pment of old Park and Ride lot (Noble Pkwy/HWY 610)

expired opportunity(Expired)
From: Brooklyn Park(City)
started - 26 Sep, 2022 (2 months ago)

Start Date

26 Sep, 2022 (2 months ago)
due - 26 Sep, 2022 (2 months ago)

Due Date

28 Oct, 2022 (1 month ago)
Bid Notification

Opportunity Type

Bid Notification

Opportunity Identifier

N/A
City of Brooklyn Park

Customer / Agency

City of Brooklyn Park
5200 85th Ave. N.,Brooklyn Park, MN 55443

Location

5200 85th Ave. N.,Brooklyn Park, MN 55443
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Request for Qualifications Development of 4201 95th Avenue North, Brooklyn Park for Mixed-Use Development or Affordable Homeownership REQUESTING AGENCY: Brooklyn Park Economic Development Authority 5200 85th Avenue North Brooklyn Park, MN 55443 ISSUE DATE: September 26, 2022 SUBMISSION DEADLINE: October 28, 2022 CONTACT: Sarah Abe 612-749-0904 Sarah.Abe@BrooklynPark.org A B *Map shows approximate breakdown of site into two parcels which may be developed independently. mailto:Sarah.Abe@BrooklynPark.org Page | 2 Overview The Brooklyn Park Economic Development Authority (EDA) is seeking proposals for the redevelopment of a parcel of land at 4201 95th Avenue North in Brooklyn Park. The EDA is interested in exploring opportunities for a mixed-use development and/or affordable homeownership at this site. This parcel may be split into two portions, an east portion (Parcel B) and a west portion (Parcel A). Developers are encouraged to propose on one or both sites. If different developers are selected for Parcel A and B, the final property line will be negotiated among parties. The 6.85-acre site is conveniently located in an area with a variety of housing, institutional and commercial uses at the intersection of 95th Avenue North and Highway 610. Community background Brooklyn Park is a vibrant, thriving community in the Twin Cities northwest area. It is the 6th largest city in Minnesota and the 4th largest in the seven-county Twin Cities Metro Area. The population, currently estimated at around 86,000, is expected to grow to over 95,000 with 40,000 jobs by 2040. The city is proud of its diverse community with more than half the current residents being people of color and 28 percent speaking a language other than English at home. Brooklyn Park is also home to over 1,500 businesses and continues to grow, boasting strong sectors in medical technology, high-tech manufacturing, and precision manufacturing. The proposed METRO Blue Line Extension project, traveling 13 miles northwest of downtown Minneapolis, will bring five light rail stations to Brooklyn Park. Project objectives/goals The EDA envisions partnering with two or more developers on this site to accommodate a variety of uses. The ideal projects will: • Cater to the retail, recreational, and/or housing needs of the Brooklyn Park residents as defined in the CDI process (Appendix B) and Comprehensive Plan. • Include a mix of uses that complement and enhance the surrounding area and create affordable homeownership opportunities. • Respond to neighborhood design suggestions of a buffer or shared amenity with the residential neighborhood to the east, or density that is lower in the east and higher on the western portion of the site. • Be led by local developers who are familiar with and understand the Brooklyn Park community. • Demonstrate a viable financing strategy. • If the proposal includes housing, it will ideally include some units that are affordable to households at or below 30% of area median income (AMI). Housing developments must also comply with the City’s mixed-income housing policy (available in Appendix C or online at https://www.brooklynpark.org/housing/mixed-income-policy/). Parcel A, shown on the map above as approximately 3.85 acres on the west portion of the site, is envisioned as a commercial, mixed use, or multifamily housing site. Ideally, it would include a commercial component including food (restaurant, grocery, or food hall catering to the diverse community of Brooklyn Park). https://www.brooklynpark.org/housing/mixed-income-policy/ Page | 3 Parcel B, approximately 3 acres on the east portion of the site, may be an ideal “missing middle” housing site that could accommodate townhomes, twinhomes, or other types of “missing middle” housing. Any housing proposal should include some affordable/modestly priced units. All proposals should include strong pedestrian connections, great architectural design, and other lifestyle amenities. Alternative uses for the site in alignment with the community informed goals identified in Appendix B will also be considered. Please view pages 20-21 and page 40 of the attached summary report from the community engagement process to see the recommendations and a full list of ideas generated for this site during community workshops. The EDA is committed to projects that support racial equity and equitable development in Brooklyn Park. Development proposals will include a narrative on how each submission supports equitable development in the areas of livability, community power, housing, economic development, environmental and transportation. Prior planning The recent Brooklyn Park 2040 Comprehensive Plan identifies the following Economic Development Goals (not listed in priority order): • Promote robust local restaurant, retail, bioscience, precision manufacturing, and services markets. • Explore opportunities