City Council Agenda Item #14B Meeting of June 4

Transcription

City Council Agenda Item #14B
Meeting of June 4, 2012
Brief Description
Ridgedale Village Center Study scope of services
Recommendation
Provide comment and feedback
Background
Reinforcing the development of village centers in Minnetonka is a key element of the
city’s 2030 Comprehensive Plan. As a part of the 2012 HRA levy, the city allocated
funds for an update to the I-394 traffic study and a village center engagement process.
The traffic study commenced early this year with data collection; land use inventory’ and
a review of parcel trip allocations under the current ordinance. Efforts over the next few
months will take a more focused look on traffic capacities, allocation of parcel trips and
land use opportunities that result from the village center study. Ultimately, the traffic
study will inform an updated I-394 Ordinance that is based on the Opus Overlay District
Ordinance.
The Ridgedale Village Center master planning study will be kicking off within the next
couple weeks. Leading this effort is the design team of LMN Architects from Seattle,
Washington. The LMN team was selected over 11 other firms responding to the city’s
request for qualifications (RFQ). The selection process was highly competitive with
nearly half of the local and national firms having demonstrated experience with a
regional scale retail center. City staff interviewed 3 teams, choosing the LMN team in
large part on their past project experience and strategic approach in the areas of urban
design, development strategies, placemaking and public spaces. (See pages A3-A70).
Like the previous Hwy 7 / 101 village center study, an open and engaging public
process will be incorporated. The scope of services anticipates a structure using a work
group of key stakeholders to guide and inform efforts coupled with touch points with
staff and city council. (See pages A1-A2). The 6 month project will also incorporate a 4day charette providing public input early in the design process. Included is a scope of
services for the council for the council to review and comment. Any thoughts or
suggestions on specific items to explore or address are welcomed.
Recommendation
Review the scope of services and provide comment and feedback.
Through:
Geralyn Barone, City Manager
Julie Wischnack, AICP, Community Development Director
Originated by:
Loren Gordon, AICP, City Planner
Exhibit “A”
Scope of Services
Ridgedale Village Center Study
The LMN Architects team with involvement from city staff, will prepare a master plan for the
Ridgedale Village Center area. The master plan will focus on key land use, design,
transportation/connection, market and development strategies, and public space
recommendations needed to evolve the area in concert with the vision and general direction of
the city’s comprehensive plan. Public engagement will be incorporated into this public planning
process to guide and inform efforts.
The LMN Architects Team includes the following firms and roles in the study:
LMN Architects – team lead, planning and design
Damon Farber – design implementation elements including public spaces
Leland Consulting Group – market and development strategies
Studio Cascade Inc. – public participation
TASK 1 - BACKGROUND AND ASSESSMENT OF EXISTING CONDITIONS
The master plan should take account of existing conditions by including an assessment of land
use, values, environment, trails and other connections. On-site LMN team analysis will involve:
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Review existing plans and reports
Collect basic information, market data, maps, demographics, etc.
Site analysis, constraints and potentials
Develop list of key stakeholders and questions, set up interviews for mid July
Develop set of over-arching objectives and planning principles
Determine mall owner intentions in more detail, if possible
Meet with Metro Transit
Staff will assist in the development/identification/documentation of background data.
Meet with SRF to develop initial dialogue and understanding of conditions and issues.
Develop an on-going means for public input at Ridgedale Mall.
Timeframe to complete Task 1: Early June – Mid-July
TASK 2 - ON-SITE WORKING SESSIONS
The LMN team would conduct a number of on-site interviews and working sessions with key individuals
over a number of days. These working sessions would facilitate concept ideation and initial project
public outreach and involvement.
• Day 1 Stakeholder interviews (10-12), some might lap over to second day
• Day 2 Working session with Staff and key stakeholders – identify issues and opportunities
• Day 3 Team working session – concepts, catalyst projects, and strategies
• Day 4 Present to staff and stakeholder group
• City staff will identify stakeholder group, set up and coordinate all meetings for the working
sessions with LMN team
• Meet with SRF regarding traffic study.
Timeframe to complete work: Late July – Early August
A1
Ridgedale Village Center Study Scope
TASK 3 - COMPILE PRELIMINARY RECOMMENDATIONS
Compilation of preliminary master plan recommendations would be developed. Key initiatives and
projects needed to realize the concept would be developed along with an action plan for public, private
and shared capital investments. City staff will assist LMN team with initial TIF analysis or and impacts of
traffic study and needed improvements. Key components of the preliminary recommendations include:
• Overall Concept
• Development and Implementation Strategies
• Phasing of related public and private investments
• General summary of costs
Timeframe to complete work: August – September
TASK 4 - PRESENTATION OF PRELIMINARY RECOMMENDATIONS
LMN team to meet with stakeholders and city council to present preliminary master plan
recommendations.
Timeframe to complete work: Early October
TASK 5 - FINALIZE RECOMMENDATIONS
A final Ridgedale Village Center master plan will be prepared incorporating recommendations and
strategies to realize a vision for the area. A final report will include anticipated recommendations
involving the following:
• Land use recommendations to increase density/intensity, better integrate uses, and
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coordinate with transportation decisions
Design framework for public and private realms
Transportation and pedestrian connections
Market and development strategies to guide realization of the overall concept
Public and other gathering space recommendations
Timeframe to complete work: Late October
DELIVERABLES:
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Summary/progress report for each of the 5 stages
Final report – electronic version
A2
Ridgedale Village Center Study
Statement of Qualifications
13 April 2012
A3
A4
Interiors
Urban Design
Architecture
www.lmnarchitects.com
F 206 343 9388
T 206 682 3460
Seattle, Washington 98104
801 Second Avenue, Suite 501
April 13, 2012
Loren Gordon, AICP
City Planner
City of Minnetonka
14600 Minnetonka Blvd.
Minnetonka, MN 55345
Dear Loren,
Bill Grimes and I very much appreciated the time that you and Julie took recently to talk with us about
the RFQ for the Ridgedale Village Study. You provided some great background so that we can better
understand what your objectives are, both for the study and the area. We have assembled a team that
we believe can provide you with creative and practical concepts for the evolution of this district.
LMN Architects would be the prime consultant. Our practice has involved cities and towns throughout
the country, providing both architectural and planning services. In particular, we have developed
buildings, master plans and codes that create setting where mixed-use, pedestrian-oriented, and
transit-supportive investments can succeed. Prior to joining LMN, I was the principal urban designer
for Bellevue Washington, which transformed itself from a location of strip malls around a regional
shopping center to a true urban center, with dense housing, high rise office buildings and numerous
parks and civic facilities. LMN has designed a number of commercial buildings in downtown Bellevue
and we are currently designing the high capacity transit station that will anchor one side. We also did
the master plan and initial phases of Redmond Town Center and Kirkland Park Place – both of which
combine retail and entertainment with hotels, office and public spaces and evolve beyond being
shopping centers to becoming true hearts of the community.
Damon Farber is likely already well-known to you. They are one of the premier landscape architecture
firms in the Twin City metro area. The firm has had considerable involvement over the years in projects
within the Ridgedale area and nearby communities. Their talent and skill in creating dynamic, gracious
public spaces and civic facilities will contribute greatly to the team. They will also provide a wealth
of knowledge about local conditions of climate, soils, water and vegetation and the various ways of
integrating sustainable site design.
The Leland Consulting Group is based in Portland, Oregon and has been involved in score of
development projects throughout the country. We have associated with this firm numerous times
on urban redevelopment projects. Dave Leland is well-known in the Urban Land Institute for his
knowledge of effective development strategies. Dave has also participated in and chaired a number of
ULI Advisory Service panels that have advised communities on issues and areas similar to Ridgedale
Village. We envision this process as potentially resembling the process and structure used by ULI.
A5
Interiors
Urban Design
Architecture
F 206 343 9388
T 206 682 3460
Last but not least, we are associating with Studio Cascade, Inc, based in Spokane, Washington.
We have worked with SCI on a number of projects recently that have engaged property owners,
merchants and the broader public. They have a great technique that encourages participation and
elicits useful ideas and information. Although this process will likely focus on key stakeholders, it will
be useful to inform the larger community through a website and at least one open house.
We believe this team offers a superb combination of both local and national experience. We have
a track record of innovative urban development that results in built projects. We would enjoy the
opportunity provide you with the benefit of our experience and lessons learned. We look forward to
the possibility of engaging with you further about this project.
Sincerely,
Mark Hinshaw FAIA FAICP
Director of Urban Design
LMN Architects
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Table of Contents
1
Name, Address, and Brief Description of Firms
5
Team Organization and Resumes
19
Examples of Relevant Projects
LMN Architects
Damon Farber
Leland Consulting Group
Studio Cascade
43
Knowledge of Local and Regional Development and Planning
45
Understanding the Project
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Name, Address, and Brief
Description of Firms
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Name, Address and Brief Description of Firms
LMN Architects
Seattle, WA 98104
(206) 682.3460
Firm Overview
LMN Architects, a 99-person architectural firm formed
in 1979, offers professional services in urban design and
planning, architecture, and interior design for a wide
range of project types, scales, and complexities.
We have extensive experience in urban design and
planning for both public and private clients. LMN
personnel have participated in urban design analyses
for projects throughout the United States, and have
developed a thorough understanding of the key issues
involved in such work. For urban district planning,
streetscape and pedestrian improvements, large-scale
civic facilities, transit centers, design guidelines and
codes, corridor plans, community image programs,
and comprehensive strategic plans, we have dealt with
the issues of traffic and pedestrian circulation, building
location and orientation, landscape design, and
maximization of amenities.
Our approach to crafting a mixed- use code is similar
to “zero-based budgeting” – a process of rethinking
what is really needed. We look for the simplest method
of achieving an established set of goals. The best
methods are not always the same for every goal, for
example— straight forward graphics and diagrams may
be the simplest method to achieve the desired physical
environment of a special district; performance-based
approaches for energy efficient design may be used
to achieve a goal to encourage environmentally sound
development. Regardless of the method used, the most
important factor in developing code regulation is that it
is clear and concise for all users, be it the administering
staff, the development and design community, or the
general public.
Urban design and planning professionals at LMN
possess extensive experience in devising strategic
and sustainable revitalization plans for communities
across the region and country. We have a commitment
to an inclusive planning process that involves all
project stakeholders, and offers opportunities for
community input and direction. We recognize that the
planning process must include a forum for dialogue
and exchange that is critical to building community
support and enthusiasm. We also promote realistic
and implementable schemes that are market-driven
development-focused, that balance economic,
environmental, and social goals based on our
experience with large private sector development
projects and through our continuous association with
development experts and economic analysts.
