The URL can be used to link to this page

Home My WebLink About7G, B2 Districty Study Award Contract ~ ~~HILLS City Council Agenda Packet Item: March 31, 2008 ~ ~HILLS Request for Council Action ~~e;~red BY::~~;~uL~~;~;~~t Council Mtg. Date: 03,31,08 Final Action Needed By: -- - - . ..... --"-"-.....-.. ..".".""." ""-------Budgeted Amount: ------- ......"........'....$}5~OO(j" Actual Amount' ,." "'$6'3;00!f Funding Source: ............ ..., ______u_ ________(.),I..C:'E~.~.i..~,9~!J!~L?g~_!.~.Q:. ~llt~m~~uQ~_~~I~t[~~~m~~.."."............."_,.._"_"_____________.._......._........"."."............._"00'00_________________________,-__....................,....".........".................._.._..___________________,..._...................."".........."..__00__________________________....._..............'........._.._..______________"................... iMotion to Authorize Staff to Negotiate and Contract with McCombs Frank Roos Associates for Planning Services for the B-2 Small Area Plan! !Based on the Proposal Dated February 28,2008, for an Amount Not to Exceed $63,005. ' I~Jgf!1~_!!~_m!~enQaJ!grylfjt11Jk11Nl5_[0jll%Qilih220L.."."."."....__..____________________..__".......,..,..''''....''..__00______00_________..____.._.._............."..,..'''......._....."...."_..____00____________________"00........""..,..'..'.."00_________00_________________00'00'00"......"".................____________________.............,........."00______________, !Authorize Staff to Negotiate and Contract with McCombs Frank Roos Associates for Planning Services for the B-2 Small Area Plan Based oni Ithe Proposal Dated February 28, 2008. for an Amount Not to Exceed $63,005. ' ~Wpp.if&9~9~1l!.!!~~~~~i)f~I[I!KfilmQ i X i Memo/Letter: i Resolution No.: March 31, 2008. Memo to the City Council iOrdinance No.: iEngineering Recommendation: !Attorney Recommendation: ,_______.00..............__________,............"__________, A. . R'F'P"-for-Coiisiilifn"{i--SeiViees..fo.i..the..-B-~2--Disirler' B. ,M_~_9_<?:~_~,~'''~,~~,r_*___Rf;tg_~n~~,2.~,i.~~.~_~__e_~2P_<?:~~!",::..~~,~r~_~_!)'n~_~~.,,~99.,~ ; X iOther: ~ffifn~NfltlJriplrcatlO[~f]f~ftiffi~lliJ1ili!~~i !The20Cf8 budget Included $35.()"O(r'for--pi~ini1"iniJ....c'onsulianrservi'ees-"to---prepare.."a'..'s'm"~iirare'a""piii'n..'for--the.."B':2'""Gen-eraj"'''i3'lisTness--distriCt;--- . however. the proposal from MFRA is anticipated to cost $63,005. The $28.005 difference can be covered by the savings from the vacant Community Development Director position. Assuming a new Community Development Director is not hired before June 1. 2008, the estimated savings from that position will be at least $31,000 according to Finance Director Iverson. . No-ne. ~ ~HrLLS MEMORANDUM DATE: March 31, 200S TO: Mayor and City Council James Lehnhoff, City Plarmer' B-2: General Bnsiness District Small Area Plan Consnltant Recommendation FROM: SUBJECT: ReQnested Action Motion to Authorize Staff to Negotiate and Contract with McCombs Frank Roos Associates for Planning Services for the B.2 Small Area Plan Based on the Proposal Dated February 2S, 200S, for an Amount Not to Exceed $63,005. Backl!:round On November 26, 2007, the City Council issued a one year moratorium on new development and exterior redevelopment in the B-2 District. The B-2 District includes those properties located along the County Road E corridor between Lexington Avenue and Hamline Avenue, Connelly Avenue, and Pine Tree Drive. As part of the development moratorium, the City must move forward with a study ofthe area to establish a vision for development and redevelopment as well as to address other important issues in the B-2 District. At their December 10, 2007, meeting, the City Council voted to direct staff to prepare and issue an RFP to develop a small area plan for the B-2 District. The 200S budget included $35,000 for the preparation of the small area plan. City staff prepared a request for proposals (RFP) for plarming consulting services, which was reviewed by the City Council at their January 22, 200S, work session. The RFP required a public participation process and it requires the plan to address land use, transportation, environment, streetscape, design standards, and other development related issues. The RFP document was issued on February 4, 200S. City of Arden Hills City Council Meetingfor March 31, 2008 \\Metro-inet.us\ardenhil/s\PlanningICommunity Development\B2 Small Area Plan\033108 - CC Report - B-2 Consultant Recommendation.doc Page 1 00 Proiect Proposals There were six planning firms that sent a notification of intent to submit a proposal. Of the six firms, four planning firms submitted proposals by the February 28, 2008, deadline: Firm Cost Biko Associates $ 49,520 MFRA $ 63,005 SRF $ 79,334 Landform $ 80,355 No proposals were submitted after the deadline. The four proposals were distributed to the City Council via compact disk prior to this meeting. Please contact City Hall for free electronic copies of the proposals. Recommendation Upon reviewing the four proposals, Staff is recommending that the City negotiate a contract with MFRA for the planning services described in their February 28, 2008, proposal for a price not to exceed $63,005. While MFRA did not have the lowest cost proposal, their proposal provides the most services for the City's planning needs at the best price. In addition to meeting the requirements of the RFP, MFRA did an excellent job of describing their work program, public participation process, and end product. MFRA will be the primary consultant; however, they have partnered with three other firms for specialized services: Maxfield Research, Inc., Hay- Dobbs, P A, and Spack Consulting on the small area plan. Maxfield Research will be working on the market analysis portion of the small area plan. The proposal includes two options: a general overview analysis and an in-depth market analysis. Staffs opinion is that the general overview analysis meets the needs of the current planning process. Staff does not recommend pursuing the "in-depth market analysis" option at this time (page 4-5 of the proposal), which would add $21,050 to the project cost. Hay-Dobbs is an architecture, urban design, planning, and interior design firm. They will be assisting on the design standards and development character portion of the small area plan. The City Engineer has reviewed all four proposals and has concluded that the MFRA proposal offers the highest level of traffic/transportation analysis at the stated price, which would be completed by Spack Consulting. Staff did contact all five ofMFRA's references, which includes four cities and a former chair of a citizen advisory group for a planning process in which MFRA was the planning firm. The references that responded were very positive and highlighted MFRA's willingness to be flexible in the public participation process. City of Arden Hills City Council Meetingfor March 31, 2008 \\Metro-inet.us\ardenhillslPlanningICommunity Development\B2 Small Area Plan\033108 - CC Report - B-2 Consultant Recommendation.doc Page 2 of3 Ifthe proposal is approved by Council, a contract will be prepared based on the planning services offered by MFRA in their February 28, 2008, proposal for an amount not to exceed $63,005. The City Attorney will review the contract prior to signing. Since the proposed motion authorizes Staff to negotiate and contract with MFRA, the contract will not be brought back to Council for a separate review unless the cost increases or the scope of services change. Budl!:et The 2008 budget included $35,000 for planning consultant services to prepare a small area plan for the B-2 General Business district; however, the proposal from MFRA is anticipated to cost $63,005. The $28,005 difference can be covered by the savings from the vacant Community Development Director position. Assuming a new Community Development Director is not hired before June 1, 2008, the estimated savings from that position will be at least $31,000 according to Finance Director Iverson. Steerinl!: Committee The RFP made reference to creating a steering committee of stakeholders to help guide the planning process. The steering committee would review drafts of the plan, attend public meetings, reach out to stakeholders, and provide feedback throughout the planning process. At the January 22,2008, City Council work session, the Council came to a consensus that the committee should be created and suggested that it include two property owners from the B-2 district, one nearby resident, another resident from elsewhere in the City, and one councilmember. The compilation ofthis committee is still flexible. Once formed, the committee will meet periodically throughout the course of the planning process. The steering committee will need to be nominated and appointed by the City Council. Potential members can be suggested by the Council and, if directed, Staff can prepare an announcement to request applications from the public. It would be ideal to have this committee in place by mid to late April so that they can be involved throughout the process. Proiect Schedule MFRA has stated that they can begin the planning process as soon as the contract is signed. The RFP's timeline anticipated finishing the project by the end of September 2008. However, the RFP review process has taken a bit longer than anticipated, which may result in a small delay in completing the project. Staff's goal is to complete the project and begin implementation before the development moratorium ends in December 2008. A more specific public process schedule will be developed once the contract is approved. Attachments A. RFP for Consulting Services for the B-2 District B. McCombs Frank Roos Associates Proposal- February 28,2008 City of Arden Hills City Co unci/ Meetingfor March 3], 2008 \\Metro-inet.uslardenhillsIPlanningICommunity Development\B2 Small Area Plan\03310B - CC Report - B-2 Consultant Recommendation.doc Page 3 of3 Attachment A RFP for Consulting Services for the B-2 District March 31,2008, City Council Meeting ~ ~~HILLS City of Arden Hills, Minnesota Request for Proposals (RFP) for Consultant Services to Prepare a Small Area Plan for the B-2: General Business District January 28, 2008 City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 City of Arden Hiiis RFP for Planning Consultant Services B2: General Business District Small Area Plan Request for Proposal 1. Introduction .........,...,...........,..,.................,......,..,.....................,.."...,.....,..............,..,..,......,... ......,..,..........,....... .,.. 1 2. Arden Hills Information........,..........,.........,..................,..,...,..,...,...............,.....,..,..,..,..........,......,...,.."..,........... 1 3. Study Area (map) ..............,..,..,...,.............,......,..,..,..,...................,..,...,..............,..,..,..,.........................,.."..,.......1 4. Scope of Services Outline................,..,.........................................,...,....."..........,......,..,...,......,.................,.......1 5. Scope of Services Oescription,...................................,.............,..,.........,..,.....,.....,..,...,..,..............,...,......'....., 3 a. Purpose, Vision and Fundamental Principles.................................................................................................... 3 b. Survey of Existing Conditions.,.............,..,...,..,.......................................,.....,..............,.....".."..,.."...,..,.........".,... 3 c. Futu re La nd Use..,..,...............,..,......,...,..,...,..,..,......,..,..,..,........"............,...,..,.....,..,........,... ..........,...,...,..,...,............ 3 d. Development Character and Design ...,......'..,..,..,.....,..,......,..,...'..........,.......,........,..,...,......,...,..,....,............,..,.. 4 e. Real Estate Market Analysis ..,......,......'......,..,..,....."...........,....."..,..........,..........,.....".....,...,.."..,...,...,..,..,.........".4 f. Transportation, Transit, Parking, Accessibility, and Non-motorized Facilities.....................................4 g. Design for Health - Public Realm Improvements, Environmental Quality, Aesthetics, Public Safety, and Active Living ....,..,...........,...,..,..........................,......................,.,...,...,....................,..,..............,......,...,..,.......5 h. Implementation pia n.................. ......,...,......,............,.....,.....,..,... .......,.. .... ......'..,.....,..,.....,...,..,...,... .......,...,............, 5 6. Prod uct Expectations...... ..........,..,......,...... ..................,...... .......,.....,...,.....,.....,.....,......,..,... .......'...,... .......,..,...... 5 7. Process Expectations.......................,......,............,..,........,.. .................,......,..............,......,......,.............. .........,... 6 8. Project Schedu Ie. .............,..,..,...... ....... ..........,..,...........,..,....."......,.....,...,..,.....,..,..,..,..,...,......,.."..,...,......,.........,.. 6 9. Project Management......................,..,......,............,........... ......'.........,..."..........,.....".....,.......,..,...,..,...,............,.. 7 10. Proposa I Content ........,..,..,.....,..,.............,..,...,..,..,..,..,..,..,..,...,..,.............,.....,...........,..,..........,..,...,...,..,...,..,......,. 7 11. Proposal Review Schedule....,..,.............,...............................,..,............,.....,..,..,..,.............,...,...,......,.."..,..,....9 a. Notificatio n of Intent......,..,........,......... .......,.........,..,..,...........,............ ........,...........,.....,..,..,..............,... .......,..,......, 9 b. Requests for Clarification ...,..,..,...,..,......,.........,..,........,..,..,..,..........,.,..........,..,.....,..,..'..,......,...,.......,......,.....,..... 10 c. Submitting a Proposal................................................................ .................................................................. ........ 10 12. Evaluation Criteria and Selection Timeline ...................................................... ..................... ..............10 13. RFP General Requirements.....,...................,.....,........,....."............,...,........,.....,..,......,......,.."..,...,...,............, 11 a. City's Rig hts .,..,... ..........................................,..,..,.....................,..,..,...,.........".....,....,.....,..........,..,...,...,...,..,......,...... 11 b. Interest of Members of City ................................................................................................................................. 11 c. Equal Opportunity StatemenL........................................................................... .................... ........................... 11 d. Non-D iscri m i nati on .. ...............,......,..,'..,.........,..,..................... ......"..,.....'...,..,.....,..,......,.....,......,...,...,......,.."..,..... 11 e. Tra nsfer of Interest........,..............,...,......,.. ..........,..............,..,......,..,..,... ......,........,......,.....,..........,...,...,..,...,..,..... 12 f. Ind e pend ent Contracto r,..,........,...,..,......,.........,........,..,..,..,......,......,.....,...,.....,.....,..,..,..".....,...,..........,...,..,...,.... 12 g. Hal d Ha rm less ......,.....,.................. .... ......,...,.....,.....................,.........,..,.....'......"....,..,......,..,.."..,......,...,.."..,...,..,..,. 12 h. Accou nti ng Sta nda rds..,.....,..,..,......,......,............,.....,..,.....,.....,..........,.,...,......,..............,...,..,......,...,......,... .......,.., 13 i. Rete ntion of Reco rds..................................,..,............,.. ,.....,..,..,......,.....................,..............."..,...,..,...,..........,...... 13 j. Data Practices...........................,..,. ...........,.........,..,..,..,.....,..,......,. ,...,.....,..".....,..,.....,..,..,.. ...,..',.."..,..".. .......,..,.. 13 k. Inspection of Records ....,.....................,.........,......,.....,........,..,......,.....,..................,......,..,.............,...,......,..,...,..... 13 I. Appl ica bl e Law........ ....... .........,..,......,..,......,.........,..............,.........,......,.....,.........,.....,..,.....,......,...,...,......,...,......,.... 13 m. Co nfl ict and Priority................,......,..,.........,.....................,.........,..,..,.........,.....,..,.........,..,... .......,..........,...,....... 14 n. Ownersh i p of Materia I s...,.....,..,......,..,......,..,.........,.....,........,.. .......,.....,... .......,....,..,......,..,..,....... .......,......,...,....... 14 o. Conflict of Interest..,..,..,......................,..,...,..,..,...........................,...... ..,............,..,..,..'......,..,.. ...,...,...,..,...,...,..,.., 14 P . Term i nation.."..... ..........,..,..,.....,..,.............,.........,..,.....,.....,..,......,...............".....,........,..... .......,.."..,...,...,..,..........,.. 14 q. Intellectu a I Property,.........,..,.....,.."..,......,............,..,..,..,.....,..,...,..,........................,....."..,......,.."..,......,...,......,..... 