HomeMy WebLinkAbout2017-07-24 City Council Workshop PacketPPLLEEAASSEE NNOOTTEE SSTTAARRTT TTIIMMEE
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AGENDA
MAPLEWOOD CITY COUNCIL
MANAGER WORKSHOP
5:30 P.M. Monday, July 24, 2017
City Hall, Council Chambers
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. UNFINISHED BUSINESS
None
E. NEW BUSINESS
1. MCC Solar Panel Discussion
2. Update on the Rice-Larpenteur Gateway Area Vision Plan
F. ADJOURNMENT
THIS PAGE IS INTENTIONALLY LEFT BLANK
MEMORANDUM
TO: Melinda Coleman, City Manager
FROM: DuWayne Konewko, EEDD Director
DATE: July 17, 2017
SUBJECT: MCC Solar Panel Discussion
Introduction
One of the provisions in the city council-approved contract with the YMCA to operate the Maplewood
Community Center (MCC) requires the City to replace the roof over the aquatic center by the end of
this year. Completion of that work requires the City to remove the solar panel array installation which is
currently in place.
In December 2011, the City entered into a series of agreements with EA Solar for solar panels and
corollary equipment that was installed on the roof of the MCC. The solar panel project was a very
complicated, technical project which relied on myriad state and federal tax incentives to make the
project affordable for the city. Because of the complexity of the project, the resulting contractual
documents were also very complex, and the City Attorney and staff have spent the last nine months
reviewing files and contracts to gain a better understanding of what responsibility the City has with
respect to the solar panel installation at the MCC. The main question posed was can the City remove
these solar panels from the MCC? The City Attorney and staff are prepared to discuss this in more
detail at the council workshop on July 24th.
Staff also worked to determine that if the solar panels were to be permanently removed, is there
anything the City can do to re-purpose them. To understand the City’s prospects of ensuring reuse of
the equipment, staff and the City Attorney have been working with Mr. Duane Hebert, Director of
Community Solar, Novel Energy Solutions, to flesh out these details. As will be discussed in more
detail at the work session, the solar panels which were installed as part of the city’s project were
produced by a company called TenKsolar, which has since filed for bankruptcy protection. It has been
widely reported that TenKsolar is winding down its business operations, and it will not be able to fulfill
its original 20-year warranty. Due to this turn of events, city staff believes that the highest and best
use for these panels, if removed, would be to recycle them for parts available to other solar arrays,
while retaining various spare parts for the city’s other array. Because of the complexities inherent in
understanding the solar industry and associated equipment, staff has asked Mr. Hebert to assist them
in this discussion with council on July 24th.
Discussion
Mr. Hebert has been working in his current role since 2014 and is responsible for site assessment,
development, and permitting of Community Solar Garden sites. Mr. Hebert was instrumental in the
negotiated settlement, and many program changes that created the Solar Rewards Community
Program as authorized by the State of Minnesota in 2013. He has worked with many cities and
counties in the development of their land use ordinances associated with solar energy. Mr. Hebert also
served in the capacity of City and County Administrator for three cities and counties in Minnesota and
Wisconsin. Additional experience includes work on utilities, housing development, infrastructure
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improvement, and economic development. He is currently assisting the City of Cottage Grove on its
Solar Ordinance amendment and is working with the City of Dayton on adopting a Solar Ordinance.
Mr. Hebert has a Master’s degree in Public Administration from Hamline University.
In addition to his own experience working with TenKsolar products, Mr. Hebert contacted three solar
developers/installers who have experience and knowledge of TenKsolar products. Cedar Creek
Energy, Integrated Power Systems, and Applied Energy Innovations confirmed Mr. Hebert’s belief that
the industry has observed many problems with the use of TenKsolar products. Each of these
companies design, build, and install residential and commercial solar power systems in Minnesota.
Staff has two items on the agenda for your review and consideration that speak directly to this
discussion. The first item is the Approval of Bill of Sale, Termination, and Release Agreement between
the City of Maplewood and EA Solar. Approval of this termination agreement will allow the City to
remove the solar panels and related equipment and resolve all claims that either EA Solar or the City
of Maplewood may have against the other party under the agreements. In doing so, the City will pay
EA Solar $8,856.00 as a full settlement and release of all claims under the original agreements. Such
payment will also serve as a full and complete purchase price of the solar equipment located atop the
MCC. Worth noting is that the original agreements entered into between EA Solar and the City in 2011
authorized EA Solar to “put” the equipment sale to the City, or otherwise demand that the City
purchase the equipment at a specified time, known as the “put period.” Under the terms of the
agreement, the put period is set to begin in December of 2017.
