VII.1. Presentation: Shady Oak Station Area Development Strategy Update
CITY OF HOPKINS
Memorandum
To: Planning and Zoning Commission Members
From: Revée Needham, Community Development Manager
Date: September 23, 2025
Subject: Presentation: Shady Oak Station Area Development Strategy Update
_____________________________________________________________________
REQUEST
The purpose of this item is to seek feedback from the Planning and Zoning Commission
on the recently completed Shady Oak Station Area Development Strategy Update.
INFORMATION
Executive Summary
The 2025 Shady Oak Station Area Development Strategy Update sets a vision for a
vibrant, art forward, mixed-use, transit oriented residential district. The neighborhood is
envisioned to support active lifestyles, connect to recreational amenities, and
celebrate its industrial character. The Development Strategy Update is based on current
market conditions, which could change over time. Ultimately, the Development Strategy
Update will inform the Request for Proposals for the excess property that the
Metropolitan Council will be disposing of in the future.
Background
The City’s 2015 Shady Oak Development Strategy envisioned the area as an commuter
station and employment center with a mix of office uses. However, changing market
conditions since the COVID-19 pandemic have led to a weaker office market. The
Station Area is currently comprised of a mix of larger warehouse buildings, smaller
industrial buildings, and open space owned by the Metropolitan Council. The open
space will be available for development soon, and an updated vision was needed to
guide this area in advance of light rail which is planned to open in 2027. In 2024, the
City received a Planning Grant from Hennepin County to complete this update in
collaboration with the City of Minnetonka. In tandem, the City also worked with
MetroTransit to complete a market study of potential land uses in the area.
Development Strategy Update
The Strategy is divided into 6 chapters. The Executive Summary & Engagement
Summary includes key recommendations and engagement with local stakeholders. The
Placemaking and Activation Strategy recommends comprehensive investments in
efforts to build identity, increase wayfinding, provide an end of trip facility near the
station, and curate interim uses of undeveloped land to build excitement and forge a
sense of place for the new neighborhood. The Land Use and Development Strategy
recommends incremental changes to zoning and land use in Hopkins and Minnetonka
to encourage reinvestment in the build-out of the neighborhood over time. The
Circulation Strategy aims to implement a strong multimodal network and intersection
Planning & Economic
Development
safety improvements to boost connectivity for LRT riders, pedestrians and bicycles. The
Implementation Strategy ties Placemaking, Land Use and Circulation together with
actionable strategies in the near, mid and long term to build up a sense of place and
kick start a cycle of dynamic redevelopment. The Appendices include slides from the
Placemaking Workshop, a Constraints and Opportunities Map, Development Test Fits,
and Visualizations.
In addition, there is a separate Design Standards Memo which outlines
recommendations for how to implement the Strategy with design guidelines and align
Minnetonka’s and Hopkins’ zoning across city boundaries.
NEXT STEPS
The plan will be presented to the City Council on October 21, 2025.
SUPPORTING INFORMATION
• 2025 Shady Oak Station Area Development Strategy Update
• Design Standards Memo
9/8/2025
To City of Hopkins and City of Minnetonka
Memorandum
Re: Shady Oak Station Area - Recommended Development Standards
The recommended approach to implementation of the Shady Oak Station Area Development
Strategy Update is to create or refine an overlay district. An overlay district would designate
one of Hopkins’s current zoning districts, and Minnetonka’s anticipated new zoning districts,
on to the Northern portion of the station area. The overlay provides the opportunity to codify
the unique recommendations in the Development Strategy Update if desired by each
community.
After review of Hopkins’s current form-based development code, several recommendations
have been identified to add to the character and refine the scale of future developments in
the Shady Oak Station Area. To ensure consistency within the planning area, the City of
Minnetonka is encouraged to align its updated code with similar standards. The following
recommendations should be considered by each city when refining the Hopkins form-based
code or when Minnetonka implements its zoning code update:
Bulk Reduction: The large lots existing in the plan area could lead to extremely long
buildings. A Massing Break standard is recommended to create variety and support the
human scale.
Designated Ground Floor Mixed Use / Retail Use: Designation of ground floor mixed/retail
use is recommended to ensure that the precious resource of retail space is designed for
success and does not allow unreasonable tenant spaces to be created. Size, depth, ceiling
height, facade transparency, and trash collection are all critical components of successful
retail uses. Those building locations where retail in necessary for neighborhood vitality
should be clearly designated. In other areas where retail potential is minimal, community or
resident serving uses can be used to provide Ground Floor Active Frontages.
Ground Floor Active Frontage: Designations for active frontages should be a requirement
along most, if not all public street frontages as well as other pedestrian connections that
would benefit from activity. Active uses may include lobby spaces, residential common
amenities, and other support spaces such as bike parking. Frequent residential stoop entries
for all ground floor units lining the streets also contribute greatly to an active frontage.
Trail Oriented Active Frontages: To ensure the MN River Bluffs Regional Trail is a safe and
active space, it is recommended that the site plans should maximize the buildings which line
the trail to provide “eyes on the trail”. The buildings along the trail should have the same
frontage requirements as if they were along a public street, with units lining the building and
entries along the frontage for each residential unit.
Additional Standards: The recommended additional standards help define the specific
character and quality of the buildings and reflect a character of a transitioning industrial area
to an artistic residential district, which may be differentiated from both cities at large.
The recommendations provided reflect our professional experience and industry best
practice. They are being provided in a separate memorandum as they more appropriately fit
within the City of Hopkins Land Development Code and Minnetonka’s updated zoning code
than in the content of the Development Strategy. The summary of these development
standards above may be included as design principles within the Station Area Vision and
Development Strategy Update.
Rick Williams, Senior Partner
Attachment: Standards
- Bulk Reduction
- Ground Floor Mixed Use Retail
- Ground Floor Active Frontage
- Trail Oriented Active Ground Floor
- Additional Standards, Materials and Elements.
Intent:
It is important to reduce the visual impact of large building masses in both Hopkins
and Minnetonka while providing visual consistency throughout the station area.
Mass reduction is needed at a large scale to support the walkable environment
necessary for a station area, but must not compel artificial complexity out of scale
with the industrial context of Shady Oak.
At a finer scale existing building variety and façade articulation regulations in Hopkins
Land Development Code 102-750(j) can serve as a template for similar station area
regulation in Minnetonka.
RECOMMENDATONS FOR DEVELOPMENT
STANDARDS
GENERAL: BULK REDUCTION
Context:
The Hopkins Land Development Code provides a prescriptive, Form-Based approach
designed around the infill development typical of Downtown Hopkins and traditional
surrounding neighborhoods.
Minnetonka follows traditional zoning applicable to the station area at this time, but is
in the process of a zoning update.
In contrast to much of Hopkins, the Shady Oak Station Area lacks a traditional street
grid and building frontages will range from 200 to potentially over 800 feet in length.
Massing Breaks must be of adequate dimension to relieve the street wall.
Façade articulation does not do enough to mitigate the impact of long buildings by itself.
Current standards:
Hopkins 102-740 (b)(2): simplicity of
Facade Materials. A single major
façade material must be used for
each building façade segment, 60-
foot or larger.
Hopkins 102-750(j)(2): RX, IX, and NX
Zones. For buildings 90 feet in length or
greater, as measured along any street
or front facade, must treat that
frontage in segments of 50 feet or less
with the building variety standards in
102-750 (j)(3).
Commentary:
50 feet is the width of an urban lot
and a suitable articulation for infill
development traditional contexts.
When implemented on a 600-800 long
façade such controls will articulate,
not reduce building bulk. Instituting a
larger modulation of the building at
around the scale of one half of a 650
foot Hopkins block (in contrast to a
lot) would better achieve the vision for
a pedestrian scaled Shady Oak and
mitigate the potential of very large
buildings.
Suggested Standard:
Buildings in excess of 350 feet in length shall
provide a massing break no less than every
300 feet.
The massing break should be limited to
A recess or projection at least 25 feet wide*
and five feet deep^ extending from the
ground floor to the roof.
* massing break width is recommended not to exceed the
typical width of a one bedroom housing unit for plan flexibility
^massing break depth is limited to avoid making a housing unit
too shallow to be feasible.
While the suggested standard may appear
less restrictive than elements of Hopkins’s Land
Development Code, it is intended to be
additive to existing regulation and ensures a
consistent minimum urban design baseline for
the station area across the municipal limits.
Implementation of this recommendation does
not preclude enforcement of the Hopkins
Land Development Code for projects within
Hopkins.
A Massing Break can signify the main entrance.
GROUND FLOOR MIXED USE RETAIL OVERLAY
Context:
The Hopkins Development Code
provides form-based zoning control
of retail through the Storefront
Building Type (allowed in MX-TOD
zone through regulations concerning
ground floor transparency and entry
spacing [120-360 (h)]
Intent:
The current macroeconomic
environment is challenging for retail
businesses. Frequently the design of
retail within vertical mixed-use
development is an afterthought and
the space produced is functionally
challenged by the spatial demands
of the residential development
above. These recommendations for
both Hopkins and Minnetonka
portions of the Shady Oak Station
Area ensure retail space produced
will be functional and desirable.
Suggested Standards:
• First floor storefront standards shall be
required where required ground floor
mixed use retail is identified in the
regulatory framework
• Where ground floor retail is provided,
a setback no less than 10 feet shall
be provided from the property line.
• Ground floor retail shall be no less
than 30 feet deep as measured
inwards from the exterior face of the
street wall.
• No interior wall or other opaque
partition exceeding more than four
feet in height shall be located within
15 feet of perpendicular depth
behind the required street wall
glazing to prevent view obstruction.
• Ground floor retail shall be configured
to allow access to commercial trash
facilities within the building enclosure.
Façade transparency is necessary for retail success.