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Damon Farber
Selected Mixed-Use & Urban Design Projects
401 2nd Avenue North
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Amherst Wilder Foundation
Perkins + Will
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Arbor Lakes - Phase Three
Opus Development
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Bandana Square Master Plan
Trammell Crow
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Brooklyn Center Smart Growth
Opportunity Site Master Plan and Development
Guidelines
City of Brooklyn Center
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Crate & Barrel @ The Galleria
Shea Architects
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Element Hotel
Opus Development
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Excelsior and Grand
TOLD Development and the City of St. Louis Park
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The Fountains at Arbor Lakes
Opus Development
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Gabberts @ The Galleria
Gabbert and Beck
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Golden Valley Retail Development
Opus Engineers/KKE
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The Grove Lifestyle Center Concepts and Design
Standards
RYAN Companies
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Hudsons Store - Troy, Michigan
Dayton Hudson Corporation
Suite 410
Minneapolis, MN 55401
Mixed-Use & Urban Design Philosophy
Damon Farber Associates has a full time staff of fifteen
professionals, each of whom is committed to the
development of quality exterior environments such
that solutions to challenging site issues are based on
sensitivity, feasibility and technical competence. We
pride ourselves on our experience both planning and
implementing the largest and most successful mixeduse projects within the upper Midwest.
The level of our involvement can include the full
scope of services associated with the planning
process from site analysis through the preparation of
contract documents and construction observation.
Naturally, the actual scope of our efforts depends
upon the client’s needs, a clear understanding of our
responsibilities, and the products required.
Selected Awards
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Smart Growth Award from 1,000 Friends of
Minnesota - Excelsior & Grand
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MASLA Merit Award - The Town Green at Excelsior
and Grand
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MASLA Merit Award - Village at Mendota Heights
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Minneapolis CUE Award South Hennepin Ave
Streetscape
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The Legends at Village West Concepts
RED Development
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Minnesota Shopping Center Merit Award - Golden
Valley Commons
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Lunds & Byerly’s (5 stores)
Richfield, Minnesota
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Minnesota Shopping Center Merit Award - The
Shoppes at Arbor Lakes
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Mall of America - Phase One and Phase Two
Melvin Simon Associates / Triple Five
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Maplewood Acres Lifestyle Center
Robert Street Partners
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Marshall Field - Columbus Ohio
Dayton Hudson Corporation
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Medford Mall
MCG Real Estate Partners
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Miller Hill Mall
Melvin Simon Associates
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Macys & Nordstrom - Mall of America
Bloomington, Minnesota
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Market Place at Golden Meadows
Ghidorzi Companies
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ULI Advisory Panels
Dave Leland has served as an integral contributor in
developing strategic and action plans for various Urban
Land Institute Advisory Services Panels throughout the
country. Notable advisory panels include: New Orleans,
Louisiana; Route1 Corridor, Prince William County,
Virginia; Columbus, Ohio; Charlotte, North Carolina;
and most recently in 2012, Stockton, California.
610 SW Alder Street
Suite 1008
Portland, OR 97205
Firm Profile
Exceptional public and private leaders have bold visions
for their downtowns, neighborhoods, employment
centers, and cities. Leland Consulting Group helps to
refine and realize those visions.
Through our work in more than 250 communities
across the country, we have helped to shape long-term
plans, and to help build the projects that immediately
improve residents’ quality of life: thriving downtowns,
bustling shopping districts, inviting neighborhoods,
and productive employment centers. As urban
strategists, our role is to keep the big picture in
sight, while simultaneously providing deep expertise
in the strategic, market, financial, and economic
elements that make projects possible and successful.
We recognize that special and economically viable
places result not just from one factor, but from the
combination of quality design, supportive markets,
developer capacity, and financial strength. And
during every assignment, we engage the public and
private champions essential to rallying support and
overcoming obstacles. Leland Consulting Group
provides the following services:
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Development Conceptualization
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Market Research
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Market Strategies
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Building and Development Programs
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Negotiation Facilitation
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Financial Analysis
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Regulatory Approvals
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Long-term Economic Impact Analysis
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Implementation Strategies
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New Orleans Advisory Panel, New Orleans,
Louisiana: Serving as chairman of an Urban Land
Institute Advisory Panel, funded by the State of
Louisiana and administered through Southern
University of New Orleans, Dave and participating
real estate experts from throughout the country
evaluated the redevelopment potential for the Lake
Forest Plaza Mall, a symbolically important and
strategically located fixture within the City. The
panel’s recommendations included establishing
a Town Center and main street redevelopment to
serve as the heart of New Orleans East, including
the 80-acre Plaza property and neighboring
parcels, anchored by a 12-screen cinema megaplex
with the goal of enlivening retail areas and
enhancing connectivity. •
Route 1 Corridor: Prince William County, Virginia:
Serving as chairman of the panel, Dave worked to
prepare that strategy, which included plans for an
additional 20,000 jobs, 15,000 new dwelling units,
a gateway to the new Marine Corps Historic Center
at Quantico, and revitalization along the 25 lineal
miles of Route 1 as it passes through Prince William
County. The action plan strategically moved from
corridor revitalization to “Potomac Communities,
Revitalization of the Historic Route 1 Corridor in
Prince William County, Virginia.”
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Ten Principles for Reinventing America’s Suburban
Strips: Dave served on a panel to define the
strategic framework and co-author this Urban Land
Institute publication, first released in 2001 and still
widely distributed.
Leland Consulting Group is a national firm with
offices in Portland Oregon, Abilene Texas, Los Angeles
California, Bend Oregon, New York New York, and an
international office in San Miguel de Allende, Mexico.
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Studio Cascade, Inc.
117 W. Pacific
Suite 200
Spokane, WA 99201
SCI is a planning services consultant firm with an
established reputation for innovation and effectiveness.
In work for clients across the intermountain West, SCI
has proven itself as a leader in comprehensive and subarea planning, public involvement, and urban design
projects. In fact, SCI’s innovative service has helped the
firm win three consecutive APA/PAW awards between
2005 and 2007.
SCI has worked for more than 60 agencies over the
past 15 years, including counties, large cities, rural
towns and private developers. SCI has also worked
internationally, including land-use planning for
Stromness, Scotland, and aiding the development
of participatory planning guidelines for the British
Office of the Deputy Prime Minister. SCI is committed
to the process of planning–working with individuals,
groups, and agencies on sustainable, transparent, and
accountable public policy.
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Team Organization and
Resumes
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Team Organization
City of Minnetonka
LMN Architects
Mark Hinshaw
PROJECT MANAGER
Urban Design
Site Design
Damon Farber
Leland Consulting
Brianna Holan
Joan MacLeod
David Leland
LMN Architects
URBAN DESIGNER
Walt Niehoff
ARCHITECT & PARTNER
Economics
LANDSCAPE ARCHITECT
MANAGING DIRECTOR
Thomas Whitlock
Brian Vanneman
LANDSCAPE ARCHITECT
PRINCIPAL
Public
Engagement
Studio Cascade
Bill Grimes
PRINCIPAL PLANNER
Rick Hastings
Federico Vidargas
ASSOCIATE
SPECIAL ADVISOR
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Mark Hinshaw
Role
Principal Urban Designer / Project Managere
LMN
FAIA, FAICP
Education
Master of Urban Planning, Hunter College, City University, New York
Bachelor of Architecture, University of Oklahoma
Mark Hinshaw brings over 35 years of
experience to LMN as an architect, city planner,
and urban designer. He has provided urban
design and community planning services
to local governments, prepared master
plans for public facilities, developed design
guidelines and streetscape improvements for
public agencies, and created comprehensive
commercial district plans. In addition, Mark has
served on the Seattle Design Commission, the
Downtown Seattle Design Review Board, and
is a past president of the Washington Chapter
of the American Planning Association and the
Seattle Chapter of the American Institute of
Architects.
State Registrations
Washington
Professional Affiliations & Awards
Fellow, American Institute of Certified Planners
Fellow, American Institute of Architects
American Planning Association
Urban Land Institute
Relevant Project Experience
Master Planning
Bicycle/Trails Plan, Anchorage, Alaska
Airport Master Plan, Juneau, Alaska
Comprehensive Plan, Wasalla, Alaska
Downtown Bozeman Improvement Plan, Bozeman, MT
Port Angeles Waterfront & Transportation Improvement Plan,
Port Angeles, WA
New Whatcom Redevelopment Project Concept Design Study,
Bellingham, WA
East Bay Development Plan, Port of Olympia, Olympia, WA
Martinac Shipyard Development Concepts, Tacoma, WA
Swamp Creek Station Area Plan, Snohomish County, WA
Urban Centers Planning, Snohomish County
Kent Station Area Plan, Kent, WA
Everett Station Area Plan, Everett, WA
Civic Park Master Plan, Springfield, MO
Cascade Station, Portland, OR
San Jose Convention Center Expansion Study, San Jose, CA
Seattle Exhibition Center & Parking Garage Urban Design
Context Analysis, Seattle, WA
Washington State Convention Center Expansion, Seattle, WA
Initial Master Plan, Bellevue Convention Center Expansion,
Bellevue, WA*
Regional Library, Bellevue, WA*
Mercer Island Streetscape Improvements, Mercer Island, WA*
Community Visioning
City of Sequim Downtown Plan, Sequim, WA
Juniper Ridge Site & Building Design Guidelines, Bend, OR
Downtown Tacoma, WA
City of Newcastle Urban Design/Site Planning, Newcastle, WA
Downtown Bremerton, Bremerton, WA
City of Lenexa, Kansas
City of Flagstaff, Arizona
City of Bellevue, Washington*
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Selected Publications
“Rooming House Redux,” Planning Magazine, November 2011
“The Supermarket as a Neighborhood Building Block,” Planning
Magazine, March 2010
“Public Space Pours Through Seattle, ‘Scape 1 2008
True Urbanism: Living in and Near the Center, Chicago: Planners Press
2007
“Gold Rush,” Planning Magazine, February 2007
Contributing writer, Landscape Architecture Magazine 1998-present
“Monster Houses, No!”, Planning Magazine, May 2002
“Rezone or Dezone,” Planning Magazine, June 2000
Columnist on Architecture and Planning, The Seattle Times 1992-2004
CitiState Seattle, Chicago: Planners Press 1999
Design Review, Planning Advisory Service, American Planning
Association, March 1995
“Bellevue’s Approach to Pedestrian Planning and Design,” Public
Streets for Public Use 1990
District Planning
Washougal Town Center, Washougal, WA
Downtown Code and Design Standards, Auburn, WA
Downtown Development Scenarios, Auburn, WA
Town Square Concepts, Auburn, WA
Lynnwood CBD Plan, Lynnwood, WA
Tacoma Downtown Plan, Tacoma, WA
Columbia City Plan, Seattle, WA*
Tacoma Dome District Plan, Tacoma, WA*
Downtown Core Design Policies and Standards, Bellevue, WA*
Perimeter Design District Regulations, Bellevue, WA*
Old Bellevue District Plan, Bellevue, WA*
North Downtown Plan, Olympia, WA*
“Picture the Future” Visual Simulations, Olympia, WA*
Waterfront Redevelopment District, Anacortes, WA*
Downtown Redevelopment Strategies, Beaverton, OR*
Historic District Development Plan, Juneau, AK*
Major Pedestrian Corridor and Open Space, Bellevue, WA*
City of Mountlake Terrace, Washington
City of Washougal, Washington
City of Lynnwood, Washington
City of Dupont, Washington
City of Port Townsend, Washington
City of Puyallup Transfer of Development Rights, Puyallup, WA
Transition Areas, Bellevue, WA*
Building/Sidewalk Relationships, Bellevue, WA*
Community Retail, Bellevue, WA*
Pedestrian Guidelines for Department of Transportation,
Portland, OR*
Transit-Supportive Standards and Guidelines, METRO, King
County, WA*
* Projects prior to LMN.