The second item on the agenda is Approval of Agreement for Services for the Removal of the Solar
Panels at the MCC. Staff’s goal is to have this work performed at no cost to the City. If it’s determined
that there is some level of cost involved with the removal of these solar panels, and if these costs
exceed $20,000, staff will bring this item back to the Council for reconsideration. The City received at
least one quote in the past which indicated that the removal of these solar panels could cost as much
as $30,000 or more. The City will retain ten solar panels and two inverters as replacement parts for the
ground mounted solar array at City Hall. The remaining panels and equipment will be utilized at other
locations where TenKsolar components were used for replacement parts as well. The solar panels and
equipment will need to be removed from the MCC by September 1, 2017 to allow adequate time to
replace the roof.
Recommendation
No formal action is required by council. Discussion is for informational purposes only.
Attachments
None
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MEMORANDUM
TO: Melinda Coleman, City Manager
FROM: Shann Finwall, AICP, Environmental Planner
DATE: July 18, 2017
SUBJECT: Update on the Rice-Larpenteur Gateway Area Vision Plan
Introduction
In April 2017 the City of Maplewood entered into a Cooperative Funding Agreement with the
cities of Roseville and St. Paul to fund professional services for the Rice-Larpenteur Gateway
Area Vision Plan. Planning consultants Perkins + Will were hired to create a performance-
based approach to creating a vision plan that will serve as a blueprint for the growth and
success of the gateway area. The purpose of the project is to understand and respond to
barriers, challenges, benefits, and opportunities associated with changes in land use, access,
transit services, and other facilities around key nodes in the corridor; and identify potential
redevelopment sites throughout the study area.
Background
In fall 2015, the St. Paul Area Chamber of Commerce, East Metro Strong, and Ramsey County
received a technical assistance grant for Smart Growth America to undertake a preliminary
assessment of the Larpenteur Avenue corridor. This process brought together city and county
staff and elected officials to learn and discuss opportunities around smart growth development
for the corridor. An outcome of that process led to the identification of Rice Street and
Larpenteur Avenue as a top reinvestment priority.
In August 2016, the St. Paul Area Chamber of Commerce, in coordination with the cities, hosted
a public outreach event to learn what the key issues and opportunities were for those living in
the corridor.
In winter 2016, the cities’ elected officials and staff began working together to coordinate efforts
in this area with the St. Paul Area Chamber of Commerce acting as the project facilitator.
In early 2017, the cities entered into a Cooperative Funding Agreement to hire a consulting firm
to assist in the planning process. Request for proposals were released, and the consulting firm
of Perkins + Will were hired to manage and facilitate the planning process, and draft a vision
plan for the Rice Street-Larpenteur Avenue Gateway.
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Discussion
Planning Process
The planning committee is made up of elected officials, staff, and consultants. The planning
committee will assist in the development and evaluation of the vision plan. A group of
stakeholders from each city makes up the community advisory group. The advisory group has
been providing community input to the policy matters on the final vision plan. In addition, four
community workshops and several pop up meetings are planned to ensure public engagement
throughout the process.
Timeline
The project timeline included kick off meetings in April and May, planning and community
engagement from May through November, and a final plan document complete by December
2017. The vision plan can be included in Maplewood’s 2040 Comprehensive Plan to help guide
redevelopment and reinvestment in the area moving forward.
Summary
The intent of the Rice-Larpenteur Avenue Gateway Area Vision Plan workshop is to provide a
summary of the planning process to date. A representative from Perkins + Will consulting team
will be in attendance to review preliminary urban analysis to include a summary of corridor
demographics, market analysis, and the public engagement process. Preliminary design
frameworks will also be highlighted for the City Council.
Recommendation
No action required.
