Interchange Development Rfp Final 010312

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Hennepin County

Interchange Project

Minneapolis, Minnesota

Hennepin County Project Number: 7330014

Request for Proposals

1. Area A Development Proposal

2. Area B Upper Plaza Sponsorship3. Area C Parking Lease and/or

Management

January 3, 2012 Purchasing and Contract Services

Hennepin County Government Center, A-1730300 South Sixth Street

Minneapolis, MN 55487-0175





HENNEPIN COUNTY Project No. 7330014

Interchange Development RFP January 3, 2012p.1

THE INTERCHANGE PROJECT

HENNEPIN COUNTY PROJECT NO. 7330014

REQUEST FOR PROPOSALS (RFP)1. Area A Development Proposal

2. Area B Upper Plaza Sponsorship

3. Area C Parking Lease and/or Management

Offered by Hennepin County, Hennepin County Regional Railroad Authority, and Hennepin County Housing and

Redevelopment Authority in cooperation with the City of Minneapolis.

Site address: 417 North Fifth Street, Minneapolis, Minnesota 55401.

Proposers may submit single or multiple proposals defined above in separately sealed envelopes or packages with theProposers’ name and address, Hennepin County project number, and RFP Title and Proposal number clearly marked onthe outside of each sealed envelope or package.

HENNEPIN COUNTY EMAIL CONTACT FOR RFP INQUIRIES:

[email protected]

The person designated above shall be the only contact for all inquiries regarding any aspect of this Request for

Proposal (RFP) and its requirements. DO NOT CONTACT ANY OTHER COUNTY EMPLOYEE OR REPRESENTATIVEREGARDING THIS RFP UNLESS SPECIFICALLY INDICATED OTHERWISE IN THIS RFP OR INSTRUCTED TO DO SO INWRITING BY THE PERSON DESIGNATED ABOVE. Failure to comply with these requirements may be grounds forrejection of the responder’s proposal.

MAIL OR DELIVER

Responders shall mail or deliver one

(1) signed original, twenty (20) paper

copies, and one (1) PDF copy on CD

of each Proposal to the followingcontact:

Steven Louie

Purchasing and Contract ServicesHennepin County Government Center

A-1730

300 South Sixth Street


Do not submit copies to any otherperson or location.

SUBMITTAL DATE AND TIME

All Proposals Must Be Received

No Later Than:

Friday, February 3, 2011

11:30 a.m.Central Standard Time

Late Proposals willnot be considered.

mailto:steven.louie%40co.hennepin.mn.us?subject=





p.2Interchange Development RFP January 3, 2012

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TABLE OF CONTENTS

INTRODUCTION 5

ECONOMIC AND DEVELOPMENT - RELATED PUBLIC PURPOSES OF THIS RFP 5TRANSIT AND PEDESTRIAN - RELATED PUBLIC PURPOSES OF THIS RFP 6

INTERCHANGE PROJECT PUBLIC PURPOSE 10

INTERCHANGE PROJECT BACKGROUND 10

INTERCHANGE PROJECT PARTNERS 11

INTERCHANGE PROJECT SCHEDULE AND MILESTONES 11

THE COUNTY’S FLEXIBLE APPROACH TO THIS RFP 12

DEVELOPMENT OBJECTIVES - THREE DEVELOPMENT OPPORTUNITIES 14MINIMAL REQUIREMENTS 15

AREA PLANS AND DEVELOPMENT GUIDES 16

FAIR MARKET VALUE 16

PUBLIC ASSISTANCE 16

MINNESOTA GOVERNMENT DATA PRACTICES ACT 17

LIMITATIONS 17

PROPOSAL SUBMISSION 17EVALUATION 20

RFP INQUIRIES 21

GENERAL REQUIREMENTS 22

RFP AND DEVELOPMENT TIMETABLE 22

FEDERAL TRANSIT ADMINISTRATION (FTA) CLAUSES 23

ATTACHMENT A INTERCHANGE DRAWINGS

ATTACHMENT B DRAFT URBAN DESIGN GUIDELINES





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INTRODUCTION

Hennepin County, Hennepin County Regional Railroad Authority, and Hennepin County Housing andRedevelopment Authority (collectively “Hennepin County”) issue this Request for Proposals (RFP) for privatesector development interest for three separate and distinct opportunities created by the Interchange Project(“Interchange”). The Interchange Project is currently planned for the Hennepin County-owned site locatedat 417 North Fifth Street in downtown Minneapolis adjacent to Target Field, the Hennepin Energy RecoveryCenter (HERC) and the historic Ford Center. See Figure 1. Proposers may submit proposals for any or all of

the three identified projects. The proposals for the individual projects will be evaluated on their individualmerits.

This RFP is directed to the opportunities depicted in Figures 2-5. Hennepin County’s vision for this siteincludes maximizing the transit oriented development potential of the Interchange, catalyzing the ongoingredevelopment of the immediate area, and promoting ridership of the multiple transportation lines

converging at or near this location.

ECONOMIC AND DEVELOPMENT - RELATED PUBLIC PURPOSES OF THIS RFP

While an obvious goal of this RFP is to promote development opportunities on and around the Interchangesite, an additional outcome of equal importance is to develop additional financial resources for theInterchange Project that will help to pay or repay project capital costs, and/or provide a long-term revenuestream to support ongoing operations and maintenance of the Interchange.

Figure 1 The Interchange





Reliable transit systems have proven to be an effective means to optimize development, just asdevelopment brings additional ridership for transit. Hennepin County wishes to maximize the transit-oriented development potential of the Interchange Project by:

• Creating private development opportunities on the Interchange site

• Promoting ongoing redevelopment of the surrounding area as envisioned by City and County plansand guidelines

• Providing an appropriate level of parking capacity to serve existing and anticipated needs for privatedevelopment in the area

• Increasing the tax base• Supporting a vibrant regional economy by fully realizing the site’s potential as both a destination of

regional significance and a multimodal transportation hub

• Supporting Hennepin County’s sustainability goals, and to achieve compatibility with theInterchange Project’s desire to achieve Leadership in Energy and Environmental Design (LEED)Certification

TRANSIT AND PEDESTRIAN - RELATED PUBLIC PURPOSES OF THIS RFP

The Interchange in Minneapolis represents the western-most intermodal hub of a two-hub regionaltransportation system in the Twins Cities. Four current and contemplated LRT lines (Hiawatha, Central,Southwest, and Bottineau corridors) arrive and depart daily from this location. The site is also served byNorthstar commuter rail, and will accommodate future commuter and passenger rail services. HennepinCounty is seeking private partnerships that will bring money, ideas, and improvements forward to helpmake the Interchange a vibrant, highly effective transportation facility for years to come. Proposals shouldspeak to their support and enhancement of the following transportation elements and/or functions that are

currently being addressed by the Interchange Project Office:

• To promote ridership of the multiple transportation lines converging at or near this location• To create a public plaza that will be a welcoming and architecturally distinctive civic space that

effectively connects the neighborhood, the ballpark, and the multiple transportation optionsconverging at this location

• To better serve current transit riders and future passengers of commuter and passenger rail servicesby creating a new station platform just west of the existing Target Field Station platform and by

creating open space on the upper level plaza sufficient to accommodate passenger waiting andqueuing

• To improve pedestrian and bicycle access, safety, and flow of this multimodal hub year-round,including event days

• To provide parking needed to support future commuter and passenger rail services

• To enhance the design and operations of the Interchange Project with the added value and creative

potential of a public-private partnership

The following graphic (Figure 2) depicts Metro Transit’s proposed LRT patron queuing configuration at the

new LRT platform on the upper plaza of the Interchange. As shown, normal pedestrian movements aroundthe Ballpark and through the plaza to the neighborhoods do not conflict with the transit queuing andoperations.





As previously indicated, there are three individual proposal opportunities contained in this RFP. Thefollowing images provide information specific to each of these proposals.

1. Area A Development Proposal (see Figure 3)

Area A is comprised of three locations that collectively create a footprint of approximately 30,000 squarefeet of developable space, along the 6th Ave N and 5th St N property edges. Development proposals may

also include air rights for yet-to-be-determined structures.

2. Area B Upper Plaza Sponsorship (see Figure 4)

Area B is a 67,000 square foot open plaza that connects directly to the light rail boarding platforms, and

to the west promenade of the ballpark. Access to this elevated plaza from the adjacent roadways andneighborhoods is provided at two vertical circulation components that include stairways, elevators, andescalators. Proposals for Area B may include funding for enhanced urban design elements, corporatesponsorship and/or naming rights that provide additional Interchange funding, and direct sponsorship/management of operations and activities that promote year-round community benefit.

3. Area C Parking Lease and/or Management (see Figures 5 and 6)Area C represents the Parking Ramp Components of the Interchange. There are two parking levels, withapproximately 150 stalls on the upper level (Figure 5) and approximately 250 stalls on the lower level (Figure

6). Proposals may include long-term lease commitments to parking operated by the County, or they mayinclude management and operations of the parking with a revenue payment to the County. A parkingproposal may also be a related component to a development proposal, whereby a developer retains aproposed percentage of the available stalls. The County will also consider proposals strictly for contractedparking operations and management services.

Figure 2 Metro Transit Proposed Queuing





Figure 4 Area B Upper Plaza Sponsorship

67,000 sf

Figure 3 Area A Development Proposal





Figure 6 Area C Parking Lease and/or Management

250 Parking Stalls

Figure 5 Area C Parking Lease and/or Management

150 Parking Stalls





INTERCHANGE PROJECT PUBLIC PURPOSE

The Interchange Project serves multiple public purposes, including, the following:

• Provides a public plaza that will be a welcoming and architecturally distinctive place connecting theneighborhood to multiple transportation options and recreational and commercial activities

• Enhances the ability to accommodate existing and anticipated parking needs for the area

• Enhances facilities to accommodate the convergence of various transportation options, better serve

passengers and increase pedestrian safety• Promotes private sector economic activity that will help ensure neighborhood revitalization and

increase the tax base

INTERCHANGE PROJECT BACKGROUND

The Interchange is identified as one of two regional multimodal hubs in the Minnesota Department of Transportation’s recently adopted State Rail Plan and the Metropolitan Council’s 2030 Transportation PolicyPlan.

More than 240 trains arrive and depart daily via Hiawatha Light Rail Transit and Northstar Commuter Rail.

Minnesota Twins ticketholders utilized both Hiawatha Light Rail and Northstar Commuter Rail trains during Target Field’s first two seasons, with approximately 20 percent of ballgame attendees riding these twotransportation modes.

In 2014 the Central Corridor Light Rail Transit line will increase rail operations to nearly 500 arrivals anddepartures daily, and the Southwest LRT line will create additional through-train service when it opens in2018. The future Bottineau Corridor will also connect to The Interchange, providing access to the northwest

suburbs. The Interchange also provides connections to more than 1,900 bus operations and improvedbicycle connections to the surrounding neighborhoods and trails. See Figure 7.

Figure 7 LRT Regional Planning at The Interchange





Under a separate procurement, Hennepin County is currently engaged in the selection of a Design-builderfor the Interchange Project. Hennepin County will utilize the Design-build construction process in order todeliver the public elements of the Project by the time Central Corridor LRT opens in 2014. The result will be atwo-level parking ramp supporting an enhanced and expanded pedestrian plaza, a new light-rail platform,and public amenities. The Interchange will improve the accessibility and flow of pedestrians, workers andfans in and around the transit facilities serving Target Field, the surrounding neighborhoods and adjacentbusinesses.

INTERCHANGE PROJECT PARTNERS

The Interchange is a cooperative project of the Hennepin County Regional Railroad Authority, HennepinCounty, and the Hennepin County Housing and Redevelopment Authority.

The City of Minneapolis will partner with the Hennepin County entities to facilitate development asnecessary through land use and regulatory approvals and changes, potential economic incentives andotherwise. The City and the County are cooperating to achieve any necessary land use changes and

approvals such as rezoning and establishment or modification of a redevelopment plan or district or area.

The Metropolitan Council is the Federal Transit Administration subgrantee for federal funding, and as suchwill act as the subgrantor to Hennepin County. Metro Transit will operate the transit system improvementsonce constructed.

The Minnesota Ballpark Authority is a funding partner and may also become an operational partner.

The State of Minnesota is a funding partner.

The Interchange Project is funded in part through the US Department of Transportation and the Federal

Transit Administration. Accordingly, FTA contract and procurement clauses may be applicable, and are

included in this RFP.

The total project cost for the Interchange Project is currently estimated at $67.7 million. The County isinterested in maximizing contributions from private sources to achieve the desired public benefits. Theviability of the project is heavily dependent on maximizing the private investment. Response to this RFP

may heavily influence whether the project is built.

INTERCHANGE PROJECT SCHEDULE AND MILESTONES

Hennepin County anticipates the following estimated Project milestone dates (subject to change):

• Notification to Short-listed Responders November 29, 2011

• Issued Design-build RFP December 23, 2011

• Minneapolis Development Review (MDR) January 2012

• Begin Subdivision and Rezoning January 2012

• Design-build RFP Proposal Due Date February 24, 2012

• FONSI (Finding of No Significant Impact from FTA) March 30, 2012

• Design-build Selection Panel Recommendation

to the County Board April 10, 2012

• Authorization to Negotiate GMP and enterinto Contract (Pending FONSI) April 10, 2012





• Limited Notice to Proceed (NTP) /Authorization to Mobilize April 10, 2012

• Demo Environmental Services Building (ESB), Demo LRT Track, Begin Site Clearing April 16, 2012

• Begin Utility and Foundation Designs April 16, 2012

• Submit Utility Designs to City of Minneapolis May 2012

• Geotechnical; Soil Borings and Test Piles May 2012

• Submit Building Foundation Plans tothe City of Minneapolis June 2012

• Submit Bridges Foundation Plans to MnDOT June 2012

• Begin Utility Relocation June 2012

• Complete MDR June 2012

• Final GMP, Statement of Work, Schedule of Values July 2012

• Notice to Proceed (NTP) Pile Driving and Foundations /Bridge and Buildings July 2012

• Final Building Permits with City of Minneapolis August 2012

• Final Bridge Design, Approval From MnDOT September 2012

• Final Plaza Design Approval November 2012

• Certificate of Occupancy / HERC Administration Building September 2013

• Energize Traction Power Substation Pad, Turnover to Metro Transit September 2013

• HERC Administration Building Punch-List Complete September 2013

• HERC Administration Building Move-In Complete October 2013

• All LRT Structure, Track, Systems, Platform,

and Sig-Com Room Complete Wed January 2014• Turnover all LRT Systems to Metro Transit for

Beneficial Use, Testing and Training January 2014

• Project Substantial Completion March 2014

• Certificate of Occupancy for Parking March 2014

• Public Opening for LRT, Plaza and Ramp April 2014

• Completion of Landscaping, Demobilization of Site June 2014

• Complete all Work on Site Including Punchlists July 2014

THE COUNTY’S FLEXIBLE APPROACH TO THIS RFP This RFP encompasses three separate and distinct development opportunities. Hennepin County has

adopted a flexible approach to this development RFP and is allowing Proposers the option to submitproposals on one or more of these opportunities, in combination or separately.

1. Area A Development Proposal (see Figure 3)

Area A is comprised of three locations that collectively create a footprint of approximately 30,000 squarefeet of developable space, along the 6th Ave N and 5th St N property edges. Development proposals mayalso include air rights for yet-to-be-determined structures.





2. Area B Upper Plaza Sponsorship (see Figure 4)

Area B is a 67,000 square foot open plaza that connects directly to the light rail boarding platforms, andto the west promenade of the ballpark. Access to this elevated plaza from the adjacent roadways andneighborhoods is provided at two vertical circulation components that include stairways, elevators, andescalators. Proposals for Area B may include funding for enhanced urban design elements, corporatesponsorship and/or naming rights that provide additional Interchange funding, and direct sponsorship/management of operations and activities that promote year-round community benefit.

