string of commercial buildings (possibly some office condos) along the area north of
Bradford Road. A larger scale commercial building could be constructed on the shopping center site at
some point in the future. All of the identified commercial buildings are one story structures due to parking
limitations.
On the north side of the Main Street extension, Concept 2 shows a three story, residential building
containing approximately 70 units. As shown, the density of the residential area would be approximately
40 units per acre. Parking for the residential building would be contained within lower level enclosed
parking and surface parking.
Concept 2 examines the placement of another small office condominium building in the secondary project
area on the north side of Main Street. The site can accommodate a building of 9,000 square feet but can
only do so with a parking configuration that is less than ideal. Parking would need to be directly accessed
off of the alley that passes along the north side of the lot.
Site Planning Concept 3
Concept 3 keeps most of the elements of Concept 2 in place except that it expands the presence of housing
between Bradford Road and the extension of Main Street. A 3 story, 42 unit housing building is shown just
south of the extension of Main Street. The parking requirements for the building would be met by both
surface and underground parking.
Site Planning Concept 4
Concept 4 is different than the others in that it attempts to maxImIze the amount of potential
redevelopment. It places two new commercial (office and retail) buildings between Bradford Road and the
extension of Main Street separated by a new 3 level parking structure. Both of the new buildings could be
two stories totaling about 94,000 square feet. Parking to serve the buildings would be from surface lots
(1 07 spaces) and from approximately 270 spaces in the parking ramp. The parking ramp would be a 3
story structure; however, due to the grades in the area, the Shady Oak Road side of the structure could be 2
stories in height which would correlate with the height of the adjacent commercial buildings.
On the north side of the extension of Main Street, a new mixed use building is shown with commercial
uses on the main level and two stories of housing above. In this configuration, 40 housing units would sit
on top of approximately 25,000 square feet of office and retail uses. All of the residential resident parking
required would be underground with surface lots serving both residential visitor parking and parking for
the commercial uses.
The property in the northeast comer of Shady Oak Road and Main Street contains a small office building to
anchor the comer. Parking is accommodated in a surface lot just east of the building.
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Shady Oak Road Redevelopment Study Memo
December 5, 2006
Page 5
Building Typology
The final graphic sheet in the packet is a set of representative images of buildings for each of the land use
categories. We will have some additional elevations to present at the meeting on Tuesday relating to the
site planning concepts.
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