15 Attachment A: Study Area Map...............,..,...,..,.........,..............,............,............,..................,.............,...,......,......,....16 Issued: February 4,2008 1 City of Arden Hiiis RFP for Planning Consultant Services 1. Introduction The B-2: General Business District is the primary commercial and transportation corridor in Arden Hills, and is the center of the City's retail, office, and other cornmercial establishments. Developed by the 1980s, the B-2 District serves as an important business node within the City, and is often referred to as "downtown Arden Hills." However, the B-2 District has become a focus for redevelopment in recent years as business needs have changed, existing buildings have aged, and tenants have turned over. In order to guide future redevelopment and to create a long-term, unified vision for the B-2 District, the City seeks to create a small area plan that addresses current and future land uses, design standards, transportation issues, pedestrian improvements, landscaping, public improvements, and other related issues. 2. Arden Hills Information Incorporated in 1951, the City of Arden Hills is located near the northwestern corner of Ramsey County and lies approximately eight miles north of downtown Saint Paul and downtown Minneapolis. The estimated population in 2005 was 9,787 people with an employment base of nearly than 14,000 jobs. The residents of Arden Hills enjoy a high quality of living with many parks, a highly valued trail system, superb access to regional transportation, and stable neighborhoods. In addition to the City's high quality neighborhoods, Arden Hills is home to a number of large corporations, many small businesses, and two private colleges. Arden Hills is a strong community that attracts residents and businesses because of its close-knit neighborhoods, parks, responsible government, and open spaces. 3. Study Area (map) The B-2 Zone includes those commercial properties that are adjacent to County Road E, Connelly Street, and Pine Tree Drive between Lexington Avenue and Highway 51 (Attachment A). 4. Scope of Services Outline The tangible result of the srnall area planning process will be a plan document that incorporates the elements described below in written and graphical format. Interim products and graphics will be produced as necessary for public meetings and education. These plan elements are restated in narrative format following this section to provide a more complete understanding of expectations. a. Purpose, Vision, and Fundarnental Principles i. Purpose Statement ii. Vision Statement iii. Fundamental Principles b. Survey of Existing Conditions Issued: February 4,2008 1 City of Arden Hiiis RFP for Planning Consultant Services i. Description of geographic area and city/regional context ii. Development history iii. Demographic overview of population and employment iv. Business inventory v. Survey of existing property attributes such as land use, zoning, property value, building floor area, height, building condition, building design vi. Assessment of current utility capacity and relationship to future development capacity vii. Existing real estate market data c. Future Land Uses i. Recommended locations for office, commercial, residential, and mixed-use developments ii. Future land use map in comprehensive plan compatible format iii. A development case study exploring various concepts for development of a yet to be determined key site(s) in the study area d. Development Character and Design i. Recomrnended height, density, massing, building material, signage and character for residential, office, industrial, and commercial development ii. Recommended design guidelines for new development including, but not limited to, general recommendations for site iayout, landscaping, fencing, scale, fenestration, building material, signage and lighting. Examples of exemplary building designs from within and outside of Arden Hills should be provided e. Market Analysis i. Analysis of future real estate market forces on the B-2 District Ii. Potential impact of and relationship to developrnent on the Twin Cities Army Ammunition Plant (TCAAP) property f. Transportation, Transit, Parking, Accessibility, and Non-rnotorized Facilities i. Traffic analysis and recommendations ii. Analysis of existing and future transit options Iii. Parking analysis and recommendations iv. Bicycle and pedestrian facilities analysis and recommendations g. Design for Health - Public Realm Improvements, Environmental Quality, Aesthetics, Public Safety, and Active Living i. Recommendation for incorporating active living principies into future developments and redevelopments ii. Evaluation of the streetscape environment and suggestions for improvements Iii. Evaluation of opportunities for preservation of key views and developrnent of additional open space, and recommendations for gateway improvements iv. Analysis of public art opportunities v. Crime Prevention Through Environmental Design (CPTED) review with recommendations h. Implementation Plan i. Overview of implementation of the above recommendations ii. Proposed public improvements iii. Timeline Issued: February 4,2008 2 City of Arden Hilis RFP for Planning Consultant Services iv. Esti mated Costs 5. Scope of Services Description a. Purpose, Vision and Fundamental Principles This section of the plan will outline the purpose of the pian and capture the essence of the community's overarching objectives and corresponding community values through a vision statement for the B-2 District. Public visioning sessions at the beginning of the planning process will form the basis of this statement and inform the fundamental principles that guide plan content. b. Survey of Existing Conditions A plan for the B-2 District must be based on a good understanding of existing conditions. This encompasses an understanding of the area's geographic context within the city and region, its social and physical characteristics, and existing public policy for the area. Social characteristics include history, demographics, employment, and businesses. Demographic data from the surrounding area will need to be collected to inforrn plan content, and will include information such as surrounding population, age distribution, housing tenure, business tenure, and income. Employment data will include inforrnation about the industry mix in the B-2 District as well as commuting patterns of workers and residents. To understand the physical characteristics of the area, data will need to be collected on existing property attributes such as current land use, zoning, property value, building floor area, height, condition, and exterior design. This physical analysis will be limited to the area within the study boundaries. Current demands on public utilities should be assessed in order to understand the impacts of potential future development. Current real estate market data will also be needed to inform the future real estate market analysis. c. Future Land Use The land use plan will detail the proposed future land use in the study area, and reflect input received through public involvement. It will include a map of proposed future land uses and accompanying descriptive text. The map must be in a form that is suitable for incorporation into the city's comprehensive plan. The land use plan will consider appropriate locations for office and commercial developments and, if appropriate, residential and mixed-use developments. Ultimately, changes to zoning may result from this plan, but such changes are not part of this scope of work. This section of the plan will include a development case study exploring various concepts for development of a yet-to-be-determined key site(s) in the study area. Issued: February 4,2008 3 City of Arden Hills RFP for Planning Consultant Services The City will identify no more than two (2) sites prior to the start of the planning process. The purpose of the case study will be to 1) generate several potential uses and design concepts that would illustrate community desires, and 2) build an understanding of the particular issues common to redevelopment in the area such as site layout, land use, development intensity, design, parking, and economic feasibility. d. Development Character and Design Recent developrnent in Arden Hills and the B-2 District has raised concerns about context-sensitive design. Most notably, building size, orientation, rnaterials, signage, and design emerged as an important concern. Thus, analyses of these and other characteristics need to be undertaken. Recomrnendations on future height, density, massing, building materials, and character for mixed-use, residential, office, industrial, and commercial development at different locations will need to be made. Design guideline recommendations should be developed as part of the plan. This section of the study will generally describe desired characteristics of development in the study area, such as site layout, landscaping, fencing, fenestration, building materials, signage, and lighting. Examples of exemplary building designs from within and outside of Arden Hills should be provided. e. Market Analysis In order to inform the future land use plan, a market analysis is required. This plan element will use market analysis methodologies to understand the existing and potential commercial, office, and residential markets in the study area. Future demands for commercial and residential space will need to be analyzed, along with a discussion of absorption rates for commercial and residential square footage. Market forces in the study area should be examined in the context of city-wide and regional trends. This section will also include a discussion of the existing business mix. Recommendation for new or underutilized business models in the area should be presented, as well as strategies for attracting a business mix that fits the community's vision for the B-2 District. This discussion should utilize best practices from areas in other parts of the metropolitan area that are similar to Arden Hills in terms of layout form and demographics. This section must also address the potential relationship to and the irnpact of development on the Twin Cities Army Ammunition Plant (TCAAP) property that is likely to be developed between 2010 and 2020 in Arden Hills. f. Transportation, Transit, Parking, Accessibility, and Non-motorized Facilities This analysis will examine existing conditions and propose strategies and designs that address specific transportation issues that arise through the planning process, which should include transportation, transit, parking needs, non-motorized (pedestrian) facilities, and overall accessibility to and in the B-2 District. An analysis Issued: February 4, 2008 4 City of Arden Hills RFP for Planning Consultant Services of current traffic and potential transit options will be used to inform the future land use plan. This analysis should go beyond an inventory of existing conditions and make recommendations for current and future congestion mitigation efforts. g. Design for Health - Public Realrn Improvements, Environrnental Quality, Aesthetics, Public Safety, and Active Living While investigating the potential future use in the study area, it is appropriate to consider other enhancements to the B-2 District. The city has identified a need to incorporate active living principles into city plans and developments. The study must identify opportunities to incorporate active living principles into the B-2 District, which may include pedestrian improvements to increase the opportunity for physical activity; enhancing air and water quality; incorporating Crime Prevention Through Environmental Design (CPTED) principles; and other related principles. An evaiuation of the streetscape environment within the study area and suggestions for improvernents should be provided. The City is concerned about environmental and quality of life issues, particularly stormwater, tree preservation, landscaping and general open space protection. Design enhancements to be addressed in the plan include opportunities for gateway improvements to the area and enhancements to the pedestrian environment, which may include more public open space, public art, signage, and other design enhancements. Crime Prevention Through Environmental Design (CPTED) is a movement based on the premise that fear of and actual occurrence of crime can be reduced through proper design and use of the physical environment. This portion of the plan will examine the potential for improvements in the study area based on the principles of CPTED. Additional information can be viewed at hUe: I Iwww.desionforhealth.net/techassistance/oeneralhealthissues.html. The City will assist in the development of this section. h. Implementation plan In order for a plan to be successful, a strong implementation component is needed. All of the recommendations that come out of the analyses listed above will be surnmarized in this final portion of the plan. The implementation plan will include a list of recommendations, lead entities, key partners, public improvements, estirnated costs, potential resources, timing, and possible phasing. Issued: February 4,2008 5 6. Product Expectations The completion and production of a plan document is the tangible outcome of the B-2: General Business District Small Area Plan process. The plan document should include City of Arden Hills RFP for Planning Consultant Services descriptions of existing conditions and the planning process; analyses and findings; and discussions and recommendations relative to each of the elements in the scope of services. The document should include text and graphics as appropriate. For readability few if any pages should be entirely text. Twenty (20) bound, hard copies of the final plan should be produced, along with 50 CD copies with the plan in pdf format. The pdf file should also be suitable for web download. A Microsoft Word file of the final plan will also be delivered to the City, along with an ArcGIS shape files of all maps. Electronic versions of all final and preliminary products will be made available to city staff. The City encourages consultants to prepare reports that are readily recyclable. 7. Process Expectations The chosen consultant will, with guidance from the City, engage the stakeholders during the course of this project. Stakeholder engagement exercises/events must be structured so as to invite input related to community preferences while providing context in terms of overall City goals. Stakeholders shall include, but are not limited to: o Business organizations, business owners/managers, Chamber of Commerce o Property owners and managers o Residents (home owners and renters) o Bethel University and Northwestern College o Elected and appointed City officials o Ramsey County officials o B-2 District users (i.e. visitors, shoppers, and other stakeholders) A steering committee will be established by the City to provide feedback and guidance and to assist with community outreach. However, it remains the responsibility of the consultant to provide the resources to engage the community at large as well. City staff will provide technicai expertise, city codes and ordinances, available stakeholder contact information, provide meeting facilitation assistance, help draft public notices, and other applicable resources. The consultant will be expected to: o Strategize with city staff on communications and public engagement tactics o Provide city staff with text and graphics as needed for cornmunications materials. o Potentially organize and orchestrate with city staff public meetings and forums. o Produce large scale graphic representations of various aspects of the study area to be used in public meetings. a. Document comrnunication and outreach measures undertaken throughout the process in the form of meeting notes, distribution lists, sign-in sheets, and comment forms. o Community engagement activities in accordance with section 8. 8. Project Schedule Respondents to this RFP should propose a process timeline and schedule for completion of each plan element, as well as the final plan, with consideration to these parameters: Issued: February 4, 2008 6 City of Arden Hills RFP for Planning Consultant Services o Services and products related to this request for proposals are to be completed by September 30, 2008. o Two (2) visioning sessions and (3) public forums/workshops are to be held at times and locations accessible to all potential participants. The visioning sessions shall be conducted within one month of contract execution and the first forum shall be conducted within two months of contract execution. o Five (5) meetings with the steering comrnittee may need to be held. o Regular communication between the consultant and the Cornrnunity Development planning staff will be required. o A 45-day review process is required upon completion of the project. o The first payment will be issued upon completion of the first month of the contract. Final payment will be withheld until all required deliverables are received by the City. The City will consider modifications to this schedule if the City determines it will result in a better process and/or product. 9. Project Management Staff from the Community Development Department will manage this project. The consultant is expected to meet regularly and as requested with City staff during the course of the study. The meetings are in addition to steering committee meetings. The consultant will discuss proposed methodologies with and gain approval from City staff prior to performing study tasks. All written, graphic, display, and presentation materials to be rnade available to the public (including materials for the steering committee) are to be provided to City staff for review no less than one week prior to their use or distribution. All sections of the plan document must be reviewed by the city project rnanager before being considered a final draft. The final draft of the plan is subject to a formal 45 day public comment period prior to being considered for adoption by the City Planning Commission and City Council. 