HomeMy WebLinkAbout2003 01-27 City Council Manager Workshop PacketAGENDA
CITY COUNCIL /MANAGER WORKSHOP
Monday, January 27, 2003
Council Chambers, City Hall
6:00 p.m.
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. NEW BUSINESS
1. Hillcrest and Gladstone Redevelopment Planning Studies
E. FUTURE TOPICS
1. Exploring the Possibilities of a Sister City
2. Sidewalk Study - Overall City Plan
3. Street Scape Plan
F. ADJOURNMENT
Agenda #
0i3w
,,fiction by Counc
MEMORANDUM
Datc
Endo o�d
TO: City Manag Modified
.
FROM :.. Tom Ekstrand, Assistant Community Development Dire& �
Y p �
SUBJECT Consultant Costs. — Hillcrest Village and Gladstone Neighborhood
LOCATION White Bear and Larpenteur Avenues, Frost Avenue and English Street
DATE* January 22', 2003
INTRODUCTION
On . November 25, 2002, the city council approved staff's proposed outline /timeline for the
redevelopment. of the Hillcrest Village and the Gladstone. (Frost Avenue /English Street)
neighborhoods. Refer to the maps on pages 3-6 and the outline /timeline on page 7.. The first
task outlined is to get bids from consultants for their charges to prepare a market analysis and to
develop design criteria for both neighborhoods.
I have enclosed proposals from Mary Bujold, of Maxfield Research Inc, for the market analysis
and from Richard McLaughlin, of Architecture & Town Planning, to develop design criteria. Refer
to pages 8 -21. Ms. Bujold and Mr. McLaughlin have indicated their costs to prepare their
studies.
DISCUSSIO - N
Market Analysis
Maxfield Research proposes to conduct a market analysis to assess the development potential
for our two redevelopment areas. Their work would provide the- city with direction on how to
proceed with our redevelopment projects. They would provide an implementation timeframe and
an assessment of market dynamics and. other redevelopment issues that may enhance or limit
redevelopment'in these areas. Their work would take 45 days.
Ms. Bujold has indicated that her research would cost $6,000 to do a market analysis for the
Hillcrest Village area and $7,300 forte Gladstone area. The cost for Hillcrest Village would be
less since - Maxfield . Research has performed some market research for this area when the
Metropolitan Council studied it last year. That study included land within the City of St. Paul. The
total cost for this service would be $13,300.
Development of Design Criteria
Richard McLaughlin, of Architecture & Town Planning, proposes to study both redevelopment
areas. Mr.. McLaughlin . proposes to demonstrate how these areas could become neighborhood
centers that include an attractive mix of land and building uses. He would present -two concept
ideas or design alternatives for each neighborhood. The city would then select the preferred.
aspects of each for melding into a final version or a strategic development plan. The strategic
development plan and the final design plan would be the basis for the city developing
comprehensive plan amendments and creating the appropriate overlay districts.
1
1
Mr. McLaughlin included a breakdown of his costs on the project.- pricing menu on pages 17 -18.
He also indicated cost reductions if the city chose not to have him. do certain things such as
creating models of the neighborhoods or developing two development options for each area:
Mr: McLaughlin 's proposed costs would total $14,040 if we contracted with , him to do all of the
work described in his proposal. He would need five months to do his work. 'He n begi after
Ms. Bujold completed her analysis so that he would have a clear idea of the types of uses that..
these neighborhoods would support.
RECOMMENDATION
�Staffl has also received preliminary information from two additional consulting firms to consider for
the planning piece with these projects. The information was not as detailed as we would need to ,
make a recommendation for selection. In addition, due to budget concerns, staff suggests that
we move forward /with the market analysis at this time and delay a decision on the planning study
until we have a better handle on LGA (local government aid) cuts.
At this time- staff recommends that we contract with Maxfield Research Inc. to do the market
research for Hillcrest and Gladstone areas at a.cost of $13 Funds should be transferred
from the Contingency Fund ' to Division 702 to cover this expense.
P:COM_ DVPT1 HILLCRESTIHLLCREST VILLAGE CONSULTANT COSTS
Attachment:
1. Location Map
2. Hillcrest Village Study Area
3. Hillcrest Village Concept Redevelopment Plan (Met Council's draft)
4. Gladstone Study Area
5. Redevelopment Outline/Timeline
6. Maxfield Research Proposal dated December 23, 2002
T Architecture & Town Planning Proposal dated January 10, 2003
2
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CONCEPT
REDEVELOPMENT
-PIAN
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March 15, 2002
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HILL C RE S T V ILLAG E Metropolitan Councl
Haaamc� G== =d Abrshimsnn, lac .