Regulatory and Policy Planning
Downtown Zoning Code, Anchorage, Alaska
Shoreline Districts Design Standards and Guidelines, Spokane,
WA
Design Standards East Wenatchee and Douglas County, WA
Design Standards for Retail Development, Anchorage, AK
West Jordan Downtown Revitalization Plan, West Jordan, UT
Infill Development Regulations and Design Standards, Coeur
d’Alene, ID
Olde Town Issaquah, Issaquah, WA
Land Use Code Guidelines, Tacoma, WA
Sound Link Design Guidelines, Seattle, Tukwila, and SeaTac, WA
Commercial Districts, Federal Way, WA
Multiple Family Development, Federal Way, WA
Model Code for Urban Streets & Subdivisions, Dept. of Comm.
Trade & Econ. Dev., State of WA
Broadway Corridor Design Guidelines, Everett, WA
Mixed Use Town Center Code and Guidelines, Bainbridge Island,
WA*
Mixed Use Districts, Kent, WA*
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Walt W. Niehoff
AIA
Role
Architect & Partner, LMN
Education
Masters of Architecture, 2009, Montana State University
Bachelor of Architecture, 1980, Montana State University
Walt Niehoff has been largely responsible for
establishing the national and international
prominence of LMN in commercial, retail,
and mixed-use facility design. His 31 years of
experience includes design and partner-level
leadership of impressive public spaces. He
brings superb skills as a designer matched
with an equally impressive ability to work with
stakeholders to create widely accepted facilities
that are embraced by their communities.
His ability to integrate new structures into
established communities and merge cuttingedge design with existing community features
has made Walt a recognized leader in the region.
Professional Registration
National Council of Architectural Registration Boards (NCARB)
State Registrations: Washington, Montana, Kentucky, Oregon, Nevada,
Florida, Alaska, Wyoming, Idaho
Master Plan Development Planning & Design
City of Puyallup Transfer of Development Rights, Puyallup, WA
Juniper Ridge Site & Building Design Guidelines, Bend, Oregon
Federal Center South Master Plan, Seattle, WA
New Whatcom Redevelopment Project Concept Design Study,
Bellingham, WA
Kirkland Park Place, Kirkland, WA
Mukilteo Tank Farm Master Plan, Mukilteo, WA
Kirkland Lake & Central Property, Kirkland, WA
Kent Station, Kent, WA
Scottsdale Development Master Plan, Scottsdale, AZ
2000 Third Avenue Mixed-Use Development, Seattle, WA
Redmond Town Center, Redmond, WA
Cascade Station, Portland, OR
Mill Creek Town Center, Mill Creek, WA
Gresham Station, Gresham, OR
Copper Crossing Master Plan, Butte, MT
Cougar Mountain - East Village, Issaquah, WA
Peterkort Station, Portland, OR
Retail Facilities
Pier 52 Interim Retail Improvement at Colman Dock,
Washington State Ferries, Seattle, WA
Al Faisaliah Centre, Riyadh, Saudi Arabia
Oxmoor Shopping Center Renovation/Addition, Louisville, KY
Washington Square Shopping Center, Tigard, OR
Washington Square Shopping Center Expansion Feasibility
Study, Tigard, OR
Brookside Regional Shopping Centre, Brisbane, Australia
Brisbane Arcade, Brisbane, Australia
Capitol Court Shopping Center, Milwaukee, WI
Northbrook Shopping Center, Chicago, IL
West Shore Plaza, Tampa, FL
Marketplace at Top Ryde, Sydney, Australia
Town East Mall, Mesquite, TX
The Landing Mall, Port Angeles, WA
Valley River Center Exterior Entrance & Kiosk Additions, Eugene, OR
Washington Square Shopping Center Summit Food Court,
Tigard, OR
Northbrook Shopping Center Food Court Planning, Chicago, IL
Woodland Park Zoo Food/Restaurant Facilities, Seattle, WA
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Professional Affiliations
American Institute of Architects (AIA)
International Council, Past Chairperson
International Council of Shopping Centers (ICSC)
National Association of Industrial and Office Properties (NAIOP)
Urban Land Institute (ULI)
Adjunct Professor - School of Architecture, Montana State University
1993
Commercial Facilities
Kirkland Parkplace, Kirkland, WA
Microsoft Executive Briefing Center, Seattle, WA
Augustine Energy Center, Anchorage, AK
Hines Expedia Tower, Bellevue, WA
Dexter Station, Seattle, WA
Amazon Headquarter Phase II, Seattle, WA
Amazon Headquarter Phase III, Seattle, WA
Newport Corporate Center, Factoria, WA
The Summit, Phases I, II, & III, Bellevue, WA
Civica Office Commons, Bellevue, WA
AT&T Wireless Services Corporate Campus, Redmond, WA
401 Broadway Office Building, Seattle, WA
Delridge Way Office Building Study, Seattle, WA
Southgate Office Plaza, Buildings II & III, Renton, WA
Sammamish Parkplace IIA/Allen Group, Issaquah, WA
South Lake Union Buildings Tech 2 & 3 Concept Design, Seattle, WA
Swedish Medical Center, 1101 Madison Office Tower, Seattle, WA
Swedish Medical Center, Northwest Parking Garage, Seattle, WA
Swedish Medical Center, Northwest Master Plan, Seattle, WA
Seafirst Branch Banking Facility, Redondo, WA
Puget Sound Bank, Federal Way, WA
Washington Square Site Six Master Planning, Portland, OR
Transportation
University Place Pedestrian Bridge, Spokane, WA
Tukwila Urban Center Pedestrian Bicycle Bridge, Tukwila, WA
Seattle Multi-Modal Ferry Terminal, Seattle, WA
Colman Dock Master Plan Feasibility Study, Seattle, WA
Tacoma Link Light Rail – 5 Stations Preliminary Design, Tacoma, WA
Redmond 90th Street Bridge, Redmond, WA
Marion Street Commuter Bridge, Seattle, WA
Civic Facilities
Shoreline City Hall, Shoreline, WA
Kitsap Conference Center at Bremerton Harborside,
Bremerton, WA
Norm Dicks Government Center, Bremerton, WA
City of Renton Parking Garage, Renton, WA
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Brianna Holan
AICP
Role
Urban Designer, LMN
Education
Bachelor of Science, City and Regional Planning, Minor in Sustainable
Environments, California
Polytechnic State University, San Luis Obispo, 2004
International Studies, 2002, Florence – Italy
Brianna Holan has been involved in a wide
range of public and private sector urban
design and planning projects, including design
guidelines and standards, district and sub-area
plans, streetscape design, and redevelopment
studies for various municipalities and
private development clients. She also has
worked in the public sector on design review
implementation and land use permitting and
can appreciate the perspectives from both
sides of the counter.
Brianna focuses on locally rooted and
sustainable design and planning practices
in ways that both create a sense of place
and make communities greener. She is a
certified planner and has carried out many
interdisciplinary projects throughout the Pacific
Northwest and beyond.
Professional Affiliations
American Institute of Certified Planners
American Planning Association, member
Community Visioning
City of Sequim Downtown Plan, Sequim, WA
City of Sequim City Hall Study, Sequim, WA
City of Richland Swift Corridor Urban Design Study, Richland, WA
City of Bainbridge Island Parking Feasibility Study, Bainbridge
Island, WA
Bellingham Residential Infill Study and Handbook, Bellingham, WA
City of Redmond Community Development Guide Study,
Redmond, WA
City of Snohomish Mixed-Use Sub-Area Plan, Snohomish, WA
Master Plan Development Planning & Design
Port of Olympia East Bay Master Plan, Olympia, WA
Kirkland Parkplace Master Plan and Design Guidelines, Kirkland,
WA
Port of Edmonds Harbor Square Master Plan, Edmonds, WA
City of Issaquah Sub-Area Plan, Issaquah, WA
Regulatory and Policy Planning
West Temple Gateway Development Strategy and Design
Guidelines, Salt Lake City, UT
City of Covington Downtown Design Guideline, Covington, WA
City of Coeur D’Alene Mixed Use and Commercial Design
Standards, Coeur D’Alene, ID
City of Coeur D’Alene East Sherman Gateway Design Standards,
Coeur D’Alene, ID
City of Everett Broadway Corridor Design Standards, Everett, WA
City of Black Diamond Code and Standards Update Black
Diamond, WA
City of Bainbridge Island Design Standards, Bainbridge Island, WA
City of North Bend Design Standards and Guidelines, North
Bend, WA
Snohomish County Urban Centers Design Manual, Snohomish
County, WA
Snohomish County Residential Design Manual, Snohomish
County, WA
City of Gresham Downtown Development Concepts and Design
Manual, Gresham, OR
City of Anacortes Old Town Standards, Anacortes, WA
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Joan MacLeod
Title
Vice President, Damon Farber Associates
ASLA, LEED AP
Registration
State of Minnesota Registered Landscape Architect #43234
Joan MacLeod is Vice President of Damon
Farber Associates, a thirteen-person landscape
architectural firm specializing in landscape
architecture, planning and urban design.
The firm provides professional services to
corporate, community and governmental clients
who appreciate and understand the need of
comprehensive design services within the
context of an interdisciplinary approach.
During the past thirty years Joan has built a
reputation for simple, authentic designs on a
diverse range of project types. Her approach
is rooted in a deep understanding of context
and communities she serves. She employees a
highly collaborative design process, promoting
an emphasis of engagement and respect within
a multidisciplinary team. She collaborates
with clients, user groups and other design
professionals to create sustainable solutions
tailored to the clients’ functional, cultural and
financial needs.