Retail benefits from spacious amenity setbacks
GROUND FLOOR ACTIVE FRONTAGE OVERLAY
Context:
Pedestrian-friendly streets play a
critical role in supporting transit by
bridging the “last mile” gap through
seamless, safe, and active
connections. Traditionally retail uses
have been the primary means to
increase pedestrian activity,
however the decline of retail due to
combination of macroeconomic
factors and competition from online
shopping requires more flexible
approaches today.
Intent:
Active frontage recommendations
for both Hopkins and Minnetonka
portions of the station area seek to
provide increased pedestrian
activity and natural surveillance at
specified locations while providing a
more flexible alternative to
traditional retail. The following
standards are recommended for
incorporation within the
development regulations for each
city.
Suggested Standards:
• Active frontage locations shall allow
the following ground floor uses
provided they comply with
applicable zoning and land use
regulation:
O Retail establishments
O Leasing offices
O Professional offices
O Residential lobbies
O Common resident amenity
spaces including, but not
limited to community rooms,
common kitchens, fitness and
yoga rooms, business offices,
bicycle lounges, pet
grooming, and resident service
offices
O Live/work units
O Ground floor residential units
with direct (secondary) entries
to the street
• All active frontage uses shall provide
an exterior entry at a minimum
average spacing of 50 feet on center.
• Live/work and floor residential units
within four vertical feet of sidewalk
elevation shall provide a stoop,
covered porch, or patio with a
minimum width of eight feet and
depth of five feet.
Exterior unit entries activate frontages.
Bike Lounges and other common amenities can activate frontages.
TRAIL ORIENTED ACTIVE GROUND FLOOR OVERLAY
Context:
Existing structures adjoining the
Minnesota River Bluffs LRT Trail, which
replaced the tracks of the former Soo
Line Railroad, typically disengage
from the trail with long blank facades
and substantial setbacks.
Intent:
The Minnesota River Bluffs Regional LRT
Trail is a valuable asset for the cities of
Hopkins and Minnetonka that enables
the Shady Oak Station Area
commitment to active lifestyles. By
activating the trail with adjacent
residential development and
amenities, security will be improved
through natural surveillance, as new
residents provide "eyes on the trail".
Through design and activation at
strategic locations, the trail will be
transformed into a vibrant, secure,
and inviting public space that
encourages four season use and
proactively discourages undesirable
activities.
Suggested standards:
• Trail Oriented Active Ground Floor
locations shall be limited to the
following uses provided they comply
with applicable zoning and land use
regulation:
O Interior Common resident
amenity spaces including, but
not limited to fitness and yoga
rooms, bicycle lounges, and
pet grooming
O Exterior resident courtyards,
resident play areas, and
swimming pools
O Live/work units
O Ground floor residential units
with direct (secondary) entries
to the trail.
• All Trail Oriented Active Frontages shall
provide exterior entries at a minimum
average spacing of 50 feet on center.
• Live/work and ground floor residential
units at Trail Oriented Active Frontages
a shall provide a stoop, covered
porch, or patio with a minimum width
of eight feet and depth of five feet.
Exterior courtyard and pool activating the trail frontage.
Exterior entries at the ground floor are required to activate trails.
ADDITIONAL STANDARDS
Context:
The Shady Oak Station Area is
searching for a strong, compelling
identity. Today it is separate and
distinct from downtown Hopkins to the
north, and the suburban
neighborhoods of Minnetonka to the
west.
The Development Strategy 2.0
suggests an identity that blends the
area's industrial past with purposeful
design for active lifestyles and
improved recreational opportunities
to create a vibrant future.
Intent:
Regulation for the core station area
(Metropolitan Council property)
should respect its uniqueness through
flexibility from typical material
palettes, architectural forms, attention
to public art. Minnetonka and Hopkins
can also consider applying these
recommendations to other properties
in the station area.
Suggested standards:
• Blank walls fronting publicly accessible
rights of way in excess of 50 feet of
length without glazed windows or doors
shall provide mitigation consisting of:
O Public art including murals,
mosaics, projections and
interactive elements, and
multipurpose art
O Irrigated Living (Green) Walls
• The following shall be allowed as
primary/major façade materials on all
building elevations regardless of existing
zoning:
ALLOWED MATERIAL MATERIAL REQUIREMENTS
Limestone, Sandstone, and cultured stone masonry blocks
Each masonry course not less than 8” in height
Architectural metal panels Concealed panel fasteners required
Site cast concrete Decorative formliner and paint or integral color required
Weathering steel
(Corten or equiv.),
copper, zinc, or tern metal
Limited to standing seam,
shingle, or corrugated
profiles
Thermally modified
wood plank
Limited to trim, plank
siding, and timbers
• Glazed overhead rolling doors are
encouraged at retail and active
frontages and shall be allowed in lieu of
glazed storefronts provided they meet
opacity regulations.
Public art is a required mitigation of blank walls.
Overhead doors are encouraged at retail.
2025 SHADY OAK STATION AREA
DEVELOPMENT STRATEGY UPDATE
A VISION FOR A VIBRANT, ART FORWARD, MIXED-USE
TRANSIT ORIENTED RESIDENTIAL DISTRICT
EXECUTIVE & ENGAGEMENT SUMMARIES 1
ACKNOWLEDGEMENTS
City Council 2025
Patrick Hanlon, Mayor
Heidi Garrido, Ben Goodlund, Brian Hunke, Aaron Kuznia
City Council 2025
Brad Wiersum, Mayor
Deb Calvert, Kimberly Wilburn, Patsy Foster-Bolton, Rebecca Schack, Paula
Ramaley, Kissy Coakley
Hopkins Planning and Zoning Commission
Whitney Terril, Chair
Adam Minter, Diane Ilstrup, Michael Ujifusa, Nathan Miller, Joshua Montgomery,
Pete Wiechert
Minnetonka Planning Commission
Amanda Maxwell, Chair
Derrick Banks, Alex Hanson, Matt Henry, David Waterman, Dana Minion, Scott Brink
Hopkins Staff
Mike Mornson, City Manager
Kersten Elverum, Director of Planning and Economic Development
Revée Needham, Community Development Manager
Ryan Krzos, City Planner
Sam Gallagher, Associate Planner
Minnetonka Staff
Mike Funk, City Manager
Julie Wischnack, Community Development Director
Kjerstin Yager, Economic Development Coordinator
Susan Thomas, City Planner
Alisha Gray, Economic Development and Housing Manager
CONSULTANT TEAM:
Hennepin County Economic Development
Ryan Kelley, Community Development Manager
Laura Frederick, Principal Planning Analyst
Nathaniel Hood, Senior Planning Analyst
Rick Williams, Senior Partner
Laura Shagalov, Partner
Andrew Faulkner, Project Manager
John Doyle, Senior Urban Designer
Jeffrey Michael George, Architectural
Illustration
Paul Lippens, Principal Urban Designer
Noah Halbach, Senior Landscape
Architect
Metro Transit
Jason Schmidt, Senior Project Manager, Transit-Oriented Development
EXECUTIVE & ENGAGEMENT SUMMARIES 2
TABLE OF CONTENTS
EXECUTIVE SUMMARY & ENGAGEMENT SUMMARY
PLACEMAKING AND ACTIVATION STRATEGY
LAND USE AND DEVELOPMENT STRATEGY
CIRCULATION STRATEGY
IMPLEMENTATION STRATEGY
APPENDICES
EXECUTIVE & ENGAGEMENT SUMMARIES 3
EXECUTIVE SUMMARY
The 2025 Shady Oak Station Area Development Strategy Update sets a vision for a
vibrant, art forward, mixed-use, transit oriented residential district. The neighborhood is
envisioned to support active lifestyles, connect to recreational amenities, and
celebrate its industrial character.
The previous Development Strategy completed in 2015 was organized around the
concept of the station area as a transit-oriented employment center. The 2025
Development Strategy Update forms a vision for the neighborhood that is reflective of
market and lifestyle factors that have evolved in the last decade. Through the
Hennepin County Planning Grants Program and collaboration between the Cities of
Hopkins and Minnetonka as well as the Metropolitan Council, the 2025 Strategy offers
an actionable vision for a vibrant mixed-use residential district with the Shady Oak
Station at its heart. The station area is envisioned to embrace change over time and
celebrate its industrial character as the neighborhood evolves. Existing recreational
assets contribute to a dynamic neighborhood oriented around transit and built for
biking and active lifestyles.
The 2025 Development Strategy Update is organized around the following
Placemaking and Activation, Land Use and Development, Circulation, and
Implementation Strategies. The Placemaking and Activation Strategy recommends
comprehensive investments in efforts to build identity, increase wayfinding, and curate
interim uses of undeveloped land to build excitement and forge a sense of place for
the new neighborhood. The Land Use and Development Strategy recommends
incremental changes to zoning and land use in Hopkins and Minnetonka to
encourage reinvestment in the build-out of the neighborhood over time. The
Circulation Strategy aims to implement a strong multimodal network and intersection
safety improvements to boost connectivity for LRT riders, pedestrians and bicycles. The
Implementation Strategy ties Placemaking, Land Use and Circulation together with
actionable strategies in the near, mid and long term to build up a sense of place and
kick start a cycle of dynamic redevelopment.