City of Maplewood
Calthorpe Associates Smart Growth Twin Cities Ciry of St_ Paul
5
Attachment A
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Attachment 5
REDEVELOPMENT OUTLINE/TIMELINE
January 17, 2003
Steps /Goals Assigned to Who
Task Duration
Market Analysis I Staff /Consultant
Present to Month 6
(Optimum Uses)
Drafting new Staff /Consultant
Present to Month 18
Design Standards &
Zoning Change
Market Analysis II & Staff. /Consultants
Month 7 to Month 18
Financial Analysis (Market /Financial /Design)
(Acquiring Property
Demo Buildings
Prepare Building Sites)
Neighborhood. Staff
Month 18 to Month 20
.Meetings
Council Approval Staff /City Council
By Month 20
(Zoning Change
& Design Review)
Selection /Determination of Team
Month 18 to Month 22
Development Process
{City or Private Developer'?)
Cost
$13
$14
$50 to
$75,000 (est.)
N/A
N/A
No Cost Est.
Begin Streetscapes No Timeframe Established . No Cost Est.
Property Acquisition "
Secure Development Contracts "
Demolition Phase "
Construction Phase."
7
Attachment 6
eld
Research Inc.
December 23, 2042
Mr. Tom Ekstrand
Assistant Community Development Director
p
: City of Maplewood
1830 East County Road B
Maplewood, MN 55109
PROPOSAUCONTRACT FOR PROFESSIONAL SERVICES
Maxfield Research Inc. proposes to provide market research -and consulting services to assess- the
development potential for two -key. locations in the City f Maplewood. This proposal outlines a
tY p P p
work program for each of these redevelopment areas that will provide the City with direction on
how to proceed with redevelopment projects in these areas. The analysis will also provide an
implementation timeframe and an assessment of market d amics and other redevelopment
. Yn p
issues that may enhance or limit redevelopment in these areas over time.
SCOPE OF SERVICES -- Hillcrest Area.
Because of the* extensive amount of work that has already been completed for the Hillcrest Area
Maxfield Research Inc. proposes to review and synthesize documents, designs. analyses
. and other anal
� Y
that pertain to the entire Hillcrest Area and to the sites that are located within the City of
Maplewood.
A. Location Assessment
1'. Review existing uses within the designated study area.
2. Identify traffic patterns and. key market dynamics that have encourag these uses
to locate in this area along with the reasons for their success.
3. Identify any mismatch between uses located in this area and typical market
. tYp
dynamics.
B. Market Conditions. Analysis
1. Conduct interviews with businesses located in the study area. Obtain information
on:
a. Customer draw area
b. Own/rent space
c. Amount of space leased/owned
615 1$t Avenue NE #400
Minneapolis, MN 55413
8
Mr. Tom Ekstrand
City of Maplewood
C:
December 23, 2002
Page 2
d: Business specific market dynamics
e. Competition
E. Desire to expand /remain in the area
g. Issues. with potential redevelopment (their " within a redeveloped Hillcrest
area)
2. Market dynamics of the Hillcrest Shopping District
a. identify customer support base
b. quantify customer expenditures for vari ous types of goods and services
c. quantify the potential for different categories of retail goods
d.. identify the types of goods and services in the area that support current retail
market dynamics
e. identify challenges and potential benefits to shifting the market positioning of
the Hillcrest District
f. identify the potential opportunities, commercial and residential, for
redevelopment in the area.
g... Assess the. potential impact of redevelopment projects on. the St. Paul side of
the Hillcrest district on the Maplewood side of the district.
h. Assess the synergies associated with a combined redevelopment effort.
Conclusions and Recommendations
I . Based on market conditions, proposed redevelopment projects. (their type and
timing), quantify the redevelopment potential for the Maplewood section of the
Hillcrest district.
2. Provide a projected redevelopment timeframe.
3 : Assess. the projected redevelopment timeframe in light -of market intervievws,
public investment in a redevelopment plan, and potential public /private
partnerships including businessowner /city partnerships, private developers /ci
tY
partnerships.
4. Identify ' potential financial feasibility issues associated with achievement of the
proposed redevelopment plan. Identify potential funding gaps and the potential .
for the City to :assist in the redevelopment process.