University of Minnesota - Biomedical Discovery District Phase 2,
Minneapolis, MN
Milwaukee Road Depot - Minneapolis, MN
Canal Park Drive - Duluth, MN
Minneapolis Downtown Improvement Greening Master Plan Minneapolis, MN
Winnetka Avenue Streetscape - Golden Valley, MN
Golden Valley Commons - Golden Valley, MN
Mississippi River Whitewater Feasibility Study- Minneapolis, MN
Nicollet Avenue Streetscape master Plan - Minneapolis, MN
University of Minnesota Pleasant Street Corridor Improvements
Dinkytown Streetscape Study, Minneapolis, MN
East Gateway District Framework Plan - Minneapolis, MN*
City of Delano Historic Downtown Master Plan - Delano, MN *
* Projects completed while working at SRF Consulting Inc.
She is a frequent visiting critic, mentor and
guest presenter at the University of Minnesota
and founder of the ASLA Women in Landscape
Architecture - Minnesota. Joan will be the
landscape architectural lead designer and guide
project integration of sustainable principles.
A23
| April 13, 2012
11
Thomas Whitlock
ASLA
Title
Vice President, Damon Farber Associates
Registration
State of Minnesota Registered Landscape Architect #43234
Tom Whitlock has an extensive history on the
planning and design of mixed use projects. He
recently led Damon Farber Associates efforts
on the development of urban design guidelines
for the cities of Brooklyn Center, Hastings, New
Market, Centerville and St. Louis Park. He most
recently concluded the master planning of the
Sixty- six Street Corridor planning project with
Hennepin County in the City of Richfield. He
will be the day to day planning contact on the
project and act as the principal in charge for the
landscape architectural portions of the project.
Thomas Whitlock has been practicing landscape
architecture for eighteen years and is the Past
President of the Minnesota Chapter of the
American Society of Landscape Architects.
He brings a strength and design discipline to
the project that incorporates a comprehensive
practice in the field of mixed use planning and
urban design. His approach to urban design
projects incorporates a detailed review of
eight important systems that create a quality
environment. The eight systems include;
context, storm water, open space, a mix of uses,
architecture, parking, transportation and utilities.
Smart Growth Opportunity Site Master Plan– Brooklyn Center,
MN
Twin Cities Army Ammunition Plant Redevelopment- Arden Hills,
MN
Excelsior & Grand – St. Louis Park, MN
66th Street Corridor Master Plan - Richfield, MN
Upper Post Historic Design Guidelines - Hennepin County, MN
Granite Falls Downtown & Riverfront Master Plan – Granite Falls,
MN
Lake & Superior - Wayzata, MN
Mississippi Commons Master Plan – Champlin, MN
Veterans Memorial Amphitheater - St. Louis Park, MN
Downtown Centerville Master Plan – Centerville, MN
Downtown New Market Master Plan – New Market, MN
The Village at Mendota Heights – Mendota Heights, MN
Vermillion St. Master Plan and Development Guidelines –
Hastings, MN
Chanhassen Town Square – Chanhassen, MN
Northside Jobs Park Urban Design Guidelines – Minneapolis, MN
Golden Valley Commons – Golden Valley, MN
Brainerd Downtown Master Plan – Brainerd, MN
Downtown Wausau – Wausau, WI
Hennepin Avenue Improvements – Minneapolis, MN
Marshall/Main Street Master Plan – Minneapolis, MN
Tyler Road Master Plan – Red Wing, MN
He encourages active participation by the client
with the user groups, city staff and the design
team as vital members of a public-private
partnership. He has recently worked with Prior
Lake Aggregates on a Master Plan and AUAR
for a 478 acre mixed use mine reclamation
project. Tom developed a strategy to address
a number of environmental concerns with the
MnDNR, City, School district and developer by
creating new soccer fields for the school district,
increased area for development and 30 acres of
forest restoration and a number of new wildlife
corridors to enhance natural species movement.
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David C. Leland
Title
Managing Director, Leland Consulting Group
Education
Portland State University: Urban Economics and Planning
University of Oregon: Architecture
Arlington State (Texas A&M): Architecture
Dave Leland considered as one of the more
knowledgeable urban strategists in the
United States, with 50 years experience in the
real estate industry as consultant, advisor,
developer, and owner. He has conducted and
managed more than 3,000 real estate projects
and assignments.
As the former CEO of a national real estate
acquisitions and development company and
educated in architecture, city planning and
urban economics, he brings a distinctive and
thorough perspective to any project. Dave’s
strength is a comprehensive understanding of
real estate and planning issues. His particular
interest lies in downtown revitalization, smart
growth and sustainable communities, transitoriented development, and innovative mixeduse centers. He has worked with development
organizations from privately held firms to
Fortune 200s, and more than 250 communities
with a portfolio that includes 90 downtown
revitalization and implementation strategies,
50 urban corridors, 75 light rail transit stations,
and a host of smaller centers, corridors, main
streets and greenfield communities.
Dave’s philosophy is to balance the firm’s
workload between public and private developer
clients and thereby maintain continuous
awareness of the issues that always arise in
building successful public-private partnerships.
One of his accomplished skill sets is working
with diverse—and sometimes divisive—groups
to establish innovative strategies that lead to
successful solutions for complex issues.
A25
Professional Service and Affiliations
Panelist and Chair
Urban Land Institute Advisory Panels
Guest Lecturer
Universities, Urban Land Institute, American Planning Association,
National Planning and Development Conferences, National Speaker
on “Place Making” and “Transit-Oriented Development”
Member
Urban Land Institute
Advisory Board (former)
Portland State School of Urban and Public Affairs
Board of Directors (former)
National Charrette Institute
College Station Medical Corridor Master Plan, College Station,
Texas
Millenia (EUC) Chula Vista and Otay Mesa, San Diego, California
Portland Downtown Retail Strategy, Portland, Oregon
Bel-Red Corridor Development Strategy, Bellevue, Washington
Lake Oswego Downtown North Anchor, Lake Oswego, Oregon
Neighborhood Centers and Corridors Revitalization Strategies,
Spokane, Washington
Transit for Livable Communities, Sacramento, California
85th Avenue Corridor, Kirkland, Washington
Mixed-use Center Development Advisory Services, Private Client,
Calgary, Alberta
Downtown Plan, Tacoma, Washington
Downtown Housing Initiative, Boise, Idaho
Town Creek Development Strategy, New Braunfels, Texas
| April 13, 2012
13
Brian Vanneman
Title
Principal, Leland Consulting Group
Education
Portland State University, Master of Urban and Regional Planning,
Graduate Certificate of Real Estate Development
University of Oregon, Clark Honors College, Bachelor of Arts, History
and Journalism
With extensive experience working for both
public agencies and private developers, Brian
Vanneman provides clients with a range of
strategic approaches and technical skills that
enable great places to get built.
Brian’s passion is for infill projects, smart
growth communities, and transit-oriented
development—urban places where people
can meet, work, interact, and thrive. In
support of these and other places, Brian
completes and oversees strategic development
recommendations, market and demographic
analyses, public and private funding studies,
and other aspects of redevelopment and
revitalization projects. He understands how
to align a community’s desire for great place
making with the private sector’s need to turn a
profit.
Professional Service and Affiliations
Member, City Club of Portland, New Leaders Council, Urban Land
Institute, Young Leaders Group
Alumni Committee, Portland State University
Urban and Regional Planning Executive Committee, Portland State
University Urban and Regional Planning, 2005-2006
Consulting Experience
California, Canada, Colorado, Idaho, Montana, New Mexico, Oregon,
Washington, Texas
Brian’s recent work includes helping a city and
developer break ground on a $200 million-plus
public-private partnership that will include
housing and commercial elements around a
new waterfront esplanade.
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14
Federico Vidargas
Title
Special Advisor to Leland Consulting
Vice President, Beame Architectural Partnership
AIA
Education
M. Arch., Architecture Illinois Institute of Technology, Chicago, IL
B.Arch., Architecture UNAM, D.F, Mexico
Certificate, Passive Solar Systems University of Wisconsin, Madison, WI
As past Director of Planning and Design for GGP
International—the international development
branch of General Growth Properties—Federico
is familiar with the structure of the company and
knows many of the players—including those in
the "Central Region" where Ridgedale Village
Center is located. Prior to, and subsequent to
his tenure with GGP, Federico developed a large
portfolio of retail and mixed-use projects in the
U.S. and various world regions.
Federico’s retail projects of special relevance to
the City of Minnetonka and GGP include Eden
Priaire Center in Eden Prairie MN (Belluschi),
just down the road from Ridgedale; and Grand
Teton Mall in Idaho Falls, Idaho (Nadel). The
Idaho Falls project won an internal GGP redevelopment award because it was one of the
most successful remodelings in GGP history
achieved with the most minimal budget
imaginable.
Master Planning
Tianjin Haihe Skyline Mixed-Use Master Plan, Tianjin, China
Marina da Gloria- Convention Center, Retail, Hotel and Marina.
Baia Flamengo, Rio de Janeiro, Brazil (competition entry)
Santo Andre Mixed-Use Revitalization Plan- Pirelli Site, Santo
Andre, SP, Brasil
Emerson Foster Residential Development, Evanston, IL
LongTan Lake Mixed-Use Master Plan, Beijing, China
Mariupol Mixed-Use.Sports Complex, Mariupol, Urkaine
Biblioteca Pública de San Miguel de Allende, México
Miami International Airport, Northwest Area Master Plan,
Dade County, FL
Evanston Downtown Streetscape Revitalization, Evanston, IL
Hotel Rossiya and Performance Complex, Moscow, Russia
Grant Hotel and Resort Eilat, Israel
Vanderbilt University Medical Center Master Plan, Nashville, TN
A27
Registration
Licensed Architect, Illinois
Professional Architect, Mexico
Registered Energy Professional, City of Chicago
Professional Associations
American Institute of Architects-Chicago Chapter, Past Chair, Regional
and Urban Design Knowledge Community
Colegio de Arquitectos de SMA
Sociedad de Arquitectos Mexicanos, Founding Member
Lambda Alpha International
Urban Land Institute, Urban Plan expert and Technical Assistance
Panel facilitator and juror
International Council of Shopping Centers
Hispanic American Construction Industry Association
Chicago Architectural Club
Design Evanston, Treasurer, Director
Adopte una Obra de Arte / Atotonilco-Santuario de la Patria, Board
Member
Mixed-Use and Retail
Block 37 Retail and Mixed-Use Complex, Chicago, IL
CityMall Centers:
Tegucigalpa- Honduras
Alajuela- Costa Rica
Palenque- San Pedro Sula, Honduras
Grand Teton Mall, Idaho Falls, Idaho
Eden Prairie Center, Eden Prairie, MN
Northland Mall, Columbus, OH
Smithhaven Mall, Lake Grove, NY
Bridgewater Commons, Bridgewater, NJ
Randhurst Shopping Center, Mt. Prospect, IL
Northbrook Court, Northbrook, IL
Marmara Park Shopping Center, Istanbul, Turkey
Boulevard Shopping Centers:
Belem, Brazil
Belo Horizonte, Brazil
Bangu Shopping and Entertainment, Rio de Janeiro, Brazil
Salvador Iguatemi Shopping Center, Salvador, Brazil
Santana Park Shopping Center, Sao Paulo, Brazil
Taboao Shopping Center, Sao Paulo, Brazil
Shopping Leblon, Mixed-Use and Cultural Complex, Rio de
Janeiro, Brazil
New Holland Mixed-Use and Performance Center,
St Petersburg, Russia
Espark Center, Shopping Center, Eskisehir, Turkey
Shopping Leblon, Mixed-Use and Cultural Complex, Rio de
Janeiro, Brazil
Antalya Mevlana Shopping Center, Antalya, Turkey
Metrocity Mixed-Use Urban Complex, Istanbul, Turkey
Donetsk Citi Shopping Center, Donetsk, Ukraine
Granada Regional Shopping Center, Riyadh, Saudi Arabia
| April 13, 2012
15
William Grimes
Title
Principal in Charge / Project Manager / Project Planner
Studio Cascade
AICP
Education
B.S. Administrative Studies, University of California, Riverside, 1984
Master of Urban & Regional Planning, Cal Poly, Pomona, 1992
Mr. Grimes has 25 years of project management
experience in both public and private sectors.