for new business development, especially within historically underserved communities. • Support human capital development efforts that reinforce workforce, job quality, and density goals in Brooklyn Park. • Identify opportunities to implement community wealth building strategies. The Comprehensive Plan also lists the following Housing Goals (not listed in priority order): • Housing Preservation: Focus on housing investment and preservation to promote well- maintained neighborhoods and high-quality housing. • Affordable and Supportive Housing: Promote a range of housing choices and opportunities accessible throughout the community. • Housing Services: Deliver housing services in an effective and accessible way to meet changing community needs. • LRT Corridor: Support high density and walkable housing along the corridor to leverage the transit investment. • Housing Production: Identify appropriate locations and opportunities for housing in the community. In 2020/2021, the City of Brooklyn Park partnered with Twin Cities LISC and completed a Corridor Development Initiative (CDI) process. Over 85 community members attended the workshops aimed at gathering input on community values and concerns and assessing possible development scenarios that could meet those values, with over 50% attending more than one session. The process included interactive exercises to gather ideas from community members, presentations from city staff, and a technical team of facilitators and design and development experts to help guide and inform the conversations. Participants considered a range of development options for the 6.85-acre site and identified ways that redevelopment could enhance the area for future and current residents. There was a wide range of possibilities identified, including mixed-use or regional destination potential, as well as a variety of Page | 4 opinions on what should be developed on the site. A panel of developers also indicated the site offers a great opportunity to consider housing with limited commercial space. The neighborhood to the east of the site expressed concerns about housing and made design suggestions to mitigate impact on the neighborhood. Future development in this area should align with the CDI development guidelines generated during those workshops (Appendix B). Key design guidelines that emerged from this process include higher density and commercial uses closer to Noble Parkway with step-down density as it approaches single family homes to the east, promoting high-quality design to blend with the surrounding architectural styles, and including elements that enhance the area. Background and description of sites In 2018 the Brooklyn Park Economic Development Authority (EDA) purchased the old Metro Transit Park and Ride site for $1,255,800 to ensure its use as an asset for the community. The 6.85-acre parcel located at Noble Parkway and Highway 610 is a prime redevelopment site with great connectivity, visibility, and embedded in a strong residential area with commercial uses and a school nearby. This parcel is flat and ready for redevelopment. Situated along Highway 610 at the Noble Parkway exit, it has excellent visibility to over 50,000 cars passing by daily. In addition, a new Metro Transit Park and Ride hub is a block away. Woodland Elementary School is kitty-corner from the site, with commercial uses to the north and west. Single-family homes are immediately east of the site and an array of offices and commercial areas are within reach along Highway 610. The immediate area is comprised primarily of single family, small to mid- scale multifamily housing, and neighborhood scale businesses. Because the site is owned by the Brooklyn Park EDA, it offers a unique opportunity to guide its redevelopment toward uses that will benefit the city, its current and future residents, and help shape future investments in the area – a way to explore new concepts or affordable options that the private market does not support. The property is currently designated as Institutional in the Comprehensive Plan and zoned as Public Institution. The Comprehensive Plan will need to be amended and the zoning designation changed to guide the property in a manner consistent with the development goals. Potential EDA assistance The EDA will consider providing development assistance to support the incorporation of affordability into a desired project based on a demonstrated development gap. Examples of support might include: • Support of housing tax credit and housing revenue bond applications • Support for 4D Tax status • Direct financial assistance using the EDA’s Affordable Housing Set Aside fund • Housing Tax Increment Financing • Tax Abatement • Application for or support of state, county, and regional grants (including LCA grants) Desired qualifications and scoring criteria People of Color-Owned and Women-Owned Businesses are encouraged to respond to requests for bids and proposals directly as prime contractors. A selection committee will review and rank applications according to these scoring criteria: Page | 5 SCORING CRITERIA POINTS RELEVANT DEVELOPMENT EXPERIENCE o Demonstrated success with similar developments, including experienced key project team members 10 o Demonstrated ability to maximize private capital and secure financing for a project with similar financing sources 10 o Innovation and creativity in proposal 15 DEVELOPMENT TEAM o