10. Proposal Content Responses to this Request for Proposals shall include: o Cover Page: Utilize a cover page that includes the following information: 1. Consultant's name and mailing address 2. Consultant's current legal status: corporation, partnership, sole proprietor, etc. 3. Federal ID number 4. State ID number 5. Contact person's name, title, phone number, fax number and e-mail address 6. Signature of authorized corporate officer for each entity proposing as a partnership or team Issued: February 4, 2008 7 City of Arden Hills RFP for Planning Consultant Services o Approach to Project: Provide a summary of the proposed approach to the project. Identify proposed objectives and methodologies to be utilized for plan elements and community engagement events. o Scope of Services with Costs and Timeline: Describe how services will be provided. Include a detailed listing and description of proposed tasks and deliverables with cost assigned to each task and deliverables broken down by staff time and duties. Include process steps and delivery dates for intermediate and final plan elements. o Deviations from the Scope of Services: Any deviations frorn the required scope of services should be specifically stated along with the reason for the deviation. The City will consider deviations from the required scope of services if the City determines it will result in a better process and/or product. o Experience and Capacity: Describe the background and experience of all firms and subcontractors, demonstrating ability to provide the required services. Include information related to each firm's organization, size, capacity, and experience relevant to this scope of work. o Consultant May Team with Other Cornpanies: It is recognized that some prospective consultants may wish to subcontract with other companies for portions of the scope of services. This is allowed, but all such relationships and the scope of work to be completed by each sub-consultant must be explicitly described. o References: List at least three (3) public sector references from contracts of similar size and scope. Respondents must provide references that can be contacted. o Conflict of Interest: Indicate whether the firm's activities, assets or representation of other clients could potentially pose, or be perceived as posing, a conflict of interest with providing service for the City of Arden Hills with respect to the B-2 District Srnall Area Plan as described in this Request for Proposals. o Personnel and Business Certification: Identify specific personnel from all firms who will be assigned to this project, their roles, and the number of hours each will spend. This list should be organized to show personnel and time commitments in relation to the activities outlined in the Scope of Services. Role descriptions should include identification of individuals that will serve as primary contact persons for overall project oversight, contract adrninistration, day to day project management, and billings. Provide resumes for all assigned staff. Issued: February 4, 2008 8 City of Arden Hiiis RFP for Planning Consultant Services o Detailed Cost of Services: Indicate proposed cost of services for each section in the Score of Services Description (part 5 of this RFP). Include how the costs were determined based on rates, direct costs, and list of charges per classification of employee. Proposed cost of services shall include a detailed budget categorizing expenses by type of service relevant to the scope of work. The consultant shall provide an estimated fee and billing rate schedule which will include the following elements: o Fee estimate for the project based on an understanding of the project and services. The estimate should be itemized according to project elernents and types of services. o Hourly rate schedule for all personnel that will be assigned to the project. o Reimbursable expenses estimate. o Number of Proposals and Format: Ten (10) paper copies and Ten (10) CD copies (pdf forrnat) of the proposal are required. Proposals must be on standard 8 1/2" x 11" paper. All supporting documents rnust be on paper no larger than 11" x 17". Proposals and supporting documentation must be submitted in a sealed envelope labeled "B-2: General Business District Small Area Plan." Faxed proposals will not be accepted. Respondents may choose to provide additional sets if and when invited to do so for presentation purposes. Submissions will not be returned. 11. Proposal Review Schedule a. Notification of Intent Prospective Consultants interested in responding to this RFP shall notify the City in writing (e-mail acceptable) of their interest. Notifications of intent should be sent to: Mr. James Lehnhoff, AICP City Planner City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 Fax: (651) 634-5137 E-mail: iarnes.lehnhofft6lci.arden-hills.mn.us Notifications shall include name, title, address, phone number, and e-rnail address. Notification of intent must be received at the City by 4:30 p.m. on Friday, February 15, 2008. Issued: February 4,2008 9 City of Arden Hills RFP for Planning Consultant Services b. Requests for Clarification Prospective responders may direct questions and requests for additional information in written form only to: James Lehnhoff, AICP City Planner 1245 West Highway 96 Arden Hills, MN 55112 iames.lehn hoff((ilci.a rden- hill. mn. us Questions and requests for additional information must be received by 4:30 p.m. on Friday, February 15, 2008. Questions will be answered in writing to all respondents and posted on the City's website www.ci.arden-hills.mn.us by February 19, 2008. c. Submitting a Proposal Proposals shall be delivered to the City on or before: 4:30 p.m., Thursday, February 28, 2008, and delivered to: James Lehnhoff, AICP City Planner 1245 West Highway 96 Arden Hills, MN 55112 Proposals received after the deadline will not be accepted. It is neither the City's responsibility nor practice to acknowledge receipt of any proposals. It is the responder's responsibility to ensure that a proposal is received in a timely manner. The City of Arden Hills reserves the right to modify or issue amendments to this request for proposals. If questions result modifications to this RFP, the written modifications will be posted to the City's web site at www.ci.arden-hills.mn.us. 12. Evaluation Criteria and Selection Timeline All proposals received within the stated deadline and that include all the required elements will be reviewed by city staff and the steering committee. One or more consultants (or consultant teams) may be asked to make a presentation to the steering committee after proposal submission. One consultant (or consultant team) will be selected to provide the services described in this RFP. Criteria used in the evaluation of the proposals will include, but are not limited to, the following: o Quality, completeness, and clarity of proposal o Demonstrated understanding of the project scope o Organization, management and technical approach to the project o Demonstrated experience and technical expertise require to complete the project o Ability to package findings, ideas, concepts, and policies through a combination of written and graphic mediums Issued: February 4, 2008 10 City of Arden Hills RFP for Planning Consultant Services o Staff qualifications and experience o Demonstration of capacity to successfully complete the project o Itemization and allocation of staff resources in relation to the tasks outlined in the project scope o Review of references o Cost to provide the requested services and deliverables The City reserves the right to reject any and all proposals. The City reserves the right to reject portions of proposals. Cost is one of evaluation criteria. The City rnay not select the proposal with the lowest cost estimate. Anticipated timeline for consultant selection (subject to change): o Submission deadline: February 28, 2008 o Anticipated selection of consultant: March 10, 2008 13. RFP General Requirements The General Requirements are terms and conditions that the City expects all of its Contractors to meet. By proposing, the Proposer agrees to be bound by these requirements unless otherwise noted in the Proposal. The Proposer may suggest alternative language to any section. Some negotiation is possible to accommodate Proposer's suggestions. a. City's Rights The City reserves the right to reject any or all proposals or parts of proposals, to accept part or all of proposals on the basis of considerations other than lowest cost, and to create a project of lesser or greater expense and reimbursement than described in this Request for Proposal, or the respondent's reply based on the component prices submitted. b. Interest of Members of City The Contractor agrees that no member of the governing body, officer, employee or agent of the City shall have any interest, financial or otherwise, direct or indirect, in the Contract. c. Equal Opportunity Statement Contractor agrees to comply with the provisions of all applicable federal, state and City of Arden Hills statutes, ordinances and regulations pertaining to civil rights and nondiscrimination including, without limitation, Minnesota Statutes, Section 181.59 and Chapter 363. d. Non-Discrimination The Contractor will not discriminate against any ernployee or applicant for employrnent because of race, color, creed, religion, ancestry, sex, national origin, Issued: February 4, 2008 11 City of Arden Hills RFP for Planning Consultant Services affection preference, disability, age, marital status or status with regard to public assistance or as a disabled veteran or veteran or the Vietnam era. Such prohibition against discrimination shall include, but not be limited to, the following: employment, upgrading, demotion or transfer, recruitment or recruitment advertising, layoff or termination, rates of payor other forms of compensation and selection for training, including apprenticeship. e. Transfer of Interest The Contractor shall not assign any interest in the Contract, and shall not transfer any interest in the same either by assignment or novation without the prior written approval of the City, provided, however, that claims for money due or to income due to the Contractor may be assigned to a bank, trust company or other financial institution, or to a Trustee in Bankruptcy without such approval. Notice to any such assignment or transfer shall be furnished to the City. The Contractor shall not subcontract any services under this Contract without prior approval of the City Project designated herein. f. Independent Contractor Nothing contained in this Contract is intended to, or shall be construed in any rnanner, as creating or establishing the relationship of employer/employee between the parties. The Contractor shall at all times remain an independent Contractor with respect to the services to be performed under this Contract. Any and all employees of Contractor or other persons engaged in the performance of any work or services required by Contractor under this Contract shall be considered employees or sub- Contractors of the Contractor only and not of the City; and any and all claims that might arise, including Worker's Compensation claims under the Worker's Compensation Act of the State of Minnesota or any other state, on behalf of said employees or other persons while so engaged in any of the work or services provided to be rendered herein, shall be the sole obiigation and responsibility of Contractor. g. Hold Harmless The Contractor agrees to defend, indemnify and hold harmless the City, its officers and employees, frorn any liabilities, claims, damages, costs, judgments, and expenses, including attorney's fees, resulting directly or indirectly from an act or omission of the Contractor, its employees, its agents, or employees of subcontractors, in the performance of the services provided by this Contract or by reason of the failure of the Contractor to fully perform, in any respect, any of its obligations under this Contract. If a Contractor is a self-insured agency of the State of Minnesota, the terms and conditions of Minnesota Statute 3.732 et seq. shall apply with respect to liability bonding, insurance and liability limits. The provisions of Minnesota Statutes Chapter 466 shall apply to other political subdivisions of the State of Minnesota. Issued: February 4,2008 12 City of Arden Hills RFP for Planning Consultant Services h. Accounting Standards i. Retention of Records The Contractor agrees to maintain the necessary source docurnentation and enforce sufficient internal controls as dictated by generally accepted accounting practices to properly account for expenses incurred under this Contract. The Contractor shall retain all records pertinent to expenditures incurred under this Contract for a period of six years after the resolution of all audit findings, with the exception that such records shall be kept for a period of ten years after both the terms of a monitoring agreement have been fulfilled and all audit findings have been resolved for abatement prograrns. Records for non-expendable property acquired with funds under this Contract shall be retained for six years after final disposition of such property. j. Data Practices The Contractor agrees to comply with the Minnesota Government Data Practices Act and all other applicable state and federal laws relating to data privacy or confidentiality. The Contractor must immediately report to the City any requests from third parties for information relating to this Contract. The City agrees to promptly respond to inquiries from the Contractor concerning data requests. The Contractor agrees to hold the City, its officers, and employees harmless from any claims resulting from the Contractor's unlawful disclosure or use of data protected under state and federal laws. All Proposals shall be treated as non-public information until the Proposals are opened for review by the City. At that time, the names of the responders become public data. All other data is private or non-public until the City has completed negotiating the Contract with the selected vendor. At that time, the Proposals and their contents become public data under the provisions of the Minnesota Government Data Practices Act, Minn. Stat. C. 13 and as such are open to public review. k. Inspection of Records All Contractor records with respect to any matters covered by this Contract shall be made available to the City or its designees at any time during normal business hours, as often as the City deerns necessary, to audit, examine, and make excerpts or transcripts of all relevant data. I. Applicable Law The laws of the State of Minnesota shall govern all interpretations of this Contract, and the appropriate venue and jurisdiction for any litigation which may arise hereunder will be in those courts located within the County of Hennepin, State of Minnesota, regardless of the place of business, residence or incorporation of the Contractor. Issued: February 4,2008 13 City of Arden Hiiis RFP for Planning Consultant Services m. Conflict and Priority In the event that a conflict is found between provisions in this Contract, the Contractor's Proposal or the City's Request for Proposals, the provisions in the following rank order shall take precedence: 1) Contract; 2) Proposal; and last 3) Request for Proposals. n. Ownership of Materials All finished or unfinished documents, data, studies, surveys, maps, models, photographs, reports or other materials resulting from this Contract shall become the property of the City upon final approval of the finai report or upon request by the City at any time before then. The City may use, extend, or enlarge any document produced under this Contract without the consent, permission of, or further compensation to the Contractor. o. Conflict of Interest By signing this Contract, the Contractor agrees that it will not represent any other party or other client which may create a conflict of interest in its representation with the City. If the Contractor is unclear if a conflict of interest exists, the Contractor will immediately contact the City department Contract manager and ask for an interpretation. p. Termination The City may cancel this Contract for any reason without cause upon thirty (30) days written notice, except that if either party fails to fulfill its obligations under the Contract in a proper and timely manner, or otherwise violates the terms of this Contract, the other party shall have the right to terminate this Contract, if the default has not been cured after a ten (10) days written notice has been provided. If termination shall be without cause, the City shall pay Contractor all cornpensation earned to the date of termination. If the termination shall be for breach of this Contract by Contractor, the City shall pay Contractor all compensation earned prior to the date of termination minus any damages and costs incurred by the City as a result of the breach. If the Contract is canceled or terminated, all finished or unfinished documents, data, studies, surveys, maps, models, photographs, reports or other materials