3. Area C Parking Lease and/or Management (see Figures 5 and 6)

Area C represents the Parking Ramp Components of the Interchange. There are two parking levels, withapproximately 150 stalls on the upper level (Figure 5) and approximately 250 stalls on the lower level (Figure6). Proposals may include long-term lease commitments to parking operated by the County, or they mayinclude management and operations of the parking with a revenue payment to the County. A parkingproposal may also be a related component to a development proposal, whereby a developer retains aproposed percentage of the available stalls. The County will also consider proposals strictly for contracted

parking operations and management services.

Due to the related nature of these development requests, developers that choose to propose on only oneopportunity must be prepared to work in close coordination with the developer selected for the othercomponents, and the Interchange Project Design-builder in order to create complementary projects of highquality and with the same level of integration and consistency. Developers must also communicate anyimpacts, constraints, or requirements that their proposal may have on the other components. The Countywill facilitate the coordination with each developer’s plan/proposal.

While Development Proposers must comply with the minimum RFP requirements, creativity is alsoencouraged. The intent is to create a vibrant, thriving urban space with long-term sustainability andgrowth. Hennepin County is open to various ideas for financing, ownership rights, partnerships and otherconsiderations. A Development Proposer may offer various forms of consideration, including but not limited

to cash, financing, or property rights of value to Hennepin County for this or other projects at this or otherlocations.

Timing may also influence the success and viability of any responses to this RFP. Phase 1 of the Interchange

Project is currently proceeding towards the award of a Design-build contract for the parking ramp, publicplazas and LRT improvements to be open in 2014. A successful Proposer to this RFP will have varyingdegrees of influence on the project. An immediately accepted responsive sponsorship Proposer is morelikely to have the opportunity to engage with the Design-builder to influence the architecture and elementsof the public spaces and plaza. An accepted development Proposer may, depending on timing, havethe opportunity to influence the physical design of the Interchange. Acceptable proposals for earlier

development will better meet the desired public purposes.

Consideration may be given to whether to use the County’s selected Design-builder or the developer’s own

consultants and contractors, depending on timing and other factors. The Design-build RFP has been issuedand includes the following information with respect to coordination with this RFP:

• In the event that viable sponsorship or development or parking Proposals are received, HC will bringthese Proposals to the table during the final negotiation of the design-build contract, to insure thatevery opportunity for design coordination and cost savings are realized.





• Additional power capacity shall be provided from within the ramp to support up to four futureone-story storefront developments along 5th St. N., with separate metering. These futuredevelopment locations will require, but not be limited to fire protection, gas, communications,water and sanitary sewer services. The first level parking structure shall be designed toaccommodate these necessary improvements.

• Acceptable storefront development proposals along 5th St. N. will require close designcoordination with the Design-builder. The Design-builder shall be given the opportunity to

submit design and construction cost Proposals to perform the work associated with theseimprovements.

• Any future development contemplated at-grade near 6th Ave N, outside of the Interchangeramp building footprint, shall be required to bring in its own electrical, natural gas, water,communications, and sanitary services.

• An acceptable upper plaza sponsorship proposal may require the incorporation of specificlandscape and hardscape components, lighting, advertising, audio/video, and other amenities orimprovements. The Design-build team will be expected to negotiate and track costs associated

with base project deletions, and sponsorship additions, while maintaining the project budget andschedule. Close coordination with the sponsor’s design team will be required.

Please indicate in your response to this RFP how the schedule and construction of your proposeddevelopment will interface with the Interchange Project. Hennepin County reserves the right to suggestor require, at the County’s sole discretion in any negotiations regarding selection of a developer orimplementation of a development opportunity, varying degrees of cooperation or joint activity with thedesign-builder selected for the Interchange Project.

DEVELOPMENT OBJECTIVES - THREE DEVELOPMENT OPPORTUNITIES

Area A Development Proposal

This component includes various footprints totaling approximately 30,000 square feet. Developmentopportunities may be realized at street level only, and/or include vertical structures (locations depicted in

Figure 2). An important public objective is street-level, neighborhood-oriented commercial/retail space. Asuccessful proposal will consider site and design constraints and opportunities.

The County and the City of Minneapolis are contemplating necessary land use changes or approvals such

as rezoning or modifications to create a new redevelopment district or area. A successful Proposer may beasked to assist with this process.

Opportunities for developers could include, but not be limited to: ownership or co-ownership; long- orshort-term lease of some or all of the space; or phased development of the spaces. Desired propertyownership by the Proposer may require purchase of the property and/or repayment of public funds utilized

in the design and construction of the Interchange, in accordance with applicable local, State, and Federalprovisions. Additionally, the timing of said development improvements may require FTA review andapproval before proceeding.

Area B Upper Plaza Sponsorship

The plaza level sponsorship/naming rights opportunity encompasses the 67,000 square foot upper publicplaza that connects directly to the Ballpark promenade (Figure 3).





This sponsorship component could include, but not be limited to: Corporate sponsorship/naming rights/advertising rights; programming or other commercial activities on the plaza on game days or otherwise;or the right to control or preclude any of the above. The County would entertain proposals to includeadjacent County assets into any proposal for programming or activities or advertising or precluding thesame. There are currently no plans to construct a building on the upper plaza. A Proposer may suggestsuch development or the right to preclude such development, but must consider timing and engineeringconstraints.

Proposals that include active community programming are strongly encouraged. Proposers must alsoconsider that the timing of these sponsorship/programming improvements is critical to the openingand operations of the Interchange, and that Hennepin County highly desires that any such proposedimprovements be made in conjunction with the scheduled opening of the Interchange in April 2014.

Therefore, Hennepin County shall reserve the right to directly manage and incorporate an acceptableproposal and funding into the Interchange project scope, schedule, and budget. Any work performedduring the course of the Interchange project shall be subject to applicable Federal Transit Administration

(FTA) contracting and procurement requirements. Additionally, the FTA must review and concur withsubstantive modifications to the Interchange design, scope, schedule, or budget.

Area C Parking Lease and/or Management

The Interchange Project includes a ramp with two levels of structured parking beneath the plaza, withapproximately 250 stalls on the lower level and approximately 150 stalls on the second level. Ownership ofthe ramp will remain with Hennepin County. The roof of the ramp will support the elevated pedestrian plazathat connects to the west promenade at Target Field. The ramp will include entrances and exits as shown inFigures 4 and 5.

Opportunities for developers with respect to this parking component could include, but not be limited to:Long-term lease of some or all of the spaces, including the right to control use of and derive revenuesfrom those spaces; management and maintenance of operation; and commercial development rights for

developable areas within the ramp; the timing of said development improvements may require FTA reviewand approval before proceeding.

MINIMAL REQUIREMENTS

Developers must meet at least the following minimal requirements:• Must adhere to Metro Transit operational needs (see Figure 2). In submitting a proposal, a Proposer

consents to review of the proposal by Metro Transit for these purposes, with further discussion andanalysis in the negotiation phase.

• Must conform to all base design, construction and program elements.

• Must encourage pedestrian movement and access to the surrounding neighborhood and transit.

•

The Interchange Project will be constructed pursuant to a Design-build contract entered into byHennepin County. Developers’ plans must be consistent with the Design-build RFP issued by theCounty (December 23, 2011). See Attachment A Interchange Drawings.

• The Environmental Assessment (EA) for the Interchange Project is currently underway, as prescribedby the Federal National Environmental Policy Act (NEPA). It is anticipated that the Federal TransitAdministration (FTA) will issue a decsion on a Finding of No Significant Impact (FONSI) in March2012. Drawings, depictions, program requirements, and other pertinent information presented maybe subject to changes identified in the FONSI and Findings of Fact. While the EA does not includeany commercial development as part of the Interchange NEPA review, the EA will address design





limitations on development as they relate to State Historic Preservation Office (SHPO) guidelines.In the event that a development proposal requires the preparation of a separate state or federalenvironmental document, then that effort will be the responsibility and risk of the developer who isawarded any such development rights. Hennepin County will cooperate with the developer to theextent feasible.

• Hennepin County has developed Urban Design Guidelines for the Interchange Project, which willbe published shortly. Private development or sponsorship should be consistent with the design

guidelines. See Attachment B for a draft of the Urban Design Guidelines.• Developers are responsible for meeting all land use and regulatory requirements and obtaining, or

cooperating with Hennepin County to obtain, all necessary approvals and permits.• The property’s current zoning (I3) does not support certain desired development. The City

and County are currently discussing subdividing the property and rezoning some or all of thedevelopment site as B4N. A developer who proposes a use inconsistent with this zoning will beresponsible for obtaining all necessary amendments, as well as any variance or use permits.

• Various federal, state and local funding requirements may impact or constrain private development,

and/or the financing of such development, on some or all of the site. Developers will be responsiblefor compliance with all applicable requirements and must work cooperatively with Hennepin County

and any funding entities to understand and conform to all such requirements.• Developers must offer financial incentives or consideration of other value sufficient to meet public

purposes and requirements.

AREA PLANS AND DEVELOPMENT GUIDES

Proposers are responsible for knowledge of all area plans and development guides. The followinginformation is not meant to be comprehensive or conclusive but is offered as a resource.

Minneapolis Plan for Sustainable Growthhttp://www.ci.minneapolis.mn.us/cped/comp_plan_update_draft_plan.asp

North Loop Small Area Plan -http://www.ci.minneapolis.mn.us/cped/docs/North_Loop_Small_Area_Plan.pdf

Proposers are responsible for knowledge of all pending or planned street, streetscape, utility, ROW and other

improvements to the area.

FAIR MARKET VALUE

Developers are responsible for offering Hennepin County fair market value for any rights or combination ofrights obtained as part of the Interchange Project.

PUBLIC ASSISTANCE The City of Minneapolis has a number of financing programs available for businesses and real estate projectsthat qualify. Please refer to the “City Financial Assistance” section of the City’s website for more information

on housing development assistance programs (www.ci.minneapolis.mn.us/cped/housing-development.asp)and business development assistance programs (www.ci.minneapolis.mn.us/cped/business_assistance.asp).

The City of Minneapolis encourages the use of businesses owned by women or minorities in theprocurement of goods, professional services and construction. Should the selected respondent seek Cityassistance in developing the parcel, that party would be required to comply with the Small & UnderutilizedBusiness Program (SUBP), as detailed in Chapter 423 of the Minneapolis Code of Ordinances. Participation

http://www.ci.minneapolis.mn.us/cped/comp_plan_update_draft_plan.asp

http://www.ci.minneapolis.mn.us/cped/docs/North_Loop_Small_Area_Plan.pdf

http://www.ci.minneapolis.mn.us/cped/housing-development.asp

http://www.ci.minneapolis.mn.us/cped/business_assistance.asp

http://www.ci.minneapolis.mn.us/cped/business_assistance.asp

http://www.ci.minneapolis.mn.us/cped/housing-development.asp

http://www.ci.minneapolis.mn.us/cped/docs/North_Loop_Small_Area_Plan.pdf

http://www.ci.minneapolis.mn.us/cped/comp_plan_update_draft_plan.asp





goals would therefore be established prior to the construction phase. The SUBP Ordinance may apply to anyconstruction/development project that receives public financial assistance (see www.ci.minneapolis.mn.us/subp/subp_faqs.asp). Such business arrangements should be identified in the proposal. Documented effortsand results will be considered favorably during the review and selection process.

The City has indicated a strong interest in encouraging appropriate development at the Interchange site. The City is encouraging developers to learn about and seek available assistance.

MINNESOTA GOVERNMENT DATA PRACTICES ACT

A proposal is subject to the Minnesota Government Data Practices Act, Minnesota Statutes Ch. 13 (the“Act”). Data submitted by a business to a government entity in response to a request for proposal are privateor nonpublic until the responses are opened. Once the responses are opened, the name of the proposerbecomes public. All other data in a proposer’s response to a request for proposal are private or nonpublicdata until completion of the evaluation process. Completion of the evaluation process means that thegovernment entity has completed negotiating the contract with the selected proposer. After a government

entity has completed the evaluation process, all remaining data submitted by all proposers are public withthe exception of trade secret data, as defined and classified in Minn. Stat. Section 13.37. At the time of the

proposal, a proposer should identify any data that the proposer claims is trade secret data. A statementby a proposer that data are copyrighted or otherwise protected does not prevent public access to the datacontained in the response if such data do not qualify as trade secret data.

LIMITATIONS

This RFP does not commit Hennepin County to sell property or property rights or to pay any costs incurredin the preparation of a proposal for this request. Hennepin County reserves the right, solely within its

discretion, to accept or reject any or all proposals received as a result of this RFP, to not accept the highestoffer, to negotiate with any or all qualified proposers, to use any or all proposer ideas and/or approachespresented, or to cancel in part or in its entirety this RFP, if it is in the best interest of Hennepin County to doso. Hennepin County may require the entities selected to participate in negotiations and to submit any fiscal

technical, or other revisions of their proposals that may result from negotiations.

PROPOSAL SUBMISSION

Proposers shall mail or deliver one (1) signed original, twenty (20) paper copies, and one (1) PDF copy on CD

to the following contact:

Steven LouiePurchasing and Contract ServicesHennepin County Government Center A-1730300 South Sixth Street


Responses must be received no later than:

Friday, February 3, 201211:30 a.m.Central Standard Time

Late responses will not be considered. Do not submit copies to any other person or location.

http://www.ci.minneapolis.mn.us/subp/subp_faqs.asp








Proposers bear all delivery risk for any courier, mail, or any method used for delivery. Any response that failsto meet the deadline or delivery requirement may be rejected without opening, consideration or evaluation

Hennepin County reserves the right to accept or reject late responses at its sole discretion.

Responses must not exceed twenty five single-sided pages.

Drawings, sections, elevations, renderings, and other necessary details may be included as attachments. There are no maximum page limits to any attachments, but the attachments shall only contain informationrelevant to the requested information in this RFP. Attachments shall be formatted to fit 11” x 17” paper.

Section dividers shall only be used to convey the heading of the section and shall not be used tosupplement or enhance any information included in the responses (photos, but not photo renderings,on the dividers are acceptable). Hennepin County discourages lengthy narratives containing extraneousinformation. All information must be printed on 8.5” x 11” paper. All printing, except for the front cover of the

proposal, must be 12-point font. Text contained on charts, exhibits, design plans, and other illustrative andgraphical information shall be no smaller than 10-point font. All dimensional information must be shown in

English units.

Proposers may submit single or multiple proposals for Area A Development Proposal, and/or Area B UpperPlaza Sponsorship and/or Area C Parking Lease and/or Management in separately sealed envelopes orpackages with the Proposers’ name and address, Hennepin County project number, and RFP Title and

Proposal number clearly marked on the outside of each sealed envelope or package.

The information being requested through this RFP is necessary for Hennepin County to adequately evaluateyour proposal. Failure to supply the requested information may result in rejection of your proposal. Selectitems below must be presented in special format as noted. Hennepin County is not responsible for thecosts incurred by proposers or their subcontractors in connection with this RFP process, including but not

limited to costs associated with preparing a proposal or associated with participating in any presentationsor negotiations related to this RFP. Proposals deemed incomplete and/or non-responsive will not beconsidered.

Proposers must identify how this project:• Increases Hennepin County tax base;• Is consistent with the Minneapolis Plan, zoning requirements, and other applicable land use or

regulatory requirements;

• Responds to The Interchange Project public purposes;

• Meets the Minimum Requirements set forth in this RFP.