Attachments
1. Power Point Presentation
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RICE STREET-LARPENTEUR AVENUE
GATEWAY VISION PLAN
City Council Meeting July 24, 2017
City of Roseville, Maplewood & Saint Paul
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PRELIMINARY MARKET AND
ECONOMIC ANALYSIS
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TRACT 304
TRACT 416.02
TRACT 305
TRACT 422.01
3,299
2000 STUDY AREA POP
15,431
1,363
5,188 5,581
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TRACT 304
TRACT 416.02
TRACT 305
TRACT 422.01
3,790
+491 (15%)
2015 STUDY AREA POP
17,559
+2,128 (14%)1,539
+176 (13%)
6,640
+1,452 (28%)
5,590
+9 (0.2%)E2, Attachment 1Workshop Packet Page Number 9 of 55
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Larpenteur Ave Rice StWheelock Pkwy
35E
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¼-mile walkshed
Pop. 1,300
½-mile walkshed
Pop. 4,000
Larpenteur Ave Rice StWheelock Pkwy
35E
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DEMOGRAPHICS
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0%
5%
10%
15%
20%
25%
Under 5 5 to 17 18 to 24 25 to 34 35 to 44 45 to 54 55 to 64 65 to 74 75 to 84 85+Percent of PopulationAge Group
STUDY AREA RAMSEY COUNTY 7-COUNTY METRO AREA
Sources: US Census; Metropolitan Council
AGE DISTRIBUTION (2015)
•Very young age profile
for the study area AND
it continues to get
younger while the rest
of the region ages
28.0
29.0
30.0
31.0
32.0
33.0
34.0
35.0
36.0
37.0
38.0
2000 2010 2015Median AgeSTUDY AREA
RAMSEY COUNTY
7-COUNTY METRO AREA
Sources: US Census; Metropolitan Council; Perkins+Will
Median Age 2000-2015
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HOUSEHOLD TYPE (2015)
•High proportion of
single-parent
households, which has
been increasing in
recent years
0%
5%
10%
15%
20%
25%
30%
35%
Married w/
Child
Married w/o
Child
Single-Parent Other Family Single RoommatesPct. of HouseholdsSTUDY AREA RAMSEY COUNTY 7-COUNTY METRO AREA
Source: US Census
25%
30%
35%
40%
45%
2000 2010 2015Percent of HouseholdsSTUDY AREA
RAMSEY COUNTY
7-COUNTY METRO AREASource: US Census
Households with Children 2000-2015
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TENURE (2015)
•There are roughly two
renters for every
homeowner in the
Study Area
•Homeownership has
been declining in the
Study Area and region
for many years
Homeownership 2000-2015
0
200
400
600
800
1,000
1,200
Under 25 25-34 35-44 45-54 55-64 65-74 75-84 85+HouseholdsAge of Householder
Owner-Occupied Households Renter-Occupied Households
Source: US Census: 2011-2015 American Community Survey
30%
40%
50%
60%
70%
80%
2000 2010 2015Percent of HouseholdsSTUDY AREA
RAMSEY COUNTY
7-COUNTY METRO AREASource: US Census E2, Attachment 1Workshop Packet Page Number 15 of 55
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$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
Households
under 25
Households
25-44
Households
45-64
Households
65+
All
HouseholdsAnnual IncomeSTUDY AREA RAMSEY COUNTY 7-COUNTY METRO AREA
Source: US Census
HOUSEHOLD INCOME (2015)
•Incomes are very low
in the Study Area and
the gap between the
County and region has
been widening in
recent years
Median Household Income 2000-2015
$25,000
$35,000
$45,000
$55,000
$65,000
$75,000
2000 2010 2015Annual IncomeSTUDY AREA
RAMSEY COUNTY
7-COUNTY METRO AREASource: US Census E2, Attachment 1Workshop Packet Page Number 16 of 55
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VEHICLE ACCESS (2015)
•Study Area households
dependent on transit are
increasing and are now a
significant proportion
Households with no Vehicle
Available 2000-2015
0%
10%
20%
30%
40%
50%
60%
70%
Households with
no vehicle available
Households with
1 vehicle available
Households with
2+ vehicles availablePercent of HouseholdsSTUDY AREA RAMSEY COUNTY 7-COUNTY METRO AREA
Source: US Census
0%
5%
10%
15%
20%
2000 2010 2015Percent of HouseholdsSTUDY AREA
RAMSEY COUNTY
7-COUNTY METRO AREASource: US Census E2, Attachment 1Workshop Packet Page Number 17 of 55
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HOUSING
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RENTAL MARKET TRENDS
•Buildings built in
1960s and 1970s
•Very tight market
in all submarkets
Average Vacancy Rate
2.0%
2.5%
3.0%
3.5%
4.0%
4.5%
5.0%
5.5%
6.0%
6.5%
7.0%3Q4Q2008 1Q2Q3Q4Q2009 1Q2Q3Q4Q2010 1Q2Q3Q4Q2011 1Q2Q3Q4Q2012 1Q2Q3Q4Q2013 1Q2Q3Q4Q2014 1Q2Q3Q4Q2015 1Q2Q3Q4Q2016 1Q2Q3Q4Q2017 1QQTDPercent VacantMetro Total
Ramsey
County
Study Area
Equilibrium
Source: CoStar
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RENTAL MARKET TRENDS
•Rents have
been rising
steadily
since 2012
•Study area
rents are
consistently
about 13%
below the
Metro Area
average
Average Monthly Rent
$600
$700
$800
$900
$1,000
3Q4Q2008 1Q2Q3Q4Q2009 1Q2Q3Q4Q2010 1Q2Q3Q4Q2011 1Q2Q3Q4Q2012 1Q2Q3Q4Q2013 1Q2Q3Q4Q2014 1Q2Q3Q4Q2015 1Q2Q3Q4Q2016 1Q2Q3Q4Q2017 1QQTDAverage Monthly RentMetro Total
Ramsey
County
Study Area
Source: CoStar E2, Attachment 1Workshop Packet Page Number 20 of 55
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FOR-SALE MARKET TRENDS
•For-sale market has improved dramatically since 2011.