EXECUTIVE & ENGAGEMENT SUMMARIES 4
SUMMARY OF KEY RECOMMENDATIONS
• Prioritize interim events and activation of Metropolitan Council properties opposite the station plaza. [02: Placemaking]
• Integrate public art into infrastructure, wayfinding, and private development. [02: Placemaking]
• Encourage active living through supportive development and infrastructure that prioritizes walkers and rollers first. [03: Land Use, 04: Circulation]
• Close mobility gaps and strengthen links between Shady Oak Station and Downtown Hopkins. Provide trail-oriented active frontages on the ground floor of development. [03: Land Use, 04: Circulation]
• Improve the 17th Avenue & Excelsior Boulevard intersection in the short term to create safe and easy crossings for walkers and rollers. [04: Circulation]
• Focus ground floor retail on 17th Avenue S frontage at Excelsior Boulevard to shape a gateway and maximize the impact of limited retail demand in the station area. Encourage pedestrian activation with ground-floor active frontages. [03: Land Use]
• Guide the development of privately-owned public spaces in key locations. [02: Placemaking]
• Implement flexible land use and zoning regulations allowing for long-term replacement of the interim use site and park and ride lot with transit-supportive development. Encourage integration of convenience retail and a bike hub adjacent to the station. [03: Land Use]
• Coordinate between cities to apply basic zoning regulations to the properties directly adjacent to the Hopkins-Minnetonka border to enable parcel consolidation and enable greater residential density. [03: Land Use]
• Require public access easements across private property as a condition of redevelopment to promote internal site circulation and improve pedestrian access to the station and trails as shown on Circulation diagrams. [03: Land Use, 04: Circulation]
• Establish a long term objective to redesign Excelsior Boulevard. Implement additional land use changes to increase activity on the Excelsior frontage once the road is reconfigured. [03: Land Use]
EXECUTIVE & ENGAGEMENT SUMMARIES 5
Targeted engagement was completed through six consultant team-led stakeholder interviews. The interviewees included
three developers experienced in mixed-used projects, one local real estate broker and two property owners in the station
area identified by the City of Hopkins. Several common themes emerged from the interviews:
IDENTITY & INDUSTRIAL CHARACTER
Each stakeholder in their own way expressed a need to create a compelling identity for the station area. The station area is
understood to be separate and distinct from Downtown Hopkins. Property owners reinforced that the small-scale light
industrial character of the area is stable particularly in the triangle between the Green Line, freight tracks and 11th Avenue.
PUBLIC REALM & RECREATION
Multiple stakeholders expressed their support to reconfigure Excelsior Boulevard to be more walkable and supportive for
development. Several of the developers were interested in promoting active lifestyles through the area’s connection with
abundant recreational opportunities, including Shady Oak Beach, Central Park and the bike trail.
CATALYST DEVELOPMENT
The real estate professionals interviewed see the station area as a new frontier for development. Recommendations to foster
development include establishing clear density requirements, limiting ground floor retail requirements, and working in
partnership with the City to overcome feasibility challenges. Unit mix and parking ratios discussed with the developers were
taken into consideration for the development test fit studies found in Appendix C.
PLACEMAKING WORKSHOP
Following the targeted project outreach, a Placemaking and Activation workshop was conducted in June 2025 to shape a
vision from the input provided at the stakeholder interviews. See Appendix A for workshop slides and attendees. The
Placemaking Strategy covers the engagement outcomes in detail.
ENGAGEMENT SUMMARY
PLACEMAKING 7
PLACEMAKING AND ACTIVATION STRATEGY
PLACEMAKING 8
PLACEMAKING PURPOSE
The Shady Oak Station Area of the future will be a dynamic hub where neighbors,
businesses, art, and recreation converge to create a vibrant and connected
community.
This memo outlines a comprehensive placemaking and activation strategy for the
Shady Oak Station Area, based on a multi-agency workshop held on June 23, 2025. The
vision aims to transform the area into a vibrant, accessible, and art-forward district that
supports multimodal transportation, community interaction, and creative expression.
Key themes include featuring the area’s recreational and transportation assets,
embracing its industrial heritage, developing a dynamic identity, implementing
temporary and permanent public art, and enabling interim programming.
Avenue of Light by Cliff Garten, Fort Worth Texas
PLACEMAKING 9
PLACEMAKING VISION & IDENTITY
ESTABLISHING A DISTINCT IDENTITY
The Shady Oak Station Area is envisioned as a place of constant evolution, with
elements that change and adapt to make each visit a unique experience. This
includes:
DYNAMIC CHARACTER:
The area offers something different
every time people visit with emphasis on
a blend of new and old elements to
create a layered and evolving
environment. The dynamic environment
is the result of a combination of:
• Convergence of multiple
transportation networks bringing
people to and through the
district
• Variety in event programming
that utilizes flexible space for
small and large group
gatherings.
• Incorporation of art or wayfinding
with changing elements into
public spaces
• An evolving architectural
backdrop as parcels develop
over time
ACTIVE LIFESTYLE:
Development and programming
leverage proximity to trails, Central Park,
and Shady Oak beach access. Bicycle
facilities are built into new buildings and
public spaces. While not primarily family-
oriented, the area appeals to younger
individuals and active seniors that want a
recreation-rich lifestyle.
Night Market in Houston, TX
Biking at Shady Oak Lake
PLACEMAKING 10
MULTIMODAL ACCESSIBILITY:
Shady Oak Station is a hub of
converging transportation networks and
supports a multimodal lifestyle.
Multimodal journeys, such as taking the
train to go swimming or biking to the
station to commute downtown, are
supported by wayfinding and bike
amenities near the station. The strong
transit and trail connectivity attracts
commuters that support local retail.
INDUSTRIAL HERITAGE:
Embrace the existing gritty, industrial
aesthetic. Inspiration from places like
Northeast Minneapolis Arts District, the
Creative Enterprise Zone, or North Loop
neighborhoods can inform future
development. Repurposing industrial
buildings for niche uses (e.g., indoor
pickleball courts or trampoline park) is
encouraged.
NAMING AND BRANDING OPTIONS
Several naming concepts for the new district were explored during the workshop:
Shady Oak: The existing station name
boosts strong familiarity with area
residents.
SOLA (Shady Oak Lake Area): Attractive
acronym, though it may be confused
with "solo."
The Switchyard: Evokes a strong industrial
and transportation identity while speaking
to the area as a dynamic hub.
Acorn Symbolism: Represents growth and
opportunity.
Developing a brand for the district is
a tool to articulate the vision for what
the area is to become, while
attracting investment and
developing a sense of place. The
name should connect to
foundational aspects of the area
while being something that people
can carry forward as the district
evolves.
Green Line LRT
Adaptive Reuse in NE Minneapolis
PLACEMAKING 11
PUBLIC ART STRATEGY
Public art is a catalyst for transforming the Shady Oak Station Area into a lively
destination by attracting visitors. It creates an immediate visual identity that
distinguishes the district from other neighborhoods. Dynamic and changing art
installations make each visit unique and aligns with the vision of a place that constantly
evolves. Size and locate art to engage different user groups: people walking, rolling,
biking, driving, or taking transit.
INTEGRATION WITH EXISTING
ART PROGRAMS
Unified Art: Hopkins, in collaboration
with other municipalities along the
Green Line Extension (GLE), Hennepin
County, Met Council, and art
organizations, is developing a new
initiative for art at the GLE stations,
including Shady Oak Station. Support
this effort with public art that aligns
with the identified theme of Moving
Forward, Together.
FORMS AND MEDIUMS
Youth Engagement:
Schedule curated high school art
exhibits.
Local Identity: Partner with area arts
organizations to facilitate events. Consider
extending Hopkins' downtown Art Street
program to create a satellite space or similar
platform for emerging artists.
Trail Art:
Add art installations along the trail with
potential for permanency.
Youth Engagement
Trail Plaza Art
PLACEMAKING 12
Emerging Artists:
Digital projection murals and mobile
art panels provide low-cost, dynamic
opportunities.
Interactive Sound:
Outdoor musical instruments and wind chimes
Functional Art:
Lights and misters or large swings or slides.
SUPPORT AND ENGAGEMENT
Grants: Provide incentives for business owners to host murals.
Diverse Mediums: Encourage use of various formats to attract a wide range of artists
and audiences.
Temporary Art Installations
Interactive Musical Elements
Light Trees
Cloud Arbor by Ned Kahn
Art Swing Installation
PLACEMAKING 13
INTERIM ACTIVATION STRATEGY
Interim activation transforms the Shady Oak Station Area into a dynamic community
hub by giving people more reasons to visit. Introducing temporary programs, events,
and installations generates activity before long-term development is complete. These
low-cost, high-impact interventions test ideas, build momentum, and invite people to
see the station area not just as a transit point, but as a destination. Interim uses also offer
emerging entrepreneurs and local creatives a platform to engage the public. As these
activations evolve, they lay the groundwork for permanent investments
PROGRAMMING OPPORTUNITIES
Cultural Events: Host family events by Stages Theater Company and explore new
performance spaces. Provide opportunities for bike-in/ride-in concerts and movies.
Children’s Play
Concert at Sunny Dayz Mural Fest
Bike-In Movie Night, Milwaukee
PLACEMAKING 14
Community-Led Activities: Events like night markets, art bike parades, and pop-up birthday/event spaces.
Recreational Activities: Pop-up parks, play fields, and bike skills course.
Night Market in Poland
Art Bike Parade Neon Night Group Bike Ride
Temporary Playground
Pop Up Soccer Field
Kids Bike Skills Course
PLACEMAKING 15
CONSIDERATIONS &
CONSTRAINTS
Budget: Align programming with
realistic budgets. Partner with local
organizations to co-host events.
Grants: Utilize mini-activation grants
to encourage and support
community-led activation.
Permitting: Streamline the permitting
process to support event
programming. Public Works is a
supportive partner that works with
applicants.
Scalability: Temporary spaces may
grow popular and become difficult
to change. Consideration for the
evolution of a use should be
considered during the planning
stage.
Seasonal Activities: Ice rink, sauna and cold plunge, misting features for
summer activation.
Agriculture: Urban orchard or intensive planting initiatives.
Pop Up Sauna and Cold Plunge
Community Edible Gardens
Winter Market
PLACEMAKING 16
SUPPORTING INFRASTRUCTURE
Amenities: Develop permanent infrastructure to support the temporary programming. Public restrooms and access to
electricity, water, and waste services. Lighting is a critical element to activate the area and make people feel safe.
Pilot Projects: Use interim programs to test concepts before permanent investments.