prepared by the Contractor under this Contract shall, at the option of the City, become the property of the City, and the Contractor shall be entitled to receive just and equitable compensation for any satisfactory work completed on such documents or materials prior to the termination. Notwithstanding the above, the Contractor shall not be relieved of liability to the City for damages sustained by the City as a result of any breach of this Contract by the Contractor. Issued: February 4, 2008 14 City of Arden Hills RFP for Planning Consultant Services The City may, in such event, withhold payments due to the Contractor for the purpose of set-off until such time as the exact amount of damages due to the City is determined. The rights or remedies provided for herein shall not limit the City, in case of any default by the Contractor, from asserting any other right or remedy allowed by law, equity, or by statute. q. Intellectual Property The City owns all rights, title, and interest in all of the intellectual property rights, including copyrights, patents, trade secrets, trademarks, and service marks in any Work created, in progress, produced or completed and paid by this Contract. Work covered includes inventions, improvements, discoveries, databases, computer programs, reports, notes, studies, photographs, negatives, designs, drawings, specifications, materials, tapes, or other media. All Work under this Contract will be the exclusive property of the City and will be surrendered to the City immediately upon completion, expiration, or cancellation of this Contract. The Contractor represents and warrants that the Work does not and will not infringe upon any intellectual property rights of other persons or entities. Issued: February 4, 2008 15 City of Arden Hills RFP for Planning Consultant Services Attachment A: Study Area Map Issued: February 4, 2008 16 Attachment B McCombs Frank Roos Associates Proposal - February 28, 2008 March 31, 2008, City Council Meeting McCombs Frank'Ro Engineering . Planning . Surveying HI 28 February 2008 James Lehllhoff, AICP City Planner 1245 West Highway 96 Arden Hills, MN. 55 I 12 Dear Mr. Lehnhoff: Our team members are exciled to present this proposal to help prepare a Small Area Plan for the B-2 General Business District. We are eOllfident Ihal we will be able to build a consensus to maximize the economic and civic potential of the district. Here's why: We arc able to combine market realism and community ideals as a result of our experience working with both private developers and municipal clients. Maxfield Research will provide a solid market analysis to form the foundation of the plan. . . Spack Consulting will provide workable solutions to traffic demands. McCombs Frank Roos and Hay-Dobbs each have reeenl related experience and a slrong history of preparillg urban design guidelines and pedestrian-friendly site plans. We know how to work effectively with a Steering Committee, property owners alld the general public. We offer a competitive budget. . . Thank you for this opportunity. We look forward to an interview. Sincerely, McCombs Frank Roos Associates, Inc. William Weber, AICP Director of Community Planning 14800 28th Avenue North. Suite 140. Plymouth, Minnesota. 55447 phone 763/476-6010 . fax 7631476-8532 E-mail: mfra@mfra.com Consultant Services to Prepare a Small Area Plan for the B-2: General Business District This proposal is presented by: McCombs Frank Roos Associates, Inc. Federal Identification Number: 41-090-3864 State Identification Number: 9453156 In collaboration with: Maxfield Research, Inc. Hay-Dobbs, PA Spack Consulting Presented to the City of Arden Hills 28 February 2008 Arden Hills Small Area Plan for the 82 District Summary of Reasons to Select OUl.Team .......... I Introduction to the Finns ................................ 2 Understanding and Approach .......................... 3 Work Program and Schedule ........................... 4 I'roject Eludget .............................................. ~ I'roject Team ................................................. E5 Related Experience ......................................... 7 References .................................................... ~ Arden Hills Small Area Plan for the 82 District Summary of Reasons to Select the McCombs Frank Roos Team We believe that the learn led by McCombs Frank Roos is ideally suited to help Arden Hills crcale the B2 District redevelopment plan for these reasons: Combined Private and Public Sector Experience: McCombs Frank Roos has experience with both private sector land development design and public sector redevelopment plannillg. Consequently, OUf plans are grounded in market reality and are sensitive to the needs of the community. Redevelopment Planning: Project Manager William Weber, AlCr, has prepared numerous redevelopment plans including suburban commercial districts and downtowns. Urban Design: McCombs Frank Roos recently completed a highly illustrated master plan and set of urban design guidelines for another intensively developed suburban sile. . Market Research: Maxfield Research is a Twin Cities leader in commercial and residential market analysis. T raffle Analysis: Michael Spack of Spack Consulting is an acknowledged expert in Iraffic analysis for locations such as the B-2 District, and has worked with Bill Weber on similar projecls in the past two years. . Consensus Building: Our team has outlined an inclusive and effective participation and communication program. . Enthusiasm: We love this type of work and are eager 10 work with Arden Hills. Arden Hills Small Area Plan for the 82 District I-I This proposal is presented by: McCombs Frank Roos Associates, Inc. 14800 - 28'h Avenue North, Suite 140 Plymouth, Minnesota 55447 763-259-6695 Project Manager William Weber, A1CP bweber(al,mfra.com Maxfield Research 614 First Avenue North Suite 400 Minneapolis, MN. 55413 612-338-0012 Mary Bujold President Spack Consulting 3268 Xenwood A venue So. St. Louis Park, MN. 55416 Michael Spack Prcsident Hay-Dobbs Architecture 821 Marquettc Avenue Minneapolis, MN. 55402 Gary Hay, AlA Principal McCombs Frank Roos Associates McCombs Frank Roos Associatcs, Inc., is a multi-disciplinary firm offering professional services in city planning, landscape architecture and civil engineering. Related services include wetland delineation and permitting, ecological studies and geographic information systems. McCombs Frank RODs Associates presents a team of professionals with experience in redevelopment planning, urban design guidelines, site planningand consensus building. Because the firm's practice encompasses both public and private sector clients, it is able to provide exceptional and realistic site design and land planning. Arden Hills Small Area Plan for the B1 District 2-1 McCombs Frallk Roos associates recently acquired the finn of Schoell Madson, which added three landscape architects to our slaff: . Bruce Chalupsky . Jim Kalkes . Kevin T eppen Prior 10 the merger with Schoell Madson, our landscape architecture staff included: Kathy O'Connell, RLA Michael Gair, RLA Lee Wheelock Heather Kieweg Erica Frizzell, RLA Director of Landscape Architecture Senior landscape architect Landscape architect Landscape architect Landscape architect Maxfield Research Maxfield Research is a full service real estate research firm that provides comprehensive real estate market information. The firm has morc than 20 years of experience and consults in a variety of real estate related market issues including . Market ana]yscs for all type of housing (for-sa]e, rental, condominium, seniors, condominium) Commercial retail and service businesses Land use planning Spack Consulting Spack Consulting provides professional services in: Transportation system planning Traffic impact analysis Intersection and roadway design . Parking studies . Bicycle system design . Signal system design . Vehicle counts Estab]ished by Michae] Spack, PE, in 200 I, the finn has established a reputation for rigorous analytic work that is performed on-time and wilhin budget. The clients of Spack Consulting have included cities, counties, townships, attorneys and private land development companies around the Twin Cities metropolitan area. Mike Spack and Bill Weber have collaborated on traffic studies and environmental impact documents. 2-2 Arden Hills Small Area Plan for the 82 District Hay-Dobbs Architecture Hay-Dobbs, P.A., is a dynamic and growing company celebrating over 14 years of design and creativity. As a professional corporatioll, Hay Dobbs maintains a diverse and comprehensive Architecture, Urban Design, Planning, and Interior Design practice. Their firm size of roughly 20 allows the principals, Gary Hay and Tom Dobbs, to be very hands-on and involved in projects at all scales. Conflicts of Interest None of the member firms on Ihe McCombs Frank Roos team has any actual or potentially perceived conflict of interest with providing service for the City of Arden Hills with respect to thc B-2 Dislrict Small Area Plan as described in the City's request for proposals. Arden Hills Small Area Plan for the 82 District 2-3 We understand that the City of Arden Hills wishcs to engage consulting assistance to prepare a Small Area Plan for the B2 General Business District. The district is the primary commercial and transportation corridor in Arden Hills and is the center of the community's retail, office and other commcrcial establishmcnls. Developed in the I 980s, the B-2 District serves as an important business node and is often referred to as <"downtown Arden Hills." However, the district has become a focus for redevelopment in recent years as business needs have changed, existing businesses have aged and tenants have turned over. The purpose of Ihe plan is: Create a long-term, unified vision for the district. Work with an appointed steering committee to devise recommendations on land use, design guidelines, transportation improvements, landscaping, public improvement and related matters. Preliminary Study Area Reconnaissance The following images present a preliminary examination of some of the opportunities and constraints in the B2 General Business District study area. Arden Hills Small Area Plan for the B2 District 3-1 Arden Plaza is a retail. service and office development along Lexington Avenue with a secondary access point on CR E. The intersection of CR E and Lexington operates at a low Level of Service in the PM peak hour. CR E has four travel lanes and a shared center turn lane. The former Holiday Inn property occupies 8 acres at the comer of CR E and Lexington Avenue. There are three banks located along CR E. Substantial landscaping provides a buffer between nearby housing and Arden Plaza. 3-1 Arden Hills Small Area Plan for the 82 District The one-story office buildings in the southwest quadrant of CR E and Lexington Avenue were proposed for redevelopment in 2007. There is a large logistics operation on the northern end of the study area that generates traffic by heavy trucks. The easterly entrance to Arden Plaza operates at level of Service F during the PM peak hour. The Wells Fargo bank has an entrance along Pine Tree Drive. A large open space and paths surround the insurance company office building. South of the district is a residential neighborhood. The North Park Corporate Center includes four prominent office buildings. The Hunters Park condominiums include wooded open space. A newer office building anchors the southeastern comer of the study area. A major insurance company office occupies the southwest comer of the study area. The Hunters Park condominiums are the housing element in the study area. Arden Hills Small Area Plan for the B2 District 3-3 Citiun participation is the heart of any meaningful and effective public planning process. Project manager Bill Weber- will utilize several tested techniques in the Small Area Plan for the 8-2 District. Our Approach to Downtown Planning and Design We would conduct the Arden Hills B2 Small Area Plan with these ideas in mind: I . Effectively Involve the Public and Agencies 2. Physical Planning and Design :I. Address traffic and parking 4. Understand downtown market potential 5. Think Implementation from the Start 6. Assign an Experienced Project Manager 7. Collaborate with City staff. I . Effectively Involve the Public and Agencies Need It goes without saying that leaders and citizens from the City must understand the plan and generally endorse it in order for it to be effective and usable. Thus, public participation and communication will be the most important element of the planning process. Response Effective public communicatioll and participation will be key to resolving difficult issues and creating an acceptable plan for the B2 District. We propose to use several methods to listen to local ideas and concerns, to generate alternatives and to formulate an acceptable plan. The public engagement techniques that we propose to use includes: Meetings and design charettes with a citizens advisory committee (approximalely one per month) . Interviews with key property owners. . Meetings with the City Planning Commission and/or City Council (beginning, middle and toward the end of the process) Public <'open house" presentation combined with a fonnal presentation with questions and answers; PowerPoint presentations Draft plan documents . Updates on the City's Web sile . A summary chapter Ihal could be distributed independently. 3-4 Arden Hills Small Area Plan for the B2 District Reach out to All Segments, Including Potential Objectors To gain acceptance and lasting support for the plan, it will be essential to reach out to all segments of the affected public and involve them in meaningful ways. In particular, potential objectors must be involved from the outset so their views may be incorporated into the discussion, lest they raise objections only after decisions have been made. Build Support Our planning team will employ a variety of techniques through the process to build support. The result should be informed consent, which is not necessarily the same as consensus. Informed consent means that the broad segments of the community have had ample opportunities 10 learn about and shape the plan and, because of those opportunities, either support the outcome or suspend their opposition. Provide Opportunities for Both Active and Passive Participation Participation in the planning process may be active, passive, or both, depending on the inclination of each citizen and the stage in the process. The various types of active and passive participation are listed below. Active Partidpation Serve on the advisory committee Participate in meetings Comment on draft elements Speak to Planning Commission members Write opinion letters Testify at public hearings Attend project open houses Passive Participation Read the Web site Read newspaper articles about the plan Review draft elements Complete an opinion survey. Individual discussions are often the best way to build consensus. Arden Hills Small Area Plan for the 82 District 3-5 The Active pubnc One tier of participation strategies is intended for those who tend to be actively engaged in the community; people who participate in civic organizations, civic clubs, business groups and other organized interests. A public "open house" presentation. Local cable TV can be used effectively to show committee meetings. (Reality programming at its best.) Outreach activities for the Active Public could include small-group meetings, individual briefings, cluster meetings, interactive workshops and "focus groups." To get beyond the "usual suspects," we have found a proactive "go to where they are" approach to be effective (e.g., attend meetings of the townships). To stretch budgets, client staff often wish to conduct these activities. The less-Active General Public A second tier of participation activities would be aimed at those who may wish to be informed of the progress of the plan and its outcome, who may wish to have some input, but do not care ~ or have time ~ to attend meetings. For this large segment of the populalion, our process offers information Ihrough the local weekly newspaper, the City's Web site and drafts of the plan. Comments and opinions can be collected through the Web site, and a telephone number into the City offices. Working with the Otizens Advisory Committee Meetings with the advisory committee will have several objectives: . Reflect general community opinion and provide advice to the City slaff and consultant on matters of policy and land use Identify what people really value about Arden Hills and the B2 District. . Help identify shortcomings in Ihe current plan. . Help committee members understand the role of the plan, its contents and the major issues. We define issues as questions to be discussed and resolved during the planning process. Framing the issues clearly 3-6 Arden Hills Small Area Plan for the 82 District will help the committee and others understand the key opportunities and problems before the City and help ensure that the plan addresses the major issues. . Allow members to engage in hands-on creation of plan alternatives by working in small groups with a member of the consulting team or staff ovcr a base map or with model pieces. . Help all parties (the committee, staff and consultant) undersland and focus on the long-term, strategic opportullities. This plan should help resolve outstanding issues and communicate a clear course for the continued evolution of a dynamic community. . Sustain the interest and enthusiasm of the committee throughout the process. The general public should be illvited and encouraged to attend meetings of the advisory committee. These invitations could be communicated through the City's newsletter and the City's Web site. The role of the public in Ihese meetillgs could be decided by Ihe advisory committee. The City Council should define the role of Ihe committee and dctcrminc its composition and organizational structure. Using Design Charettes We frequently use the "design charette" technique to involve committee members, property owners and the gcncral public in formulating, exploring and selecting physical planning alternatives. This technique can take many forms and range in lenglh from a couple hours to scveral days. Typically, a charette begins with a presentatioll of existing conditions, opportunities and constraints by one or more informed persons along with opportunities for the participants to add to or correct the presentation. Then, the group sets some broad objectives for the physical plan and adopts certain assumptions. The real work begins when the participants convene in small groups with a professional designer as a facilitator. Each small group of four to eight people sketches and refines their design ideas before presenting their plans to the entire body during a "pin-up" session. The groups' ideas are melded and refined by the consultants and staff before being brought back 10 the group at a subsequent meeting for affirmation or refinement. Design charettes are an effective and fun way to involve the community in fonnulating. testing and refining physical planning ideas. Arden Hills Small Area Plan for the 82 District 3.7 Working with an Advisory Committee Because working with an Advisory Committee will be the central element in Ihe process of communication and consensus building, it will be beneficial to follow certain principles learned from similar experiences. 