Proposals must also include:1. A cover page that includes:

a. Respondent’s name and mailing addressb. Respondent’s current legal status: corporation, partnership, etc.c. Federal tax ID number or Social Security numberd. State ID numbere. Contact person’s name, title, phone number, and e-mail addressf. Signature of authorized corporate officer for each entity proposing as a partnership or team





2. A narrative project description that includes, but is not limited to, the following information:a. Description of the Proposer’s development (e.g., size of building and square footage of specificcomponents, nature of improvements, parking spaces, anticipated materials and design style,circulation patterns, loading/service provisions) to be built on the site. For any proposed retail/commercial component of the development, information should be included about the anticipatedtype of tenants expected, and rents and/or sale prices.b. Proposer’s Project schedule. (If the development is proposed to be phased, the narrative should

clearly define the components and timing of each phase and indicate the nature of the conditionsupon which construction of subsequent phases would be based.)c. Plan for transportation access, including parking needs.d. “Green” building features, techniques, and/or certifications.e. Exhibits of preliminary schematics, plans, and/or elevations.

3. A description of the entities involved in the development team that includes:a. List of development team members, including developer, architect, building owner, property

manager, tenants, professional consultants, and any other team membersb. Summary of the development team’s track record, including, but not limited to:

i. Experience working together and in developing projects of similar type or scale.ii. Information on the location of past projects, their type, their development costs, theirdevelopment funding sources, their current status, and any continued financial or operatinginterest.iii. Previous relevant development experience working with public entities, including referencecontact information.iv. Hennepin County may ask for supporting documentation substantiating claims of previous

experience.c. Summarize any lawsuits to which the members of the development team or any principals of thedevelopment team have been a party.d. Identify the principal person who will speak for the development team and any other key

participants who will be involved in negotiating the project terms.e. Specify whether the development team is or intends to form a corporation, a limited liabilitycompany, a general or limited partnership, a joint venture or other type of business entity to carry outthe proposed development.

f. The Proposer must also provide two years of audited financial statements. If there is a concernabout confidentiality, they may be submitted confidentially under separate cover.g. Please note that design consultants on the team must be licensed in the State of Minnesotaand Proposers must be licensed to work in the City of Minneapolis. The submission must include acertification that identified team members meet or will meet these requirements.

4. A development budget showing the detailed sources and uses of funds for the project. For uses offunds, itemize the estimated costs of the project including site acquisition, hard and soft constructioncosts, any tenant improvements, and any other project costs. For sources of funds, indicate the type of

financing planned – e.g. debt, equity, other – and describe the status of securing those funds. If debtfinancing is proposed, include a letter of interest, if possible, from a lender to provide financing. Clearlyindicate any public financial assistance such as loans or grants to be requested. Please provide oneelectronic and editable copy of the development budget including all underlying assumptions andformulas in Microsoft Excel format.





5. If rental housing units or commercial uses are included in the development proposal, respondentsmust provide an operating pro forma of at least 10 years for the building operation, including theassumptions underlying the income and expense projections, for each component. The pro formashould break out line items for all revenue streams and expense categories and should also clearlyindicate assumptions, if applicable, for rental rates, vacancy rates, operating expenses, growth rates,taxes, debt service, and capital reserves. Detailed pro formas in a format acceptable to Hennepin Countywill be required during the negotiation of a redevelopment agreement. Please provide one electronic

and editable copy of the pro forma including all underlying assumptions and formulas in Microsoft Excelformat.

6. If ownership housing is included in the development proposal, respondents must provide informationon proposed unit sizes, bedroom distribution, development costs, sales prices, etc.

7. A market study or other information documenting the demand for the proposed housing orcommercial uses.

8. A description of the public benefits that will result from the development, e.g. the creation or retention

of jobs (including the estimated number, type and wage levels), the creation of housing (particularly anyaffordable housing), tax base enhancement, the provision of retail goods and services, and/or activitiesthat generate visitors to the area or benefit the community.

9. A timeframe for development. The schedule should include the time needed to finalize financing,complete design, secure approvals and permits, prepare the site, start & complete construction, and startand complete occupancy and/or lease-up. Identify any conditions that must be met before the proposal

can become a reality.

10. Any other information that would help Hennepin County staff understand/evaluate the concept.

The contents of the proposal and any clarification to the contents submitted by the successful proposer maybecome part of the contractual obligation and be incorporated by reference into the contract between theselected developer and Hennepin County.

EVALUATION

Hennepin County staff may follow the review procedures as described in the Hennepin County Housingand Redevelopment Authority Administrative Guidelines for Real Property Acquisition and Disposition, ifapplicable.

An analysis of proposals will consider how well each proposal meets the objectives of the project and how

well proposers document the information required to be submitted in this RFP. The following criteria willbe applied, based on the indicated weighting (CRITICAL means of significant importance to a successfulresponse, and will be given a higher weighting; BASIC means a minimal requirement for consideration, and

will be given a lower weighting, but a proposal that does not meet one or more minimal requirements may,at the sole discretion of the County, not receive further consideration):

• Demonstrate how the proposal is consistent with the public purposes to be achieved from theInterchange Project and the timeline and design-build project delivery method of the InterchangeProject? (CRITICAL)





• Is the proposal consistent with Hennepin County policies? (BASIC)• Is the proposal consistent with local zoning and comprehensive plans, and if not, what does the

proposer intend to do to assure consistency? (BASIC)

• Does the proposal otherwise demonstrate sufficient understanding of, and compliance with, all ofthe requirements of this RFP? (BASIC)

• Is the proposed consideration consistent with the Fair Market Value for the interests being acquired?(CRITICAL)

• What are the Proposer’s identity, qualifications, experience and financial capacity in undertaking theproposal? (CRITICAL)

• What is the Proposer’s history with loan defaults, mortgage foreclosures, bankruptcies, litigation,code violations, tax delinquencies, etc.? (BASIC)

• What is the development cost and financing plan for the proposal? (CRITICAL)

• What is the level of private financing committed to the proposal, including equity and lendingsources? (CRITICAL)

• When will construction end begin and be completed? (BASIC)

• Does the proposal contain any unusual, unconventional, or risky development or financingconditions of a high-risk nature? (CRITICAL)

• What is the estimated impact of the proposal on County or local budgets and revenue collections?(BASIC)

• Does the proposal provide significant opportunities for public facilities, economic development,affordable housing, historic preservation or transit-oriented development? (CRITICAL)

An evaluation/review committee composed primarily of Hennepin County staff will review proposalsreceived by the RFP due date. The review committee may include representatives of other public or private

entities. The review committee will then make a recommendation as to which developer or developersbest meet the evaluation criteria for the project. If the governing board of Hennepin County, the HennepinCounty Regional Railroad Authority and/or the Hennepin County Housing and Redevelopment Authorityselects one or more development proposals for further consideration, staff will proceed to negotiate

with the selected developer or developers the terms of the proposed development partnership. Oncedevelopment contract terms have been negotiated and any further analysis completed, staff will return tothe board(s) of the appropriate authorities for any required public hearings or approvals.

Hennepin County reserves the right to reject any or all proposals or parts of proposals, to negotiatemodifications of proposals submitted, and to negotiate specific work elements with a proposer into a projectof lesser or greater magnitude than described in this RFP or the proposer’s reply.

RFP INQUIRIES

A pre-submission meeting is scheduled for Monday January 23, 2012 at 1 p.m. This meeting will give an

overview of the Project and answer questions regarding the Project. Questions and answers that are deemedmaterial to the Project will be documented and distributed as an addendum. Attendance at this meeting isencouraged but not required. The meeting will be held at:

Minneapolis Grain Exchange Building400 South 4th St - Suite 754 (7th Floor)

Minneapolis, MN 55415





During the Project procurement process, commencing with issuance of this RFP and continuing until award,

if any, of a contract for Development (or cancellation of the procurement), no employee, member or agentof any Proposer shall have any ex parte communications regarding this procurement with the HennepinCounty Board, the board of the Hennepin County Regional Railroad Authority, the board of the HennepinCounty Housing and Redevelopment Authority, the evaluation/review committee, staff, or consultants ofsame, regarding the matters discussed in this RFP, except for communications expressly permitted by the

contact persons listed in this section or expressly permitted by this RFP. Any Proposer engaging in suchprohibited communications may be disqualified at the sole discretion of Hennepin County.

Proposers’ questions, clarifications and other communications about the Project and the RFP process will bedirected to the persons listed in this section. Only written inquiries will be accepted by e-mail, subject titlemust say “Development RFP Proposer Request”:

E-mail: [email protected]: [email protected]

All inquires must be received no later than 4:00 p.m. Central Time, Friday, January 27, 2012. Telephone

inquiries will not be accepted. Answers to questions that pertain to all Proposers or that materially affect theRFP will be issued as an addendum. Hennepin County will, at its sole discretion, determine if an Addendumis required.

Hennepin County reserves the right to add, change, or delete any provision or statement in the RFP at anytime prior to the date for responses. If it becomes necessary to revise any part of the RFP, Addenda to theRFP will be posted on the County’s Purchasing and Contract Services website: http://www.hennepin.us/contractopportunities.

Hennepin County will also send a notice to all known potential Proposers who have contacted HennepinCounty or attended the pre-submission meeting. It is the responsibility of each prospective Proposer toassure receipt of all Addenda. To allow notice, if practicable, of any Addenda or other information regardingthis RFP, each Proposer may send its contact person’s name and e-mail address to the individuals listed inthis section.

GENERAL REQUIREMENTS

The selected developer or developers will be required to enter into contracts with the County, HCRRA and/or HCHRA and comply with any applicable requirements. These requirements vary depending upon the

type of development and the source and amount of public assistance, if any, and may include, withoutlimitation, the payment of prevailing wages for construction, the preparation of affirmative action plans,utilization of Disadvantaged Business Enterprises, compliance with the County’s apprenticeship training

programs, the City’s Small and Underutilized Business Program, applicable federal contracting andprocurement provisions, and all applicable reporting requirements associated with these programs.

RFP AND DEVELOPMENT TIMETABLE

This is the timetable that the County will be following for the Development RFP process, review of proposals

developer selection, and the start of development. However, this timetable is subject to change. The timingof some of the target dates subsequent to the submission of proposals may vary, depending upon thecomplexity of development proposals and financing plans and other factors.

mailto:ed.hunter%40theinterchange.net?subject=


http://www.hennepin.us/contractopportunities






mailto:ed.hunter%40theinterchange.net?subject=





Release of RFP (30-day response period) Tuesday January 3, 2012

Pre-proposal Meeting at Minneapolis Grain Exchange Monday, January 23, 2012, 1:00-2:00 P.M.Deadline for final questions on the RFP Friday, January 27, 2012, 4:00 P.M.Submission deadline for proposals Friday, February 3, 2012,11:30 A.M.County and City Review February 2012Negotiation and execution of development contract(s) March 2012 to April 2012

FEDERAL TRANSIT ADMINISTRATION (FTA) CLAUSES

The requirements described in this section may apply because The Interchange Project is funded in part

by the United States Department of Transportation (USDOT), Federal Transit Administration. These potentialrequirements are disclosed herein to alert Proposers to the need to comply with FTA requirements thatmay be deemed to be applicable. Different requirements may or may not apply to a Proposer based on thenature of the response and which development opportunities are covered in the response. If any of theprovisions in this article apply, they are in addition to and, unless inconsistent and irreconcilable, do notsupplant requirements found elsewhere in this RFP. If any requirement of this section is inconsistent witha provision found elsewhere in this RFP and is irreconcilable with such provision, the requirement in thissection shall prevail. As used herein, “Council” refers to the Metropolitan Council.

Fly America Requirements. The Proposer agrees to comply with 49 U.S.C. 40118 (the “Fly America Act”) inaccordance with the General Services Administration’s regulations at 41 CFR Part 301-10, which provide thatrecipients and subrecipients of Federal funds and their Proposers are required to use U.S. Flag air carriers forU.S. Government-financed international air travel and transportation of their personal effects or property, tothe extent such service is available, unless travel by foreign air carrier is a matter of necessity, as defined bythe Fly America Act. The Proposer shall submit, if a foreign air carrier was used, an appropriate certificationor memorandum adequately explaining why service by a U.S. flag air carrier was not available or why it wasnecessary to use a foreign air carrier and shall, in any event, provide a certificate of compliance with the Fly

America requirements. The Proposer agrees to include the requirements of this section in all subcontractsthat may involve international air transportation.

Energy Conservation. The Proposer agrees to comply with mandatory standards and policies relating toenergy efficiency which are contained in the state energy conservation plan issued in compliance with thefederal Energy Policy and Conservation Act.

Access to Records and Reports. The Proposer agrees to provide the Council, the FTA Administrator, theComptroller General of the United States, and any of their authorized representatives access to any books,

documents, papers and records of the Proposer which are directly pertinent to this contract for the purposesof making audits, examinations, excerpts, and transcriptions.

Proposer also agrees, pursuant to 49 C.F.R. 633.15, to provide the FTA Administrator or the Administrator’sauthorized representatives, including any project management oversight (PMO) Proposer, access toProposer’s records and construction sites pertaining to a major capital project, defined at 49 U.S.C. 5302(a)(1), which is receiving federal financial assistance through the programs described at 49 U.S.C. 5307, 5309, or5311.

The Proposer agrees to permit any of the foregoing parties to reproduce such documents by any meanswhatsoever or to copy excerpts and transcriptions as reasonably needed. In addition to any requirementsfor maintenance of project records and documents in other sections of this Contract, Proposer agrees to





maintain such records and documents until the FTA Administrator, the Comptroller General, or any of their

duly authorized representatives have disposed of all litigation, appeals, claims or exceptions arising from theperformance of this Contract.

Federal Changes. The Proposer shall comply with the required FTA clauses set forth in this contract andwith all applicable FTA regulations, policies, procedures and directives including, without limitation, those

listed directly or by reference in the agreement between the Council and FTA. The Proposer’s failure tocomply with applicable FTA regulations, policies, procedures, and directives, as they may be amended orpromulgated from time to time during the term of this contract, shall constitute a material breach of this

contract.

Recovered Materials. The Proposer agrees to comply with all the requirements of Section 6002 of theResource Conservation and Recovery Act (RCRA), as amended (42 U.S.C. 6962), including but not limited tothe regulatory provisions of 40 CFR part 247, and Executive Order 12873, as they apply to the procurementof the items designated in Subpart B of 40 CFR part 247.

No Obligation by the Federal Government. The Council and Proposer acknowledge and agree that,

notwithstanding any concurrence by the federal government in or approval of the solicitation or award ofthis Contract, absent the express written consent by the federal government, the federal government isnot a party to this Contract and shall not be subject to any obligations or liabilities to the Council, Proposer,or any other party (whether or not a party to the Contract) pertaining to any matter resulting from thisContract.

The Proposer agrees to include the preceding clause in each subcontract under this Contract, modified onlyto identify the subcontractor that will be subject to the provisions.

Program Fraud and False or Fraudulent Statements or Related Acts. The Proposer acknowledges that theprovisions of the Program Fraud Civil Remedies Act of 1986, as amended, 31 U.S.C. Section 3801 et seq., andUSDOT regulations, “Program Fraud Civil Remedies,” 49 CFR part 31, apply to its actions pertaining to thiscontract. Upon execution of this contract, the Proposer certifies or affirms the truthfulness and accuracy ofany statement is has made, it makes, it may make, or causes to be made, pertaining to the contract or theFTA-assisted project for which this contract work is being performed. In addition to other penalties that maybe applicable, the Proposer further acknowledges that if it makes, or causes to be made, a false, fictitious,or fraudulent claim, statement, submission, or certification, the Federal Government reserves the right toimpose the penalties of the Program Fraud Civil Remedies Act of 1986 on the Proposer to the extent the

Federal Government deems appropriate.