Park Pavilion with Covered Seating and Restrooms
Temporary Mitote Food Park in Santa Rosa, CA
PLACEMAKING 17
Streetscape design and quality public spaces set the foundation for a vibrant and connected community. Thoughtfully
designed streets encourage walking, lingering, and spontaneous interaction. Public spaces like plazas, trailheads, and
privately-owned public spaces offer flexible venues for community gathering, performance, and play. These spaces not only
support temporary programming and public art but also anchor long-term neighborhood identity. Wayfinding elements and
visual cues enhance navigability and reinforce connections between key destinations such as the station, trails, and local
businesses. By prioritizing safety, accessibility, and human-scale design, the streetscape and public realm become the
connective tissue that supports a vibrant, ever evolving neighborhood experience.
STREETSCAPE ENHANCEMENTS
Greening: More trees are needed to provide shade and enhance aesthetics.
STREETSCAPE AND PUBLIC REALM STRATEGY
Street Trees Enhance the Streetscape Experience
100 Trees Initiative by the Creative Enterprise Zone for Community Tree Planting
PLACEMAKING 18
Lighting: Implement character-rich street lighting.
Retail Activation: Encourage walk-up retail opportunities, particularly along 17th Avenue
String Lights
Pedestrian Scale Lighting
Artistic Lighting Elements
Retail Fronting the Street
Retail Frontage Shapes the Public Realm at Islais Place
PLACEMAKING 19
WAYFINDING & CONNECTIVITY
Primary Gateways: Prioritize 17th Avenue and trail entrances as main access points.
Neighborhood Identity: Use wayfinding and art to define neighborhood boundaries.
Architecture is Gateway
Art along the Trail
Sculptural Gateways
PLACEMAKING 20
Interactive Features: Explore vertical and digital
wayfinding elements.
Lighting as Wayfinding: Incorporate linear light
installations.
Bike Amenities: Add infrastructure to support a
rolling lifestyle.
Del Ray Beach Art Trail Lighted Pathway
Metro Transit Bike Locker
PLACEMAKING 21
EXCELSIOR BOULEVARD CROSSINGS
Creative Crosswalks: apply paint to curb extensions and crosswalks to increase driver awareness and reinforce the creative
nature of the district.
Enhanced Median: Widen the median at 17th Avenue and Excelsior Boulevard for a larger pedestrian refuge island and
opportunity for landscape plantings and neighborhood signage
Street Art Curb Extensions
Painted Crosswalk Art
Median Signage
Art Panels in Median
Landscaped Median
PLACEMAKING 22
The public space design at Shady Oak Station Area is an opportunity to set a precedent for future development.
PUBLIC SPACES TYPES
Privately-Owned Public Spaces (POPS): Hopkins prefers
POPS over a formal city-owned park.
Hybrid Models: Consider easement agreements where
the public can access spaces maintained by
developers.
Trailhead Plaza: Explore temporary or permanent plaza tied to
western parcels.
PUBLIC SPACE TYPOLOGIES & PARTNERSHIPS
POPS in Redmond, WA
Manori Trail and Midtown Plaza in Carmel, IN
PLACEMAKING 23
Linear Park: Assess trail potential to function as a
continuous linear park.
Orchard: Investigate the feasibility of an edible orchard,
considering soil conditions.
Mission Boulevard in Hayward, CA Beltline Trail in Atlanta, GA
Sanders Park Edible Garden in Brighton, E ngland
Apple Orchard
PLACEMAKING 24
PLACEMAKING 25
PLACEMAKING & ACTIVATION DIAGRAM
PLACEMAKING 26
PLACE TYPES
1 The Front Door
Intersection crossing improvements, median
plantings, and large architectural elements at the
corners serve as the primary gateway and
welcoming front door into the district.
2 The Red Carpet
Pedestrian-scale lighting, opportunities for public
art placement, and street-fronting development
create a safe, exciting, and inviting corridor
3 The Living Room
Intersection pace for community-oriented interim
activation events like markets and performances,
trail-oriented activation with a bike skills course
and rest station, and the art-focused events at the
station plaza provide room for the community to
come together in celebration.
4 Multimodal Side Door
New shared use paths on 47th Street, 5th Street, K Tel
Drive, and along Nine Mile Creek provide
multimodal access to surrounding destinations and
the district with increased recreational amenities.
5 2T Corridor
The train and trail (2T) linear park programmed with
gateway art, seating, and lighting that serves as the
district artery drawing people walking, rolling,
biking, and taking transit into the heart of the
neighborhood. The 2T Corridor is also used to
connect to nearby attractions, such as Downtown
Hopkins and Shady Oak Lake.
TABLE
OF
CONTENTS
LAND USE & DEVELOPMENT STRATEGY
LAND USE & DEVELOPMENT 28
LAND USE & DEVELOPMENT STRATEGY
The Shady Oak Station Development Strategy Update envisions a mixed-use core on 17th
Avenue South shaped by the area’s development opportunities, industrial character,
recreational access, and active transportation. Development will gradually extend from the
core to transform the entire station area into a new purpose-built neighborhood supporting
active lifestyles.
This Update to the 2015 Development Strategy shifts the focus for the station area from office
development to a vibrant mixed-use residential district. By leveraging current market trends
and existing public investment, the Shady Oak Development Strategy Update aims to build
a critical population density within the neighborhood to encourage further private
reinvestment and strong connections to downtown Hopkins and the broader region.
The core parcels fronting 17th Avenue South are primed for immediate redevelopment.
Consolidated under the ownership of the Metropolitan Council, they benefit from the ability
to draw on excess stormwater treatment capacity in the Joint Cooperative Stormwater
District, and benefit from existing adjacent trail and transit infrastructure. The anticipated
Metropolitan Council RFP for the development of these parcels is expected to be a major
catalyst for redevelopment. It will establish strong precedents for development in the
submarket, thereby encouraging future projects. Other key Station Area properties are also
consolidated under private ownership and offer near-term development opportunities
independent of the Metropolitan Council properties.
Area stakeholders affirm the strength and profitability of current light industrial operations in
the Station Area due to the scarcity of similar industrial properties in the core Twin Cities
region. In response, the Shady Oak Strategy Update targets smart flexibility to balance the
needs of Transit-Oriented redevelopment while supporting valuable existing local
employment in the near term and allowing for gradual transformation over time to realize
the full station area potential.
The Shady Oak Station area will transform into an active and vibrant neighborhood.
Residential uses at Shady Oak s tation a rea will purposefully activate the public realm.
LAND USE & DEVELOPMENT 29
L AND USE AND ZONING CONTEXT
The Shady Oak Station Area is split between the city of Minnetonka and the city of Hopkins. Hopkins is classified as an Urban
Center community and Minnetonka as Suburban by the Metropolitan Council, so properties on either side of the municipal
boundary are currently held to different land use and zoning standards.
The following residential densities have been established for the area:
City of Minnetonka City of Hopkins
Metropolitan Council 2040 Plan Minimum Density (within ½ mile of LRT) 20 du/a 50 du/a
City Comprehensive Plan Density (within 1/4 mile of LRT) 40-75 du/a 75-150 du/a
Draft Metropolitan Council Draft 2050 Plan Minimum Density (within ½ mile of LRT) 30 du/a 50 du/a
The Metropolitan Council Imagine 2050 comprehensive plan will raise the minimum residential density allowed in the
Minnetonka station area from 20 to 30 dwelling units per acre while maintaining the 50 dwelling units per acre minimum in
Hopkins. Both cities have set higher density ranges in their current 2040 comprehensive plans. At these density ranges
residential construction is anticipated to either take the form of stacked flat podium construction or stacked flat apartments
wrapped around an internal parking garage similar to development built in other Green Line extension station areas.
The Development Strategy Update is not recommending any changes to density regulation at this time. However, the 2050
plan cycle will present an opportunity to fine tune density to react to the pace of development uptake between 2025 and
2029.
The Cities of Hopkins and Minnetonka have instituted mixed-use zoning in their station areas, however Hopkins has taken a
form-based zoning approach while Minnetonka is updating their zoning code and is expected to accommodate the mixed-
use land uses anticipated by this Development Strategy in the station area by 2027.
LAND USE & DEVELOPMENT 30
Shady Oak Station Existing Residential Intensity and Zoning Standards
LAND USE & DEVELOPMENT 31
Shady Oak Ownership. Colors indicate current (2025) consolidated ownership of multiple adjacent parcels.
FRAGMENTED OWNERSHIP
The Shady Oak station area is characterized both by
fragmented land ownership and a significant percentage
of parcels less than 2 acres in size. While the Minnetonka
portion of the station area north of the MN River Bluffs
Regional Trail is particularly impacted by these factors, there
are also industrial condominium properties in Hopkins. Both
smaller disaggregated parcels under separate ownership
and multiple ownership parcels tend to make
redevelopment more challenging but can be overcome by
market strength and targeted city policies.
PARCEL AGGREGATION
Parcel aggregation will be desirable for properties between
17th Avenue South and Shady Oak Road and should be
encouraged by both Minnetonka and Hopkins. The test fit
site analysis in Appendix C demonstrated that aggregation
will produce larger and more regular development sites,
which in turn will allow developers to achieve higher
densities and a greater population closer to transit. This is
especially true of the Metropolitan Council owned parcels
fronting the west side of 17th Avenue South. Aggregating
each of these parcels with their adjoining parcel in
Minnetonka will guarantee that regional density targets are
met through more efficient development.
LAND USE & DEVELOPMENT 32
COLLABORATIVE VISION ACROSS BOUNDARIES
Projects spanning city boundaries must navigate much more complicated permitting processes. Locally, the Central Park
West development in the neighboring cities of St. Louis Park and Golden Valley shows that successful cross-boundary
collaboration is possible when cities work together to prioritize successful development. To ensure development in the Shady
Oak Station Area is consistent, it is important for both Hopkins and Minnetonka to agree on important base rules for zoning
and design.