1. Understand the Roles of the Committee and the Consultant. how the Committee and the consultant should work together. 2. Build a Common Base of Knowledge. Both the Committee and the consultanthave to .review and understand the pri9!work,.andmake sense of it Thetwocan info11i1 oneanoilier. Discuss 3. Provide Materials in Advance. The Committee shonld always have adequate time to review the written and graphic materials that will be discussed at each meeting, and they should make the effort to do so. 4. Be Courteous and Respectful in Discussions. A few people should not be allowed to dominate the discussion to the exclusion of others. 5. Encourage Questions and Debate. The Committee should question assumptions, probe the material and challenge the consultaut 6. Evetyone Should Participate. Each member should speak at every meeting. Members should not be afraid to speak their minds. 7. Establish Ground Rules for Making Decisions. Whether the decision- making process is formal or infonnal, or both, it should be set forth and agreed npon. 8. Agree on a Schedule. There should be a written time schedule so that the Committee understands how the process is expected to work. The Committee should set linn meeting opening and adjourning times so people are not discouraged by run-on meetings. Have an agenda for each meeting and try to follow it. 9. Make Decisions and Move Forward. There should be an opportunity to recap the prior meetings, but generally the process ought to proceed steadily forward if it ever is to conclude. 10. Be Emissaries for the Plan. Committee members should seek reaction on issues and recommendations from their constituencies between meetings, 3-8 Arden Hills Small Area Plan for the 82 District Facilitating Public Involvement Successfully preparing the B2 District Small Area Plan will require that the consultant and staff engage members of the public in a way that elicits opinions from a wide variety of members. This is always one of the more challenging but important aspects of any city planning process, and we have learned these principles from our many years of facilitating meetings, interviews workshops and hearings. I. listen Respectfully. Listen attentively and honestly acknowledge the merit of each speaker's point. Everything said has merit from the speaker's point of view and each comment contributes to the mosaic of public opinion. 2. Encourage Diverse Opinions. Find ways for all points of view to be heard and for everyone to participate without fear or criticism. 3. Acknowledge that You Heard. Take notes on a large tablet or otherwise let the speaker know that his or her comment was fully heard. If there is any doubt, ensure that you heard correctly by paraphrasing and asking the speakerf()r:tonfirinatioIl~ 8. Don't Take It Personally. Remember that these matters may bring rise to strong emotions but that anger is not directed toward you personally but toward the circumstances. Change is difficult and scary. 5. Don't Debate. The facilitator should not debate or dispute comments at a meeting but take them in and sort them out later. 6. Ask Questions. Ask questions to elicit more detailed comments or clarify meaning. Pose "what-if' situations to measure the bounds ofpeople's opinioIl~' Select Effective Techniques. Select participation techniques that are appropriate to the audience and the situation. These may include braihi:;tornlirig,Ullstructuredconverslition,!iOpllllal--grollP'technique, dot- voting, opinion snrveys, open-house presentations, formal theater-style presentations and others. Lead and Inspire. Help participants envision an attractive future. Encourage them to seek the best outcomes. Base proposals on high ideals tempered by . sound planning principles and a dose of political reality. 8~' Havelilll/-Ericourageparticipatioll ar1d'i"edl:J_ce'jl~g~ti"eemotjons. with a relaxed and friendly style. Arden Hills Small Area Plan for the 82 District 3.9 Meeting Techniques The following are several popular and effective techniques for conducting pub-lic iuformation and listening meetings. . ; fTedlniqiJe ,.. Meetiri:SIJlall' groups. around rtabteswith-atecOmer:ot ; leader , Meet theater-style rShortconsLJltomt presenta.tion ~.~~'aparticular subject r f"llowed by questions: and j -discllsSIOn ."-".".._- .........."..... 1 Have a,listofmeeting \ : Qbjectives.orissues toreS()lve~ : _ Poseqtiestionsto guide.the ;'. diScussion : PresentreView'materials in advance.. ~. _U$enc,rtli~l~grOup1:ecluiique 'or.br-ai.....stQririing ioidentlfy concems'.or-ideas. l,mT~pe':jdeas':cards:"~~"fl'ip"th'art-" sheets on the Wall l'ijSf=~QtiRg-:pri-:~rd~-~~:iiip:c-c I chart pages on the wall. .'"",.,..,"""".."""..........."~""'"....".""..._--"..,,',,....,,,,.""..'"-.,".,." ~'[?i-it\Y.()rwrite,~nmapsin t_l!t~~p~_~-~~~~~I:~:,,_,' ....".. ~"R<<OrtIC:oIJ1mef1tsol1~ flip ; chart ->.......-.......-..". -------------- Preselltafioris 'using ,. Powerl'oint Or-boaros~ ,.,\....lndiVidual..mterVie\Ys 3-10 Arden Hills Small Area Plan for the B2 District CAC * * * * * * * * 1 , . . .. .------.---.......,---..--.... * * * General Public PC or Council" * * * * * * * * * * * * * *__,J l. * "t 1 * * * * * 2. Physical Planning and Design Downtown Arden Hills has the potential for greatness because of its good regional traffic and transit access, its strong base of businesses and its numerous attractive buildings. This section briefly outlines the major planning and design opportunities and challenges facing the study area, our response and our related experience with each. Need The physical design of the study area must reflect and support its unique position in the Arden Hills region as the center of professional services and specialty goods and services. There are a small number of incompatible land use relationships and a few redevelopment opportunities that should be addressed. Response Downtown Arden Hills must be unique and distinct from auto-oriented districts, must be highly walkable and contain a mixture of activities found nowhere else in the city. Thus, we would prepare a physical plan for Downtown that incorporates these characteristics: . Density D Fine-grained diversity . Mixture ofIand uses . Appropriate parking . Design guidelines for private and public properties Pedestrian amenities . Civic outdoor spaces; a visual center Public art . Pathfinding from Lexington and Hamline A venues Residential neighborhood protection; a transition to the neighborhoods. Arden Hills Small Area Plan for the 82 District 3-1 I The 8-2 District holds much potential for a wide variety of types and intensities of development because of its location, community demographics. access, visibility and present character. We would pay special attention to the future of Arden Plaza, the fonner Holiday Inn site and the Corporate Express property. We would also work with landowners and the advisory committee to sketch site plans and public improvements that could lead 10 other private investments in the study area. These may include re-use of previously developed sites, reconfiguration of the parking and road systems and streetscape improvements along County Road E and Lexington A venue. Related Experience In addition to completing several downtown plans for riverfront cities such as St. Paul, Minneapolis, Stillwater and Eau Claire, our team has related experience creating new mixed-use developments. urban design guidelines, streetscape improvements. auto circulation and parking plans to support New Urbanist land use, parks and plazas, sign systems and methods to encourage public art of all kinds. 3-12 Arden Hills Small Area Plan for the 82 District 3. Address Traffic and Parking Need The Small Area Plan must balance three, often divergent goals: I . Provide adequate Iraffic flow through the downtown area. 2. Supply enough convenient parking for patrons and delivery trucks to keep the retail and service businesses viable. 3. Provide comfortable and safe pedestrian circulation. Response Our team will work to develop a plan that balances the traffic flow and pedeslrian needs of a flourishing B2 District. Our proposed communication process will involve business owners and other stakeholders to understand the traffic and parking issues. The recent traffic study for Arden Plaza involved collecting extensive traffic dala in the study area, which may be utilized with other data to deternline how existing problems should be addressed and how traffic patterns may change with potential redevelopment. Related Experience Our team includes Mike Spack, a traffic and parking expert with Spack Consulting. Mr. Spack founded his firm in 2001 and has worked on numerous traffic studies. Previously, Mr. Spack was the staff traffic engineer for Maple Grove. He was very involved with the planning and execution of the Arbor Lakes project which created a new downtown for Maple Grove. He regularly coordinates traffic studies with MnlDOT and is pre-qualified with them to prepare Special Traffic Studies and Transportation Planning Studies. Arden Hills Small Area Plan for the B2 District 3-13 4. Understand the Study Area Market Potential Need The Small Area Plan must be based on three economic factors: I. Which types of businesses, housing and other land uses are needed to make the study area successful? 2. Which land uses could feasibly be attracted, and in what quantities and configurations? 3. What physical design attributes (including public improvements) might be necessary for the study area to achieve its full economic potential? It will be important to understand the market forces affecting the B2 District. How has the Lcxinglon Avenue corridor development affected its potential? How might TCAAP development influence the study area and the sub-region? What should be the target markets(s) for the study area? How should the district position itself in the market place? How do traffic, parking, signage and streetscape improvements affect the district? Response Our team includes two prominent downtown real estate professionals from Maxfield Research, Mary Bujold and Ryan Bergman. This "economics" element of our team will help us answer the questions posed above. Related Experience Bujold and Bergman have advised clients across the Twin Cities on commercial and resldential development markets and the financial feasibility of the samc. Recent client cities engaged in development or redevelopment include Maple Plain, Hutchinson, Big Lake, Minneapolis and Champlin. 3-14 Arden Hills Small Area Plan for the 82 District 4. Think Implementation from the Start Need Arden Hills needs a plan that it can put to immediate use, one that includes practical ideas and direct recommendations for items such as zoning or public improvements. Importantly, the City seeks recommendations for sites such as Arden Plaza, the former Holiday Inn and, possibly, the Corporale Express and Pot 0 Gold bingo sites. Response Address Immediate Redevelopment Possibilities Our urban designers along with experts from Maxfield Research would work with property owners, potential developers and the Cily to study alternatives for selected redevelopment sites. We would seek to make more efficient use of land, address target market niches, move toward public objectives and express owners' interests. Prepare a Useable Plan lnclude clear and concise policies, a list of action steps in each subject, recommendations for zoning changes and public improvements, and readable maps with explanatory texl. There should be no "motherhood and apple pie" policies that no one could disagree with; the pI all should addrcss and solve the identified issues. We would also provide guidelines on how the Cily could measure how well the plan is influencing decisions, and how to keep it up to date and useful. Related Experience Mary Bujold and Ryan Bergman of Maxfield Research are experts in real estate development. Kevin T eppeD has prepared many commercial site plans and streetscape designs. Bill Weber has managed many similar projects prepared urban design guidelines. An effective plan considers means of implementatin from the beginning of the process. Arden Hills Small Area Plan for the 82 District 3-1 5 Bill Weber has prepared many redevelopment plans for suburban locationsr coordinated teams and worked with the public. 5. Assign an Experienced Project Manager Need Arden Hills wishes to prepare an excellent plan and receive superb service from a consultant. The qualifications and commitment of the project manager are the key factors in the quality of the final plan. These ought to be Ihe primary consideration of any client for a project of this nature. Response Bill W cber- would serve as project manager. Related Experience Bill is a highly experienced city planner who has prepared commercial and residential redevelopment plans, downtown plans, worked with project committees and blended the contributions of multiple subconsultants. He would direct and coordinate the work of other members of his team in the areas of transportation, economic dcvclopmenl and urban design. 6. Collaborate with City Staff Need Arden Hills would like the project to go smoolhly and efficiently, the document to be officially adopted, and all review materials be delivered with adequate time for staff and consultant review _ In particular, the City staff would like to be intimately involved in prcparing the plan and have "'ownership" of the plan. Response Our principal planners, Bill Weber, Mary Bujold, Michael Spack and Kevin Teppen will devote the time to Ihis project thai it needs and deserves. Each will reserve time to conduct this project. The McCombs Frank Roos team would involve the City staff in every phase of the process. Communication would occur daily or weekly on facets of the project, and we would listen attentively to local representatives and members of the public. Ifthe staff would like to conduct some of the meetings on their own, we could provide PowerPoint shows and printed maps for their use. 3-16 Arden Hills Small Area Plan for the 82 District Working with the City Staff It goes without sayiug that the consultant should not try to prepare this plan without close interaction with the City staff. So, here are a few pointers that the McCombs Frank Roos team will follow in that regard. 1. Emphasize Communication. Communicate early and often. Don't assume anything. Listen carefully. Ask for feedback to ensure messages are understood. 2. Document Meetings and Calls. Make and share summaries of meetings and phone calls. 3. Deliver Review Materials Early. Give the City staff ample time to review and react to the consultant's work. Expect multiple drafts. 4. Use their Knowledge. The 5taffhas a wealth of knowledge about the community and it should be mined for the success of the plan. 5. Overcome Distance with Technology. Use e-mail, overnight delivery and the telephone to erase the distance between offices. 6. Respect Staff Time Commitments. Remember that this is not the only staff's only obligation. 7. Check with Staff Before Speaking. Ensure that the staff has given you permission to speak to any given individual or audiellce, and that they approve of what you're going to say. Don't speak for the City without permISSIOn; 8. Help the Staff Look Good. Let the staff take credit whenever things are going well. Assume responsibility for any problems. 9. Have Fun. A friendly and light-hearted approach makes the work easier and defuses tension. Arden Hills Small Area Plan for the 82 District 3-. 