The Proposer also acknowledges that if it makes, or causes to be made, a false, fictitious, or fraudulent claim,

statement, submission, or certification to the Federal Government under a contract connected with a projectthat is financed in whole or in part with Federal assistance originally awarded by FTA under the authority of49 U.S.C. Chapter 53, the Federal Government reserves the right to impose the penalties of 18 U.S.C. Section1001 and 49 U.S.C. Section 5307(k)(1) and 49 U.S.C. Section5323(l), or other applicable federal law, on theProposer, to the extent the Federal Government deems appropriate.

The Proposer agrees to include the above language in each subcontract under this contract, modified onlyto identify the subcontractor that will be subject to the provisions.





Civil Rights. The following requirements apply to this Contract:

1. Nondiscrimination. In accordance with Title VI of the Civil Rights Act, as amended, 42 U.S.C. § 2000d,section 303 of the Age Discrimination Act of 1975, as amended, 42 U.S.C. § 6102, section 202 of theAmericans with Disabilities Act of 1990, 42 U.S.C. § 12132, and federal transit law at 49 U.S.C. § 5332, theProposer agrees that it will not discriminate against any employee or applicant for employment becauseof race, color, creed, national origin, sex, age, or disability. In addition, the Proposer agrees to comply

with applicable federal implementing regulations and other implementing requirements FTA may issue.

2. Equal Employment Opportunity. The following equal employment opportunity requirements applyto this Contract:

a. Race, Color, Creed, National Origin, Sex. In accordance with Title VII of the Civil Rights Act, asamended, 42 U.S.C. § 2000e, and federal transit laws at 49 U.S.C. § 5332, the Proposer agrees tocomply with all applicable equal employment opportunity requirements of U.S. Department of

Labor (U.S. DOL) regulations, “Office of Federal Contract Compliance Programs, Equal EmploymentOpportunity, Department of Labor,” 42 C.F.R. Parts 60 et seq., (which implement Executive Order No.

11246, “Equal Employment Opportunity,” as amended by Executive Order No. 11375, “AmendingExecutive Order 11246 Relating to Equal Employment Opportunity,” 42 U.S.C. § 2000e note), andwith any applicable Federal statutes, executive orders, regulations, and Federal policies that mayin the future affect construction activities undertaken in the course of this Contract. The Proposeragrees to take affirmative action to ensure that applicants are employed, and that employees aretreated during employment, without regard to their race, color, creed, national origin, sex, or age.Such action shall include, but not be limited to, the following: employment, upgrading, demotion or

transfer, recruitment or recruitment advertising, layoff or termination; rates of pay or other forms ofcompensation; and selection for training, including apprenticeship. In addition, the Proposer agreesto comply with any implementing requirements FTA may issue.b. Age. In accordance with section 4 of the Age Discrimination in Employment Act of 1967, as

amended, 29 U.S.C. §§ 623 and Federal transit law at 49 U.S.C. § 5332, the Proposer agrees torefrain from discrimination against present and prospective employees for reason of age. In addition,the Proposer agrees to comply with any implementing requirements FTA may issue.

c.Disabilities. In accordance with section 102 of the Americans with Disabilities Act, as amended,

42 U.S.C. § 12112, the Proposer agrees that it will comply with the requirements of U.S. EqualEmployment Opportunity commission, “Regulations to Implement the Equal Employment Provisionsof the Americans with Disabilities Act,” 29 C.F.R. Part 1630, pertaining to employment of persons withdisabilities. In addition, the Proposer agrees to comply with any implementing requirements FTAmay issue.

3. Inclusion in Subcontracts. The Proposer agrees to include the requirements of this Section 15.08 ineach subcontract under this contract, modified only to identify the subcontractor that will be subject tothe provisions.

Disadvantaged Business Enterprise (“DBE”). (FTA funding with DBE Goal)

1. Nondiscrimination. Pursuant to 49 CFR section 26.13, the Proposer, sub-recipient or subcontractorshall not discriminate on the basis of race, color, national origin, or sex in the performance of thiscontract. The Proposer shall carry out applicable requirements of 49 CFR part 26 in the award andadministration of DOT-assisted contracts. Failure by the Proposer to carry out these requirementsis a material breach of this contract, which may result in the termination of this contract or such





other remedy, as the Council deems appropriate. The Proposer shall include this requirement in all

subcontracts pursuant to this contract.

A DBE Participation Goal of 15% has been established for The Interchange Project.

2. Prompt Payment. The Proposer agrees to pay subcontractors within ten (10) calendar days of the

Proposer’s receipt of payment from the Council for undisputed services provided by the subcontractor. The Proposer agrees to pay subcontractors all undisputed retainage payments within ten (10) calendardays of the Proposer’s receipt of payment of retainage from the Council. The Proposer shall not

postpone or delay any undisputed payments owed subcontractors without good cause and withoutprior written consent of the Council. The Proposer agrees to include in all subcontracts a provisionrequiring the use of appropriate alternative dispute resolution mechanisms to resolve payment disputes.

The Proposer will not be reimbursed for work performed by subcontractors unless and until the Proposerensures that subcontractors are promptly paid for work they have performed. Failure to comply withthe provisions of this section may result in the Council finding Proposer in noncompliance with the DBEprovisions of this contract.

Incorporation of FTA Terms. Specific provisions in this contract include, in part, certain standard terms andconditions required by USDOT, whether or not expressly set forth in the contract provisions. All contractualprovisions required by USDOT, as set forth in 49 CFR section 18.36 and FTA Circular 4220.1F are herebyincorporated by reference. Notwithstanding anything to the contrary in this contract, all FTA mandatedterms shall be deemed to control in the event of a conflict with other provisions contained in this contract.

The Proposer shall not perform any act, fail to perform any act, or refuse to comply with any Council requestswhich would cause the Council to be in violation of the FTA terms and conditions.

National Intelligent Transportation Systems Architecture and Standards. To the extent applicable,

the Proposer agrees to conform to the National Intelligent Transportation Systems (ITS) Architecture andStandards as required by SAFETEA-LU § 5307(c), 23 U.S.C. § 512 note, and to comply with FTA Notice, “FTANational ITS Architecture Policy on Transit Projects” 66 Fed. Reg. 1455 et seq., January 8, 2001, and otherFederal requirements that may be issued.

Clean Water. The provisions of this section 15.11 apply only if the amount of this contract (including thevalue of any amendments thereto) exceeds $100,000.

The Proposer agrees to comply with all applicable standards, orders, or regulations issued pursuant to

the Federal Water Pollution Control Act, as amended, 33 U.S.C. Section 1251 et seq. The Proposer agreesto report each violation to the Council and understands and agrees that the Council will, in turn, reporteach violation as required to assure notification to FTA and the appropriate Environmental Protection

Agency (EPA) Regional Office. The Proposer also agrees to include these requirements in each subcontractexceeding $100,000 financed in whole or in part with Federal assistance provided by FTA.

Certification of Restrictions on Lobbying; Disclosure. The provisions of this Section 15.12 apply only if theamount of this contract (including the value of any amendments thereto) is equal to, or exceeds $100,000.

The Proposer certifies that no federal appropriated funds have been paid or will be paid by or on behalfof the Proposer for influencing or attempting to influence an officer or employee of any federal agency,a member of Congress, an officer or employee of Congress, or an employee of a member of Congress in





connection with the awarding of any federal contract, the making of any federal grant, the making of anyfederal loan, the entering into of any cooperative agreement, and the extension, continuation, renewal,amendment, or modification of any federal contract, grant, loan, or cooperative agreement. The certificationof this compliance (“Lobbying Restriction Certification”) submitted by Proposer in connection with thisproject is incorporated in, and made a part of, this contract.

The Proposer further certifies that, if any funds other than federal appropriated funds have been paid or

will be paid to any person for influencing or attempting to influence an officer or employee or any federalagency, a member of Congress, an officer or employee of Congress, or an employee of a member ofCongress in connection with the projects funded by the funds allocated to the Proposer in this agreement,the Proposer shall complete and submit to the Council, Standard Form-LLL, “Disclosure Form to ReportLobbying,” in accordance with its instructions.

The Proposer certifies that it will require the language of this certification be included in the awarddocuments for any subcontracts equal to or in excess of $100,000.00 under this agreement, and that all

subcontractors shall certify and disclose accordingly to the Proposer. All certifications and disclosures shallbe forwarded to the Council by the Proposer.

The certifications referred to in this section (including the “Lobbying Restriction Certification” submitted byProposer in connection with this project and incorporated in, and made a part of, this contract) are materialrepresentations of fact upon which the Council relies when this contract is made.

Clean Air. The provisions of this section 15.13 apply only if the amount of this contract (including the valueof any amendments thereto) exceeds $100,000.

The Proposer agrees to comply with all applicable standards, orders, or regulations issued pursuant to theClean Air Act, as amended, 42 U.S.C. section 7401 et seq. The Proposer agrees to report each violation to theCouncil and understands and agrees that the Council will, in turn, report each violation

as required to assure notification to FTA and the appropriate Environmental Protection Agency (EPA)Regional Office. The Proposer also agrees to include these requirements in each subcontract exceeding$100,000 financed in whole or in part with Federal assistance provided by FTA.

Integrity Certification. The provisions of this section 15.14 apply only if the amount of this contract(including the value of any amendments thereto) exceeds $25,000.

By signing this contract, the Proposer certifies that neither it nor its principals is presently debarred,suspended, proposed for debarment, declared ineligible, or voluntarily excluded from participation in thiscontract by any Federal department or agency. This certification is a material representation of fact upon

which the Council relies in entering this contract. If it is later determined that the Proposer knowinglyrendered an erroneous certification, in addition to other remedies available to the Federal Government ,the department or agency with which this transaction originated may pursue available remedies, including

suspension and/or debarment. The Proposer shall provide to the Council immediate written notice if at anytime the Proposer learns that its certification was erroneous when submitted or has become erroneous byreason of changed circumstances.

Seismic Safety Requirements. The Proposer agrees that any new building or addition to an existingbuilding will be designed and constructed in accordance with the standards for Seismic Safety required in





Department of Transportation Seismic Safety Regulations 49 CFR part 41 and will certify compliance to theextent required by the regulation. The Proposer also agrees to ensure that all Work performed under thisagreement including work performed by a subcontractors is in compliance with the standards required bythe Seismic Safety Regulations and the certification of compliance issued on the project.

Rights in Data and Patent Rights. The following requirements apply to each contract involvingexperimental, developmental, or research work:

1. The term “subject data” used in this contract means recorded information, whether or not copyrighted,that is delivered or specified to be delivered under the contract. The term includes graphic or pictorialdelineation in media such as drawings or photographs; text in specifications or related performance ordesign type documents; machine forms such as punched cards, magnetic tape, or computer memoryprintouts; and information retained in computer memory. Examples include, but are not limited to:computer software, engineering drawings and associated lists, specifications, standards, process sheets,manuals, technical reports, catalog item identifications, and related information. The term “subjectdata” does not include financial reports, cost analyses, and similar information incidental to contract

administration.

2. The following restrictions apply to all subject data first produced in the performance of the contract towhich this attachment has been added:

a. Except for its own internal use, the Proposer may not publish or reproduce subject data in whole orin part, or in any manner or form, nor may the Proposer authorize others to do so, without the writtenconsent of the Federal Government, until such time as the Federal Government may have eitherreleased or approved the release of such data to the public; this restriction on publication, however,does not apply to any contract with an academic institution.

b. In accordance with 49 CFR section 18.34 and 49 CFR section 19.36, the Federal Governmentreserves a royalty free, non exclusive and irrevocable license to reproduce, publish, or otherwise use,and to authorize others to use, for “Federal Government purposes,” any subject data or copyrightdescribed in subsections (2)(b)1 and (2)(b)2 of this paragraph below. As used in the previous

sentence, “for Federal Government purposes,” means use only for the direct purposes of the FederalGovernment. Without the copyright owner’s consent, the Federal Government may not extend itsFederal license to any other party.

1. Any subject data developed under that contract, whether or not a copyright has been

obtained; and2. Any rights of copyright purchased by the Proposer using Federal assistance in whole or in partprovided by FTA.

c. When FTA awards Federal assistance for experimental, developmental, or research work, it is FTA’sgeneral intention to increase transportation knowledge available to the public, rather than to restrictthe benefits resulting from the work to participants in that work. Therefore, unless FTA determines

otherwise, the Proposer performing experimental, developmental, or research work required bythe underlying contract to which this attachment is added agrees to permit FTA to make availableto the public, either FTA’s license in the copyright to any subject data developed in the course of

that contract, or a copy of the subject data first produced under the contract for which a copyrighthas not been obtained. If the experimental, developmental, or research work, which is the subjectof the underlying contract, is not completed for any reason whatsoever, all data developed underthat contract shall become subject data as defined in subsection (a) of this paragraph and shall bedelivered as the Federal Government may direct. This subsection (c) , however, does not apply toadaptations of automatic data processing equipment or programs for the Proposer’s use whose costs





are financed in whole or in part with Federal assistance provided by FTA for transportation capitalprojects.d. Unless prohibited by state law, upon request by the Federal Government, the Proposer agreesto indemnify, save, and hold harmless the Federal Government, its officers, agents, and employeesacting within the scope of their official duties against any liability, including costs and expenses,resulting from any willful or intentional violation by the Proposer of proprietary rights, copyrights, orright of privacy, arising out of the publication, translation, reproduction, delivery, use, or disposition

of any data furnished under that contract. The Proposer shall not be required to indemnify theFederal Government for any such liability arising out of the wrongful act of any employee, official, oragents of the Federal Government.e. Nothing contained in this paragraph on rights in data shall imply a license to the FederalGovernment under any patent or be construed as affecting the scope of any license or other rightotherwise granted to the Federal Government under any patent.f. Data developed by the Proposer and financed entirely without using Federal assistance provided bythe Federal Government that has been incorporated into work required by the underlying contract to

which this attachment has been added is exempt from the requirements of subsections (b), (c), and(d) of this paragraph, provided that the Proposer identifies that data in writing at the time of delivery

of the contract work.g. Unless FTA determines otherwise, the Proposer agrees to include these requirements in eachsubcontract for experimental, developmental, or research work financed in whole or in part withFederal assistance provided by FTA.

3. Unless the Federal Government later makes a contrary determination in writing, irrespective of theProposer’s status (i.e. , a large business, small business, state government or state instrumentality, local

government, nonprofit organization, institution of higher education, individual, etc.), the Proposeragrees to take the necessary actions to provide, through FTA, those rights in that invention due theFederal Government as described in U.S. Department of Commerce regulations, “Rights to InventionsMade by Nonprofit Organizations and Small Business Firms Under Government Grants, Contracts and

Cooperative Agreements,” 37 CFR part 401.

4. The Proposer also agrees to include these requirements in each subcontract for experimental,developmental, or research work financed in whole or in part with Federal assistance provided by FTA.

The following requirements apply to each contract involving experimental, developmental, or researchwork:

1. If any invention, improvement, or discovery is conceived or first actually reduced to practice inthe course of or under the contract to which this attachment has been added, and that invention,improvement, or discovery is patentable under the laws of the United States of America or any foreign

country, the Proposer agrees to take actions necessary to provide immediate notice and a detailedreport to the Council until FTA is ultimately notified.

2. Unless the Federal Government later makes a contrary determination in writing, irrespective of theProposer’s status (a large business, small business, state government or state instrumentality, localgovernment, nonprofit organization, institution of higher education, individual), the Proposer agreesto take the necessary actions to provide, through FTA, those rights in that invention due the FederalGovernment as described in U.S. Department of Commerce regulations, “Rights to Inventions Made by



Nonprofit Organizations and Small Business Firms Under Government Grants, Contracts and CooperativeAgreements,” 37 CFR part 401.

3. The Proposer also agrees to include the requirements of this paragraph in each subcontract forexperimental, developmental, or research work financed in whole or in part with Federal assistanceprovided by FTA.