Reputation/references 10 o A team that demonstrates knowledge and understanding of the local community 10 o Developer has no active projects or contracts with the Brooklyn Park EDA 5 VISION O Vision including proposed uses and their alignment with Comprehensive Plan and CDI process goals 10 o Commitment to and alignment with equitable development principles and/or benefit to the community 15 o Viability of financial proposal and likelihood of successful financing (project readiness) 15 TOTAL 100 Submission requirements The qualifications must include the information below. The EDA reserves the right to seek clarification of responses and waive minor irregularities and informalities. Developers are encouraged to propose on one or both sites. If different developers are selected for Parcel A and B, the final property line will be negotiated among parties. • Developer name, contact information, and partners. • Company ownership information including: o Name of owners/officers o Number of years in operation o Scope of business (development, design, property management, consulting, etc.) o Location of primary and subsidiary offices • Key project members’ information, including: o Names and contact information o Primary team contact throughout the development process o Qualifications, experience, and references of key team members including the architect and civil team o Specific knowledge and experience with the local Brooklyn Park community • Description of two projects in the past 5 years, including: o Location and approximate size o Cost and financing overview (include if there was any public involvement) o Any local or community partnerships and/or engagement in the development process o Sources/uses sheet or proforma o Contact info for local community reference from each project example Page | 6 • A narrative of the vision for the site, including which site (Parcel A or B) is proposed for development. Must include unique challenges or creative approaches to fulfilling the project objectives and Comprehensive Plan goals. • Please include how your proposal and development philosophy align with the principles of equitable development (livability, community power, housing, economic development, environmental, and transportation) found in the Equitable Development Scorecard developed by The Alliance (linked below). Review the criteria found in the scorecard and write a narrative about how your proposal and/or development philosophy addresses these elements. o Scorecard: http://thealliancetc.org/wp- content/uploads/2022/07/EquitableDevelopmentScorecard.pdf • Include how your proposal will enhance and provide benefit to the community. • Proposed/envisioned sources and uses, in a chart. • Preferred timeline for development, considering pursued funding sources. Email a PDF with the above information by 5 pm on October 28 to Sarah Abe, Development Project Coordinator, sarah.abe@brooklynpark.org. Questions may also be directed to Sarah at (612) 749- 0904 or via email. Selection and approval process Qualifications will be reviewed by a committee based on the criteria above. Staff may follow up with questions, clarifications or interview requests before selecting a preferred developer for the site. EDA staff will then work with the developer in coordination with the Brooklyn Park EDA to develop a more complete project scope and financing options. The EDA may accept or reject any proposal and is not obligated to award any contracts. Preliminary project schedule (subject to change) ACTIVITY DATE RFQ approved by the EDA September 19, 2022 RFQ posted September 26, 2022 Recommended deadline for questions October 7, 2022 Response to questions posted online October 14, 2022 Application due date October 28, 2022 Potential developer interviews Early November 2022 EDA Developer selection November 21, 2022 Appendices A. Location map B. Corridor Development Initiative Development Guidelines C. Mixed Income Housing Policy http://thealliancetc.org/wp-content/uploads/2022/07/EquitableDevelopmentScorecard.pdf http://thealliancetc.org/wp-content/uploads/2022/07/EquitableDevelopmentScorecard.pdf mailto:sarah.abe@brooklynpark.org Page | 1 Appendix A: Location Map *Map shows approximate breakdown of site into two parcels which may be developed independently. Final property line is subject to negotiation between developers and the EDA BROOKLYN PARK: NOBLE PARKWAY AND HIGHWAY 610 (OLD PARK AND RIDE SITE) Summary Report and Final Recommendations January 2022 Sponsored by: City of Brooklyn Park Submitted by Gretchen Nicholls, Local Initiatives Support Corporation (LISC) Twin Cities Image Credit: Google Maps Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 1 Summary Report & Final Recommendations INTRODUCTION The City of Brooklyn Park enlisted Twin Cities LISC’s Corridor Development Initiative (CDI) to facilitate a series of community workshops from February to March 2020 to identify development guideline recommendations for the city-owned site at Noble Parkway and Highway 610, formerly a Park and Ride lot. The process was paused in March 2020 due to COVID pandemic social distancing requirements, and restarted in November 2021. The development guidelines will be presented to the Brooklyn Park EDA on February 18, 2022 for their consideration. The Corridor Development Initiative offers an opportunity for the community to help guide future development rather than react to