7 The McCombs Frank Roos learn would provide the services described below for the fee shown in the Project Budget section of our proposaL The tangible result of the small area planning process will be a plan uocument that incorporates the elements described below in written and graphical format. Intcrim products and graphics will be produced as necessary for public meetings and education. The project schedule chart is presenled after the work program. Purpose, Vision, and Fundamental Principles This section of the plan will outline the purpose of the plan and capture the essence of the community's overarching objectives and corresponding community values through a vision statement for the B-2 District. Public visioning sessions at the beginning of the planning process will form the basis of this slatement and inform the fundamenlal principles that guide plan content. Survey of Existing Conditions A plan for the B-2 District must be based on a good understanding of existing conditions. This encompasses an understanding of the area's geographic context withillthe city and region, its social and physical characteristics, and existing public policy for the area. Social characteristics include history, demographics, employment, and businesses. Demographic data from the surrounding area will need to be collected to inform plan content, and will include information such as surrounding population, age distribution, housing tenure, business tenure, and income. Employment data will include information about the industry mix in the B-2 District as well as commuting patterns of workers and residents. Arden Hills Small Area Plan for the B] District 4-1 One or two sites will be selected on which altemative development scenarios would be sketched in order to illustrate options and provide direction to potential developers. To understand Ihe physical characteristics of the area, data will need to be collected on existing property attributes such as current land use, zoning, property value, building floor area, height, condition, and exterior design. This physical analysis will be limited to the area within the study boundaries. Current demands on public utilities should be assessed in order to undcrstand the impacts of potential future development. Current real estate market data will also be needed to inform the future real estate market analysis. This section ofthe plan will include: . Description of geographic area and city/regional context . Development history Demographic overview of population and employment Business inventory Survey of existing property attributes such as land use, zoning, property value, building floor area, height, building condition, building design assessment of current utility capacity and relationship to future development capacity . Existing real estate market data Future Land Uses The land use plan will detail the proposed future land use in the study area, and reflect input received through public involvement. It will include a map of proposed future land uses and accompanying descriptive text. The map must be in a form that is suitable for incorporation into the city's comprehensive plan. The land use plan will consider appropriate locations for office and commercial developments and, if appropriate, residential and mixed-use developments. Ultimately, changes to zoning may result from this plan, but such changes are not part of this scope of work. Development Case Study: This section of the plan will include a development case study exploring various concepts for developmellt of a yct-to-be-determined key site(s) in the study area. The City will identify no more than two sites prior to the start of the planning process. The purpose of the case study will be to I) generate several potential uses and design concepts that would illustrate community desires, and 2) build an understanding of the particular issues 4-2 Arden Hills Small Area Plan for the B2 District common to redevelopment in the area such as site layout, land use, development intensity, design, parking, and economic feasibility. This task will inelude: Recommended locations for office, commercial, residential, and mixed-use developments . Future land use map in comprehensive plan compatible format A development case study exploring various concepts for development of a yet to be determined key sile(s) in the study area Development Character and Design Recent development in Arden Hills and the B-2 District has raised concerns about context-sensitive design. Most notably building size, orientation, materials, signage, and design emerged as an important concern. Thus, analyses of these and other characteristics need to be undertaken. Recommendations will need to be made on future height, density, massing, building materials, and character for mixed-use, residential, office, industrial, and commercial development al different locations. Design guideline recommendations should be developed as part of Ihe plall. This section of the study will geuerally describe desired characteristics of development in the study area, such as site layout, landscaping, fencing, fenestration, building materials, signage, and Iighling. Examples of exemplary buildillg designs from within and outside of Ardell Hills will be provided. Bill Weber will draw on his organized collection of 4,500 digital images of urban scenes to illustrate concepts relative to development character and design. Our recent Astra Village Master Plan and Design Guidelines is a good example of MFRA' s abilities in this subject. Example of mixed retail and residential development with a pedestrian orientation in a suburban location. Example of multiple-use retail and high-density housing with an auto orientation. Arden Hills Small Area Plan for the 82 District 4-3 Multiple-family housing in a centra! business location is often located close to the sidewalk and street for reasons of economics. security. and urban interest. A landscaped median plus boulevard trees would improve the appearance of the CR E corridor. The Plymouth city center includes multi-story office buildings. sidewalks. street trees and attractive materials and landscaping. This task will address: . Recommcllded requirements for height, density, massing, building material, signage and character for residential, office, industrial, and commercial development . Recommended design guidelines for new development including, but uotlimited to site layout, landscaping, fencing, scale, fenestration, building material, sigllage and lighting. Examples of exemplary building designs from within and outside of Arden Hills will be provided 4-4 Arden Hills Small Area Plan for the 82 District Market Analysis Maxfield Research, Inc., proposes two alternative approaches to the market analysis from which a final scope of services could be negotiated. . A: General Overview Analysis: This analysis would be more general in nature, offering a broad overview of market issues and conditions that may impact redevelopment, along with some information provided on market conditions for various types of uses that might be considered in the area. B: In-Depth Analysis: The second alternative would be a more in-deplh analysis of the capacity of Ihe area to support specific types of commercial development and the potential to incorporate residential development (alld what level) into various redevelopment scenarios. The In-Depth Analysis would focus on the amount of development supportable in the redevelopment area and include recommendations on the most appropriate product types, pricing achievable, development time frame and the pOlential synergies Ihat may be captured with different types of development in combination with each other. The General Overview Analysis would primarily utilize secondary published data that would be reviewed and combined with our analysis to arrive at recommendations. The in-depth analysis would incorporate a substantial amount of primary research, interviews with key stakeholders, government officials, and others involved in various real estate market sectors to provide a complete assessment. Alternative A: General Overview Market Analysis A-I. Forensic Overview A. Complete a field analysis of existing uses; inventory uses in terms of space, relationships, visual impact, compatibility, location, adjacent and surrounding land uses, access and visibility, among other factors. A. Compile a strengths and weaknesses assessment of parcels in the Analysis Area from a market perspective. The two options for market analysis would each address office, residential and retail markets. Arden Hills Small Area Plan for the 81 District 4-5 The, consulting team will conside... the feasibility of a majo.... mixed-use redevelopment on the eight- acre site of the fonne... Holiday Inn. A-II. Demographic Analysis and Market Conditions Review (General) A. Utilizing data compiled for the Arden Hills residential analysis, analyze. I. Population and household growth trends for Arden Hills and immediate surrounding area Ihrough 2020. 2. Employment growth trends for Arden Hills and the immediate surrounding area through 2020. 2. Age distribution of the population for Arden Hills and the immediate surrounding Area through 2012. 5. Compile data on retail expenditures for households in the Analysis area and surrounding Market Area.. 6. Summarize findings of data compilatioll and identify how these trends are applicable to potential redevelopment in the Analysis Area. B. Utilizing secondary data available, compile a summary evaluation of market conditions for retail, office and residential uses in Arden Hills and the surrounding communities. Identify in general, factors that may impact redevelopment in the Analysis Area including development on the TCAAP site. C. Interview commercial brokers, sales agents and property managers for residential and commercial real estate regarding the types of development most appropriate for this area, its general potential, and the types of amenities and character needed to attract peoplelbusinesses to the area, among other factors. D. General Conclusions and Recommendations. L From data collected and field work, provide recommendations on the types of development most appropriate and the general level of space supportable in the market. 2. Identify development formats most appropriate to satisfy demand. 3. Identify general development timeframes for various types of uses. 4-6 Arden Hills Small Area Plan for the 82 District A-III. Meetings and Report Preparation A. One initial orientation meeting with team and stakeholders to discuss study objectives. B. Onc leam mecting to review draft findings of thc report. C. Onc fonnal prescntation mecting to kcy stakeholders. D. Report Preparation. Alternative B: In-Depth Market Analysis B-1. Residential Market Analysis A. Utilizing data compiled for Arden Hills, identify an appropriate draw area for housing in thc Analysis arca. B. Utilizing data compiled for Arden Hills, analyze. l. Population and household growth trends through 2020; 2. Employmcllt growth trends through 2020. 3. Age distribution of the population through 2012. 4. Household tenure (owncrs and rcntcrs). 5. Household income. 6. Summarize findings of the data and idcntify how these trends are applicable to potential housing developments in the Analysis arca. D. Utilizing data compiled for Ardell Hills, compile a summary evaluation of housing market conditions in the vicinity of the Analysis Area and Ihe potential impact of developing housillg in thc Analysis Area and its impact on the TCAAP site. E. Present infonnation on the average value of single-family homes and for-sale multifamily housing from our prcvious analysis including overall rents I vacancies of rental housing. F. Present information on competitive for-sale multifamily housing in the Markel Area (projects that are actively marketing or were recently developed), including information on year built, number of units, pricing, features and amenities, market positioning, etc. G. Prcsenl information on largcl markets that would be appropriate for the Analysis Area. Provide recommendations regarding unmet market niches and the The market analysis will identify business types that are not well represented in the district but may have strong competition in the sub-region. Arden Hills Small Area Plan for the 82 District 4-7 ability to attract different market segments to housing in the Analysis Area. H. Interview real estate agents and rental property owners and managers regarding the types of housing needed; provide an image of the redevelopment area as a residential location; and identify types of amenities necessary to attract residents to the redevelopment area. L Evaluate and reassess the potential demand for multifamily housing. J. Compile appropriate housing concepts for the current market. l. Provide specific recommendations on appropriate housing product types including mix, sizes, price points, and target markets. 3. Identify development formats most appropriate to salisfy demand. 4. Identify appropriate development timeframes. B-I1. Retail Market Analysis A. Identify an appropriate retail trade area for the Arden Hills analysis area. B. Retail Market Trends in the Retail Trade Area I. Compile and analyze data on population and household growth in the Retail Trade Area. 2. Compile and analyze data on overall retail sales in the Trade Area. 3. Compile and analyze consumer expenditure data for househotds in the Retail Trade Area. 4. Compile and analyze secondary data on retail space construction and absorption. 5. Summarize demographic and economic information. C. Existing Retail Market Conditions I. Inventory retail space in the Analysis Area and vicinity, including information on the retail mix, vacancies, and visual impact of the area. 4-8 Arden Hills Small Area Plan for the B2 District 2. Inventory competitive retail centers in the Retail Trade Area including information on amount of space, vacancies, year built/renovated, rents/operating expenses, and tenant mix. 3. lnvenlory any planned retail development, including renovations and expansions in the Retail Trade Area. 4. Interview retail brokers in the area regarding retail market trends, positioning of the redevelopment area in the Retail Trade Area, potential for new development including alternative retail concepts, the potential impact of new housing and employment in the area on retail demand and the ability to support mixed use development (multi-story buildings) on the site. D. Demand Estimates and Recommendations L Calculate demand fOffetail space through 2015. 2. Recommend a mix of uses and unmet market niches that would be appropriate for the Analysis Area. 3. Recommend an appropriate mix of users appropriate to achieve a desired development vision for the area. 4. Evaluate the conditions necessary to attract certain types of users to the area and on what scale. S. Provide a projected timeframe for attracting these users. Mid-priced restaurants often succeed in high-density mixed retail and office corridors. Arden Hills Small Area Plan for the B2 District 4-9 Roundabouts can be used even on high~volume intersections and often perform better than intersections with signal systems. Transportation, Transit, Parking, Accessibility, and Non- motorized Facilities This analysis win examine existing conditions and propose strategies and designs that address specific transportation issues that arise through the planning process, which should include transportation, transit, parking needs, non- motorized (pedestrian) facilities, and overall accessibility to and in the B-2 Dislrict. An allalysis of current traffic and potential transit options will be used to inform the future land use plan. This analysis should go beyond an inventory of existing conditions and make recommendations for current and future congestion mitigation efforts. This task will include: . Perform a site visit to inventory existing conditions of the vehicular, pedestrian, and transit systems. Work with the design team to develop enhanced pedestrian and transit systcms for the redevelopment area. Coordinate with public agency slaff and the team. This includes attcndance at three day time meetings. . The key intersections that will be impacted by Ihe redevelopment are: o W Co Rd E / Hamline Avo western ramp, o W Co Rd E / Hamline Ave eastern ramp, o W Co Rd E / Pine Tree Drive, o W Co Rd E / Lexington Ave, o Lexington Ave I Harriet Ave. Request existing traffic data for area roadways and key intersections from Ramsey County and Mn/DOT. P.M. peak hour counts will be collected at the key intersections where Ramsey County and Mn/DOT do not have current data. Calculate existing p.m. peak hour Levels of Service for the study intersections with Synchro software. Simulate the existing conditions with SimTraffic software to identify the traffic interaction between the intersections. 