Median Homes Sales Price
$199,500
$225,213
$139,900
$0
$50,000
$100,000
$150,000
$200,000
$250,000
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016Median Home Sales PriceMaplewood Roseville
St. Paul - North End Metro Area
Source: Minneapolis Area Association of Realtors
602
516
249
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
0
100
200
300
400
500
600
700
2011 2012 2013 2014 2015 2016 Metro Area Home SalesCommunity Area Home SalesMaplewood Roseville
St. Paul - North End Metro Area
Source: Minneapolis Area Association of Realtors
Number of Home Sales
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RETAIL
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MACRO RETAIL TRENDS
•Vacancy has declined in recent years, but rents have struggled
to rise
Vacancy Trends Rent Trends
2.0%
2.5%
3.0%
3.5%
4.0%
4.5%
5.0%
5.5%
6.0%2007 Q32008 Q12008 Q32009 Q12009 Q32010 Q12010 Q32011 Q12011 Q32012 Q12012 Q32013 Q12013 Q32014 Q12014 Q32015 Q12015 Q32016 Q12016 Q32017 Q1Vacancy RateMetro Area Ramsey CountySource: CoStar
$11
$12
$13
$14
$15
$16
$17
2007 Q32008 Q12008 Q32009 Q12009 Q32010 Q12010 Q32011 Q12011 Q32012 Q12012 Q32013 Q12013 Q32014 Q12014 Q32015 Q12015 Q32016 Q12016 Q32017 Q1Quoted Rent per Sq. Ft.Metro Area Ramsey CountySource: CoStar
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•63 Businesses
•ANCHORS: Setzers; Walgreens; myThriftStore
RICE-LARPENTEUR RETAIL
Restaurant-
Full Svc (6)
9%
Restaurant-
Ltd Svc
(10) 16%
Shopping
(17) 27%
Services
(13) 21%
Automotive
(10) 16%
Non-Retail
(7) 11%
Chain
(20) 32%
Local Chain
(2) 3%
Independent
(41) 65%
OWNERSHIPBUSINESS TYPE
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COMPETITIVE
RETAIL
DISTRICTS
250,000
SQ FT
230,000
SQ FT
370,000
SQ FT
710,000
SQ FT
240,000
SQ FT
300,000
SQ FT
1.3 mil
SQ FT
350,000
SQ FT
320,000
SQ FT
400,000
SQ FT
770,000
SQ FT
•Study Area
proximate to
other districts
with stronger
anchors
•Trade area “leaks”
spending to other
districts
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COMPETITIVE
RETAIL
DISTRICTS
250,000
SQ FT
230,000
SQ FT
370,000
SQ FT
710,000
SQ FT
240,000
SQ FT
300,000
SQ FT
1.3 mil
SQ FT
350,000
SQ FT
320,000
SQ FT
400,000
SQ FT
770,000
SQ FT
•Grocery is an
important anchor
for many of the
competitive retail
districts
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COMPETITIVE
RETAIL
DISTRICTS
6,500 HHs
$37,200
4,300 HHs
$54,900
4,100 HHs
$52,900
8,800 HHs
$41,500
6,900 HHs
$54,500
6,100 HHs
$37,300
3,900 HHs
$56,700
9,800 HHs
$50,700
4,500 HHs
$69,300
5,900 HHs
$80,400
3,300 HHs
$64,200
•Study Area has
good density to
support retail
•However, incomes
are low, which
inhibits national
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DEVELOPMENT ANALYSIS
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Development Momentum
•One new building in past 10 years
(McDonalds)
•Only 11 new buildings since 1990
New Activity
•Charter school under construction
•Former gas station under
development
New Charter School
New Retail Center
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•Low property values may generate
developer interest
•Properties near amenities or along
high traffic roadways may generate
interest
PROPERTY VALUES
2017 ESTIMATED
MARKET VALUE PER
SQUARE FOOT
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1.Growing market =
more demand for
housing, goods, and
services
2.Children are an
important component
to the local market
KEY FINDINGS
2000 STUDY
AREA POP
15,431
2015 STUDY
AREA POP
17,559
2000-2015
GROWTH
+2,128
28.0
29.0
30.0
31.0
32.0
33.0
34.0
35.0
36.0
37.0
38.0
2000 2010 2015Median AgeSTUDY AREA
RAMSEY
COUNTY
7-COUNTY
METRO AREA
Sources: US Census; Metropolitan Council; Perkins+Will
Median Age 2000-2015
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3.Culturally diverse
population =
opportunity for
entrepreneurial activity
4.Housing is tight and rents
are rising faster than
incomes
KEY FINDINGS
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
2000 2010 2015Percent of PopulationSTUDY AREA
RAMSEY
COUNTY
7-COUNTY
METRO AREA
Source: US Census
People of Color 2000-2015
$600
$700
$800
$900
$1,000
3Q4Q2008 1Q2Q3Q4Q2009 1Q2Q3Q4Q2010 1Q2Q3Q4Q2011 1Q2Q3Q4Q2012 1Q2Q3Q4Q2013 1Q2Q3Q4Q2014 1Q2Q3Q4Q2015 1Q2Q3Q4Q2016 1Q2Q3Q4Q2017 1QQTDAverage Monthly RentMetro Total