END OF REQUEST FOR PROPOSALS

Hennepin County is committed to the policy that all persons shall have equal access to its programs,facilities, and employment without regards to race, color, creed, religion, national origin, sex, age, maritalstatus, disability, public assistance status, veteran status, or sexual orientation.



Hennepin County

Interchange Project



Request for Proposals Development OpportunityJanuary 3, 2012

Attachment A Interchange Drawings

December 6, 2011A 1.1 Overall Site Plan

A 1.4 Partial Site Plan

A 2.1 First Floor Reference Plan

A 2.2 Second Floor Reference Plan

A 2.3 Upper Plaza Reference Plan

A 2.4 First Floor Plan - Parking Ramp Area A

A 2.5 First Floor Plan - Parking Ramp Area B

A 2.7 Second Floor Plan - Parking Ramp Area A

A 2.8 Second Floor Plan - Parking Ramp Area B

A 3.1 Exterior Elevations

A 3.2 Building Sections

Purchasing and Contract Services

Hennepin County Government Center, A-1730



























Hennepin County

Interchange Project



Request for Proposals Development Opportunity

January 3, 2012

Attachment B

Draft Urban Design Guidelines

December 28, 2011

Purchasing and Contract Services

Hennepin County Government Center, A-1730





Hennepin County Interchange ProjectUrban Design Guidelines

Minneapolis, MinnesotaHennepin County Project Number: 7330014

DRAFTDecember 28, 2011





Urban Design Guidelines

Table of Contents | i

Table of Contents

1. Executive Summary .............................................................................1

2. Project Background .............................................................................3

A. Project Definition .................................................................................................................... 3

B. Project Context ........................................................................................................................ 4

C. Project Vision and Guiding Principles ............................................................................. 5

3. Design Guidelines Introduction .........................................................7

A. Introduction .............................................................................................................................. 7

B. Document Purpose ................................................................................................................ 7

C. Site Context............................................................................................................................... 7

D. Process ...................................................................................................................................... 10

4. Underlying Assumptions ...................................................................11

A. Introduction ............................................................................................................................... 11

B. Underlying Assumptions .......................................................................................................11

5. Core Elements ....................................................................................12

A. Introduction ............................................................................................................................ 12

B. Core Elements ........................................................................................................................ 12

6. Design Character................................................................................15

A. Introduction ............................................................................................................................ 15B. Design Approach .................................................................................................................. 18

C. Buildings, Structures, and Core Elements .................................................................... 19

7. Public Open Space Activation – Features and Amenities ...............23

A. Introduction ............................................................................................................................23

B. Need ..........................................................................................................................................23

C. Goal ............................................................................................................................................24

D. Key Criteria for Activation ..................................................................................................24

E. Public Open Spaces of The Interchange .......................................................................26

F. Activation – Classification and Functional Use Description ..................................31

8. Appendix ............................................................................................35

A. Reference Documents.........................................................................................................35

B. Community Survey Data ....................................................................................................35

C. Public Open Space Activation – Potential Features and Amenities ....................37






Executive Summary | 1

1. Executive Summary

Project Background

Located adjacent to Target Field at the confluence of Hiawatha Light Rail, Northstar Commuter Rail, and local and

regional bus service, The Interchange will serve as the primary mulitimodal transportation hub in Minneapolis, and

supports the Twin Cities’ two-hub regional transportation network. With a visionary, forward-thinking approach,

community-led guidance, and a context-sensitive inspired design, this transit facility has the potential to

become a defining landmark and gateway to Minneapolis, a local activity center, and a catalyst for growth

and development in the surrounding community. The vision for the site is grand and the expectations are high

as the site represents a rare opportunity and a unique design challenge. To ensure that The Interchange meets and

exceeds these lofty goals, a vision statement and eleven (11) guiding principles have been established through an

extensive public involvement process, and should be consulted continuously throughout the design process.

Design Guidelines Introduction The Interchange Urban Design Guidelines are a set of design standards that have been created to: (1) Ensure the

site is designed in a manner consistent with the community vision; (2) Provide for successful public open spaces

– fully activated community places; and (3) Establish the look and feel of the project as it fits into the surrounding

neighborhoods.

The guidelines are not intended to be comprehensive; they instead establish boundaries within which the

contractor will be free to operate. Guidance is provided to help shape the function and quality of The

Interchange, as well as identify the public and private spaces on the site. The section provides an overview of

the context along with a description of the process used to develop the document, which included a public survey,

oversight by an advisory group of public and private sector representatives, and feedback from a working group of

elected officials .

Underlying Assumptions

The section establishes eight (8) assumptions that provide a basis of understanding for planning and design,

and for community and agency roles and responsibilities toward the long term success of The Interchange.

The list includes a set of rules for care and maintenance by agency, requirements for stormwater management and

public art, and an outline of the regulatory controls which govern the design.

Core Elements

The final section provides a list and description of the project’s core site and urban design elements that shall be

integrated into the project’s plazas. Each element directly supports activation of the plazas for daily use in all

seasons. The design and selection of these core elements shall be complementary to the character of the site.




2 | Executive Summary

Design Character

The site is at the center of several influential urban districts and activities, all of which have a bearing on The

Interchange design architecture and urban design. Rather than emulate any particular single style, TheInterchange should be developed to be visually distinctive and iconic yet complementary to its adjacent

districts and activities. This section provides a guide to the design character of The Interchange and identifies

specific strategies to express this character through the buildings, structures, and core elements.

Public Open Space Activation – Features and Amenities

Activation of the public open spaces is a primary goal; something should always be happening. To be

successful, the public spaces must be inviting, diverse, sustainable, safe, and multi-seasonal. Each of the three open

spaces/plazas within The Interchange has unique attributes, or characteristics, which influence activation strategies

and development. This section identifies direction for activating each of the three public open spaces (Upper, Mid

and Lower Plazas), based on the unique attributes of each space and guidance provided through the stakeholder

involvement process. It includes a classification and a general description of the anticipated functional of each. A

non-exclusive list of potential features and amenities are provided within the Appendix.

Upper Level – ‘Entertainment and Events’

− The largest public area, this plaza most directly serves the light rail and commuter rail transit functions.

Activation strategies may include use of the public open space for larger, programmed community

events

Mid-Level – ‘Relaxation and Interaction’

− This level provides vehicular access to the upper parking level, and includes the vertical circulation

connections from 5th Street N/5th Avenue N to the upper plaza. This public space may serve as alocation for casual seating, resting, eating and interaction – passive activities

Lower Level – ‘Community Green’

− This level provides vehicular access to the lower parking level, and includes the vertical circulation

connections from 5th Street N/6th Avenue N to the mid- and upper plaza, and may primarily serve as a

central location for informal neighborhood gathering and connecting




Project Background | 3

2. Project Background

A. Project Definition

After more than a decade of planning, The Interchange will soon serve as a regional nexus for nearly all modes

of transportation, as well as an anchor facility for investment in downtown Minneapolis. Identified as one of two

regional multimodal hubs in the Twin Cities by both MnDOT and the Metropolitan Council, The Interchange is

currently the connection point between Hiawatha Light Rail, Northstar Commuter Rail, and regional bus service.

Currently nearly 250 train arrivals and departures and 1,900 bus operations daily serve the community at this

location, and by 2014 the service levels will increase with 250 additional train arrivals and departures with the

opening of Central Corridor LRT. In the future, Southwest LRT, Bottineau Corridor, additional commuter rail,

intercity rail, and high speed rail will likely connect through The Interchange, bringing up to 20,000 passengers

daily to the site.

Image 1 – The Interchange is located at the convergence of multiple passenger rail lines and transitways.




4 | Project Background

Because it is immediately adjacent to Target Field, the Target Center, the Hennepin Theater District, the Minneapolis

Farmers Market, the Mississippi River, the Cedar Lake Bike Trail, and dozens of restaurants in the Minneapolis

Warehouse Historic District, the popularity of the area is clear. With a visionary, forward-thinking approach,

community-led guidance, and a context-sensitive, inspired design, The Interchange has the potential to quicklybecome a defining landmark of the Twin Cities and a catalyst for growth and development.

B. Project Context

Bounded by 5th Street, 6th Avenue, 7th Street, and the BNSF freight rail corridor, The Interchange project site

is adjacent to the Minneapolis Warehouse Historic District, which is listed on the National Register of Historic

Places (NRHP) and is also locally designated. Facilitated by direct connectivity to the railroads, the warehouse

district developed during the late nineteenth and early twentieth centuries, establishing Minneapolis as a major

distribution and employment center for the upper Midwest. Taken together, the buildings, bridges, loading docks,

streets, alleys, and rail corridors convey the cultural and historical significance of the area, telling a story of how

downtown grew and developed.

From these beginnings as an industrial warehousing center, Minneapolis has grown into a modern, dynamic city,

consistently ranked among the most livable cities in the U.S. As a gateway to the Twin Cities, The Interchange

should celebrate the past, present, and future. A number of guiding documents have been developed and are

available to help shape growth in the area, including the Warehouse District Design Guidelines (2010), the North

Loop Small Area Plan (2010), the Minneapolis Plan for Sustainable Growth (2009) and the Downtown Minneapolis

Park Space Initiative (2009). All of these plans should be used for guidance and direction to ensure that the facility

fits into the surrounding communities.

Image 2 – Many adjacent urban districts, structures, and activities bound The Interchange site.




Project Background | 5

Much like the surrounding neighborhoods, The Interchange is not a static space, and must have the ability to evolve

over time in response to growth and demand. While the initial design must accommodate both Central Corridor

(2014) and anticipate the arrival Southwest LRT (currently estimated to be in 2018), the characteristics and timelines for

Bottineau, additional commuter rail, and intercity passenger rail are all in flux and changing rapidly. Today, it is clear thatMinneapolis needs an efficient transit hub. Over the next half-century, the needs of the community will change, and The

Interchange must have the ability to expand and adapt without placing limits on the growth potential of the area.

C. Project Vision and Guiding Principles

As part of the Environmental Assessment for The Interchange project, an extensive public involvement process

was developed in order to share information about the project and collect public input on the vision and design

options. Information was shared via a project website, promotional posters, a voluntary project email list, and a

mailing list of all property owners with a one-half mile radius of the site. In all, six meetings were held to specifically

obtain public input on the vision and design options:

Stakeholder Meetings: September 29, 2010 – Marketed toward local agencies and organizations with a clearstake in the project, three separate stakeholder meetings were held at the Hennepin County Environmental

Services Building. Attended by approximately 50 local stakeholders throughout the day, the sessions all offered

an overview presentation, display boards, a walking tour of the site, and a visioning session.

Public Meeting: December 7, 2010 – A public open house held in the Minnesota Ballpark Tour Theatre

provided an overview presentation and display boards outlining the purpose and need, environmental process,

and initial design criteria and concepts. Over 80 people attended.

Design Workshop: January 5-6, 2011 – A two-day design workshop was held in order to engage architects,

engineers, other design professionals, along with a variety of local business owners and residents in a

discussion of two track design options under consideration. More than 50 design professionals attended,

providing input of design elements that would reflect the interests of the community of the community and

context of the neighborhoods.

Based on input from these public meetings and write-in comments, a project vision statement was crafted to

capture the desires of the community and guide the design process moving forward:

The Interchange will be an active place, accommodating the interchange of

people through the area, but will also be a destination. It will provide connections

in all directions to the City of Minneapolis, Hennepin County, and region, while

serving as a local gateway to the neighborhoods. The Interchange will be visually

inviting, iconic, and beautiful, yet functional as it will provide open space for the

movement and assemblage of people. It will be grand, yet designed to a human

scale. The Interchange will be a catalyst and an asset for future development and

transportation connectivity.




6 | Project Background

In addition to an overarching vision for what The Interchange should be, a set of guiding principles needed to

be established to create a framework for the design process. Starting with the vision statement, the following

principles were established based on guidance from local policy leaders serving as members of The Interchange

Working Group, the Project Management Team, local agency coordination, and locally applicable policy documentsincluding the North Loop Small Area Plan and the Minneapolis Plan for Sustainable Growth.

The Interchange must:

Facilitate transit services

Become an asset to the surrounding community

Be adaptable to the future

Fit into the surrounding environment

Provide ease of movement in and around the area

Provide a sense of safety and security

Be a catalyst for growth

Provide year-round activity

Incorporate sustainable practices

Seamlessly integrate with the Ballpark

Be compatible with local zoning and adopted area plans




Design Guidelines Introduction | 7

3. Design Guidelines Introduction

A. Introduction

Recognizing the role that The Interchange will play in the development of the region over the coming years,

it becomes necessary to look at the site holistically and prioritize community demands. The Interchange

is a multimodal hub first and foremost–connectivity, ease of movement, and queuing spaces must not be

compromised. However, not all of the public open spaces within the project limits are required to exclusively

support those functions. Therefore, significant efforts were made to reach out to the community to determine

what features and amenities would have the greatest potential to activate the site and help achieve the vision and

guiding principles established above. An analysis of the spatial requirements of some of the most popular features

was then carried out in order to determine what the site could feasibly accommodate without impeding the natural

flow through the site and placing constraints on queuing requirements during peak times.

B. Document Purpose The Interchange Urban Design Guidelines are a set of design standards that have been created to:

Ensure the site is developed in a manner consistent with the community vision.

Provide for successful public open spaces – fully activated community places.

Establish the look and feel of the project as it fits into the surrounding neighborhoods.

The guidelines are intended to provide general design direction as to the overall design character, public open

space activation (features and amenities), and core element identification, as an introduction to the technical

requirements of the project specifications within the Design-Build RFP. The guidelines are not meant to be

comprehensive; instead, they should be used to establish boundaries within which the Design-Build team is freeto operate. Guidance is provided to help shape the function and quality of The Interchange, as well as identify the

public and private spaces on the site. The guidelines are meant to serve a wide audience including the Design-Build

team, policy makers, community stakeholders and the general public. The document will serve as a tool both for

the initial site design, as well as modifications and design updates based on changing demand and community

characteristics. It is also meant to serve as an accessible document outlining the vision and conveying the potential

role that the facility may play in the development of the region in the coming decades.

C. Site Context

Site Conditions – The Interchange site - specifically the proposed facilities which these guidelines address, - is

bounded on by 5th Street to the north, 6th Avenue to the west, the Hennepin Energy Recovery Center (HERC)

to the south, and the BNSF freight line corridor to the east.




8 | Design Guidelines Introduction

The character of the site is strongly influenced by the adjacent urban districts, structures and activities. Across

5th Street (to the north) is the City of Minneapolis Warehouse Historic District, with the multi-story Ford Center

immediately adjacent. The HERC facility dominates most of the southern edge of the site and shares a common

edge. To the east and connected at the upper level is Target Field and the promenade, the vertical circulatorbuilding (egg) and the Hiawatha LRT platform.

The existing site generally slopes from east to west, with an approximate grade drop of 34 feet. This grade

differential means there are both opportunities and constraints related to improvement choices and their

configuration. Opportunities include ‘tuck-under’ multiple parking levels and lower level HERC offices, elevated

rail platforms which eliminate rail crossing conflicts, and multiple open space designs. Constraints include

reduced visual continuity and accessibility between these multiple open spaces, increased vertical circulation

elements, and potential pedestrian and vehicle conflicts.

Site Access – The Interchange site is accessible by a number of transit modes and from a number of locations,

described below as:

− Vehicular – 6th Avenue to the west and 5th Street to the north provide the primary vehicular access to

the site. Access to parking structures within the site will be from 6th Avenue and 5th Street. Passenger

vehicle access to the site should be organized in a way to minimize impact with pedestrian spaces. Care

should be given to developing a strategy which allows safe movement of pedestrians on the site and

around vehicular activities. Delivery and service vehicles shall have restricted access to the site from 6th

Avenue. This access should be configured to minimize impact with publicly accessible spaces.