4-10 Arden Hills Small Area Plan for the 82 District Develop forecasls for the neighboring roadways and study intersections for the Build and No-Build scenarios. The forecast year will be 2030. Build a traffic forecasting model so Level of Service calculations call be done quickly for alternate land use scenarios. The final report will reflect the forecasts from the recommellded land use plan. These forecasts will reflecl reductions in traffic for the enhanced pedestrian and transit systems that will be recommended for the development. . Perform traffic analyses of the study intersections and area roadways in Ihe exisling, Build, and No-Build scenarios. Levels of Service and queuing calculations will be done with Synchro and SimTraffic software packages. Visual SimTraffic simulations will be provided for Ihe key inlersections. The simulations will reflect the Build Scenario with Ihc recommended lalld use plan. . It is anlicipated the p.m. peak hour will be the design hour for the redevelopment. If the redevelopment ends up with heavy a.m. peak-hour traffic generators, we will negotiate a contract amendment to analyze the morning rush hour if the City believes thai would be beneficial. Determine what, if any, mitigation measures will be necessary in the 2030 Build and No-Build Scenarios. . Prepare a report that documents our findings and recommendations. . Attend three night time public meetings. Arden Hills Small Area Plan for the B2 District 4-1 I Design for active living should incorporate sidewalks, streetscape improvements. bicycling opportunities, public art and similar enhancements. Public art can take many forms induding public or private sculpture, murals, decorative public improvements and lighting. Art can express local culture, history or economy. Design for Health - Public Realm Improvements. Environmental Quality. Aesthetics. Public Safety. and Active living While investigating the potential fulure use in the study area, it is appropriate to consider other enhancements to the B-2 District. The City has identified a need to incorporate active living principles into city plans and developments. The study must identify opportunities to incorporate active living principles into the B-2 District, which may include pedestrian improvements to increase the opportunity for physical activity; enhancing air and water quality; incorporating Crime Prevention Through Environmental Design (CPTED) principles; and other related principles. An evaluation of the streetscape environment within the study area and suggestions for improvements will be provided. The Cily is concerned about environmental and quality of life issues, including stormwater, tree preservation, landscaping and general open space protection. Design enhancements to be addressed in the plan include opportunities for gateway improvements to the area and enhancements to the pedestrian environment, which may include more public open space, public art, signage, and other design enhancements. This task will include: . Provide recommendations for incorporating active living principles into future developments and redevelopments . Evaluate the streetscape environment and suggestions for improvements Evaluate opportunities for preserving key views and development of additional open space, and recommendations for gateway improvements . Analyze public art opportunities. 4-12 Arden Hms Small Area Plan for the B2 District Implementation Plan In order for a plan to be successful, a strong implementation component is needed. All of the recommendations that come out of our team's analyses will be summarized in this final portioll of the plan. The implementation plan will include a list of recommendations, lead entities, key partners, public improvements, estimated costs, potential resources, timing, and possible phasing. Provide an overview of implementation for all recommendations . Summarize proposed public improvements . Provide a preliminary timeline for actions Provide a general estimate of the costs of public improvements. Public Participation and Communication Process COil duct a process that helps build public consensus on a plan and includes these components: Five meetings with the Steering committee o Analysis of conditions o Land use plan o Urban design guidelines and streetscape o Site plans o Traffic impact analysis. . Two visioning sessions Three public forums o Issue identification; goals and objectives o Land use and urban design elements o Full plan review . Briefings of Ihe Planning Commission and City Council by City staff . Information on the Cily's Website (by City slaffwith materials supplied by MFRA) Arden Hills Small Area Plan for the 82 District 4-1 3 Deliverables The document will include text and graphics as appropriate. For readability, few of the pages will be entirely text. Twenty boulld, hard copies of Ihe final plan should be produced, along with 50 CD copies with the plan in pdf format. The pdffile should also be suitable for web download. A Microsoft Word file ofthe final plan will also be delivered to the Cily, along wilh ArcGIS shape files of all maps. Electronic versions of all final and preliminary products will be made available to city staff. Project Schedule The McCombs Frank Roos team is prepared 10 begin the Small Area Plan immediately upon signing a contract and can complete the work by Seplember 30, 2008. MAJOR TASKS April May June July Aug Sept !Purpose, Vision & Principles ISurvey of Existing Conditions 1 ~ .~ "I I'. .j ..... + -,~,rl 1)i'3:f;%'[;.z";] 1':&;;,)icfc,;cCj[<,,: eC";,e;:}'! f'[:.)i~,-:9:,:eL3];--f",..J,--f_)ii 'I I"i':;,;;"'." ::,'1';"...<:;. .)1:3,[:1 IMarket Analysis (Overview) IFuture Land Uses IDevelopment Case Study (1) IDevelopment Character 'Traffic Analysis I Design for Health I Implementation Plan lij!{t:;'ri?fj!?1j(.]sijilliil I~ n"'~1 iiidTK'!Z'FlhX{-i-$:'llih, P bl' P U IC artlCloatlon Steerina Committee Meetinas CS} 0 0 0 0 0 Visioning Sessions (2) . . Public Forums 131 '" '" '" IFinal Plan Document ~3it'3'~~~ 4-14 Arden Hills Small Area Plan for the B2 District The McCombs Frank Roos team would provide the services described in the Work Program section of our proposal for the fee described below. We would, of course, be willing to refine this preliminary budget in conjunction with the work program to suit the needs of the City. Please note that we have provided two alternative approaches and costs for the market analysis task. IPUrpose-,' ViSion &Priric-fpies- Seifert Teppen Weber Kieweg 4 16 8 40 16 Maxfield Bergman Spack Graphics Hay Tech Sub- Total MAJOR TASKS ~_ul"\'ey ofExisUng Conditions ----I I 1 r' '1'$ 500 I I 241 3.8001 I 81 1,6001 I Future-LantfUses - LQ~~~!<?p~~~E';_~_~~!lJ9yj1) _ [Oeveiopmen(J::haracter-' --- !MarkelArlalysis (Overvjewl.~ 20 811 1341 ____L 16 24 J I nL___J_._.L I I I _~'.!?(}J {456 I L!~ffic_~~~y_~i~_ L[)es~g!l_~()!_!:'_~~_tt_~__ : Imp~l1l~_~t~!i()~ Plan Publi~_~i_<?!p~_'i()_n___ ___ _~!e_~~_l'!g_gQI!!~!!!~__f'..1_~_e_t~~_gs (~)_ Vi8ior'ing Sessions (2) ~Public Forur,ns (3)_ 30 12 18 4 4r~ =:sF I 1 ~~}~gl _~2?~l? 1,3001 ; Final Plan-Document 8 ._-----~-- 41 Totals Hourly Charge Rates Labor Charges Direct Charges Total Charges 144 $ 125 $ 18,000 $ 500 68 115 7,820 24 150 3,600 500 85 75 6,375 134 115 15,410 46 150 6,900 52 $ 75 3,900 62,005 $ 62,005 1,000 63,005 Optional Services In-Depth Market Analysis 46 182 46 182 $ 150 75 $ 6,900 13,650 $ 20,550 500 $ 21,050 Totals Hourly Charge Rates labor Charges Direct Charges Total Charges for Optional Service Arden Hills Small Area Plan for the 82 District 5-1 The McCombs Frank Roos team includes professionals who have successfully completed downtown revitalization plans and urban design guidelines similar to those soughl by Arden Hills in terms of size, complexity, issues and political sensitivity. Each Ileeded discipline is represented by one or more veteran professionals who can commit the time to this project that Arden Hills deserves. McCombs Frank Roos Associates William Weber ______________________________.Projecl Manager and Primary Planner Kevin Teppen__.______....__....__.____.......__...__..__.______.__.__.____....__.... Site Designer Bruce Chalupsky .____.__________.__________.__.__________________.____. Landscape Architect Heather Kieweg .________________.______.__.________,______.__________.__Landscape Architect Rick Seifert __.______.______..__....__.____....__..______.__.....__..__...__....__.__CiviI Engineer Maxfield Research Mary Bujold.________________. ________.__________ ________._________.__________.__ Market Analyst Ryan Bergman __.______________ ______.________. __________________.__.______.Research Analyst Spack Consulting Michael Spack .______. ... _... _.. _._................ ._. ... Traffic Engineer Hay-Dobbs Architecture Gary Hay, AIA___________________________________________ Urban Designer and Illustrator Arden Hills Small Area Plan for the 82 District 6-1 William Weber, AICP Project Manager and Primary Planner Bill Weber is a city planner and urban designer. During his 28 years of consulting, he has managed revitalization plans for central business districts in: . Stillwater . Northfield . Eau Claire Springfield, Missouri Champaign, Illinois . Rosemount His other commercial or mixed-use redevelopment planning experience includes: Thc Minncapolis Upper Mississippi River Corridor Master Plan . The Crystal Bass Lake Road Redevelopment Plan . The SI. Paul Central Riverfront Plan . The Westgate Business Park, Minneapolis The Highway 7 Corridor, St. Louis Park The Highway 61, White Bear Lake The Brooklyn Boulevard Corridor, Brooklyn Center. In addition to this downtown design work, Bill has prepared design guidelines for: . Astra Village, a ISO-acre mixed-use project, Brooklyn Park (copies provided with this proposal) . Clive, Iowa, Mixed-Use Neighborhood . East Bethel Cily Center . Raleigh-Durham regional rail system . Southeast Wisconsin LRT system Northstar commuter rail line Chapel Hill to Durham LRT system. Lincoln, Nebraska, Trallsit and Land Use Plan . City of Hastings Comprehensive Plan . City of Eau Claire Comprehensive Plan . City of Green Bay Comprehensive Plan. Bill understands what it takes to create vibrant central business district. He has studied downlown redevelopment principles with the National Main Strcct Center and real estate redevelopment through the National Development Council Digital Photo library: Bill would draw upon his collection of 4,500 carefully selected digital photographic images to explain design concepts. These photos are an invaluable means of illustrating 6-2 Arden Hills Small Area Plan for the 82 District residential or commercial architecture, building relationships, landscaping, streetscape, public spaces, signage and parking. Bill is an accomplished amateur photographer. Consensus Building: Bill can hclp the City build public COllsensus for a plan with which the community and property owners can move. He has helped build consensus and resolve differences about planning and growth management issues. He has prepared and delivered public presentations to elected and appointed officials, members of the public and othcr interest groups. He has led team efforts to build public consensus on difficult policy issues through group discussion, individual consultation, newsletters, focus groups and key-person interviews, nominal-group and similar brainstorming processes, Web sites, project reports, and maps or other graphics. Kevin T eppen Site Designer Mr. Teppen has fourteen years of experience as a landscape architect focusing on commercial and residential development and redevelopment dcsigll, master planning, parks, public plazas and the public approval process. Heather Kieweg landscape Architect Heather Kieweg is a landscape architect with skills in planling plans and illustrations who would assist Kevin Teppen in design and graphic communication. Heather recently collaborated with Bill Weher on the Astra Village mixed-use master plan and design guidelines in Brooklyn Park. Mary Bujold Market Analyst President, Maxfield Research Mary joined the firm in 1984 shortly after Maxfield Research was established. Working initially with multifamily residential developments, Mary rapidly expanded her expertise to include financial institution studies, retail, mixed-use and redevelopment analyses. She is considered a market expert in the field of residential real estate and in market analysis for financial institutions. Arden Hills Small Area Plan for the B1 District 6-3 As Presidellt, she is responsible for overseeing the daily operations ofthe firm and providing slrategic direction and key input for all research projects for the firm. In addition, she also heads project assignments for large-scale land use and redevelopment studies including downtown revitalization for private developers and municipalities in the Twin Cities and in the Upper Midwest. Mary has worked with a wide array of public and private sector clients including institutional clients. She has worked directly with private developers and colleges and universities on their short-term and long-Ierm slUdent housing needs. She regularly testifies as an expert witness for eminent domain, tax appeal and other types of real estate litigation. Mary regularly gIves presentations at special events, seminars and workshop sessions on a variety of real estate market topics including Senior Housing, Apartments, Condominiums, Downtown and Community Economic Development, among others. A graduate of Marquette University in Business Administration, Mary also holds an M.B.A. Degree from the University of Minnesota. She is a licensed real estate broker in the State of Minnesota, and holds the Counselors of Real Estate (CRE) designation. Ryan Bergman Research Analyst Mr. Bergman joined Maxfield Research in October of2005. Ryan's expertise includes the analysis and interpretation of financial, statistical and demographic data. His focus al Maxfield is collecting data and allalyzing his findings. Ryan has completed and assisted in several projects including analysis for relltal and for-sale housing ill the Twin Cities Metro Area and greater Minnesota, senior housing and commercial! industrial analysis for the Scott County and artist housing in Northeast Minneapolis. Prior to joining Maxfield, Ryan worked as an intern at Opus Northwest Management While there he worked closely with property managers gaining an understanding of the real eslate industry from the management side. In 2005 Ryan received a Bachelor of Arts degree in International Studies with a focus in World Politics and Economics from Tay]or University in Indiana. Ryan also studied at Hong Kong Baptist University during the all of 2003. 6-4 Arden Hills Small Area Plan for the B2 District Gary Hay Urban Design and Illustrations Hay-Dobbs Architecture Educated as both an architect and urban designer, Gary Hay has directed the design of large-scale urban designs, master plans, institutional building designs, and residential projects and has formulated various building design guidelines. He has practiced in the Twin Cities, New York, Boston, and London. Gary lends experience, knowledge and vision to every design solution provided by the Hay Dobbs team. His Ihoughtful approach inspires striking desigll applied to every day use. His extensive range of experience provides unparalleled expertise to clients and their projccls. Gary has over twenty-five years experience and has developed master plans for the Charlestown Navy Yard, The Boston Aquarium, Scottish Equitable Headquarters, River Garden Plan for Lowertown SI. Paul, and transit s area master plans in Brooklyn Park and Crystal. Michael Spack, PE T raffle Engineer Spack Consulting Michael Spack is the President of Spack Consulting and responsible for the firm's traffic engineering and transportation planning projects. The types of projects he has compleled include: Traffic Impact Studies Roadway Design Traffic Operatiolls Signing & Striping Design Pedestrian System Plans Traffic Sigllal Operations Corridor Plans Roadway Audits Signal Justification Studies School Safety Studies Parking Safety Studies Traffic Signal Design Traffic Data Collection As the traffic engineer for the City of Maple Grove, he reviewed all development proposals, roadway and traffic signal construction plans alld traffic studies prepared for thc City. He was responsible for all traffic operations along City roadways and worked closely with Mn/DOT and Hennepill County regarding Ihe operations of their roadways in Maple Grove. Arden Hills Small Area Plan for the 81 District 6-5 Mike as designed over 30 traffic signal systems, numerous signing & striping plans, and a roadway. He prepared signal justification reports for these signal systems and was responsible for the contract administration and construction inspection of all traffic signal projects. Mike is presently working with Bill Weber on the traffic analysis for Astra Village, a development in Brooklyn Park that will illcludc 2.0 million square feel of office, 1,000 housing units, and 100,000 square feet of retail businesses. Rick Seifert, PE Civil Engineer Rick is a professional engineer with twelve years of experience in municipal engineering. His experience includes sanitary sewer systems, water systems, local roadways and surfacewater drainage. Richard's strength is communicating the impacts from various engineering design options to city officials in a manner that aids in the overall decision-making process. Rick will be a technical resources in all matters pertaining to sanitary sewer and water systems. He also serves as a members of the McCombs Frank RODS team that was selected by Arden Hills in 2007 to provide occasional civil engineering servJce-s. 6-6 Arden Hills Small Area Plan for the 82 District We believe that the experience of the McCombs Frank Roos team makes it ideally suited to help the City of Arden Hills prepare a Small Area Plan for its B-2 General Business District. OUf team has substantial experience in each of the key subject areas for this plan: McCombs Frank Roos Maxfield Hay-Dobbs Research ,Architecture ..__.____..____o....___..__,__...__ Spack .~o,~~lI~~i~.9 Public ; consensus- ! building ./ ./ Market analysis ./ i Land use I planning ./ I I ,--.