specific development proposals. The City of Brooklyn Park identified the CDI process as a way to gather community input and explore potential redevelopment options for the site. With the potential of new investment, what would the community be aligned with? BACKGROUND In 2018 the Brooklyn Park Economic Development Authority (EDA) purchased the old Metro Transit Park and Ride site for $1,255,800 to ensure its highest and best use as an asset for the community. The seven acre parcel located at Noble Parkway and Highway 610 is a prime redevelopment site with great connectivity (access to major arteries and a Metro Transit hub), visibility, and embedded in a strong residential area with commercial uses and school nearby. To guide future development of the site, the City of Brooklyn Park hosted a series of community workshops to assess the needs and interests of residents and businesses, while grappling with the current real estate market forces, including the recent market trends resulting from the COVID-19 pandemic. The recent Brooklyn Park 2040 Comprehensive Plan identifies the following Economic Development Goals (not listed in priority order): Image Credit: Google Maps Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 2 Summary Report & Final Recommendations Ø Promote robust local restaurant, retail, bioscience, precision manufacturing, and services markets. Ø Explore opportunities for new business development, especially within historically underserved communities. Ø Support human capital development efforts that reinforce workforce, job quality, and density goals in Brooklyn Park. Ø Identify opportunities to implement community wealth building strategies. The Comprehensive Plan also identifies the following Housing Goals (not listed in priority order): • Housing Preservation Focus on housing investment and preservation to promote well-maintained neighborhoods and high- quality housing. • Affordable and Supportive Housing Promote a range of housing choices and opportunities accessible throughout the community. • Housing Services Deliver housing services in an effective and accessible way to meet changing community needs. • LRT Corridor Support high density and walkable housing along the corridor to leverage the transit investment. • Housing Production Identify appropriate locations and opportunities for housing in the community. To advance the old Park and Ride site for redevelopment, the City of Brooklyn Park will proceed through the following stages (opportunities for community input are highlighted in bold): Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 3 Summary Report & Final Recommendations SITE DESCRIPTION The old Park and Ride site is a flat parcel ready for redevelopment. Situated along Highway 610 at the Noble Parkway exit, it has excellent visibility to over 50,000 cars passing by daily. In addition, a new Metro Transit Park and Ride hub is a block away (walking distance). Woodland Elementary School is kitty-corner from the site, with commercial uses to the north and west. A mix of newer (built within the last 20 years) to single- family homes are immediately east of the site. An array of offices and commercial areas are within reach along Highway 610. Because the site is owned by the Brooklyn Park EDA, it offers a unique opportunity for the City to guide its redevelopment toward uses that will benefit the community and help shape future investments in the area – a way to explore new concepts or affordable options that the private market does not support. The property is currently designated as Institutional in the Comprehensive Plan and zoned as Public Institution. The Comprehensive Plan will need to be amended and the zoning designation changed to guide the property in a manner consistent with the development goals. During the workshops, community members suggested a number of themes which included: • Incorporate appropriate scale and design to accommodate the single-family residential area to the east. Residents from the adjoining neighborhood suggested a barrier or berm to separate from the east side of the parcel, restrictions on height for buildings closest to their properties, and a preference for owner- occupied housing. • Identifying complementary uses to enhance the surrounding area, such as local restaurants, grocery store, and neighborhood services that also accommodate commuters and transit users. • The site has potential as a regional destination – such as recreational/community uses GkWX N ob le P kw y N 95th Ave N ?óA@Westbound Exit Ramp Foxglove Ave N Old Noble Park & Ride 0 20 4010 Feet 1 inch = 20 feetI Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 4 Summary Report & Final Recommendations • Opportunity to create shared spaces (e.g. food hall, innovation lab, business center, etc.) • Given the strong demand for housing in today’s market, a mixed-use option that includes residential would increase its financial viability. • The site provides a special opportunity to celebrate the diverse community of Brooklyn Park and what better way to do that than through food. Creating a signature destination that reflects the unique, united, and (previously) undiscovered riches of Brooklyn Park is important to consider at this site. • Congestion created by the freeway on- and off-ramps suggest the need for good traffic flow design for the site. There has been pedestrian safety concerns in the area that should also