Before founding Studio Cascade, he directed the
planning division of a large Southern California
planning and engineering firm, specializing
in the management of interdisciplinary policy
development and physical planning projects. Mr.
Grimes is a member of the American Institute
of Certified Planners, holds a master’s degree
in urban and regional planning and has won
several awards for his achievements. He is also
a member of Eastern Washington University’s
adjunct faculty, teaching courses in Spokane
and Liverpool (United Kingdom) on land
development and the evolution of cities.
Membership & Honors
Member, American Institute of Certified Planners
Member, American Planning Association
Board of Directors, Inland Empire Section, Washington
APA/PAW Awards, Various agency projects; 2005, 2006, 2007
“Morphological Impact of Spokane’s N/S Freeway” Sounding Spokane,
David Wang, ed., EWU Press, Cheney, 2003
“Evolution of Urban Districts: England’s Northwest”, ISUF, Cincinnati
2001
“Community-Based Transportation System Design” IFHP, Glasgow
1999
Waterfront & Transportation Plan (2010, City of Port Angeles, WA)
North Foothills Redevelopment Plan (2011, City of Spokane, WA)
Comprehensive Plan (2010-present, City of Sultan, WA)
Comprehensive Plan (2009-10, City of Cheney, WA)
Comprehensive Plan (2009-10, City of Hot Springs, AR)
Comprehensive Plan (2008-09, Town of Southern Pines, NC)
Collaborative Planning Study (2007-2010, City of Spokane, WA)
Comprehensive Plan (2007-08, City of Sandpoint, ID)
Subarea Plan (2006-07, Chelan County and Wenatchee, WA)
Subarea Plan (2007, Manson, Chelan County, WA)
Subarea Plan (2006-07, Fidalgo Island, Skagit County, WA)
Comprehensive Plan (2005-06, City of Ellensburg, WA)
Regional Framework (2004, Whatcom County, Bellingham, WA)
Subarea Plan (2006-07, Foothills, Whatcom County, WA)
Regional Framework (2007, Kootenai County, ID)
Neighborhood Study (2006, City of Pullman, WA)
Ski Resort Master Plan (2000-present, 49º North, Chewelah WA)
Neighborhood Charrette (2008, City of Spokane, WA)
Parks & Recreation Plan (2008, Benton County, WA)
Parks & Recreation Plan (2007, Chelan County, WA)
Parks & Recreation Plan (2006, City of Cheney, WA)
Parks & Recreation Plan (2004, City of Pasco, WA)
Comprehensive Plan, CAO (2001-2003 City of Ritzville, WA)
Concept Studies, Atlas Mill (2006, Blackrock Development, ID
Concept Plan, Hell’s Gulch (2008, Westslope Properties, ID)
Concept Plan, Blue Creek (2008, Westslope Properties, ID)
Comprehensive Plan, Regulations (2003, City of Enumclaw, WA)
Comprehensive Plan, Regulations (2002, City of Ephrata, WA)
General Planning Services (2000-present, City of Chewelah, WA)
Comprehensive Plan, Regulations (2007, City of Newport WA)
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Rick Hastings
Title
Associate / Senior Planner
Studio Cascade
Education
Master of Architecture, University of Texas, Austin, TX, 1993
BA, Journalism, Abilene Christian University, Abilene, TX, 1983
Mr. Hastings’ seventeen years of related
experience includes seven years in planning
practice, eight years in architectural practice,
and one year in related non-profit advocacy.
Recent projects include major updates for the
City of Cheney’s (WA) comprehensive plan,
and a redevelopment subarea plan for the City
of Normandy Park (WA). Mr. Hastings holds
a Master’s Degree in Architecture from the
University of Texas at Austin, and is an active
proponent of community issues, including
pro-bono work for Friends of the Falls, reviving
a 1908 Olmsted plan establishing Spokane’s
river shoreline as a cultural and economic
centerpiece.
Membership & Honors
2007 APA/PAW Merit Award, Comprehensive Plan, Ellensburg, WA,
public participation category
“Mayor’s Choice Award” Spokane River Gorge Master Plan, 2007
Mayor’s Urban Design Awards, Spokane, WA
2006 APA/PAW Merit Award, Planning Suite, Rockford, WA, small-town
category
2005 APA/PAW Merit Award, “Community Forum on Growth
Management,” Bellingham, WA, public participation category
2003 Capital Projects Award, CTED, $250,000 planning grant for Gorge
Park Master Plan
Board Member, Co-founder, Board of Directors, Friends of the Falls,
Spokane
“Spokane’s Falls and River Gorge”, Sounding Spokane, David Wang, ed.,
EWU Press, Cheney 2003
Waterfront & Transportation Plan (2010-present, Port Angeles,
WA)
Comprehensive Plan (2009-10, City of Hot Springs, AR)
Comprehensive Plan (2008-09, Town of Southern Pines, NC)
Comprehensive Plan (2009-2010, City of Cheney, WA)
Vision Element (2006, Cheney, WA)
Comprehensive Plan, Regulations (2009 City of Hickory, NC)
A29
| April 13, 2012
17
A30
18
3
Examples of Relevant
Projects
A31
A32
Examples of Relevant Projects
Redmond Town Center is an award-winning 100-acre development that contributes to the culture
of Redmond and provdes a community gathering place. (LMN Architects)
A33
| April 13, 2012
19
LMN Architects
Redmond Town Center
Location
Redmond, Washington
Status
Completed 1997 (Phase I)
Client
The Macerich Company
Size
700,000 gross square feet (phase1)
375,000 square feet of leasable space
Construction Cost
$40,000,000 (phase 1)
Developer
Winmar Company
A lively urban asset, Redmond Town Center contributes to the culture
of Redmond and provides a community gathering place for Redmond’s
citizens and visitors.
This 100-acre development includes a wide range of mixed-use
functions, such as office, hospitality and entertainment uses
that surround an urban retail core. The master plan integrates
the diversity of these activities with the life of the city through
direct extension of the downtown street grid and architectural
expression responsive to Redmond’s historic character. A central
public square fronted by cafes and shops forms the focal point
of the development, animated by a dynamic water feature and
pedestrian-oriented activity.
Designed to minimize environmental impact, the master plan
preserves 44 acres of land for public and open space and a
significant portion of its original wooded area for natural habitat.
Sidewalk and trail systems encourage pedestrian connectivity,
uniting the development with downtown Redmond sidewalks and
the Sammamish River and Marymoor Park trails.
Architect
LMN
Selected Awards
1999 City of Redmond 1999 Architectural Design Awards
1999 ICSC International Design and Development Award
1999 Shopping Center World Superior Achievement in
Design and Imaging
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LMN Architects
A35
| April 13, 2012
21
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Kirkland Parkplace
Location
Kirkland, Washington
Status
Entitlement December 2008 - 2011
Client
Touchstone Corporation
Size
1.8 million square feet
Construction Cost
Confidential
Architect
LMN
Reference
Douglas Howe, President
Touchstone Corporation
2025 First Avenue, Suite 1212
Seattle, WA 98121
206.727.2393
[email protected]
The Kirkland Parkplace master plan extends the adjacent
downtown Kirkland and Peter Kirk Park into a vibrant urban
center. Appropriately dense and oriented for pedestrians and
transit, the development incorporates office, hotel, retail and
entertainment uses and targets LEED Gold certification.
Kirkland Parkplace is an integral part of the city’s economic
strategy for its downtown. In multiple phases, the master plan
outlines a seven-building design over 11.5 acres, with a mix of
uses incorporating 1.2 million square feet of office space in five
buildings, 175 hotel rooms in one hotel, a luxury sport club, and
300,000 square feet of retail, including a grocery store. Serving
a diverse community, the development’s multiple retail and
entertainment offerings are planned to unfold around a hierarchy
of urban spaces, including a central plaza, publicly accessible
rooftop gardens, and tree-lined streets.
The prospective office towers rise above the street level
experience and embrace a diversity of design expression,
balancing the distinctiveness of each building with overall
architectural continuity and sense of place.
A36
22
CORPORATIO
LMN Architects
A37
| April 13, 2012
23
LMN Architects
Civica Office
Commons
Location
Bellevue, Washington
Status
Completed 2001
Client
Schnitzer Northwest
Size
320,000 gross square feet of office space
340,000 gross square-foot parking structure
Construction Cost
$43,000,000
Architect
LMN
Selected Awards
2002 SIOR Office Development of the Year Award
2001 National Association of Industrial & Office
Properties Office Develpment of the Year
Reference
Dan Ivanoff, Principal
Schnitzer West
818 Stewart Street, Suite 700
Seattle, WA 98101
425.452.3700
[email protected]
The Civica Office Commons marks an evolution in design for the modern
urban business environment. Created for high-tech tenants, the buildings
provide expansive floor plates and unique amenities like a glass-enclosed
“great room” that extends the workplace from the office floors into the
building’s public spaces.
Spanning between the development’s two towers with an arching glass
roof, the great room forms a striking building entrance with 45-foot
ceilings, while creating a comfortable, central community space. The
focal point is a freestanding granite fireplace, surrounded by furniture
groupings that serve a wide range of formal and informal gatherings.
Additional building amenities, such as retail and tenant support functions
further activate the space.