Meetings and Report Preparation
I . 'One meeting with City star to review findings of analysis and draft report.
2. One presentation meeting of final report to Planning Commission..
3 . One presentation meeting of final report to* City Council..
4. Report Preparation.
Total Cost of,Hillcrest Analysis;
615 1 st Avenue NE #400
Minneapolis, MN 55413
9
Mr.. - Tom Ekstrand December 23, 2002
City of Maplewood Page 3
COST OF SERVICES - Hillcrest District
The above Scope of Services would be completed for Six Thousand Dollars ($6,000.00).
including all out -of- pocket expenses with payment .as follows:' 1) an initial 'payment in the
amount of Two Thousand Dollars ($2,000.00) would be required along. with an executed copy of
. this agreement prior to commencement of work by Maxfield Research Inc. 2) the balance of the
.contract amount. due in installments. at Maxfield Research's discretion.
Any additional meeting time or research requested by the Client and not included in the
preceding work scope would be billed in addition at our standard hourly rates for staff time
which range from $5 to $200 per hour. Meeting time is included in this analysis at a rate of
$300 per meeting.
WORK PRODUCT- Hillcrest District
Findings of the analysis will be presented to the Client in bound re ort format. A total of five
p
copies of the report would 'be provided to the Client.. Any additional copies requested by the
Client would be provided at our direct cost for printing.
COMPLETION TIME- Hillcrest District
The Scope of Services would be completed within Forty -Five (45) da s of receivin y g
authorization to proceed with the study along with the initial payment, unless delayed by
unexpected emergencies, forces beyond. the control of one or both parties or by written
agreement of the parties.
SCOPE OF SERVICES — Frost/English Area
A. Location Assessment
J. Review existing uses within the designated study area.
2: Identify traffic patterns and key market dynamics that have encouraged these uses
to located in the area along with the reasons for their success.
4. Identify any mismatch between uses located in this area and. typical market
dynamics.
5. Review adjacent and surrounding land uses and their general condition.
_ 6: Assess neighborhood orientation (r'esidential/commercial).
615 1 s Avenue NE #400
Minneapolis, MN 55413
10
Mr. Tom Ekstrand December 23, 2002
City of Maplewood Page 4
7. Assess the appropriateness for different types of uses in the area. Include
commentary on existing uses as well as potential new uses.
B. Market Conditions Analysis
1: Determine a market draw area for various types of uses in the study area.
2. Provide an assessment of resident and potential customer demographic
characteristics including:
a. Household type
b. Household income
C. Consumer Expenditures
A. Age Distribution
3. Conduct interviews with businesses located in the study area. Obtain information
on:
a. Customer draw area
b. Own/rent space
c. Amount of space leased/owned
d. Business specific market dynamics
e. Competition
f. Desire to expand/remain in the area
g. Issues with potential redevelopment
4. Identify existing market dynamics of the Frost/English intersection and
surrounding area including:
a. Home values and tenure (renter /owner)
b. Assessed values of key commercial parcels including any multifamily rental
c. identify the commercial focus for this intersection and the types of goods and
services that support current retail market dynamics
d. identify challenges and potential benefits to redeveloping the intersection and
shifting land uses over time
e. ,identify the potential opportunities, .commercial and residential, for
redevelopment in the area..
f. Assess the synergies associated with a combined redevelopment effort.
C. Conclusions and Recommendations
L. Based on market conditions, proposed redevelopment projects (their type and
timing), quantify the redevelopment potential for the Frost/English area.
2: Provide a projected redevelopment timeframe:
3. Assess the projected redevelopment timeframe in light of market interviews
current market dynamics, potential public investment in a redevelopment plan,
and potential public /private partnerships including community partnerships with
private developers and businessowners.
615 1 st Avenue NE #400
Minneapolis, MN. 55413.
11
Mr. Tom Ekstrand
City of Maplewood
December 23, 2002
.Page 5
4. Identify potential financial feasibility issues. associated with achievement of the
proposed redevelopment plan. Identify potential funding gaps and the potential
for the City to assist in the redevelopment process.