be addressed (especially crossing Noble Parkway). High speed traffic on Noble Parkway has become a particular concern for the community that should be addressed. High density traffic is a concern for the quiet neighborhood to the east, Pinebrook Village, and a public safety concern. Community members participated in an interactive block exercise to explore different development options for the site. The scenarios were run through a financial tool to assess their financial viability. Through the exercise participants gained a greater understanding about the tradeoffs that developer faces to get to a viable project. One of the final workshops included a panel of developers that explained that the COVID-19 pandemic has impacted the demand for office spaces, retail in both the short and long run. Industries such as hospitality and entertainment have been hit hard, yet will likely adapt and recover. The move to remote working will likely have a long-term reduction on the demand for office space, while expanding the need for additional office-space in housing. The demand for housing continues to be strong, including the mounting need for workforce and affordable housing that serves lower and entry-level income households. Employers also appreciate housing options nearby to attract and retain workers. Existing commercial area to the north of the site. Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 5 Summary Report & Final Recommendations RECOMMENDATIONS FOR REDEVELOPMENT OF THE SITE Based on input from the community workshops, the following are suggested guidelines without unanimous support: Goal 1. Mixed-Use options that complement and enhance the surrounding area A. FOOD: Consider sit-down (such as Olive Garden), unique, or fast-casual restaurants; micro-brewery; small concept grocery store (such as Fresh Thyme, Trader Joe’s, etc.); and neighborhood services that might also accommodate transit users B. HOUSING: Residential options such as townhomes, senior affordable housing, or market-rate or mixed-income apartments. Prioritize inclusive housing that is accessible to everyone, including people in wheelchairs, disabled, or visually impaired. C. GOODS AND SERVICES: Neighborhood scale retail (e.g. hardware store, child care center, spa/ salon, bakery/bagel shop, small format variety goods store, medical/dental offices, etc.) D. DESTINATIONS: Potential site for a regional destination (e.g. Aquatic center, recreation center, indoor playground, skateboard park, art/cultural center, indoor agriculture, sky zone, etc.), family- friendly entertainment centers (e.g. Chutes and Ladders, etc.) or create shared spaces such as a food hall (e.g. The Market at Malcolm Yards, Keg and Case Market, Midtown Global Market, Northtown Food Hall in Blaine, etc.), an innovation lab, business center, art-maker space, technology center, business incubator, and/or commercial kitchen space. Goal 2. Uses, Design, and Transportation Features A. Consider berms or sound barriers to buffer the site from single family homes and limit noise and access. Also consider the height and sight lines for existing neighborhood residents. B. Higher density and commercial uses are situated close to Noble Parkway, and step down density as it approaches single family homes C. Promote high-quality design to blend with existing / surrounding buildings architectural styles D. Include elements that enhance the area as a unique and special place. E. Maximize setbacks to the building(s) to ensure adequate sight lines for traffic and pedestrians and existing neighborhood residents. Woodland Elementary is located to the Northwest of the site. Image credit: Google Maps Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 6 Summary Report & Final Recommendations F. Quality materials and design, including green technologies, sustainable building techniques and products geared toward energy efficiency. Prevent pollution and improve environmental safety including water run-off. G. Consider incorporating space for food trucks, farmers markets, etc. H. Consider space for a solar energy to reduce costs and carbon footprint or implementing other strategies in the building that promote sustainability. I. Utilize landscaping and treatments to improve pedestrian and bike access and safety, especially along and across Noble Parkway. K. Someone that brings forward a creative financial model to build community wealth. L. Improve public safety. OVERVIEW OF THE CORRIDOR DEVELOPMENT INITIATIVE PROCESS: The Corridor Development Initiative consisted of three initial community workshops held at Woodland Elementary (4501 Oak Grove Pkwy, Brooklyn Park 55443), but were paused due to COVID19 pandemic restrictions. The process was resumed in November 2021 with two final sessions conducted with both virtual and in-person options (held in the Brooklyn Park City Council Chambers) in compliance with pandemic protocols. Over 85 community members attended the workshops aimed at gathering input on community values and concerns and assessing possible development scenarios that could meet those values, with over 50% attending more than one session. The extended pause resulted in some participants joining for the final sessions that had not benefited from the full spectrum of information provided, and some participants from the earlier sessions that did not return for the completion of the process. The process included interactive exercises to gather ideas from community members, presentations from city staff, and a technical team of facilitators, design, and development experts to help guide and inform the conversations. Participants considered a range of development options for the 7-acre site and identified ways that redevelopment could enhance the area for future and current residents. The purpose of the CDI process is to identify recommendations for redevelopment that will advance community goals and align with market realities. A detailed list of attendees is provided in Attachment H. Participants at Workshop II: The Block Exercise, on February 19, 2020. Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 7 Summary Report & Final Recommendations Community Outreach A variety of methods were used to notify the community about the Brooklyn Park: Noble Parkway and Hwy 610 (Park and Ride site) CDI community workshops. Information was distributed through: • Postcard mailings • Flyers that were distributed door to door throughout the adjacent neighborhood and businesses • Notifications by email list serves • Facebook and other social media outlets • The City of Brooklyn Park web site • Individual outreach/word of mouth Child care and translation services were available upon request to limit obstacles for participation. Food and beverages were also provided. Participants that signed in for any of the workshops were notified in advance about upcoming sessions by email. Postcard that was mailed to residents. Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 8 Summary Report & Final Recommendations Project Advisory Group A project advisory group was established to provide the following supports: Ø Inform the design and content of the CDI workshops Ø Develop an outreach and communication strategy to recruit participation in the CDI workshops, and Ø Review and provide feedback to the draft recommendations. Thank you to the following project advisory members: • Syed Husain, resident • Rich Xiong, resident • Jim Stone, Sweet Taste of Italy • Craig Weitzel, Noble Park Mobil • Kathy Fraser, CLIC Commissioner • Lucy Galbraith, Metro Transit City staff: • Cindy Sherman • Paul Mogush • Sarah Abe • Todd Larson • Claudia Diggs CDI Technical Team The LISC CDI technical team included: • Barbara Raye, Center for Policy Planning and Performance (facilitator and evaluator) • Katie Thering, (block exercise coordinator) • Miranda Walker, Aeon (financial analysis for the block exercise) • Tom Leighton, Tangible Consulting (presentation for workshop 1 and block exercise facilitator) • Dan Marckel, block exercise facilitator • Julia Paulsen-Mullin, block exercise facilitator • Gretchen Nicholls, Twin Cities LISC (CDI Coordinator) Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 9 Summary Report & Final Recommendations The series of CDI community workshops were held at Woodland Elementary and City Council Chambers (also in virtual format). They included: Workshop I: Gathering Information Wednesday, February 5, 2020 Presentations were provided by: • Cindy Sherman (City of Brooklyn Park) – an overview of city goals, site review process, and a history of the redevelopment site, and • Tom Leighton (Tangible Consulting) – an orientation on current housing and commercial real estate market trends, and elements of the surrounding area that informs options for the redevelopment site. Participants were asked to respond to four questions: 1.) What makes this area interesting or unique? Themes: • Accessibility and location – highly visible • Size of the site • Strong neighborhoods and amenities nearby (e.g. natural areas and trails, transit park and ride, school and neighborhood retail) 2.) What could be accomplished through development that would improve or enhance the area? Themes: • Generate income/jobs • New housing opportunities • Commercial uses (e.g. brew pub, community gathering places, sit-down restaurants, business center for remote workers, retail, health services, etc.) • Sound barriers • Amenities for recreation or water features • Safety improvements • Additional tax base • Anything is better than “as is” – create a destination, something unique Participants at Workshop II: The Block Exercise, on February 19, 2020. Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 10 Summary Report & Final Recommendations 3.) What concerns for the area do you have as future development occurs? Themes: • Commercial uses – will they succeed? • Undesirable types of commercial or retail • Gentrification – increased values that could push people and businesses out of the area • High density housing (townhomes, rental) • Poor quality materials and design • Increased safety concerns – busy streets nearby • Traffic and congestion • Noise and pollution • Needs to be respectful of neighborhood nearby 4.) Are there specific types of uses that these sites could accommodate (e.g., housing, retail or commercial uses, public spaces, community destination, community pride, etc.)