Externally, the building’s distinctive roofline becomes an integrated
aspect of its identity, embellishing the character of its urban
neighborhood.
A38
24
LMN Architects
Norm Dicks Government Center
Location
Bremerton, Washington
Status
Completed 2004
Client
City of Bremerton, Kitsap County & Kitsap County
Housing Authority
Size
100,000 square feet
Construction Cost
$17,000,000
Programming/Planning Consultant
Bill Isley, FAIA
The main client objective with the Norm Dicks Government Center was to
establish a space where government is accessible to its citizens. The design
required a strategy that would consolidate facilities for city, regional, and
federal government, while helping to strengthen the vitality of Bremerton’s
urban core.
The first response was to create a sense of openness throughout the
space with extensive glazing that allows daylight to penetrate deep into the
offices. The effect makes the workplace more comfortable, while easing the
building’s energy consumption by reducing the need for artificial lighting.
Transparency becomes a motif throughout the interior. Upon entering the
building, a central 2,500 square foot community meeting room dominates
the lobby, surrounded by joined strips of glass that provide enclosure
while also making the proceedings perfectly visible. The public shares
the building’s expansive views of the city and the water from all sides via
circulation routes around the perimeter of each floor, as well as a glassenclosed staircase that is an attractive alternative to the elevator.
Architect
LMN
Selected Awards
2007 California Redevelopment Association Award of
Excellence, Commercial/Industrial Development
2005 National Association of Industrial & Office
Properties, Washington State Chapter, Office
Develpment of the Year
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25
LMN Architects
Vancouver Convention Centre West
Location
Vancouver, British Columbia
Status
Completed 2009
Client
BC Pavilion Corporation (PavCo), PavCo is wholly-owned
by the Province of British Columbia
Size
1.2 million square feet
Construction Cost
$625,000, 000 (CAN)
Architect
LMN: design architect
Downs/Archambault & Partners and Musson Cattel
Mackey Partnership: prime architect
Situated on Vancouver’s waterfront on one of the most unique
civic building sites in North America, the world’s first certified
LEED Platinum convention center is designed to bring together
the complex ecology, vibrant local culture and urban environment,
embellishing their interrelationships through architectural form
and materiality.
The design knits the convention center experience into the
urban fabric of the downtown core, using the building to frame
public open space and extend the city’s pedestrian activity to
the waterfront. Connecting to an existing harbor greenbelt, it
continues a public promenade and bike trail across the site,
completing an important link in the city’s park system, originating
from Stanley Park to the west.
The architectural expression embodies the diverse elements
that define its place. Use of folded landforms blurs the distinction
between building and landscape, urbanity and nature, creating a
major civic plaza and 6-acre living roof—the largest in Canada.
Selected Awards
2011 AIA National Honor Award, Interior Architecture
2011 AIA National COTE Award
2011 WAN Effectiveness Award
2010 Architect Magazine Annual Design Review: Citation
2010 ULI Award for Excellence: The Americas
Competition
2010 AIA Northwest & Pacific Region Honor Award
2010 AIA Seattle What Makes it Green? Gold Award
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LMN Architects
A41
| April 13, 2012
27
LMN Architects
Kent Station Area Plan
Location
Kent, Washington
Status
Completed 2001
Client
Langley Properties Inc./Tarragon Development Corp./
City of Kent
Size
26.2 acres
495,000 gross leasable area
This project provided design concepts and guidelines that led to public
and private development decisions for future mixed-use retail, office, hotel,
parking, residential, and performing arts related to the Kent Commuter Rail
Station.
This exciting retail/entertainment destination complements a historic
district area in Kent’s downtown, which includes older buildings of
relatively small increments and scale. It was expected that newer and
renovated buildings in this southern area would respect and build upon
the established character, resulting in a community gathering place for
visitors and residents. Accordingly, the proposed plan included buildings of
somewhat larger scale, more individual expressiveness, and a reliance on a
lively ambiance of entertainment and culture.
Architect
LMN
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LMN Architects
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LMN Architects
Natural landmarks
Connections
Disticts and Nodes
City of Issaquah Central Area Plan
Location
Issaquah, Washington
Status
Completed 2009
Client
City of Issaquah
Urban Design
LMN
Reference
Mark Hinthorne, Community Development Director
City of Issaquah
PO Box 1307
Issaquah, WA 98027
425.837.3085
[email protected]
The Central Area Plan is a long-range strategic plan for a 900-acre
commercial area flanking I-90. Several major arterial streets crisscross
the district and connect it to downtown Issaquah, as well as to adjacent
communities.
The planning process first examined issues and potentials for various sectors
throughout the district and set forth eventual redevelopment targets,
assigning amounts of commercial, retail, and residential space so that traffic
generation and other environmental impacts could be weighed.
The team advised the City that most areas would not likely redevelop in the
next ten years but recommended focusing development tools and innovative
regulations and design standards on the area surrounding the new transit
center. Buildings in that vicinity are older and there is actually vacant land.
LMN is working with an economic firm to generate physical depictions and
cost-revenue models that can allow policy makers to decide on appropriate
zoning envelopes and other strategic public investments.
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LMN Architects
Before
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31
Retail
Damon Farber
The Shoppes at Arbor Lakes
Maple Grove, Minnesota
The Arbor Lakes Lifestyle Center results from an environment that embodies methods of
way nding, an experiential atmosphere, clarity of organization, a feeling of warmth and
familiarity, and a pedestrian scale.
The intent throughout the development is to provide a variety of plant materials that
are hardy, salt tolerant and drought resistant. The landscape enhances the change of
seasons through the introduction of materials of various scales, forms, textures and
colors.
The outdoor focus of this development is the 375 foot-long by 125 foot-wide “Plaza
of the Seasons.” The plaza reinforces the concept of celebrating the four seasons
by incorporating large expanses of planted areas that will accommodate a variety of
programmed activities from small summer concerts, to outdoor markets to wandering
minstrels and costumed storytellers. All the elements combine to create an inviting and
exciting year-around outdoor environment.
Damon Farber Associates
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Planning
Damon Farber
Brooklyn Center Smart Growth Master Plan
Brooklyn Center, Minnesota
The City of Brooklyn Center lacks a sense of “center.” It has the elements that make
a good town, but they are separated and disjointed, and no place feels like the true
heart of the city. While aging retail areas pose a challenge for cities, they also present
a great opportunity to improve the quality of life of the citizens and for the making of
a true community place. The master plan illustrates how this 100 acre area could be
lled in, according to the development guidelines created by DFA, with new human scale
development to serve as Brooklyn Center’s newest neighborhood.
DFA worked closely with Benshoof & Associates on developing a transportation network
that would facilitate future development. Coordination with MnDOT on a new interchange
off of highway 100 was integral to providing a new front door to the site. DFA also created
a developers panel to anticipate public nancing issues required to make the vision a
reality.
Reference
Brad Hoffman
City of Brooklyn Center
Phone: 763.569.3300
DFA Responsibility
Public Meeting Facilitation
Development Guidelines
Integrated Land Uses
Site Size
100 acres
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Transportation - Streetscapes
Damon Farber
Minneapolis Downtown Improvement District Greening Master Plan
Minneapolis, MN
The Minneapolis Downtown Improvement District hired a team led by Damon Farber
Associates to develop a master plan for the 120 square block area of downtown
Minneapolis. The design concept focuses on ve key areas of downtown; gateways,
primary streets, secondary streets, supporting streets and public/private greening
opportunities. The plan balances the desire to have 4 distinct seasons of interest with
the need to create long term sustainable solutions.
The rst phase, implemented in 2010, includes new planting on Hennepin Avenue,
Nicollet Mall and the 5th Street LRT corridor. The improvements also extend into the
warehouse district expanding the green initiative towards Target Field. The result has
created pedestrian friendly spaces where a harsh urban environment once dominated
the view. The greening is intended to make downtown a competitive and thriving
environment for residents, businesses and visitors.
Reference
Beth Shogren, Project Manager
Minneapolis Downtown Improvement District
Phone: 612.961.7663
DFA Responsibility
Streetscape Design
Greening Plan
Seasonal Planting Design
Native Planting Design
Project Budget
$440 Thousand Dollars (Phase One)
Site Size
120 Square Blocks
Year Completed
2010 - On Going
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
Damon Farber




               







             





























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Transportation - Streetscapes
Damon Farber
Schofield Avenue Streetscape
Village of Weston, Wisconsin
Schoeld Avenue, like many retail corridors throughout America, lacked a sense of place,
and failed to provide the Village’s commercial corridor a unique identity. Damon Farber
Associates was challenged to create a corridor with a softer image, unique character, and
with that, vitality that would continue to spur private investment.
Damon Farber Associates composed Schoeld Ave. as an integrated corridor for
business, commercial, and residential development, and ultimately provided quality
business locations in a distinctive environment. The rst step was creating a cohesive
site elements palette; the palette drew inspiration from the prairie style of architecture
with roots in the state of Wisconsin. Those elements were then overlaid on the corridor
where appropriate, along with new sidewalks, street trees, street lighting, wider medians,
and recongured parking lots.
The nal result created a pedestrian friendly, unique and welcoming environment for
local residents.
Reference
Hooshang Zeyghami, P.E., MS
Central Wisconsin Engineers & Architects
Phone: 800.261.5707
DFA Responsibility
Streetscape Design
Site Furnishings
Street Lighting
Native Planting Design
Project Budget
$1.85 Million Dollars
Site Size
1.2 mile long corridor
Year Completed
2005
Note:
The Village of Weston was so pleased with the
prairie style theme we introduced along the
corridor that they applied it to their city website
and other marketing materials.
http://www.westonwisconsin.org
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Planning
Damon Farber
Twin Cities Army Ammunition Plant
Redevelopment Urban Design Guidelines
Arden Hills, Minnesota
Damon Farber Associates was asked by Ryan Companies to the lead the development
of urban design and public open space standards within the TCAAP redevelopment
master plan. DFA developed a public participation and outreach strategy that blended
public comment, market realities and City of Arden Hills maintenance standards into a
set of development standards that emphasize pedestrian safety, sustainable stormwater
solutions, urban design standards that incorporated the communities concern regarding
the scale and density of future development.
Standards for 7 different roadways were developed with prototypical designs, sections and
linear foot costs in order to understand the necessary public investment in infrastructure.
Urban Design guidelines were also developed to address the 8 different potential land
uses proposed from office warehouse and retail and high density residential to single
family homes. Public open space standards integrated storm water treatment and native
landscaping.
Reference
Gen McJilton, Director of Development
Ryan Companies US, Inc.