Both Hopkins and Minnetonka will benefit from denser development and more dwelling units located on the Metropolitan
Council owned parcels fronting the west side of 17th Avenue South. The Development Strategy Update recommends the
City of Minnetonka syncronize zoning of the adjoining Minnetonka parcels with the following design standards taken from the
the Hopkins RX-TOD zone. Minnetonka does not need to adopt the form based code structure or Hopkins regulations in their
entirety; only these baseline controls are recommended for integration into the Minnetonka station area for the four parcels
in the cooperation zone (Site F/G, Site M/N, Site Q/R as shown on the following page):
Height: 10 stories maximum on the Metropolitan Council properties, however the City could
consider 7 stories and still produce the density range of 75-100 dwelling units/acre. A two
story minimum height is recommended for commercial buildings.
Front Street Setback: 5-8’ to allow a wider sidewalk at designated retail locations.
10-15’ residential setback to allow stoops and balconies to project into the setback while
providing some privacy at the ground floor units.
Entries from the sidewalk for ground floor units are recommended as part of Ground Floor
Active Frontages.
Interior and side setbacks: 5-15’ allowing for stoops and a walk for ground floor units.
Surface Parking Location: Shall be located to the rear of a property behind the building facade and not adjacent
(25’ minimum) to the side yard on a corner lot.
Impervious Site Coverage: 80% maximum impervious site coverage and a minimum 15% semi-pervious maximum
coverage to match the City of Hopkins’ requirements.
LAND USE & DEVELOPMENT 33
DEVELOPMENT FRAMEWORK
Updated Framework Concept Plan for the Shady Oak Station Area
LAND USE & DEVELOPMENT 34
CONCEPTUAL ILLUSTRATIVE PLANS
The Conceptual Illustrative Plans show a series of near-term, mid-term, and long-term snapshots in time which illustrate one
potential pattern of buildout for the Shady Oak Station Area. The series illustrates a likely and potential buildout over the next
three decades as property owners will make individual decisions about whether to remain, relocate, or redevelop.
The near-term illustrative plan focuses on the Metropolitan Council’s properties at the Station Area’s core, flanking 17th
Avenue S and potentially extending initial development onto nearby properties in the City of Minnetonka. This phase
highlights a temporary plaza to link the community to the station area and host community benefiting events. Public art and
lighting themes from the Placemaking Strategy will also begin in the near-term.
The mid-term illustrative plan shows how new development builds from the first phase and provides essential connectivity to
Shady Oak Station. Connecting W 47th Street to 17th Ave S opens properties in the City of Minnetonka to immediate access.
Larger sites have an incentive to create an environment for their residents that includes dedicated open space and
connections to the MN River Bluffs Regional Trail, as they promote active lifestyles built on community connections to multiple
modes of transit.
The long-term illustrative plan highlights that, at buildout, the Shady Oak Station Area will become a vibrant neighborhood of
thousands of residents interconnected by a loose grid of developer-built internal paths and lanes that prioritize walking,
rolling, and transit. A major element in the long-term vision is the transformation of Excelsior Boulevard from a regional arterial
to a local connector street providing access between the station and Central Park, Downtown Hopkins, and other
surrounding neighborhoods. A redesigned Excelsior Boulevard will provide greater connectivity to community destinations
than limited near-term intersection improvements can allow. If it is determined that the Park and Ride Lot can be relocated
or is not required in the future, then the flagship development rising in its place will combine central plaza and mixed-use
development with a bike hub, retail, and community facilities at the core of the station area. Some properties may not be
redeveloped for various reasons, which will ensure variety for the neighborhood. The long-term plan also illustrates the
beginning of potential expansion of Transit Oriented Development to the south of the station.
The illustrative framework in conjunction with the Implementation Strategy provides both Cities with a road map to influence
incremental decisions and shape the future of the Shady Oak Station area over the next three decades.
LAND USE & DEVELOPMENT 35
NEAR-TERM ILLUSTRATIVE PLAN
LAND USE & DEVELOPMENT 36
MID-TERM ILLUSTRATIVE PLAN
LAND USE & DEVELOPMENT 37
L ONG TERM ILLUSTRATIVE PLAN
LAND USE & DEVELOPMENT 38
TIMELINE & DECISION POINTS
The goal of the Development Strategy Update is to create a flexible document that will be
adaptable to market conditions and guide the creation of an active neighborhood with a
thriving mix of residential and employment uses. Periodic decision points will allow
refinement and adjustment of the development strategy based on development
performance.
Timeline Year Action
0-5 years 2025-2030 • Development RFP for Metropolitan Council sites north of
Green Line
• Interim Use Implementation
• Crossing improvements and reconstruction of 17th Avenue
S and Excelsior intersection as part of 17th Avenue
Reconstruction Project
• First phase of development
• Trail and Intersection Improvements
• Placemaking implementation
• 2050 Comprehensive Plan development
5-10 years 2030-2035 • Redevelopment of private property
• Planning and pilot of Excelsior Blvd road diet
• Adjustment of land use for Excelsior frontages
• Planning for redevelopment of Metro Transit surplus
parking south of the station
10-20 years 2035-2045 • Denser development once submarket is proven
20+ years 2045+ • Full build out of station area as development focus shifts
south of the Green Line Extension
LAND USE & DEVELOPMENT 39
RECOMMENDATIONS FOR THE 2050 COMPREHENSIVE PLAN CYCLE
The 2050 Comprehensive Plan Cycle has begun with the Metropolitan Council’s ratification of its
Imagine 2050 Plan in May 2025 and will conclude with ratification of local Comprehensive Plans
in compliance with the Metropolitan Land Planning Act. With local comprehensive planning in
the near future, the following long range recommendations have been made to refine the
updated Development Strategy for the Shady Oak station area.
Take advantage of the opportunity to redesign Excelsior Boulevard between
11th Avenue South and Shady Oak Road by increasing the areas of required
Ground Floor Mixed Use Retail and Ground Floor Active Frontage overlays along
Excelsior Boulevard.
If redevelopment activity has not occurred by the beginning of 2028 at the properties
spanning the Hopkins/Minnetonka municipal boundary(sites F/G, M/N, Q/R), consider
reducing target density ranges to the 50-74 du/a range and requiring higher densities at
other properties within ½ mile of transit to maintain compliance with Metropolitan
Council requirements.
Consider future reconfiguration of the municipal boundary between the Minnesota
River Bluffs LRT Trail and Excelsior Boulevard to encourage the consolidation of sites and
more efficient development outcomes.
Build on earlier development energy by guiding both Metro Transit parking sites as
strategic redevelopment opportunities once they are no longer required. Catalyze
dense mixed-use development south of Shady Oak Station by re-guiding the Metro
Transit parking expansion site for greater density and activity and guide other key sites
south of the Green Line for high-density development (110-150 du/a).
LAND USE & DEVELOPMENT 40
2050 PLAN RECOMMENDATIONS
Framework for the Shady Oak Station Aree identifying potential Comprehensive Plan adjustments for the 2050 Plan cycle
CIRCULATION STRATEGY
CIRCULATION 42
OVERALL CIRCULATION FRAMEWORK
The Shady Oak Development Strategy update supports the vision for a vibrant mixed-use
neighborhood with a focus on pedestrian and bicycle connectivity. This memo supplements the
2015 strategy with an updated circulation framework to better align with the current goals and
development conditions. Additional recommendations are provided to implement safe crossing
treatments at Excelsior Boulevard to improve the comfort and safety of people walking and
rolling to the station.
The updated overall circulation maintains the goal of developing a complete street multimodal
transportation network with special emphasis on active transportation (strolling and rolling).
Key updates from the 2015 strategy include:
• Terminating the primary ‘signature’ street at the station plaza to align capital investment
with development priorities
• Reducing the number of secondary streets and recommending that those be developer-
built
• Prioritizing crossing improvements, with a special emphasis on Excelsior Boulevard and 17th
Avenue to better connect the surrounding neighborhoods with the station.
CIRCULATION 43
Overall Circulation Framework
CIRCULATION 44
CIRCULATION FRAMEWORK - INITIAL PHASE
With construction of the primary street (17th Avenue) to the station completed, a priority for the next round of improvements
is to connect the station to the surrounding neighborhoods with multimodal facilities and safer multimodal crossings at those
connection points.
Initial circulation improvements (prior to or when the Green Line LRT opens):
• Add sidewalks to 47th Street and connect to the station with an access easement
• Add a shared-use path to the north side of 5th Street to connect Nine Mile Creek Trail to the station
• Add a shared-use path to west side of K-Tel Drive to connect Shady Oak Lake to the station
• Connect Mississippi River Bluffs Trail to the shared-use path on Shady Oak Road
• Improve intersections crossings at key connections to the neighborhood
o Excelsior Boulevard and 17th Avenue
o 11th Avenue and 5th Street
o Shady Oak Road and 47th Street
o Shady Oak Road and K Tel Drive
CIRCULATION 45
Circulation Framework- Initial Phase
CIRCULATION 46
CIRCULATION FRAMEWORK - FUTURE PHASES
After the initial multimodal connections to the station are established, the following phase of improvements includes
developing the internal circulation of the district. The circulation framework identifies developer-built public circulation routes
on private land. Developer-built circulation is intended to provide public circulation while serving the needs within the
development site including internal site circulation and required emergency vehicle access. Preserving public circulation is
important to providing the benefits of being close to the station to all the developable parcels and supporting a walkable
neighborhood.
Longer-term improvements include studying the conversion of Excelsior Boulevard to a three-lane cross section from 11th
Avenue to Shady Oak Road to align this segment with the existing traffic volume and take a significant step towards
changing its character to support walkable street-fronting development. It also reduces the barrier that the road plays in
connecting the Shady Oak Station area to the north and downtown Hopkins.
Future circulation improvements (after Green Line LRT opens):
• Developer-built public circulation routes
• Extend 47th Street (developer financed)
• Expand access to the Minnesota River Bluffs Trail
• Add a trail connection and pedestrian signalized crossing to Central Park
• Further study is recommended to evaluate the potential conversion of Excelsior Boulevard to a three-lane cross
section, incorporating on-street parking on the south side and curb extensions at pedestrian crossings.