? Themes: • Innovation center – creative spaces for business start-up, enterprise and technical supports • Indoor agriculture, cube farms • Corporate touch down – incubator type area for “work from home future” • Commercial kitchen space • Entertainment • Ethnic food hall • Inviting, easy technology center • Maker spaces • Brewery and winery with food • Business offices • Business incubator • Restaurants (not fast food) • Grocery stores • Health services Housing: • Senior housing • Market rate rentals • Condominiums or townhomes (ownership) • Mixed use with residential above first floor retail Amenities: • Cultural center • Indoor playground space • Passive green space for walking, sitting, gardens • Skateboard park for teenagers • Aquatic Center Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 11 Summary Report & Final Recommendations Workshop II: Development Opportunities – Block Exercise Wednesday, February 19, 2020 Participants worked at three tables facilitated by CDI team members to explore different development scenarios for the site. The scenarios were presented to the large group, and everyone discussed what they learned through the exercise. Participants did a good job of identifying financially feasible scenarios. An overview of the scenarios for the site is provided in Attachment E. Workshop III: Panel Discussion Wednesday, March 4, 2020 Panelists include: • David Wellington, Wellington Management, Inc. • Tom Hoffman, Colliers International – Minneapolis | St. Paul Themes of the discussion include: What do developers look for when deciding where to invest? • Connectivity and access – this site has key access to major transportation arteries and transit • Flat grade, contiguous land, size of site • Surrounding market, traffic counts, and employer/residential density What would you envision for the site? • Design of the site will be important given the highway and backs up onto residential • One panelist preferred retail, the other panelist preferred residential. Commercial office did not appeal (especially co-worker space) Participants at Workshop II: The Block Exercise, on February 19, 2020. Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 12 Summary Report & Final Recommendations How do we attract a sit-down restaurant? • There is a significant challenge for larger restaurants (format of 5,000 –7,500 square feet), primarily with the cost of labor. We have a mixed use project in Maple Grove where one of two restaurants have struggled to keep going. They are on their fourth restaurant in four years. Brand is important – consumers respond to names we know. Smaller restaurants with smaller ticket items (1,500 – 2,000 square feet, possible chain) would be a better anchor for the site. • Fast, casual, quick service in a smaller bay (e.g. Chipotle, Subway) –these restaurants have more proven staying power. Most customers will be drawn from Hwy 61, not from the neighborhood. How can a developer work collaboratively with a neighborhood? • For a mixed use project that includes housing, height will be needed –massing is a mismatch to lower height housing nearby. There are ways for design to shift the perspective. Underground parking creates extra dirt, which needs to be put somewhere. It could be mounded to create a hillside or buffer/ visual barrier for privacy for the single family homes. How to attract the right businesses and developer? • To attract retail – show me where people live and work. Fast casuals draw youth, families, people that fun down Hwy 610 for a good fast meal. A developer doesn’t want a poorly operating strip mall, either. It’s best to find a developer that is tied to the community. • The best way to get there is through a highly professional city staff and leadership – and Brooklyn Park has that. For a full overview of the Panel Discussion, please see Attachment F. Workshop IV: Recap and Refresh Tuesday, November 9, 2021 Presentations were provided by: • Paul Mogush (City of Brooklyn Park) – an overview of the purpose and progress of the community engagement process to date for the old Park and Ride site at Noble Parkway and Highway 610 • Gretchen Nicholls (LISC Twin Cities, CDI Coordinator) – a recap of the first three community workshops. Developer panel update: • Johnny Opara, JO Companies • David Wellington, Wellington Management, Inc. How has the pandemic impacted the real estate markets? • Continue to have strong demand for affordable housing, pandemic has increased the crisis (this specific site is not in a qualified census tract to qualify for federal resources) • Strong demand for suburban multifamily housing Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 13 Summary Report & Final Recommendations • Strong demand for suburban retail and some urban retail • Office market is frozen – businesses are trying to figure out return-to-work plan and pushing off decisions for expanding or moving. • Industrial is probably the strongest asset class in real estate right now. The industrial market has become quite tight. Developers are building speculative buildings that don’t have a tenant lined up assuming they will be filled once the project is complete, which is an unusual and risky approach that requires a lot of trust from lenders. • Industries such as hospitality and entertainment have been hit hard, yet will likely adapt and recover. • The move to remote working will likely have a long-term reduction on the demand for office space, while expanding the need for additional office-space in housing. • The demand for housing continues to be strong, including the mounting need for workforce and affordable housing that serves lower and entry-level income households. • Employers also appreciate housing options nearby to attract and retain workers. Workshop V: Framing Recommendations Tuesday, November 16, 2021 Draft development guidelines