D. Meetings and Report Preparation
5. One meeting with City staff to review findings of analysis and draft report.
6. One presentation meeting of final report to Planning Commission.
7. One presentation meeting of final report to City Council.
8. Report Preparation.
Total Cost of Frost/English Analysis: SZ
COST OF SERVICES- Frost/English Analysis
The . above Scope of Services would be completed for Seven Thousand Three Hundred Dollars
($7,300.00), including all out -of- pocket expenses with payment as follows: 1) - an initial payment
in the amount. of Two Thousand Five Hundred Dollars ($2,500..00) would. be required along with
an executed copy of this agreement prior to commencement of work by Maxfield Research Inc.
.2) the balance of the contract amount due in 'installments at Maxfield Research's discretion.
Any additional meeting time or research requested by the Client and not included in the
preceding work scope would be billed in addition at our standard hourly rates for staff time
which range from $55 to $200 per hour.
WORK PRODUCT- Frost/English District
Findings of the analysis will be presented to the Client in bound report format. A total of five
copies of the report would be prodded to the Client. Any additional copies requested by the
Client would be provided at our direct cost for printing. If both the Hillcrest and Frost/English
Areas are completed simultaneously and are incorporated in the same report, a discount of
$500.00 will be provided to the Client.
COMPLETION TIME - Frost/English District
The. Scope of Services would be completed within Forty -Five (45) days of receiving
authorization to proceed with the. study along with the initial payment, unless delayed by
615 1 st Avenue NE #400
Minneapolis, MN 55413
12
0
Mr. Tom Ekstrand
City..of Maplewood
December 23, 2002
Page 6
unexpected emergencies, forces beyond the control of one or both parties or by written
agreement of the parties.
PAYMENT
Alt invoices are payable to Maxfield Research Inc: within fifteen (15) days of receipt of an.
invoice showing the work completed and the direct costs for expenses.. A finance charge of one
and one -half percent (1.5 % o) per month will be added to. the unpaid balance of each invoice not
- paid within thirty (30) days.
DISCLAIMER
The objective of this research assignment is to gather and analyze as many market components
as is reasonable within the time limits and projected staff hours .set forth in this agreement.
We assume no responsibility for matters legal in character. The property /land is assumed to be
free and clear of any_ indebtedness, liens or encumbrances; and good and marketable title and
competent management are assumed, unless otherwise stated.
If building plans or site plans included in the report, they are to be considered only .approximate
and are submitted to assist the reader in visualizing the property. We assume no responsibility
for the accuracy of any building or site plans.
Certain information and statistics contained in the report, which are the basis for conclusions
continued in the report, will be furnished by other independent sources. While we believe this.
information is reliable, it has not been independently verified by us and we assume no
responsibility for its accuracy.
The conclusions in the report are. based on our best judgments as market research consultants.
Maxfield Research Inc. disclaims any express or implied warranty of assurance of representation
that the projections or conclusions will be realized as stated. The result of the proposed project
may be achieved, but also may, vary due to changing market conditions. characteristic of the real
estate industry, changes in facts that were the basis of conclusions in this report, or other
unforeseen circumstances.
In - the event payment is not received on a timely basis.'
Maxfield Research Inc. shall be entitled. to
alien against the subject property.
This agreement will be construed according to the laws of the. State of Minnesota.
615 1 St Avenue NE' #400
Minneapolis, MN 55413
13
Mr.. Tom Ekstrand
City of Maplewood
December 23, 2002
Page 7
TERMINATION
This agreement may be terminated upon written notification of either art to the other. In the
P y
event of termination, the Client will pay Maxfield Research Inc. for staff hours performed at the
firm's normal hourly rates, plus all expenses incurred through the date of termination.
If.this proposal meets with your approval, lease sign and return one co to the offices of
p g copy
Maxfield Research Inc.
Agreed to this day of 2003.
MANFIELD. RESEARCH - INC .. CITY OF MAPLEWOOD
Mary C. "Bujold
President
By:
Its:
I authorize: (Please initial)
Hillcrest Analysis
Frost/English Analysis
615 1 st Avenue NE #400
Minneapolis, MN 55413
14
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I\ I^ INPV/ V/ VNNNNN�I/\ fNNNNNNN /VNNI�I ^II+��/'�INNN/�1N
Richard McLau'hlin
Architecture & Town Planning
4001 - 10th Avenue South
Minneapolis, MN 55407
612- 827 -4447
Riccimac@aol.com
ry ti ry ry e� �v i..r r.. �..r.� iv.ry �re.r r�.. �v iv r.. �v �+ ti iv.v �+v i..r i•,� N r�+iv r.+^v �
January 10 2003
15
I. Project Premise
A. Project objectives:
This proposal is for the design of development opportunities in two defined project
locations (I- liilcrest and Gladstone), where the intersection of two regional arterials is
surrounded by vacant and underutilized properties: The purpose of design is to
demonstrate how these could become neighborhood centers that include a mix of
land and building uses in an attractive, higher intensity development pattern..