CIRCULATION 47
Circulation Framework- Future Phases
CIRCULATION 48
INTERSECTION SAFETY
Excelsior Boulevard and 17th Avenue to the north, 11th Avenue to the east, and Shady Oak Road to the west are the primary
roads that bring people to the station area. While important connectors to the surrounding neighborhoods, crossing these
roads can be a significant barrier for people that are walking or bicycling. Consider implementing the following treatments
to improve crossing conditions and support a safe and active community.
GENERAL CROSSING SAFETY IMPROVEMENTS
Upgraded high-visibility crosswalks:
Improve visibility for people crossing the
street.
Leading Pedestrian Intervals (LPIs) at
signalized intersections:
Provide people walking with a head start
to enter the intersection and enhance
pedestrian visibility.
Centerline hardening:
Makes intersections safer for
pedestrians by encouraging drivers to
make left turns at slower speeds.
CIRCULATION 49
Slow turn wedge:
Makes intersections safer for pedestrians
by encouraging drivers to make right
turns at slower speeds.
Curb extensions:
Expand the sidewalk on the side streets
and reduce crossing distances for people
walking.
Raised crosswalks:
Increase visibility of people walking in
intersections.
Midblock crossings:
Improve safety for people crossing the
street between long segments of
unmarked crossings
Pedestrian refuge islands:
Create an area protected by curbs for
people to wait while crossing the street.
Pedestrian signals:
Improve safety for people crossing
intersections and increase driver
yielding behavior.
CIRCULATION 50
EXCELSIOR BOULEVARD & 17TH AVENUE
The intersection of Excelsior Boulevard and 17th Avenue is the primary gateway into the station area development. The
specific treatment of the intersection is an opportunity to set the standard for the future neighborhood that will be built out
over the next decade. Upgrades to the crossing experience are an important first step in making this a vibrant multimodal
district. While Hennepin County does not have any plans in the Capital Improvement Plan for work on Excelsior, there are
opportunities for short- and medium-term improvements.
Existing intersection at Excelsior Boulevard & 17th Avenue
CIRCULATION 51
SOLUTIONS
Short Term: Options that can be done immediately
• Automatic pedestrian recall
• Leading pedestrian interval (LPI)
• Temporary outside turn wedge to slow right turning
vehicles (removed in winter for snow clearing)
• Temporary hardened centerline to slow left turning
vehicles (removed in winter for snow clearing)
Medium Term: Options that can be done with the future 17th
Avenue bikeway project
• Reduce the travel lanes to minimum required
dimensions and widen the median
• Add trees, plantings, and other vertical
elements to the median (City maintained)
• Close the channelized right turn lane on the NE
quadrant (art opportunity)
Long Term: Options that can be done with the future Excelsior
Boulevard redesign project
• Excelsior Boulevard road diet (option to test
closure or parking conversion of outside lanes
with interim project prior to the next planned mill
and overlay)
• Protected intersection design
Ped Signal
Turn Wedge and Hardened Centerline
Art in Closed Channelized Turn Lane
Example of a Protected Intersection Design with Separated Bikeways
Landscaped Median
CIRCULATION 52
IMPLEMENTATION STRATEGY
IMPLEMENTATION 54
`OVERALL IMPLEMENTATION STRATEGY
The 2025 Shady Oak Station Area Development Strategy Update considers short, medium and
long term conditions to encourage development and establish a sense of place. Desired
development will be attracted to the Shady Oak Station Area by enabling a clear pathway to
development entitlements, messaging a sense of certainty, and providing support for change.
The implementation strategies considered in this section aim to provide a comprehensive road
map to enable the vision shared by the Cities of Hopkins and Minnetonka.
Key implementation considerations:
• The Metropolitan Council property RFP for development is time sensitive and should be
issued as quickly as is feasible to catalyze development.
• The City of Hopkins has zoning in place that should be refined for consistency with this
Development Strategy.
• The City of Minnetonka is updating their zoning code and is expected to accommodate
the land uses anticipated by this Development Strategy in the station area by 2027.
• The Cities of Hopkins and Minnetonka should closely collaborate on transition properties
adjacent to their boundaries to ensure cohesive character in the Shady Oak area.
IMPLEMENTATION 53
SHORT TERM IMPROVEMENTS (WITHIN 5 YEARS)
Short term improvements include a combination of public improvements targeted for completion before Shady Oak Station
begins operations in 2027, as well as initial catalyst projects that could start construction prior to the Station opening.
17TH AVENUE S AND EXCELSIOR BOULEVARD
Crossing improvements and public art at the primary gateway intersection will need to be coordinated between the City of
Hopkins and Hennepin County. Grant funding such as Safe Routes to School could provide resources for implementation.
Short-term improvements include:
• Safety measures including signal and walk alerts prioritizing pedestrians, and temporary measures to tighten curb and
centerline radii to slow turning vehicles [see 04: Circulation]
• The City is currently designing improvements to 17th Avenue S to the north of Excelsior which could accelerate some
medium-term measures including the reduction of travel lane widths and closing the channelized right turn at the NE
quadrant [see 04: Circulation]
• Work on easements or Right of Way (R.O.W.) to connect 17th Avenue S to 47th Street and properties on Minnetonka
side of boundary. [see 04: Circulation]
IMPLEMENTATION 54
PUBLIC ART PROGRAMS & EVENTS
Interim activation at the Event Space could include a wide variety of
programming that serves a community benefit. Coordinate with local
public art programs to provide small grants to artists for temporary
installations at the Event Space and Station Plaza, and at key entry
points to the bikeway [see 02: Placemaking].
ADDITIONAL STREET AND BIKE PATH LIGHTING
Provide pedestrian-scale lighting to improve safety, build neighborhood
character and emphasize wayfinding [see 02: Placemaking].
• 17th Avenue S: Pedestrian height poles could be provided along
with taller poles for string lighting similar to Mainstreet in
Downtown Hopkins. 17th Avenue lighting could either be a City
of Hopkins Capital Improvement Plan project or required as part
of the private development frontage improvements.
• Additional pole lighting and string “catenary” lighting could be
provided at the bicycle path from the Station to 11th Street as a
temporary solution for safety and wayfinding until permanent
lighting is installed on the development side of the path.
Temporary and/or digital art events.
Lighting can quickly create a sense of safety and identity.
IMPLEMENTATION 55
METROPOLITAN COUNCIL PROPERTY RFP FOR DEVELOPERS
The City of Hopkins goal is for the Metropolitan Council properties along 17th Avenue S to complete construction and open in
conjunction with rail service in 2027. A joint RFP issued as soon as possible would demonstrate support for development of the
initial properties around the station and encourage private reinvestment in neighboring properties.
Short-term recommendations include:
• Create a memorandum of understanding between the Metropolitan Council with both Cities, or at a minimum with
the City of Hopkins, to alert the development community that the three entities share this Vision:
o Defined zoning and form-based code that applies to the properties
o Preference for proposals which have control of the adjacent properties within Minnetonka for
integrated or coordinated developments, including similar zoning and design standards. It would be
beneficial if both Cities had the key points of an agreement outlined to encourage consolidation.
While the City Boundary could potentially move in either direction, the utilities in 17th Avenue S may
guide where aggregated development might occur.
o Design principles as outlined in the Land Use Strategy.
o A road map for expedited jurisdictional processing is strongly encouraged
o Itemization of desired public improvements such as pedestrian scaled street lighting on 17th Avenue S,
and integrated public art at each building.
• Timing of RFP and anticipated development
o Ideally the RFP is released before the end of 2025, with developer selection completed in the first
quarter of 2026. Expedited entitlements could be completed in 2026 with construction by Fall of 2027 or
Spring 2028. Anticipate 14-16 months of construction for each block with the potential for schedule
overlap between sites.
o Ensure the RFP proposes specific date milestones for required achievements throughout the process.
IMPLEMENTATION 56
INTERIM EVENT SPACE
The Event Space adjacent to the Park and Ride is recommended to serve as a temporary activation space [see 02:
Placemaking and 03: Land Use]. In the short-term, the City of Hopkins could explore a potential lease agreement for
temporary use, to allow the City to sponsor events and build interest and investment in the Shady Oak area. In the long term,
if it is determined that the Park and Ride lot is not needed or is relocated, the Event Space would be integrated with private
development on the Park and Ride Lot.
Temporary event infrastructure should provide power for lighting and event support. The space could potentially be built out
as a lawn and/or plaza. The City should work with community organizations on community-benefiting events such as movies
and art events, building from programs already present in Downtown, while Central Park is being modernized and
renovated. Funding for interim events could draw on existing arts funding, or come from new sources such as the Levitt
Foundation AMP [Your City] Music Series grant, or Levitt Foundation Venues grant.
Temporary event infrastructure can precede future development.
IMPLEMENTATION 57
STATION AREA REZONING THROUGH UPDATED OVERLAY DISTRICTS
While the Metropolitan Council properties are likely to be developed first, each City should focus on preparing the remaining
properties for desired development and the path to entitlements. Potential consolidation of sites along 17th Avenue S could
accelerate the need for clarity on the remaining properties.
Considerations include:
• Redevelopment momentum is likely to begin in the core station area through the Metropolitan Council RFP process.
This process will be instrumental in defining the strength of the Shady Oak area submarket and can confirm the
submarket’s redevelopment potential.
• While comprehensive rezoning is typically a best practice to reduce applicant risk and streamline redevelopment, an
overlay approach may serve the Cities of Hopkins and Minnetonka given the shared history of successful collaboration
with applicants on previous transit-oriented developments.