− Pedestrian – Site boundaries along 6th Avenue and 5th Street shall retain public sidewalks with

signalized crosswalks at street intersections. Access to each of the various plaza levels should be

available directly and clearly visible from 5th Street as well as inter-plaza connectivity via stairs and

ramps.

− Transit passengers – Northstar commuter rail and Hiawatha light rail passengers shall have access

vertically through the site via the existing “egg” vertical circulator and the proposed “egg” located

adjacent to the proposed LRT platform on the site. Transit passengers will also have access to Target

Field, 5th Street and all plaza levels on the site via the vertical circulators.

− Target Field event goers – Direct, level access from the Target Field promenade to the upper plaza shall

be provided. Additionally, access from Target Field to all plaza levels shall be provided via the vertical

circulator “eggs” and additional means as indicated, at a minimum.




Design Guidelines Introduction | 9

Proposed Infrastructure and Facilities – The site plan image above illustrates the location and configuration

of the facilities proposed for The Interchange site, which include:

− Light Rail Platforms and Canopies

− Elevated Guideway Bridge

− Vertical Circulation Elements

− Bus and Passenger Vehicle Loading Areas

− Parking Structure

− HERC Administration Building

− Finished Public Plaza and Sidewalk Spaces

Image 3 – A number of infrastructure improvements are currently proposed for The Interchange.




10 | Design Guidelines Introduction

D. Process

The guidelines have been developed through a process which included community and stakeholder involvement

and input. The following identifies the three primary groups involved and a summary of their input:

Community Survey – The Urban Design Guidelines Survey was created to allow the community to share

a vision for the look and feel as well as potential functions and features for the open spaces within The

Interchange. Is there a strong desire for an entertainment venue, or an urban garden? Is it important for

The Interchange to serve as a year-round activity hub, or as a welcoming transitional space? What are some

important community assets that are currently unavailable in the area?

A summary of the process and results of the community survey is located within the Appendix.

Advisory Group – An Urban Design Advisory Group (UDAG) was established to assist with feedback and

comments on the development of the Urban Design Guide. The UDAG included public and private sector

representatives. The Advisory Group met on three occasions, providing reaction and feedback on optionalactivation opportunities for each plaza, influencing factors for the overall project character and refining the

core elements integrated into the public open spaces.

Interchange Working Group – The Interchange Working Group (IWG) is an established stakeholder group

supporting the overall progress and process of The Interchange project. After each Urban Design Advisory

Group meeting, a presentation was provided to the IWG to receive their reaction and feedback on the progress

of the development of the urban design guidelines. Key factors for this group, predominately comprised

of elected officials , are the need to activate the site and the need to create seamless connectivity to the

neighborhoods while meeting the overall intent of the project which is to support a positive experience for

transit riders.

Image 4 – Urban Design Guidelines Project Schedule.




Underlying Assumptions | 11

4. Underlying Assumptions

A. Introduction

In order to move forward with the design, review, acceptance and ultimate implementation of The Interchange’s

improvements, certain key assumptions must be made and clearly communicated. These assumptions provide the

basis of understanding for community and agency roles and responsibilities toward the long term success of The

Interchange.

B. Underlying Assumptions

The development of these Urban Design Guidelines considered the following underlying assumptions:

These Urban Design Guidelines are intended to provide general guidance for the design of the project’s

architectural and urban design components.

Hennepin County will operate and maintain all public open spaces, vertical circulation facilities, and permanent

public restrooms. This may change in the future, dependent on RFP for on site development, naming rights, and

parking interests.

Metro Transit will operate and maintain all transit facilities, including the light rail platform and all transit related

amenities.

The Interchange Project Office (Hennepin County) will prepare and issue a separate RFP which may provide

an opportunity for single or multiple team(s) to submit proposals for plaza sponsorship, naming rights, future

development, and parking lease or management.

Design of transit facilities will conform to Metro Transit criteria, specifically the Central Corridor Light Rail Design

Criteria and the draft Regional Transitway Guidelines.

Public art is a requirement for the project, and may be considered for all levels of The Interchange project. A

separate solicitation for artists will be made by Hennepin County in 2012.

Innovative and integrated storm water management systems are an important part of this project. The

Mississippi Watershed Management Organization has established minimum (baseline) storm water

management requirements for this project. Additional best management practices (BMPs) and related

strategies shall result in funding participation by the watershed and other agencies.

There are a number of regulatory controls which shall govern the design of this project. They include but are

not limited to: Americans with Disabilities Act (ADA); City of Minneapolis Zoning Code and Plaza Standards; and

others as identified within the Reference Document section of the Appendix.




12 | Core Elements

5. Core Elements

A. Introduction

This section provides a list and description of the project’s core site and urban design elements that shall be

integrated into the project’s public open spaces/plazas. Each of these elements directly supports activation of the

plazas for all seasons and daily use.

The design and selection of these core elements shall be complementary, and respond to the established character

of the project as identified within the Design Character section of these guidelines

Additional technical requirements for these elements are provided within The Interchange project’s Design-Build

RFP. Applicable reference documents, which provide regulatory requirements and additional design guidance are

provided within the Appendix.

B. Core Elements

Open Space –Each of the three public open spaces/plazas shall be designed with limited overhead

obstructions, and should be generally open to the sky.

Coverings and Shade – Canopies, awnings, marquees associated with structures, and trees on the plazas

should be designed to provide for shade, be inviting to the public, and respond to the project’s design

character.

Sidewalks – Sidewalk materials and finishes shall be integrated seamlessly into the adjacent plaza pavements-

treated as plaza extensions up to the back of curb.

Plaza Pavements – With the exception of landscaped areas, plazas shall be surfaced with durable anddecorative materials, equal to or better than existing Target Field promenade materials. Plaza pavements shall

be consistent between each of the three plaza levels.

Driveway Pavements – Driveways that cross-through plazas should be integrated using materials and finishes

which match or are complementary to the adjacent plaza surfaces. Additional safety features may be necessary

to delineate the driveway, which could include low curbing, pavement strips, bollards, lighting effects, and

audible warning devices.

Steps – Visibility, configuration and orientation of the steps are critical to creating a welcoming effect from

street level and neighborhoods. Providing an immediate understanding of points of entry and access is vital

to creating linkage from 5th Street and 6th Avenue. Consider step configurations which integrate seating

and relaxing, and opportunities for informal presentations. Safety lighting and visual effects lighting could beintegrated into the steps to support wayfinding and safety.

Seating – The provision of abundant, well-designed, and comfortable seating is one of the most critical

elements of public plaza design. Carefully consider the variety, dimensions, location, and configuration of

seating with the intent to maximize opportunities for comfortable and convenient seating that emphasizes

social interaction, and activation.




Core Elements | 13

To help with activation and usage on the public plaza areas, a variety of seating is recommended, including

moveable seating, fixed individual seats, fixed benches, seat walls, planter ledges, and seating steps. Seating

shall also be selected and configured in close proximity to one another to facilitate social interaction. The

seating should reflect the overall character of the project, distinct seating can be reflected for each plaza’scharacter and usage.

Lighting – The design of area lighting and the selection of lighting units is an important element within

The Interchange site. Lighting should be inviting and warm in appearance, and the fixtures selected should

complement and reinforce the overall design character. In addition, all lighting within the public plaza must be

shielded to avoid impacts on nearby residential units.

Special effects lighting should also be considered to enhance features and / or elements (landscaping

enhancements, bridge, special event lighting) within the project and abutting properties (i.e.: HERC). Consistent

and complementary lighting features, elements, sources, and levels is encouraged between all plazas and

placement throughout the project area.

Electrical Power – To support activation in open public spaces, conveniently located and a frequent supply of

electric power outlets should be integrated into plaza elements.

Transit Amenities – Transit ticketing kiosks will need to be accommodated and coordinated with other plaza

features and amenities on the upper and lower plazas. These kiosks shall meet the requirements of Metro

Transit and be located to not hinder movement and activation on each of the plazas.

Bicycle Facilities – To support the movement and usage of the plazas by bicycle users, sufficient and

complementary-designed bicycle racks, bicycle storage, bike slides or troughs at stairs should be integrated

into the project on all three plaza levels.

Railings – Railings provide fall protection and help manage the movement of people within The Interchangesite. Railing materials should be consistent with high quality fencing materials used at Target Field.

Fencing – Decorative fencing shall be compatible and complementary to railings and the project’s overall

design character.

Screening – Screening of equipment, walls and / or buildings offer an opportunity to use landscaping and / or

best management practices for water quality management. This type of screening should be considered for this

project to enhance open space, green the project and to shield possible unsightly features.

Signage and Wayfinding – Wayfinding (non-regulatory/prohibition signage) should be provided to help guide

users to and through The Interchange site. The placement of wayfinding should provide directions to all modes

of transportation, nearby destinations and features within and adjacent to the project area. Wayfinding signageshould be designed to both respond to and complement the design character of The Interchange, and work

with Metro Transit wayfinding design standards established for the Central Corridor Light Rail project.

Restrooms – Permanent restroom facilities should be provided for daily use. It is not intended that these

restrooms accommodate larger, special events.




14 | Core Elements

Trash Receptacles – The selection and placement of trash receptacles should be integrated with the project’s

design character. The waste disposal should integrate recycling opportunities and possible option to integrate

directly into the HERC facility for garbage disposal. Trash receptacles should be placed on each plaza level and

be integrated into the plazas at locations that are visible yet respectful to the surroundings.

Drinking Fountains – Public drinking fountains support a basic need for the public, especially during peak

events and hot summer months. Drinking fountains shall be included at each of the three levels, and shall

be visible from an adjacent public street, public sidewalk or public pathway. Drinking fountains shall include

separate dispensers for water bottle filling and pet watering.

Landscaping and Irrigation – Trees and other plantings are essential components of successful and enjoyable

public spaces. The selection of plant materials and the design of the landscape features shall complement the

design character of the project. Automatic irrigation systems shall be included to maintain all landscapes.

Public Art – Public art is required, and should be integrated into the project. Consideration should be given for

defined areas illustrated as being interim due to future development. Art placed in this lower plaza will need tobe movable to other areas on site, as it is not federally funded. Early 2012 the project office will solicit for public

art interests on the project site based on an acceptable design provided by the selected design build team.

Water Features – Water features should be considered, to provide opportunities for cooling and interaction.

Misting structures can provide relief during hot summer months. These water features could be linked to site

stormwater best management practices.

Cameras/Security – Public spaces and plazas integrate security and cameras into their poles and structures.

This project is to integrate cameras and related security technology to enhance management, operations and

safety on the sites.

Wi-Fi – Wireless internet provisions, or Wi-Fi should be provided.




Design Character | 15

6. Design Character

A. Introduction

This section provides a guide to the design character that should be integrated into The Interchange. The design

character is not prescriptive, but helps establish the design intent for the overall look and feel of the project.

The site is at the confluence of several influential urban districts and activities, all of which have a bearing on The

Interchange design architecture and urban design:

Minneapolis Warehouse Historic District

Designated by the City of Minneapolis and on the National Register of Historic Places, the Minneapolis Warehouse

Historic District encompasses a concentration of the warehousing industry at the turn of the last century and

its relationship with railroading. The District has undergone a revitalization primarily within the last decade.

The District building character is principally defined by flat roofed, multi-story brick structures with large glazedopenings. They also are enriched with distinctive brickwork, carved stone features, terra cotta decorative panels and

increased floor- to- floor heights at the ground level. Most recently, the historic Ford Center has undergone a $40

million renovation, and has re-opened in Fall 2011 with critical acclaim.

Image 5 – Warehouse District character images – historic, diverse, and detailed.




16 | Design Character

Hennepin Energy Recovery Center (HERC)

HERC is a monumental, multi-acre industrial facility that uses solid waste to generate steam and electricity. Thirty-

five percent of the County’s solid waste is treated here and serviced by nearly one hundred seventy truck trips daily. The facility is defined architecturally by its multi-storied, windowless façade clad in single-colored metal panels and

distinctive set of three smokestacks which are visible for several miles around the site.

Target Field

The home ballpark of the Minnesota Twins and a public venue for commercial and entertainment events. Baseball

game operations must be anticipated for over eighty-one days in the spring and summer months. Only two seasonsold, the ballpark is defined by its use of indigenous stone facades, modern roof forms of metal cladding, and its

large scale site development which utilizes nearly four downtown blocks and anchors other sports entertainment

venues at this edge of downtown.

Image 6 – HERC facility – a dominant presence in the landscape.

Image 7 – Target Field – materials and forms provide contrast to the adjacent HERC facility.





Target Field Light Rail Transit (LRT) Station

Currently Target Field is the end-of-line station of the Hiawatha Corridor, the Central Corridor line under

construction, and the point of connection for the future-planned Southwest and Bottineau light rail lines. Proposedadditional Interchange platforms will be operated by Metro Transit and are subject to the Metro Council’s design

criteria for light rail transit. Target Field station is configured as a center platform with end loading focused at the

platform’s eastern edge. The station takes much of its identity from standard platform architecture and elements

(e.g. windscreens, lights, signage) in response to Metro Council design criteria. The roof canopy and structure are

fabricated metal panels with steel framing and support.

Northstar Commuter Rail Transit Station

Although it is less visible than LRT operations due to its at-grade location below Fifth Street, the Northstar platformat Target Field is the southern terminus of the region’s initial commuter rail line. Operated by BNSF, Northstar utilizes

the Class One railroad tracks at the northern edge of the ballpark with tracks, platform and patron shelters physically

below the Target Field promenade at the ballparks west perimeter. The platform is nearly twice as long as those of LRT.

The patron shelters are enclosed glazed structures with gabled metal panel roofs providing covered waiting areas for

commuters. Signage and platform elements are consistent with Metro Transit’s branding and wayfinding system.

Image 8 – Target Field LRT – provides direction on station architecture.

Image 9 – Northstar Rail – provides limited direction on station architecture.





Due to the identifiable and visually dominant adjacent districts and buildings surrounding The Interchange,

emulating any particular single style would not seem appropriate. The Interchange design character should be

developed to be visually distinctive and iconic yet complementary to its adjacent districts and activities. Adjacent

land uses can be defined by their strong visual components. Interchange site topographic changes, geometry, andthe wide array of transportation modes and public space activities desired, all contribute to a distinct character.

B. Design Approach

The design approach has been developed following extensive public participation and meetings with key project

stakeholders. This approach includes seven strategies that have been created in consultation with Interchange

sponsors. The design approach is provided to Design-Build teams as a common basis from which to start and

eventually refine their work.

A Distinctive Image. The project site area should be developed as its own, individual space in terms of image,

function and character. This should be done in a manner that still relates to the surrounding context of the site

in terms of material, scale and connectivity.

A Gateway. The design of features within the site should identify this as a “gateway” to the downtown area

and should act as a transition space from the commercial and entertainment venues of the surroundings to

adjacent residential and mixed use neighborhoods and districts.

Adaptive and Flexible Plazas. Each of the three plaza levels should have the ability to adapt to various uses

and functions now and into the future. Most notably, the plazas should adapt to an array of transportation uses,

as well as seasonal variations in their use as public space.

Connected Plaza Circulation. Each of the three plaza levels should have access to the other plazas as well as

a direct connection to public walks. It is necessary to integrate opportunities to meander through the plazas

with other amenities in order to create a successful and high-quality public space. Creating ‘friction’ betweenpedestrian movement and plaza ‘activation’ will be critical to this feature.

Sustainable Design Principles. The design approach should include a clear direction on the integration of

sustainable design principles. This should include approaches such as harvesting excess heat or energy from

HERC; storm water management within the site, methods to reduce energy consumption on the site and

potential methods to generate energy on-site. The sustainable features of the site should be organized in a way

to help inform and educate the users of sustainable principles.