were reviewed and edited by participants to reach a consensus for the final recommendations (provided in Attachment A). Evaluation Summary of the CDI process Brooklyn Park held 5 community sessions to gather input and recommendations regarding potential redevelopment of the Old Park and Ride Lot - Noble/Hwy 610. All attendees were given feedback forms after each meeting. The feedback forms asked what was successful about the meeting and how the next meeting could be improved. Participants were also asked what additional information they would like, if they were satisfied with the session, and if they would recommend a similar series to other municipalities. A strong majority of respondents gave good to excellent ratings to the meeting content and would recommend the series to others. Most were also somewhat to very satisfied with the sessions overall. People appreciated most listening to each other, small group conversations, large group discussions, and conversations being respectful even when there was disagreement. They strongly appreciated the opportunity to give input. They encouraged the city to do more of these sessions in the future. The block exercise - where participants were given an opportunity to “build” a development and then learn its financial feasibility - and the developers panel with open questions both received high marks. Residents reported that they gained insight, information about options for the site, and thoughts from and relationships with neighbors. They also gained more clarity on the development process, what is feasible, and ways they can provide input Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 14 Summary Report & Final Recommendations At each session participants also suggested improvements. A couple of times that was for a larger space to accommodate everyone. At others it was for microphones so everyone could hear better and more information in advance. The last two sessions – scheduled several months after the first three due to COVID risks – used both in-person and zoom attendance. The remote attendance worked better the second time but did allow more people to participate than could attend in person. CONCLUSION The Corridor Development Initiative submits the attached Development Guideline recommendations to the Brooklyn Park Economic Development Authority (EDA) for your consideration regarding the old Park and Ride site at Noble Parkway and Highway 610. ATTACHMENTS A. Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) CDI Development Guideline Recommendations B. Map of the study area C. Workshop I presentation D. Workshop I Summary and Themes E. Workshop II Development Scenario Summaries F. Workshop III Developer Panel Discussion Notes G. Workshop IV Refresh and Recap presentation H. Attendance list for the Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) CDI workshops I. Announcement/publicity flyer for the Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) CDI workshops Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 15 Summary Report & Final Recommendations ATTACHMENT A. BROOKLYN PARK: NOBLE PARKWAY AND HIGHWAY 610 (OLD PARK AND RIDE SITE) CDI DEVELOPMENT GUIDELINE RECOMMENDATIONS Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 16 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 17 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 18 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 19 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 20 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 21 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 22 Summary Report & Final Recommendations ATTACHMENT B. MAP OF THE STUDY AREA N ob le P kw y N ?óA@ Foxglove A ve N 95th Ave N GkWX 94th Ave N Fallgold Pkw y N Foxglove C t N Old Noble Park & Ride Area Map Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 23 Summary Report & Final Recommendations ATTACHMENT C. WORKSHOP I PRESENTATION Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 24 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 25 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 26 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 27 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 28 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 29 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 30 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 31 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 32 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 33 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 34 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 35 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 36 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 37 Summary Report & Final Recommendations ATTACHMENT D. WORKSHOP I SUMMARY AND THEMES Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 38 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 39 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 40 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 41 Summary Report & Final Recommendations Brooklyn Park: Noble Parkway and Highway 610 (old Park and Ride site) 42 Summary Report & Final Recommendations ATTACHMENT E. WORKSHOP II DEVELOPMENT SCENARIO SUMMARIES

Dates

Start Date

26 Sep, 2022 (2 months ago)

Due Date

28 Oct, 2022 (1 month ago)

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Location

Country : United StatesState : Minnesota