• To unlock the potential of this long-range planning vision, a proactive approach to zoning is recommended. This will
provide a greater level of certainty for the development community, reduce risk and increase the probability for near-
term private investment in the station area. To prevent the creation of nonconforming uses it is recommended that the
Cities provide an explicit zoning district overlay.
o For the City of Hopkins, an overlay district tied to a specific zoning designation in the Land
Development Code would connect existing code to the area vision. This would take advantage of the
significant investments Hopkins has already made in form-based zoning reform while providing the
certainty the development community desires.
o The City of Minnetonka could refine their current overlay district to link a new Mixed Use, Multi-family or
TOD zoning designation for station area properties, so as not to create non-conforming uses. It is
recommended that the City of Minnetonka create a new zoning designation which is generally
aligned with Hopkins’ zoning but consistent with Minnetonka’s format and level of detail, with features
identified in the Land Use Strategy. In this way, the development community would receive a
consistent message for the Vision and direction of the entire Station Area.
It is anticipated that leveling the playing field for all properties will accelerate redevelopment, achieving the vision of the
Development Strategy more efficiently and more rapidly so the Shady Oak Station Area will flourish into the dynamic
community envisioned.
IMPLEMENTATION 58
Medium term improvements support the second stage of private development. Many of the recommendations below could
be partially or wholly funded by private development.
EXCELSIOR BOULEVARD & NEIGHBORHOOD CONNECTIVITY
Changes to Excelsior Boulevard beyond the interim safety improvements, will require
ongoing cooperation with Hennepin County Engineering. Connectivity improvements may
require grant funding, or each development could be required to construct an offsite
improvement or pay into a funding district fee for public connectivity improvements.
Medium-term improvements could include intersection improvements identified in the
Circulation Plan and shared-use paths to connect to the station.
0
DISTRICT GATEWAY SIGNAGE
Develop a comprehensive wayfinding signage program that incorporates public art with
directional wayfinding to nearby amenities and businesses with gateway and placemaking
elements identified in the Placemaking Strategy. The Cities of Hopkins and Minnetonka,
Metro Transit, Three Rivers Park District, and local business districts could each contribute
funding to the wayfinding in this area. Private development connections to the MN River
Bluffs Regional trail should provide signage at street frontages and at the MN River Bluffs
Regional Trail indicating public access.
SIGNATURE LIGHT ART ALONG THE TRAIL
The Cities of Hopkins and Minnetonka could collaborate on a collaborative light art
selection along the MN River Bluffs Regional Trail. Funding could be assisted by a public art
grant jointly applied for by each city, such as the National Endowment for the Arts Our
Town grant, Bloomberg Philanthropies Public Art Challenge, or other funding sources.
MEDIUM TERM IMPROVEMENTS (5-10 YEARS)
Lighting shapes a linear park or trail
Vertical beacons anchor a corridor
IMPLEMENTATION 59
The long-term phase will occur after the area has significantly transformed to a new residential, transit-oriented development
area. The primary public project in the long term is the redesign and construction of a new Excelsior Boulevard with design
features that support the emerging neighborhood. Elsewhere, private development builds from the framework set in the near
and medium terms.
EXCELSIOR BOULEVARD
Prioritize reconstruction of Excelsior Boulevard in its entirety as a road diet including
protected or separated bike lanes and street trees with a separated sidewalk. Implement
protected midblock crossings connecting the Station Area to Central Park.
The Cities of Hopkins and Minnetonka should continue an open conversation with
Hennepin County to get this section of roadway on the county’s Capital Improvement
Plan list as soon as possible, as well as develop an alternate funding path
[see 04: Circulation]. Recommendations include:
• Development of a Concept Plan which the Cities and Hennepin County can use to
align a shared vision, market the concept and build community support.
• Consider testing aspects of the design in short/medium term. Temporary barriers
and markers can be implemented to define lanes and evaluate the concept
design. Summer testing would minimize conflicts with snow removal.
PARK AND RIDE LOT & EVENT SPACE
The Park and Ride site is anticipated to be the last remaining development site north of
the station and should be the flagship development of the station area. The Event Space
could remain public open space or the site could be included for development with the
Park & Ride site, with a portion of the Event Space site set aside for a permanent public
plaza. Tenant space for a bike commuter hub should be required in the developer’s
proposal [see 03: Land Use]. The bike hub for rentals, maintenance and storage will be an
extension of the station and the MN River Bluffs Regional Trail. If a permanent public space
is desired at the interim Event Space, the City of Hopkins should establish a right to
purchase the site with funding from development fees or other sources.
LONG TERM IMPROVEMENTS (15+ YEARS)
Building identity along
Excelsior Blvd.
Active station plaza and bike commuter hub
IMPLEMENTATION 60
SOUTH OF THE STATION
In the long term, there will likely be development pressure south of the Station and MN
River Bluffs Regional Trail. Depending on the market at that time, each City should
collaborate on overlay districts for additional residential or possibly more commercial
focused uses. Parcels south of the Trail in Minnetonka in proximity to Shady Oak Lake may
attract luxury housing or potential office uses once the market has rebounded. 5th Street S
in Hopkins may retain some smaller industrial uses in the longer term which would add to
area variety, but may also mirror the approach north of the Trail.
The Implementation Plan for the Shady Oak Development Strategy Update provides a
road map for the Cities of Hopkins and Minnetonka. The Implementation plan includes
considerations for each of the primary public improvement and programs, and for the
regulatory framework for private development. Short, medium, and long term
recommendations aim to guide the outcome of development to reflect the vision of both
cities’ current and future communities.
APPENDICES
APPENDIX A: PLACEMAKING SLIDES
Workshop Attendees
Workshop attendees included representatives from the City of Hopkins, City of Minnetonka, Hennepin County, Metro Transit, Public Art
Committee, Hopkins Center for the Arts, VMWP, and Toole Design.
City of Hopkins
Kersten Elverum, Dir. of Planning and Econ. Development
Revee Needham, Community Development Manager
Ryan Krzos, City Planner
Sam Gallagher, Associate Planner
Ayaz Hussain, Economic Development Intern
City of Minnetonka
Alisha Gray, Economic Development and Housing Manager
Kjerstin Yager, Economic Development Coordinator
Hennepin County
Ryan Kelley, Community Development Manager
Nathaniel Hood, Senior Planning Analyst
Metro Transit
Jason Schmidt, Senior Project Manager
Public Arts Committee
Mandy Pedigo, Artist
Hopkins Center for the Arts
Jim Clark, Visual Arts Manager
VMWP
Rick Williams, Senior Partner
Laura Shagalov, Partner
Andrew Faulkner, Project Manager
John Doyle, Senior Urban Designer
Toole Design
Noah Halbach, Senior Landscape Architect
APPENDICES
APPENDICES
APPENDICES
APPENDICES
APPENDICES
APPENDICES
APPENDICES
APPENDIX B: CONSTRAINTS & OPPORTUNITIES
SHADY OAK STATION DEVELOPMENT STRATEGY | CIRCULATION CONSTRAINTS & OPPORTUNITIES
HOPKINS/MINNETONKA, MN | A PRIL 15, 2025 | CITY OF HOPKINS; MN
SHADY OAK STATION DEVELOPMENT STRATEGY | DEVELOPMENT CONSTRAINTS & OPPORTUNITIES
HOPKINS/MINNETONKA, MN | A PRIL 15, 2025 | CITY OF HOPKINS; MN
APPENDICES
Development test fits were produced to determine the building types which would be required to meet the desired
densities and feasible construction types within the near-term market. Three sites were evaluated:
• The lumber yard and gas station at Excelsior Boulevard and 11th Street.
• The Metropolitan Council gateway sites at Excelsior Boulevard and 17th Street S.
• The industrial site at Shady Oak Road and Excelsior Boulevard.
The test fits assumed approximately a 1:1 to 1:1.4 parking ratio common for T.O.D. development and typical construction
types including concrete podium and wood framing.
• The smaller sites range in density from 60-75 du/acre without a podium to maximize feasibility for the near term. A
podium would not add density but would add open space for the smaller sites.
• The larger sites included 2-3 levels of concrete podium wrapped with 4-5 stories of wood framed housing, with a
range of densities from 75 to 115 du/acre.
• To achieve the maximum allowable density at 150 du/acre, the developments would need to provide very small
units, which would be a challenge for the Shady Oak submarket according to previous interviews with the
developer stakeholders . Alternately, taller midrise buildings of up to 10 stories could be proposed to add density,
but may not be feasible in the near or mid-term for the development.
The lumber yard and gas station parcel site plan will involve:
• Multiple buildings of approximately 6-8 stories a with a density of 100 du/ac.
• Interior drives for vehicle and fire department access, with pedestrian and bicycle access through the site to the
Regional Trail.
• Stormwater management which can double as open space,
• Buildings with active residential frontages including stoops and walkways facing the Regional Trail.
APPENDIX C: DEVELOPMENT TEST FITS
SITE A
APPENDICES
The gateway sites flanking 17th Avenue S are representative of the development forms that can be anticipated when the
Metropolitan Council proceeds with an RFP for development.
• Site E is the prime development site at 3.36 acres, it can achieve 400 units and 120 du/ace without underground
parking in 7 stories and a feasible building type. A taller building may be possible on this site was not tested but
may be achievable at this location.
• While Site F is almost 2 acres, its long thin shape makes it less efficient for large scale redevelopment. A one level
podium building with 4 stories of housing can achieve approximately 120 units. A tuck under scheme would be
more feasible at 100 units but may lack open space for the residents. The resulting 50-60+ du/acre density is at the
low end of the density spectrum. While not ideal, it may be necessary for near-term development to gain a
footing to unlock higher densities on subsequent, larger sites. Parcel consolidation across the municipal boundary
would create a site with improved geometry and increased potential for higher density.
Site I is an aggregation of multiple parcels under the same or shared ownership groups at the corner of Shady Oak Road and
Excelsior Boulevard within Minnetonka. The existing smaller site sizes and irregular shapes make high rise construction
inefficient. The test fits show a range of development which would be guided by Minnetonka’s new zoning regulations. A five
story development (one story podium with four stories of housing above) will provide an approximate density of 70 du/acre. If
a taller seven story development is appropriate, a five story wood structure over two podium levels with a mix of liner uses
would provide approximately 90+ du/acre. The greater density may be easier to permit as it requires Type IIIA Buildings which
do not require the same constraints of Fire Department access as conventional five story development. From the analysis,
five to seven stories will most likely meet the balance of density desired and building type feasibility.