Accessible and Safe Plazas. The configuration of the site, its elements and features will be designed in a

manner that accommodates accessibility guidelines and natural surveillance principles to promote a safe,

welcoming, and secure site.

Design Form Sensitivity. The design of all buildings and structures on The Interchange plaza spaces should

be sensitive to how they relate to the features and character of the surrounding architecture, specifically the

Minneapolis Warehouse Historic District and the Ford Center (examples include foreground elements at the

Ford Center is viewed from 5th Street and 6th Avenue, massing, height, materials and finishes).





C. Buildings, Structures, and Core Elements

These are the elements highly influenced by architectural and landscape architectural design. They are considered

the most visually prominent components of the site and strongly convey the character and visual quality of

The Interchange.

1. Vertical Circulation Elements (VCE)

a. Safety and security

− Maximize Visibility – Primary to the design of VCE’s is that they are perceived by people as safe andsecure. Spaces within them should be open and visible to each other, maximizing visibility. Their design

should not create concealed hiding places.

− Interior/exterior visual connections – VCE’s should maximize the visual connections between them

and all levels of adjacent plazas and sidewalks. Exterior walls should be composed of window glazing

systems to maximize visual connections.

− Glazed hoistway walls – Designers should consider maximizing the use of glazing for elevator hoistway

walls. Designers should also consider using elevator cabs with one glazed wall, creating visibility

between VCE users and people on adjacent plazas or walkways.

− Straight run stairs – Stairs should use a straight-run design so that the entire length of the run can beseen before pedestrians enter the stairs.

b. Weather enclosure

− In the interest of creating a comfortable and convenient environment for transit patrons and

other users, elevator and escalator vertical circulation elements should be weather enclosed with

mechanically air-tempered space. Where appropriate, Metro Transit desires that stairways also be

weather enclosed and tempered.

Image 10 – Design character can be bold, iconic, and innovative.





c. Covered LRT patron circulation

− Patron circulation routes between proposed Interchange station platforms and primary VCE should

provide as much contiguous covered circulation as is feasible and which supports the design character.

d. Roof forms

− Design of roof forms must be sensitive to the visual influences of surrounding physical environment (e.g.

compatible with, but not replicating elements of the Historic District, HERC and Target Field).

− Roof forms must accommodate extremes of Minnesota weather conditions (e.g. snow and snow

accumulation, rain, wind, sun, heat, cold).

2. LRT Platform and Canopy

a. The Interchange

− The Interchange is planned to become a major transit hub, central to the larger and expanding light

rail and commuter rail system in the metropolitan region. As a hub, this station could take on a more

prominent visual presence in comparison with other stations along either Hiawatha or Central Corridor

lines.

− Design of proposed platforms and canopies should be developed in relation to the existing Target Field

station along 5th Street, creating a conscious dialogue between the two structures.

− The design should be responsive to Metropolitan Council LRT Design Criteria for the platform, canopy,

and rail design/operations for all LRT lines in the region.

b. Roof forms − Design of roof forms must be sensitive to the visual influences of surrounding physical environment (e.g.

Respective of but not necessary replicating elements of the Historic District, HERC and Ballpark).

− Roof forms must accommodate extremes of Minnesota weather conditions (e.g. snow and snow

accumulation, rain, wind, sun, heat, cold).

c. LRT queuing zone

− Following baseball games and large events at the Ballpark, a mass queuing situation frequently

develops where LRT patrons must wait to enter platforms and board trains. Designers shall consider

a means to shade these queuing areas adjacent to proposed platforms. These elements could include

fabricated structures, landscape elements such as trees, or combine elements such as trellises and vines.

d. State Historic Preservation Office (SHPO)

− SHPO must be consulted for approval of the final design, for conformance with historical preservation

guidelines. SHPO will review all external, visual elements of the project.





3. Performance/Stage Area

− In conjunction with entertainment and event programming, designers should consider including

an open-air performance area on the upper plaza for special events and seasonal use. This amenity,if included, should be supported with utilities (e.g. lighting, power, communications, water for

maintenance and clean-up, secure storage) to make it functional year-round for different events.

4. Elevated LRT Guideway Structure

a. Elevated guideway (bridge) structure

− The elevated guideway structure crossing the site should be designed with long spans, so as to be as

open as possible below it.

− The bridge structure itself should be visually ‘light’ and minimal. Architectural interest should be

enhanced through form, the use of lighting, surface textures and finish materials.

− Maximize head-height clearance at the vertical circulation elements near 5th Street N.

b. Abutments and retaining wall treatments

− Designers should use high quality materials and decorative finishes (e.g. cast-in-place concrete walls

with special finishes) for all site abutments and retaining walls.

c. Columns

− Columns should be designed with as minimal a cross section to adequately support loading and be

consistent with materials proposed for abutments and walls.

d. Catenary poles and contact wire system

− Poles and contact wires should be designed for minimum visibility and architecture compatibility.

Underscored here is that wide-flange overhead catenary structure (OCS) poles will not be considered

acceptable to the project, whereas joint-use architectural lighting and catenary poles are encouraged.

e. Miscellaneous elements

− Railings on platform edges, plaza edges, bridge edges, and stairs shall be designed with high quality

standards and materials, equal to or better than the quality exhibited along the promenade at Target

Field. All railings shall be consistent with the overall project design character.

5. Parking Structure

Exterior parking structure walls that face public plazas or adjacent streets, and which separate enclosed parking

from plaza activities, shall be designed to provide complete visual separation and screening of parked vehicles.





6. Support facilities

a. An enclosed and secure traction power sub-station (TPSS) shall be located along the southern edge of the

HERC property. This TPSS and accompanying signal-communications bungalow shall be hidden from publicview with the use of secured screen walls, designed of materials consistent with the other Interchange

design elements.

b. As a regional transportation hub, designers should provide a storefront for a Metro Transit police outpost.

c. Permanent public restrooms are required and should be located in the area identified in the architectural

plans provided within the RFP documents.

7. Core Elements

Design of the Interchange Core Elements should be consistent with, complementary to, and supportive of buildings

and structures. Refer to Core Elements section for additional information.




7. Public Open Space Activation – Features and Amenities

A. Introduction

This section provides guidance in the design and implementation of The Interchange public open spaces. Without

compromise to the core transportation function, activation of the public open spaces is a primary goal - defined as

‘creating successful public open spaces’ - with success further being defined as being inviting, diverse, sustainable,

safe, multi-seasonal, and sustainable. Each of the three public open spaces/plazas within The Interchange has

unique attributes, or characteristics, which influence activation strategies and development. This section provides

design guidance by identifying these attributes and listing potential features and amenities, focused on the primary

goal of activation.

B. Need

Through the project’s Environmental Assessment community engagement process, and through working sessions

with the Interchange Working Group, the Urban Design Advisory Group, City of Minneapolis staff, communitymember interviews and a community survey, core needs related to the public open spaces were identified as:

Activities which support and do not compromise transit services and users of transit

Community gathering space

Green areas /respite from the urban environment

Space for entertainment venues /events

Accommodating future development opportunities

Public Open Space Activation – Features and Amenities | 23

Image 11 – Transforming the site into successful public open spaces is a primary goal.




24 | Public Open Space Activation – Features and Amenities

C. Goal

The Interchange project vision and guiding principles identified previously in this document provide over-arching

vision and project design guidance. The following identifies specific strategies to accomplish these objectives:

Provide features and amenities which attract and accommodate a diverse population, at various times of the

day and during all seasons.

Develop public open spaces and plazas which are flexible and accommodate both the requirements of

peak event transit operations and public open space needs.

Provide features and amenities that are not an excessive financial burden on agencies charged with care

and maintenance.

Provide clear and deliberate accommodations for pedestrians and bicyclists within the public open

spaces/plazas.

D. Key Criteria for Activation

Creating a Successful Public Space: The design and activation of The Interchange’s public open spaces should be

developed based on five key design considerations:

1. A Span of Activity

The Project for Public Space calls it the Rule of 10 – provide 10 reasons for a person to be there – something

should always be happening.

− Provide multiple features and amenities which attract and provide for a community with diverse

interests and schedules.

− These features and amenities should offer uses which occur at different times of the day.

− As morning and evening commuting times provides delivery of people to the site, consider using the

existing Target Field LRT Station only on game days as a means to increase daily activation of the public

open spaces

2. Give People a Compelling Reason to Use the Space

People should be provided the opportunity and choice to linger, to spend time and enjoy their surroundings.

− Provide accessible, comfortable, and variable seating choices, which should be both fixed and movable,allowing for variable experiences and interaction opportunities.

− Provide spaces that support diverse activities for increased and varied experiences.

− Make provisions for food and beverages.

− Make provisions for temporary and permanent public restrooms to support a variety of events

and persons.





3. Link to the Surroundings

The ‘edges’, or surrounding buildings, structures and districts of The Interchange are diverse, and contribute to the

site visually, functionally, and socially. Considering their unique use and character, inspiration can be drawn fromthem which influence the selection and design of features and amenities.

Target Field – Twins’ home game activities provide the strongest functional link, and will introduce large

numbers of potential users to the space for other events and occasions.

HERC – Project requirements include the use of excess hot water for melting snow on the open space

pavements. Additional opportunities for by-product use as well as interpretative/educational experiences could

provide a connection.

North Loop Neighborhood – The Interchange is located at the center of this vibrant residential, business, and

industrial neighborhood. It is assumed that the greatest majority of regular public space users will come from

this neighborhood. The Downtown East/North Loop Master Plan and the North Loop Small Area Plan shouldbe reviewed and their guidance considered, specifically the following which is one of the fourteen principles

within the North Loop Small Area Plan:

‘Community gathering spaces within the North Loop Neighborhood which connect residents, employees,

and visitors in a convenient and publicly-accessible manner’.

Warehouse Historic District – The buildings, structures, and sites together create the cultural landscape which

conveys the history and significance of the area. The Minneapolis Warehouse Historic District Design Guidelines

should be reviewed and its guidance considered to help provide for compatible application of public open

space features and amenities.

4. People Like Watching Other People

It is the nature of our species - an inexpensive and un-programmed activity with universal participation.

− As transit delivers people to the site, provide variable opportunities and amenities for interaction and

observation

− Provide spaces that support activities that encourage interaction, but also accommodate more passive

experiences such as quiet reflection, rest and people watching

5. Visually Accessible

The site’s relative enclosure due to the surrounding buildings and grade differential can create challenges to

providing open spaces which are visually connected and inviting.

− Provide for the configuration of features and amenities which draw people into the public open spaces,

and are safe and welcoming.

− Infrastructure, facilities, features and amenities should be located and designed to provide maximized

line of sight and visual connectivity.





E. Public Open Spaces of The Interchange

1. Area and Configurations

Primarily due to the site’s topography

and proposed infrastructure and facilities

configuration, The Interchange has three

distinct levels. At each level there is transit,

parking, or building functions. And at each

level there is significant area for public

open space opportunities. All totaled,

the site (excluding transit, parking and

building functions), provides over 152,000

SF, or approximately 3.5 acres of public

open space. While generally available forcommunity activities, these areas are to be

shared with other functions such as transit

access and queuing spaces, pedestrian and vehicular circulation, and vertical circulation spaces. The image

above identifies the location, size and configuration of each of the three public open space areas and plazas:

− Upper Level Public Open Space:

As the uppermost surface of

The Interchange site, this plaza

is adjacent both vertically and

horizontally to the Target Field

entrances, both the existing

Hiawatha Light Rail Line platform

and proposed Interchange LRT

platform, and the vertical circulator

leading to/from the Northstar

Commuter rail. It provides over

68,000 SF, or approximately 1.5

acres of combined area for transit

queuing, pedestrian and bicycle

movements and open space

activities. The adjacent images illustrate the total area and configuration of the upper level open space

and plaza, and a concept for the peak event transit queuing configuration as desired by Metro Transit

Operations.

Image 12 – Total project site.

Image 13 – Upper level plaza – total site.




− Mid Level Public Open Space:

This level is one of two plaza

spaces with direct connections

to the adjacent neighborhoods,

specifically at 5th Avenue. At this

level the primary vertical circulationelement provides access up to the

transit platforms and connection

to the upper plaza and Target Field.

At this level, the only vehicular

access to the second level of

parking is provided. Also, 5th Street

pedestrian facilities (sidewalks)

become a part of this plaza,

making this level a crossroads for

multiple vehicular and pedestrian connections. The intersection of 5th Street and 5th Avenue is a major

pedestrian gateway to and from the adjacent neighborhood. As such, this plaza edge could be used fora variety of features and amenities. This level provides over 49,000 SF, or approximately 1.1 acres of area

for combined circulation and public open space activities. The image above illustrates the total area and

configuration of the mid level open space and plaza.


Image 15 – Mid level plaza – total site.

Image 14 – Metro Transit-preferred event queuing diagram.





− Lower Level Public Open Space:

This level is the second of two plaza

spaces with direct connections

to the adjacent neighborhoods,specifically at both 6th Avenue

and 5th Streets. Bounded by these

two public streets, it also provides

the best visual connectivity to

The Interchange site. At this level,

the only vehicular access to the

first level of parking is provided.

Primary pedestrian access to

the neighborhoods and to The

Interchange will occur at this

level at the lower level staircase,escalators and elevator facilities. This level provides nearly 35,000 SF, or approximately ¾ of an acre for

combined circulation and public open space activities. The image above illustrates the total area and

configuration of the lower level open space and plaza.

2. Public Open Space Use Areas

In order to further delineate spaces and

functional use areas within each of the

three plazas, four sub-areas have been

identified and illustrated on the three

images which follow. The objective of

diagramming each plaza in this way is

to further provide clarity in determining

functions, thus providing guidance in

locating activity functions within each

plaza. It further provides the location of

the primary activity space, identified as the

Main Plaza.

− Main Plaza – Primary activity space

− Transit Queuing – Multi-use; major event queuing for transit boarding and non-event activity

− Bicycle and Pedestrian Movements – Primary non-vehicular traffic routes

− Edges – Area dedicated to screening, space delineation

Image 16 – Lower level plaza – total site.

Image 17– Upper level plaza – use areas.




3. Attributes

Each of the three public open space areas

have distinct physical characteristics andabutting facilities and features which

informs potential features and amenities.

These characteristics, or attributes, will

also influence the location, orientation,

and overall design of the features and

amenities proposed.

A. Upper Level Public Open Space:

− At a level grade

− Visually disconnected to the mid-

level and lower level public open

spaces, therefore visually

disconnected to the neighborhood

− Adjacent to the transit platform and

circulation connectors

− Adjacent to the ballpark

promenade

− Requires design flexibility – event

queuing area requirements

− Relatively open to the sun

− Adjacent to rail transit sounds (train

movements, repeating platform

messages)

− Structural limitations due to HERC

administrative building below


Image 18– Mid level plaza – use areas.

Image 19– Lower level plaza – use areas.





B. Mid-Level Public Open Space:

− Grades vary from level to over 7% at the 5th Street sidewalk edge

− Location of future development – features included here should be transitional

− Adjacent to mid-level parking

− Access drive to parking runs through site

− Primary vertical circulation facility touch down location – main circulation area

− Adjacent to Ford Center and other businesses

− Visually disconnected to the upper level public open spaces

− Visually connected/overlooking the lower level public open spaces

− Visually connected to the neighborhood at 5th Avenue and 5th Street

− Approximately 30% of the area covered by elevated rail platform and tracks

− Underneath rail transit sounds (train movements, repeating platform messages)

− Structural limitations due to parking structure below

C. Lower Level Public Open Space:

− Generally level grades – less than 4% at steepest locations

− Location of future development – features included here should be transitional

− Adjacent to Ford Center and other businesses

− Fronts on 2 public streets – 5th Street and 6th Avenue

− Bounded on 1 side by parking structure entrance

− Visually disconnected to the upper and mid-level public open spaces

− Adjacent to and visually connected to the neighborhoods at 6th Ave. and 5th Street

− Entrance to and from neighborhoods and The Interchange

− Unrestricted depths below surface




F. Activation – Classification and Functional Use Description

While the primary function of The Interchange is to effectively serve and accommodate transit functions, providing

additional value with the creation of successful public open spaces is an equally desired objective. As the preceding

guidance related to the goal and criteria identified, providing diversity and quantity of activities, features and

amenities within the public open spaces is strongly encouraged. The following identifies direction for activating

each of the three public open spaces (Upper, Mid and Lower Plazas), based on the unique attributes of each space

and guidance provided through the stakeholder involvement process. Provided is a classification and a general

description of the anticipated functional of each.