Phone: 612-492-4334
DFA Responsibility
Public Meeting Facilitation
Urban Design Standards
Development Guidelines
Public Open Space Design
Site Size
370 acres
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37
RELEVANT PROJECTS
Oregon City Development Advisory Services For the Rivers Regional Mall
Oregon City, Oregon
Leland Consulting Group assisted the City of Oregon City between 2004 and 2010 by functioning
as the city’s urban renewal agency (under contract) and providing a wide variety of real estate
strategy, urban planning, and development implementation assistance. The firm’s work began
with a citywide economic development strategy followed by efforts to capitalize on opportunities
in specific districts and sites. One of the projects, recruited to the city by Leland Consulting Group
was a regional mall for CenterCal, a west coast retail development organization. The project, valued
at $250 million, is currently on hold pending improvements in the economy. Leland Consulting
Group served as primary negotiator between CenterCal and the city. In addition, Leland Consulting
Group recruited another developer for The Cove—a $150-million plus mixed-use project on the
Oregon City waterfront.
Three Mile Lane
McMinnville, Oregon
Leland Consulting Group has been engaged as lead strategist and project manager for developing a
concept plan and development implementation strategy for Three Mile Lane in McMinnville Oregon.
The project is examining how, with the participation of public and private corridor stakeholders,
the transportation corridor could develop over time and how that vision can be implemented. A
key component and probable early phase development is for a combined lifestyle center and subregional mall, serving a large and presently underserved market area. The process involved a multiday concept planning workshop with an interdisciplinary project team that included experts in the
fields of economics, market analysis, urban design, transportation, civil engineering, and landscape
architecture and corridor stakeholders. Leland Consulting Group is working with the developer, an
international retail organization to continue planning for the major retail facility.
Millenia (formerly Eastern Urban Center)
Chula Vista, California
From 2003 to 2011, Leland Consulting Group worked with McMillin Land Development Company
in the San Diego area to provide strategic advisory services for Millenia, a 210-acre site designed
to become a mixed-use, transit-oriented town center in the heart of Otay Ranch—a 23,000-acre
new community located between San Diego and the U.S.-Mexican border. One of a limited number
of projects nationwide in the USGBC’s LEED-Neighborhood Development pilot program, the
City Council of Chula Vista unanimously approved entitlements for Millenia. Leland Consulting
Group’s role in the project focused on creating a public-private partnership between McMillin
Land Development Company and the City of Chula Vista that balances public goals and private
financial realities in order to move Millenia through the planning, entitlement, and implementation
phases. Throughout the planning phases, Leland Consulting Group also provided market research,
regulatory recommendations, site programming and phasing strategies, a public financing plan,
and ongoing advisory services for senior management at the McMillin Companies. A regional
shopping center was constructed during the process at Millenia in which Leland Consulting Group
served as a strategist and development advisor to McMillin.
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RETAIL AND ENTERTAINMENT
The retail sector remains one of the most challenging in the
entire real estate spectrum. No other sector experiences the
impacts of obsolescence and consumer whim more directly
and more quickly than retail. Once the darling of institutional
investors, overbuilding, changing market demographics,
and other adverse market factors have made it increasingly
difficult for retail properties to achieve and maintain their full
potential.
Leland Consulting Group understands the role that retail
plays in a commercial center, a downtown, a neighborhood
center, or a corridor. The retail element of a district,
whether it is a large big-box retailer or a small mom and
pop boutique, often defines the character of the area more
than any other land use. Understanding retail trends and
dynamics is key to developing strategies to transform a
downtown or neighborhood. Leland Consulting Group
brings extensive experience in analyzing retail properties
and the market forces that impact their success to all our
projects. Our expertise addresses the issues surrounding
the operational, locational, market, and physical aspects of
a property, district or corridor. Our work has encompassed
a broad spectrum of tasks, ranging from market and trend
analyses at the national and regional levels to visual
merchandising strategies for individual shops at the local
level.
Retail strategies are part of virtually all Leland Consulting
Group urban revitalization assignments.
Representative retail property venues are listed below.
New Urban Retail Development
Downtown and Town Center Retail Revitalization
Troubled Urban Retail—Underperformance
Local, Regional, and Lifestyle Shopping Centers
New Urbanist / Smart Growth Retail venues
Dysfunctional / Obsolete Retail Corridors
Downtown Revitalization (80 Downtowns)
Urban Corridors (40 Locations)
Argyle Capital Center, wilsonville, OR
Barkley Center, Bellingham, wA
Cedar Hills, Portland, OR
Cornell Oaks Commercial Center, Hillsboro, OR
Downtown Portland Retail Core, OR
Fisherman’s wharf, Seattle, wA
Food Innovation Center, Portland, OR
Fred Meyer Stores, OR and wA
Greenway, Beaverton, OR
Haggen Foods, OR and wA
Lake view village, Lake Oswego, OR
Marketplace Building, Bellingham, wA
Mason Building, Bellingham, wA
Murrayhill Center, Beaverton, OR
Penny’s Block, Seattle, wA
Retail Center, Clackamas County, OR
LELAND CONSULTING GROUP | People Places Prosperity
RiverPlace Retail, Portland, OR
Safeway, Portland, OR
Societe Candy, Seattle, wA
SouthPoint Center at Otay Ranch,
Chula vista, CA
Spokane Neighborhood Centers, wA
Stonegate, Parker, CO
Tanasbourne, Hillsboro, OR
Tualatin Commons, Tualatin, OR
Urban Grocery, Racine, wI
village at Camp Bowie, Fort worth, TX
waterfront Place, Seattle, wA
www.lelandconsulting.com
A53
| April 13, 2012
39
Studio Cascade
City of Mill Creek
Strategic Plan
For years, City leaders in Mill Creek (WA)
had taken note of the impacts the slowing
economy and other factors were having on
reserves. "Fat" trimming and service cuts
hadn't fully closed the gap, so in 2010, Mill
Creek hired Studio Cascade to help show the
way to close deficits without losing services or
features residents consider truly indispensable.
To gauge priorities versus cuts, an aggressive
outreach strategy was employed. Using
informal polls administered at community
events, a statistically-valid telephone survey,
multiple workshops, open houses, an
interactive website, a Facebook™ page and
much more, ideas on vision and on revenuegeneration were tested. SCI partners at
Leland Consulting Group added direct city
management expertise to help review and
assess staff projections.
In the end, a five-year budget strategy was
developed, coupled with an intermediate-span
policy menu for Council action. This served
the plan's primary function - and gave valuable
guidance for future comp plan updates.
Contact
Steve Butler, Community Development Director
City of Mill Creek
425-921-5725
[email protected]
Dates of service
February 2011 through December 2011
Strengths
Strategies in the Mill Creek plan ref lect community input at nearly
level. SCI's involvement strategies included the use of in-person
interviews, brochures and exercises presented at more than two
dozen community events, a statistically-valid survey, a project
brochure, workshops and open house events, and the use of a
project website, Facebook™ and QR codes.
Public participation, budgeting, facilitation,
policy development
Project Summary
A54
40
Studio Cascade
City of Hot Springs
Comprehensive Plan
Hot Springs Arkansas boasts a downtown
surrounded by the nation's first national park.
Its legacy as one of America's first resorts
- once enjoyed by the political elite as well
as infamous gangsters - continues to attract
tourists and new residents.
But Hot Springs is changing. The city's center
and urban neighborhoods, once bustling and
vibrant, have slowed as investment, aided by
uncontrolled service provision outside City
boundaries, shifts south along Lake Hamilton.
In 2009, Hot Springs hired SCI to update
the community's 1999 plan and provide
meaningful, easy-to-implement direction for
the community to manage its growth and
services. Finding a basis in community identity
and vision was crucial, but a tight budget made
traditional outreach impractical. Instead, SCI's
approach included a strong City partnership,
robust stakeholder involvement, an advisory
panel and a community charrette to generate
a viable and streamlined vision, policy and
program framework.
Contact
Kathy Sellman
City of Hot Springs
501-321-6855
[email protected]
Dates of service
October 2009 through June 2010
Strengths
Comprehensive planning, public
engagement, implementation strategies,
cost-effectiveness
With a very tight budget and an outdated, difficult to utilize
existing plan, Hot Springs presented a challenge - met by SCI with
creativity and a strategic, "triage" approach to planning.
Project Summary
A55
| April 13, 2012
41
Studio Cascade
City of Normandy Park
Manhattan Village Subarea
Plan
Transfer of development rights (TDR) is a
hot topic, particularly in fast-growing King
County. In support of its TDR efforts,
the County and the State Department of
Commerce awarded the City of Normandy
Park funds to plan for an opportunity site
known as "Manhattan Village," including a
planned action ordinance and TDR interlocal
agreement with the County.
SCI, with partners LMN Architects, Leland
Consulting Group and Fehr & Peers, was
hired to prepare the plan - and to engage
and educate a skeptical community on how
City objectives and TDR objectives might
harmonize.
A strong public process to create, refine and
winnow options led to a plan providing an
intense mixed-use center - supported by formbased policies, transportation improvements
and economic analysis. Regulatory updates
cured structural and line-item inconsistencies
while leaving the door open for the City to
incorporate TDR separately, if desired.
Contact
Doug Shultze, City Manager
City of Normady Park
206-248-7603
[email protected]
Dates of service
November 2010 through February 2012
Strengths
For Normandy Park, consideration of higher densities f lowed
from harsh fiscal realities. With limited lands and limited growth
potential, City survival required more effective, efficient land
uses. SCI's plan supports this, helping create a new town center
using tools like TDR and simplified form-based code - all while
preserving existing single-family neighborhoods.
Public participation, urban design,
development regulations, TDR
Project Summary
A56
42
4
Knowledge of Local and
Regional Development and
Planning
A57
A58
Knowledge of Local and Regional
Development and Planning
We have included Damon Farber Associates on our team
because they have been responsible for some of the most
successful mixed-use village projects in the Twin Cities. One
significant example is at Excelsior and Grand in St. Louis
Park. It was the first project in the nation honored with a
LEED certification for neighborhood development. During
the period that they worked on the Ridgedale library and
the government center for Hennepin County, they became
very familiar with the area of this project. Their work on
a Metropolitan Council Smart Growth study for the 100acre retail area adjacent to Brookdale Mall expands upon
familiarity with planning issues associated with Ridgedale
Viullage.
Ridgedale Library
LMN Architects was involved with the planning and design of
the convention center in downtown Minneapolis, along with
the firm of Leonard Parker. LMN’s Director of Urban Design,
Mark Hinshaw, grew up in St. Louis Park and Golden Valley
and continues to have connections to the area.
The Leland Consulting Group has spent considerable efforts
to collect information about suburban commercial areas
and transit-oriented development throughout the country to
draw out trends and lessons learned. This research drew from
examples in the Twin Cities area.