Ramsey
County
Study Area
Source: CoStar
Average Monthly Rent
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5.Retail constrained by
nearby competition, lack
of small storefronts, and
lower incomes
6.Office demand is limited to
local services (e.g.,
insurance agents,
chiropractors, real estate
agents, etc.)
KEY FINDINGS
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PRELIMINARY
URBAN DESIGN
ANALYSIS
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VEHICULAR
SYSTEMS
•Significant traffic
volumes
•Frequency of
transit routes
•Experience of
transit stops
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BIKE +
PEDESTRIAN
SYSTEMS
•Lack of N/S bike
connectivity
•Sidewalk gaps
•Numerous
conflict areas at
destinations
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NATURAL
RESOURCES
•Larger connected
natural systems
•Regional water
systems
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BUILT
URBAN FORM
•Largely suburban
and automobile
built form
•Significant areas
of surface
parking
•Large single-
owner sites
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OPPORTUNITIES +
CONSTRAINTS
•Character N/S of
Larpenteur
•Reinforce the
core -
neighborhood
center
•Key opportunity
sites
•Reinforce stable
neighborhoods
•Barriers – RR,
grade, natural
areas
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HIA
ANALYSIS
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SUMMARY POP-UP EVENTS
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POP-UP EVENTS
Roseville Public Safety Event (Woodbridge cul-de-sac)
•6-20-2017
Saint Paul Public Safety Fair (Woodbridge Street-Lamplighter Village)
•6-20-2017
Rice Street Community Gardens (International Gardeners Potluck Lunch)
•7-8-2017
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POP-UP EVENTS
International Gardeners Potluck Lunch
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SUMMARY WORKSHOP #1
6-14-2017
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WORKSHOP
PHOTOS
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TOPICS
1.text
CHILDREN’S EXERCISE E2, Attachment 1Workshop Packet Page Number 46 of 55
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SUMMARY WORKSHOP #2
6-21-2017
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MEET YOUR
NEIGHBORS
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WORKSHOP
PHOTOS
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THEMES
Hearth: Family, Food + Home
Legacy: Celebrate Past + Look to Future
Green + Blue: Ecology, Open Space,
Stormwater and Natural Amenities
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SUMMARY •Diversity
•Seen as a positive that we should embrace and
celebrate….strengthen corridor identity
•Improve cultural connections thru public realm - Art,
wayfinding, infrastructure design elements
•Opportunity for cultural based events and festivals
•Public Realm
•More SIDEWALKS!
•Street trees & “green” elements along street edges
•Create green “networks” – streets & open space links
•Improved crossings at intersections
•More lighting &amenities - seating, trash receptacles, etc.
•Create multi-functional space in underutilized parking
•Sense of pride thru maintained/clean environment
•Open Space
•Enhanced connectivity for all modes
•Capture the underutilized open space along the corridor
•Enhance quality of open space and improve access….
•More activities for children and teens
•Create facilities to support populations…
•Community
•Need a place for gathering + events
•Facilities for families and residents - ommunitycenter
•Create a destination in this area for the City and region
•Build from strengths -schools, natural systems, gardens
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DESIGN FRAMEWORKS
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DESIGN FRAMEWORKS
Movement, Streets + Blocks PublicRealm + Open Space Character + Place Reinvestment + Redevelopment
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DESIGN FRAMEWORKS
Healthy Communities
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QUESTIONS
www.riceandlarpenteur.com
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