1. Upper Level Public Open Space/Plaza

Classification – ‘Entertainment and Events’

Functional Use – Primarily to serve as a multi-use public open space and community gathering area, providing

opportunity for un-programmed and programmed events such as concerts, art and craft fairs, movies and

winter activities. Portions of this upper level plaza are adjacent to daily and event transit operations. Seamlessly

accommodating both peak event transit queuing and public open space activities is a primary challenge for

this space.

Potential features and amenities – To achieve the desired open space functional use, a number of possible

features and amenities could be considered. The images on the following page illustrate the upper level public

open space/plaza potential. A non-exclusive list is located within the Appendix.


Image 20– Conceptual massing illustration/perspective of The Interchange site.





2. Mid-Level Public Open Space/Plaza

Classification – ‘Relaxation and Interaction’

Functional Use – Primarily to serve as a location for casual seating, resting, eating and interaction – mostly

passive recreation activities. However, due to this location’s attributes, consideration for other features and

amenities could include more active functions. Conflict between the more active and passive uses will need

to be mitigated if included. In addition, part of this space has been designated for future development, so

intensive, higher cost activation improvements may not be feasible. Transitional, pre-development activities

shall be considered.

Potential features and amenities – To achieve the desired open space functional use, a number of possible

features and amenities could be considered. The images on the following page illustrate the mid-level public


Image 21– Upper level plaza potential.





3. Lower Level Public Open Space/Plaza

Classification – ‘Community Green’

Functional Use – Primarily to serve as a central location for informal neighborhood gathering and connecting.

Also to serve as a gateway to and from The Interchange, and to and from the adjacent neighborhoods.

Part of this space has been designated for potential future development, so intensive, high cost activation

improvements may not be feasible. Transitional, pre-development activities shall be considered.

Potential features and amenities – To achieve the desired open space functional use, a number of possiblefeatures and amenities could be considered. The images on the following page illustrate the lower level public


Image 22 – Mid level plaza potential.





Image 23– Lower level plaza potential.




Appendix | 35

8. Appendix

A. Reference Documents

The following is a list of documents provided as additional and specific guidance to the Design-Build team:

1. City of Minneapolis - Administrative Review of Plazas, 2011

2. MnDOT Stand Specifications for Construction, 2005

3. City of Minneapolis – Standard Supplemental Specifications for the Construction of Public Infrastructure

in the City of Minneapolis, 2011

4. City of Minneapolis – Street and Sidewalk Design Guidelines, 2008

5. U.S. Department of Housing and Urban Development – Creating Defensible Space, 1996

6. U.S. Department of Justice – ADA Standards for Accessible Design, 2010

7. The State of Minnesota Sustainable Building Guidelines, 2009

8. U S Green Building Council LEED requirements, 2011

9. Metropolitan Council Central Corridor Light Rail Transit – Report for Design Criteria, 2008

10. United States Department of the Interior –Secretary of the Interior’s Historic Preservation

Standards and Guidelines

11. Bicycle Parking Guidelines, Association of Pedestrian and Bicycle Professionals

B. Community Survey Data

The following summarizes the process and results of the community survey which took place during a 15 day

period, from August 23, 2011 to September 6, 2011.

The survey asked a total of 12 questions, including four demographic/informational and one optional essay box.

The seven primary questions asked the respondent to rank a series of options from the most important to the least

important. A weighted scoring system was established for each question, with point values assigned based on the

respondent’s rank relative to all answer choices. The image on the following page shows all answer responses that

scored at or above the mean, or the score the response would be expected to generate under random conditions:

The most popular answers are shaded in green and those closest to the mean shaded in yellow. A comprehensive

table showing all answer choices is provided in the image below. For comparison, answers are also shown for two

subgroups. “Event Attendees” are those who indicated that their primary connection to the facility was for events

(36% of all responders). “Local Residents” are those who indicated that they live within walking distance of The

Interchange (10% of all responders).

( )100% x1

Total Answer Choices




36 | Appendix

Image 24 – Community survey responses which scored above the mean.

Question Answer

Weighted Percentage

TotalLocal

Residents

Event

Attendees

How do you connect with The Interchange?

I come to the area for events 36% 0% 100%

I am a regular transit user 25% 0% 0%

I work within an easy walk of The Interchange 20% 0% 0%

I live within an easy walk of The Interchange 11% 100% 0%

Other 9% 0% 0%

Based on your vision for The Interchange,

what principles should we keep in mind while

designing this space? 4

Facilitate transit services 16% 14% 15%

Provide ease of movement in and around the area 12% 11% 12%

Provide a sense of safety and security 12% 9% 12%

Become an asset to the surrounding community 11% 13% 11%

Be adaptable to the future 11% 10% 12%

Fit into the surrounding environment 9% 10% 8%

Be a catalyst for growth 9% 12% 9%

Incorporate sustainable practices 8% 8% 7%

Provide year-round activity 7% 8% 7%

Seamlessly integrate with the Ballpark 5% 5% 6%

What would bring you to the area; how do you

envision the space being used? 3

A gathering place to meet friends 20% 15% 21%

A green space or park offering an escape 19% 21% 16%

An organized social entertainment venue 18% 20% 19%

An active green space (i.e. playgrounds, recreation, etc.) 17% 17% 17%

A center for shopping and entertainment 16% 14% 17%

A commercial area, such as a hotel or office building 11% 14% 10%

Considering your vision for how the space will be

used, what are the most important community

assets that are currently unavailable? 5

Accessibility and connectivity 16% 16% 16%

An inviting, welcoming space 15% 13% 15%

Bicycle storage facilities 12% 11% 12%

Landscaping 12% 11% 12%

Sustainable practices (i.e. green materials) 10% 11% 10%

Places for informal entertaining 10% 10% 10%

Public art 10% 13% 9%

Places for children 8% 6% 9%

Places for dogs 5% 4% 5%

Other 3% 4% 2%

How can The Interchange integrate with the

community; how do you want to connect to the

area? 2

Transit mobility (efficient transit movement and transfers) 31% 29% 32%

Pedestrian mobility (paths, sidewalks, and direct walking connections) 30% 32% 29%

Bicycle mobility (trails and bike lanes) 23% 26% 22%

Automobile mobility (ease of access to freeways and parking) 11% 11% 13%

Freight mobility (facilitating truck movements in and around the site) 4% 3% 5%

What forms of public transportation should be

served by The Interchange? 3

Light rail 31% 32% 32%

Bus 21% 19% 21%

Commuter rail, intercity passenger rail 21% 22% 22%

Bike sharing (“Nice Ride”) 15% 17% 14%

Taxi 6% 5% 6%

Car sharing (“Hourcar”) 5% 4% 6%

Think big picture - which of the following four

categories best describes your preference for the

public and private spaces in the area? 1

Urban Garden - Green space, sculpture garden, pavilion, playground, trees 49% 39% 45%

Entertainment Center - Stage, beer garden, vendor, outdoor movies 25% 43% 33%

Outdoor Recreation - Ice skating rink or skate park, fountain or water pool 14% 11% 12%

Green and Sustainable - Green materials, HERC by-products, interactive education exhibits 12% 7% 11%

What are the top five features you would like to

have incorporated into The Interchange? 6

Green space, landscaping, benches 22% 21% 21%

Amphitheater or pavilion, e.g. outdoor concerts, movies 13% 17% 15%

Bike racks or storage 13% 10% 12%

Water features, e.g. fountain, misting sprayers 12% 13% 14%

Public art, e.g. sculptures 10% 12% 9%

Shopping or vendors 10% 12% 9%

Park or playground 8% 4% 11%

Skating rink or skate park 5% 7% 4%

Other 3% 2% 1%

HERC interactive educational exhibits 2% 1% 2%

Dog park 1% 1% 2%

14 Answer Choices; 25 Answer Choices; 36 Answer Choices; 410 Answer Choices; 510 Answer Choices, Including “Other”; 611 Answer Choices, Including “Other”




Appendix | 37

Although each of the questions took a slightly different approach, some general trends emerged based on input

received from the nearly 300 respondents. The Interchange, first and foremost, is a multimodal transfer facility, and

above all else, the ease of movement through the area was reiterated as a priority. Many participants emphasized

The Interchange as “a genuine mobility hub,” “a central station transit hub,” “the major hub of transit inMpls,” and “an entry point to our vibrant downtown.” Top answer choices included “facilitate transit services,”

“provide ease of movement in and around the area,” “accessibility and connectivity,” “transit mobility,”

and “pedestrian mobility.” Integrating bicycle commuters and cyclists consistently ranked within the top three

responses as well, with respondents choosing options such as “bicycle storage facilities,” “bicycle mobility (trails

and bike lanes),” and “bike racks or storage.”

With regard to the look and feel of the open spaces surrounding the transit facility, there was a strong desire for

a green, inviting urban garden atmosphere. Many expressed a desire for somewhere “green and inviting to eat

lunch outside,” and “green… downtown is too grey,” with “strong landscaping and green space,” and “lots

of green space/trees.” Top answers choices included “a gathering space to meet friends,” “a green space or

park offering an escape,” “an inviting welcoming space,” “Urban Garden – green space, sculpture, garden,pavilion, playground, trees,” and “green space, landscaping, benches.”

Given the limited amount of open space available within The Interchange, the survey was intended to help

prioritize the desires of the community and steer the urban design guidelines in a way that reflects a shared vision

for the area. While some specific functions or features generated excitement, the survey highlights the importance

of developing an efficient, easy-to-use multimodal transit hub that provides seamless connectivity to the

surrounding neighborhoods as well as green, open space that offers an inviting, welcoming, and safe area.

C. Public Open Space Activation – Potential Features and Amenities

The proposed general classification and functional use for each of the three public open spaces (Upper, Mid, and

Lower Plazas) has been identified previously within these guidelines. Below is a non-exclusive list of potentialfeatures and amenities which could be considered for each of the plaza areas.

1. Upper Level Public Open Space/Plaza

Potential features and amenities – To achieve the desired open space functional use identified, the following

facilities could be considered:

− Performance Area/Stage – Temporary or permanent stage with cover for weather protection. Provide

utilities to include power and sound amplification

− Movie Screen/Public Art/Interpretive Design – Large movie screen for community movie events or

for educational presentations. Can be affixed to a HERC building wall, as a permanent component of thestage, or a portable screen that can be mounted/installed on the plaza. Projection and sound systems

should be included. Blank walls for mounting public art or interpretive elements for public education on

sustainability.




38 | Appendix

− Vendors – Multiple locations for temporary/movable carts, tents, and other facilities for use by vendors,

with necessary utility provisions to include power.

− Ice Skating – As a winter activity, an ice skating sheet of either natural ice or synthetic materials, withmovable ice containment devices. Ice skating should not include boards to accommodate hockey play.

− Nice Ride – Locations and provisions for community bicycle rental facilities.

− Children’s Activities – Creative play opportunities for children. This could include special pavement

patterning, innovative play apparatus, and/or interactive educational facilities.

− Heat – Heating for comfort and increased seasonal use. Utilize steam heat generated by the HERC, and/

or through propane/natural gas heat towers or fireplaces.

− Water – while water features such as fountains, waterfalls, and interactive water-play activities can have

intensive maintenance requirements, consider multi-use water features such as temporary misting

towers or water bubblers. These could be used during high temperature days of the summer and during

high volume summer events.

− Educational and Interpretive – Consider the HERC, Target Field, or the Minneapolis Warehouse Historic

District contexts to inform and educate of the significance of each element. Interpretive signage and

mapping could be included.

− Pavement (Option A) – Primarily a paved space, with limited obstructions (trees, shade structures) to

maintain a relatively open area for viewing a stage and/or movie screen.

− Pavement (Option B) – Partially covered with lawn – still function as a space to view events but to

reduce pavement/increase green.

− Cover - Some shade and cover element should be provided, for both comfort and human scale given

surrounding building scale and mass.

− Seating – Combination of movable seating and fixed seating, including seating incorporated into other

features such as planters or walls.

− Landscaping – Because of structural limitations, landscaping will need to be contained within raised,

fixed and possibly movable planters.

− Core Elements – Required elements as identified within the Core Elements section of these guidelines.

2. Mid-Level Public Open Space/Plaza

Potential features and amenities – To achieve the desired open space functional use identified, the following

facilities could be considered:

− Games – To promote small group interaction, game tables and similar passive, quiet recreation, and

interaction opportunities.




Appendix | 39

− Seating and Seating Rooms – Abundance of seating opportunities - which are variable, unique and

fun. Also movable tables and chairs, with umbrellas or awnings. Special, delineated and variable seating

‘rooms’ or alcoves, to provide for conversation and casual dining opportunities.

− Vendors – Multiple locations for temporary/movable carts, tents, and other facilities for use by vendors,

with necessary utility provisions to include power and water.

− Heat – Heating for comfort and increased seasonal use. Utilize steam heat generated by the HERC, and/

or through propane/natural gas heat towers or fireplaces.

− Restrooms – Permanent, daily use facilities. It is not intended that these restrooms accommodate larger,

special events.

− Skateboard Park – As a major destination and people-watching activity.

− Pavement and Cover – Primarily a paved space, due to requirements of garage access and potential

pedestrian movements from the neighborhood to/through the primary vertical circulation building.

Shade is primarily providing by the overhead transit platform and elevated structure, but umbrellas at

tables, and trees should be considered.

− Landscaping – Because of structural limitations, landscaping contained within raised, fixed and

movable planters. Landscaping may include some trees for shade and human scale transition, with

seasonal plantings, perennials and sensory gardens.


3. Lower Level Public Open Space/Plaza

Potential features and amenities – To achieve the desired open space functional use identified, the followingfacilities could be considered:

− Steps/Seating – Monumental, open and expansive as an opportunity for seating, sunning, people

watching, and as an impromptu classroom and informal presentation space.

− Gateway/Entry Monument – Iconic entrance structure(s), noting entrance to and from the

neighborhood and The Interchange site.

− Nice Ride – Locations and provisions for community bicycle rental facilities.

− Community Bulletin Board – Iconic kiosk or other sign to identify the core or center of this lower plaza,

to serve as a location for posting community information and events.

− Children’s Activities – Creative play opportunities for children. This could include special pavement

patterning, innovative play apparatus, and/or interactive educational facilities.

− Vendors – Designated locations for temporary/movable carts, tents, and other facilities for use by

vendors. Include required utility provisions, including power and water.




− Interpretive and Informative – Considering the HERC, the Ballpark, the Historic District, Minneapolis,

and the neighborhood contexts, interpretive signage and mapping could be included. Mapping could

also provide for variable exercise routes and points of interest.

− Pavement and Cover – Combination of pavement for access to and around the steps up to the mid-

level, and lawn areas. Shade is primarily providing by the overhead transit platform and elevated

structure, but trees could provide additional shade.

− Seating – Abundance of seating, could include benches and fixed seating, including seating

incorporated into other features such as planters and/or walls.

− Landscaping – No structural limitations, trees can be planted within lawn areas.


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