The assumptions made in the test fit process reflect density ranges of 60 du/acre, 90 du/acre or 120 du/acre. Achieving 150
du/acre, however, suggests a significant change in the marketplace. The test fits are not a final design but rather a tool to
test existing or anticipated zoning. The goal of the test fits is to both maximize the market and construction potential of
redevelopment and target regulations to produce an outcome each City desires.
SITE E/F
SITE I
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Base Program Summary
Site Area: 6.71 acres Shown Allowable/Target
Building Type + Height
• 5-story podium buildings
• 3-story Type V over 2-story Type I pkg. podium
• ±63’ (building height to top of parapet)
6 stories
Density 53 - 77 dwelling units per acre
• 20 - 60 dua
• 75 - 150 dua
(within 1/4 mile
of transit)
Unit Count 356 - 520 units 134 - 403 units
Gross Building Areas
Residential: 382,153 sf
n/a
Common: 8,386 sf
Leasing Office: 1,892 sf
Circulation/Service: 106,803 sf
Parking Garage: 152,126 sf
Total: 651,360 sf
Unit Mix Summary
Average Unit Sizes 450 sf 750 sf 1,050 sf 1,500 sf (gross areas)
Studio 1br 2br 3br TOTALS
Market Unit Mix
(Family)
10%40%30%20%398 units
Parking Ratio: 1.0 Density 59 dua
LIHTC Unit Mix
(MN QAP)
5%20%50%25%356 units
Parking Ratio: 1.1 Density 53 dua
Workforce Unit Mix 15%75%10%0%520 units
Parking Ratio: 0.8 Density 77 dua
Ground Floor Plan
EXCELSIOR BLVD
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Courtyard
±8,500 sf
Public Open Space
±0.33 acre
Lobby
Lobby
Lobby
Key Points:
• 3-over-2 configuration with market unit mix nearly maximizes base density and
parks 1:1 with two levels of above-grade podium parking.
• Base building layout only reaches 5 stories to maintain a 1:1 parking ratio.
• Alternate 5-over-1 layout with 1 level of above-grade podium parking and 1 level
of below-grade parking (connected between Buildings 2 and 3) achieves 6-story
height limit and 70-102 dwelling units per acre with at least a 1:1 parking ratio.
Commercial
Leasing Office
Common Amenity
Circulation
Service
Residential
BuILDINg 1
BuILDINg 2
BuILDINg 3 Plaza
Play
Area
Fire Access
turnaround
EVA
EVA
Potential EVA
Fire Access turnaround
Residential
Stoops/Patios
Site Plan Showing Courtyard Level
Courtyard
±16,000 sf
Courtyard
±13,000 sf
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HOPKINS, MN | AuguSt 26, 2025 | CItY OF HOPKINS/CItY OF MINNEtONKA
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Building Section: Base Layout 3-over-2
Courtyard
Ramp
5
4
3
2
1
Example Building Type
5-over-1 with Subgrade Parking
Building Type + Height
• 6-story podium buildings
• 5-story Type V over 1-story Type I pkg. podium with 1 level subgrade
• ±70’ (building height to top of parapet)
Density 71 - 104 dwelling units per acre
Unit Count 480 - 700 units
Parking Ratio 1.0 - 1.4 spaces per unit
Building Section: Alternate Layout 5-over-1 (with one subgrade parking level)
6
5
4
3
2
1
Courtyard
Ramp
3-over-2
Building Type + Height
• 5-story podium buildings
• 3-story Type V over 2-story Type I pkg. podium
• ±63’ (building height to top of parapet)
Density 53 - 77 dwelling units per acre
Unit Count 356 - 520 units
Parking Ratio 0.8 - 1.1 spaces per unit
5-over-2 with Subgrade Parking
Building Type + Height
• 7-story podium buildings
• 5-story Type V over 2-story Type I pkg. podium with 1 level subgrade
• ±83’ (building height to top of parapet)
Density 79 - 116 dwelling units per acre
Unit Count 532 - 776 units
Parking Ratio 0.5 - 0.8 space per unit
Building Section: Alternate Layout 5-over-2
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1
Courtyard
Ramp
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Base Program Summary
Site Area: 6.71 acres Shown Allowable/Target
Building Type + Height
• 5-story podium buildings
• 3-story Type V over 2-story Type I pkg. podium
• ±63’ (building height to top of parapet)
6 stories
Density 46 - 68 dwelling units per acre
• 20 - 60 dua
• 75 - 150 dua
(within 1/4 mile
of transit)
Unit Count 310 - 453 units 134 - 403 units
Gross Building Areas
Residential: 332,971 sf
n/a
Common: 7,308 sf
Leasing Office: 1,855 sf
Circulation/Service: 84,942 sf
Parking Garage: 101,789 sf
Total: 528,865 sf
Unit Mix Summary
Average Unit Sizes 450 sf 750 sf 1,050 sf 1,500 sf (gross areas)
Studio 1br 2br 3br TOTALS
Market Unit Mix
(Family)
10%40%30%20%347 units
Parking Ratio: 0.7 Density 52 dua
LIHTC Unit Mix
(MN QAP)
5%20%50%25%310 units
Parking Ratio: 0.8 Density 46 dua
Workforce Unit Mix 15%75%10%0%453 units
Parking Ratio: 0.6 Density 68 dua
EXCELSIOR BLVD
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Public Open Space
±0.3 acre
Lobby
Lobby
Lobby
Commercial
Leasing Office
Common Amenity
Circulation
Service
Residential
BuILDINg 1
BuILDINg 2
BuILDINg 3 Plaza
Play
Area
Fire Access
turnaround
EVA
EVA
Potential EVA
Fire Access turnaround
Residential
Stoops/Patios
Site Plan Showing Courtyard Level
(E) gas
Station
Courtyard
±8,500 sf
Courtyard
±8,300 sf
Courtyard
±13,000 sf
Only one level of
podium parking
Ground Floor Plan
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EXCELSIOR BLVD
SItE E
±3.36 acresSItE F
±1.93 acres
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Ramp up
Resident tuck-under
Parking ±36 spaces
Residential Stoops/Patios
Site Plan Showing Courtyard Level
Commercial
Leasing Office
Common Amenity
Circulation
Service
Residential
Residential
Stoops/Patios
Resident Surface Lot
Parking ±86 spaces
Resident garage Parking
Below Courtyard
Level 1: ±201-215 spaces
Level 2: ±201 spaces
SITE E (±3.36 acres)
Scenario 1
Building Type + Height
• 4-story podium building
• 3-story Type V over 1-story Type I pkg. podium
• ±50’ (building height to top of parapet)
Unit Count ±215 units (Market Unit Family Mix)
Density 64 dwelling units per acre
Parking ±215 spaces on one level 1.0 space per unit
Scenario 2
Building Type + Height
• 7-story podium building
• 5-story Type V over 2-story Type I pkg. podium
• ±85’ (building height to top of parapet)
Unit Count ±404 units (Market Unit Family Mix)
Density 120 dwelling units per acre
Parking ±402 spaces on two levels 1.0 space per unit
SITE F (±1.93 acres)
Scenario 1
Building Type + Height
• 4-story tuck-under building
• 3-story Type V over 1-story Type I pkg. podium
• ±50’ (building height to top of parapet)
Unit Count ±100 units (Market Unit Family Mix)
Density 52 dwelling units per acre
Parking ±122 spaces (tuck-under and surface lot)1.2 spaces per unit
Scenario 2
Building Type + Height
• 5-story tuck-under building
• 4-story Type V over 1-story Type I pkg. podium
• ±60’ (building height to top of parapet)
Unit Count ±122 units (Market Unit Family Mix)
Density 63 dwelling units per acre
Parking ±122 spaces (tuck-under and surface lot)1.0 spaces per unit
2-Story
townhomes with
Stoops/Patios
Common terrace
at 2nd Floor
Common Open
Space at grade
Courtyard
±49,000 sf
Ground Floor Plan
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EXCELSIOR BLVD
McDonald’s
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Scenario 1: 4-over-1
Scenario 2: 5-over-2
Commercial
Leasing Office
Common Amenity
Circulation
Service
Residential
Resident garage Parking
±292 spaces
SITE I (±4.20 acres)
Scenario 1
Building Type + Height
• 5-story podium building
• 4-story Type V over 1-story Type I pkg. podium
• ±60’ (building height to top of parapet)
Unit Count ±289 units (Market Unit Family Mix)
Density 69 dwelling units per acre
Parking ±292 spaces on one level 1.0 space per unit
Scenario 2
Building Type + Height
• 7-story podium building
• 5-story Type V over 2-story Type I pkg. podium
• ±85’ (building height to top of parapet)
Unit Count ±388 units (Market Unit Family Mix)
Density 92 dwelling units per acre
Parking ±552 spaces on two levels 1.4 spaces per unit
Site Plan Showing Courtyard Level
Ground Floor Plan
Courtyard
±25,000 sf
Courtyard
±15,000 sf
Courtyard
±22,000 sf
APPENDICES
APPENDIX D: VISUALIZATIONS
VIEW ALONG 2T CORRIDOR (MN RIVER BLUFFS REGIONAL TRAIL AND METRO
GREEN LINE EXTENSION)
APPENDICES
VIEW OF THE FRONT DOOR (EXCELSIOR BOULEVARD AND 17TH AVENUE SOUTH)
APPENDICES
VIEW OF THE RED CARPET (17TH AVENUE SOUTH FRONTAGE TOWARDS STATION)
APPENDICES
VIEW OF LIVING ROOM AND RED CARPET NORTH FROM SHADY OAK STATION
APPENDICES
\
VIEWS OF LIVING ROOM FROM SHADY OAK STATION PLAZA