Minneapolis Covention Center
REGIONAL PLANNING AND SUSTAINABILITY
The update and greening of Ridegdale Shopping Center is
vital to maintaining its prominence as a regional shopping
destination. The timing of this effort can capitalize on
planning efforts currently underway for the Southwest LRT
corridor, exploration of a 394 BRT corridor and regional trail
connections.
Ridgedale Shopping Center
The metropolitan area continues to see growth, and such
growth brings challenges to the network of transportation,
housing, jobs educational and natural resources. Changing
demographics of older adults and empty nesters seeking to
stay within their communities require new choices in housing.
In addition, the downturn in the economy has created a new
shift away from homeownership and into rentals. A recently
released survey indicated that for the first time since the
1940 growth is occurring within the urban centers rather
than in exurbia. These conditions pose a challenge and an
opportunity to the City of Minnetonka to find new solutions
which successfully blend good urban design with sound
planning principals and transit and green infrastructure
investments to create preferred choices for young adults,
families and seniors.
A59
| April 13, 2012
43
The presence of numerous wetlands, small lakes, wooded
areas adjacent, but relatively inaccessible to the Ridgedale
Shopping Area could be re-envisioned to integrate these
natural features and build upon them as a defining character.
The integration of green systems infrastructures is a
cost effective method for keeping and maintaining our
environment in a healthy state and leverages these existing
amenities to support identity. Integration of innovative
stormwater management techniques can not only provide
vital stormwater management tools but also contribute to a
strong pedestrian environment. These are a few ideas that
lend credence to a green way of redevelopment which can
provide sound environmental benefits while proving a strong
image of branding and creating beautiful spaces.
Ridgedale natural areas
Minnetonka’s unique location situated close to downtown
connected to good and expanding transit options and
retail and recreational opportunities’ is ideally suited for
reinvestment. We believe that a re-envisioned Ridgedale Mall
Area can integrate complete streets and transit options, infill
housing types, an enlivened shopping experience and open
space /green infrastructure to provide a wonderful place to
live work and play.
Opportunities to reconnect the pedestrian
A60
44
5
A61
A62
PATTERNS AND PRECEDENTS
Throughout North America, suburban development patterns
in the 60’s and 70’s included a prominent feature that
typically consumed scores of acres. That was the regional
shopping mall. Following a post-World War II theoretical
prototype advanced by architect Victor Gruen – a collection
of stores surrounded by parking – the shopping mall evolved
as a rigid template. Less than half the area of a site was
devoted with buildings, with the majority paved with asphalt
for surface parking. Typically “anchor” department stores
were spread apart at polar opposite locations, with smaller
shops lining pedestrian passageways in between. Depending
on the definition of what constitutes a mall, one of the
earliest was Southdale in Edina, Minnesota built in 1956.
Southdale was the first fully-enclosed mall. But constructed
a few years prior to that, Northgate Mall in Seattle has often
been identified as the first regional mall – albeit uncovered.
It is significant that recently, Northgate has been recently
completely redeveloped and now includes street-facing
shops, parking structures, housing and a regional transit
center. In a few years light rail will be extended to it.
But both claims to fame ignore a shopping center that
preceded them by decades. Country Club Plaza was, in
fact, the very first regional shopping center to attract
customers arriving by automobile. Built in the late 1920’s,
it had department stores, specialty shops, movie theatres,
restaurants and a high-rise hotel that lined broad streets
with wide sidewalks. All the parking, save for a few on-street
stalls, was concealed in garages, structures that were faced
by retail or by exquisitely-detailed architecture. Now more
than 80 years old, “The Plaza,” as it is known, continues to
thrive with expanded retailing, shops, new office buildings
and thousands of units of housing. Ironically, now many
shopping centers based on the Gruen model and are now
being redesigned to reflect attributes of the much earlier
Plaza model.
A63
The Gruen Template
The Plaza Model
| April 13, 2012
45
Bellevue, 1980
Bellevue, 2011
For example, Bellevue Square, in Bellevue, Washington
enjoyed decades of life as a conventional regional mall, ringed
with parking lots. Now, it is encased with multistory parking
garages, office buildings, retail shops lining streets, a 15-acre
park, hotels, and dense urban housing. Incremental change
over the past few decades has transformed a city that used
to be merely a bedroom suburb into a thriving commercial
center that is both the heart of the community a major urban
center in its region. It is now repeatedly named as one the
best places to invest and do business in the U.S.
Fortunately, one aspect of the Gruen model has allowed
transformations like this – vast parking lots. Typically lots
were sized laid out for the peak shopping period between
late November and late December. Now, with changing
travel patterns, fuel prices, demographic shifts, the need for
vast seas of parking stalls has declined. Moreover, land has
become more valuable and parking structures more feasible
– particularly when the land can accommodate new incomegenerating uses. We have also seen a sheer attrition of malls,
as a result of declining shopping dollars, reduced family size,
and shifting consumer preferences. Many of the malls that
remain are now being re-thought.
A64
46
RIDGEDALE VILLAGE
Within the Ridgedale Village area, there are many ingredients
that could contribute to the evolution of a more diverse
and complex center. Obviously, the Mall is a solid engine
of retail commerce. The expansive YMCA center provides
recreational amenities, including swimming, along with
child care, youth activities health and fitness classes and
family services. This is in the long tradition of “Y” service to
the community in the Twin Cities area, reflecting a deeplyrooted, Scandinavian heritage of sharing resources and
responsibilities. The Ridgedale Library, located in a bold
landmark structure operated by Hennepin County, offers
its own host of programs that attract adults, children, and
families. The future BRT station will make available additional
choices of movement for residents and employees. The
lakes in the area could serve as amenities for new residents
who prefer to be close to shopping and community services.
Often, an early added element to the transformation of an
area is medical services. That allows aging residents to stay
in the community but move out of homes and into more
compact living arrangements close to what they need in
daily life. Under the “new normal,” where most communities
find themselves with too much retail space and land to be
sustainable, this type of integration of commercial, civic and
residential uses represents a vital strategy for maintaining
and sustaining a place over time.
Over time the City of Minnetonka could have multiple
urban centers, each with different intensities, mixtures of
use and character. Ridgedale Village could be a major one,
if not the most significant. Given that the mall continues
to be successful an upgrading of its outward appearance,
conversion of surface parking to structured parking, and the
addition of multiple income—generating buildings such as
office and residential, the area could emerge as a strong and
dynamic center, offering people many choices of shopping,
living and working. Adding to the solid presence of the County
library and the Y, there could also be a number of cultural
facilities, including performing arts and a conferencing
center. Many suburban cities elsewhere in the country have
already seen similar outlying retail centers begin to transform
and re-invent themselves for changing populations and
consumer behavior.
Existing Commerce
Communities Amenities
Public Landmark Building
Finally, even if it is healthy today, all retail, especially that in
traditional mall formats, remains highly vulnerable to evolving
consumer trends and the changing face of retail today. A
redevelopment strategy for Ridgedale Village must carefully
balance the need to serve today’s market while maintaining
the flexibility to evolve into future models as economic cycles
will surely dictate down the road.
A65
| April 13, 2012
47
LONG RANGE VISION / SHORT TERM CHANGES
It will be important for the design team working with
staff and stakeholders, to craft a long term vision that is
compelling and inspiring. A master plan can provide strong
and consistent guidance during the redevelopment process.
It also provides potential investors and funding agencies
a sense of where the area will be going in the future. But
all community building takes time and there needs to be
tangible, workable projects in the initial years. This will
likely be a combination of public investments in streets,
infrastructure and public spaces together with a few private
projects that can act as catalysts. The design team would
help identify those early projects that can be the most
successful in signaling a new direction for Ridgedale Village.
Streetscape, public space, and art all contribute to the
livibility of a community.
REDEVELOPMENT STRATEGIES
A plan by itself, however aspirational, does not implement
itself. Far too many plans have seductive renderings that
are not grounded in real world means of carrying them out.
Moreover, it is unwise to simply tag on an implementation
program at the end of a planning process, as a sort of
afterthought. As we develop a plan, we must be concerned
with realistic means of accomplishing it. What funding
sources are likely? Are there some strategic projects, such
as BRT, that can be built around? What private partners,
as well as public partners are needed? What is the role of
non-profits? Does there need to be a special development
authority? What kinds of creative regulations need to be
adopted? All these questions and more should be discussed
as plans are developed. Our team has a track record of plans
that have been brought to fruition within a short period
of time due to thoughtful integration of redevelopment
strategies at the outset.
A66
48
Publlic/private partnerships can yield valued and
meaningful investments.
IMPLEMENTATION
Implementation must begin at the outset, not at the end of
a planning effort. For that reason, we need to understand
as early as possible, the willingness of the key decision
makers and participants to support this process. Having
designed and negotiated a number of large scale publicprivate partnerships, having a full understanding and at least
a preliminary agreement with the property owners and the
community, we can determine the degree to which financial
and physical implementation is flexible.
Three critical variables necessary to make a project work
successfully are design, market and finance. When one of
these three is out of sync with the other two, the result is
disappointing to all. Often we see failure in design driven
projects that have not been properly attuned to the market.
Or the financial implications have not been thought through
with the design. The same problem can occur if it is strictly
a financial decision and market insensitivity results, or the
design is poorly conceived. Our team will ensure that this
balance is met and that design will emerge from a market
driven program, and that financial considerations will be
very much present in the decision making throughout the
engagement.
DESIGN
MARKET
FINANCING
We are also operating in a real estate market still very much
subject to the impacts and forces of the recession. In short,
“time is an asset.” Reasonable lending and investment
practices may have to wait a few years until some degree
of normalcy returns to real estate investment. That has not
happened yet. However, this lag time can be viewed as an
asset, because competitors cannot undercut the opportunity
for redevelopment of Ridgedale Village; competitors are
subject to the same institutional lending brakes.
Part of the design process will be to identify logical uses
and phases into achievable increments. Whether urban
housing, new and/or revitalized retail, office, entertainment,
cultural facilities, recreation, or public facilities -- each of
the components should be thought of as potential distinct
financial and operational elements. It is probably unlikely
that a single developer will pursue all of the components if
an emerging mixed-use community is the desired outcome.
There are very few developers who have maintained skills
and experience in all the urban land uses. For that reason,
there are likely to be multiple developers either through
joint ventures, sale of parcels, lease of parcels, or other
implementation instruments. Our team has been involved
in projects that have been guided by a single developer, as
well as those that have involved multiple developers. We can
advise the City on how to manage both scenarios.
A67
Kirkland Park Place, Kirkland, WA, which replaced an older
shopping center. (LMN Architects)
A68
A69
T 206 682 3460
F 206 343 9388
A70

City Council Agenda Item #14B Meeting of June 4

Transcription

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