These neighborhood centers are currently automobile- oriented in their accessibility
and public realm development pattern. The purpose for design development is to
define informed choices about building and public realm construction in each
location, and that represent marketable redevelopment strategies upon which the
City Planning Commission, City Council as well - as the city staff can act.
Proposed here is design and development of two preliminary concept plans and a
"final" Strategic Development Plan (SDP). The SDP is a set of documents upon
which. the City can act within its existing planning and regulatory tools to achieve the
project's objectives.
B. Strategic Development Plan:
The purpose of a concept plan is to illustrate the physical elements, components and
composition of an urban place. It is a graphic vision based on opportunities and
constraints of each alternative. A strategic development plan, however, is intended
to communicate the design parameters around which more subsequent regulatory
planning activities occur to achieve the goals established by a concept plan.
Subsequent planning activities include comprehensive plan, zoning ordinance and
development regulation revisions.
Performance standards are based upon the design parameters illustrated by with a
strategic development plan (SDP).
Illustrated examples of a preferred urban character through incremental
construction convey opportunities which do not. currently exist within. the project
area today. Precedents -of existing construction. in other locations, as well drawn
illustrations of urban development priorities become instructive language for public
sector decision-making, private sector leadership and citizen understanding .
C. Informed Choices:
This project offers the City of Maplewood. decision- makers, citizens and developers
choices for a preferred development pattern. Because municipal budgets are tight, it
becomes important the most cost - effective means for articulating those choices with
regard to available resources.
Therefore I am offering; a menu of tasks /services for which the City of Maplewood
would contract on both the Hillcrest and Gladstone - neighborhood Center projects.
16
II. Project Pricing Menu:
Product
Hours
Total
Notes
hours
Concept Plan:
includes collection and review of all
Option #1
7
existing, relevant background .
• Option #2
5
information
• na DP
1 S
10
24
cataloging of building type and
public
. ublic realm precedents
• final SDP will be a color rendered , plan
drawing, suitable for presentation and
publication.
Meetings* with
b
6
at least two meetings are expected to- be at
Staff:
Maplewood City Hall
includes preparation and travel
Presentation:'
8
8
preparation and delivery to .one meeting
of the City Council and Planning
Commission
• includes travel
Modeling:
"wood chip" modeling of the
Option #1
4
development site for presentation and
OP iron #2
3
massing model photography similar to
"Caltho
Hillcrest SGTC e" Plan).
• final SDP
5
12
• includes set -up for one staff meeting and
presentation.
• photographic prints of all models will be
available
Illustrations:
illustrative building massing and
• Option #1
3
architecture according to use of
• tion #2
3
performance standards
• nal SDP
6
12
final SDP will be a color rendered
ers ective drawing, p P g, suitable for
presentation and publication.
Standards:
• building types and public realm definition
4
defined in measurements, verbal
4
description and descriptive graphics
4.
• standards will be formatted in standard
letter (8.5" x11 "), suitable for presentation
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and publication..
Billable hourly Rate: $90.00 /hour
Complete Hillcrest Neighborhood Center (76 hours): $7020.00
Complete, Gladstone Neighborhood Center (76 hours): $7020000
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Total project Cost (all menu items) 14,040.00
Complete both projects simultaneously:10 % discount of total cost of services as
identified in the contract, even with specific menu items deleted..
IN
III.O ptio n s:
A. Hillcrest Neighborhood Center:
The Hillcrest neighborhood center has already undergone a public planning process
(SGTC,.. Met Council) A regulating plan and design standards were drafted to further
perpetuate the evolution of a more transit- oriented, less automobile - oriented and
pedestrian- friendly neighborhood center than currently exists today. The City of
Maplewood participated in that planning process along with. its. partner on the other
side of Larpenteur, .the City of Saint Paul.
Recently, the City of Saint. Pauthas continued to develop its Riverview corridor plan,
emphasizing the pedestrian character of transit service, whether it be bus, guided bus
way or eventually (many years ahead) a dedicated LRT alignment. Development
towards this end will require land use changes that are consistent with this evolution
but also contingent on current and immediate building market realities within the
jurisdiction of Maplewood.