- j j , , i i i ---.----- , Site planning ./ ./ ./ -------------- ./ iiJrban'c1esign i gUidelines Streelscape design ./ ; Traffic impact ! analysis and ; engineering. ./ Ideal Combination of Private and Public Planning Experience Very importantly, McCombs Frank Roos has buill its reputation on private-sector site planning and has grown to be one of the premier firms in the Twin Cities for development planning and design. Thus, the firm has a realistic understanding of the needs of land developers and the architectural requirements of the various types ofland use. That expertise has now been combined with the extensive public-sector redevelopment planning experience offered by project manager Bill Weber, AICP. Arden Hills Small Area Plan for the 82 District 7-1 Downtown and Mixed-Use Development Planning OUf team members have prepared numerous downtown plans and designs for major commercial corridors and mixed-use districts. Market Analysis Our team includes a highly experienced market analysis from Maxfield Research. Mary Bujold and her staff have served land developers and public agencies in analyzing the feasibility of residential , office and commercial land uses across the Twin Cities for decades. Urban Design Guidelines We have prepared illustrated design guidelines for downtowns, city-wide plans and corridor development plans for public and private clients. Copies of our 2007 Astra Village Masrer Plan and Design Guidelines are included with this proposal as an example of our work. Streetscape and Landscaping McCombs Frank RODS has registered landscape architects with backgrounds in public space improvements for public or private clients. Traffic Analysis Spack Consulting specializes in traffic impact studies for districts similar 10 the B-2 District. Mike Spaek has worked with Bill Weber in Ihe recent past on two major studies of similar nature. 7-6 Arden Hills Small Area Plan for the B2 District McCombs Frank Roos Associates Astra Village Master Plan and Urban Design Guidelines Astra Village is a I 50-acre multiple-use development in Brooklyn Park consisting of2.0 million square feet of office, 1,000 housing units, 92,000 square feet of retail space and a 15 acre park. McCombs Frank Roos prepared a 67-page master plan and design guidelines in 2007. Photos and sketches were used to describe the desired components and explain the architectural and site planning guidelines for residential, office and commercial development along with public space design and laudscaping. Bill Weber was the project manager. Copies of the document have been included with this proposal. -J, m A)tJi-,< VILIA:}]: ,I, AStR:" VfLf..r1-;;L J'J!"_,i!?Ji (~~,da', 'm,'.') .om<"""I~"li.s<,*...d "<;I~".l',,,,,,,,,','!:"',?""M ""C:'Y~!l>mb",p~,"-.'t:li(>>: ",,",,:,,,,,.1ik>~.k,,,, l4-bb"I.flil~ln""'1ili",',..~."':' '~"'''''''",",''=~"''"'''~l=.- f....,;<h....'_AlI~...d-..l, l<"m,n""=..""~.;w.=' ","lifu<ei,liol!l>"",,;,~..,...; ....-"',ib".."'.<""'-P'_"',. ,1'..~"'t;I...o<i."":'P,"""i'i,,,1 ",loc;.tdto""..",clt>,.""" ,,c",,,,,,",",-,,,<<<I>..j]-J...,,,,, "''''"'''"",,"''-''''''''..u-,,<, . ~'-';i:"",i"'1"""""'''''"'';''''' ~.w,,., '''.'_;,,,,,'''-..1._..,,,-,,,,,"001< ,;;;''*.V-'",,1N-H~<6'''''''' F"~An",~",,-_.sm.'''m'''' ~".ru,<",ri,.~indod, .,z""""";=tl",,-,,_u.lW,-,,,'''' ,,.;,;,,,,,,,._1'''*",,,,,,,,,,,,,,,,, '~"",,"H',....w,-'40 ".."-..,,,,,.~,.,,,,\i'.14'~O<'<\ '",cb,Jb<""l>' . r!...~,.,.,,",,'<-W;". ;::.;c:.';,;:''7'''''''-~>'' Arden Hills Small Area Plan for the 82 District 7-3 Northfield Downtown Plan and Revitalization Strategy While with another firm, Bill Weber prepared a plan for downtown Northfield, Minnesota. A major issue involved possibly relocaling a grocery store to a residential area on the southern edge of downtown in order to retain that retail traffic. Another concern was land use and urban design along a state highway corridor on the opposite side of the river. Stillwater Downtown Plan While with another firm, Bill Weber participated in the Stillwater, Minnesota, downtown planning process. Features of this plan included context-sensitive infill and building rehabilitation, improved riverfront access, and additional parking in select locations. Eau Claire Greater Downtown Plan While with another firm, Bill Weber managed the preparatioll of a plan for downtowll Eau Claire as part of the] 992 city-wide plan. Eau Claire is a Main Street community at the confluence of the Chippewa and Eau Claire Rivers. Among other ideas, the plan recommended taking better advantage of the river views, redeveloping the North Barstow industrial district, expanding the medical center districl and improving Ihe streetscape to unify and identify the four quadrants 1l0W divided by the fIvers. Springfield, MO., City Center Plan While with another firm, Bill Weber helped prepare a plan for downtown Springfield, Missouri, and the adjacent neighborhoods as an element of the Springfield Comprehensive Plan, which he also managed. This plan emphasized repositioning the downtown morc strongly toward culture, entertainment and professional offices. Since the plan was completed in ] 998, the City has built the first stage of a 200 acre park on former industrial land, built a convention center and ice arena, reopened a creek, attracted new clubs and theatres to dovmtown, and founded a downtown improvement association. 7-6 Arden Hills Small Area Plan for the 82 District Crystal Bass Lake Road Redevelopment Plan While with another finn, Bill Weber helped prepare a plan to redevelop an aging first-ring suburban corridor. The plan has been implemented and the area now includes a new shopping center, renovated commercial buildings with off-street parking, multiple-family housing, offices and a major new park. Tax increment financing, CDBG funds and counly road money were used. Downtown Champaign, Illinois, Revitalization Plan While with another finn, Bill Weber led a team that prepared a downtown revitalization plan for Springfield, Illinois. That strategy combined adaptively re-using old industrial and railroad structures, creating a downtown development corporation and business improvement district, and improving public infrastructure. Green Bay Urban Design Plan The policies and graphics ofthis plan guide public and private design and investment. Subjects included commercial corridors, local residential streets, neighborhoods, parks, commercial site design, the proposed parkway system, the downtown and the Fox riverfront. Eau Claire Physical Character Plan One of the major issues addressed in this document was how to promote or regulate the private design of new residential neighborhoods so Ihey contain many of the desirable characteristics of traditional Eau Claire neighborhoods - sidewalks, street trees, interconnected streets, recessed garages, a mixture of housing types, parks, and small-scale retail areas within a short distance. Arden Hills Small Area Plan for the 82 District 7-5 T",,,~it5;;pp.ort:Area ~~~~~--;=:;. ../'~' " ,;;/' r,",nh;~Nltia"Porho".:l .--~., /J''' .' . It ,....~~::t~. !,. ,;Y .,;, /"" ,. f:.'~.! {li' .."TTrnrnlnsftCC;r" 'S;r. _ '\\ , ..~ r/Y,"~. '.' n.. "'.-0<< II ' " '''/''~. n h. '\k. ~\~ j/ ' \\ ....." ~;;, J! y """-'--~'J' '\ -.~ \ . . " . ~"'-' .;Y "'~p-,.<>--;>1~~_:_---+-----",,~F ,,,.-;<<~ i'4.i.\'ir.;l O;~t~~"~ '00'" La Crosse Community Image Plan This plan focused on neighborhood preservation, riverfront revitalization and new neighborhood design in the coulees. Maps, photos, road cross- section sketches and policies were provided to guide future development. Transit Station Neighborhood Design Guidelines Bill Weber has prepared development guidelines for planned station neighborhoods along the Northstar Commuter Rail corridor (Minneapolis to Big Lake, Minnesota) as well as for light rail transit systems in Milwaukee, Cincinnati and Raleigh-Durham, North Carolina. These documents, illustrated with photos and sketches, provided direction to cities and developers on land use types, intensity and mixture, plazas and parks, streetscape, sidewalks and bicycle routes, parking, roads, and zoning. Special emphasis was placed on walkability, human scale and mixed-use development. These are yet another example of experience in neighborhood scale land use and urban design. 7.6 Arden Hills Small Area Plan for the B2 District Maxfield Research Inc. Recent Project Experience City of Maple Plain, MN City of Hutchinson, MN City of Big Lake, MN City of East Bethel, MN: City of Minneapolis, MN: City of Hugo, MN: City of Champlin, MN: City of Mound, MN: City of Rosemount, MN: City of Long Lake, MN: City of Silo am Springs, MO: City of Jordan, MN: City of Elk River, MN: 2001 Analysis of Market Potential For Redevelopment in Maple Plain, Minnesota Analysis of Market Potential for Highway 7 Corridor Housing Demand Analysis for Big Lake, Minnesota Analysis ofthe Market Potential for the Proposed East Bethel City Center Assessment of Transit-Oriented Development Potential for West Broadway Commercial Corridor in Minneapolis, Minnesota Market Potential Analysis for Retail, Office, and Housing in Downtown Hugo, Minnesota Market Potential Analysis for Mississippi Crossings in Champlin, Minnesota Market Potential Analysis for Mound Harbor Renaissance Market Potential Analysis for Retail, Office, and Housing in Downtown RosemonDt, Minnesota A Market Potential Analysis for Downtown Long Lake, Minnesota A Market Potential Analysis and Recommendations for Downtown Silo3m Springs, Arkansas A Market Potential Analysis for Retail, Commercial and Industrial Space in Jordan, Minnesota A Market Potential Analysis for Downtown Elk River, Minnesota Arden Hills Small Area Plan for the 82 District 7-7 Maxfield Research Inc. Recent Project Experience City of Anoka, MN: A Market Potential Analysis for Downtown and Selected Redevelopment Areas in Anoka, Minnesota City of Fargo, ND: Analysis of the Market Potential for Additional Retail, Office, Lodging and Housing in Downtowns Fargo and Moorhead City of Mendota Heights Market Potential Analysis for Mendota Heights Town Center City of Bums vi lie, MN: Analysis ofthe Development Potential for Retail, Office and Lodging in tbe Heart ofthe City, Burnsville City of Marshall, MN: A Market Analysis to Determine the Potential for Additional Retail, Office and Lodging Space in Downtown Marshall City of Ottumwa, IA: A Market Potential Analysis, Downtown Development Guide, City of Ottumwa, Iowa 7-8 Arden Hills Small Area Plan for the 82 District MASTER PLANNING AND URBAN DESIGN Big Lake Slalion Area TOD plan, Big Lake, ,~1j\T f;rank!pI Avenue LRT Station Area Master Plan, M;!l17eapoliJ, A1N PROFILE. PROJECTS Lake Street and CbicagoAFf, .'Jill11eapo!t:r, M..:\' East I/i/lage Cmlff; Mar:rha/!, AL~' W'esl College Dn"'J!e, Mar..rball, Af~\' HAY DOBBS UMl~~OC'\lC;/>< ~ ~ """''',''H''''O~',(''','' 63RD AVENUE NEIGHBORHOOD DEVElOPMENT PLAN LOCATION: KEY STAFF: SIZE: BROOKLYN PARK, MN GARY HAY, TONY RAUCH NA This project structures several new neighbor- hoods of varying densities around a proposed transit hub. InfiII areas were identified~ then development was structured around open spaces. The open spaces were linked together by a series of trails. View corridors were de- signed to connect to public gathering areas. Shape a cohesl1/(> pattern develoPlllent Link dmelopme1/tto public places JlIch as parks, schools, and trallSit PROFILE. PROJECTS Create distinct neighborhoods ]dentiff opp011!mitiesfor Ope11 space St17lct1lre developflle11t around open spaces Create interesting et1vlronments that af/ract people Conned residmtial areas 10 goods and semlees HAY DOBBS -. U",.~~ ,- M_ ",<i-';,H">V!>~~i .c",,~ CITY OF PRIOR LAKE, DOWNTOWN GUIDELINES LOCATION: PRIOR LAKE, MN STATUS: IN DEVELOPMENT, 2007 PROJECT TYPE: PROGRAMMING, SPACE NEEDS, PREDESIGN STAFF: TOM DOBBS, STACI PATTON CONTACT: PAUL SNOOK, ECONOMIC DEVELOPMENT DIRECTOR, 952.447.9805 Building on the 2030 Comprehensive Plan and 2030 Vision and Strategic Plan, Hay Dobbs \\lorked with the City of Prior Lake on the creation of a set of Downtown Development Guidelines. The goal of the guidelines is to ensure that new developemt complements the existing character of Prior Lake, and enhances the traditional "main street" feel. By improving the predictability of the review and approval process, and setting standards for development, these guidelines assist developers and residents in expanding, renovating, or building new facilities in downtown Prior Lake. Aerial map if dOllwtrmlJl area, ,pith JIIggpted building heights noted 0' color; red - tbree slorio, black -jOur slone.f Suggestioll of hl/ilt slretl.frtrpe lfsillgglfiddines F'acade wi/h complelllnltm)' sigl1({gf and an'lli1?gs Three sto1]'/a(a& demh'on D01JJIl/Ol1'11 Pn'or 1-1lk.e as it e:>..:i.rtJ todq)' HAY DOBBS >.li(:HrnC1'\Jlll tJRIlJJ<OESl(;ll .- -- .. "-"&. ~"Y~!1 ~M_.~ ,,,. NORTHSTAR COMMUTER RAIL TRANSIT VILLAGE LOCATION: ROLE: BIG LAKE, MN PLANNING AND URBAN DESIGN GARY HAY, TOM DOBBS, TONY RAUCH KEY STAFF: \X"lorking with a private land owner, Hay Dobbs created the preliminary layout for a mixed-use transit village adjaccnt to the Big Lake Northstar Commuter Rail Station. The plan crc- atcs a central boulevard, connecting the Transit Village to the Big Lake Rail Station and Park and Ride lot. Creale galhen'l1g spaces, link 10 olher open .rpaceJ PROFILE . PROJECTS NORIHSTAR RAIL STATIONI ViellJ info core area - pnoJa1]' pedestn'an boulevard on'ented to COflllJ/Uter rail slalioll Creale a vital, open, lJ!alkable COJllllllllli(y HAY DOBBS ,,- - W""",H^,,'i'{jHLiJ',~ S~ack I!ll!iffi~a tHF: HAFI'IC Stuo.,. COMl'ANY Following are some of the traffic studies Mike Spack has prepared at Spack Consulting in 2007. Astra Village Brooklyn Park, MN This 150 acre deveiopment is planned to contain a 1,924,000 square feet of office space, 1,100 housing units, 92,000 square feet of commercial/retail space, and 150 hotel rooms. The site is located along Zane Avenue south of Highway 610. The traffic study being prepared will be included in an EIS. Elk Run Pine Island, MN This 5,000+ acre development is planned to contain a 1,700,000 square foot bio-science park, approximately 1,500,000 square feet of commercial/retail space, over 1,500 single family homes, a new high school, and a 75 acre healthy living campus. The site is located along Highway 52 north of Oronoco. A component of the roadway network design includes a new interchange. The traffic study being prepared will be included in an AUAR. Grindstone River Plaza Hinckley, MN This 220 acre commercial/retail project is iocated immediately north of Grand Casino Hinckley. A traffic study was prepared for the site and will be included in an AUAR. Brookdale Expansion Brooklyn Center, MN A WalMart Supercenter is proposed to replace the closed Mervyn's store at the mall. A traffic study was prepared to analyze the impacts of Hennepin County vacating one of the access points to the mall in combination with the WalMart and an additional 100,000 square feet of outlot buildings. Norris Marketplace Cottage Grove, MN Norris Marketplace is a mixed use development proposed on the southwest corner of Hadley Avenue and Grange Boulevard in Cottage Grove, MN. A traffic study was prepared to analyze the impacts of developing approximately 36,000 square feet of office/medical clinic space and 37,000 square feet of commercial/retail space. Tamarack Hills Woodbury, MN This development is proposed to contain approximately 700,000 square feet of commercial, retail, hotel, office, and warehouse space. The site is located at the I-494jTamarack Road interchange in Woodbury. A traffic study was prepared to analyze the traffic impacts of the development. The study was also used in an EAW. St. Jude Corporate Headquarters Little Canada, MN St. Jude's is planning a 350,000 square foot expansion to their corporate headquarters campus on County Road 62 in Little Canada. A traffic study was prepared to analyze the traffic impacts of the expansion on the County Road 62 corridor and Rice Street corridors near the St. Jude campus. The study was also used in an EAW. Victoria Mixed Use Project EAW Victoria, MN This mixed use development is proposed to contain City Hall & Library totaling 14,600 square feet, Commercial/Retail/Office totaling 91,900 square feet, 200 Apartment Units, 170 Senior Condominium Units, and a 100 Room Hotel. A traffic study was prepared that analyzed the traffic impacts of the development. The study was also used in an EAW. Arden Hills Small Area Plan for the 82 District 7-1 3 AstraVillage, Brooklyn Park, MN Astra Village will consist of up to 1.9 million square feet of office space, a 150-room hotel, 1100 housing units, 92,000 square feet of shops and a 16-acre park on 150 acres along Highway 610 in Brooklyn Park. The master plan will provide opportunities to live, work and play in an environment more urban than suburban in density, height, parking and walkability. There will be open space features that focus and unite the land uses and create identify. Landscaping will be generous, and attention will be paid to the details .of lighting, signage, materials and fixtures. A creative solution was found for the grading and drainage plan that will raise the site but minimize the cost of fill while creating an attractive park element that cleanses and filters the runoff and protects the groundwater. 14B00281hAvenueNorth Suire 140 Plymouth. Minnesota 55447 phone 7631476-6010 f1JJ7631476.8532 e-mairmfra@miTacom Building Relationships while Developing Communities