For this reason, the pricing menu describes an ability to consider two options
(Option #1, Option #2) in order. to compare and contrast their opportunities and
constraints. The programmatic objectives of these two options will be described in
conjunction with a more detailed housing and commercial market study being
undertaken by Maxfield Research.
However, the two options may revolve two particular themes.. One is an appropriate
balance between housing, commercial, and mixed -use building types appropriate to .
this neighborhood center. The other is an appropriate location for plazas, greens,
and other open spaces within the project area.
Should* only one option be considered for a concept plan, modeling and illustration, a
discount of 11 hours ($900.00) would apply to the project budget.
B. Gladstone Neighborhood Center: .
The future "Gladstone neighborhood center has already undergone construction of
a traffic circle at the intersection of Frost Avenue and English Street. This public
realm improvement begs for a private sector response, and expressing opportunities
for its real estate value and neighborhood identity is a worthwhile public investment.
The traffic circle provides a prominent location, a stage, for' attractive new buildings.
These new buildings could house a complimentary set of uses when fully :
constructed, creates an identifiable "place," even though they may be built
incrementally as the market for new housing.,, commercial and public open space
investment evolves.
For example, new buildings on the north side of Frost Avenue could be more
residential in character and composition than what exists is currently; including
townhouse; rowhouse, apartment and mixed. use building types. The market for this
incremental development will be more defined by a market study, but is" would be
worthwhile to offer attractive .residential options different from. the single- family that
'currently predominate the Gladstone neighborhood. In this way, local residents - will
eventually have lifecycle housing choices and public realm amenities nearby.
Another valuable outcome would be more thoughtful consideration of the open
space at the southwest corner of the intersection as more than just open space. There
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is more evidence mounting that open space that is not used actually attracts misuse.
CPTED (Community Policing Through Environmental Design) principles stress the
significance' of programmed or fully secured public - spaces. as the best opportunities
for low crime activity. Perhaps it is worthwhile to ' evaluate. how the open space
.purchased by all Maplewood citizens could be a valuable amenity in conjunction
with the Gladstone neighborhood center by progr g specific "places" for
neighborhood vitality.
For this reason, the pricing menu describes an ability to consider two options
(Option #1, Option #2) in order to compare and contrast their particular
opportunities and constraints. The programmatic objectives of these two options will
be described in conjunction with amore .detailed housing and commercial market
study being undertaken by Maxfield Research.
However, 'the two options may revolve two particular themes. One is an appropriate
balance between housing; commercial, and mixed -use building types appropriate to
this neighborhood center. The .other is an appropriate location for open 'spaces
within the project .area. Appropriately designed and located greenbelt, game - field,
playground and neighborhood center terrace, in conjunction with complementary
neighborhood center homes and. commercial buildings, may provide citizens a better
return o. n* their open space investment. Then again, maybe not.
Should only one option be considered for a concept plan, modeling and illustration, a
discount of 11. hours ($900.00) would apply to the project budget.
C. Category choices:
The modeling and /or illustration menu categories of the design process and Pricing
Menu may be eliminated. A final SDP is necessary for performance standards. The
elimination of both the modeling and illustration components for each would
subtract 24 hours ($2160.0 from each neighborhood center proposal, 48 hours
($4320.0 if eliminated from both projects.. Elimination of the. second option would
reduce another 5 hours ($540:00) form each project, 10 hours .($1080.00) from both.
A singe option for each neighborhood center,. without modeling or illustration would
be a total of 84 hours ($7560.00)
N. Expenses:
All production and publication expenses of producing all original graphic products will
be my responsibility. Any expenses for which reimbursements (such as multiple
photocopies, photography, or computer imaging) should be clearly identified in the
services contract.
V. Documents and Presentations:
All documents, sketches and workups for this project will become the property of the
City of Maplewood. I will retain rights to use the material for my: own instructive
purposes and will credit the City of Maplewood in their use. These conditions should be
clearly identified in a contract between myself and the City.
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I will also request assistance from City staff creating and delivering presentations. for City.
Council and Planning; Commission meetings.
These conditions .should .be clearly identified in the services contract.
VI. Schedule:
I anticipate my role to occur after a market analysis is able to program a range of building
and use fypes for design, but before zoning and development regulations are drafted. The
tasks described here for both neighborhood centers should be accomplished within 5
months of receiving a market analysis and design program approved by the City..
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